R E P O R T C O N T E N T S

INTRODUCTION Background ...... 5 Planning Process ...... 6 Planning Goals ...... 7 Planning Initiatives ...... 8 N AREA ANALYSIS Area Context ...... 12 Sub-Areas/Districts ...... 13 Land Use ...... 16 Development Density ...... 17 Physical Conditions ...... 25 Transportation ...... 31 Future Development Pressure ...... 46 Near West Side Population Profile ...... 46 Study Area AREA LAND USE PLAN Land Use Framework...... 48 Transportation System ...... 54 Lake Design Guidelines ...... 57 Design Concepts ...... 65 IMPLEMENTATION Community Resources ...... 70 Streetscape Design/Engineering ...... 70 Capital Improvement Programming . . . .70 Facade Rebate Program ...... 71 Micro Loan Program ...... 71 CitySpace Program ...... 71 NeighborSpace Program ...... 72 Chicago Gateway Green Partnership . .72 CTA Adopt-a-Station Program ...... 72 Open Space Impact Fee Program . . . . .72 Special Service Area Financing ...... 73 Tax Increment Financing ...... 73

APPENDIX ...... 76

PAGE 1 N e a r W e s t S I D E N e a r w e s t s i d e p l a n i n t r o d u c t i o n N e a r W e s t S I D E

Introduction: City Team: Participants: The following is a comprehensive Area Land Use The Plan was prepared for the City of Chicago The following agencies, organizations, and individuals Plan for the Near West Side of Chicago. The Plan Department of Planning and Development (DPD) by the provided input during the planning process: encompasses approximately 88 city blocks bounded following consultant team: by Lake Street on the north, the Eisenhower • Alderman Walter Burnett Jr., 27th Ward. Expressway (I-290) on the south, the Kennedy The Lakota Group • Chicago Department of Planning and Expressway (I-90/94) on the east, and Ashland (Planners, Urban Designers, Landscape Architects) Avenue on the west. Development. Campbell Tiu Campbell • University of Illinois at Chicago (UIC). The Area Land Use Plan is presented in a summary (Planners, Architects, Construction Managers) format. Its planning and design recommendations • West Loop Gate Association. are conceptual, and intended to identify opportunities Okrent Associates • West Central Association. for improving the Near West Side’s land use mix, (Planners, Communications Specialists) physical conditions, and transportation system. • Randolph/Fulton Market Merchants Metro Transportation Group Association. (Transportation Planners & Engineers) • Greektown Special Service Area Commission. The study was funded through DPD’s Planning Now program with assistance from the University of Illinois at • Jackson Boulevard Historic District Chicago. Association.

Additional funding for the expanded transportation and • Chicago Transit Authority (CTA). transit analysis was provided by the West Loop Gate Association through a grant from the University of • Chicago Department of Transportation Illinois at Chicago. (CDOT).

• Chicago Public Schools (CPS).

• Chicago Park District.

• Local residents, business owners, and property owners. PAGE 4 I N T R O D U C T I O N

BACKGROUND

Mission: Community Organizations: The Near West Side is a mixed-use area containing a Currently, seven community organizations serve the Several of these organizations have overlapping wide range of commercial, industrial, institutional, and needs of local residents, businesses, and institutions: service boundaries, specifically West Central and residential uses. It is located adjacent to Downtown West Loop Gate. As a result, several businesses and • West Loop Gate Association. Chicago. Many of its businesses, restaurants, and institutions are members of both organizations. institutions serve the larger City and region as well as • West Central Association. Downtown and the Near West Side. There is a need to continue to develop collaborative • Greektown Special Service Area relationships between community organizations, Commission. While the area continues to develop due to its proximity residents, businesses, property owners, and to Downtown and excellent transportation system, • Greektown Chamber of Commerce. institutions. West Loop Gate and West Central have rapid residential development, conflicting land uses, established cross membership of their boards to • Randolph/Fulton Market Merchants Association. unattractive and deteriorating streetscape, traffic further this effort. congestion, and limited parking are impacting its • Jackson Boulevard Historic District overall character and quality of life. After a long period Association. of stagnation and a reputation as Chicago’s “Skid • Industrial Council of Northwest Chicago. Row”, the Near West Side is now experiencing “growing pains”.

Many of the area’s residents and business owners have a strong loyalty to the Near West Side. They feel that its active, mixed-use and low density character should be preserved wherever possible.

In response to the need to take a comprehensive approach toward improving the Near West Side and guiding its future development, the City engaged the Lakota team to identify area needs and craft the Area Land Use Plan presented in this report.

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PLANNING PROCESS

The Near West Side planning process involved:

• an assessment of the area’s land use, • three workshops with the Alderman, DPD, • a community meeting to present the draft physical conditions, and transportation. local organizations, institutions, residents, and Area Land Use Plan for public comment. business/property owners to generate input on • research meetings and interviews with the area issues and opportunities. Alderman, DPD, CTA, CDOT, Chicago Public Schools, and area business/property owners. • meetings with the Alderman, DPD, and community to review the study’s findings and preliminary land use strategy.

PHASE 1: AREA ANALYSIS PHASE 2: AREA LAND USE PLAN PHASE 3: IMPLEMENTATION

Streetscape Design & Area Analysis Engineering

• Land Use Community Community Visioning Community • Physical Conditions Meetings Meeting Capital Improvement Programming - Buildings • Area Issues/Constraints - Streets/Alleys • Land Use Mix Near West Side - Streetscape • Development Opportunities - Open Space Tax Increment • Improvement Strategies Area Land Use Financing • Transportation • Design Concepts Plan - Traffic Access - Transit Access - Parking Open Space Impact Fee

Parking Regulation Plans

PAGE 6 i n t r o d u c t i o n

PLANNING GOALS

The following goals were generated and refined during the planning process:

• The Near West Side Area Land Use Plan should • The Near West Side’s physical conditions be used as a long-range guide to foster area should be improved with streetscape elements improvements and guide public and private that enhance its commercial and residential sector redevelopment activities. viability.

• A comprehensive rather than piecemeal or site • The Area Land Use Plan should emphasize the specific approach should be taken toward need to “clean and green” the overall area, planning for the Near West Side. especially its expressway “edges” and the Randolph Market District. • A range of land use and transportation options should be considered to address the • The Plan should emphasize and build upon the community’s sub-areas, developing blocks, area’s unique mix of uses, numerous positive underdeveloped sites, and vacant land. These aspects, and major activity generators. options may include neighborhood-level retail and service uses, office uses, industrial uses, residential uses, cultural facilities, open space, and parking.

• The Area Land Use Plan should encourage adaptive reuse of existing buildings and new development consistent with the area’s loft district character.

Greektown District Industrial Building Converted to Residential

PAGE 7 N e a r W e s t S I D E

PLANNING INITIATIVES

During the past 30 years, the Near West Side has • Real Estate Market Trends Affecting • Kinzie Industrial Corridor Transportation been the focus of numerous planning and Chicago’s Near West Side Plan/Program (Draft) revitalization studies. The scope of these studies has (Applied Real Estate Analysis,1988) (Barton-Aschman Associates,1997) ranged from area-wide conservation assessments to transportation initiatives. The predominant focus of • Corridors of Industrial Opportunity • Kinzie Planned Manufacturing District these documents, which are listed below, was the (Department of Planning & Development,1992) (Department of Planning & Development,1998) preservation of the Randolph Market and the need to create a livable mixed-use community within the • Near West Redevelopment Project Area Tax • Kinzie Industrial Conservation Area Tax area. Each of these studies was reviewed to Increment Finance Program Increment Redevelopment Plan and Project determine their relevance to the area’s current (former Madison-Racine TIF,1989) (Camiros,1998) issues. Recommendations from these studies which (Department of Planning & were still applicable today were incorporated into the Development,1994) • Transit Oriented Development Plans at Area Land Use Plan. A summary of each document Selected CTA Green Line Stations is provided in the Appendix. • Chicago Food Wholesaling Market (Camiros, Campbell Tiu Campbell,1998) Districts: Revitalization Feasibility • Central West Redevelopment Plan Study • Real Estate Needs Assessment for the (Chicago Department of Urban (Department of Planning & Development,1995) Randolph/Fulton Market Area Renewal,1969) (Arthur Andersen, 2000) • Randolph Street Market Planning Report • Madison-Racine Redevelopment Plan (Okrent Associates,1995) (Department of Urban Renewal,1979) • Strategic Plan for Kinzie Industrial Corridor • West Loop Adaptive Reuse Analysis (Industrial Council of Northwest Chicago,1996) (Hasbrouck Peterson Associates,1983) • Central West Redevelopment Project Area • West Loop Task Force Report Tax Increment Financing District (Chicago Central Area Committee,1985) (Department of Planning & Development, October 1999)

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N e a r W e s t S I D E

PAGE 10 N e a r w e s t s i d e p l a n a r e a a n a l y s i s N e a r W e s t S I D E

AREA CONTEXT

The Near West Side is a unique community with active Kinzie Industrial Corridor industrial, commercial, institutional, and residential Fulton Market uses. It contains 88 blocks (496 acres) and is surrounded by:

• the University of Illinois at Chicago (UIC) and United Near West Chicago Central Illinois Medical District (IMD) on the south; Center Side Business District West • the United Center sports stadium and West Haven Haven Community on the west; Community West • the Fulton Market and Kinzie Industrial Corridor Eisenhower Expressway Loop on the north; and • Chicago’s Central Business District on the east.

University Village The Kennedy and Eisenhower Expressways are major Community physical boundaries on the east and south sides of the Illinois Medical South UIC Loop study area. District

PAGE 12 a R E A A N A L Y s i s

SUB-AREAS/DISTRICTS

Kinzie The Near West Side has several distinct land use Kinzie Kinzie sub-areas or character districts based on physical characteristics and development patterns. These Carroll sub-areas include: Fulton FULTON MARKET CTA Station Fulton Fulton • Randolph and Fulton Markets: (between

Kinzie, Randolph, Kennedy Expressway, and Ashland). Lake • Greektown: (between Madison, Eisenhower Union Park RANDOLPHRandolph MARKET Expressway, Kennedy Expressway, and Green). Randolph

• Central Core: (between Madison, Eisenhower Washington Washington Washington Expressway, Green, and Elizabeth). ASHLAND CORRIDOR • Institutional Cluster: (between Madison, Madison Madison Madison Eisenhower Expressway, Elizabeth, and Laflin).

• Jackson Boulevard Historic District: Monroe Monroe Monroe

(between Adams, Van Buren, Laflin, and Ashland). Skinner Park CENTRAL CORE • Ashland Corridor: (along Ashland between Adams Adams Adams Lake and Eisenhower Expressway). JACKSON BOULEVARD HISTORIC DISTRICT Jackson Jackson Jackson CTA Stations The area’s mixed-use character creates significant GREEKTOWN physical transitions at several locations between Van Buren Van Buren Van Buren residential, commercial, and industrial blocks. For Eisenhower Expressway example, the dated facades of some of the industrial INSTITUTIONALINSTITUTIONAL buildings on the north side of Randolph differ CLUSTER dramatically from the improved commercial and multi-story residential buildings along the south side of the street. The attractive historic residential homes along Jackson between Ashland and Laflin are dramatically different from the large scale of older buildings along Ashland and the large institutional uses to the east.

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Randolph and Fulton Market: Greektown: Central Core: The Randolph and Fulton Markets are primarily an The Greektown sub-area is the symbolic heart of the This sub-area is a mixed-use district containing a strong industrial/commercial sub-area along the northern Greek community within Chicago and is comprised of concentration of residential, office, and industrial uses. edge of the Near West Side. Wholesale produce and several restaurants and businesses located primarily Located in the center of the Near West Side it provides good meat packing facilities have historically been located in along Halsted between Madison and the Eisenhower access to Downtown, the Expressways, and surrounding the markets. Expressway. Greektown is a recognized tourist commercial and cultural districts. destination for the City and attracts large numbers of Sub-area features/issues include: visitors annually to its businesses and festivals. Much of the residential population in the sub-area has developed in the last five years as former industrial • one to four story buildings. Sub-area features/issues include: buildings have been converted to residential loft • buildings located close to the street. condominiums and apartments. • Greek businesses and restaurants. • a congested street network, especially for trucks. • low rise and mid-rise buildings. Sub-area features/issues include: • the CTA Green Line along Lake Street and • attractive architecture. • low to mid-rise buildings. CTA station at Ashland. • attractive streetscape along the east side of • more intensive uses along Van Buren and the • limited open/green space. Halsted, which is under development pressure, Eisenhower Expressway. with identity gateways, decorative paving, • limited parking for employees and/or visitors. lighting, benches, fencing, and plantings. • limited open/green space. • chaotic and deteriorating business signage. • excellent access via the Expressways and the • excellent access to the Eisenhower Expressway • deteriorated buildings, lighting, paving, and CTA Blue Line along the Eisenhower and transit via the CTA Blue Line. sidewalks. Expressway. • attractive streetscape along Madison, and Randolph. • large parking lots along Halsted. • lack of streetscape improvements along Adams, A few older loft buildings in the Markets have been Jackson, and Van Buren. recently converted to residential use. Randolph near • expressway frontage. Halsted has also begun to develop as a popular new • uncertain future use of the large Chicago • some neighborhood oriented commercial uses restaurant row. Christian Industrial League social services at the base of some residential buildings. complex located at Halsted and Monroe. • a lack of neighborhood commercial uses to serve the growing residential population. Greektown has experienced several improvements in recent years, including streetscape enhancements • infill housing of various densities and types. along Halsted, which have helped to further activate the area. Several developments are planned for the parking • some vacant and underutilized industrial/commercial lots along the Kennedy Expressway, including 300 buildings/lots. condominiums, a large grocery store, drug store, bank, PAGE 14 and parking garage. a r e a a n a l y s i s

Institutional Cluster: Jackson Boulevard Historic District: Ashland Corridor: Several large institutional uses are clustered in the The Jackson Boulevard Historic District, which is The Ashland Corridor is located along Ashland between southwest corner of the Near West Side study area: located between the Ashland Corridor and Whitney Lake and the Eisenhower Expressway. Office, Young High School, contains a concentration of single commercial, institutional, residential, and open space • Whitney Young High School family homes and townhouses located along Jackson uses are located along the Corridor. • Skinner Elementary School and Adams between Ashland and Laflin. Sub-area features/issues include: • Skinner Park Many homes were built in the late 1800’s and share • Chicago Police Academy complementary architectural styles, building setbacks, • Union Park, which is a large community open space, at the north end. • Chicago 911 Emergency Response Center heights, and massing. • significant vehicular traffic along Ashland with Sub-area features/issues include: Sub-area features/issues include: direct access to the Eisenhower Expressway. • large modern buildings. • New in-fill townhouse development has occurred • transit access to the CTA Green Line via a • large community open space. on vacant and/or deteriorated parcels. station at Lake. • attractive landscaping around the High School • Attractive street trees and decorative fencing are • deteriorating streetscape. located along Jackson. and Park. • uncertain future use of the large Salvation Army • lack of parking. • Parking is a problem for District residents and social service complex located at Ashland and visitors. • significant street crossings by pedestrians. Monroe. • lack of convenient neighborhood commercial • a need for a new elementary school campus. uses. • uninviting pedestrian atmosphere.

• transit access to the Blue Line at Van Buren.

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LAND USE The Near West Side is comprised of approximately 496 The Near West Side has historically been an industrial acres of land including streets, alleys, and CTA rights- district with small residential blocks located mostly to of-way. Within this total, approximately 317 acres of the west near Ashland. This land use pattern has land is developed and 6.22 acres or 270,900 square changed dramatically in the past five years as feet of land is vacant (1.2%). residential, office, and commercial uses have developed on many of its blocks. The increasing There are approximately 88 blocks within the Near density from this rapid new development is perceived West Side. Uses are mixed throughout the area from as “overwhelming” by some businesses, residents, and block to block, with the Randolph Market containing institutions. mostly industrial properties. The area’s overall density potential based on existing zoning, especially in the Halsted and Ashland corridors, may impact surrounding land uses, traffic access/circulation, and parking. If all the area’s vacant land and underdeveloped sites were to develop to its zoning potential, approximately 4.5 million square feet of space could be added.

Federal Express Turek Hardware Supply

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N e a r W e s t S I D E

Development Activity: In the past five years, the Near West Side has The Near West Side’s wide range of business uses There continues to be significant interest in the Near experienced significant new investment. Former include: West Side from developers and businesses as industrial buildings, vacant lots, and underutilized demonstrated by the number of development initiatives properties have been developed with new retail, office, • distribution facilities for FedEx and H2O; that have recently been completed, started, and/or and residential uses. During the same time, numerous proposed for the area. Projects primarily include • a production facility and retail outlet for Fannie established industrial, commercial, and service residential and commercial redevelopment. May Candies; businesses have decided to remain in the area because of its excellent regional location and transportation • office facilities for True Value Hardware, CTA, While each project has potential benefits for the system. Most of these businesses serve the Central Checker Taxi, several labor unions, and community, there is a need to coordinate project Business District. numerous small professional firms; planning, especially regarding site and building design, vehicular access, and parking. • numerous restaurants including: Red Light, Sports-related commercial businesses have recently Millennium, Flat Top Bar & Grill, Parthenon, located in the area, along with several new restaurants Greek Isles, Marche, and Carmichael’s Steak and other retail/service businesses. House; • sports facilities including: Hoops the Gym, Johnny’s Ice House, and Illinois Golf Academy; • the Quality Inn Hotel; • Harpo and WCCU television studios; and • the Zimmerman Brush manufacturing plant.

PAGE 18 A r e a a n a l y s i s

Residential Use: Commercial Use: Office Use: Residential rehabilitation and construction comprises While neighborhood oriented retail and service Office development has increased as companies are the majority of development initiatives on the Near businesses have been slow to develop to serve the attracted to the area because of its location and access. West Side. Over fifty projects have recently been area’s growing residential population, a few commercial In recent years several loft industrial buildings have completed, are currently underway, and/or are developments have recently been implemented. been converted to office space for small companies. planned. Overall, approximately 4,000 new and/or Ground floor retail should continue to be encouraged in rehabilitated residential units have been developed, both rehabilitation and new residential projects. A major corporate campus for Whittman-Hart, an planned, or proposed. Most of these projects have information technology company, is under construction involved loft condominiums. Small groceries, bakeries, dry cleaners, drug stores, nearby in the Kinzie Industrial Corridor west of the convenience stores, and food/beverage shops are still Fulton Market (at Fulton and Elizabeth Streets). As the area continues to grow there is a need to needed. Opportunities for commercial development or diversify housing opportunities with various sizes and expansion are decreasing as land and buildings are The campus, which is 3 acres, will include a parking building types including townhouses, single-family converted to residential use. deck and 485,000 square feet of office and training houses, and affordable housing alternatives. Also, space in 3 new and 2 rehabilitated buildings. The high future residential development needs to be designed Adding retail food shops to existing wholesale food tech training center will include classrooms, an to create linkages with adjacent streets to promote operations in the Randolph Market has been auditorium, and a theater. Dormitories for trainees will the unique urban character of the community. considered by local businesses. However, it is difficult be considered in the future. to add such shops due to the Market’s physical layout, lack of vacant land, and typical wholesale business operations and layouts.

Numerous art galleries have located in the area including: An Art Place; Frederick Baker Gallery; Gallery 312; Klein Art Works; Museum of Holography; and Vedanta Gallery.

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Industrial Use: Kinzie As noted earlier, several industrial businesses have Kinzie chosen to stay in the area and in some cases expand due to the Near West Side’s excellent location in the Carroll center of the City and region. The Near West Side is Wayman home to numerous small and large industrial Fulton Fulton businesses including:

• Wertheimer Box.

• Oxford Clothes. Randolph Union Park Randolph • True Value Hardware.

• Zimmerman Brush. Washington Washington • Fannie May Candies.

Madison Industrial companies are important uses within the Near Madison West Side, especially those serving other businesses located in the Central Business District. Increasing Monroe

property taxes and new residential development are Skinner Park affecting the ability of some businesses to remain in the area. Recognizing the need for a central location for Adams Adams many Chicago area companies, the City has been

working with individual companies to improve buildings Jackson Jackson and sites, as well as to establish the adjacent Kinzie Industrial Corridor for local businesses that may need to relocate and/or expand. Van Buren Van Buren

PAGE 20 a r e a a n a l y s i s

Open Space: With the exception of Union Park and Skinner Park While Union Park and Skinner Park (24 total acres) In addition to the two large area parks, a new plaza has on its far west edge, the Near West Side lacks open currently meet the recommended open space acreage been created as part of the Carmichael townhome space for residents, employees, and shoppers. This to serve the existing population, they are still development on Monroe between Morgan and is especially a need on the east side of the considered a long distance for most residents to access Aberdeen. community where most of the new residential and on a daily basis and mini-parks distributed throughout office development has been occurring. the area are needed to better serve the community’s Vacant lots and deteriorated buildings at several key residents, visitors, and employees. Some residents locations have the potential to be redeveloped for mini- CitySpace: An Open Space Plan for Chicago (1987) consider Union and Skinner Parks to be under-utilized parks and plazas. The UIC Sangamon Building site at recommends a minimum of two acres of open space by the community. the northeast corner of Adams and Sangamon has be provided per 1,000 residents. The Plan proposes potential to be redeveloped as a neighborhood park that an eventual increase to three acres, along with the Union and Skinner Parks both provide active and serves the eastern end of the area. Depending on the "greening" of undeveloped and under-developed passive recreational areas. They include ball fields, needs of the community, this park could be programmed land wherever possible to improve and beautify the basketball and/or tennis courts, as well as playground as a passive open space. The building may have City's physical environment. equipment for younger users. potential to be rehabilitated as a park district/community facility. Union Park is physically divided by Warren and Washington Streets which cut through the south portion of the Park. The Park has been significantly improved in recent years with new landscaping, lighting, and fencing, as well as renovation of its field house. There is potential to further enhance the Park by narrowing Washington, closing Warren, and adding architectural elements that depict the history of the Near West Side.

Some residents perceive Skinner Park as being "fenced off" from the surrounding neighborhood. As a result the Park is sometimes under-utilized as a neighborhood open space. The City and Park District recently improved the Park by vacating Loomis, which bisected the Park, and creating a pedestrian path with new landscaping, paving, and lighting. Union Park Skinner Park

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Institutional/Public Use: The Near West Side contains numerous institutional, Institutional and public uses located in the Near West public, and social service facilities that serve the Side study area include: community and City. These facilities range from local churches and elementary schools to social Educational Facilities Social Service Facilities service and drug rehabilitation centers. Some of the A. Whitney Young Magnet High School K. Illinois Public Aid Office area's social service facilities are not optimally (211 South Laflin) (935 West Monroe) located in regards to transit access and proximity to B. Mark Skinner Elementary School L. Salvation Army Complex (psychiatric / employment opportunities. Also, some agencies are (111 South Throop) medical / rehab / correctional programs) housed in buildings that are obsolete in layout and/or (109 South Ashland & 1515 West Monroe) deteriorated. C. Spaulding School/Academy (Ashland between Washington and Maypole) M. Chicago Christian Industrial League (residential, rehabilitation, & job training As the area continues to grow and change with new D. University of Illinois at Chicago (academic programs) (123 South Green) residential and commercial uses, potential conflicts offices and facilities along Van Buren and between area institutions and neighboring uses need Jackson) N. Women's Treatment Center (residential to be identified and mitigated through sensitive shelter program for women & children) planning. As institutions expand, opportunities to Churches (140 North Ashland) correct facility problems and locational issues should E. Christ Temple of Apostolic Faith O. Mercy Home for Boys & Girls (residential be addressed in the context of the area’s overall land (14 South Ashland) use setting. shelter program for children ages 11 to 20) F. Church of the Epiphany (1140 West Jackson) (201 South Ashland) P. Haymarket House (residential/detoxication programs) (120 North Sangamon) Public Facilities G. Chicago Police Academy Q. Inner Voice Learning Center (southeast corner of Loomis/Adams) (residential/learning center for homeless men and veterans) H. Chicago Police Station (12th District) (1600 West Lake) (100 South Racine) R. Monroe Pavilion Health Center I. Chicago 911 Emergency Response Center (1400 West Monroe) (southwest corner of Loomis/Madison) S. Illinois Social Security Office J. Union Park Field House (1277 West Jackson) (on Lake between Ashland and Randolph)

PAGE 22 a r e a a n a l y s i s

INSTITUTIONAL/PUBLIC FACILITIES

Kinzie Kinzie Kinzie

Carroll

Wayman Fulton

Fulton Fulton

Q Lake Lake N J

Union Park Randolph Randolph P Washington C Washington HWashington

L

Madison Madison Madison E I K Monroe R H Monroe Monroe L Skinner Park B M L Adams G Adams Adams S O F Jackson A Jackson Jackson

Van Buren Van Buren Van Buren Eisenhower Expressway D Eisenhower

PAGE 23 N e a r W e s t S I D E

The Salvation Army operates a psychiatric, medical, The High School, Skinner School, and Spaulding As part of the Chicago Public School System's capital and rehabilitation center at the northeast corner of School are the only public educational facilities located improvement program, Whitney Young and Skinner are Ashland and Monroe. The organization has been in the area. Although new residential development has planned for approximately $1 million and $2.5 million of considering expansion or a move to a new site. been occurring throughout the area, most units have improvements, respectively, between 1999 and 2001. Relocation of the facility would provide a major been condominiums and townhouses, which typically The planned improvements include: redevelopment opportunity along Ashland as the do not have school age children. As a result, there has agency owns two large sites (approximately 2.2 been minimal impact on local public schools. Whitney Young High School acres). Continued residential conversion and development • Miscellaneous building improvements. may require school improvements if more families with • Computer technology upgrades. The Chicago Christian Industrial League (CCIL) runs children move into the community. Skinner School is • ADA accessibility upgrades. an adult rehabilitation and job training program in a land-locked on its current site. The community has • Energy conservation enhancements. residential facility. The League is also seeking a new been active in an effort to expand or rebuild Skinner to • Minor site improvements. location as its present site along Halsted is crowded better accommodate future growth in local school-age and has no room for expansion. Relocation of the children, as well as to better integrate the campus park Skinner Elementary School facility would provide a major redevelopment ideals of school design. • ADA accessibility upgrades. opportunity between Halsted and Green. The CCIL • Roof, window, and environmental owns a half block (approximately 1.5 acres) with improvements. frontage on Green and Halsted that could be • Miscellaneous building improvements. redeveloped with uses more compatible with the • Computer technology upgrades. Greektown district. • Energy conservation enhancements. • Mechanical and electrical improvements.

During the Near West Side planning process, local residents expressed a need for a community center, library, and daycare center. Such facilities could possibly be combined into a single facility that brings together community, library, arts, cultural, and educational uses.

PAGE 24 a r e a a n a l y s i s

PHYSICAL CONDITIONS Buildings: Overall the Near West Side is in fair to good physical The Near West Side’s buildings are primarily two to four Numerous buildings and storefronts have a dated condition with respect to its buildings, streets, alleys, story masonry construction in fair to good physical appearance and are in need of facade streetscape, and signage. The City has implemented condition. Minor preventative maintenance and exterior improvements. In some cases facade changes have significant infrastructure improvements that have repairs are needed on many structures. been insensitive to the original architectural dramatically changed the physical setting of the character of the building, adjacent structures, and/or Randolph, Halsted, and Madison Street corridors. Several vacant and deteriorated structures exist overall Near West Side setting. Additional streetscape improvements along with primarily in the Randolph and Fulton Markets. A few numerous building improvements are needed to dilapidated structures appear to have limited supplement these changes and beautify the overall rehabilitation potential. area.

Deteriorating Building Deteriorating Building Deteriorating Building

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Architecture: The long concrete/brick facades of several buildings While the appearance and condition of many buildings is As the area continues to redevelop there is a need to in the 1100 block of West Adams, 100 block of North fair to good, several could be considered to have establish guidelines for design that are more consistent Ogden, and numerous blocks along Lake are attractive architectural proportions and details which help with the area’s low scale density, urban loft district especially harsh in appearance. Many of these define the area’s character. The residential buildings architecture, and growing residential activity. buildings have bricked in display windows, located in the Jackson Boulevard Historic District in the deteriorated awnings and signage, and poor lighting. southwest corner of the community are especially The buildings around the Halsted/Lake intersection, attractive. Several rehabilitated Greektown buildings which is a highly visible gateway into the area, are have successfully incorporated traditional architectural especially deteriorated and unattractive. styles and details.

Vacant buildings and lots are located at several The Art Deco style buildings at the northeast corners of locations, including the southeast corner of Monroe Adams/Laflin and Adams/Sangamon are architecturally and Peoria, southeast corner of Jackson and Throop, interesting as are the large churches and Union Park’s and the southwest corner of Ashland and Adams. fieldhouse. The office building at the southwest corner of Adams and Sangamon is an example of an attractive new building.

Residential Adaptive Re-Use Union Office Building Jackson Historic District

PAGE 26 a r e a a n a l y s i s

Streets/Alleys: Pedestrian Circulation: The area’s streets and alleys are generally in fair to Sidewalks throughout the area are typically in fair to good condition. Randolph and Madison were good condition. Several of the sidewalks in the extensively improved with new paving, curbs, lighting, Randolph and Fulton Markets are in poor condition. and landscaped medians. Loading activity and parking in the Randolph and Fulton Some alleys along Madison, Monroe, Morgan, and Markets have also negatively impacted pedestrian Jackson are deteriorated and have flooding problems. circulation. These blocks are poorly lit and perceived as Street, curb, and alley repairs are especially needed unsafe, which discourages visitors from parking north of throughout the Randolph and Fulton Markets due to the Randolph and walking along side streets to local amount of heavy truck traffic in these locations. restaurants, shops, and homes.

Improvements are currently planned for a three mile In some blocks, sidewalks do not meet Americans with stretch of Halsted between Cermak and Fulton. Disabilities Act (ADA) standards for handicapped Improvements will include at some locations, new accessibility, which will become a bigger problem as curbs, gutters, resurfacing, lighting, and sidewalks. more residents move into the area. Fulton Market Improvements are scheduled to begin in 2000.

Randolph Street Fulton Market Randolph Market

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Streetscape: With the exception of the attractive streetscape along The streets north of Monroe have deteriorated Attractive landscaped medians are located along Randolph, Madison, Halsted (in Greektown), and sidewalks, lighting, and landscaping, and are especially Randolph and Madison. These recent improvements Jackson (in the Historic District) the Near West Side’s unattractive. These streets are perceived as unsafe by have significantly improved the area’s visual quality. streetscape is generally in fair condition. Decorative area visitors and as a result are under-utilized for However, the raised concrete planter boxes have lighting, signage, paving, benches, and landscaping parking by visitors and restaurant patrons. The wide created visibility problems for some motorists at some are lacking throughout the area. one way east/west streets: Adams, Jackson and Van intersections, especially along Randolph and its Buren, especially need streetscape improvements. frontage roads. The Near West Side lacks identity as a special area with recognized gateways. The area’s northeast entrance at Lake, west entrances along Ashland and Ogden, and south entrances along Van Buren lack identity and character.

The area’s east entrances at Halsted are marked by Greektown and Randolph Street which are recognized visitor destinations. Gateway elements have been installed along the Kennedy Expressway and Halsted as part of the Greektown streetscape improvement program, adding to the area’s unique character.

Halsted is a major vehicular and pedestrian circulation route.It has narrow sidewalks, and limited landscaping and pedestrian amenities at its north end between Madison and Kinzie.

Greektown Gateway Sidewalk needing streetscape improvements

PAGE 28 a r e a a n a l y s i s

Comprehensive streetscape improvements, including Streetscape improvements are needed on the following gateway elements, landscaping, decorative lighting, streets: and signage are needed throughout the area to: • Halsted (between Randolph and Kinzie). • visually link the numerous blocks and diverse • Adams (between Ashland and Halsted). uses; • Jackson (between Laflin and Halsted). • improve the overall appearance and safety; • Ashland (between the Eisenhower Expressway • create a visually distinct identity for the entire and Washington). Near West Side as well as its sub-areas; • Van Buren (between Ashland and Halsted). • direct people to the area’s major activity generators including Greektown, the restaurants • Lake (between Ashland and Halsted). along Randolph, Union Park, and Skinner Park; • Fulton (between Ashland and Halsted). and • Racine (between the Eisenhower Expressway • create visual interest and make the area more and Kinzie). pedestrian friendly.

Halsted Street Lake Street Madison Street

PAGE 29 N e a r W e s t S I D E

Wayfinding/Signage: The area lacks directional signage, especially from Where signage is provided, particularly in the Randolph Attractive, well designed commercial signs have the Kennedy and Eisenhower Expressways. Market along Randolph, Lake, and Fulton, it is often complemented some new development. More of this is Businesses, stores, restaurants, institutions, and blocked from view by trucks that are parked or needed, perhaps in banner form to let pedestrians parking lots are sometimes difficult to find for loading/unloading. know of upper story businesses. motorists and pedestrians due to: Several large billboards dominate the north, east, and • the Near West Side’s large size; west edges of the Near West Side. They are highly visible and unattractive to motorists and pedestrians • one-way streets; entering the area along Randolph, Ashland, or Halsted. • lack of directional signage to key businesses, Consideration should be given to limiting large institutions, and activity generators including advertising billboards within the area, especially near Harpo Studios, Greektown, Whitney Young, residential blocks and gateway intersections. Where Skinner School, Union Park, United Center, feasible, existing billboards should be removed to and Randolph and Fulton Markets; and improve the attractiveness of the overall area. • lack of signage identifying off-street parking for shoppers and visitors.

Unattractive Business Signage on Lake Street Unattractive Billboard on Randolph Street New Business Signage

PAGE 30 a r e a a n a l y s i s TRANSPORTATION

Traffic Access: Average Daily Traffic One-Way Operation The existing street system within and surrounding the Existing traffic volumes vary throughout the area, Several east/west streets within the Near West Side Near West Side is extensive, and serves a wide variety depending on the individual street and location. Recent currently operate as one-way streets. This is common of travel needs, including: traffic counts for area streets at specific locations in many communities throughout the City. One-way include: streets can allow for safer and more efficient traffic flow • local access to residential, industrial or by eliminating some conflicting movements at Street Segment Daily Traffic commercial properties; driveways and intersections. Volume Halsted Washington to Madison 17,900 • connections to surrounding neighborhoods Conversion of some or all one-way streets to two-way and districts via collector and arterial streets; operation was considered, but not found to be optimal Ashland Monroe to Adams 25,900 and due to existing traffic volumes that are at, or Jackson to Van Buren 34,400 approaching their capacities. Conversion to two-way • regional access to Downtown, the United operation would increase the number of conflicting Racine Monroe to Adams 5,200 Center, and expressways. movements and the number of delays at the Jackson to Van Buren 11,600 intersections. In addition, some existing one-way Bounded on the south by the Eisenhower Expressway streets are not wide enough in some locations to Ogden Ashland to Monroe 13,100 (I-290) and on the east by the Kennedy Expressway (I- provide for two-way traffic operation without impacting 90/94), the Near West Side and its arterial street on-street parking. Further, given the amount of future Randolph Ogden to Racine 8,000 network provides direct access to the regional development potential on the Near West Side, any Racine to Morgan 12,900 expressway system. During the morning rush hour, existing excess traffic capacity will likely be needed in one-way eastbound roadways such as Jackson and the future. Washington Ogden to Racine 5,700 Washington serve as major thoroughfares into Morgan to Halsted 13,300 Downtown. During evening peak hours, one-way westbound roadways, including Randolph and Adams, Madison Loomis to Racine 10,300 serve as major routes out of Downtown. Morgan to Halsted 12,000 Important north/south routes such as Ogden, Ashland, Adams Loomis to Racine 3,500 Racine, and Halsted provide connections between the Racine to Morgan 6,000 Near West Side and districts to the north and south, as well as to the expressway system. Jackson Ashland to Loomis 6,300 Racine to Morgan 8,400

Van Buren Racine to Morgan 9,200

Source: CDOT and Metro Transportation Group PAGE 31 N e a r W e s t S I D E

Local Streets Ashland Avenue Local streets are usually intended to provide for local Ashland runs along the western boundary of the Near Ashland between Ogden and the Eisenhower access to properties. However, due to the extensive West Side study area. It is an important arterial street, Expressway carries higher traffic volumes and may mix of land uses within the Near West Side, there are carrying heavy traffic volumes, and linking the area to warrant three consistent travel lanes in each direction. often multiple and conflicting demands placed on the the Eisenhower Expressway, Ogden Avenue, and However, the provision of an additional travel lane on area's local streets. This mix of uses generates a neighborhoods and industrial areas to the north and segments with only two existing lanes may cause the variety of traffic types and each has different needs. south. Ashland also provides a significant amount of loss of some on street parking, such as the east side of For example, some businesses require sufficient on-street parking along its entire length. Traffic along Ashland between Monroe and Jackson. A detailed curb frontage to accommodate delivery trucks, Ashland is congested at key intersections between engineering review would be needed along Ashland to particularly during the morning hours. At the same Ogden and the Eisenhower Expressway, especially balance the need for on-street parking and enhanced time, residential development in the area requires on- during peak hours. streetscape, with improved traffic operations and street parking and curb-side pickup for residents. safety. Restaurants and other retail uses require easy The number of travel lanes along Ashland is access, visibility, and parking for customers. In inconsistent from block to block, changing between two Further engineering analysis of Ashland should also addition, employees of area businesses need and three lanes in each direction. In some locations, consider intersection operations, as well as the need parking. turning lanes as well as on-street parking are provided. for turning lanes. The review should incorporate the The inconsistent cross-section causes confusion for potential for improving operation of the congested The restaurants on both Halsted and Randolph have motorists, as well as congestion and potential safety intersections of Ashland at Ogden, Madison, and many valet permits, further restricting some access problems due to vehicles shifting lanes and parking Monroe. The junction of these four streets creates five and parking. along the street. tightly spaced and congested intersections. It may be possible to improve operations and decrease Ashland's traffic operation could possibly be improved congestion by restricting some of the turning with a more consistent cross-section. Since the traffic movements at this location. volumes using Ashland diminish north of Ogden, two travel lanes in each direction may be sufficient. It may be possible to convert the third lane for more parking, loading areas, or additional streetscape. The Ashland street segments where this may be possible include: between Madison and Washington (east side), and between Lake and Maypole (west side).

PAGE 32 a r e a a n a l y s i s

Randolph Street Randolph currently provides two travel lanes operating Most of the intersections along Randolph allow full The Chicago Department of Transportation (CDOT) is one-way westbound, a one-way westbound service access and all turns (assuming the inherent restrictions currently preparing a signing/striping plan for Randolph street on the north, and a one-way eastbound service of one-way streets). Thus, each intersection becomes to improve traffic flow, as well as redesigning the street on the south. The two center westbound lanes a potential point of conflict between the different turning landscaped medians to improve visibility and safety. As are separated from the service lanes by two 12-foot movements and types of traffic. At the intersections the plan is implemented, traffic operations along wide landscaped medians. with traffic signals, the traffic is controlled, and Randolph will be monitored to determine whether any individual traffic movements are stopped until it is safe further actions/changes are warranted and/or feasible. The center westbound travel lanes operate as a major to proceed. However, at the unsignalized intersections, westbound arterial carrying higher speed, heavy traffic the traffic is not operating under controlled conditions. Union Park Intersections volumes from Downtown through the Near West Side Also, the landscaped median planters reduce visibility The streets surrounding Union Park also serve a variety to the neighborhoods to the west. This includes traffic at some of these intersections. The unsignalized of functions. Randolph, Ogden and Ashland all carry headed to the United Center. intersections along Randolph include: Green, Peoria, heavy traffic volumes, some which travels through the Sangamon, Carpenter, Aberdeen, May, Willard, Near West Side without stopping. In addition, each of The local or service roads on either side of Randolph Elizabeth, and Ada. these roadways serves local traffic, and provides provide for local traffic movement, as well as access, access, parking, and loading for adjacent properties. parking, and loading for the various properties along The safety and efficiency of traffic along Randolph Randolph. It is rare that a single roadway facility is could be improved by limiting the number of conflicting The Randolph/Washington one-way pair of streets required to serve so many different, and sometimes, movements at the unsignalized intersections. This transitions to the Washington/Warren one-way pair of conflicting functions. could be achieved by restricting turn movements at streets within Union Park. These one-way streets carry each of these intersections. heavy traffic volumes in and out of Downtown during rush hours, as well as traffic to and from the United There are ways to restrict turns at some or all Center. Each of these streets also provides on-street intersections, by signing and striping. This would be parking and/or pedestrian access to the Park. relatively inexpensive, would still allow full access for emergency vehicles, and can easily be modified if not Several improvements may be possible in the vicinity of found to be effective. Union Park to facilitate local and regional travel in the area. Randolph runs one-way northwest between Ogden and Lake adjacent to the Park. This stretch has 46 feet of pavement and provides parallel parking on both sides and a wide unmarked travel lane in the Randolph Street center. Since this street segment carries relatively low traffic volumes, a single travel lane should be sufficient.

PAGE 33 N e a r W e s t S I D E

Halsted Street/Greektown The width of the center travel lane could be reduced, The one-way westbound street linking Randolph to At the northeast corner of the study area, the and the parallel parking on the Park side of the street Washington cuts through Union Park between Ogden intersection of Halsted and Lake acts as a gateway into could be converted to diagonal parking. This would and Ashland. This segment is currently four lanes the area. Also, Halsted and Lake carry significant traffic increase the number of parking spaces and improve wide, and splits the Park into two segments. Although volumes. Traffic flow at this intersection is often a the ability to maneuver around the Park for visitors elimination of this segment would link the two park problem due to the location of the CTA's elevated transit and local businesses. areas, this roadway link is too important to eliminate line (Green Line) support pillars. The pillars are located entirely. However, the current four-lane width may not in the intersection, blocking vehicle movements, Warren jogs northeast between Ashland and Ogden, be needed. Due to the traffic signal at the especially for trucks or other oversized vehicles. linking to Washington. There is also a roadway link Ogden/Randolph intersection, no more than two travel along the old alignment of Warren heading east lanes of traffic enter this street at any time. This It appears that the pillars will not be reconstructed in the between Ashland and Ogden. This link carries little includes the two westbound travel lanes on Randolph, near future as part of a transit project since the Green traffic, and is no longer needed. The segment of old and the two southwestbound travel lanes on Ogden. line was recently reconstructed. A short-term solution is Warren between new Warren and Ogden could be needed. By cutting a turning lane into the sidewalk at vacated, and the right-of-way converted to sidewalk In addition, Washington narrows back to two travel each corner and creating small median islands around or green space. Such an improvement would also lanes westbound west of Ashland. Thus, the current the pillars, a right turn lane could be created on the eliminate an intersection along Ogden, which would four travel lanes do not appear to be needed for traffic inside or right-hand side of the pillars. This would allow facilitate traffic movement. flow. A detailed engineering analysis should be vehicles making right turns to proceed without delay conducted at this location to determine whether it would and without blocking other movements at the be feasible to reduce the width of this street segment by intersection. Ideally, the pillars would be moved as far one or two lanes. If the width of this street segment can away as possible from the intersection to allow for a full be reduced, it could allow for additional parking along widening of the intersection. the north side of Randolph, or a conversion of some of the pavement to green space thereby increasing the Park area.

Intersection of Ashland and Ogden

PAGE 34 a r e a a n a l y s i s

Madison/Racine Intersection CDOT will be making major improvements to Halsted There is currently an offset or unaligned intersection at beginning in 2000 from Cermak to Fulton. The project Madison and Racine. This location has two signalized will include resurfacing, curb and gutter replacement, "T" (three-way) intersections separated by additional left turn lanes at some intersections, new approximately 130 feet. Realigning Racine could traffic signals, and better lighting. The project may also replace the two "T" intersections with a single four-way include the relocation of the Lake/Halsted transit pillars intersection. This would allow for safer and more discussed above, although funding for this aspect has efficient traffic flow. not been identified. Madison/Peoria Intersection Restaurant patrons visiting Greektown often stop and A traffic signal should be considered for the drop-off passengers, slowing traffic flow on Halsted and Madison/Peoria intersection due to recent accident the east/west streets. The valet parking service problems at this location. operated by many of the restaurants also slows traffic on Halsted and often spills over and impacts traffic Adams/Loomis & Adams/Laflin Intersections operations on east/west streets just west of Greektown. The intersections of Adams/Loomis and Adams/Laflin are located along the south side of Skinner Park and In addition, drop-off and valet activity can interfere with north side of Whitney Young High School. pedestrians crossing the streets in this special district. Adams/Loomis is a signalized three-way "T" Traffic flow could improve if all of the restaurants intersection. CDOT is planning to modernize the signal, developed a shared valet service with pick-up and including a pedestrian button to better accommodate drop-off areas at designated locations least disruptive student crossings. to traffic flow and pedestrian safety. Further discussion of the valet operations within Greektown is included in The conversion of this traffic signal to a flashing red on the parking section. all approaches has recently been considered. However, CDOT determined that modernization of the signal was preferable. Since the concern is primarily due to student crossings, crossing guards or police supervision at appropriate times during the day should help to ensure that students cross only when it is safe. CTA Pillars at Halsted and Lake

PAGE 35 N e a r W e s t S I D E

Jackson/Loomis & Jackson/Laflin Intersections The Adams/Laflin intersection is currently The Jackson/Loomis and Jackson/Laflin intersections, width through the District. This would shorten the unsignalized with traffic approaching north and south which are located in the middle of the Whitney Young crosswalk length across Jackson east of Laflin from 46 on Laflin controlled by stop signs. High School campus, also have a significant amount of student feet to approximately 24 feet. representatives have requested that this intersection related pedestrian traffic. The Jackson/Loomis be considered for a four-way stop control. The intersection is a signalized four-way intersection. The East of the crosswalk and extending east to Loomis, the concern is for students crossing Adams, which carries Jackson/Laflin intersection is controlled by stop signs sidewalk on the south side of Jackson could be widened one-way westbound traffic that is not required to stop on Laflin north and southbound and Jackson beyond the current eight feet to provide additional at this location. eastbound. space for pedestrians. In addition, a designated drop- off lane might be possible on the south side of Jackson Initially, it appears that a four-way stop control at this Since the pavement width on Jackson narrows to 22 to facilitate drop-off of students by parents. It would be intersection is not warranted since student crossings feet through the Jackson Boulevard Historic District safer for students being dropped off on the south side of generally take place at very specific times during the located just west of Laflin, more than two lanes may not Jackson to enter the school building located south of day. A crossing guard and/or police supervision be needed between these two intersections. It may be Jackson and cross Jackson via the elevated bridge should be sufficient at this location. However, this feasible to extend the curb faces (sidewalk bump-outs) located above the street. Crossing guards and/or police intersection should be further assessed to determine on Jackson just east of Laflin to match the pavement supervision may also be warranted at these locations. if a four-way stop control is warranted.

Adams/Loomis Intersection Adams/Laflin Intersection

PAGE 36 a r e a a n a l y s i s

United Center The United Center generates a tremendous amount of Although there are more appropriate routes than traffic traveling through the Near West Side. The traffic Madison, not all stadium visitors are aware of them. is coming from Downtown on the arterial streets, as well The following should be considered: as from the expressways. Since the stadium is located on Madison, many people assume it is the best route to • A simple route map could be sent in the mail with • Signs or variable message boards on the Dan take from Downtown or the Kennedy Expressway. tickets to outline "best route to stadium". Ryan Expressway encouraging traffic to use the However, Madison is a two-way roadway with a single Cooperation from stadium and ticket operators Eisenhower Expressway and exits at Ashland or lane in each direction (two lanes during events due to would be needed, but they have a vested Damen instead of using Madison could be parking restrictions). interest in seeing traffic arrive and depart in the installed. easiest manner possible. Randolph/Washington are one-way streets that feed the • Signs at various locations in Downtown Washington/Warren one-way pair. They are designed • Signs or variable message boards on the suggesting optimal or alternative routes to to carry heavier traffic volumes and are more Kennedy Expressway identifying Ogden the United Center could be installed. appropriate routes for stadium traffic coming from and other appropriate routes to the United Downtown. From the Kennedy Expressway, it is more Center could be installed. efficient to exit at Ogden and travel southwest towards Washington than to travel into Downtown and exit at Madison.

United Center Stadium Randolph/Washington One-Way Streets

PAGE 37 N e a r W e s t S I D E

Projected Development & Traffic Increases Ramp Study As noted earlier, the Near West Side can expect a As traffic grows in the future, it may be difficult and/or CDOT is currently reviewing the potential to close some significant amount of development in the near future. undesirable to widen streets within the Near West Side of the Kennedy Expressway ramps located in If developed, each opportunity site could generate to address potential traffic congestion. Implementation Downtown between the Eisenhower Expressway and significant additional traffic. Development of all of the of coordinated traffic signal systems can significantly Lake Street. The ramp closures are being studied to sites together, could generate as much as 20,000 increase the traffic carrying capacity of roadways reduce safety problems related to weaving of traffic new trips per day to the street system. without the cost and disruption typically associated with caused by the tight spacing of these ramps. Each of street widening. As development occurs, the these ramps plays an important role in providing As new development projects are proposed, traffic coordination of traffic signals would be a desirable and expressway access to the Near West Side. studies will be required by DPD to show how existing cost effective method of dealing with traffic increases. traffic and parking will be impacted and to identify The ramp closure study is still underway, and improvements that might be necessary to It appears that the Near West Side’s grid street system improvement plans have not been finalized. CDOT has accommodate traffic flow and/or access. has excess capacity to handle some future been meeting with local groups to review local access development. The improvements discussed earlier to/from the expressways and impacts to local traffic The amount of traffic growth, and potential parking need to be further studied regarding engineering operations from potential ramp closures. impact will be heaviest in the Halsted corridor where feasibility. They conceptually have the potential to several large under-developed sites exist. Several improve current and future traffic movement throughout sites already have proposed developments or strong the area. potential for new development in the near future.

Future traffic growth projected overall for the Near West Side and Greektown should be incorporated into the Halsted Street improvement project planned by CDOT.

PAGE 38 a r e a a n a l y s i s

Transit Access: Bus Service Route #19: Stadium Express CTA Bus Stops The Chicago Transit Authority (CTA) operates several This route operates during Chicago Bulls and Chicago When bus stops are provided at street intersections major bus routes through the area. Blackhawks games, running along Michigan from they typically require 110 to 115 feet of curb space to Chicago to Madison, and west on Madison to the United pick up and drop off passengers. This disrupts traffic Route #8: Halsted Street Center. The service only carries about 200 riders on flow and eliminates on-street parking spaces. The (Average Weekday Riders: 17,890) average to the games, but serves 600 to 700 after the relatively short distance between blocks in the Near This route runs along Halsted from Addison to 119th game. This is reflective of fans that take cabs to games West Side provides an opportunity to consolidate stops Street. This is an important route within the CTA system, and find it easier to take the bus back after the game. to every other block. This could increase the amount of ranked in the top 15 in the number of riders, and very on-street parking, or provide for a separate right turn active with the number of riders transferring for trips to Route #126: Jackson/Van Buren lane at some intersections. Reducing the number of the west. This route experiences delays at times due to This route runs along Jackson from Austin Avenue to bus stops will also improve traffic flow, and reduce traffic congestion on Halsted. Downtown. Within the Near West Side, it follows the travel times for the bus routes. The CTA should be one-way pairing of Jackson eastbound and Van Buren consulted as new development or redevelopment Route #9: Ashland Avenue westbound. This route tends to be more reliable and projects are proposed to coordinate transit stop (Average Weekday Riders: 25,930) less impacted by street congestion, which may be due consolidation with development plans. Consideration This route runs along Ashland from Irving Park to 95th to its use of one-way streets. This is an important route should be given to a comprehensive consolidation of all Street. This route carries very heavy ridership and is serving Whitney Young High School and the Police bus stops in the Near West Side as a test or model for ranked second in the CTA system. This route also Academy. other Chicago communities. experiences delays due to traffic congestion along Ashland. Overall, CTA bus service within the Near West Side is Shuttle Bus Service generally good. The service is delayed due to traffic The feasibility of a special trolley shuttle bus to serve Route #20: Madison Street congestion along most of the routes. The Greektown and the restaurant row along Randolph (Average Daily Riders: 12,270) improvements identified in the Area Land Use Plan to should be considered. Such a service, which would be This route runs along Madison from Downtown to Austin address traffic congestion will help improve the similar to the Lakefront Museum Campus shuttle and Avenue. This route is ranked in the top ten for ridership performance and reliability of the bus service. Downtown tourist buses, may improve traffic movement volumes in the CTA system, including a significant and parking access in these busy locations. If a shuttle number of reverse commuters going to destinations ran through Downtown, it may be possible to draw west of downtown. This route is also affected by traffic weekday commuters to Greektown and/or the congestion along Madison. Randolph restaurant row for lunch. A feasibility study would need to identify an appropriate service area and potential market for riders. The estimated ridership and potential benefits to traffic and parking operations would need to be balanced against the cost of a shuttle service. PAGE 39 N e a r W e s t S I D E

Rapid Transit Service The CTA also provides rapid transit service through Along the Blue Line, there are two stations currently While overall transit service appears to be good, the the Near West Side via the elevated Green Line serving the Near West Side. The UIC-Halsted Station northeast corner of the Near West Side is not located along Lake and the Blue Line in the Eisenhower is located in the Eisenhower Expressway median at within convenient walking distance of a CTA station. Expressway median. Along the Green Line, one Halsted. This station currently provides full access at station is currently located within the Near West Side Halsted and Peoria, and provides exit only access to • Creating a new Green Line station between at Ashland. The one-half mile walking service area Morgan. The one-half mile walking service area for this Halsted and Morgan would help address this for this station includes the northwest corner of the station includes the southeast quarter of the Near West issue. Near West Side. Side, including Greektown. The other station is located in the Expressway median at Racine, providing full The cost and length of time needed to implement a new A Green Line station at Halsted was removed several access at Racine and a limited hours entrance at station is considerable. A new station will be considered years ago due to low ridership. When in operation, Loomis. The one-half mile walking service area for this as a long-term development option depending on this station served the northeast corner of the Near station includes the south central portion of the Near ridership growth in the area. West Side. This corner of the Near West Side is not West Side. currently within a one-half mile walking distance of a The newly reopened Blue Line Milwaukee/Grand station CTA rail station. Green Line provides convenient walking access for the Near West Ashland Station: Average Daily Riders: 1,090 Side as it is located outside of the area. Reopening this Annual Riders: 221,697 station has provided service to a growing area just to the north, and a small portion of the Near West Side. Blue Line UIC-Halsted Station: Average Daily Riders: 4,150 Operations along the Green Line should continue to be Annual Riders: 1,487,497 monitored along with the area's continued residential and business growth to determine if a new Green Line Racine/Loomis Station: Average Daily Riders: 1,740 station is needed in the future. Annual Riders: 542,757

CTA Green Line Station: Ashland/Lake

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Parking: The mix of land uses located within the Near West The areas within the Near West Side facing the biggest Many visitors to Greektown look for parking on the Side generates a variety of parking needs. The parking challenges include Greektown, the Randolph street or in surface lots, and if parking is unavailable, characteristics of parking demand vary for different and Fulton Markets, and the Institutional Cluster, which use the free valet service offered by several land uses: residential, schools, commercial, includes Whitney Young High School, Skinner restaurants. Significant on-street parking is available restaurants, office, industrial, and institutional. The Elementary School, Jackson Boulevard Historic District, during peak restaurant activity within a few blocks west types of parking demand vary based upon the time of and the Chicago Police Academy. of Halsted. There are also several large parking lots day, length of stay, and tolerance to walking west of Halsted that could possibly be used for shared distances. Greektown parking for Greektown. The current parking congestion in Greektown could The existing supply of parking within the Near West increase due to projected development of several large Side is extensive, for both on-street and off-street surface parking lots located along the east side of parking spaces. Based on Lakota and Metro’s field Halsted. It is critical that future development projects in surveys there are approximately 10,250 off-street Greektown, and throughout the Near West Side provide parking spaces located in various public and private sufficient on-site parking to serve the demand parking lots within the area. There are also an generated by the new developments, as well as some additional 4,700 on-street parking spaces, for an local demand currently served by the surface lots. approximate total of 15,000 parking spaces. Shared off-site parking options need to be identified and The parking shortages currently experienced within implemented to replace the loss of surface lots as the Near West Side are generally not due to a lack of development occurs. The four story parking garage parking spaces. Rather, many of the parking (400 spaces) proposed for the southeast corner of problems occurring in the area are due to the location Adams and Halsted will address the loss of large of parking spaces, time of day restrictions on some parking lots along Halsted at Madison to development spaces, or restricted use of private off-street parking and accommodate some local parking needs for spaces. Therefore, an extensive program to develop proposed commercial space and residential units. new parking lots and/or parking garages does not appear to be needed. Provision of new parking facilities in a few selected locations and better utilization of the existing parking supply through improved parking meters and shared lots, is more appropriate.

PAGE 42 a r e a a n a l y s i s

Institutional Cluster: Streetscape improvements, including lighting and Parking conditions in the Skinner Park area are • The large parking lot on Monroe north of Skinner signage along the streets west of Halsted, may affected by several factors. Most of the streets Park serves the adjacent Chicago 911 encourage the use of both on-street and off-street surrounding Whitney Young and Skinner schools do Emergency Response Center. There may be parking on these western blocks. not allow parking during school hours (8:00 AM to 4:30 capacity in this lot to accommodate employees PM). These school hour parking restrictions are in and trainees of the Chicago Police Academy Another way to improve parking in Greektown is to place for safety reasons. located on the south side of the Park. encourage the use of public transportation. The existing UIC-Halsted station on the Blue Line is located The schools, along with the Chicago Police Academy, • It may be possible to eliminate on-street parking at the southern end of Greektown, and is only a few generate significant parking demands on this sub-area. restrictions along several street segments to blocks walk from the furthest restaurant. In addition, due to the narrow width of Jackson through increase parking supply during the day: the Historic District, the street does not provide on- Greektown is well served by this station, but many street parking or visitor parking for residences. - South side of Monroe between Loomis visitors are not aware of its location. Renaming the and Throop along Skinner Park. This UIC-Halsted station to the UIC-Greektown station and Several possible changes may improve the parking segment is not adjacent to either school. promoting it to visitors could increase the use of public situation in the institutional cluster: transit. This would be particularly helpful to tourists, - East side of Laflin between Jackson and who may not be as familiar with the area. • Chicago Public Schools is currently considering Van Buren adjacent to Whitney Young's a new school campus for Skinner School. Such parking lot. a campus may be expanded to the east to accommodate more parking room for - West and east sides of Loomis between employees and visitors. Jackson and Van Buren adjacent to the High School's green space. • Local residents and visitors can park during off- hours in the High School parking lot located at - North side of Van Buren between Laflin the southeast corner of Laflin and Jackson. and Loomis at the south end of the High However, many of residents do not know of School Campus, which is not located or use the lot. There is not adequate signage to near its main entrances. inform visitors of the parking option and location. New signs could encourage more use. - Eliminate parking restrictions on Adams from 4:00 pm to 6:00 pm.

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Randolph and Fulton Markets As mentioned previously, there are a wide variety of and signs requesting that sidewalks be kept free for • Shared staging areas to accommodate trucks land uses within the Near West Side’s street pedestrian use. However, they are often misinterpreted waiting to load/unload goods while the loading corridors and blocks. Many of its streets are required or ignored. Enforcement of these regulations appears zone is occupied. to serve different traffic needs, including some travel to be pursued only in extreme cases, and parking, • Shared curb space and parking lots should also needs generated outside of the area. For this loading, and traffic circulation have become serious be identified based upon time of day. The same reason, many of the corridors experience a variety of problems. street frontage or parking lot could be set aside operational problems due to conflicting needs. for particular uses at different times throughout As the amount of activity increases in the area, and the the day. For instance, the same space could be The Randolph and Fulton Markets especially mix of uses continues, the potential conflicts will restricted to loading between 4:00 AM and 8:00 experience operational problems. The mix of increase. A consistent, clearly marked, and easily AM, 2 hour metered parking between 8:00 AM residential uses, produce/meat businesses, other understood program must be developed that balances and 6:00 PM, and free parking from 6:00 PM to businesses, and restaurants generates varying the various demands within the Randolph and Fulton 4:00 AM. Expansion of such an approach could traffic, parking, and loading needs that often Markets. A traffic operations and parking plan should be allow market oriented businesses to conduct overburden the local street and sidewalk system. The developed for the combined market area that business during peak morning hours, customers different demands generated in these sub-areas incorporates: and visitors to park during the day, and include: restaurant patrons or residents to park for free at • Detailed review of all curb frontages and night. • delivery truck access, staging, and loading; adjoining properties, to identify more • vehicular circulation on narrow, congested appropriate locations for on-street parking. • Other types of restrictions and/or time streets; • Appropriate locations for shared off-street periods could be identified according to land use • employee parking needs; parking lots for employees and/or trucks, mix and block needs. • business customer parking needs; and especially in the most congested blocks, • Stricter enforcement of all parking and loading near Green and Sangamon. Small and/or regulations, including the possibility of adding • resident and visitor parking needs. inefficient parking lots are located police personnel to direct traffic during the peak throughout the Markets that could be morning period. Although traffic volumes appear to be below the consolidated for shared parking. carrying capacity of the streets in the Markets, operations often break down due to conflicts between • Appropriate locations for shared off-street each of the needs listed above. There are a number loading zones where it may be feasible to of regulations that attempt to balance all of the serve several businesses within the most demands, such as posted parking areas, no parking congested blocks. zones, loading zones, one-way street operations,

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FUTURE DEVELOPMENT PRESSURE POPULATION PROFILE

As the Near West Side continues to grow, under- The Near West Side study area has a population of utilized sites as well as surface parking lots will approximately 7,000. It is a diverse community YEAR POPULATION INCREASE develop with more intensive uses. Locations could be consisting of a population that is approximately 62% 1980 1,396 population1 considered redevelopment sites based on the White, 29% African American, 4% Hispanic, and 4% 1990 2,192 population2 presence of sub-optimal land uses, vacant building Asian with the remaining 1% a mix of other 1996 2,737 population3 space, deteriorating buildings, under-utilized sites, nationalities. 2000 7,050 population4 key corner locations, and/or the potential to 2003 Projected 9,450 population4 consolidate small parcels of land to create larger To estimate the potential impact that residential redevelopment sites. development could have on the area, population growth was generally projected based on projects Total Projected This will continue to add more residents and under construction or planned from 1996 through 5 businesses to the Near West Side, placing additional 2003, as well as the general build-out potential of the Population by 2020: 15,300 pressure on the area’s resources. Development at area’s remaining vacant or underdeveloped land, Notes: maximum permitted density levels and attempts to excluding the Randolph Market. 1. Based on 1980 Census provided by Claritas. increase density through zoning changes or planned 2. Based on 1990 Census data. developments could prove to be detrimental to the If all planned and proposed residential projects are 3. Based on 1990 population and permit data. character of the Near West Side. completed and vacant/underdeveloped land not in the Randolph Market was developed with housing, 4. DPD estimate based on new projects completed, under construction, and under development. the Near West Side could have a population of approximately 9,450 persons in the next few years. 5. DPD projections. Projecting forward, the population could be over 15,000 by 2020.

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LAND USE FRAMEWORK

The Area Land Use Plan for the Near West Side Higher density development should be located on the These businesses should be developed at the base of provides the City and community with a framework east side of the study area. Higher density mixed-use residential buildings where access and parking is for continued development and redevelopment of buildings with upper-floor condominiums and appropriate, and at major corners along Ashland and this unique mixed-use community. The Plan is apartments are more appropriate along the east side of Madison. New retail development should especially be focused on maintaining the area's land use mix and Halsted adjacent the Kennedy Expressway. Single considered along Ashland between Adams and Warren, encouraging quality development through land use family homes and townhouses should be encouraged and at the northwest corner of Madison and Racine and design controls, increased open space, and in the southwest corner of the study area, near the where the City owns a large site. All new commercial improved traffic access, parking, and streetscape. Jackson Boulevard Historic District to maintain its sites should have adequate off-street parking. existing residential character. Several design concepts are also presented along Art gallery and studio space has been expanding along with the Area Land Use Plan to illustrate various Low to moderate density development is appropriate with the growing residential population. Cultural uses development patterns. The design concepts are throughout the rest of the study area. New and galleries should continue to be developed to conceptual, and indicate potential development development should be consistent with the density and activate the Near West Side at night. They should be densities, building massing, and landscaping and character of adjacent structures and overall area. located where there would be minimal conflicts with parking layouts. Actual building, landscaping, and existing uses. parking designs will vary for each site as more Commercial Development: specific improvement/development plans are Neighborhood oriented retail and service uses should The Near West Side should also continue to be generated by the City, property owners, businesses, be promoted to serve the area's growing residential promoted for office development to accommodate small and developers. and visitor population, as well as employees of local professional firms and corporate headquarters as an businesses. Grocery stores, pharmacies, video and alternative location to the City’s Central Business Residential Development: book stores, restaurants, delicatessans, shoe stores, District. Such uses activate area streets during the day Except within the Randolph and Fulton Markets and and home accessory shops are examples of such and provide customers for shops and restaurants. Kinzie Industrial Corridor, residential development businesses. should continue to be promoted to activate the area The Whittman-Hart corporate campus with office and and create a more recognized neighborhood training facilities, which is under construction at the identity. In addition to condominiums, other housing northwest corner of the study area, is an example of an types should be encouraged to further diversify the “in-town” office complex located near Downtown. area. Housing types should include townhouses, single-family homes, and rental apartments.

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Industrial Development: Institutional/Public Facilities: Open Space: Industrial and service companies on the Near West The feasibility of developing a larger institutional Neighborhood open space and mini-parks should be Side occupy a significant amount of building space campus closer to industrial jobs for local social service developed wherever possible in the center and eastern (30%) and provide numerous jobs. Such companies agencies with similar missions and facility needs blocks of the community. Potential locations include: should continue to operate in the area. Recognizing should be explored. Parking, open space, recreation • the block at the northeast corner of Adams and the recent trend toward residential and commercial facilities, maintenance, security, and food service could Sangamon (neighborhood park) (2.3 acres). development, such companies should work with local possibly be shared within such a campus. Relocation groups and DPD to physically improve their sites and of the Salvation Army and Chicago Christian Industrial • the parkways on Madison between Green and facilitate truck access and employee parking. DPD League programs to new and larger facilities would Peoria (flower gardens/seating pockets). will continue to work with businesses looking to improve agency services and provide new • the south side of Madison between Morgan and expand at their current sites or needing to move to development and open space opportunities on their Aberdeen within a new development (plazas). larger sites. current sites. • the southeast corner of Randolph and Morgan Those companies needing to relocate because of Skinner School is considering expansion of its existing (corner plaza). local development pressures should consider facility to include a larger school campus and additional locating in the nearby Kinzie Industrial Corridor. This parking for faculty and staff. The site at the northeast corner of Adams and industrial zone, which is located a few blocks Sangamon should especially be considered for a northwest of the area, also provides excellent access neighborhood park. If such a park were developed, to the Central Business District and overall region. there may be an opportunity to reuse the large existing University building as a multi-purpose park fieldhouse, The City has created a Planned Manufacturing community center, library, and cultural facility. District and Tax Increment Financing District for the Consideration should be given to relocating the Illinois Kinzie Corridor to facilitate infrastructure Public Aid building located on the north half of the block improvements and industrial development. This to provide a larger, full block site for a park. corridor contains approximately 675 acres of land, zoned primarily for industrial uses. The building at the southwest corner of Skinner Park should also be considered for a park/community center.

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Randolph and Fulton Markets: The Randolph Market is a unique business district Continued careful management of any requests for A critical issue facing the combined Market is its within the City and Near West Side. Consideration zoning changes or land use changes will help to deteriorated physical condition, which negatively should be given to the establishment of one minimize conflicts between businesses and other uses, affects truck access/circulation, loading operations, and consolidated wholesale food district that includes both and help to manage this as a mixed-use area. employee/visitor parking. Addressing these physical the Randolph and Fulton Markets. The combined issues should be a priority in the next few years, both Randolph-Fulton Market would be bordered by The four blocks surrounding the Halsted/Lake to accommodate businesses who wish to remain and Randolph on the south, the Kennedy Expressway on intersection up to Fulton are located at the eastern expand in the area, or those who may seek to the east, Kinzie and the rail tracks on the north, and gateway to the combined Market and Near West Side. redevelop their property. Racine on the west. These deteriorated blocks should be especially targeted for major redevelopment with shared parking. A cooperative effort by area businesses, including A mix of uses, including the Whittman-Hart campus, Additional turning lanes and extensive landscaping with restaurants, to create shared parking opportunities have been developing west of Racine to Ogden, north gateway features should be incorporated into each throughout the Randolph and Fulton Market should be of Randolph. This sub-area should be considered a block. part of a comprehensive redevelopment approach. mixed-use “buffer” between the Kinzie Industrial Several locations are noted in the Area Land Use Plan Corridor to the west and combined Randolph-Fulton The feasibility of developing a multi-purpose facility that that may have potential to be shared parking lots. Market to the east. provides information about the Randolph-Fulton Market's products, development opportunities, Results of a recently completed real estate needs operations, and history should be explored. Such a assessment for the Randolph/Fulton Market area center could be a place for businesses to meet about indicates that some existing food businesses wish to local issues and development opportunities, restaurant remain and expand, while others wish to relocate from owners to learn about available products, and visitors to the area. (Source: Arthur Andersen, February, 2000) learn about the Market.

There are a few produce/meat businesses scattered throughout the Market that include a retail operation that sells food directly to the public. Additional retail food operations should be encouraged where appropriate in regards to building layout, parking, and pedestrian access. The feasibility of a "Saturday Produce Shopping Day" for the public should be explored.

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Greektown: Consideration should be given to expanding The Halsted Corridor will experience major change in It appears at this time that the Halsted corridor will be Greektown to the west and a block north to the next five years due to the location of several able to accommodate the current development plans Randolph. This larger sub-area, would be bordered properties that have significant redevelopment and proposals due to the following factors: by Randolph on the north, the Expressways on the potential: south and east, and Sangamon on the west. • DPD has refined the One North Halsted site plan • One North Halsted in regards to access and parking; (northeast corner Madison/Halsted) Expansion of the district to Sangamon and north to • a lower density commercial development is (approved for 50,000 square feet of Randolph would establish a larger special district, planned for the northeast corner of Adams and commercial space including a Dominicks link Greektown to the Randolph restaurant row, and Monroe (approximately 30,000 square feet); facilitate pedestrian movement through these blocks. grocery store, 300 dwelling units, and 600 Such an expansion could involve extending the parking spaces). • a new parking garage is planned for the special streetscape character of Greektown along southeast corner of Adams and Monroe, rather the east/west streets, as well as encouraging • Chicago Christian Industrial League than a large commercial development. Such a additional shops and restaurants on the adjacent (southwest corner Monroe/Halsted) facility will also accommodate a large number of blocks. (considering relocation). the parking spaces that will be lost when the lots are developed to the north; Such an improvement should also include a • Mid-City Bank • the potential to expand Greektown to the west cooperative effort by area businesses and residents (northwest corner Monroe/Halsted) and develop shared parking arrangements to to create shared parking opportunities on the blocks (underdeveloped site). reduce traffic congestion, parking problems, and between Sangamon and Halsted. Extending the restaurant valet/drop-off conflicts; Greektown identity and improving its surrounding • Quality Inn • CDOT’s Halsted improvement project, which will blocks could facilitate use of shared parking and (northeast corner Monroe/Halsted) address signalization, turning movements, and street parking as pedestrians become more (potential for second hotel tower). turn lanes; and comfortable walking beyond Halsted. • Large Parking Lot • the potential to significantly improve the A Greek museum/visitors center has been (southeast corner Adams/Monroe) Halsted/Lake intersection, which CDOT will considered for the northeast corner of Halsted and (planned parking garage; 4 stories, 400 spaces). study as part of the pending corridor project. Van Buren. Such a development concept, which could enhance Greektown's unique character, should The potential development of the Chicago Christian be further analyzed in regards to project feasibility Industrial League, Quality Inn, and Mid-City Bank sites and funding. will be considered within the CDOT project to determine appropriate building/parking densities and access points. PAGE 52 A R E A l a n d u s e p l a n

Ashland Corridor: Streetscape/Gateways: Ashland should be enhanced with streetscape Recent improvements to the streetscape along Streetscape improvements should include: improvements and area gateway elements. Randolph, Madison, and Halsted have significantly Establishing a “history/cultural walk” along the street improved the area's appearance and set a standard for • new lighting, street trees, landscaping, fencing, from the union office buildings near the Expressway to the rest of the community. benches, fountains, and recycling/trash cans. Union Park should be considered as part of a new Decorative pavers could be provided at special streetscape design. Such a walk could celebrate the The City has recently completed a streetscape plan for locations; area’s history and encourage more pedestrian activity Lake Street. The Plan recommends comprehensive • gateway corners using columns, signage, along the street and in the Park. improvements including new pavement, curbing, fencing, pavers, and/or landscaping at highly landscaping, lighting, sidewalks, decorative lighting, visible entrances and intersections. Area and Realigning Ashland to a consistent two lanes north of fencing, trash/recycling receptacles, and signage. sub-area identity gateways should be Ogden and three lanes south of Ogden should be Funding sources for engineering and construction are considered for the following locations: considered. Such an improvement may facilitate traffic currently being identified. flow and increase parking and/or sidewalk space. - Near West Side: along A comprehensive streetscape improvement program Expressways and Ashland. Consideration should also be given to narrowing should be established for the rest of the area that: Washington through Union Park and closing Warren - Greektown: along Expressways, Sangamon and Washington. east of Ashland at Ogden. Diagonal parking along the • enhances the Near West Side's visual Park’s north side between Lake and Ogden should be attractiveness and "pedestrian friendliness", and - Randolph and Fulton Markets: along implemented. encourages pedestrian circulation on the blocks Racine, Halsted, and Randolph; west of Greektown up to and along the Randolph • a coordinated kiosk/signage program to identify The triangle between Ashland, Ogden, and Warren restaurant row; area businesses, activity generators, and should be redeveloped with a coordinated mixed-use parking. The kiosks could include area maps, development with ground floor commercial. A mixed- • establishes a distinct, recognizable area identity and links its numerous diverse blocks; parking locations and restaurant/business and uses development should be considered for the east entertainment listings, as well as local events; side of Ashland if the Salvation Army relocates to a new • provides easily recognizable boundaries and site. and gateways for the overall Near West Side and its sub-areas; and • improved landscaping along the Eisenhower and Kennedy Expressways. Buildings along Ashland should be similar in size and • eliminates or limits billboards. density to the buildings at the southwest corner of Ashland and Ogden to maintain the streetwall.

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TRANSPORTATION SYSTEM Madison/Racine Intersection: Union Park: As noted earlier, the Near West Side is well served The offset Racine/Madison intersection should be Diagonal parking should be added on Randolph by its transportation system. To address current realigned into one efficient intersection to facilitate adjacent to Union Park between Ogden and Lake. traffic concerns, improve physical conditions, and traffic flow. Such an improvement could be accommodate future growth, several changes to the accomplished by using parts of the properties located Warren should be closed at Ogden and incorporated system are recommended: on the southeast and northwest corners of the into a plan for streetscape improvements and intersection. redevelopment of the blocks south of the Park. Randolph Street: Traffic circulation along Randolph and its local The realignment should be planned together with the A more detailed engineering study of the feasibility of frontage lanes should be improved by adding striping redevelopment of the northwest block, which is partially reducing the number of lanes on Washington through between the raised planters and restricting turning owned by the City. the Park should be conducted. movements at the unsignalized intersections with new signage. Consideration should be given to Halsted/Lake Intersection: Ashland Avenue: redesigning the medians to improve visibility and The CTA Elevated support columns at the Halsted/Lake A more detailed engineering study of the feasibility of safety. intersection should be moved and the intersection consolidating lanes along Ashland should be widened. Such an improvement should be incorporated conducted. Taxi staging/waiting areas should be considered for into a master plan for streetscape improvements along Randolph near the new restaurant row to provide Halsted and redevelopment of all four blocks around Bus Stop Consolidation: convenient access to alternate transportation. the intersection. A study of the feasibility of consolidating CTA bus stops to every other block to facilitate traffic turning movements and/or gain parking/loading spaces should be conducted.

Taxis: The community has identified the lack of frequent street taxi service as a problem. Continued development will help to address this; however, outreach to taxi operators needs to be aggressive.

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Transit: The long range need for a new Green Line station Large residential developments should consider the Removing parking restrictions along Monroe (south between Morgan and Halsted should be monitored as need to accommodate parking for increasing numbers side) between Loomis and Throop, and along Laflin the area develops. of visitors, as well as residents. (east side) and Loomis (east/west sides) between Jackson and Van Buren should be considered. Consideration should be given to adding Greektown Small vacant lots, inefficient parking lots, and Removing the no parking restrictions along Van Buren signage to the UIC-Halsted CTA station. deteriorated buildings should be cleared and (north side) between Laflin and Loomis should be also consolidated to create strategically located off-street, be consolidated. Parking: shared parking for employees during the day, and Parking improvements within the area should focus on residents, visitors, and valets in the evening. Signage identifying shared parking opportunities at optimizing available on-street and off-street parking lots Cooperative parking arrangements between Whitney Young High School for residents and visitors for a variety of land uses and time periods. On-street businesses for employees and visitors/patrons, during evenings and weekends should be improved to parking and loading restrictions/meters throughout the especially in the Randolph and Fulton Markets and provide better visibility to potential users. area should be modified to: Greektown, should especially be developed. Such arrangements could significantly improve the • limit all day use; availability of parking during lunchtime and evening hours, and will become increasingly important as the • create shared loading zones and shared large public parking lots along Halsted are redeveloped. employee parking lots for small businesses; The Chicago 911 Emergency Response Center parking • increase parking space turnover in front lot should be considered for restricted overflow parking of local retail businesses; for the Chicago Police Academy. • increase evening parking availability for residents, restaurant patrons, and visitors; and

• eliminate unnecessary restrictions such as during rush hour on side streets like Adams.

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DESIGN GUIDELINES Land Use: Density: A critical issue confronting the Near West Side is the Neighborhood-oriented retail and service uses should New developments which do not maximize the number physical quality of its built environment. There is a be encouraged on the ground floor of buildings of permitted units under existing zoning are need for development to be more consistent with the throughout the Near West Side outside the Randolph encouraged to enter into a deed restriction to prohibit area's low density building scale, traditional loft district and Fulton Street Markets. additional units. architectural character, and urban streetscape. Larger retail uses should be focused on the major Planned development applications should be in The following standards provide the community and streets such as Halsted, Madison, Randolph, and substantial compliance with underlying FAR. PD’s developers with general guidelines for site and Ashland. should not be used to up-zone sites. building design. They are suggestive only and not intended to supplement or supersede the City's First floor residential should be avoided in multi-family Zoning request changes should not seek to increase or Building Code, Zoning Ordinance, Landscape residential buildings, unless used to provide a duplex deviate from existing or surrounding FAR so that new Ordinance, or Department of Planning and unit, which activates an otherwise blank facade. development retains the scale of the existing building Development’s 1995 Design Guidelines for fabric. Neighborhood Commercial Districts. Strip shopping centers with front parking lots should be discouraged. Residential development with a diversity of unit sizes is encouraged, especially family-sized units. Uses that conflict with pedestrian activity or compromise established building patterns should be discouraged.

The temporary use of vacant building space for community information and art display should be encouraged.

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landscaped lots Site Layout: parking at rear of buildings Where possible, new buildings should be built at or near the property line to continue or recreate building walls along the street (“urban streetwall pattern”). Building placement should especially attempt to "hold or frame the corners" of a site or block. At corner locations new construction should be built to the property line on both street frontages.

New buildings should be set back from property lines only for small pedestrian spaces such as plazas and outdoor cafes, or for additional landscaping room if consistent with landscaping set backs along the entire block. Building corners can be notched out or set back approximately 15 feet for plazas and/or new retail along street gateway elements. typical streetscape treatment

Off-street parking should be provided behind Plan View of Corner Development Concept buildings wherever possible. Off-street parking should be provided underground or within new building framed on buildings when possible. When feasible, parking both street frontages should be accessed by way of alleys.

Main entrances to stores should be located along the street at highly visible locations. Secondary entrances can be located along the sides and/or backs of buildings to provide access from side streets and parking lots. new in-fill development continues streetwall Driveway curb cuts on major streets, especially along retail-oriented blocks, should be avoided where possible. Curb cuts should not be wider than 24 feet. Perspective View of Corner Development Concept

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Buildings: Preservation Buildings should be preserved and renovated where possible to maintain existing building walls along streets.

Rehabilitation/renovation should be sensitive to the original architectural character of the building and surrounding area. New building consistent with existing streetwall. Height New buildings should not be more than 25% higher than the average height of buildings on surrounding blocks to maintain the general scale of an urban industrial loft district, except on the properties abutting the Kennedy Expressway.

If tall buildings are developed along the Expressways, they should be stepped back away from adjacent streets, approximately 50 feet above ground level to provide a transition to surrounding buildings. existing buildings If a development is located in an area with buildings of varying heights, the transition or step down between buildings should be considered in the overall height and design of the new buildings. New building at streetwall with ground level glass. Building step back along Expressways.

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Architecture Building scale and architectural design for new Solid, windowless walls should be avoided wherever Pedestrian-scale, cloth, retractable awnings that buildings should be consistent with the physical possible. If such walls are a necessary part of a enhance the architectural character of a building or character of the Near West Side’s distinct land use building's function, they should include false windows, storefront are encouraged. sub areas: Randolph and Fulton Markets; Greektown; arches, piers, murals, planters or other elements that Jackson Boulevard Historic District; and Central Core reduce building scale and add visual interest. Wherever possible, exterior mechanical systems, as blocks. Traditional brick industrial buildings represent well as service, loading, trash, and storage areas the most common building type in the area and New buildings should be constructed of durable should be screened from street and sidewalk views. provide an overall context for new architecture. materials that are easily maintained and consistent with Building design should especially address the surrounding buildings. Synthetic plaster should be used visibility and prominence of street corners. only for decorative purposes and limited to 15% of building walls. Buildings should include a low knee wall (18” to 24”) at ground level with clear glass and open window Metal garage doors, folding security screens and other displays to allow views into building interiors from security features that are visually unattractive should be streets and sidewalks. Where possible, building walls avoided and/or screened from street views. If needed, along streets at ground level should include at least retractable interior security gates or shutters should be 70% glass. used.

Cinder block, wood, metal, or vinyl siding should not be used on building facades or walls that are highly visible from streets and sidewalks.

Painting or mural treatments on large blank walls.

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Signage: Signs should not be placed above the cornice line of buildings. Signage for upper floor office space should consist of painted window signs. Signs should not block windows.

The scale of signs should be in proportion to a building's wall size and street frontage. Projecting or electronically animated signs should be avoided.

Billboards attached to sides of buildings, placed on rooftops, or in vacant lots should be removed and Unattractive Signage Attractive Signage prohibited.

Proportioned Facade Sign

Proportioned Facade/Awning Signs

Hanging Merchant Sign

Painted Glass Window Sign with large address numbers

Building Sign Concepts

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Parking: Landscape Landscape Parking should be placed behind, within, or buffer 3’ buffer 3’ minimum underground in buildings wherever possible. Surface Parking space Drive aisle Public walk minimum Parking space parking lots in front of buildings and along street frontages should be avoided. Where feasible, additional parking should be provided for visitors.

Existing parking lots in front of buildings or along street frontages should be screened with shrubbery and decorative metal fencing. Where parking lots abut a sidewalk or building, a landscape buffer should be provided consistent with the City’s Landscape Ordinance. Lighting should minimize Parking abutting sidewalk glare on surrounding properties. Parking abutting building

Shared parking between land uses and between businesses should be developed wherever feasible, especially on blocks that have varied parking needs. Combine parking lots to create For example, a business with daytime employee shared parking zones. parking could allow evening use of its lot by residents, shoppers, and/or restaurant patrons. Street

Street Shared parking opportunity

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Streetscape: Street tree in Streetscape amenities including pedestrian-scaled decorative tree grate lighting, decorative paving, trash/recycling cans, and Decorative street lights decorative newspaper boxes should be placed in high activity locations and grouped together to minimize clutter along sidewalks.

Streetscape design for private development sites should be coordinated with the overall streetscape Decorative newsbox design of the Near West Side or adjacent streets to reinforce a coordinated physical character for the area. For example, lighting for a pedestrian plaza should be Trash receptacle similar in design to new lighting installed on nearby streets by the City. Decorative pavers

Seasonal flowers, evergreens, shade trees, and other Pocket seating plantings are encouraged throughout the area to provide interest, color, and seasonal variety. Decorative metal fence

Sidewalks and parking lots should be retrofitted for Streetscape view with screened parking area ADA accessibility.

The perimeter and interior of all existing and future parking lots should be extensively landscaped. Decorative street light Raised curb Decorative metal fencing should be used where planter appropriate to enhance and define the streetscape, Public walk open spaces, landscaped areas, parking lots, and Decorative building entrances. Such fencing should not be more metal fence than three to four feet in height.

Chain link fence should not be used in locations on or along a site that are visible from sidewalks and streets.

Streetscape Elevation View

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Open Space: Where feasible, pedestrian plazas should be provided in conjunction with new large-scale development. Plazas should be sited to maximize southern sun exposure. Decorative pavers, benches, landscaping, and lighting should be incorporated into plaza designs.

Miscellaneous: The fencing and chairs of outdoor cafes located along Randolph or elsewhere in the Near West Side should be removable to provide wide sidewalk space if needed for loading/unloading by businesses during peak morning hours.

Corner Plaza Concept

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DESIGN CONCEPTS Ashland Corridor: Ashland between Lake & Madison

Lake

Randolph

Lake Street

Madison Avenue Halsted Street Kennedy Expressway Ashland Avenue Eisenhower Expressway

Key Map

Washington

Madison

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DESIGN CONCEPTS Madison between Morgan & Throop with Realigned Racine Intersection May Elizabeth Carpenter Aberdeen

Lake Street

Madison Avenue Halsted Street Kennedy Expressway Ashland Avenue Eisenhower Expressway

Key Map

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DESIGN CONCEPTS Halsted/Lake intersection with shared parking

Fulton

Lake Street

Madison Avenue Halsted Street Kennedy Expressway Ashland Avenue Eisenhower Expressway Lake Key Map

Randolph Kennedy Expressway

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DESIGN CONCEPTS Greektown District with new park at Sangamon/Adams intersection with shared parking

Lake Street Kennedy Expressway Halsted Street

Madison Avenue Kennedy Expressway Ashland Avenue Eisenhower Expressway

Key Map Van Buren Van Monroe Adams Jackson Madison Washington

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IMPLEMENTATION Community Resources: Streetscape Design/Engineering: A major commitment has been made by the City and During the planning process, local residents, business A next step in the area's improvement process should Alderman to continue the revitalization of the Near owners, and institutional representatives expressed involve a comprehensive streetscape program West Side as a vibrant, active, mixed-use community. confusion with the role and function of the area's civic including: The City, Alderman, local organizations, and area groups. They also indicated a strong need for everyone business/property owners will need to continue to to work together because of the area's mixed-use • Preparation of a coordinated streetscape design work closely together to implement the Area Land character and increasing development pressures. plan based on the Near West Side Area Land Use Plan and improve the area. Use Plan. A clearinghouse should be established within each The following is a general framework of potential next group to facilitate information exchange and resource • Meetings with the City, Alderman, local steps in implementing the plan: sharing, and increase local and outside awareness of organizations, and business/property owners to developments planned for each area. In addition, sub- review the streetscape design. • Community Resources. committees of each group should be established to • Streetscape Design/Engineering. foster community stewardship regarding area • Consideration of an additional Special Service identity/perception, beautification, and open space. Area to finance on-going maintenance of the • Capital Improvement Programming. streetscape improvements. • Facade Rebate Program. • Micro Loan Program. Capital Improvement Programming: • CitySpace Program. The Alderman and City have begun assessing potential • NeighborSpace Program. funding sources for streetscape and infrastructure • Chicago Gateway Green Partnership. improvements. Funding will need to be allocated in phases due to the area's large size. • CTA Adopt-A-Station Program. • Open Space Impact Fee Program. Public funding should be leveraged by commitments • Special Service Area Financing (SSA). from area developers and property owners to install portions of the comprehensive streetscape program. • Tax Increment Financing (TIF). Capital improvement costs will be estimated during the • Additional task-order studies to implement streetscape design/engineering process. proposed actions.

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Facade Rebate Program: Micro Loan Program: CitySpace Program: The City's Facade Rebate Program assists in The City's Micro Loan Program provides business loans The CitySpace Program is an intergovernmental revitalizing and stabilizing the City’s commercial and to eligible small businesses which create jobs for low or initiative guided by the CitySpace Plan, which was industrial areas. The program, which is administered moderate income City residents by expanding in or developed jointly by the City, Chicago Park District, and by DPD, provides rebates for building rehabilitation relocating to Chicago. The program is administered by Cook County Forest Preserve District. The Plan sets activities, including: DPD. open space goals, and recommends programs/projects that create new open spaces in Chicago. The Program • complete facade renovation; Provide loans up to $20,000 to Chicago’s small seeks to expand/improve open space through • exterior lighting; businesses for projects that create jobs. Address the intergovernmental and community partnerships. needs of businesses that cannot obtain conventional • signage/graphics; loans through traditional lending institutions. Loans are Program initiatives include: • windows and doors; window displays and made at a flat 3% rate or 75% of the prime rate awnings; depending on the location and type of business. Funds • School Parks: conversion of underused school • passive security and energy conservation can be used for machinery, equipment, renovation, or grounds into landscaped open spaces. systems; and working capital. • Greenway Planning: creation of greenways • truck docks. Marketing materials for this and other City programs along waterways and rail corridors. should be distributed to businesses in the area. Commercial buildings are eligible for a rebate of up to • Neighborhood Parks: working with the Park $5,000 per storefront unit. Industrial buildings are District, local businesses, and community eligible for a rebate of up to $10,000 per facade unit. organizations to acquire property for new open space and recreation centers. Consideration should be given to creating a TIF funded facade rebate program which provides higher rebate • Streetscape: planning/development of amounts and a more extensive scope of rehabilitation landscaping and street furniture in special activities. commercial and industrial districts.

A sub-committee of local organizations should be established to work with the CitySpace Program to implement the open space initiatives outlined in the Area Land Use Plan, especially the neighborhood park concept for the northeast corner of Adams and Sangamon.

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NeighborSpace Program: Chicago Gateway Green Partnership: Open Space Impact Fee Program The NeighborSpace Program is a non-profit The Chicago Gateway Green Partnership is a non- The City of Chicago Open Space Impact Fee requires corporation created by the City, Park District, and profit corporation dedicated to the beautification of new residential developments to contribute to a pool of Cook County Forest Preserve District to support and Chicago area expressways through maintenance and money which is used to expand the supply and/or expand small open spaces in Chicago landscaping. The program is marketed and managed capacity of public open space within the community neighborhoods. The open spaces can be community by the Gateway Green Committee and funded through area in which it is collected. gardens, mini and neighborhood parks, greenways, financial contributions of corporate sponsors. river edge easements, wetlands and natural areas, Expressway improvements include: Permitted use of fees include: plazas, and industrial area landscapes. • Regular removal of litter and graffiti. • Acquisition and development of land. Program qualifications include: • Planting of flowers, vines, and other • Development of land surrounding public landscaping. schools for parks including: • Commitment by a local entity to regular site • Installation of participant recognition signs • landscaping; maintenance through a management displaying Partnership and corporate sponsor • playground equipment; agreement. logos. • sidewalks, paths, bikeways, overlooks, • Proposed site should not contain any The program should be considered for enhancements boat launches, and paved outdoor buildings. to the Kennedy and Eisenhower Expressways. recreation areas; and • Playground structures are discouraged. • park furnishings such as benches, • Priority NeighborSpace projects are CTA Adopt-A-Station Program: shelters, drinking fountains, and signage. City-owned, tax delinquent, donated land, The program is an initiative whereby community and/or river edges. groups can improve the physical condition of rail As noted earlier, a special committee should be stations/sites. Groups and/or businesses "adopt" a established to assist in further identifying the needs and The program should be considered for new open local station and work closely with the CTA in appropriate locations for new open space facilities. space initiatives for the Near West Side. determining and maintaining station enhancements. This could be the same committee that works with the Program benefits include: CitySpace program.

• More attractive stations and surroundings. • Re-establishing stations as focal points of community pride and interest. • Recognition of groups and businesses with strong community commitment.

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Special Service Area Financing: Tax Increment Financing: A Special Service Area (SSA) is a state-authorized Tax Increment Financing (TIF) is a state authorized A TIF district is structured as follows: financing program administered by the City that program administered by the City that provides provides financial resources for a specific area. It is targeted financial resources for a specific • Property values in the designated area are funded through a separate property tax levy paid by redevelopment area. A TIF district may be designated established at a base point in time (this is also property owners within the designated area. according to two eligibility criteria as a "blighted area" known as the base value). and/or "conservation area". • All governments with property tax authority in An SSA can be initiated by property and business the district continue to receive tax revenue owners wanting certain special services above those Eligible costs include TIF studies, property acquisition, generated at the "base value" tax rates. already available and/or not otherwise provided by the demolition, rehabilitation, infrastructure improvements, City or other government entities, such as certain financing costs, relocation, job training, and • The additional value, also known as advertising/marketing, parking, loan programs, capital environmental remediation. The versatility of TIF incremental value, created by new development, improvements, and maintenance. makes it a popular device to finance redevelopment is taxed at the overall rate levied by the activities. government. An SSA consists of all contiguous properties that will • The tax revenue generated from the benefit from the special services and elect to levy an As noted earlier in the Area Analysis, the Near West incremental property value is distributed to the additional property tax to pay for the services. After Side has three TIF districts - the Kinzie TIF, Near West area to pay for eligible redevelopment costs, approval by the owners and City Council, the tax TIF, and the Central West TIF. There may be potential financed either through bonds or other funding would be levied annually and distributed to the SSA . to expand these districts or create additional TIF vehicles. districts to assist redevelopment in the area. Local business or development organizations typically sponsor SSA applications and a Special Service Area Commission is formed to administer the services. Business and property owners usually make up the commission, administer the services, and hold public meetings to discuss the local benefits of an SSA.

Special Service Areas are useful implementation tools for improving, managing, and maintaining commercial districts. An SSA should be considered for the Randolph and Fulton Markets and to help pay for streetscape improvements and especially for combined parking programs, as well as on-going area maintenance. Greektown has an SSA in place for maintenance and marketing purposes. PAGE 73 N e a r W e s t S I D E

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PLANNING INITIATIVES Central West Redevelopment Plan: Madison-Racine Redevelopment Plan: West Loop Adaptive Reuse Analysis: In 1969, the Central West Redevelopment Plan was In May 1976, the City designated an area bounded In 1983, Hasbrouck Peterson Associates completed prepared by Chicago’s Department of Urban by Lake on the north, Madison and Monroe on the an Adaptive Reuse Analysis for the West Loop Task Renewal for an area bounded by Warren on the south, the Kennedy Expressway on the east, and Force of the Chicago Central Area Committee. The north, the Eisenhower Expressway on the south, Ogden on the west as the Madison/Racine Analysis included an inventory of existing buildings in Racine on the east, and Rockwell Street on the west. Redevelopment Area. In August 1979, the the area bounded by Kinzie on the north, the Its goals were to: Department of Urban Renewal created a general Eisenhower Expressway on the south, the Chicago Redevelopment Plan for the area with the following River on the east, and Sangamon on the west. • provide new housing, especially for low and objectives: moderate income families; The survey provided a first step towards implementing an adaptive reuse program in the West • locate high-density development, especially • retain and strengthen businesses; Loop. Further analysis and other implementation residential, at points of transportation access; • remove obsolete and substandard structures; steps needed to be established. • create convenient shopping clusters with • retain compatible sound buildings; priority given to local businesses; • provide marketable parcels of land for West Loop Task Force Report: • provide land for public spaces such as parks, commercial and industrial development; In 1985, the Chicago Central Area Committee schools, and pedestrian greenways; • provide land for parking, loading, and open created a West Loop Task Force to study land use • develop a street system that separates space; and and economic growth in the West Loop. vehicular and pedestrian circulation; and • develop a street system that will improve The Task Force examined a large area bounded by safety and traffic flow. • minimize displacement. Kinzie on the north, Roosevelt on the south, Wacker on the east, and Ashland/Ogden on the west. It In 1980, the Area was redesignated as a blighted Twelve amendments have been added over the last prepared a report which focused mostly east of the commercial district by the Commercial District thirty years to update the Plan according to the area’s Kennedy Expressway. It identified renovation Development Commission. An amendment in 1987 changing needs. However, due to current opportunities for Greektown, specifically regarding updated the status of several buildings as potential development trends and community needs, many of streetscape enhancement. the land use goals affecting the Near West Side east sites for acquisition. Appropriate redevelopment and reuse opportunities within the area can be of Ashland are no longer relevant. Streetscape improvements were recently implemented using the Redevelopment Area implemented by the City along Halsted Street. designation.

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Real Estate Market Trends Report: Westgate Mill District Randolph Market In 1988, Applied Real Estate Analysis prepared a Real (between Monroe/Van Buren/Green/Throop) (along Randolph between Halsted and Ogden) Estate Market Trends Report for DPD for the Near West • Consider public funding for rehabilitation of large Side bounded by Lake on the north, the Eisenhower • Maintain and improve the area’s attractiveness loft buildings. Expressway on the south, the Kennedy Expressway on for food and related businesses. the east, and Ashland on the west. Development • Assemble sites for long term development. • Improve streetscape, parking, and access. options were suggested for six sub-areas: • Encourage residential and institutional uses. • Consider a farmer’s market during non-rush Greektown • Improve public facilities, especially Skinner Park, hours. (between Madison/Kennedy Expressway/Green/Van Buren) for residents and Whitney Young High School students. Lake Street Commercial/Industrial Area • Increase the area’s attractiveness as a • Increase crime prevention efforts. (between Lake, Randolph, Kennedy Expressway, Ashland) restaurant/entertainment center. • Consider new high rise development. Mixed-Use Commercial/Light Industrial Area • Attract storage operations and other businesses suitable for an older industrial area. • Encourage new retail and office facilities. (between Randolph/Monroe/Kennedy Expressway/Ashland) • Establish cultural centers and organizations, • Establish a business/industrial park that can especially those relating to the Greek culture. compete with suburban rent levels. Since 1988, several of the report’s recommendations have been implemented such as improvements to • Consider a parking structure to accommodate • Consider townhouse development. new activities. Greektown and Skinner Park, crime prevention • Establish a convenience retail area, including programs, and new residential development. Residential/Institutional Area small grocery store, dry cleaners, etc. (between Monroe/Eisenhower Expressway/Throop/Ashland) Physical improvements in the produce markets and industrial blocks are still needed as are additional • Redevelop vacant sites for new housing. neighborhood-level retail uses. • Improve management of open space and park facilities. • Increase crime prevention efforts specifically related to auto theft.

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Corridors of Industrial Opportunity: In 1992, DPD prepared a Corridors of Industrial The objectives of the TIF were to: Fulton Market Opportunity Study, noting the important role that • encourage comprehensive area redevelopment; • encourage/assist private redevelopment efforts; industry has played in Chicago’s history. • provide necessary public improvements; and • modernize wholesale facilities; Included in the report was the Kinzie Industrial • provide public assistance to promote private • consider a prototype multi-tenant facility; District bounded by Division on the north, Lake on the redevelopment of the area. • implement sidewalk and sewer improvements; south, Halsted on the east, and Central Park on the west. Recommendations for the Kinzie District that The TIF was expanded to incorporate Greektown and • organize an association of food businesses to have an impact on the Near West Side, especially in the Randolph Market Area and is now bounded work with the City; regards to stabilization of the Randolph Market, generally by Lake on the north, Van Buren on the • seek funding for improvement and development; include: south, the Kennedy Expressway on the east, and May on the west. • establish guidelines for redevelopment; • Industrial expansion in the Fulton Market; • provide conflict resolution between businesses • Increasing viaduct clearance to improve truck Chicago Food Wholesaling Market District and City agencies, with a trained ombudsman in access; and Revitalization Feasibility Report: a business express office; In 1995, DPD prepared a study of the City’s wholesale • Improving major traffic routes to alleviate food distribution businesses. Its boundaries were • arrange for liaison with the Randolph Street congestion. Carroll on the north, Randolph on the south, Halsted on Market Association; the east, and Ogden on the west. Included in the Study • work with appropriate City agencies to bring Near West Redevelopment Project Area Tax were the Randolph and Fulton Markets. It assessed the about street, curb, and drainage repairs; Increment Finance Program: viability of food wholesaling and defined In 1996, the Madison-Racine TIF, originally bounded recommendations for accelerating its development. • develop a guide to redevelopment incentives; by Randolph on the north, Madison on the south, • arrange additional development incentives; and Peoria on the east, and May on the west was Redevelopment assistance, vacant land, expanded and renamed the Near West TIF as an • organize a Market promotional program. streetscape/identity features and transportation implementation tool for the Madison-Racine Urban improvements were addressed including: Renewal Area.

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Randolph Market • accentuate the identity of the Market with exterior • enhancing the physical definition of the market Several of the study’s recommendations are features like archways and historical markers; as a distinct district; and applicable to the need to improve, stabilize, and • develop the eastern half of Randolph with diverse • development of residential uses toward the develop the Randolph Market as a wholesale food food service businesses; west end of the street. distribution center. The 1996 study became a base for designation of the Corridor as a Planned • develop the western half of Randolph with Since the study, the City has completed extensive Manufacturing District and Tax Increment Finance wholesale food distribution with modern facilities; street and streetscape improvements along Randolph. District by the City in 1998. and • solve parking problems with employee parking Strategic Plan for Kinzie Industrial Corridor: Central West Redevelopment Project Area facilities under buildings and customer parking in In 1996, the Industrial Council of Northwest Chicago Financing District: garages. (ICNC) prepared a Strategic Plan for the Kinzie The Central West TIF's generally bounded by Industrial Corridor. The study area was bounded by Monroe on the north, Van Buren on the south, These recommendations, which represent critical Grand on the north, Lake on the south, Halsted on the Morgan on the east, and Western on the west. The initiatives needed to stabilize and revitalize the east, and Central Park on the west. Central West TIF was created as an implementation Markets, need to be implemented. tool for the Central West Redevelopment Area. The The Plan recommends improving the corridor as an objectives for the Central West TIF are synonymous with the Near West TIF. Randolph Street Market Planning Report: urban industrial park that protects the industrial In 1995, Okrent Associates prepared a planning character of the area and promotes business retention, study of Randolph Street for the West Loop Gate expansion and attraction. Five initiatives were Community Organization. The study addressed recommended including: Randolph from Des Plaines on the east to Ogden on the west. It recommended: • improving security and public safety; • upgrading traffic and transportation access; • enhancing pedestrian amenities, activity, and safety; • preserving industrial uses and redeveloping available sites for industrial uses; • preserving the produce market function as the core of the street’s identity; • creating a greater sense of identity and a • pursuing policies that encourage further positive image for the corridor; and private investment initiatives; • initiating new and strengthening current • encouraging preservation/enhancement of business-community partnerships. historic architecture;

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Kinzie Industrial Corridor Transportation Kinzie Industrial Conservation Area Tax Increment TOD Plans at Selected CTA Green Line Stations: Plan/Program (Draft): Redevelopment Plan and Project: In 1998, the City engaged Camiros and Campbell Tiu In 1997, Barton-Aschman Associates prepared a In 1998, Camiros prepared a Kinzie Tax Increment Campbell to study the transit oriented development Transportation Plan for DPD for the Kinzie Industrial Redevelopment Plan/Project report for DPD. The potential of the CTA Green Line. The following was Corridor that recommended: designated area is bounded by Grand on the north, recommended for the Ashland station: Washington and Randolph on the south, Halsted on the • accessibility improvements for transit users east, and Kedzie on the west. • maintain industrial and residential land uses; and trucks; • strengthen the link between the Station and • physical enhancements to improve area The Plan’s goals included: street level to draw more users; perceptions and personal safety/security; • creating a competitive, accessible, safe and • create a visual and physical link between the • solutions for traffic and parking problems. attractive environment promoting industrial station and adjacent intersection; growth and investment; The key recommendations of the Plan/Program were • intensify and diversify neighborhood-level convenience retail south of the station; incorporated into the Kinzie TIF and Planned • protecting existing industrial concentrations, Manufacturing District (PMD) plans. from incompatible land uses; • provide adequate parking; • facilitate bus and taxi transfers; Kinzie Planned Manufacturing District: • recycling polluted sites into marketable property In 1998, the City designated the Kinzie Industrial for industrial use; • consider van shuttles to nearby businesses and District as a Planned Manufacturing District (PMD) institutions; • enhancing the area’s tax base; and bounded by Grand on the north, Lake on the south, • maintain existing infrastructure to enhance Halsted on the east, and Sacramento on the west. • employing local residents. safety and security;

It addressed the encroachment on industrial uses by Tax increment financing (TIF) provides the City with a • encourage pedestrian activity on the street; non-industrial uses and the demand for zoning funding tool to facilitate area improvements and • develop infill housing south of station; and changes incompatible with a manufacturing district. redevelopment. The Randolph and Fulton Markets are A PMD is designated to stabilize industrial located in the Kinzie TIF district. • improve nearby streetscape. environments and foster industrial development through restricting zoning. The Kinzie PMD is located adjacent to the Near West Side, and provides development opportunities for local industrial businesses which may need to relocate.

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Real Estate Needs Assessment for the Randolph/Fulton Market Area:

In February 2000, Arthur Andersen completed a Real • The area’s traffic patterns should be reviewed Estate Needs Assessment for the Randolph/Fulton to develop a strategy to minimize conflicts Market Area for DPD for the area bounded by Carroll between truck and other commercial traffic on the north, Randolph on the south, Halsted on the and residential traffic. east and Ogden on the west. Significant redevelopment pressures occurring in the area • The City should work with merchants, prompted DPD to investigate the real estate needs of businesses, and residents to return full the existing businesses in the Market Area as well as functionality to the Randolph arterial, while the other uses that are proliferating. retaining its intended beauty.

The study determined that: • The City needs to continue to monitor proposed redevelopments in the Market Area • Of the companies that were surveyed, 59% of to determine the potential conflicts to area the companies were likely to stay in the businesses and parking/street capacity. A Market Area and 41% of the companies were cooperative forum that includes the likely to relocate from the area. Alderman’s office, the merchant’s association and others will be important to address issues • The City should review the infrastructure that as they arise. is needed and begin a schedule of capital investment. Problems relating to the Market’s aging infrastructure will be exacerbated by the increased density of redevelopment.

• The City should review opportunities to provide shared parking facilities. The Area is under-parked for companies and the Area’s other commercial uses.

• The City should review and possibly increase parking requirements for newly developed residential units. This would further address the area’s lack of parking.

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