CONTENTS EXECUTIVE SUMMARY ............................................................................................................................................................................... 1 Planning Process.................................................................................................................................................................................... 1 Study Area.............................................................................................................................................................................................. 1 Vision and Development Principles ..................................................................................................................................................... 2 Transit Oriented Development (TOD)................................................................................................................................................. 2 Planning Framework.............................................................................................................................................................................. 3 Development Concepts ........................................................................................................................................................................ 3 Implementation...................................................................................................................................................................................... 5 INTRODUCTION........................................................................................................................................................................................ 6 Community Involvement....................................................................................................................................................................... 6 Report Organization.............................................................................................................................................................................. 7 THE MILWAUKEE AVENUE CORRIDOR STUDY AREA .................................................................................................................................... 8 Existing Plans and Studies.................................................................................................................................................................... 10 DEMOGRAPHIC AND MARKET OVERVIEW ................................................................................................................................................ 12 Introduction and Methodology .......................................................................................................................................................... 12 Demographic Overview...................................................................................................................................................................... 12 Market Overview................................................................................................................................................................................. 15 PHYSICAL CONDITIONS ANALYSIS ........................................................................................................................................................... 22 Existing Land Use ................................................................................................................................................................................. 22 Current Zoning .................................................................................................................................................................................... 25 Sites of Architectural/Historical Significance..................................................................................................................................... 27 VISION AND DEVELOPMENT PRINCIPLES .................................................................................................................................................. 31 A Vision for Milwaukee Avenue......................................................................................................................................................... 31 Development Principles ...................................................................................................................................................................... 31 DEVELOPMENT FRAMEWORK ................................................................................................................................................................... 33 Transit-Oriented Development (TOD)............................................................................................................................................... 33 North Milwaukee Avenue Corridor Plan, November 2008 Planning Framework............................................................................................................................................................................ 34 Sites Susceptible to Change................................................................................................................................................................ 37 Sites for Maintenance and Enhancement .......................................................................................................................................... 39 Green Space/Plaza/Market Infill Opportunities................................................................................................................................ 41 DEVELOPMENT CONCEPTS ...................................................................................................................................................................... 46 Synthesis of Community Issues........................................................................................................................................................... 46 Design Workshop................................................................................................................................................................................ 46 Land Use and Business Mix Preferences............................................................................................................................................ 46 Current Zoning and Building Heights ................................................................................................................................................ 47 Concept A: Base Case Scenario ........................................................................................................................................................ 49 Concept B: Opportunity Scenario..................................................................................................................................................... 52 DESIGN GUIDELINES ............................................................................................................................................................................... 54 STREETSCAPE & URBAN DESIGN .............................................................................................................................................................. 59 Milwaukee Avenue Streetscape ......................................................................................................................................................... 59 Conceptual Streetscape Improvements............................................................................................................................................. 62 IMPLEMENTATION AND FINANCING TOOLS.............................................................................................................................................. 66 Implementation Tools.......................................................................................................................................................................... 66 Residential Development Resources.................................................................................................................................................. 73 Chicago Community Land Trust (CCLT) ............................................................................................................................................ 73 Sustainable Development Resources................................................................................................................................................. 74 Public/Open Space Resources ........................................................................................................................................................... 74 FIGURES Figure 1. Community Context..................................................................................................................................................................................... 9 Figure 2: Fullerton/Milwaukee TIF Boundary........................................................................................................................................................... 11 Figure 3: Existing Ground Floor Land Use by Parcel ............................................................................................................................................... 24 Figure 4: Existing Zoning ..........................................................................................................................................................................................