Maryville Report (October 2011)

8/13/2019 Maryville Report (October 2011)

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Maryville Planning Process ReportWhat was the purpose of this process?

Approval of a new development is one of the most important decisions a communitywill make. Growth is imperative for the economic health and vitality of a city, a new

development at the Maryville site will impact the neighborhood for decades to come.

The purpose of this public planning process was to get input from the community andgenerate ideas about potential uses for this site. These suggestions are not exhaustiveand are meant to help guide and shape any new development plans presented. Thecommunity intends to provide this feedback as a guide to assist future developmentdirection and detail important to the community vision or goals.This feedback will bemade available to any prospective developer.

What were the steps in the process? The first planning meeting was a discussion that included members of the

46th Ward Zoning and Development Committee, members of the UptownDevelopment Partners board, representatives from Alderman Capplemansoffice, representatives of the current property owners, representatives from theChicago Department of Housing and Economic Development and was facilitatedby representatives of the Lakota Group, a Chicago-based planning and urbandesign consulting firm. This group was tasked with looking at a variety of aspectsof a potential development from the perspective of the community, a developer,the City of Chicago and best practices. The results of this process resulted inthe preparation of 46th Ward Zoning and Development Committee: Ideas forCommunity Goals.

The second meeting was the public charette meeting. Community members

attended to joined in discussion and provide feedback and reaction to presentedassumptions and goals.

This document provides record and summary of this public input process, andallows additional community members to review the process and see what theirneighbors had to say.

How were the assumptions made?The information that formed the assumptions came from several sources. Theseincluded:

Requirements placed upon any development through the City PlannedDevelopment. The Planned Development (PD)zoning designation is required for

certain projects to ensure adequate public review, encourage unified planningand development, promote economically beneficial development patterns thatare compatible with the character of existing neighborhoods, allow designflexibility, and encourage the protection and conservation of the city's naturalresources.

Requirements placed upon a development design because it is in the LakefrontProtection Area. The ordinance recognizes that the City's Lake Michiganshoreline possesses special environmental, recreational, cultural, historical,
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community and aesthetic interests and values that require protection andpreservation. The area includes all harbors, piers, breakwaters, locks of theChicago River, and public open spaces along the water.

Conformity with standard planning best practicesand evidence based research Conformity with City of Chicago planning practices. The Land Use Planning

and Policy Division develops and implements citywide and neighborhood landuse plans and manages the Chicago Plan Commission. It also reviews planneddevelopments, lakefront protection applications, and proposed zoning changes inindustrial corridors.

Conformity with the 46th Ward Master Plan Market demandand economic viability City-wide goals of new of job creation and increased tax revenue base.

What did the community agree on? Where will there be compromise?Consensus items:

A balanced mix of community oriented retail + large retail, not only destination

retail Improved and enhanced greenspace, streetscaping, walkability and interfacewith the community

Parking needs to be sufficient, but alternative transportation modes is a priority Traffic study and necessary traffic improvements are critical and must be the

responsibility of the developer Greatest height and density should be at the NW corner of Clarendon and

Montrose Acceptable uses: Residential, retail, office, community space Reputable developer with strong track record Building should be energy efficient, LEED certified

Compromise items:

Building heights: Some advocate for only low rise, many say tower is acceptablebut acceptable heights differ (28 to 55 stories for similar buildings).

Use of TIF: If it is to be used at all, how much and for what eligable expenses. IfTIF is used, what community benefit is gained.

Affordable housing: To include or not to include, if TIF should be used.Note: The addition of a plus sign (+) means that more than one commenter made the same comment.

Land Use and DensityAssumptions:

1. Will be a planned development2. Will be a mixed-use development, including residential and retail46th Ward Zoning and Development Committee ideas for community goals:Density in character to the neighborhoodDevelopment will be a gateway to UptownOrientation to the parkSmaller scale, community-oriented retail
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Use retail to improve Montrose street-wallPrimarily residentialSmall scale on park sideLocal goods as primary retail, focused on upscale

Community comments that support assumptions:If retail it should be community oriented not destination retail + + + + + +Building must be at least 40% affordable units

More affordable housing + + + + +

Market rate housing OK, enough public housing already in area + + + + + + + + + + + + ++Tallest portion of bldg. should be at corner of Montrose & Clarendon

This valuable land should be high density +

Terraced lower levels to mitigate imposition on neighborsNo more condos, use building for commercial and offices to add jobs

Retail for residents of bldg. ie: convenient store, cleaners etc.

Would like to see family oriented development to promote strong schools

No retail, lots already vacant in the neighborhood + + +East side of Clarendon should remain undeveloped park

Would like the development to be educational or public in natureWe dont need a Gateway, the Lake and Park serve us well

If residential, mixed income with condos and rentals

Townhouses, rowhouses with green spaces (ref. 1306 W. Montrose) + +A YMCA to serve all ages in the neighborhood

Would like a Corner Bakery, 5 Guys, Panera, Marianos, Trader Joes + + +

Would like to see non-profits in building ie: Neighborhood Housing Services

Would like existing bldgs. renovated for professional use, doctors, lawyersWould like upscale grocer, cinema, art house, bistro, small restaurant +

Use part of the property for a transit center.

A theatre and recording studio would encourage artists to the wardWant upscale restaurant or bar

Would like gym w/pool, movie theatre, Starbucks, music venue, Cubs retail

Existing building should be art center or possibly boutique hotelUpscale retail should not mean unaffordable, gentrification not necessary +

Would like more residential and less retail to match neighborhood + +

Retail or Commercial should be on Montrose side onlyWould like to see larger condos made available, 2 & 3 bedrooms at market rate

Community comments that dont support assumptionsTownhouses and Single family venues or 6 flats would be great

This site not good for retail, maybe Wilson El, if entrance to Uptown, destination restaurants and

venues are a must

NO grocery stores, cheap carry outs or cell phone stores


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Building Size and MaterialsAssumptions:1. Largest building will be at the northwest corner of Montrose and Clarendon2. Will be a large, high-density development3. Materials: durable, high quality, sustainable, LEED certified, attractive

4. Meets all applicable City codes46th Ward Zoning and Development Committee ideas for community goals:4 to 5 floors max for tower base, north and east parcelsTower relate to nearby high rises (28-55 floors)Conformity along lakefrontGlass on first floorUse materials significant to the neighborhoodBrick/stone base, glass aboveCommunity comments that support assumptions

Towers 28 to 55 floors perfect for this location, two towers also welcomedAgree with glass on 1st floor +

Against glass wallsNo open parking lot on base

Building size should be balanced with shadow over neighborhood

No backside on bldg. should be attractive from all sidesLots of alternative energy

Leed certification too low for an important parcel as this

Leed Gold +Must be Leed Certified +

Leed Silver or higher for both interior and exterior

Welcome new high rise construction, too many very old high risesMaximum height on Agatite should be same as current buildings

Base should be 1-2 floors only to maintain open feel to Montrose + + +

Agree with 4-5 floor tower base +Against 4-5 floor base + +

Max for the base should be 38

Limit height to no more than 26 stories, 28 ++, 30, 40

Community comments that dont support assumptionsAgainst more high density buildings + + +

Low rise buildings only + + + + + +

Should NOT be more than 15% taller than average bldg. within mileAgainst towers as they rob adjacent buildings of sunlight + + +

Tower is inappropriate for the neighborhood + + + +Dont agree Lakefront conformity is appropriate to this neighborhood

Largest building should NOT be Montrose & Clarendon, creates concrete canyon


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Streetscape and Open SpacesAssumptions:

1. Attractive, sustainable2. Promotes public safety and community interactions46th Ward Zoning and Development Committee ideas for community goals:Spaces should be human scale with public open spaceWiden sidewalks, larger setbacksRespond to and respect neighborhood characterPrimary access on Clarendon


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Reintroduce alleysAlley off MontroseLinking all 3 parcels a priorityEast parcel as gateway

Community comments that support assumptionsAgree that access should be on Clarendon +The building should use existing curb cuts

Wide setbacks and wide sidewalks are good ideas + + +

Walkways need to be extra friendly, wide and walkable + + + + +Use materials in concert with existing buildings +

Green space must be a requirement +

Any new streetscapes should be creative, not whats currently on Broadway + +No additional alleys needed, alleys lead to crime +

The development should include moped & motorcycle parking and a dog park divided by size of

dog with police cams

Community comments that dont support assumptionsThe building should not use the alley immediately west on Montrose + +Loading dock and car access should not use alley

Parking, Traffic and TransportationAssumptions:1. Developer will make public traffic study, will be responsible for needed trafficimprovements2. There will be increases in parking needs, responsibility of developer to conform tocode46th Ward Zoning and Development Committee ideas for community goals:Provide bike parking & car share parking

Minimize parkingUse more public transportationCommunity comments that support assumptionsI assume the developer will make a traffic study and fund it + +

Developer should improve bike lanes with any development + + +Any traffic study should be conducted on a Summer weekend in good weather

Should offer free or reduced parking fees to neighborhood residents


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Neighborhood parking will be greatly affected, need relief

Build expensive parking structure to discourage destination shoppers

Must be at least one parking space for every bedroom in the development + +Commercial should have at least 4 spaces per business available

Concept of minimize parking wont work, individuals must decide on autos +

Parking is an essential element of any development + + + +Parking space for every apartment with additional parking spaces TBD depending on the type of

retail

Need plenty of parking

Do not create barriers to trafficMake Junior Tr. one way (E to W), no left turn lane Montrose onto Clarendon

Want to minimize traffic and keep quiet and walkable streets

Use existing driveways and create an interior circular drive for residentsWould like development provided shuttles to CTA & Metra morning & evening

Concerned with traffic density and pollution this bldg. will cause ++

A condition of any developer: fixing bike path, Montrose intersection

Need more bike parking and bike access to parkLeave Montrose as is, no more lanes. It is comfortable for traffic & pedestrians

Perhaps a morning and evening shuttle, paid for by the development/ association of the parcelsbetween the CTA/ Metra train stops to facilitate public transportation request

Interior truck turnaround/ loading dock

Any developer must be vetted to assure a quality project +

Community comments that dont support assumptionsSkeptical of developer supplied traffic study based on previous Aldi/Target failureWant independent study, NOT paid by developer


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Public Benefit, Financing, TIFAssumptions:1. Developer may receive reimbursement for some TIF eligible expenses2. For profit development, tax generating3. Significant TIF investment should result in substantial public benefit

46th Ward Zoning and Development Committee ideas for community goals:

Attract stable, fiscally sound, high-quality developerComprehensive rehab of Clarendon ParkPublic art

Affordable housingHistoric preservationField house rehabCommunity use / park on east parcelCommunity comments that support assumptions

TIF should stay in Uptown and be spent on affordable housingDeveloper should get TIF if community benefit is demonstrated +

If TIF monies used the building must be unique at any sizeIf TIF monies used a clawback provision must also be included

First dollars should go to complete rehab of Clarendon Park Fieldhouse + + +

TIF eligible expenses need complete breakdownUse TIF for profit-generating, tax-generating uses

Fieldhouse is historic and should use TIF funds +

TIF should be a last resort and requires complete transparency + +Public access should be directly proportional to public funding

Developing the three parcels separately would make a more financially secure transaction as well

as more diverse input into neighborhoodWould like to have property on E. side of Clarendon revert to park

Community comments that dont support assumptionsNO TIF monies to any developer + + + + + + +


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Uncategorized comments24 comments agreed completely with the suggestions presented in handout

We need to define Uptowns uniqueness to establish the GatewayMaryville was unique, new design should be bold, green, unique

Incorporate Maryville bldg. into the complex

Cant believe a new development will survive in this economic climateWant committee other than zoning put in place as liaison for developer/neighbors

Can we try for The Living Building Challenge as in Seattle

Would like a competition held for a truly sustainable buildingFor information on redevelopment based on historic characteristics: Plant & Moran 225 W.

Washington 312-899-4460

I would like a fair assessment of the historical importance +Please give thought to dog poop with the increase of pets +

Would like current home and condo owners to be contacted individually

Major concern with noise and air pollutionWould like to see diversity of neighborhood reflected incl. ethnic & economic

Building should fit into surrounding neighborhood +Ignore the current context and start a new standard for Uptown

The greenest building is one that already exists (rehab, reuse, recycle) +

Documents

Maryville Report (October 2011)