CTA LBMM Existing Conditions
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TRANSIT ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION CTA Red and Purple Modernization Phase One April 2017 - REVISED DRAFT TRANSIT ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION ACKNOWLEDGEMENTS Chicago Transit Authority Sponsor Solomon Cordwell Buenz Prime Consultant, Urban Design, Land Use, and Zoning Planner McGuire Igleski & Associates Historic Preservation Consultant Kirsch-Taylor Consulting Real Estate Consultant Goodman Williams Group Market Analyst Consultant Fish Transportation Group, Inc. Transportation Consultant Vistara Construction Services, Inc. Cost Estimating Consultant David Mason & Associates Civil Engineering Consultant Grisko LLC Community Outreach Consultant April 2017 - REVISED DRAFT CTA Red and Purple Modernization Phase One 2 TRANSIT ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION TABLE OF CONTENTS INTRODUCTION 4 Red and Purple Modernization (RPM) Transit-Oriented Development (TOD) Plan Overview 5 Ward Boundaries 7 Existing Conditions 8 DISTRICT 9 Land Use Overall 10 Detailed Building Use 12 Public Open Space 14 Zoning 15 TOD Eligible Zoning Parcels 19 Historic Districts / Buildings 20 TIF Boundaries 21 Transportation 22 Station Area Transit Conditions 24 Roadway Typology, Traffic Volumes, and Signalization 29 Public Realm and Street Character Analysis 30 SUMMARY AND INITIAL ASSESSMENT 41 Summary and Initial Assessment 42 Development Opportunities Map 44 INDEX 45 Figure Index 46 Table Index 48 April 2017 - REVISED DRAFT CTA Red and Purple Modernization Phase One 3 TRANSIT ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION INTRODUCTION April 2017 - REVISED DRAFT CTA Red and Purple Modernization Phase One 4 TRANSIT ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION RED AND PURPLE MODERNIZATION (RPM) TRANSIT-ORIENTED DEVELOPMENT (TOD) PLAN OVERVIEW RPM is a multi-stage Chicago Transit Authority More information about the LBMM Phase One (CTA) capacity expansion program aimed track level improvements can be found at at accomplishing extensive transit system http://www.transitchicago.com/rpmproject/ improvements using a strategically phased implementation approach. This RPM TOD Plan SUMMARY OF THE DISTRICT is a development-focused study to be completed The LBMM District is concentrated along the as part of the RPM Phase One Initiative. North Broadway corridor stretching from Leland RPM Phase One requires the acquisition and Avenue to Ardmore Avenue. The District covers demolition of properties in order to locate new roughly 157 acres, four major CTA Red Line track structure elements and stage construction. stops, three Aldermanic Wards (see Figure 1.2), The TOD Plan scope is focused on specific and several diverse neighborhoods including redevelopment strategies for portions of the portions of: properties that may no longer be needed for CTA operations after construction. The final design • Uptown Square Historic District for the rail construction project has not been • Asia on Argyle and the West Argyle Street completed. Thus, the TOD Plan will develop Historic District concepts based on approximate property shapes and sizes that may change once the design and • Edgewater construction is complete. (see Figure 1.1) • Bryn Mawr Historic District The TOD Plan focus area encompasses the The LBMM District serves as a major Lawrence to Bryn Mawr Modernization District, transportation corridor in the City, and is referred to as “the LBMM District,” and the traversed by several major east-west arterial Red-Purple Bypass Area (covered in a separate streets that connect the neighborhoods to Lake document). Shore Drive and many recreational park spaces / facilities along the lakefront. These streets LAWRENCE TO BRYN MAWR also serve as historic neighborhood commercial MODERNIZATION PROJECT corridors, and are included in the district: The Lawrence to Bryn Mawr Modernization • Hollywood Avenue Project includes reconstruction of approximately • Bryn Mawr Avenue 1.3 miles of the existing rail line from Leland Avenue on the south to near Ardmore Avenue on • Berwyn Avenue the north. The four stations (Lawrence, Argyle, • Argyle Street Berwyn, and Bryn Mawr) in this segment will • Foster Avenue be rebuilt, expanded, and modernized, while adding elevators that provide access for people • Lawrence Avenue with disabilities and improve convenience for the Together, the LBMM District encompasses elderly and riders with carts, strollers, and bags. culturally, ethnically, and economically diverse The project will increase passenger capacity communities with a broad range of land uses, and station access along the corridor, expand development densities, and architectural styles. platforms and stairways, and replace and modernize crumbling track structures. April 2017 - REVISED DRAFT CTA Red and Purple Modernization Phase One 5 TRANSIT ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION Figure 1.1: District Boundary and Sites April 2017 - REVISED DRAFT CTA Red and Purple Modernization Phase One 6 TRANSIT ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION Figure 1.2: Ward Boundaries April 2017 - REVISED DRAFT CTA Red and Purple Modernization Phase One 7 TRANSIT ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION EXISTING CONDITIONS This Report is a compilation of initial data 1. Properties where station facilities need to be assessments, mapping, site research, and located for continued transit access during previous document review conducted at the the construction phase. end of 2016. This document serves as the 2. Properties required to stage the complicated basis for a detailed TOD Plan analysis and construction process in a constrained urban recommendations. The CTA provided the team area. with informational resources from past planning and development work, which is augmented 3. Existing CTA owned properties with buildings with updated map data from the City of Chicago, located adjacent to stations that may be and field data collection and verification. The beyond the footprint of the operating rail following maps, diagrams, and photographs structure after the project. provide a snapshot in time of the LBMM District The selection and acquisition of these characteristics that will influence future decision properties was the result of an environmental making. impact analysis process, required by the National Environmental Policy Act (NEPA) DISTRICT BOUNDARY AND LOCATION OF that included extensive public and property REDEVELOPMENT SITES owner outreach (starting in 2009). The NEPA Prior to initiation of the TOD Plan, the CTA requirements were finalized and approved developed an acquisition plan for properties prior to the start of this TOD Planning process. that will be required for the track infrastructure Additional information about this process is construction project. The CTA also inventoried available for download from the CTA’s website and assessed land under current CTA http://www.transitchicago.com/rpmproject/. ownership. The properties were identified for Properties, or portions there of, that may three primary reasons: become available for development post- construction are shown in Figure 1.1 and the key property locations are mapped in red. April 2017 - REVISED DRAFT CTA Red and Purple Modernization Phase One 8 TRANSIT ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION DISTRICT April 2017 - REVISED DRAFT CTA Red and Purple Modernization Phase One 9 TRANSIT ORIENTED DEVELOPMENT PLAN EXISTING CONDITIONS REPORT LAWRENCE TO BRYN MAWR MODERNIZATION LAND USE OVERALL The LBMM District is generally comprised of such as Walgreens and CVS, and older, low density commercial and retail uses that mixed use buildings. Additionally, many of the front along Broadway (see Figure 1.3). East- commercial uses include auto repair and sales. west neighborhood streets such as Argyle The historic east-west streets are comprised Street and Bryn Mawr Avenue have a mixed of local businesses, neighborhood services, use character with first floor services or retail, restaurants, and small-scale offices. There are and upper floor residential and offices uses. a number of vacant first floors and some entirely High density residential neighborhoods are vacant buildings located along Lawrence Avenue located to the east of the District boundary, in the Uptown Square Historic District. Winthrop and extend to Lake Shore Drive. A mix of low Avenue, along the eastern edge of the District, is density historic single family uses, and smaller a mature residential street with local schools and scale multi-family housing defines the areas religious facilities. to the west and in nearby Andersonville. The LBMM District contains little vacant land for new BUILDING UPPER FLOOR USE development, however, there are many areas As shown in the Building Upper Floor Use within the District that have low land utilization Diagram (Figure 1.5) in the LBMM District, and large surface parking lots that have potential there is a relatively small amount of mixed for redevelopment. use development compared to surrounding neighborhoods. The residential multi-family DETAILED BUILDING USE housing east of Broadway, along neighborhood Detailed building uses were field-collected by streets such as Berwyn Avenue, can range up the consultant