Final Report—January 2015

Logan Square Corridor Development Initiative Contents Letter from Ald. Rey Colón (35th Ward)

Letter from Ald. Rey Colón (35th Ward) 1 Dear Neighbor,

Executive summary and recommendations 2 The 35th Ward has earned its place in the world. Meters, LLC, which returned the management of By the end of the process, 16 different hypothetical Named among the 10 hottest neighborhoods in the neighborhood parking lots back to the City. At development scenarios were created. A panel of The Corridor Development Initiative 5 the country, Logan Square has all the hallmarks of a my request, the Chicago Depts. of Planning and development and finance experts examined four of strong urban community: an economically and ethni- Development, Transportation, and Revenue and the the most representative proposals and gave recom- Logan Square and the Milwaukee Avenue corridor 6 cally diverse population; a vibrant creative scene; cof- CTA examined the use of the Emmett Street Parking mendations to ensure their viability. See pages 16 to 19 fee shops, restaurants and bars; and excellent public Lot located at 2630 N. Emmett St. and the adjacent for four proposals for Station plaza and parking lot sites 7 transportation that serves locals and brings residents Logan Square CTA Blue Line Plaza. It was determined This publication documents the community’s efforts, this site that reflect the from across the city to enjoy our local businesses, that the land is underutilized, and the overwhelm- needs and goals, both for the public record and to community’s priorities. Community participation 8 cultural opportunities, institutions and parks. ing consensus was that, as one parcel, there is great provide to potential developers of these sites. When potential for a high-impact development near this a Request for Proposals (RFP) occurs, the report and Meeting 1: Community goals 11 With all of these assets, it’s no wonder that Logan transit station. the community’s input will inform the parameters, Square is attracting a number of new development and it is my goal to come back to the community with Meeting 2: Scenario development 13 opportunities, including along the Chicago Transit In 2009, the Metropolitan Planning Council (MPC) dynamic competing proposals. Authority (CTA) Blue Line corridor spanning Milwau- facilitated a series of local participatory planning Proposal characteristics 15 kee Avenue. Longtime residents and recent arrivals meetings called the Corridor Development Initiative I’m grateful for all those who participated in this Logan Square alike have come to the table to discuss and debate (CDI), which proactively engages residents in creat- effort. It is an honor to serve a community where Scenario 1 16 what these changes will mean for the community—a ing feasible, community-led options for redeveloping pursuing a higher quality of life, economic growth tribute to the participatory community development underused sites. It was such a well-received process and a bright future for our neighborhood is a mutual Scenario 2 17 practices we have established over time. that I asked MPC to return once again and host partnership. another CDI series focused on the Emmett Street Scenario 3 18 This report is a culmination of work by residents in parking lot and adjacent Logan Square CTA Blue Respectfully, and around the 35th Ward to plan for redevelopment Line Plaza. Three two-hour meetings took place at Scenario 4 19 of underused sites near the Logan Square CTA Blue the Hairpin Arts Center, 2810 N. Milwaukee Ave., Line station. The large number of people who actively on Sept. 9, 16 and 30. An astonishing 150 people Acknowledgments 20 participated in this planning process is reflective of attended the first meeting, a number that grew to previous community-led efforts to plan neighborhood more than 200 by the third meeting. In addition to amenities such as the designation of the Historic residents, interested developers, and reporters from Boulevards, the Milwaukee, Diversey, Kimball Land- various media outlets, representatives from the Depts. mark District, Woodard Plaza, Bloomingdale Trail, of Transportation, Planning and Development, Rev- Hairpin Lofts & Arts Center, Logan Square Skate Park, enue and the CTA attended and participated. MPC Ald. Rey Colón More information and online appendix: Logan Square Dog Park, Palmer Square and the Logan also provided additional participation opportunities to City of Chicago, 35th Ward metroplanning.org/logansquare Square Plaza & Orchard. neighborhood residents through online surveys and text messaging. In 2013, the Chicago City Council renegotiated its 75-year parking meter deal with Chicago Parking Photos by MPC unless otherwise noted. Thanks to the photographers who share their work on flickr under the Creative Commons license. Cover: Eric Allix Rogers Left: Google Back inside cover: Tripp LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE 1 Executive summary and recommendations

The Metropolitan Planning Council (MPC) has long emphasized the importance of support- How this report will be used General recommendations ing quality development near transit. Transit-oriented development (TOD) supports thriving neighborhoods by improving access to jobs and amenities across the city and suburbs, de- Ald. Colón, CDOT and the Chicago Dept. of Planning benefits of well-planned development near transit. 1. and Development (DPD) have committed to using the Logan Square’s CDI experience and outcomes should The station plaza and parking lot should be creasing cost of living and reducing traffic congestion and air pollution. Working with gov- results of the CDI to help determine the most appro- serve as a model for how proactive planning can pro- developed, but should not rise higher than six ernment, community and business leaders across metropolitan Chicago, MPC is pushing for priate, realistic uses for the station plaza and parking duce development that meets the needs and desires stories. equitable TOD on three fronts: lot. For these sites, DPD is charged with the dispo- of local residents and businesses, connects people sition of publicly owned land that is ready for sale to jobs and amenities and increases transit ridership. The majority (more than 59 percent) of people 1. Revising local land use policies, such as the City of Chicago’s 2013 TOD ordinance, to encourage development clustered near transit; or lease. Ald. Colón asked DPD to begin evaluating MPC will use lessons learned from this experience to surveyed at the workshop and online agreed it is 2. Researching new financing tools to encourage TOD that is accessible to people across the income spectrum; and potential development for both the station plaza and inform our broader advocacy for policies that support preferable to build on the station plaza, and the vast adjacent parking lot. The CDI, which was conducted well-planned, equitable transit-oriented development majority (more than 90 percent) favored building 3. Engaging communities in shaping their local vision for TOD through our Corridor Development Initiative (CDI). in association with an advisory committee of local in greater Chicagoland and regions across the country. on the Emmett Street parking lot. These views were stakeholders, was designed to collect public input reinforced by the results of the second workshop, at When Ald. Rey Colón (35th Ward) asked MPC to lead entrances, refurbish two elevators and improve incentives are available. Through three public CDI that will inform that discussion. A typical disposition Learn more about MPC’s transit-oriented development which 93 percent of development proposals created a community planning process for the plaza, bus electrical systems. Concurrently, the Chicago Dept. of workshops, an online survey and text polling, hun- process asks developers for their proposed use of initiative at metroplanning.org/tod. by participants included buildings on the parking lot turnaround and parking lot above the Logan Square Transportation (CDOT) is evaluating traffic circulation dreds of participants engaged with us and with one the land, the amount they would be willing to pay and 79 percent included buildings on the plaza. Blue Line station, we jumped at the opportunity. The on several segments of Milwaukee Avenue; as part another, sharing a wide range of opinions about the for it and their qualifications. DPD typically forms an The following summarizes the primary conclusions of site is both directly adjacent to transit and is in a com- of the Chicago Complete Streets initiative, the goal is community’s needs and which of those could be met internal review committee to recommend a develop- the Logan Square CDI workshops and online survey. In terms of building height, participants felt that munity undergoing rapid change. As the Milwaukee to improve safety and options for drivers, pedestrians by redevelopment of the Logan Square Blue Line sta- ment proposal, which is honed and then submitted to This report outlines a vision for the corridor that is development should reflect the surroundings. The Avenue corridor has exploded with new restaurants, and cyclists. In mid-2015, the study will identify chal- tion area. Ultimately, the community crafted specific the alderman. Ald. Colón expects to provide another feasible and that balances the many ideas expressed average proposal from the second workshop was 4.3 shops and bars, median residential rents have risen lenges along the corridor and propose street design recommendations about their visions for the plaza, opportunity for community residents to shape devel- by participants. stories tall, and the largest share of people surveyed by more than 15 percent since 2000 and the commu- alternatives. (Also, at the urging of the independent bus turnaround and parking lot. opment at that future point. The CDI recommenda- online agreed that they preferred buildings between nity experienced a 30 percent decrease in its Latino Bicentennial Improvements Project group, CDOT is tions will be integrated into both planning and devel- Required zoning updates four and five stories. population. The Logan Square Blue Line station area examining the possibility of realigning Kedzie Avenue This report details the results of this rich engagement opment processes moving forward, with DPD and Ald. is at the center of these changes—both literally, in its so that it runs west of the Blue Line station entrance, process and points the way toward securing equitable Colón weighing bids based on their ability to respond For the community’s vision for these sites to be ful- 2. geographic location at the community’s mid-point, rather than east as it currently does.) Construction development and amenities that inclusively serve the to the community’s recommendations. filled, zoning on the parking lot must be changed to The preferred use of the sites is a combination and figuratively, as a space people congregate in and could begin in 2018, depending on the study’s out- broader Logan Square community. It is important to B2-3 or B2-5 to allow the construction of housing at of affordable housing, green space and a move through every day. comes and the identification of funding. note that our goal was not to reach consensus on any MPC will distribute this report widely and continue the densities envisioned by community members. The community space that supports an indoor one vision, but to identify areas of broad agreement conversations with the City of Chicago, the Alder- zoning on the station plaza must be changed to B3-3 farmers market. Logan Square is also awaiting and considering a To help align all of these efforts and to engage the about the future of these sites and the Milwaukee man’s office, CDOT, CTA, DPD and the local advisory or B3-5 to allow the appealing mix of uses desired by number of transportation improvements. In 2014, the community in creating viable, market-based develop- Avenue corridor. committee to advocate for a redevelopment plan that the community for the site. Participants demonstrated a strong interest in mixed- Chicago Transit Authority (CTA) began a four-year, ment proposals for the Logan Square station sites, in best reflects the community’s needs and priorities. use housing development and preferred that any $492 million project to upgrade the O’Hare branch of September 2014 MPC brought the Corridor Devel- residential building include a substantial proportion— the Blue Line. The project includes funding to improve opment Initiative (CDI) to Logan Square. Along with Even as Logan Square advances its vision to shape this ranging from 50 to 100 percent—of affordable units. several stations and renovate tracks and infrastructure volunteer experts in development and financing, we important, transit-accessible area, the city of Chicago, along the elevated and subway portions of the line. provided information to help residents understand greater metropolitan region and urban areas across When asked for their top priority for the use of At Logan Square, CTA plans to upgrade the station’s what the market can support and what government the country are focusing greater attention on the limited public subsidy, the majority of people at the

2 LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE 3 The Corridor Development Initiative third workshop (59 percent) and online (51 percent) Station plaza and bus turnaround area Emmett Street parking lot The Corridor Development Initiative (CDI) is a participatory planning process that engages communities in proactively planning for real-world development scenarios. identified affordable housing. Others cited improved Through three public meetings, participants gain a deeper understanding of issues such as density, transit-oriented development, affordable housing and the true cost of green space (25 percent at the workshop, 19 percent 4. 6. development, and create a set of priorities to guide community leaders as they plan for future development in their neighborhoods. Developers can use this CDI report online), an indoor farmers market (11 percent at the The station plaza should contain pedestrian- The Emmett Street parking lot should be to understand local opportunities and values. Metropolitan Planning Council (MPC) partners with communities across Chicago to use CDI to encourage quality, equitable workshop, 8 percent online) and community space (7 oriented green space. redeveloped into mixed-income housing. development near transit. percent online). With more than 14,000 daily riders using the Blue The average proposal developed during the second Through an exercise using wooden blocks and aerial maps of the proposed sites, participants have the opportunity to “build” what they would like to see and test MPC recommends that the development team be Line station and adjacent bus lines, participants said workshop included 54 units of housing. When asked whether their projects are financially feasible. Participants then work together to consider development options and explore how their ideas would pan out on the required to designate at least 50 percent of the resi- a pedestrian-friendly open space with benches and what type of development they would like to see on ground. The CDI is not a master planning process but can be integrated with such processes. dential units as affordable housing. A total of 63 per- other amenities, as well as public programming, is the parking lot, 53 percent of workshop participants cent of proposals developed at the workshop included needed to improve the current concrete plaza. The and 61 percent of online respondents specified hous- an affordable housing component. Seventy-nine average proposal developed at the second workshop ing. Meeting 1 Meeting 2 Meeting 3 percent of proposals included a retail component and devoted one-third of the site to green space. Online, 62 percent included community space. 77 percent favored including at least some open 7. Existing conditions and goals Block exercise Development recommendations space on the station plaza, mostly in addition to built At least 50 percent of new residential units 3. development. The most popular areas for green space should be affordable. The first meeting provides an overview of current Next, community members explore design and financ- The final meeting features a panel of real estate Parking should be reduced significantly, while were the southeastern tip of the plaza and the north- land use policies and demographic and commercial ing options for their ideas through a hands-on block experts and developers who respond to the outcomes retaining a minimal amount for any future ern section along Kedzie Avenue, adjacent to the sta- Most development proposals and participants wanted changes in the community. Participants discuss devel- exercise. Participants create hypothetical develop- of the block exercise in light of current market trends. development and public use. tion entrance. Given that the plaza and parking lot are some or all of the residential units to be designated opment opportunities and challenges and set concrete ments using various wooden blocks that represent These recommendations are then compiled into a 67,000 sq. ft. in total, between 10,000 and 20,000 affordable for households earning less than 80 per- goals. different building uses. As community members build report that community leaders can present to poten- Today, the sites includes 124 available parking spaces. sq. ft. should be dedicated to green or open space. cent of area median income. A significant minority their proposals, they are sketched by design advisors, tial developers to provide them with a community-led, In development proposals the community created wanted to provide only market-rate housing. while a real estate advisor calculates development feasibility-tested vision. during the second workshop, an average of 40 5. costs, revenues and any financing gaps. parking spaces were included, taking into account The site facing Milwaukee Avenue should Of the proposals participants created during the both public parking and parking to serve new devel- contain a mix of development types, including second workshop, 37 percent included no affordable opment. Less than 12 percent of workshop attendees small-scale retail and community space. housing, 30 percent included all affordable housing and online participants favored keeping the park- and 33 percent included a mix of affordable and mar- ing lot as it is today. Most said parking should be Seventy-nine percent of proposals included retail, ket-rate units. A majority of respondents (at the work- reduced, and 37 percent of workshop attendees and though most proposed less than 10,000 square feet. shop and online) noted that affordable housing is the 30 percent of online participants said to eliminate all A majority of the proposals (62 percent) and partic- neighborhood’s top priority. Developing a proposal parking. ipants expressed a desire for a community center. that balances these views is a top priority for this site. Many participants (41 percent) said that the commu- nity center should be designed so that it could host an indoor farmers market, which ranked as the area’s top retail need among online participants and came in second overall only to a community center as the most desired community space.

4 LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE 5 Logan Square and the Milwaukee Avenue corridor Station plaza and parking lot sites W DIVERSEY AVE.

Community demographics Logan Square and Avondale by the numbers Logan Square’s original station opened in 1895, and Logan Square Avondale the current subway station opened in 1970. The stop The Logan Square CTA Blue Line station is located in serves CTA Blue Line trains, with about 14,000 daily Chicago’s Logan Square community area. Just north Population ...... 73,487. . . . . 39,262 users. Ridership at the station has grown by about of the site is Chicago’s Avondale community area, Change since 2000. -11 . 2% . -8 . 9% 60 percent over the past 10 years. The station will with a combined population of 110,000. These North- be modernized over the next four years thanks to 2 ST. RICHMOND N Housing units...... 29,726. . . . . 26,506 west Side communities remain some of the city’s most CTA’s investment in the O’Hare branch of the Blue N MILWAUKEE AVE.

W SCHUBERT AVE. AVE. SACRAMENTO N

N ALBANY AVE. ALBANY N

N WHIPPLE ST. WHIPPLE N N TROY ST. TROY N vibrant neighborhoods thanks to a diverse group of Change since 2000. 2 .9% . 4 .8% Line, which will speed trains, improve reliability and AVE. KEDZIE N residents, including a majority-Latino population; an Median household income...... $53,426. $47,167 increase rider comfort and convenience. 1 active local culture with a burgeoning restaurant and 1 arts scene; excellent transit and roadway access to Change since 2000 . 13.8%. 2.4% The Blue Line station plaza and bus turnaround,

Chicago’s Loop and O’Hare International Airport; and Share earning less than $25,000...... 24.4% . . . . . 25.3% owned by the City of Chicago and used by the CTA, N SAWER AVE. SAWER N

N SPAULDING AVE. SPAULDING N CTA Blue Line unique public spaces and historic structures. Incomes Change since 20001. -28.7%. -20 .2% are frequented by thousands of pedestrians each day AVE. KIMBALL N in both neighborhoods have been rising quickly over who live, work, shop and simply enjoy the surround- Median monthly gross rent...... $949...... $885 W LOGAN BLVD. the past decade, and developers have responded with ing neighborhoods. The plaza, however, is used more W WRIGHTWOOD AVE. several planned market-rate apartment developments. Change since 20001. 15.4%. 15.3% as a pass-through than anything else, has no seating At the same time, the share of renter households that and its landscaping is poorly maintained. The adjacent Median monthly owner costs...... $2,452. . . . . $2,248 are housing-cost burdened—meaning they spend parking lot, which fronts on Emmett Street, is also more than 30 percent of their incomes on housing— Change since 20001. 21.0%. 28.4% owned by the City of Chicago. It has a total of 124 increased from around 36 percent in 2000 to 47 Share of rental households that are housing cost burdened2 ...... 46.5% . . . . . 47.8% parking spaces available for public use, but according percent in 2010. These trends threaten the diversity of to local officials, only about one-third of spaces are 1 the area and may result in displacement of long-time Change since 2000 . 22.9%. 35.1% used most of the time. residents. Unemployment rate. 7.5%...... 9.3% 1. 2. Change since 2000. 43 .8% . 65.4% The station plaza and parking lot are located at a transit junction in the heart of the community and Logan Square CTA station plaza Emmett Street parking lot Average daily boardings at Logan Square CTA station (2013)...... 6,984 adjacent to a thriving commercial district. The goal Change in daily boardings at Logan Square CTA station, 1999 to 2013. . 58.8% of the Logan Square CDI was to determine how the Approximately 29,000 sq. ft. (depending on outcome Approximately 38,000 sq. ft. community could take best advantage of these sites of CDOT’s Milwaukee Avenue study) All data 2010 unless otherwise noted. Source: Chicago Rehab Network, Affordable Housing Factbook. to respond to current and future needs while planning 420 feet of frontage on Emmett Street

for transit-oriented development. 450 feet of frontage on Milwaukee and Kedzie N BERNARD ST. BERNARD N 1 Adjusted for inflation. avenues Zoned B1-1 Access to the Blue Line station below the plaza must 2 Those that pay more than 30 percent of monthly income toward housing costs. be preserved, likely through the use of the existing Zoned RT-4, B3-3 and B1-1 In the Fullerton/Milwaukee TIF district elevator and escalator. Turnaround slots for buses and protected waiting areas must be provided for bus In the Fullerton/Milwaukee TIF district Owned by the City of Chicago riders through the station plaza. Owned by the City of Chicago

6 LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE 7 Community participation

Outreach strategy Outreach methods Mobile text polling

MPC worked closely with Ald. Colón to develop a With the help of this advisory committee, MPC conducted robust outreach, including the methods detailed MPC used Textizen mobile polling, a tool that pro- community outreach strategy. Initial meetings took below. The primary objective was to invite area residents and stakeholders to participate in the three September vides an interactive platform for users to share their place with key city governmental partners, including 2014 public meetings. thoughts. To gather this input, MPC included a the DPD, CDOT and CTA. To ensure the outreach prompt for text polling on the flyers and postcards strategy resulted in significant attendance and com- Bilingual outreach On-the-ground outreach widely distributed throughout the community: munity participation, MPC assembled an advisory committee of local stakeholders. This group promoted One of MPC’s goals was to engage Logan Square’s MPC staff distributed flyers and posters to homes and the meetings; advised on local outreach opportu- large Spanish-speaking population. MPC translated businesses on major arterials, key residential streets I’d like to see more ______in nities and best practices, including to engage the the flyer, poster, agendas and presentations into Span- and at the Logan Square Farmers Market. Several Logan Square Latino community; and offered knowledge on Logan ish for each of the three meetings. MPC also provided churches made announcements in both English and Square’s sociopolitical landscape. MPC also consulted a Spanish interpreter who could be heard through Spanish. MPC staff also visited the Logan Square A Open space these advisors for feedback on the draft version of headsets at all three meetings. Public Library and Logan Square Boys and Girls Club B Arts and art centers this report. The committee consisted of representa- to invite staff to attend and promote the meetings to C Affordable housing tives from many local organizations—an indicator of a Emails patrons. In response to low turnout from the Latino D Entertainment venues highly engaged community: community at the first meeting, MPC made efforts to E Grocery options Don Harder • Bicentennial Improvements Project MPC sent promotional emails to key organizations connect with additional community organizations that Meeting participation Survey participation and individuals, and shared these emails with the serve Latino populations, including through elemen- Text the letter of your top choice • Bickerdike Redevelopment Corporation advisory committee for wider distribution through tary schools, where MPC provided bilingual promo- to (773) 340-xxxx. The three CDI meetings took place on September To gather input on the process from the Logan Square • Hispanic Housing Development Corporation their networks. tional flyers to be distributed via “backpack express,” 9, 16 and 30 from 6 to 8 p.m. at the Hairpin Arts community, MPC designed an online survey that was where teachers deliver documents to parents via Center, in the center of the community. The meetings shared with all meeting attendees, project stakehold- • JGMA Architects Online announcements student folders. One elementary school announced By responding to the question, 194 people opted in averaged 183 attendees. ers and the advisory committee, and was distributed • Land & Sea Dept. the CDI in a meeting with parents. to receive text updates about the CDI. Through Texti- to others who had not had the opportunity to attend • Logan Square Chamber of Arts MPC used social media, including Twitter, Facebook zen, MPC developed subsequent interactive polls that A slight majority of attendees were white homeown- the meetings. Between Oct. 1 and 23, 333 individuals and Everyblock, to promote the meetings. posed multiple choice and open-ended questions— ers, despite the fact that the Logan Square community completed the survey. Feedback from the survey is • Logan Square Chamber of Commerce regarding respondents’ demographics, development area’s population is 51 percent Latino and its house- also incorporated into the recommendations. • Logan Square Neighborhood Association News outlets preferences and feedback on the CDI—and provided holds are mostly renters. Between the first and third • Logan Square Preservation meeting reminders. Text poll respondents’ feedback meetings, MPC conducted additional outreach to Full survey results can be found in the online appendix MPC invited journalists from DNAinfo, Streetsblog informed MPC’s planning for subsequent meetings. attract more renters and Latinos. See the tables on the at metroplanning.org/logansquare. • Norwegian Church Chicago, Logan Squarist, Curbed, Our Urban Times Approximately 60 percent of text respondents consis- following page for more data. • South Logan Arts Coalition and La Raza to attend and promote the meetings. tently responded that they had not attended the most These outlets followed up with several articles recent meeting. This suggests that the text polling During each of the three meetings, MPC used • Tropic Construction throughout the CDI process. reached a different audience than the meetings them- electronic keypad and notecards polling to collect selves. Seventy five percent of respondents found the additional information about attendees, including text polling valuable for this public input experience. demographics and development preferences, which informed the conclusions of this report.

8 LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE 9 Meeting 1: Community goals

Participants and demographics Where participants live Meeting 1—Sept. 9, 2014 175 The primary aim of the CDI was to engage community members in creating development plans for the Logan Logan Square to continue to provide a safe, stable Meeting 2—Sept. 16 168 Meeting 1 participant residences (175) Square Blue Line station plaza and the adjacent parking lot. However, the community expressed a number of environment for all residents. Eighty-two of the 333 Online survey respondent residences (333) neighborhood strengths and weaknesses that they believe are relevant to overall future development, not just surveyed online wrote that affordable housing is Meeting 3—Sept. 30 208 on this site. necessary to prevent existing residents from being Total individual (unique) attendees 371 priced out. Should development occur on the station Attended one meeting 232 Diversity opment occur on the adjacent parking lot, 44 percent plaza, 40 percent of workshop participants and 38 Attended two meetings 98 of participants wanted to see community space there percent of online survey respondents wanted to see Attended all three meetings 41 Many participants expressed pride in Logan Square’s (24 percent of online respondents ranked commu- new housing as their top priority. Should develop- social and economic diversity, noting that this balance nity space their top priority for the parking lot, the ment occur on the adjacent parking lot, 53 percent of Responded to online survey 333 contributes to the neighborhood’s unique character second-most popular option for the land). For online participants—the largest share—wanted to see new Responded to text message poll 194 and strong sense of community. Some noted that a respondents, the most popular ideas for community housing there; online survey takers overwhelmingly Race/Ethnicity Meeting 1 Meeting 2 Online Community1 Belmont combination of segregation and gentrification are spaces were a community center (29 percent) and a agreed, with 61 percent ranking housing as their top White 86% 72% 69% 63% threatening this balance. In the online survey, 103 farmers market (25 percent). priority for the parking lot. African-American 2% 1% 4% 7% participants specifically pointed to the area’s socioeco- Latino (any race) 13% 20% 18% 51% nomic, racial and cultural diversity as a high point, by Affordable housing Parks and open space far the most-cited strength of the neighborhood, and Asian 4% 3% 6% 3% many of those surveyed pointed to the strong “sense The general consensus at the meeting was that there Logan Square’s boulevards provide a significant visual Other 8% 6% 3% 28% of community” and high levels of community engage- are currently affordable housing options, but there is sense of green space throughout the community, yet Live or work Meeting 1 Meeting 2 Online Logan Square (CDI sites) ment in Logan Square. concern that those options are becoming more and many participants expressed a need for more usable more limited as land values rise and the neighbor- open space. At the first meeting and in the online Live in Logan Sq. 55% 48% 64% Popular suggestions for maintaining Logan Square’s hood continues to transition. At the first meeting, 43 survey, 21 percent of the participants identified open Work in Logan Sq. 6% 5% 8% diversity concentrated on having attractions for peo- percent of participants—by far the largest share— or green space as their top goal for the community, Live and work 29% 36% 16% ple of all ages, incomes and ethnicities. For example, identified affordable housing as their top priority for making this the second-highest priority after afford- None of the above 9% 11% 11% participants welcomed new investments, but called Logan Square; online, 53 percent noted affordable able housing. They see open space as an opportunity for strategies that protect existing small businesses housing as their top priority. While many partici- to improve Logan Square’s aesthetics and as a place Rent or own2 Meeting 1 Meeting 2 Online Community1,3 California and encourage minority-owned businesses. Partici- pants expressed a need for more affordable housing to offer community activities. Some specific sugges- Rent 46% 40% 44% 58% CTA Blue Line pants also requested space for more creative outlets, options, others preferred the creation of more mar- tions included playgrounds, outdoor concert venues, Own 54% 60% 56% 42% such as performance space or places to display public ket-rate housing. Many groups included both in their public art and farmers markets—safe and entertain- art. To fill this need, some participants suggested proposals during the block exercises, reflecting a will- ing places for residents to gather outdoors. Should Age Meeting 1 Meeting 2 Online Western developing a community center on the site. Finally, ingness to compromise as long as the mix of afford- development occur on the station plaza, 52 percent 0 to 18 0% 0% 0.3% participants brainstormed about activities within pub- able and market-rate housing reflected demand. of workshop participants wanted to see recreation or 19 to 30 35% 22% 30% lic spaces, such as chess and game tables that could park space there, and 77 percent of online respon- 31 to 50 53% 54% 55% be enjoyed by everyone. Should development occur Participants noted that the housing stock needs to dents noted that they want the plaza to provide at 51 to 64 7% 18% 11% on the station plaza, 54 percent of participants—the be more representative of the community by offering least some open space. Should development occur on 65 and older 5% 6% 4% largest share—wanted to see new community space housing types that can accommodate various fam- the parking lot, 42 percent of participants wanted to (37 percent of online respondents noted community ily sizes and age ranges. Retaining and expanding a see recreation or park space there. 1 Logan Square community area, 2010 Census; 2 Excluding those who did not answer; 3 By household space as their top priority for the plaza). Should devel- diverse, quality housing stock was noted as a way for

10 LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE 11 Meeting 2: Scenario development

vacancy as an opportunity to provide retail and restau- In the second workshop, meeting attendees gath- Analysis and development panel rants that are affordable for local ownership, employ- ered around tables in facilitated groups to develop ment and patronage. Participants recognized business concepts for the Blue Line station plaza, bus turn- The meeting’s facilitators—MPC staff and volun- MPC identified four proposals to analyze in-depth, attraction as a source of creating jobs, especially for around and adjacent parking lot on Emmett Street. teers with professional expertise in development and because they were representative of most of the ideas the neighborhood’s youth. Should development occur Using large maps and scaled wooden blocks that finance—analyzed each proposed development plan developed by all of the groups (see the appendix for on the station plaza, 32 percent of workshop partic- represented different building uses (such as retail, and offered insight into its feasibility, both in terms the remaining scenarios). ipants wanted to see new retail or food options and office, community or residential spaces), each group of site constraints and financing. Facilitators mocked 23 percent of online respondents ranked this their top discussed how they would like to see the sites devel- up the plans digitally and inputted them into a real After further analysis, MPC staff presented the four priority for the space. Should development occur on oped. Volunteer facilitators and architects at each estate pro-forma developed by MPC with assistance representative proposals to the community at the third the adjacent parking lot, 29 percent of participants table provided technical assistance and helped shape from CBRE U.S. Equities Realty, LLC. The pro forma meeting, and a panel of developers offered immediate wanted to see new retail or food options, while only the discussion but did not force outcomes in one reflected estimated construction costs, occupancy feedback about each proposal. Workshop participants 13 percent of online respondents recommended retail direction or another. Once each table agreed to a rates, maintenance costs, affordable housing aid and were asked to comment on the proposals, including or food as the top priority for the parking lot. development plan, they “built” it, took a picture of it other financial details specific to the current Logan what adjustments they would be willing to make for and recorded their plan’s characteristics. Square market. the projects to be more financially feasible. Together Improved design with the responses from earlier workshops and the Evan Kane Though attendees were given the opportunity to For each project, MPC produced an information sheet online survey, MPC used this feedback to develop the Participants expressed dissatisfaction with the current develop whatever ideas they desired, they were comparing the proposal’s characteristics with the costs recommendations for site development. Transportation and accessibility Online survey respondents were split over whether design of the Logan Square Blue Line station plaza encouraged to be willing to compromise on their con- and subsidies needed to fill the funding gap. Of the they think the neighborhood needs more, less or the and called for an urban space that not only improves cepts to create visions that could actually be imple- 28 scenarios initially developed at the second work- Characteristics of all 28 proposals and the four Participants agreed that Logan Square has many same amount of parking as it has today. Many sug- the aesthetic appeal of the station plaza, but also its mented. Participants were reminded that the goal shop, two were feasible from a financial and develop- selected proposals are presented on the following transportation assets, including the Blue Line station, gested that whatever the level of parking is available, functionality. Common complaints included a lack of the process was not to create a specific site plan ment perspective, and the rest required compromises. pages. the boulevards, bus routes and a strong culture of lots should be made more visible to those who are of lighting, seating and greenery, causing the public but to identify the concepts that most appropriately walking and biking. Online survey-takers repeat- trying to access neighborhood businesses through space to be uninviting. Participants voiced the sense matched the community’s goals with development edly mentioned the easy commute downtown as a improved signage from major arterials and clear paths that the station plaza has too much concrete and that realities. These development realities—including real- community strength. However, participants expressed between parking lots and the business district. the parking lot is underused, both adding to the sense world constraints put forth by the CTA, as well as the a need to improve the efficiency and safety of these of vacancy. Regardless of whether participants were benefits and limitations of various public subsidies, options. While the boulevards and corridors provide Business attraction for or against new development, many agreed that affordable housing resources and other significant access to neighboring communities, these arteries finding ways to better activate the station plaza and capital sources—are noted in the online appendix: tend to favor cars. Participants noted that fast cars, While new retail and food options were not the top parking lot would benefit the community as a whole. metroplanning.org/logansquare. lack of wayfinding and inefficient crosswalks pose priority for most participants, many noted that more The participants saw this location as a focal point of dangers to pedestrians and cyclists. Participants also aggressive business attraction could take place within Logan Square. Online respondents pointed to the felt that the Logan Square Blue Line station plaza Logan Square. While Milwaukee Avenue does host a importance of making sure new buildings comple- could have better design elements that welcome variety of retail and restaurant choices, participants ment the neighborhood’s unique aesthetic and avoid community members to use the space as more than a wanted to see the corridor as a more vibrant place “standard, boxy” construction. throughway. Participants suggested design elements for shopping and entertainment. Vacant lots and that would make the bus terminal more user-friendly storefronts along the corridor were a concern to many and less obstructive to pedestrians and bicyclists. community members, though participants also saw Steve Vance

12 LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE 13 Proposal characteristics

Development location Green space and parking Housing units Affordable housing

37 percent of proposals 40 spaces Included no affordable units x40 Emmett St. The average number of parking spaces included. Proposals provided Saywer Ave. between 0 and 120 spaces 8 proposals 63 percent of 33 percent of proposals

Kedzie Ave. Kedzie Included some affordable units 6 proposals proposals

5 proposals supported

22,000 sq. ft (33 percent) 4 proposals the inclusion The average area devoted to open 3 proposals 3 proposals of affordable 93% of proposals space 30 percent of proposals housing Were composed entirely of Included buildings on the Emmett Parking lot affordable units St. parking lot.

0 10 to 31 to 51 to 76 to 101 to Milwaukee Ave. Building height 30 50 75 100 121 Retail and office space 79% of proposals The average proposal Included retail. Of those: 38 percent of proposals included 54 housing units cta Had heights of more than 4 17 percent 22 percent stories, up to 9 > 20,000 sq. ft. < 5,000 sq. ft.

79% of proposals 26 percent 35 percent Included buildings on the Logan 4.3 stories 10,000 to 20,000 sq. ft. 5,000 to 10,000 sq. ft. Sq. station plaza. Other elements Station plaza Average maximum height of projects proposed 62% of proposals 31% of proposals Included a Included office space. Of those: 45 percent of proposals community space Had heights of fewer than 4 33 percent 22 percent Darker shades of blue indicate where community members were most likely to propose stories > 20,000 sq. ft. < 5,000 sq. ft. development in the block exercise. This diagram demonstrates that participants were most 41% of proposals Included an indoor likely to propose new construction in the Emmett Street parking lot and on Milwaukee Ave- 33 percent nue, roughly at the center of the existing station plaza site. farmers market 11 percent 10,000 to 20,000 sq. ft. 5,000 to 10,000 sq. ft.

14 LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE 15 Scenario 1 Scenario 2

This development would provide new retail shops facing Milwaukee Avenue and afford- This development would provide low-rise affordable rental housing for families, a significant able rental housing on the plaza and parking lot, and host an indoors farmers market. The amount of green space and nonprofit office spaces for arts organizations. The green space residential component would provide more than 100 affordable apartments to households would be located on the plaza and a four-story residential building would be located on making less than 60 percent of area median income (four-person household earning less Emmett Street. This project would cover about 40 percent of its operating costs and debt than $44,000). The proposal includes 70 parking spots, although only 40 spots are required service through rent revenues, and has a $6.9 million gap in financing. This gap could be by zoning. The project would cover 67 percent of its operating and construction costs and minimized by reducing the scope of components that produce little or no income. has a $9.2 million financing gap. Project financials Project financials Construction and acquisition costs $17.8 million Construction and acquisition costs $34.2 million Development and operations costs covered by project revenues 40 percent Development and operations costs covered by project revenues 67 percent Financing gap $6.9 million Financing gap $9.2 million Low-income housing tax credit (4 percent) equity $6.4 million Gensler Architects Low-income housing tax credit (4 percent) equity $11.3 million Gensler Architects Modifications to increase financial feasibility Modifications to increase financial feasibility An alternative development scenario that would reduce the amount of One alternative development scenario, which would require pursuing green space from 42,240 sq. ft. to 22,000 sq. ft. and add 33 market-rate highly competitive affordable housing financing through the City of residential units would make the project feasible with no subsidies. The Residential Emmett St Chicago or Illinois Housing Development Authority (IHDA), would reduce total number of apartments would increase from 37 to 70 apartments, Emmett St 37 units

Kedzie Ave Kedzie the financing gap to $1.5 million (development finance aims to secure which would add two stories to building heights. While this proposal Art space Residential

120 percent of total development costs to buffer against unexpected reduces the green space by nearly half, it still provides the 20,000 sq. ft. 46,860 sq. ft. Ave Kedzie 106 units 2,640 sq. ft. costs). Another alternative that would reduce the percentage of afford- of green space preferred by a majority of the block exercise participants. 100% rental 110,880 sq. ft. able apartments from 100 percent to 75 percent of the development Community support for these changes was split: 54 percent of meeting 100% affordable 100% rental Milwaukee Ave would reduce the financing gap to $7.5 million. This second option was participants (excluding those who were unsure) were willing to reduce 75% 2-bedroom 100% affordable supported by 51 percent of meeting attendees (excluding those who the green space on the site, while 46 percent were not interested in 25% 4-bedroom units Milwaukee Ave were unsure) and 47 percent of online respondents. A significant portion reducing the green space. Fifty-three percent of those surveyed online of participants—49 percent at the meeting and 53 percent online—were were willing to reduce the green space. A large majority of meeting not willing to reduce the number of affordable apartments, which aligns attendees (62 percent) were not willing to add market-rate housing to with the participants’ stated priority for the site: affordable housing the site and wanted it to remain 100 percent affordable. On the other Green space Retail development. hand, 50 percent of those surveyed online said they would be willing to Station plaza 26,400 sq. ft. add market-rate housing. Retail, farmers market

16 LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE 17 Scenario 3 Scenario 4

This development would contain 110 mixed-income apartments in a nine-story tower. While This development would include 47 market-rate apartments in multiple buildings. A small 50 percent of the building would be affordable, the other half would provide market-rate amount of retail and a large amount of green space would be developed on the plaza and and even luxury apartments. Over 15,000 sq. ft. of the site would be dedicated to green parking lot. The project has a $5.6 million financing gap, with only 108 percent of its oper- space, with retail and nonprofit uses surrounding the Blue Line station entrance. The proj- ating and development costs covered through rents. Replacing a portion of the open space ect faces a $9 million financing gap, which could be reduced if some of those units were with retail improves the project’s feasibility. converted to market-rate or if competitive housing subsidies were pursued. The nine-story building height was unfavorable to 71 percent of meeting attendees and 60 percent of Project financials online survey participants. Construction and acquisition costs $18.2 million Project financials Development and operations costs covered by project revenues 108 percent Construction and acquisition costs $36.3 million Financing gap $5.6 million Development and operations costs covered by project revenues 83 percent Modifications to increase financial feasibility Financing gap $9 million An alternative development proposal that would eliminate the financing Low-income housing tax credit (4 percent) equity $16.3 million gap requires replacing 13,200 sq. ft. of green space with retail or resi- Canopy Architecture dential. While this alternative reduces the amount of green space, the Canopy Architecture Modifications to increase financial feasibility site would still have 39,600 sq. ft. of green space—double the average amount proposed by block exercise participants. Meeting attendees were Residential An alternative development proposal would require pursuing highly split evenly on whether they would be willing to reduce the green space 110 units competitive affordable housing financing through the City of Chicago or by 25 percent (47 percent online were willing to reduce the space) but Residential 116,820 sq. ft. Illinois Housing Development Authority (IHDA). While this would com- a larger percentage than normal, 13 percent at the meeting and 11 per- 47 units pletely eliminate the financing gap, the City and IHDA only support a cent online, were unsure of their opinion on this matter. Emmett St 67% rental Emmett St 52,800 sq. ft. 33% owner limited number of developments each year. For example, in 2014 IHDA 60% rental 50% affordable funded just 27 multifamily and senior housing developments statewide 40% owner 0% affordable Non-profit space despite the growing need for affordable rental housing. An alternative possibility is to reduce the number of affordable housing units from 55 to Milwaukee Ave 13,280 sq. ft. 28 apartments while still keeping 110 total apartments. The added mar- Retail ket rate apartments would provide greater cash flow to the development 5,280 sq. ft. and eliminate the financing gap. A large majority of meeting attendees Retail (71 percent) were unwilling to reduce the affordable apartments from 55 9,240 sq. ft. Milwaukee Ave Kedzie Ave

New green space to 28, as were 71 percent of those surveyed online. A third proposal is to Ave Kedzie Resulting from change the structured parking to surface parking and replace 80 per- realignment of Kedzie cent of the nonprofit uses with retail. This development proposal would Green space reduce the gap from $9 million to $6.5 million. Station plaza

18 LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE 19 Acknowledgments

The Logan Square CDI would have been impossible without considerable support from the volunteers who gave their time, expertise and skills, including the community advisory committee listed on page 8. MPC also thanks its funders who generously support this work.

Chicago Dept. of Planning and Development Expert developer panel Chicago Dept. of Transportation Chicago Transit Authority Mikki Anderson, The Michaels Development Company Marissa Dolin, Active Transportation Alliance Todd Cabanban, Cabanban Rubin & Mayberry Commercial Realty Noah Gottlieb, Property Markets Group Sarah Wick, Related Midwest Ben Harber, Wight & Company Kate Keleman Funders Kirsten Landmark Masih, Illinois Institute of Technology College of Architecture Andreas Nordin The Chicago Community Trust Jimena Sayavedra Dr. Scholl Foundation Susie Schweigert JPMorgan Chase & Co. Nick Smith Northern Trust Jaime Torres, Canopy Architecture and Design Polk Bros. Foundation Wight & Co. CBRE U.S. Equities Realty, LLC MPC staff and research assistants Roark Frankel Mike Tobin Bold denotes project leads

Gensler Architects Mandy Burrell Booth Kate Calabra Sarah Bader Hui Feng Linda Chavez Yonah Freemark Nathan Cool Breann Gala Marie Fernandez Yonina Gray Susan Hickey Ryan Griffin–Stegink Tim Jacobson Christina Harris Chirag Patel Angie Leyva Jason Pugh Chrissy Mancini Nichols Amelia Tabeling Marisa Novara Gareth Tucker Ariel Ranieri Kara Riggio Madeline Shepherd Peter Skosey Nora Taplin

20 LOGAN SQUARE CORRIDOR DEVELOPMENT INITIATIVE

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