Tag: downtown

Zoning assessment: Old Town Canvas

December 14, 2024 / / 0 Comments

The alternative headline is “Zoning assessment: how to propose a large building outside downtown Chicago when the current zoning code doesn’t typically allow that and the current zoning code goes against historical development norms for the city”.

I’ve said many times on social media how the Chicago zoning code doesn’t allow many extant buildings to be built because a zoning district that would allow the height, bulk, or density (“size”, for short) doesn’t exist anymore. All of those examples were outside of the downtown district because the downtown district still allows the size of all the extant buildings there.

The Old Town Canvas development would replace the Walgreens building. The development’s size is in line with all the other nearby high-rise residential buildings.

I am going to describe how a building with the size of the proposed Old Town Canvas development is allowed outside of downtown (view the boundary). The development shows how to use multiple standards in the Chicago zoning code to build a lot of needed housing and serves as another example of the Chicago zoning code being much more restrictive than its previous iterations.

I won’t belabor the point any further, but it shouldn’t take “zoning cleverness” to build more housing in Chicago.

About the development

The Old Town Canvas development’s size – proposing 500 homes in a building 395′ tall – is largely possible because of two longstanding standards in the Chicago zoning code, neither of which are unique to the site – there are no loopholes here.

Those standards are:

  1. the “-5” zoning district’s allowance for nearly unlimited height if the property has a sufficient length of street frontage
  2. the ability to establish a Planned Development and shift zoning capacity from one parcel to another, even across a roadway

1. Height limits in “-5” zoning districts

In a B-5 or C-5 zoning district, the height limit is based on how much street frontage1 the property has. For a property that has 100 feet or more of street frontage the height limit is normally 80 feet. However, an exception2 in the zoning code allows buildings to “exceed the maximum height” if approved and reviewed as a Planned Development3.

This means there is no maximum height, but there are certainly influencing factors: the support of the local alderperson, the support of the city planning staff, and guidelines from the FAA.

2. Planned Developments can move zoning capacity between parcels

A basic zoning assessment of the parcels for the building results in an estimate that 179 homes would be allowed here. This is much fewer homes than previous Chicago zoning codes allowed, and much fewer homes on a similar sized parcel than the four nearest high-rises which have about the same or more than the proposed number of 500.

To be able to build 321 additional homes the developer has proposed incorporating the unused zoning capacity of Piper’s Alley, a mixed-use development, and Moody Bible Church, where the most recent community meeting to discuss the traffic study was held this month.

I can’t get into specifics because I don’t have knowledge of how much unused FAR and MLA per unit that each of those other properties can transfer. To do that I would need to see architecture drawings showing how much floor area the buildings have already.

In this case, the owners of the other properties must give their consent to the Old Town Canvas developer to be incorporated into a new – or in this case, an amended – Planned Development and show this consent to the City of Chicago4.

That process is essentially the definition of what many people would call “air rights” (which I think more specifically means being able to build above something, like a railroad or roadway) and municipal governments would likely call “transfer of development rights”.

Neither “air rights” nor “transfer of development rights” are commonly used terms in Chicago. There are several buildings, however, that use air rights granted to them by the railroads that own the tracks under Riverside Plaza buildings.

In New York City, to explain an alternative implementation of TDR, development rights include the ability for owners of landmarked buildings and of buildings in special districts to transfer the zoning capacity beyond the geographic limitations of the Chicago Planned Development standards. For example, a landmarked theater in the Special Midtown District can be a “granting site” of development rights to a “receiving site” within the Theater Subdistrict.

Notes

  1. In some other jurisdictions height limit is based on street width, and in Chicago’s first zoning code height was based on building depth and how much each upper section was set back from the street. ↩︎
  2. See 17-3-0408-A[1] in the Chicago zoning code. ↩︎
  3. There are codified standards regarding height in the Planned Development section of the Chicago zoning code, starting with the guideline, “High-rise buildings or towers should respect the context and scale of surrounding buildings with setbacks at appropriate heights which will also reduce the apparent mass from street level.” Other standards for high-rise buildings within Planned Developments are found in 17-8-0907-C. ↩︎
  4. Section 17-8-0400 of the Chicago zoning code has a regulation affecting ownership and site control and how Planned Developments can have multiple owners controlling multiple sites. ↩︎

I need a visualization tip for showing pedestrian and auto traffic in downtown Chicago

January 30, 2013 / / 34 Comments

Madison Street over the Chicago River. Pedestrian traffic is very high, and very constrained, near the Metra stations.

Here’s the goal:

Show that pedestrians don’t get sufficient space or time to have a high quality pedestrian experience given that they comprise the largest mode share on streets in the Loop. The trips are highly delayed at traffic signals, pedestrian space is encroached upon because of automobile turning movements, and the sidewalks aren’t wide enough for two-way or even one-way traffic at certain times of the day. It’s possible to build our way out of pedestrian traffic…

Here’s an example data set:

On October 3, 2006, for all of the 24 hours, at 410 W Madison Street, there were 17,100 automobiles counted.

On some day in summer 2007, for 10 hours, at 350 W Madison Street, there were 43,987 pedestrians counted.

The two locations are practically the same as the bridge here prevents more pedestrians or automobiles from “slipping in”.

It’s possible to download the data sets from CDOT’s Traffic Tracker so you can see the whole city on your own map, but you’ll have to do some digging in the source code to find them.

What downtown means

November 15, 2011 / / 0 Comments

Not the guy from the story. 

I was “downtown” photographing situations that make it hard to walk (hard to be a pedestrian) on Sunday, November 13, 2011. While waiting for the light at LaSalle and Adams, a man wearing a Bears jersey in the front passenger seat of a taxicab asked me if I had pizza in my Yuba Mundo’s Go-Getter bag.

“No”, I said, adding, “It has my backpack in there”.

“It’s a very large bag”, he replied.

Realizing that he was sober and that we could hold a conversation, I explained, “It holds a lot of groceries”.

“Oh, you live downtown”, he ascertained.

Not quite. “I live a few miles outside of downtown”.

The light turned green and the driver moved on, but the guy left me with, “Have a nice day”. I said, “You, too”.

After I got home and was looking through my photos and recounted this story, I  realized that to him, “downtown” meant the entire City of Chicago. To me, downtown meant the Loop community area and some surrounding blocks. I might define “downtown” as a place bounded by Kennedy, Division, Lake Michigan, and Roosevelt. But to this suburban football fan, downtown is that big place that one has to travel a ways to get to. I remembered that I had the same understanding of downtown when I lived in Batavia, Illinois, a suburb 40 miles west of Chicago. You can access it by driving on I-290 and I-88, or by taking the Metra UP-West line to Geneva.

There’s at least one other assumption I can make from this conversation: If I shop for and carry groceries on a bicycle, I must live in Chicago; people in the suburbs are never seen shopping for and carrying groceries on a bicycle.

Another photo from my photo mission on Sunday. It’s Roosevelt University’s vertical campus building on Wabash and Van Buren. 

Video tour of Open Streets

October 3, 2011 / / 0 Comments

What is Open Streets?
It’s when a street is closed to cars and transformed into a safe place for fun and recreation. Read more on Grid Chicago.

Filmed by Steven Vance while sitting on the cargo deck of a Larry vs. Harry Bullitt, John Player Spezial. Cycling by Brandon Gobel, Bullitt owner.

Filmed with a handheld Sony DSC-HX5V. Edited with Adobe Premiere Pro CS5.

Gaps

April 3, 2011 / / 0 Comments

A map that focuses on striped bikeways in downtown Chicago.

When you look at your bikeways more abstractly, like in the graphic above, do you see deficiencies or gaps in the network? Anything glaring or odd?

It’s a simple exercise: Open up QGIS and load in the relevant geographic data for your city. For Chicago, I added the city boundary, hydrography and parks (for locational reference), and bike lanes and marked-shared lanes*. Symbolize the bikeways to stand out in a bright color. I had the Chicago Transit Authority stations overlaid, but I removed them because it minimized the “black hole of bikeways” I want to show.

What do you see?

Bigger impact map

This exercise can have more impact if it was visualized differently. You have to be familiar with downtown Chicago and the Loop to fully understand why it’s important to notice what’s missing. It’s an extremely office and job dense neighborhood. It also has one of the highest densities of students in the country; the number of people residing downtown continues to grow. If I had good data on how many workers and students there were per building, I could indicate that on the map to show just how many people are potentially affected by the lack of bicycle infrastructure that leads them to their jobs (or class) in the morning, and home in the evening. I don’t know how to account for all of the bicycling that goes through downtown just for events, like at Millennium and Grant Parks, the Cultural Center, and other theaters and venues.

*If you cannot find GIS data for your city, please let me know and I will try to help you find it. It should be available for your city as a matter of course.