West Loop Design Guidelines

Home , Morgan station, Randolph Street, Randolph Street Market

WEST LOOP DESIGN GUIDELINES

-DRAFT- City of Chicago Department of Planning & Development August 2017 FOR PUBLIC COMMENT 2 West Loop Design Guidelines WEST LOOP DESIGN GUIDELINES

TABLE OF CONTENTS

1 Executive Summary ...... 6

2 Introduction Key Zoning Concepts...... 10 Review Process...... 12 Organization...... 13

3 Context Study Area...... 16 Historic Significance...... 17 Previous Planning Efforts...... 18

4 Design Guideline Methodology Transportation...... 24 Development Trends...... 26 Retail Areas...... 28 Urban Design Best Practices...... 30

5 Design Guidelines General Strategies...... 34 Tall Building Design Guidelines...... 44 Site Specific Guidelines...... 48 Public Realm Guidelines...... 66 Parking and Service Guidelines...... 70

Acknowledgments...... 74 Resources...... 75

West Loop Design Guidelines 3 1 EXECUTIVE SUMMARY

4 West Loop Design Guidelines West Loop Design Guidelines 5 EXECUTIVE SUMMARY

Purpose Application Public Engagement

The West Loop is a diverse and rapidly growing The design guidelines are intended to be applied Participation by community stakeholders was critical neighborhood just west of downtown Chicago. holistically to each project and ultimately each project to the planning process. Initiated in the winter of The neighborhood’s proximity to the Loop, various should respond to these guidelines substantially, with 2017, public engagement included input by more transportation networks as well as a thriving dining the ultimate goal of achieving design excellence. As than three hundred individuals over the course of and retail scene make it one of the most desirable projects respond to the guidelines in unique ways, two open houses, three working group meetings, neighborhoods in the City of Chicago to live, work the built environment of the West Loop will become and an online survey. The Chicago Department of and play. more architecturally rich and diverse. These design Transportation (CDOT) was also a key stakeholder guidelines can be viewed as a reference document and contributed to the development and refinement The West Loop Design Guidelines are the result that facilitates property owners, the community of the document’s Public Realm, Parking and of a community process led by the City of Chicago and the City to work together from a common Service Guidelines. Department of Planning and Development (DPD). understanding when reviewing and refining future DPD has prepared these design guidelines to development projects. The input of Aldermen Daniel Solis, Walter help the West Loop build on the central area Burnett and Jason Ervin was also essential to characteristics of an employment, transportation, The guidelines are not prescriptive, but rather the process ensuring that the demands of local cultural and residential center for the city; while principles intended to balance the interaction of stakeholders were considered and appropriately preserving the urban character and scale that has context, land use, open space, the public realm and balanced. DPD would like to acknowledge the made it so attractive. The guidelines were developed building scale and massing. Therefore, the design thoughtful participation of the following community in consideration of concerns that DPD heard from guidelines do not include recommendations for organizations: the community engagement process, including: architectural styles, zoning or land use changes, or • West Central Association • Loss of the existing character and scale of support for any specific capital improvement project. • West Loop Community Organization the West Loop • Neighbors of West Loop • Density and height of new buildings • Solar access Invaluable consultant services were provided by • Lack of open space Site Design Group, Ltd. in partnership with Solomon • Monotony in the design of new Cordwell Buenz and with assistance from KLOA Inc. developments and Goodman Williams Group.

Following adoption, these design guidelines will apply to all projects within the study area boundary seeking Plan Commission approval, but may be used by stakeholders as a tool to discuss and address architecture and urban design issues. 6 West Loop Design Guidelines West Loop Design Guidelines Study Area

Map Key Study Area Boundary Transit Station

CTA Blue Line Kinzie Planned Manufacturing District

CTA Green Line Jackson Boulevard District

CTA Pink Line Fulton-Randolph Market District

West Loop Design Guidelines 7 2 INTRODUCTION

8 West Loop Design Guidelines West Loop Design Guidelines 9 INTRODUCTION

Key Zoning Concepts While these guidelines do not recommend any zoning or land use changes, it is important to Figure 1 understand the underlying zoning ‘envelope’ 10,000 sf building that these guidelines respond to. The following Covering 100% of lot summarizes some key zoning concepts in order to inform and facilitate an understanding of these concepts for users of this document.

Floor Area Ration (FAR) Increased density and height of new buildings has been a recurring concern from the community throughout the development of the guidelines. Because these guidelines are responding to the existing regulatory framework, providing more background on how density and height are regulated Figure 2 is necessary. Generally, zoning classifications 10,000 sf building designated to each parcel, determine the Floor Area Covering 50% of lot Ratio (FAR) of a site. FAR determines the density and height of new development proposals. FAR is the relationship between the total amount of usable floor area that a building has, or has been permitted for the building, and the total area of the lot on which the building stands. This ratio is determined by dividing the total or gross, floor area of the building by the gross area of the lot. More information can be found in The Chicago Zoning Ordinance (Sec. 17- 17-0305). As can be seen in figures 1-3., FAR can be utilized on a site in a number of different ways to “sculpt” or break up the massing of a building. Figure 3 10,000 sf building When a property owner proposes a new project, he Covering 25% of lot or she is required to comply with the local zoning ordinance and the existing zoning classification of their property. If the proposed development does not require any modification to the underlying zoning to accommodate it, it is “as-of-right.”

10 West Loop Design Guidelines As-of-Right Zoning vs. Planned Developments Development that occurs as-of-right complies with all applicable zoning regulations, as defined by the Chicago Zoning Ordinance. As-of-right development does not require any discretionary action by the Chicago Plan Commission, the Zoning Board of Appeals, the Commission on Chicago Landmarks, the Committee on Building Standards and Tests and the Committee on Zoning.

At times, a proposed project may require a special zoning designation called a Planned Development (PD) due to its size, use, scale, complexity or location. PDs are reviewed and approved by the Chicago Plan Commission according to standards described in the Chicago Zoning Ordinance (Sec. 17-8-0900) involving: • Use, bulk, density, and intensity; • Transportation, traffic circulation, and parking; • Pedestrian orientation; • Urban design; • Building design; As-of-right Zoning within the West Loop. • Sustainable design; • Parks, open space, and landscaping; • Provision of public, social, and cultural amenities; • Promotion of safety and security; • Prioritization of adaptive re-use of historically significant buildings; and, • Protection and enhancement of waterways.

Planned Developments within the West Loop.

West Loop Design Guidelines 11 Review Process

Community Input Process

Developers Public Notification DPD Preliminary Formal Application DPD & Other Applicant responds Plan Commission City Council Final Project is Present to of Plan Review Filing Depts. Review to comments Meeting Vote Approved Community Commission

The review process for Planned Developments Steps 2, 5, and 7 can take many meetings and/ Throughout the Design Review Process, community follows a standard procedure, as outlined below: or require many iterations and the time frame feedback is encouraged and essential to successful to complete each step varies by project. Prior projects. Community feedback is stronger when it 1. The owner submits a draft development to Chicago Plan Commission review, projects is consistent with the City Zoning Code and with proposal to DPD for preliminary review. are reviewed by the Chicago Department of the West Loop Design Guidelines. In addition, 2. DPD reviews the development proposal Transportation (CDOT), Department of Buildings, providing comments in writing and quantifying and responds via Letter to Applicant. Chicago Fire Department and the Mayor’s Office for how many of your neighbors share your idea is 3. The applicant files a formal application with People with Disabilities. As part of CDOT’s review, encouraged. Comments can be given through your City Council. certain large-scale projects are required to provide a local Alderman, Community Organization, directly 4. DPD and other city departments review the traffic analysis. to the Department of Planning and Development application for completeness. or through public comment at the Chicago Plan 5. The applicant presents the development More details can be found in DPD’s Development Commission. proposal to the community. manual for Chicago Plan Commission projects, 6. Public notice of Plan Commission hearing which can be found in the appendix of this is posted 15 days prior to review. document. 7. Applicant responds to public comment and prepares for Plan Commission hearing. City Development 8. Plan Commission conducts hearing, Review Proposals followed by a Committee Meeting. 9. 15 days following the City Council votes on High Quality PD approval. Design 10. Project is fully approved to seek permits.

Community Input

12 West Loop Design Guidelines Organization The West Loop guidelines are organized into five primary categories: 1. General Strategies 2. Tall Building Design Guidelines 3. Site Specific Guidelines 4. Public Realm Guidelines 5. Alley, Parking, and Service Guidelines

General Strategies Site Specific Guidelines Parking and Service Guidelines Guidelines that fall within the General Strategies This section addresses design strategies for These guidelines seek to ensure high-quality section of this document include overarching important West Loop corridors, including: Halsted support infrastructure within the West Loop. This principles for high-quality development. The and Van Buren, Ogden Avenue, Washington Street, section includes recommendations for alley, service, General Strategies address topics such as: design Randolph Street, and Lake Street. This section also and loading access, off-street parking, and bicycle excellence, preservation and enhancement of outlines recommendations for development within amenities. streetwalls, building base design, parking podium other existing retail nodes and for development design, and guidelines for materials and architectural occurring adjacent to historic districts, parks and components. open space.

Tall Building Design Guidelines Public Realm Guidelines The Tall Building Design Guidelines address topics This section addresses design strategies for public specific to tall buildings, including: building setbacks, space within the West Loop. It includes guidelines height transitions, building orientation, preservation for pedestrian safety, placemaking, streetscape of solar access, and inclusion of public open space. design, signage and identity design, and sustainable design.

West Loop Design Guidelines 13 3 CONTEXT

14 West Loop Design Guidelines West Loop Design Guidelines 15 STUDY AREA

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8 5 7

6 3

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West Loop Design Guidelines Study Area Map Key Study Area Boundary CTA Green Line Kinzie Corridor Planned Fulton-Randolph Market District Manufacturing District CTA Blue Line CTA Pink Line Jackson Boulevard District

The Study Area is bounded by Ogden and Ashland Significant Institutions Parks and Open Spaces Avenue to the West, Carroll Avenue to the North, 1. National Hellenic Museum 7. Mary Bartelme Park Interstate 90/94 to the East and Interstate 290 2. YMCA of Metropolitan Chicago 8. Skinner Park to the South and is approximately 0.75 square 3. Chicago Police Training Division 9. Park 596 miles. The Study Area is located within the Near West Side Community Area (#28). The Study 4. Office of Emergency Management & Significant Employers Area has experienced a significant amount of new Communications 10. Google and SRAM development since 2012 with many additional Schools 11. McDonald’s Corporate Headquarters projects planned or under construction. Currently 5. Mark T. Skinner West Elementary School 12. Dyson and Glassdoor the West Loop is home to approximately 10,680 6. Whitney M. Young Magnet High School 13. Chicago Suntimes and Chicago Reader residents who enjoy a wide array of amenities 14. including but not limited to the following: 16 West Loop Design Guidelines HISTORIC SIGNIFICANCE

Jackson Boulevard District.

Randolph Street Market. Fulton Market.

The West Loop has long been a significant industrial Jackson Boulevard District area within the City of Chicago. For many years At the southwest corner of the study area (see it consisted of manufacturing facilities and large adjacent map), the Jackson Boulevard District warehouses. Over time, these structures have is virtually all that remains of Chicago’s once- been converted into timber loft residences and fashionable Near West Side residential district. The have become extremely popular. In addition, these houses, as well as the Church of the Epiphany were structures have become very desirable to office built in the popular architectural styles of the late 19th tenants in recent years due to their large floor plates. century --Italianate, Queen Anne, Second Empire, and Romanesque Revival. This district follows Fulton-Randolph Market Districts the guidelines set by the Commission on Chicago Along the north side of the study area is the Fulton- Landmarks which can be found in the appendix of Randolph Market District (see adjacent map). The this document. Historic Fulton-Randolph Market District is the oldest extant market district in Chicago with an ensemble of historic buildings that continue to support wholesale produce and meat packing outlets as well as new uses. Recently, this area has been a popular location for restaurant and entertainment adaptive re-uses along Randolph Street and Fulton Market. This district has its own set of design guidelines found as an appendix to this document.

West Loop Design Guidelines 17 PREVIOUS PLANNING EFFORTS

City-led Planning Efforts

Through the years, the West Loop has seen numerous planning efforts. The Fulton Market Innovation District has been created as well as the City of Chicago Landmark Designation for the Fulton-Randolph Market District which led to a set of design guidelines for the Landmark District. The Fulton Market Innovation District Plan also provides recommendations for parts of the West Loop.

The West Central Association, West Loop Community Organization and Neighbors of West Loop have all developed various plans and/or studies for the West Loop.

The recommendations from these prior plans and Near West Side Area Land Use Plan Chicago Central Area Action Plan studies have been incorporated and/or refined and City of Chicago, Department of Planning and City of Chicago, Department of Planning and updated for this planning effort. In particular, it is Development, 2000 Development, 2009 important to note that the design guidelines for the existing Landmark Districts govern within those The 2000 Near West Side Area Land Use Plan, The Central Area Action Plan (CAAP) is a roadmap boundaries. provides an overview of several distinct land use for the continued implementation of the Chicago or character districts. In addition, design guidelines Central Area Plan adopted by the Chicago Plan are provided because a critical issue confronting the Commission in 2003 and updated in 2009. The area is the physical quality of the built environment. CAAP prioritizes key transportation, urban design, The West Loop Design Guidelines build upon these and open space projects, many of which are relevant concepts and provide a vision for key streets, both to the West Loop neighborhood. for public and private development.

18 West Loop Design Guidelines Fulton Market Innovation District Fulton-Randolph Market District City of Chicago, Department of Planning and Design Guidelines Development, 2014 City of Chicago, Department of Planning and Development, 2014 Approved by the Chicago Plan Commission in July Adoption Pending 2014, the Fulton Market Innovation District (FMID) plan outlines a vision to preserve existing jobs while The Historic Fulton-Randolph Market Chicago accommodating private sector investments that Landmark District is the result of a targeted planning reinforce the area’s expanding role as an innovation- effort in the Near West Side community area by driven employment center. The plan identifies seven the City of Chicago Department of Planning and key actions that serve to guide City policies and Development. The guidelines serve to preserve investment within the area, including to establish a the character of this area as well as encourage the Subdistrict within the Kinzie Planned Manufacturing adaptive reuse of existing buildings and compatible District (PMD), east of Ogden Avenue, to provide new construction. The design guidelines for the adequate space for a broader range of businesses, existing Fulton-Randolph Market District take while still protecting against the potentially negative precedence over the West Loop Design Guidelines. impacts of housing, entertainment, and lodging uses. These design guidelines could apply to this area if or The City of Chicago approved the landmark when that proposed action occurs. designation of the Fulton-Randolph Market District on July 29, 2015.

West Loop Design Guidelines 19 Community-led Planning Efforts

A Future for the Near West Side The Neighborhood Plan Infrastructure Needs Assessment West Central Association, 2016 Neighbors of West Loop, On-going West Loop Community Organization, 2017

The West Central Association partnered with The plan will be developed with input directly The West Loop Community Organization hosted the Metropolitan Planning Council to develop from residents about development topics such as a series of Community Workshops to develop an the study in 2016. The study is intended to offer development guidelines, parking availability, green infrastructure needs assessment for transportation, key information about current conditions in the space, and public safety. traffic, safety and beautification improvements in community from the perspective of land use and the West Loop. The feedback was presented to the parking, and to offer recommendations about how to Aldermen for their consideration when planning their move the neighborhood forward in the coming years. respective ward budgets.

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West Loop Design Guidelines 21 4 DESIGN GUIDELINE METHODOLOGY

22 West Loop Design Guidelines West Loop Design Guidelines 23 TRANSPORTATION

The West Loop neighborhood is served by a Public Parking and Car Sharing Facilities multimodal transportation network that offers travel There are approximately 5,510 on-street parking options for residents, employees, and visitors who spaces in the West Loop. Most of the spaces (83%) may be walking, biking, taking transit, or arriving by are free and unrestricted. The remaining spaces car. are restricted by standing or loading zones (7%), are paid metered spaces (6%), or are regulated by Public Transit Service industrial permits (Fulton-Randolph Market District), Public transit services that serve the West Loop residential permits or short-term free parking around include CTA “L” rapid transit, Metra commuter rail the Morgan CTA station (4%). Currently, the City is service, and CTA bus service. There are two rapid in the process of instituting a Residential Parking transit lines (Green Line, Pink Line) that extend Permit Program in the West Loop that would limit through the West Loop above Lake Street and parking along certain streets. one rapid transit line (Blue Line) that extends along CTA Morgan Station (Green and Pink Line). the southern boundary of the West Loop down 12 car share vehicles can be found spread across the median of the Eisenhower Expressway. There seven locations within the West Loop. Most parcels are six CTA stations within a 10-minute walkshed east of Racine are within 3-4 blocks of one of the of the West Loop (UIC-Halsted, Racine, IMD and vehicle locations. The only location west of Racine Grand stations on the Blue Line and the Morgan is at Whitney Young High School in the southwest and Ashland stations on the Green/Pink Lines). In corner of the study area. addition, there are five CTA bus routes that traverse the area, Halsted #8, Ashland #9, Ashland Express Network Connectivity X9, Madison #20, and Jackson #126. In general, the West Loop neighborhood is a very walkable area that has achieved a high Walk Score Bikeways of 85 (Very Walkable) by WalkScore.com, indicating In addition to signed bike routes, the West Loop most errands can be accomplished on foot. The currently has two types of on-street bicycle facilities: neighborhood has also achieved a high Transit buffered bike lanes and marked shared lanes. Bike Score of 81 (Excellent Transit) as the area is served facilities are located along W. Washington Blvd., W. by two CTA rapid transit lines and five CTA bus Madison Street bus stop. Jackson Blvd., Ogden Ave., and Halsted St. The routes, and a high Bike Score of 89 (Very Bike-able). West Loop currently lacks high-comfort bike facilities, The high Bike Score is likely due to the density of the and also lacks connectivity within the existing City neighborhood and its proximity to the Loop and not bike network. necessarily an extensive bicycle network. In addition, the West Loop also benefits from an efficient street To address these issues, the City has recommended grid that accommodates local and commercial traffic additional bike facilities in the West Loop through oriented to the regional expressways, downtown the Streets for Cycling Plan 2020, which has three Loop, Illinois Medical District, and other areas of the route classifications including Spoke Routes (direct City. routes in and out of the Loop), Crosstown Bike Routes (long, continuous routes located on collector However, there are some issues related to and arterial streets) and Neighborhood Bike Routes connectivity, safety, traffic flow efficiency, parking (routes along quiet residential streets). A Spoke management, and walking, biking, and transit Route has been recommended along Lake Street accommodations. Some of these issues are providing direct access to the Loop. Crosstown Bike currently being addressed through capital Routes are recommended along W. Randolph St., improvements planned by CDOT and the CTA or W. Washington Blvd., W. Adams St., W. Jackson by private development projects, while others have Peoria Street pedestrian bridge. Blvd., Halsted St. and Ogden Ave. Neighborhood been identified in the various neighborhood plans Bike Routes are planned along Morgan and Loomis and require further study, funding or implementation. (south of Adams).

Divvy bike share stations are located at all but one of the CTA stations within or adjoining the West Loop, allowing seamless rail-bike connections for the last-mile trip. The exception is the Grand Ave. Blue Line station where the nearest Divvy station is one block away. 24 West Loop Design Guidelines West Loop Design Guidelines West Loop Public Transit System

Map Key

Study Area Boundary CTA Pink Line CTA Bus Stop

CTA Blue Line 10 minute walkshed CTA Bus Route

CTA Green Line Transit-served locations Transit Station

West Loop Design Guidelines Chicago Streets For Cycling 2020 Plan Map Key

Study Area Boundary CTA Green Line Spoke route Neighborhood bike route CTA Blue Line CTA Pink Line Crosstown bike route Transit Station

West Loop Design Guidelines 25 DEVELOPMENT TRENDS

DEMOGRAPHIC TRENDS POPULATION BY AGE

2000 2010 2016 EST. % Change 2000 Total % 2016 Total % Total Population 4,409 9,663 10,860 146.3% 0-14 453 10.3% 931 8.6%

Total Households 1,913 5,205 5,920 209.5% 15-24 368 8.3% 706 6.5%

Total Housing Units 2,111 5,932 6,408 203.6% 25-34 1,255 28.5% 4,062 37.4%

Avg. Household Size 1.74 1.70 1.70 -2.3% 35-44 1,027 23.3% 2,532 23.3%

Family Households 703 1,831 2,038 189.9% 45-54 641 14.5% 1,180 10.9%

Households w/ Children 234 583 613 162.0% 55-75 506 11.5% 1,243 11.4%

Median Age - 33.5 34.4 2.7% 75+ 159 3.6% 206 1.9%

Total Population 4,409 10,860

Demographic Trends Hotel Development Trends buildings can create opportunities for residents and The West Loop has grown significantly between Along with the increase in office space, hotel workers to remain in the area off-hours and feel 2000 and 2016; gaining nearly 6,500 residents over development is also occurring in the West Loop more invested in their community. that time period, for a growth rate of 146.3%. Study Area. There are 604 more rooms currently under construction in five projects. The hotels under The share of population 25 years and older with construction are varied in type, scale, and market. Source: 2000/2010 data from U.S. Census Bureau. Where Census a bachelor’s degree or higher has jumped from Data not available estimates are from Esri Business Analyst 44.1% to 80.1% over the last 16 years. The median Retail Trends income in 2016 for residents in the West Loop is Most of the recently completed and proposed estimated by ESRI to be $101,651, more than twice large-scale residential and office developments in the median for the City of Chicago, which stands at the Study Area feature ground-floor commercial $49,531. uses. Examples include 1K Fulton, which includes more than 10,000 square feet of commercial space The share of those 45 and older in the area has on the ground floor. In addition to these ground floor shrunk from 29.6% in 2000 to 24.2% while the commercial uses, a number of new free-standing share of those 25-44 has grown from 51.8% of the commercial buildings have been completed in the population to 60.7% over the same time period. West Loop in recent years - most of these are food- and beverage-focused. Residential Development Trends The West Loop has seen a boom in the amount of The growth in the above, diverse range of uses, is new and ongoing development. The Area has added consistent with national trends where job centers at least 1,974 new residential units since 2012. are evolving into more mixed use environments. There are also more than 2,700 additional units Contemporary workers and employers increasingly planned or permitted. Many of the planned projects favor work environments with more collaborative are large in size, with five different projects proposed settings and public landscapes that emphasize to have more than 300 units. connectivity, walkability , and a dense mix of uses. In its landmark 2013 study, “The Rise of Innovation Office Development Trends Districts: A New Geography of Innovation in America” The growth of the office market during this timeframe the Brookings institution found that properly planned has also seen significant growth, with the traditional physical assets, which include publicly and privately Central Area office market expanding west of owned buildings, open spaces and streets, and new I-90. Nearly 650,000 SF of office space has been infrastructure can stimulate new and higher level of completed in the Study Area during the past four connectivity, collaboration and innovation. Mixed use years, and 1,190,000 SF are currently under environments that include residential neighborhood- construction and another 942,000 SF are proposed. serving retail and restaurants, research and office

26 West Loop Design Guidelines *Proposed, Planned or Under Construction as of January 1, 2017

POPULATION BY AGE 2000 Total % 2016 Total % 0-14 453 10.3% 931 8.6%

15-24 368 8.3% 706 6.5%

25-34 1,255 28.5% 4,062 37.4%

35-44 1,027 23.3% 2,532 23.3%

45-54 641 14.5% 1,180 10.9%

55-75 506 11.5% 1,243 11.4%

75+ 159 3.6% 206 1.9%

Total Population 4,409 10,860

West Loop Design Guidelines Development Trends

Map Key Study Area Boundary Proposed, Planned or Under Construction*

West Loop Design Guidelines Proposed Developments By Use

Map Key

Study Area Boundary CTA Pink Line Office

CTA Blue Line Residential Retail / Entertainment

CTA Green Line Hotel

West Loop Design Guidelines 27 RETAIL AREAS

Currently, the West Loop enjoys a strong retail presence throughout the neighborhood. Generally, retail is focused along east/west corridors in the neighborhood while the north/south corridors have a neighborhood character. The strongest retail areas occur on W. Randolph Street, Halsted Street, W. Washington Street and W. Madison Street. Existing retail corridors and areas where clusters of retail exist should be strengthened and enhanced through design and complementary ground floor uses.

Given the constantly changing retail market, proposed retail uses should be carefully considered. If a retail use is not planned for, active ground floor uses that contribute positively to the public realm should be considered.

In addition, the Chicago Streets for Cycling plan should be considered when planning for retail uses. Retail areas could be focused on future “Spoke Routes” and “Crosstown Bike Routes” when a market analysis shows that retail would be successful at the site of the proposed development.

Randolph Street retail area.

Randolph Street commercial corridor.

Madison Street retail area.

28 West Loop Design Guidelines West Loop Design Guidelines Retail Areas

Map Key Study Area Boundary

Existing Commercial Storefront

Prominent Retail Corridor

West Loop Design Guidelines 29 W L DG GDL n Design ttegies W L DG GDL W L DG GDL L LDG W D 1 n Design tW Lte gDGie sGDL n Design ttegies L LDG W D L LDG W D 1n Design ttegies 1 L LDG W D 1 URBAN DESIGNW BEST L DG PRACTICES GDL n Design ttegies 5 West Loop Design Guidelines L 3 LDG W D Principles Massing Scenarios in Practice 2 1 The following principles have been developed after 5 5 F an analysis of national and international urban W L DG GDL W L DG GDL 3 design best practices and attempt to address 54 W L DG GDL 2 3 specific community concerns within the West Loop 2 3 through design. 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D DL G DG G D D L GROUND FLOOR RETAIL 2 G DG G D LG DL L 5 G D GG D DL LL G DG G D 5 G GG D LL 3 Mix of uses on site encourages activity throughout the day. SmallerD office Lcorner W building provides a 5 DG GGL W D LL G D LL G DG G LL3 height transition LDG to the surrounding buildings. D G L W DG G LLLDG D LDG G G D LL G 1 DL DGD W 4 GDG LDG LDG G LL 1 DL DGD W 4 GLDGCompressing D the building’s LDG G gross G floor area LL into taller structures allows for publicly accessible open LLW DG LLW LDG LL L LG W LLW space on site. ThisLLW space could L be used LDL Lfor outdoor D cafes, or as a leisure space for office and residential LG W LD D units. D L 2 LG DL L D D D L L 2 LGG D DGL LG D D DL G DG G D 5 ParkingG garage GG is accessed D from an alley and LL is built away from the primary street frontage. 3 5 DG GGL W D LL 3 G D LL D G L W LDGG D D G LL G LDGDG D LDG G 30 WestDG Loop Design LDG Guidelines URBAN DESIGN BEST PRACTICES

Building Massing Scenarios The building massing scenarios above illustrate three different ways to approach site development. Each scenario is based of the same site area as well as the same zoning designation and floor area ratio.

By adjusting the building massing, height and Urban Design Principles setbacks three completely different scenarios can be achieved for the same site with similar square Massing Scenarios footages. As each scenarios progresses a differentWest Loop Design Guidelines urban design principle is applied. Massing Scenarios in Practice - Scenario #1

Scenario 1 In Scenario 1, a large building mass is utilized which creates a canyon like effect at the street level. In addition, the development lacks publicly accessible open space. Urban Design PrinciplesWest Loop Design Guidelines Massing Scenarios in Practice - Scenario #2 Massing Scenarios

Scenario 2 Scenario 1 Scenario 2 Scenario 3 In Scenario 2, a smaller building mass is utilized at the corner to allow more solar access for the public realm. However, due to the building massing a wider tower is located along the street which is less pedestrian friendly. In addition, the development SAME SITE AREA 38 lacks publicly accessible open space. SAME BUILDING SUARE FOOTAGE BASE FAR 5.0

West Loop Design Guidelines 39 Massing Scenarios in Practice - Scenario #3 41 Scenario 1 Scenario 2 Scenario 3 Scenario 3 In Scenario 3, the building is setback at the corner which allows for the inclusion of a publicly accessible open space such as a plaza or a park. Furthermore in Scenario 3, a small liner building is placed in front of theSAME tall building to reduceSITE the scaleAREA of the building. This approachSAME also helpsBUILDING the building better relateSUARE FOOTAGE BASE FAR 5.0 to the existing streetwall and create a more human scale in the public realm.

West Loop Design Guidelines 31

40 5 DESIGN GUIDELINES

32 West Loop Design Guidelines West Loop Design Guidelines 33 1.0 GENERAL STRATEGIES Introduction

Guidelines that fall within the General Strategies 1.2 Preserve and Enhance Streetwalls 1.4 Location and Buffering of Parking Podiums section of this document include overarching Today the West Loop is a walkable urban district To accommodate local demand for parking, decks principles for high-quality development. The with strong streetwalls, and there is strong support are sometimes constructed on the lower levels of General Strategies address topics such as: design among stakeholders that this character be tall buildings - something commonly referred to as excellence, preservation and enhancement of preserved. The goal of these guidelines is to ensure a parking podium. The goal of the parking podium streetwalls, building base design, parking podium that new development contributes positively to the design guidelines is to ensure there are active uses design, and guidelines for materials and architectural existing streetwall, strengthening the West Loop’s and quality façades buffering the parking areas from components. street character as new development occurs. public view.

1.1 Design Excellence Principles These guidelines encourage continuity of the These guidelines address how parking podiums Design excellence was a high priority for streetwall, by recommending that buildings line the may be screened from public view through creative stakeholders involved in the planning process. sidewalks, hold corners, and that building façades building design. The goal of the design excellence guidelines is to do not include blank walls. encourage high quality and innovative design of new 1.5 Architectural Components buildings, public open space, and transportation 1.3 Design of the Building Base The components included in a well-designed systems within the West Loop. Alongside streetwall guidelines, the goal of building building will contribute positively to an environment base specific design guidelines is to encourage high- of design excellence within the West Loop. The goal These guidelines encourage context-sensitive quality buildings that complement the street block- of these guidelines is to encourage high-quality and design, diversity in architectural styles and materials, face. These guidelines promote context-sensitive urban-oriented architecture that activates the ground and conscious effort in the design process to create design, with a focus on historic context, pedestrian level with quality entrances, design character, and a healthy and comfortable public realm. scale and access, and active ground-level uses. canopies. These guidelines address topics like entrance location and identity, building presence at important intersections, and balcony design.

1.6 Material Guidelines Similar to architectural components, the materials designed for use in buildings and public open space have a big impact on overall quality. These guidelines ensure new buildings are composed of high-quality materials and detailing that complement and enhance the character of the West Loop.

34 West Loop Design Guidelines West Loop Design Guidelines 35 1.0 GENERAL STRATEGIES 1.1 Design Excellence Encourage high quality and innovative design of new buildings within the West Loop without being prescriptive as to building style.

1.1.1 Promote architectural and urban design excellence by substantially adhering to the West Loop Design Guidelines.

1.1.2 New projects should be designed to be compatible with existing and planned context in the West Loop, including the Landmark Districts.

1.1.3 Encourage a diversity of design approaches in the West Loop that entail innovative, creative and sustainable architectural designs constructed with high quality materials and state of the art construction methods.

1.1.4 Strengthen and reinforce the desirable urban features within the West Loop such as block structure, streetwall continuity, building orientation, massing, design and streetscape characteristics.

1.1.5 Preserve and integrate adjacent and on-site historic buildings in a complementary manner into new developments and consider compatible materials, building proportions and scale to the surrounding district.

1.1.6 Encourage new development to respect the urban authenticity of existing historic buildings rather than encourage mimicry or replication of historic building designs and details in new buildings.

1.1.7 Consider the cumulative effects of new buildings on sunlight, comfort and quality of the public realm by maximizing solar access for streets, parks, and public open space.

1.1.8 Ensure access to high quality open space by creating a safe, comfortable, accessible, vibrant, and attractive public realm and pedestrian environment.

1.1.9 Meet or exceed the requirements of the Sustainable Development Policy.

36 West Loop Design Guidelines 1.0 GENERAL STRATEGIES 1.2 Preserve & Enhance Streetwalls Today the West Loop is a walkable urban district with strong streetwalls. The following guidelines were developed to strengthen the district street character with new development.

TOWER SET BACK 1.2.1 Where a streetwall exists, its continuity must be reinforced with the new development. Gaps between buildings that interrupt the EXISTING streetwall should be avoided. Design the STREETWALL base of a building to be compatible with and complement the existing context of neighboring building heights along the street block-face. New buildings should respect the scale and proportion of adjacent buildings, parks and open space.

NEW FAÇADE

1.2.2 Building orientation and massing should 1.2.3 Buildings should be aligned with neighboring create active streetwalls lining the sidewalks. buildings, abutting the sidewalk and close to one another.

1.2.4 Buildings on corner sites should be located 1.2.5 Blank walls are to be avoided and primary close to both street frontages to help hold building façades must incorporate storefront and give prominence to the corner. window design or entryways that provide continuous visibility to the street.

West Loop Design Guidelines 37 1.0 GENERAL GUIDELINES BUILDING BASE DESIGN

DESIGN OF THE BUILDING BASE

Encourage high quality buildings that are complementary with the street block-face.

1.0 GENERAL GUIDELINES Leave a

TOWER - SET BACK Comment! BUILDING BASE DESIGN COMMENTS 1.3.1 - Design the base of a building to be compatible with EXISTING STREET WALL and complement the existing context of neighboring building DESIGN OF THE BUILDING BASE heights along the street block-face. New buildings should NEW FACADE Encourage high quality buildings that are complementary with the street block-face. respect the scale and proportion of adjacent buildings, parks Leave a

TOWER - SET BACK Comment! COMMENTS 1.3.1 - Design the base of a building1.0 to GENERAL be compatible with STRATEGIES EXISTING STREET WALL and open space. and complement the existing context of neighboring building 1.3 Design Of The Building Base heights along the street block-face.INFILL TOWER DEVELOPMENT New ONbuildings A HISTORIC STREET, should TORONTO, ONTARIO Encourage high quality buildings that are complementary with the street block-face. NEW FACADE respect the scale and proportion of adjacent buildings, parks and open space. 1.3.1 With high density buildings, step the base to INFILL TOWER DEVELOPMENT ON A HISTORIC STREET, TORONTO, ONTARIO EXISTING be compatible in height with adjacent lower BUILDINGS scale buildings. EXISTING COMMENTS HEIGHTS BUILDINGS HEIGHTS COMMENTS

1.3.2 - With high density buildings, step the base to be NEW BUILDING BASE 1.3.2 - With high density buildings, step the base to be compatible in height with adjacentNEW lower scale buildings. BUILDING BASE

EXISTING BUILDINGS compatible in height with adjacent lower scale buildings. HEIGHTS

COMMENTS 1.3.3 - Line the base of the buildingEXISTING with active, ground level BUILDINGS uses to promote a safe and activeHEIGHTS public realm.

COMMENTS COMMERCIAL/ MAJOR CORRIDOR

1.3.4 - In a mixed use development, locate land uses and COMMERCIAL/ MAJOR CORRIDOR RESIDENTIAL STREET building entrances based on the local context, for example COMMENTS Residential Commercial Use Zone residential on narrow streets and office on commercial or wider Use Zone 1.3.3 - Line the base of the building with active, ground streets.level uses to promote a safe and active public realm. 1.3.2 Line the base of the building with active, 1.3.3 In a mixed use development, locate land COMMENTS 1.3.5 - Provide a first floor height consistentground level useswith to promotethe rest a safe of and the uses and building entrances based on the active public realm. local context, for example residential on street block face and façade transparency in compliance with narrow streets and office on commercial or the Chicago Zoning Ordinance. wider streets.

COMMENTS 1.3.6 - Articulate the base building with high quality materials and design elements that fit with the district context and enhance the pedestrian scale.

COMMENTS 1.3.4 Provide a first floor heightCOMMERCIAL/ consistent with MAJOR1.3.5 CORRIDORArticulate the base building with high quality

1.3.4 - In a mixed use development, locate land uses and COMMERCIAL/ MAJOR CORRIDOR

the rest of the street blockRESIDENTIAL STREET face and façade materials and design elements that fit transparency in compliance with the Chicago with the district context and enhance the building entrances based on the local context, for example Zoning Ordinance. pedestrian scale. LOCATION AND BUFFERING OF RPARKINGesidential PODIUMS 38 West Loop Design Guidelines Commercial Use Zone Use Zone residential on narrow streets and office on commercial orIf parkingwider is located at the base of the building (podium), then ensure there are active uses and quality facades buffering the parking areas from public view. Leave a streets. Comment!

COMMENTS 1.4.1 - Consider low scale liner buildings along lower scale streets, for example townhouses that buffer and screen a parking deck from a residential street.

COMMENTS 1.3.5 - Provide a first floor height consistent with the rest of the COMMENTS 1.4.2 - Locate active building program elements along the street street block face and façade transparency in compliance frontageswith to screen the parking podium. TOWER SETBACK

LINER BUILDINGS

EXISTING BUILDINGS the Chicago Zoning Ordinance. RESIDENTIAL PARKING

RESIDENTIAL PARKING

ACTIVE USE PARKING

section 1.4.2 COMMENTS

1.3.6 - Articulate the base building with high quality materials3 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017 and design elements that fit with the district context and enhance the pedestrian scale.

LOCATION AND BUFFERING OF PARKING PODIUMS

If parking is located at the base of the building (podium), then ensure there are active uses and quality facades buffering the parking areas from public view. Leave a Comment!

COMMENTS 1.4.1 - Consider low scale liner buildings along lower scale streets, for example townhouses that buffer and screen a parking deck from a residential street.

COMMENTS 1.4.2 - Locate active building program elements along the street frontages to screen the parking podium. TOWER SETBACK

LINER BUILDINGS

EXISTING BUILDINGS

RESIDENTIAL PARKING

ACTIVE USE PARKING

section 1.4.2

3 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017 1.0 GENERAL GUIDELINES BUILDING BASE DESIGN

DESIGN OF THE BUILDING BASE

Encourage high quality buildings that are complementary with the street block-face.

Leave a

TOWER - SET BACK Comment! COMMENTS 1.3.1 - Design the base of a building to be compatible with EXISTING STREET WALL and complement the existing context of neighboring building heights along the street block-face. New buildings should NEW FACADE respect the scale and proportion of adjacent buildings, parks and open space.

INFILL TOWER DEVELOPMENT ON A HISTORIC STREET, TORONTO, ONTARIO

EXISTING BUILDINGS HEIGHTS COMMENTS

1.3.2 - With high density buildings, step the base to be NEW BUILDING BASE compatible in height with adjacent lower scale buildings.

EXISTING BUILDINGS HEIGHTS

COMMENTS 1.3.3 - Line the base of the building with active, ground level uses to promote a safe and active public realm.

COMMENTS COMMERCIAL/ MAJOR CORRIDOR

1.3.4 - In a mixed use development, locate land uses and COMMERCIAL/ MAJOR CORRIDOR RESIDENTIAL STREET building entrances based on the local context, for example Residential Commercial Use Zone residential on narrow streets and office on commercial or wider Use Zone streets.

COMMENTS 1.3.5 - Provide a first floor height consistent with the rest of the street block face and façade transparency in compliance with the Chicago Zoning Ordinance.

COMMENTS 1.3.6 - Articulate the base building with high quality materials and design elements that fit with the district context and enhance the pedestrian scale.

LOCATION AND BUFFERING OF PARKING PODIUMS

If parking is located at the base of the building (podium), then ensure there are active uses and quality facades buffering the parking areas from public view. 1.0 GENERAL STRATEGIES Leave a 1.4 Location & Buffering Of Parking Podiums Comment! If parking is located at the base of the building (podium), then ensure there are active uses and quality façades buffering the parking areas from public view.

1.4.1 Consider low scale liner buildings along lower COMMENTS scale streets, for example townhouses that 1.4.1 - Consider low scale liner buildings along lower bufferscale and screen a parking deck from a residential street. streets, for example townhouses that buffer and screen a parking deck from a residential street.

1.4.2 Locate active building program elements along the street frontages to screen the parking podium. COMMENTS 1.4.2 - Locate active building program elements along the street frontages to screen the parking podium. TOWER SETBACK

LINER BUILDINGS

EXISTING BUILDINGS

RESIDENTIAL PARKING

ACTIVE USE PARKING

section 1.4.2 West Loop Design Guidelines 39

3 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017 1.0 GENERAL STRATEGIES 1.5 Architectural Components Encourage high quality and urban oriented architecture that activates the ground level with quality entrances, design character and canopies.

1.5.1 Building entrances should be easily identifiable from the street and special architectural treatments that highlight the entry location are encouraged.

1.5.2 Where applicable, existing West Loop 1.5.3 Buildings located at major intersections 1.5.4 Balconies located on primary building character elements should be maintained should reinforce the architectural definition façades should be inset and integrated into and incorporated into new development. of the corners of the block by building to the façade design. the corner. Strategies for strengthening the corner can include adding an architectural feature, special material, or locating the entry at the corner.

40 West Loop Design Guidelines 1.0 GENERAL STRATEGIES 1.6 Material Guidelines Ensure new buildings are composed of high quality materials and detailing that complement the West Loop.

1.6.1 All sides and areas of buildings that are SIDE-YARD FAÇADE TREATED WITH visible to the public should be treated with SAME QUALITY MATERIALS AS STREET materials, finishes and architectural details FRONTING FAÇADES. that are of high-quality and appropriate for the use on the primary street-facing façade(s).

1.6.2 Design excellence should be incorporated into the selection of high quality and innovative building materials and detailing.

1.6.3 Materials should be compatible with the existing buildings and with the district in general, regarding character, color and texture. New buildings and additions may employ alternative materials, including high quality glass, metal, concrete and wood materials that complement and maintain a design vocabulary and scale that is appropriate to street block face and district.

West Loop Design Guidelines 41 2.0 TALL BUILDING DESIGN GUIDELINES Introduction

Stakeholders expressed strong interest in 2.3 Tower Design Impacts to the Public Realm developing design guidelines that help to ensuring The goal of these guidelines is to encourage that all new development brings higher density positive interaction between pedestrians and new and taller buildings to the West Loop is designed tall buildings. These guidelines encourage taller and in a thoughtful manner that does not disrupt the thinner tower designs for that allow for greater solar existing character of the neighborhood. The Tall access and open space at the street level. Building Design Guidelines address topics specific to tall buildings, including: building setbacks, height 2.4 Height Transitions transitions, building orientation, preservation of solar The goal of these guidelines is to specifically access, inclusion of public open space and a high address optimum transitions of building height quality public realm. within large scale developments. These guidelines encourage a diversity of building heights, and 2.1 Building Setbacks consideration for “stepping back” the height of The goal of the building setback guidelines buildings from the property line into the site. is to encourage human-scale design of new development. These guidelines address issues of streetwall preservation, sidewalk width, setbacks from property lines, and setback of towers from the building base.

2.2 Tall Building Design The goal of these guidelines is to encourage human- scale design, specifically for new tall buildings. These guidelines encourage design elements to help preserve solar access and avoid a “canyon- effect” on the street level by addressing separation between buildings.

42 West Loop Design Guidelines West Loop Design Guidelines 43 2.0 TALL BUILDING DESIGN GUIDELINES BUILDINGS DESIGN & SETBACKS

BUILDING SETBACKS

Encourage upper level setbacks on tall buildings to maintain the continuity of the existing streetwall and scale of the street

Leave a Comment!

2.0 TALL BUILDING DESIGN GUIDELINES COMMENTS 2.1.1 - Strengthen the street wall by 2.1 Building Setbacks positioning the base of theEncourage building upper level setbacks on tall buildings to maintain the continuity of the existing streetwall and scale of the street. at the property line. To improve2.1.1 Strengthen the the streetwall by positioning the base of the building at the property line. To streetscape along strategic corridors,improve the streetscape along strategic corridors, consider increasing the sidewalk consider increasing the sidewalkwidth when there is an opportunity to modify over 60% of the block face. width when there is an opportunity to modify over 60% of the block face.

COMMENTS 2.1.2 - Set back the tower2.1.2 portionSet back the towerof portion of the building away from the street. Where possible, provide an upper level set-back to respect the building away from roadways.the existing scale of the street. Where possible, provide an upper level set-back to respect the existing TOWER ZONE scale of the street.

TOWER SETBACK

BUILDING BASE HOLDS STREET EDGE

TALL BUILDINGS44 West Loop Design Guidelines

Vary the orientation of towers to avoid a canyon effect on the street level.

COMMENTS 2.2.1 - If there are multiple tall buildings on a single site, maximize the separation between the buildings to allow solar access.

COMMENTS 2.2.2 - A tall building proposed on a site adjacent to another existing tall building should use setbacks and other location strategies to achieve a maximum distance between the buildings.

5 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017 2.0 TALL BUILDING DESIGN GUIDELINES BUILDINGS DESIGN & SETBACKS

BUILDING SETBACKS

Encourage upper level setbacks on tall buildings to maintain the continuity of the existing streetwall and scale of the street

2.0 TALL BUILDING DESIGN GUIDELINES Leave a Comment!

BUILDINGS DESIGN & SETBACKS COMMENTS 2.1.1 - Strengthen the street wall by positioning the base of the building 2.0 TALL BUILDING DESIGN GUIDELINES at the propertyBUILDING line. To improve SETBACKS the streetscape along strategic corridors, BUILDINGSconsider increasingEncourage DESIGN the sidewalk upper level setbacks & SETBACKS on tall buildings to maintain the continuity of the existing streetwall and scale of the street width when there is an opportunity to modify over 60% of the block face. Leave a Comment!

BUILDING SETBACKS COMMENTS 2.1.1 - Strengthen the street wall by Encourage upper level setbackspositioning on tallthe basebuildings of the tobuilding maintain the continuity of the existing streetwall and scale of the street at the property line. To improve the streetscape along strategic corridors, Leave a consider increasing the sidewalk COMMENTS Comment! width when there is an opportunity 2.1.2 - Set back the tower portion of COMMENTS to modify over 60% of the block face. 2.1.1 - Strengthenthe building the street away wall fromby roadways. positioning the base of the building at the propertyWhere line. possible, To improve provide the an upper streetscapelevel along set-back strategic corridors, to respect the existing TOWER ZONE consider increasingscale of the the sidewalk street. width when there is an opportunity COMMENTS TOWER to modify over 60% of the block2.1.2 face. - Set back the tower portion of SETBACK the building away from roadways. BUILDING BASE HOLDS STREET Where possible, provide an upper EDGE level set-back to respect the existing TOWER ZONE scale of the street.

TOWER COMMENTS SETBACK 2.1.2 - Set back the tower portion of BUILDING BASE HOLDS STREET EDGE the building away from roadways. Where possible, provide an upper level set-back to respect the existing TOWER ZONE scale of the street.

TOWER TALL BUILDINGS SETBACK BUILDING BASE HOLDS STREET EDGE

Vary the orientationTALL BUILDINGS of towers to avoid a canyon effect on the street level.

Vary the orientation2.0 TALL of BUILDING towers to avoid DESIGN a canyon GUIDELINES effect on the street level. COMMENTS 2.2.1 - If there are multiple2.2 tallTall Buildings Vary the orientation of towers to avoid a canyon effect on the street level. COMMENTS buildings on a single2.2.1 - site,If there maximize are multiple tall TALL BUILDINGS buildings on2.2.1 a singleIf there are multiplesite, tall maximize buildings on a single the separation between thesite, maximize the separation between the the separation buildingsbetween to allow solarthe access. buildings to allow solar access. Vary the orientation of towersbuildings to avoidto allow a solarcanyon access. effect on the street level.

COMMENTS 2.2.1 - If there are multiple tall buildings on a single site, maximize the separation between the buildings to allow solar access.

COMMENTS 2.2.2 - A tall building proposed on a site adjacent2.2.2 toA tallanother building proposed existing on a site adjacent tall to another existing tall building should use COMMENTS building should use setbacks and 2.2.2 - A tall building proposedsetbacks and on other locationa strategies to other location strategiesachieve a maximum to distance achieve between the buildings. site adjacent toa another maximum existingdistance between tall the building should buildings.use setbacks and COMMENTS 2.2.2 - A tallother building location proposed strategies on a to achieve site adjacent to another existing tall a maximum distance between the building should use setbacks and other locationbuildings. strategies to achieve a maximum distance between the buildings.

West Loop Design Guidelines 45

5 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017

5 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017 2.0 TALL BUILDING DESIGN GUIDELINES 2.3 Tower Design Impacts To The Public Realm Encourage taller and thinner tower designs for residential buildings to allow for greater solar access and open space at street level.

2.3.1 Where appropriate, design residential uses 2.3.2 For larger sites, design building program into a thinner and taller tower form that is set into thinner structures to allow for publicly back to allow for more solar access within the accessible open space on site. This space public realm. could be used for outdoor cafes, or for leisure space for building occupants.

46 West Loop Design Guidelines 2.0 TALL BUILDING DESIGN GUIDELINES BUILDINGS HEIGHT TRANSITIONS 2.0 TALL BUILDING DESIGN GUIDELINES BUILDINGSHEIGHT TRANSITIONS HEIGHT TRANSITIONS

Avoid abrupt changes in height, especially adjacent to historic buildings.

Leave a HEIGHT TRANSITIONS Comment!

COMMENTS 2.4.1 - Tall buildings and their Avoidpodiums abrupt should changes use a stepped in height, especially adjacent to historic buildings. approach to building design, in order to transition between surrounding NEW Leave a BUILDING 2.0 TALL BUILDING DESIGN GUIDELINESHEIGHT Comment! lower scale buildings and high TRANSITION density buildings2.4 onHeight the same Transitions block COMMENTS Avoid abrupt changes in height, especially adjacent to historic buildings. 2.4.1face. - Tall buildings and their podiums should 2.4.1useTall a buildings stepped and their podiums should use a stepped approach to building design, in order CONTEXT to transition between surrounding lower scale approach to buildingbuildings design, and high density in buildingsorder on the same block face. to transition between surrounding NEW BUILDING HEIGHT lower scale buildings and high TRANSITION density buildings on the same block face. COMMENTS 2.4.2 - Design new developments to benefit all perimeter streets by CONTEXT coordinating with the character of the individual2.4.2 streets.Design new developments to benefit all perimeter streets by coordinating with the character of the individual streets.

COMMENTS 2.4.2 - Design new developments to benefit all perimeter streets by coordinating with the character of the individual streets.

2.4.3 When multiple towers are located on a single site or block, a diversity of heights related to COMMENTS 2.4.3 - When multiplethe context shouldtowers be used. are located on a single site or block a diversity of heights related to the context should be used.

West Loop Design Guidelines 47 COMMENTS 2.4.3 - When multiple towers are located on a single site or block a diversity of heights related to the context should be used.

7 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017

7 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017 3.0 SITE SPECIFIC GUIDELINES Introduction

This section addresses design strategies for 3.4 Randolph Street 3.7 Areas Adjacent to Historic Districts important site and corridor-specific areas of the Randolph Street is the important and established West Loop historic districts are critical components West Loop, including: Hasted and Van Buren, restaurant and retail corridor of the West Loop. The of the neighborhood’s unique character. The goal Ogden Avenue, Washington Street, Randolph goal of these guidelines is to support the street as a of these guidelines is to help ensure urban form Street, and Lake Street. This section also outlines commercial and retail corridor. Guidelines address adjacent to historic districts is complementary recommendations for development within other working with the existing Fulton Market District and context-sensitive. Guidelines include existing retail areas and for development occurring guidelines, and organizing access to businesses recommendations for preserving the streetwall, adjacent to historic districts, parks and open space. along the corridor. The community engagement ensuring appropriate scale, and preserving views of process revealed a desire to make Randolph Street important area landmarks. safer and to use its large right-of-way to explore 3.1 Halsted Street and Van Buren Street opportunities for public open space. This section 3.8 Areas Adjacent to Parks & Open Spaces Halsted Street and Van Buren Street are important includes conceptual renderings depicting how these The West Loop is also home to a number of West Loop arterials that require unique design goals may be achieved. important and well-designed public open spaces. and development treatment. The goal of these The goal of these guidelines is to help ensure guidelines is to preserve these corridors as important 3.5 Lake Street adjacent urban form that is compatible with thoroughfares, make them as comfortable as Lake Street is an important east-west thoroughfare parks and open space. These guidelines include possible for pedestrians, highlight the corridors that shares its right of way with a trestle supporting recommendations for how to frame and enhance as gateways to the West Loop, and to mitigate the elevated CTA Green and Pink Lines. The goal of open space with appropriate building massing and the impacts of tall buildings along the corridors by these guidelines is to address the unique challenges ground floor uses. orienting towers towards the expressway. presented by the shared transportation route. Guidelines include recommendations for upper-level 3.9 Retail Areas 3.2 Ogden Avenue setbacks, sound-absorbent materials, and strategic Clusters of interesting shops, restaurants, and The goal of these guidelines is to transform Ogden consolidation of building access to help avoid excess services are a key component supporting the current Avenue from an automobile-oriented street into a curb cuts along the busy thoroughfare. and ongoing popularity of the West Loop. These pedestrian-oriented street. The guidelines also seek guidelines lay the groundwork for welcoming new to boost Ogden Avenue as an attractive western 3.6 Madison Street retail uses and supporting retail clusters that already gateway to the West Loop. Throughout the community input process, a desire existing within the West Loop. The guidelines was expressed to preserve the existing “Main provide guidance on design issues such as façade 3.3 Washington Street Street” character of Madison Street as well as the transparency, first floor height, first floor use, and Washington Street is an important residential and possibility of removing the raised median planters to entrance orientation to help these area continue to retail corridor within the West Loop. The goal of enhance pedestrian safety. This section includes an thrive as walkable shopping districts. these guidelines is to encourage a pedestrian- artist’s depiction of the potential for Madison Street oriented environment that complements the existing to be transformed into a “Complete Street” safely development patterns along the corridor. The accommodating all modes of transportation including guidelines address sections of the corridor east and pedestrians, bicycles, and vehicles. west of Carpenter Street with different guidelines for development and ground-level use.

48 West Loop Design Guidelines West Loop Design Guidelines 49 3.0 SITE SPECIFIC GUIDELINES HALSTED & VAN BUREN STREET CORRIDORS

HALSTED AND VAN BUREN STREET CORRIDOR

Mitigate the impacts on the street by orienting tall buildings towards the expressway. 3.0 SITE SPECIFIC GUIDELINES 3.1 Halsted And Van Buren Street Mitigate the impacts on the street by orienting tall buildings towards the expressway. Leave a Comment! 3.1.1 Provide significant upper level set-back COMMENTS along these arterial streets to position the 3.1.1 - Provide significanttower closer to expresswayupper frontage, in order to maximize the daylight reaching the SHADOW AREA EXPRESSWAY level set-back alongpedestrian these area arterial of the street and maintain the scale of the streetwall with the existing streets to position thecontext. tower closer to expressway frontage, in order to NEIGHBORHOOD STREET maximize the daylight reaching the pedestrian area of the street and maintain the scale of the street wall with the existing context. TOWER SETBACK FROM NEIGHBORHOOD STREET

COMMENTS 3.1.2 - Reduce and combine curb- cuts for large scale developments on these arterial 3.1.2corridorsReduce and combine to help curb cuts for large 3.1.3 Tall buildings and large scale developments 3.1.4 Due to the relatively narrow sidewalk scale developments on these arterial in these corridors should reinforce the conditions along these high traffic corridors, improve the public realmcorridors to helpexperience improve the public realm gateways and entrances to the West Loop large developments should incorporate experience and reduce vehicular conflicts by incorporating architectural features (such strategic setbacks to provide space for and reduce vehicularwith conflictspedestrians. with as corner articulation, entrances, landscape additional streetscape and trees along the and/or streetscape elements) at major public realm. pedestrians. intersections.

50 West Loop Design Guidelines

COMMENTS 3.1.3 - Tall buildings and large scale developments in these corridors should reinforce the gateways and entrances to the West Loop by incorporating architectural features (such as corner articulation, entrances, landscape and/or streetscape elements) at major intersections. GATEWAY RESIDENTIAL TOWERS INTEGRATED INTO A HISTORIC WAREHOUSE DISTRICT, TORONTO, ONTARIO

COMMENTS 3.1.4 - Due to the relatively narrow sidewalk conditions along these high traffic corridors, large developments should incorporate strategic setbacks to provide space for additional streetscape and trees along the public realm.

8 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017 3.0 SITE SPECIFIC GUIDELINES OGDEN AVENUE & WASHINGTON STREET CORRIDORS

OGDEN AVENUE CORRIDOR 3.0 SITE SPECIFIC GUIDELINES Transform Ogden from an automobile oriented street into a walkable city street to serve as a gateway into the West Loop.

COMMENTS Leave a 3.2.1 - Large scale triangular parcels along Ogden Comment! OGDEN AVENUE & WASHINGTON STREETSETBACK FOR CORRIDORS RIGHT OF WAY ADDITIONAL LINE STREETSCAPE provide an opportunity to create a new urban & SIDEWALK WIDTH

street wall, with a building base (that can include EXISTING NEW BUILDING TYPICAL DEVELOPMENT EXISTING PUBLIC parking) and would help to establish a more REALM pedestrian scale to the streetscape.

OGDEN AVENUE CORRIDOR OGDEN AVENUE

3.0 SITE SPECIFIC GUIDELINES COMMENTS Transform Ogden from an 3.2automobile Ogden3.2.2 - Orient Avenue oriented retail and other street commercial into a walkable city street to serve as a gateway into the West Loop. Transform Ogdenuses from towards an automobile Ogden oriented Avenue street into awhere walkable citythere street are to serve as a gateway into the West Loop. substantial vehicular traffic counts and greater 3.2.1 Large scale triangular parcels along Ogden visibility. COMMENTS Leave a provide an opportunity to create an new Comment! 3.2.1 - Large scale triangular parcelsurban streetwall, along with a buildingOgden base (that SETBACK FOR RIGHT OF WAY ADDITIONAL can include parking) and would help to LINE STREETSCAPE provide an opportunity to create aestablish new a more urban pedestrian scale to the & SIDEWALK streetscape. WIDTH street wall, with a building base (that can include EXISTING NEW BUILDING TYPICAL DEVELOPMENT EXISTING PUBLIC REALM COMMENTS parking) and would help to establish3.2.3 a more - Tall buildings can create an opportunity for pedestrian scale to the streetscape. iconic buildings and gateway elements to help identify the western edge of the West Loop.

OGDEN AVENUE

UNIQUE, SLENDER, RESIDENTIAL TOWER DEVELOPMENT, GATEWAY TOWERS FACING A PARK, TORONTO, ONTARIO VANCOUVER, BRITISH COLUMBIA

COMMENTSCOMMENTS 3.2.2 - Orient retail and other commercial3.2.4 - The parcel depth allows for tower setbacks that will reduce the impact of height on the uses towards Ogden Avenue whereavenue. there are substantial vehicular traffic counts and greater 3.2.2 Orient retail and other commercial uses 3.2.3 Tall buildings can create an opportunity for visibility. towards Ogden Avenue where there are iconic buildings and gateway elements to substantial vehicular traffic counts and help identify the western edge of the West greater visibility. Loop.

COMMENTS

PREFERRED TOWER 3.2.5 - Tall buildings should be placed parallel to LAYOUT AND ORIENTATION Ogden Avenue to reinforce the urban form of the

street. OGDEN AVENUE STREET WALL COMMENTS

PREFERRED PODIUM 3.2.3 - Tall buildings can create an opportunity for LAYOUT iconic buildings and gateway elements to help 3.2.4 The parcel depth allows for tower setbacks 3.2.5 Tall buildings should be placed parallel to identify the western edge of the West Loop. that will reduce the impact of height on Ogden Avenue to reinforce the urban form of Ogden Avenue. the street.

WASHINGTON STREET CORRIDOR West Loop Design Guidelines UNIQUE, SLENDER, RESIDENTIAL TOWER DEVELOPMENT, GATEWAY TOWERS FACING A PARK, 51 TORONTO, ONTARIO VANCOUVER, BRITISH COLUMBIA Encourage new residential development with non-commercial uses on the ground level to be more pedestrian oriented.

Leave a COMMENTSCOMMENTS Comment! 3.3.1 - East of Carpenter Street: Support the 3.2.4 - The parcel depth allows for tower setbacks existing urban streetscape with street trees and that will reduce the impact of heightparkway on the and buildings at property line. avenue.

COMMENTS 3.3.2 - West of Carpenter Street: Support a walkable neighborhood scale by establishing a 5 foot setback for foundation planting with fencing except at entrance and retail locations. COMMENTS

PREFERRED TOWER 3.2.5 - Tall buildings should be placed parallel to LAYOUT AND ORIENTATION Ogden Avenue to reinforce the urban form of the street. OGDEN AVENUE STREET WALL

PREFERRED PODIUM LAYOUT

9 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017

WASHINGTON STREET CORRIDOR

Encourage new residential development with non-commercial uses on the ground level to be more pedestrian oriented.

Leave a COMMENTS Comment! 3.3.1 - East of Carpenter Street: Support the existing urban streetscape with street trees and parkway and buildings at property line.

COMMENTS 3.3.2 - West of Carpenter Street: Support a walkable neighborhood scale by establishing a 5 foot setback for foundation planting with fencing except at entrance and retail locations.

9 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017 3.0 SITE SPECIFIC GUIDELINES 3.3 Washington Street Encourage new residential development with non-commercial uses on the ground level to be more pedestrian oriented.

3.3.1 East of Carpenter Street: Support the existing urban streetscape with street trees and parkway and buildings at the property line.

3.3.2 West of Carpenter Street: Support a walkable neighborhood scale by establishing a setback for foundation planting with ornamental fencing except at entrance and retail locations.

52 West Loop Design Guidelines 3.03.0 SITESITE SPECIFICSPECIFIC GUIDELINESGUIDELINES RANDOLPHRANDOLPH && LAKELAKE STREETSTREET CORRIDORSCORRIDORS

RANDOLPHRANDOLPH STREETSTREET CORRIDORCORRIDOR

SupportSupport thethe streetstreet asas aa commercialcommercialSITE SPECIFIC andand retail retailGUIDELINES corridor.corridor. 3.4 Randolph Street Leave a Support the street as a commercial and retail corridor. Leave a Comment! PREFERRED MID- Comment! 3.4.1 Randolph Street should continue to be PREFERREDBLOCK TALL MID- BUILDINGBLOCK TALL ZONE COMMENTS developed as a commercial and retail BUILDING ZONE COMMENTS 3.4.1 - Randolph Street should continuecorridor and the existing to retail be and restaurant 3.4.1 - Randolph Street should continuecharacter should be preserved.to be Tall developed as a commercial and retailresidential buildings corridor located along Randolph developed as a commercial and retailStreet should corridor be set back towards the and the existing retail and restaurantcenter of the character block and not front directly on and the existing retail and restaurantRandolph Street.character RANDOLPH RANDOLPHSTREET should be preserved. Tall residential buildings CORRIDORSTREET should be preserved. Tall residential buildings CORRIDOR located along Randolph Street should be set located along Randolph Street should be set LAKE STREETLAKE back towards the center of the block and not CORRIDORSTREET back towards the center of the block and not CORRIDOR frontfront directlydirectly onon RandolphRandolph Street.Street.

3.4.2 Parking and service access should not be accessed from the Randolph Street frontage, COMMENTS only from alleys and/or north or south side COMMENTS 3.4.3 - Parking and service accessstreet locations.should not be PARKING 3.4.3 - Parking and service access should not be PARKING accessed from the Randolph Street frontage, ALLEY accessed from the Randolph Street frontage, ALLEY Service only from alleys and/or north or south side ServiceAccess only from alleys and/or north or south side Access

RANDOLPH STREET streetstreet locations.locations. RANDOLPH STREET

LAKELAKE STREETSTREET CORRIDORCORRIDOR

West Loop Design Guidelines 53 AddressAddress thethe uniqueunique conditionsconditions ofof thethe elevatedelevated CTACTA structure.structure.

COMMENTS COMMENTS Leave a 3.5.1 - An upper level setback is encouraged Leave a 3.5.1 - An upper level setback is encouraged Comment! Comment! alongalong LakeLake StreetStreet toto maintainmaintain daylightdaylight atat thethe groundground level.level. ThisThis isis especiallyespecially truetrue alongalong thethe southsouth sideside ofof thethe streetstreet wherewhere streetstreet daylightdaylight willwill bebe impactedimpacted byby bothboth shadowsshadows andand thethe “L”.“L”. TheThe setbacksetback cancan alsoalso bebe utilizedutilized toto provideprovide aa soundsound bufferbuffer forfor buildingsbuildings adjacentadjacent toto thethe “L”.“L”.

COMMENTS COMMENTS 3.5.23.5.2 -- ConsiderConsider soundsound absorbentabsorbent materialsmaterials alongalong LakeLake StreetStreet toto helphelp withwith mitigatingmitigating thethe soundsound reverberatingreverberating fromfrom thethe “L”“L” ..

COMMENTS COMMENTS 3.5.33.5.3 -- ResidentialResidential entrances,entrances, parkingparking entrances,entrances, andand drop-offdrop-off zoneszones shouldshould bebe locatedlocated alongalong alleysalleys andand north-southnorth-south sideside streetsstreets wherewhere possiblepossible andand notnot alongalong LakeLake Street.Street. RetailRetail andand commercialcommercial entrancesentrances shouldshould bebe locatedlocated alongalong thethe LakeLake StreetStreet frontage.frontage.

10 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017 10 // WEST LOOP DESIGN GUIDELINES – COMMUNITY MEETING July 13, 2017 3.0 SITE SPECIFIC GUIDELINES 3.4 Randolph Street Vision Alternative 1

4 8

1 7 5

2 6

Based on feedback from community stakeholder and sister agencies, a long-term improvement vision for Randolph Street is illustrated above along with an alternative vision on page 56. Both of these visions will require further study, engineering, and funding for implementation. The vision includes a total reconfiguration of the existing roadway cross section to improve both safety and aesthetics. In the vision, frontage lanes are eliminated, and thereby pedestrian space is increased and pedestrian safety is improved throughout the busy corridor. Other improvements envisioned, include: • Corner bumpouts to improve pedestrian safety at intersections; • A wide, linear, landscape parkway; • Dedicated seating areas integrated within the new landscape areas; • Widened sidewalks including increased space for outdoor cafes and festivals; and, • More efficient on-street parking. • New landscape areas to slow down stormwater run-off and reduce stormwater entering the City’s combined sewer system.

54 West Loop Design Guidelines 1 Corner bumpouts 2 Enlarged landscape parkway with stormwater 3 Dedicated seating areas infiltration and mitigation features

4 Integrated seating and landscape spaces 5 Outdoor cafes for adjacent retail spaces 6 Widened sidewalks for pedestrian promenade

7 Protected bike lanes 8 Consolidated loading, valet and ride share pickup locations.

West Loop Design Guidelines 55 3.0 SITE SPECIFIC GUIDELINES 3.4 Randolph Street Vision Alternative 2

8 5

6 7 1 3

2 4

Based on feedback from community stakeholder and sister agencies, a long-term improvement vision alternative for Randolph Street is illustrated above. Similar to Alternative 1, the vision includes a total reconfiguration of the existing roadway cross section to improve safety, functionality, and aesthetics. In the Alternative 2 vision, the roadway features one-way driving lanes and separated bike lanes. The pedestrian space is increased to allow for a large pedestrian park and promenade on the south side of the street with large landscape areas, integrated seating, and widened sidewalk areas. These improvements increase pedestrian comfort, usability, and safety. Other improvements envisioned, include: • Corner bumpouts to improve pedestrian safety at intersections; • A wide, linear, landscape parkway on the north side of the street; • Dedicated seating areas integrated within the new landscape areas; • Widened sidewalks including increased space for outdoor cafes and festivals; and, • More efficient on-street parking. • New landscape areas to slow down stormwater run-off and reduce stormwater entering the City’s combined sewer system.

56 West Loop Design Guidelines 1 Corner bumpouts 2 Enlarged landscape parkway with stormwater 3 Dedicated seating areas infiltration and mitigation features

4 Integrated seating and landscape spaces 5 Outdoor cafes for adjacent retail spaces 6 Widened sidewalks for pedestrian promenade

7 Protected bike lanes 8 Consolidated loading, valet and ride share pickup locations.

West Loop Design Guidelines 57 3.0 SITE SPECIFIC GUIDELINES 3.5 Lake Street Address the unique conditions of the elevated CTA structure.

3.5.1 An upper level setback is encouraged along Lake Street to maintain daylight at the ground level. This is especially true along the south side of the street where street daylight will be impacted by both building shadows and the “L”. The setback can also be utilized to provide a sound buffer for buildings adjacent to the “L”.

3.5.2 Consider sound absorbent materials along 3.5.3 Residential entrances, parking entrances, 3.5.3 Enhanced ground floor building façade Lake Street to help with mitigating the sound and drop-off zones should be located along lighting is encouraged along Lake Street. reverberating form the “L”. alleys and north-south side streets where possible and not along Lake Street. Retail and commercial entrances should be located along the Lake Street frontage.

58 West Loop Design Guidelines PAGE INTENTIONALLY LEFT BLANK

West Loop Design Guidelines 59 3.0 SITE SPECIFIC GUIDELINES 3.6 Madison Street Vision

Phase 1 Based on feedback from community stakeholder and sister agencies, a long-term improvement vision for Madison Street is illustrated above. The vision is considered in two phases. The first, near-term phase includes removal of the existing landscape medians. In their place, pedestrian refuge islands and corner bump-outs will be implemented to improve pedestrian safety. The refuge islands and bumpouts will also slow motor vehicle traffic speeds to better create a sense of place, and that bumpouts increase sidewalk space for other uses such as landscaping, bike racks, seating, etc. A center turn lane will be striped to improve traffic efficiency. 1 Remove raised mid-street planters and 2 Corner and mid-block bumpouts, with replace with strategic pedestrian refuge islands landscape area that could be designed to reduce, slow down, and filter stormwater runoff.

60 West Loop Design Guidelines 4

Phase 2 Improvements to streetscape elements such as landscape planters, seating, lighting, and upgraded hardscape materials will be implemented as part of a second phase of roadway improvements. This phase of improvement will complement changes made to the roadway geometry as part of Phase 1, and will support Madison Street’s identity as an important West Loop commercial corridor.

3 Sidewalk seating and landscape planters 4 Lighting and community identity banners

West Loop Design Guidelines 61 3.0 SITE SPECIFIC GUIDELINES 3.7 Areas Adjacent To Historic Districts Create compatible urban form adjacent to historic districts.

3.7.1 Specific attention should be given to preserving the scale of the existing streetwall.

3.7.3 The scale of architectural design elements 3.7.2 A transition in the scale of new construction and details in the surrounding historic context is necessary to appropriately complement should be considered. the lower scale of existing historic structures. New developments being proposed adjacent to historic districts should provide a transition in scale to help preserve the unique urban character of the district.

3.7.4 New development massing and building form 3.7.5 Streetscape and public way improvements should be designed to frame and enhance in areas adjacent to historic districts street-level views of landmark buildings. should continue the treatments and street configurations found within historic districts, in order to create a seamless pedestrian experience.

62 West Loop Design Guidelines 3.0 SITE SPECIFIC GUIDELINES 3.8 Areas Adjacent To Parks & Open Spaces Create compatible urban form adjacent to parks and open space.

3.8.1 Create opportunities for buildings to frame and enhance open space and streetscapes by defining the edge of the public realm (to include sidewalks, open space, plazas, etc).

3.8.2 Buildings proposed for the sites adjacent EXAMPLE PARK SHADOW STUDY - OAK PARK (HPA ARCHITECTS) to a park space should provide a shadow study, and illustrate how the development will mitigate any impacts to the park space.

3.8.3 Retail and other active ground floor uses are desirable surrounding the park, to enhance the pedestrian experience and increase safety.

West Loop Design Guidelines 63 3.0 SITE SPECIFIC GUIDELINES 3.9 Retail Areas Support existing retail locations in the West Loop to thrive as walkable shopping districts.

3.9.1 First floor façades in identified retail areas should maintain a significant percentage of the ground floor area as retail storefront. In non-retail areas, active ground floor uses are encouraged.

3.9.2 Within retail areas provide appropriate retail 3.9.3 Façades within retail areas should have a 3.9.4 Multiple entries along a street block-face are first floor heights. high percentage of clear un-tinted glazing encouraged to enhance the activity of the along the primary street frontages (refer to street. Zoning Ordinance criteria).

64 West Loop Design Guidelines PAGE INTENTIONALLY LEFT BLANK

West Loop Design Guidelines 65 4.0 PUBLIC REALM GUIDELINES Introduction

This section addresses design strategies for 4.3 Sustainable Design encouraging active and successful public space Design that has a low impact on the environment within the West Loop. It includes guidelines for is an important component of design excellence. pedestrian safety, placemaking, streetscape design, These guidelines outline recommendations signage and identity design, and sustainable design. for building and site design that minimizes environmental impact. 4.1 Placemaking Placemaking is the formal or informal integration of 4.4 Streetscape improving public space to help improve sense of The goal of these guidelines is to encourage high place. The goal of these guidelines is to help ensure quality design and materials within the public right that thoughtful placemaking is prioritized in the West of way. To achieve this goal, guidelines following Loop. The guidelines highlight opportunities for city standards and recommend sharing costs of vacant lot improvement as well as city-sponsored streetscape implementation with private developers. opportunities that are aimed at placemaking (like Make Way for People) that help community 4.5 Signage & Identity members implement “people spots” – temporary Well-designed signage and public art can contribute places for art, programs, or just hanging out - in their positively to an area’s sense of place. The goal of own neighborhoods. these guidelines is to encourage the use of signage, art, and wayfinding in the West Loop to positive 4.2 Pedestrian and Bicyclist Safety effect. Pedestrian Safety is fundamental to creating a walkable and enjoyable environment. The goal of these guidelines is to ensure best practices for pedestrian safety are implemented as the West Loop continues to grow and thrive. The guidelines encourage ADA-compliant accessibility, and support policy initiatives and intent of the City of Chicago Department of Transportation (CDOT)’s Complete Streets Design Guidelines program.

66 West Loop Design Guidelines West Loop Design Guidelines 67 4.0 PUBLIC REALM GUIDELINES 4.1 Pedestrian and Bicyclist Safety

4.1.1 When reconstructing street corners to meet CDOT and ADA accessibility standards, provide corner bumpouts to reduce the crossing distance at intersections and enhance public safety.

4.2 Placemaking

4.2.1 Leverage CDOT’s Make Way for People 4.2.2 Where feasible, coordinate with property program to develop underutilized public open owners of vacant lots to activate them with spaces. Potential applications include People temporary improvements such as community Spots, People Streets, People Plazas and gardens, public art installations, landscaping People Alleys. or other improvements to enhance the pedestrian experience.

68 West Loop Design Guidelines 4.0 PUBLIC REALM GUIDELINES 4.3 Streetscape

4.3.1 Create a safe and inviting public realm 4.3.2 When streetscape improvements are 4.3.3 Follow applicable City of Chicago Design including high quality paving materials, planned for the public right of way Standards (CDOT Streetscape Design lighting, plantings, and sidewalk furnishings. immediately adjacent to a proposed project, Standards, Guide to the Chicago Landscape the property owner is responsible for paying Ordinance, CDOT Street and Site Plan all necessary construction costs and or Design Standards and City of Chicago constructing the necessary improvements as Sidewalk Café Requirements). well as coordinating with all authorities having jurisdiction.

4.4 Sustainable Design 4.5 Signage & Identity

4.4.1 Incorporate sustainable design features 4.5.1 Express neighborhood character in in the public realm by utilizing CDOT’s streetscape design through: wayfinding Sustainable Urban Infrastructure Guidelines and informational signage, public art where feasible. opportunities, banners, and other strategies. Develop a unified approach and strategy through the various neighborhood organizations.

West Loop Design Guidelines 69 5.0 PARKING & SERVICE GUIDELINES Introduction

These guidelines seek to preserve existing and 5.3 Bicycle Amenities encourage new high-quality support infrastructure As support of bike infrastructure grows in Chicago, within the West Loop. This section includes cycling continues to grow as a popular choice for recommendations for alley, service, and loading local transportation. The goal of these guidelines is access, off-street parking, and bicycle amenities. to accommodate the needs of people bicycling as a part of existing and new development, including provision of high-comfort bike accommodations 5.1 Alley, Service and Loading Access (such as protected bike lanes, raised bike lanes, Chicago’s alleys, service areas, and loading etc.) where appropriate. zones provide important infrastructure for access and necessary services. The goal of these guidelines is to ensure proper use of existing service infrastructure, and recommend for the implementation of low impact and site-appropriate service infrastructure as site redevelopment occurs.

5.2 Off-Street Parking Convenient and accessible parking is a critical support amenity for the retail, restaurant, and residential uses in the West Loop. The goal of these guidelines is to accommodate necessary and accessible parking, without compromising the quality of the built environment. Guidelines cover issues like location of parking access to minimize access points and support retail use. They also cover recommendations for accommodating taxi services, car-sharing, and electric vehicle parking.

70 West Loop Design Guidelines West Loop Design Guidelines 71 5.0 PARKING & SERVICE GUIDELINES 5.1 Alley, Service & Loading Access

5.1.1 Locate loading docks off the public alley to minimize pedestrian conflicts where feasible. Where public alley access is not feasible, locate loading dock access on the adjoining side street.

5.1.2 Setback loading docks off the public way 5.1.3 If the proposed development spans an 5.1.4 Existing on-street loading zones are to so that delivery trucks, moving vans, waste entire block and the block is larger than the be re-evaluated as part of the planned haulers and other trucks minimize curbside standard City of Chicago block, consider development process to determine their conflicts within the public way. In addition, incorporating an internal alley to handle overall use and effectiveness. large developments are encouraged to service and loading. incorporate an in internal vehicular drop-off area.

72 West Loop Design Guidelines 5.0 PARKING & SERVICE GUIDELINES 5.2 Off-Street Parking

5.2.1 Locate access to structured parking facilities 5.2.3 Provide audio/visual pedestrian warning off the public alley when feasible to minimize systems on the exit drive of parking facilities pedestrian conflicts. Where public alley in heavily traveled pedestrian areas. Volume access is not feasible, locate garage access levels for the audible feature should not on the adjoining side street. adversely impact adjoining properties.

5.2.4 In retail areas, provide retail parking on the 1st floor behind the retail or underground or above the 1st floor to serve the parking requirements.

5.2.2 Parking structure façade design on all street 5.2.5 Incorporate parking for a car-sharing service frontages must comply with current City of into structured parking facilities. Chicago zoning ordinance. 5.2.6 Incorporate electric-vehicle car-charging stations into parking structures.

5.2.7 Provide ride share and taxi loading areas within developments in order to minimize curbside conflicts and congestion.

5.3 Bicycle Amenities

5.3.1 Provide secured bicycle storage and parking 5.3.2 Offer shower and changing facilities on-site 5.3.2 Install an on-site bicycle fix-it station enabling within buildings. Residential buildings are or access to nearby facilities at a discount for bike repairs and maintenance. strongly encouraged to provide bicycle commercial office users. parking and storage at a 1:1 ratio.

West Loop Design Guidelines 73 ACKNOWLEDGMENTS

The City of Chicago Department of Planning & In addition, The City of Chicago Department of Development would like to thank the members of Planning & Development would like to thank the the working group for their thoughtful contributions community organizations and our gracious meeting throughout the project. The working group consisted hosts throughout the process. of West Loop stakeholders, including residents, developers, community organizations and other local BuiltWorlds leaders. Catalyst Ranch Chicago Architecture Foundation Alderman Walter Burnett Jr., 27th Ward Metropolitan Planning Council Alderman Jason Ervin, 28th Ward Neighbors of West Loop Alderman Daniel Soils, 25th Ward SoHo House Chicago Carla Agostinelli, West Loop Community Sperry Van Ness Organization West Central Association Roderick Burch, West Central Association West Loop Community Organization Erin Cabonargi, Sterling Bay WeWork Fulton Market Armando Chacon, West Central Association and YMCA of Metro Chicago Mary Bartelme Park Advisory Council Lena Elias-Bluett, Neighbors of West Loop Michael Ezgur, Acosta Ezgur, LLC Kathleen Fitzgerald George Halik, Booth Hansen Brennan Hitpas, Newcastle Limited Levar Hoard, Urban Development Lab Katie Jahnke Dale, DLA Piper Hannah Jones, Industrial Council of Nearwest Chicago (ICNC) Rick Kintigh, Sterling Bay Matt Letourneau, Neighbors of West Loop Scott Maesel, Sperry Van Ness Marisa Novara, Metropolitan Planning Council Lynn Osmond, Chicago Architecture Foundation Vicente Sanchez, 25th Ward Jeff Shapack, Shapack Partners Moshe Tamssot, True West Loop Curtis Winkle, University of Illinois Chicago Megan Zack, Hartshorne Plunkard Architecture

74 West Loop Design Guidelines RESOURCES

Near West Side Plan City of Chicago Zoning Ordinance Complete Streets Chicago Design Guidelines

Central Area Action Plan City of Chicago Development Manual for Plan City of Chicago Make Way For People Campaign Commission Projects Fulton Market Innovation District Sustainable Urban Infrastucture Guidelines Guide to the Chicago Landscape Ordinance Fulton-Randolph Market District Guidelines City of Chicago Sustainable Development Policy Matrix

IMAGE CREDITS

1. http://www.resideliving.com/residewestloop/ 11. http://inhabitat.com/nyc/photos-hunters-point- 20. http://faslanyc.blogspot.com/2010/06/on- (Cover Pages) south-waterfront-park-and-urban-beach-opens- broadway-tactical-urbanism.html (Page 68, today-in-long-island-city/hunters-point-south-bioswal Placemaking 4.2.2) 2. https://webapps.cityofchicago.org/landmarksweb/ (Page55&57, Enlarged landscape parkway) web/districtdetails.htm?disId=14 (Page 17, Jackson 21. http://greenworkspc.com/denver_pole__212_ Boulevard District) 12.https://www.aiadallas.org/v/columns-detail/ modified/ (Page 69, 4.4.2) Moving-Beyond-New-Urbanism-Inclusive-Planning- 3. http://abc7chicago.com/news/chicago- and-Design/mv/ Photo credit: Billy Hustace (Page 22. http://chicagoeventgraphics.com/products/ set-to-start-fulton-market-streetscape- 55&57, Dedicated seating areas) metal_street_pole_signage/ (Page 69, 4.4.3) project/1742885/#gallery-1 (Page 17, Fulton Market) 13. http://marcianovaes.com.br/v2/tag/mobiliario- 23. http://www.buchan.com.au/projects/victoria- 4. https://www.dnainfo.com/chicago/20160804/ urbano-2/ (Page 55&57,Integrated seating and square-apartments-and-podium (Page73, 5.2.2) west-loop/overcrowded-lake-street-is-increasingly- landscape spaces) dangerous-west-loop-residents-say. DNAinfo/ 24. http://www.hotelvanzandt.com/boutique-hotels- Stephanie Lulay. (Page 24, CTA Morgan Station) 14. http://creatingthislife.com/chicago-by-iphone/ austin-photos/ (Page73, 5.2.7) (Page 55&57, Outdoor cafes for adjacent retail 5. http://yochicago.com/luxe-on-madison- spaces) adding-west-loop-apartments-for-mid-january- occupancy/41815/ (Page 24, Madison street bus 15. http://hicarquitectura.com/2014/02/lola- stop) domenech-remodelacion-del-passeig-sant-joan- barcelona/ (Page 55&57, Widened sidewalks for 6.http://www.chicagobusiness.com/ pedestrian promenade) realestate/20150630/CRED03/150639986/umami- burger-to-open-on-randolph-street-next-year (Page 16. indyculturaltrail.org (Page 55&57, Protected bike 28, Randolph Street Retail Area) lanes)

7. Chicago Architecture Foundation (Page 30, 17. http://www.bikewalklincolnpark.com/2012/08/ Alternative approaches to handle building massing do-refuge-islands-discourage-drivers.html (Page60, with similar FAR and gross building square footage.) Remove raised mid-street planters and replace with strategic pedestrian refuge islands) 8. GoogleMap street view (Page 31, Scenario 1) 18. http://chicagocompletestreets.org/streets/mwfp/ 9. Hartshorne plunkard architecture (Page 35) peoplespots/ (Page 68, Placemaking 4.2.1)

10. http://greenworkspc.com/main-streets/kenton- 19. http://faslanyc.blogspot.com/2010/06/on- streetscape-north-denver-avenue/ broadway-tactical-urbanism.html (Page 68, (Page 55,57,60,68, Corner bumpouts) Placemaking 4.2.2) West Loop Design Guidelines 75 City of Chicago Department of Planning & Development August 2017