pdna 16th street information for proposed parking...

Prairie District Neighborhood Alliance Community Survey for proposed conversion of Zoned Park Open/Space to Private Parking Lot at 16th & Indiana Ave.

http://www.surveymonkey.com/s/16thstreetparkinglot

Community Survey Request – Note the proposal to install a parking Lot is not from the PDNA. The PDNA is passing information on for transparent community review and survey, while also providing relevant history and context of the site and Open Space Issues.

* Proposed Park Plans were provided by 2nd Ward Alderman’s Office who obtained the renderings from the Applicants.

Prepared by PDNA: contact at www.pdnachicago.com 2

Survey Supplemental Information Content

Summary of Content – What, Why, How, What Next

Common Questions About Proposed 16th Street Parking Lot?

Parking Lot Proposal Information

Proposed Renderings provided by Alderman’s Office

PDNA Prepared Background, Current Park Zoning & Restriction Information not Communicated as Part of 3rd Party Proposal


Summary of Content –

What, Why, How, What Next:

Condo Association Applicant and commercial tenant are seeking to alter “publically accessible open space & park” by adding a Parking Lot at existing the 16th & Indiana park.

Park Parcel History, Zoning, Restrictions – a review indicates:Park was purchased with Near South TIF $$ during early Central Station land acquisition process and was transferred with clear intent to maintain as park. Current Park Parcel Zoning, Declarations, and restrictions clearly indicate that use of park as a parking lot in any capacity is not allowed.

Park Use, Development, and other Options – There are Better OptionsThere are other mechanisms, guidelines, options and needs for development of this open space for community that would solve the issues noted by applicant.City Urban Planning Guidelines and Park District Capital Plans include named funding to develop this space further along with Mark Twain Park at 15th & Prairie.Previous community surveys and community input indicate the need and opportunity for other park uses as well moving forward with more comprehensive open space & parks. The Near South TIF Area has the TIF Funding but is underserved.

Community Survey for This Proposal: http://www.surveymonkey.com/s/16thstreetparkinglot

Details of Proposal and History Included for Transparent DiscussionThe PDNA is asking the Community to weigh in by completing the linked survey:


Common Questions About Proposed 16th Street Parking Lot? Part 1

Q: “Is this a Private Park? Why should the Community care or be involved?”A: The Park Space is currently owned by the Prairie Pointe Condominium Association, but the park is regulated as “open and accessible to the General Public for use as a public park”in accordance with the terms of the 2001 Planned Development Ordinance #821.

A: The original land was purchased in 1989 with Near South TIF Funds, and later transferred with “intent to convey the Park Site to the Chicago Park District” to the Prairie Pointe Developer “at additional cost” assuming use was as a public park.

A: Basic improvements to park within current size, scope, and use are allowed by Condo Association but major changes like this would likely require major Zoning changes and hence transparent community approval.

A: Legal and Zoning restrictions were enacted during Project PD Zoning approval to ensure that this space remains a park and does “not allow addition of parking units to be added”.This proposal potentially violates those plans.

A: Open community review process to discuss options, history, or restrictions was not conducted

A: Precedent – If City changes promised open space requirements after approval, then a potentially dangerous parks & open space precedent could be set for other future projects.

A: Park & Open Space Needs - See Attachments – community space needs are lacking, and replacement land being cost prohibitive could actually delay Park Space development and cost millions of dollars more to replace.



Q: “Why is any group wanting to take away zoned open space, when the park space and quality is already an issue?”

A: Good Question – perhaps the applicant will answer that.

Q: “Is it common for developers to convey open space & Park property to the Chicago Park District and there other examples?”

A: Sure, it very common in South Loop, as developers can receive either density bonuses or reduced open space fees for creating and conveying open space and parks. Examples:

Mark Twain Park – 15th & Prairie – Currently under legal review for transfer to CPD Battle of Ft. Dearborn Park – 18th & Calumet – Central Station (2006-2007)Park 513 at 14th & Indiana - Central Station Roosevelt, Jones, Dearborn Parks, and Cotton Tail ParksLake Shore East near Randolph

Q: “If this proposal is adopted will parking for Community be free and at anytime?”

A: Don’t know. Not clearly articulated by the Applicant.

Q: “Is the PDNA not supporting the Prairie Pointe Association in this effort?”A: Quite the contrary, the PDNA has identified options and is volunteering to facilitatesolutions that benefit the entire community while relieving the Prairie Pointe Association of potential financial obligations with operating. Maintaining, and improving this park.



Q: “Will the City Zoning even approve such an option?”A: Not sure. Just because an applicant submits such a request, does not mean the City Zoning & Department of Planning will approve the request even if such project is submitted. See attached for content of PDNA Research of some of these issues.

Q: “Were Other options for the Open Space or Park improvements considered?”

A: Not sure. Limited sharing of information and renderings indicated that since 2008 that the applicant and Lessee have primarily focused on this option. The PDNA has included some options to discuss as part of the Community Survey Process.

Q: “What were plans for this park if this project was not proposed?”A: Do Nothing - The owning Condo Association could maintain property on their own and pay maintenance and any property taxes, or they could seek to improve through a number of private or community options.

A: Transfer to Park District - Association has legal option convey property to Chicago Park District, as is commonly designed in many recent PD’s built with publically accessible open space. This was case for the park 18th & Calumet (now Battle of Ft Dearborn Park) transferred / donated by Central Station team.

A: 2008-2012 CPD Capital Plan calls for development of this space and the Mark Twain Park (15th & Prairie) for improvement to under Near South TIF. CPD Capital coordinator and DOCUMENTED CPD capital plan reports prove this. The Community still supports these plans.



Q: “Is a proposal to alter or convert portions of the Park at 16th & Indiana to a parking lot consistent with other Chicago Open Space & Approved urban Plan Goals?

A: No – Attachments including excerpts from the 1994 Near South TIF Policies, The 2003 Near South Community Plan, and 2009 Chicago Central Area Action Plan, and the 2008 – 2012 Chicago Park District Capital Plans clearly demonstrate the intent to develop this park further or in combination with Mark Twain Park at 15th & Prairie as a key open space amenity for the entire area.

Q: Is the PDNA Not being sensitive to the need of Local Business Needs in this case and are their other options for creating commercial Parking Space?

A: The PDNA fully supports a transparent community development process to address issues and the needs of businesses as it always has. Included in attachments are potential parking options to evaluate further, that will not impact availability of open space, can relieve the Prairie Pointe Condo Association of the financial obligations claimed to be a primary driver for this parking lot proposal, and perhaps address other current & future needs.

A: Value of Impact – The value may be one sided. Lost open space, replacement costs of new park space land, and inability to recapture value of past TIF dollars used for this open space are not clearly analyzed.


PARKING LOT PROPOSAL INFORMATION at 16th & Indiana Park

Applicant has approached Alderman’s Office to turn part of park at 16th & Indiana into a Parking Lot / PlazaApplicant Lead - Prairie Point Board President Jeff KeyPotential Parking Lot Lessee - 1550 S. Indiana Commercial Owner – Richard Simon

PROPOSAL SCOPE as explained via email: Reason for turning park into parking lot as explained –

‘Park Owner Applicant Lead claims the Park was not completed by the developer‘(PD renderings indicates current Park is now completed to scope)‘Park maintenance costs are too costly for Association’ (It is a recognized obligation in the Association By-laws)1550 Commercial Space Owner just happens to need more parking space for tenants.

In exchange for a 99 year lease to use the parking lot for weekdays, the 1550 S. Indiana Commercial Space owner would build a Parking Lot on west side of existing zoned publically-accessible open space, and improve the remaining portion of the park with a fountain and pathway, and maintain the space. The Dog area is current to space, not new.

The current Condo Association, Prairie Pointe, would control parking lot use after hours and on weekends, and residents would likely have to pay to use the parking lot weekend activities or rental.

Applicant Lead indicates, the ‘Parking Lot’ is a “Parking Plaza”, not a ‘Parking Lot’.

Applicant indicated that although in Park District capital plan, that Park District has changed it’s mind and does not want the park space now.


Plan View of Proposed Parking Lot (a.k.a. Plaza) and added pathway– Renderings developed by Applicant - Scale not correct per Current Park size

Note: Dimension Provided do not appear to be correct – Per Original Park the entire park is only 324 feet wide East to West x 132’ on Indiana. No revised renderings provided yet.


Proposed Parking Lot (a.k.a. Plaza) & Elevation view – Looking North Renderings developed by Applicant – Scale not correct per Current Park size

Note: Dimension Provided do not appear to be correct – Per Original Park the entire park is only 324 feet wide East to West x 132’ on Indiana. No revised renderings provided yet.


Proposed Parking Lot (a.k.a. Plaza) & Elevation view – Looking North Renderings developed by Applicant – Scale not correct per Current Park size


Plan View of Proposed Parking Lot (a.k.a. Plaza) and added pathway– ( Dog

Area Exists) Renderings provided by Applicant and provided by the Alderman’s Office - Scale not correct per Current Park size

Note: Dimension Provided do not appear to be correct – Per Original Park the entire park is only 324 feet wide East to West. No revised renderings provided yet


PDNA Prepared Background, Current Park Zoning & Restriction Information, Not Communicated as Part of 3rd Party Proposal

Current View of Park Slide 14Original Park Plan per 2001 Approved ordinance PD #821 Slide 1516th & Indiana – Park Land History, Design, and PD Restrictions Slide 16Why are 16th & Indiana Parcel Purchase History and Restrictions Important? Slide 17Current Park – Existing Defined Use and Restrictions as Defined by Slide 18legal wording inserted into Declarations & By-laws More Appropriate Options For Park Space Slide 19Existing Park Property Tax Issue Recommendations Slide 20ADDRESSING PARKING ISSUES for 1550 S. Indiana Commercial Space Slide 21Park Space Big Picture– Chicago’s Park Open Space & Park Ranking Slide 22Other Community Open Space Options & Needs Communicated Slide 23Chicago Park District Capital Plan Slide 241994 Near South TIF Policies and Goals – Open Space and Parks Slide 25TIF’s that Fund Near South & South Loop Projects Slide 262003 Near South Community Plan –16th Street Park Slide 272009 Central Area Action Plan Slide 28


Current Park – South of St. Charles Tracks 16th & Indiana

Park Space Owner – Prairie Pointe Tower 1600 S Prairie

Current Park Ground View

Aerial View Current 16th & Indiana ParkSouth of St. Charles Tracks

1600 Prairie Pointe Tower – Park Space Owner

Prop

osed

Par

king

Lot

1550 S Indiana

Commercial –

Desired User

of Parking Lot


Original Park Plan per 2001 Approved ordinance PD #821 (10/3/2001)

Illustration that 16th & Indiana Private Publically-Accessible-Park as it exists today built as per approval

16th Street - approx 326 feet

Indi

ana

Ave

-ap

prox

176

feet

to tr

acks


16th & Indiana – Park Land History, Design, and Restrictions

1989-1994 – Property Purchased as Part of 1990 Near South TIF TAX Increment Financing Redevelopment Plan and Redevelopment Plan and area Amended to expand the Near South TIF.

December 19, 2000 - Original developer Bejco entered into agreement to purchase the “property”from Central Station Development for the current Prairie Point Building for $5,000,000 (Assuming 142 Units). This did not include the “Park” Parcel.

September 13, 2001 – Original Sale Agreement amended between developer and Central Station to add the 28,923 sq ft “Park Site” or “Additional Property” for no increase in the Purchase Price. (i.e. The sum of $0, zero, FREE). Land already paid for in 1989 using TIF funds.

October 3, 2001 - Project Approval & PD Review – 29,000 sq ft Park was required and approved as part of Planned Development (PD #821) for Prairie Towers at 16th & Prairie on 10/3/2001 with Bejco Development as applicant. Bejco sold development rights to Gammonley Group, who completed the project under the name of Prairie Pointe.

Specific Ordinance language included:“ At the request of the Department of Planning and Development, the Applicant has extended the boundaries of the proposed Planned Development to include the vacant triangular-shaped parcel to the north which the applicant would improve as a publicly accessible open space. In addition to landscaping, this area would be surrounded by a decorative metal fence and a fenced in dog run would be provided to the adjacent railroad embankment.”

Quote from Report to Plan Commission Sept 2001 - The provision of an approximately 29,000 square foot open space with a dog run on the north parcel would be a positive amenity for the neighborhood.

Park Ordinance Approval Restrictions by City inserted in Ordinance and Condo Declarations & By-laws to define open space restrictions. (see next page 13)


Why are 16th & Indiana Parcel Purchase History and Restrictions Important?

This Park Property was paid by YOU using Near South TIF $ in 1990. It was then transferred for FREE to be used as a publically accessible open-space benefit for the community in 2003.

The City had Property-Use Restrictions inserted in both the Prairie Pointe Project Approval PD (821) and Condo Declarations and By-laws as instruments to keep park as an open space. (slide 13)

Replacement Open Space now has to come out of TIF Funds, competing with necessary opportunities or needs. Replacement Costs for equivalent park space could be >$3MM. (For example the land for the proposed 16th & Wabash Park cost $9MM - $10MM in Near South TIF funding)

Development has likely already benefited Per Zoning Ordinance CHAP. 16-18 OPEN SPACE IMPACT FEE ORDINANCE which allows use of the “Park Space” to be used as credit for either or both:

Additional Density Added - With addition of “Park Space” developers were able to increase building from 142units in original PD to 187 Units in as-built configuration.

Open Space Impact Fee avoidance – Inclusion of “Park Space” would have potentially saved $150,000 in Open Space fees for development and Central Station PD open space calculations – money that would have been used to improve the park space anyway.

Taking away PD approved park space away entails potentially ethical and legal precedent for more of the same in the future.

There are numerous Chicago Zoning Code applications that this proposal does not meet:17-4-0410 On-Site Open Space “Off-street parking areas…may not be used to satisfy open space requirements. …curbs…other similar features must be provided to ensure that required open space areas are not used for off-street parking…”

17-4-1005 Public Plazas and Pocket Parks. ”Plazas or parks must be open to the public at least during the hours of 8:00 a.m. to 9:00 p.m” – not the case here.


Current Park – Existing Defined Park Use and Restrictions as Defined by legal wording inserted into Association Declarations & By-laws

“The structures, improvements, buildings and units within the Park Parcel will be compatible with the configuration of the Property in relation to density, use, construction and architectural style”

“No additional Residential Units or Parking Units shall be created on the Park Parcel”

“Park Parcel shall be open and accessible to the general public for use as a public park area during regular City of Chicago Park District hours, in accordance with the terms of the planned development ordinance”

“Use of Park Parcel shall be governed by the PD Ordinance and any rules and regulations of the City of Chicago applicable to the Park Parcel by reason of the adoption of the PD Ordinance”

“Condominium Association may, without consent or approval of the Unit Owners, to convey the Park Parcel to the City of Chicago or to any other governmental authority for use as a public park”

“Condo Association may enter into agreement with City of Chicago or any other governmental authority or with any private entity for the maintenance of the Park Parcel…”

“Condo Association is responsible, for the maintenance of the Park Parcel”

“Condo Association may not amend the above provisions or terms for use of park”


More Appropriate Options For Park Space Use Instead of Parking Lot should be developed

Continue on with the Plans to have Chicago Park District Operate an improve per the CPD Capital Plan. This Park has been in The 2009 –2012 Chicago Park District Capital Plans (slide 19)

The Project has been in the budget since 2006The TIF Funds for this and other park projects are available

Create a Community Trust – If the costs and maintenance are unsustainable, transfer to a community trust to seek partners and options that will keep the space per zoning, community needs and City goals.

See Slide 18 for more important options needed by the Community raised in community surveys

Keep Privately Run – Improve over timeSeek to address Tax Assessment for Property like other private spaces (15)

Seek Other Parking Options for 1550 S. Indiana Commercial SpaceSee Slide (16 )


Existing Park Property Tax Issue – Evaluating and further review TAX Assessment and Property Type Evaluation may reduce operating costs

Comparison of other publically accessible park spaces indicate that opportunity to challenge Property Tax assessment and change have not fully been exhausted, costing association owners.


ADDRESSING PARKING ISSUES for 1550 S. Indiana Commercial Space – Recommendations Instead of taking Zoned Open Space

Evaluate Establishment of dual use parking zones to allow both neighborhood zoned parking and weekday parking for issues like this. This recommendation also came from 2nd Ward Alderman’s Near South Traffic Study. http://dl.dropbox.com/u/4238926/Near%20South%20Parking%20Study%20Summary.pdf

1550 Tenant Daytime Rental Options? Evaluate opportunity for condo building tenants in same building who are willing to establish program to rent our their space during the day when they are gone.

DCFS Lot at 19th – Encourage Development of Paid option for existing garage or lots that addresses needs for this facility, as well as need for parking options for City run cultural run museums, and the new Park district Community and Cultural facility at 18th and Indiana.

Lake Vista Parking – 1500 S. Indiana Vista – Evaluate shared parking arrangement with Lake Vista Apartments, that also would serve proposed potential restaurant plan in Chapel on Indiana Ave.

Per the Near South TIF Plan, encourage the use of public transportation.

http://dl.dropbox.com/u/4238926/Near South Parking Study Summary.pdf


Park Space Big Picture– Chicago’s Park Open Space & Park Ranking Decisions Today Impact Future Generations

SOURCES: CENTER FOR CITY PARK EXCELLENCE, THE TRUST FOR PUBLIC LAND, AND THE CHICAGO PARK DISTRICT – Graphic - Chicago Magazine *AREAS PORTRAYED IN ILLUSTRATION ARE NOT PROPORTIONAL.

Category Rank per 2010 THE TRUST FOR PUBLIC LAND ‘City Park Facts

Study’

Park Acres as a % of Land Area

(ALL Cities)

Park as a % of Land Area

(High Density Cities)

Acres Per 1,000

Residents (ALL Cities)

Acres Per 1,000

Residents (High Density

Cities)

Total $ Spend &

Spend per 10,000

Residents

Employees&

Employees per 10,000

Residents

CHICAGO’s RANK 45th

(of 85)

11th (of 15)

78th (of 85)

12th (of 15)

2nd

($254MM) / 24th ( $124 per)

2nd (2.85 MM) /

19th ( 10.4 per)


Other Community Open Space Options & Needs Communicated – The 2008 -2010 Community Survey Common Themes:

Through open community surveys sponsored by the PDNA, your collective voices have been expressing the need for:

Spaces that give community energy, activity, quality but that respect or fit other needs

Safe, quality anchor spaces that add value and keep people in the city

Improved Play areas

Dog Off-Leash Area

Spaces & Facilities for growing children

Open Spaces representing the Cultural, Historical, and Architectural relevance of their location.

Enforcement of Developers keeping Vacant Lots clean

Community Gardening options

Examples of other City TIF Funded Open Space and Park Projects


Chicago Park District Capital Plan Demonstrating the Funding Plans for key Near South, South Loop, and other visible projects.


1994 Near South TIF Policies and Goals – Open Space and Parks

Provide sufficient parks and recreational areas related to the needs of new Near South Sideresidents.

Ensure provision of associated parks, open spaces and public facilities on a schedule coordinated with the pace of private development.Encourage a high-quality appearance of buildings, rights-or-way, and open spaces, and encourage high standards of design.

Enhance the Prairie Avenue Historic District by improving the accessibility and image of the surrounding community and by creating connections between the District and the Burnham Park museum complex.

Encourage the rehabilitation or conversion of vacant buildings into residential, commercial and arts/cultural space within the Prairie Avenue area. Support the concept of the Arts District as a catalyst for future mixed-use developments.Apply the policies of the Lakefront Plan 0f Chicago. Provide formal open spaces that relate to Grant Park and Burnham Park and are connected by the pedestrian street network.Extend the public features of Chicago's historic boulevard system along Michigan and Indiana Ave.

Promote a quality, attractive environment compatible with the museum complex in Burnham Park,

Encourage active, landscaped pedestrian-oriented streets.

Promote the design and construction of Public infrastructure which encourages quality Development

Complete the south end of Grant Park.Encourage a predominant use of public transportation and improve public transportation services tothe Central Station site and the surrounding community.


TIFS that Fund Near South & South Loop Projects Near South TIF Annual Projected Contributions – $3.7MM to Park District $28MM to Public Schools

TIF NAME (Year Established)

General Description of TIF Boundaries

or AreaTIF MAP

Estimated TIF Redevelopment

Budget

Original Equivalent Assessed Value of

Property

2004 Equivalent Assessed Value of

Property

Original Estimated Property Tax Contribution

2009 Estimated Property Tax Contribution

2009 TIF FUND BALANCE

DESIGNATED FUTURE

REDEVELOPMENT COSTS

Near South (1991)

Near South, South Loop, Central Station, South Michigan Ave Corridor

$ 95.7MM $ 128MM $ 540MM $ 8.5MM $ 52.25MM $125MM $76.5MM

Calumet / Cermak (1998)

Near South - 21st from Prairie to Area around McCormick Place, and Calumet to 18th Street

$65.9MM $ 3.2MM $ 174MM $ 0.2MM $ 7.3MM $ 77.3MM $ 66.5MM

River South (1998)

South Loop, Armour Square. Areas around Dearborn Park II, Ping Tom, China Town, Dearborn Village, west & north of Printers Row

$135.5MM $ 65.9MM $ 179MM $ 4.4MM $ 10.6MM $ 38MM $ 27MM

24th / Michigan

(1999)

Near South Side - Dearborn Village area, Motor Row, NTA

$ 55MM $ 15.9MM $ 19.7MM $1.06MM $ 1.3MM $ 7.8MM $ 2.4MM


2003 Near South Community Plan –16th Street Park has always been a key goal for park and open space use only.

“Park sites. A variety of new parks and open spaces shouldbe developed or enhanced to serve Area 2:”

Explore the possibility of a recreational facility (e.g.playground equipment and a field house) and increasedspace for families and children in Grant Park and elsewhere.

The proposed new open spaces on the Hilliard Homesand Ickes Homes redevelopment sites, the expansion ofPing Tom Park, and any other parks and open spacesShould attempt to connect with the larger neighborhood.

A 3-acre linear park (which could potentially span the Metra Electric line between Roosevelt Road and 14th Street)and a small park just south of the St. Charles Air Line atIndiana Avenue and 16th Street are planned for the area. Ifthe St. Charles Air Line is removed, the park spaces northAnd south thereof could be combined.

As new residential development takes place within the Central Station Planned Development, between Clark Streetand the Chicago River, and Elsewhere in Area 2, new publicopen space should be provided

New park sites should be located adjacent to or nearprimary pedestrian walkways and accessible to the public,especially at the intersection of 24th and Dearborn, and nearthe Teachers Academy.


2009 Central Area Action Plan – Recognizing Plans for Parcel with a

combined 15th Street & 16th Street Park and Space.

The 2009 Central Area Action Plan cites and expandson The 2003 Near South Community Plan goals for establishing a major theme of expanded and connectedwaterfronts and open spaces to create great publicplaces. Key Themes & Goals include:

Sustainable Open spaces: Sustainably designed andmaintained publicly-accessible parks…and open spaceswill improve the quality of life in Chicago…”

Green streets and public right-of ways – “Discouragingthe use of vehicles by encouraging alternative modes oftransportation such as walking, biking and public transit”

Create the Next Generation of Parks• “Integrated parks and open space with new development: Plan

and develop public parks alongside new development of scale.”

• “Integrated parks and open space in underserved areas…”

• “Improved park amenities: Integrate a wide range of recreationalamenities into existing and planned major public parks, includingGrant Park, Northerly Island and Ping Tom Park.”

• “Partnerships with developers and other private donors: Capitalizeon opportunities to add new public open space integrated with oralongside new development projects in the Central Area…”

pdna 16th street information for proposed parking...

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