Language for PD 43 Filed January 18 2012 for new Sub-Area O
and key material from the University of Chicago Woodlawn Avenue PLAN
subarea O 2012-2016

To page on University of Chicago Planned Development 43 home page and links to documents and subpages
To page on Woodlawn Avenue Corridor and links to documents
To page with record of the January 19, 2012 meeting at which the materials here were presented

This page is based on material in the University website http://news.uchicago.edu/behind-the-news/planned-development-amendment-43 (statements-1-18-12 and Woodlawn Avenue Plans) OR (better to go into news site http://news. uchicago.edu and look around for Behind the News and there Planned Development 43, there subpages) http://news.uchicago.edu/sites/all/files/PD_statements_1-18-12.pdf and http://news.uchicago.edu/sites/all/files/woodlawn-ave-plan-1-18-2012.pdf.


The statements of 1-18-12 (given as December 7 2011 Revised February 16 2016):

COMPARE WITH old full PD 43 starting c p. 40 and Dec filing Section 4 and PD Language Oct. + Nov (pdf)

Subsections 1-4 are the same as in the December 7 Filing.

Subsection 5 differs as follows. p. 2 "The property within the boundaries of Institutional Planned Development Number 43, as amended, is divided into twelve (12) subareas as depicted on the Subarea Map." ....
p. 4 [uses:] "Subarea O. College and University, School, student and staff housing, residential support services, and accessory uses related to the principal uses of the subarea."

Subsections 6-8 the same.

Subsection 9 p. 5 differs as follows for height limit- "and Subarea O, where the limit shall be sixty-five (65) feet (approximately a four (4) story building, based on approximately 15 feet floor to ceiling height) except for 5757 South University Avenue which has an existing one hundred sixty (160) foot tower which is permitted to remain."

Subsections 10 and 11 through A - 2 are the same.

A ways down in 11 A - 3 p. 7 there is a modification to recognize special needs of Sub-Area O- while words are moved around meaning is the same (this and immediately following can be compared with PD Language Oct + Nov.)
"The Applicant acknowledges that all twelve existing buildings on the 5700 block of South Woodlawn Avenue within this Planned Development and within Subarea O," (only change is to acknowledge it's in Subarea O) and continues as in Oct-Nov changed language.

Next is the language negotiated in October- November 2011-January 2012 is included, involving some modifications and rearrangements of language from October 201 and November 9 2011. Key changes are: More on subarea O, more specificity on ID coding in the Chicago Historic Resources Survey/ Heritage Building and noting they remain subject to special code provisions and review, commitment to treatment of Robie House as a landmark subject to its own code provisions and review (all of these superseding PD), preference to preservation and adaptive reuse and what happens when this is not practical. The Character-Defining Features are in the Woodlawn Avenue Plan. What's in the Woodlawn Avenue Plan and what procedures govern that and its changes and review including community (Intention and specifics in WAP govern, including in city review). Especially important in the 2nd par. is that "Character-Defining-Features" (including original and non-original elements) are made specific to the buildings as spelled out in the WAP and are not just coverage, FAR, etc.

"The Applicant acknowledges that all twelve existing buildings on the 5700 block of South Woodlawn Avenue within this Planned Development and within Subarea O, are listed on the National Register of Historic Places as part of the Hyde Park and Kenwood Historic District (excluding the McGiffert House, the “Heritage Buildings”). Eight of the Heritage Buildings are color-coded orange in the Chicago Historic Resources Survey (i.e., identified as potentially significant), two are rated yellow (i.e., identified as properties without individual significance, but with good physical integrity), and one, rated red, has been designated a Chicago Landmark (Robie House at 5757 South Woodlawn Avenue). In addition to any requirements imposed by this Planned Development, the Applicant understands and agrees that the orange-rated Heritage Buildings are subject to Section 13-32-230 of the Municipal Code (regarding demolition) and that Robie House is subject to the Chicago Landmarks Ordinance. The inclusion of the Heritage Buildings in this Planned Development does not exempt the Applicant from complying with such provisions. Further, Applicant understands and agrees that Robie House at 5757 S. Woodlawn Ave. is a Chicago Landmark and that the Applicant shall give priority to the preservation and adaptive reuse of Chicago Landmark buildings. Work to designated Chicago Landmarks, herein specifically, Robie House, is subject to the review and approval of the Commission on Chicago Landmarks pursuant to the Chicago Landmarks Ordinance, Sec. 2-120-740.

"Pursuant to the Zoning Ordinance (Section 17-8-0911) and Section 13-32-230 of the Municipal Code, the Applicant acknowledges that it is in the public interest to give priority to the adaptive reuse of historic resources, and agrees to retain and preserve the Character-Defining Features (as hereinafter defined) of the Heritage Buildings whenever practicably possible. To the extent retention or preservation of a Character-Defining Feature is not practicably possible, Applicant agrees to renovate or adapt such Character-Defining Feature in a manner compatible with the historic character of the subject Heritage Building and with the 5700 block of South Woodlawn Avenue. The term “Character-Defining Features” as used in this Planned Development means the prominent or distinctive aspects, qualities, or characteristics of a Heritage Building that contribute significantly to its physical character. The Character-Defining Features of the Heritage Buildings are identified in the The University of Chicago Woodlawn Avenue Plan, Subarea O, 2012-2016 (as such plan may hereafter be amended, the “Woodlawn Plan”). The Applicant prepared the Woodlawn Plan in order to set forth building level detail for each property that the Applicant owns on the 5700 block of South Woodlawn Avenue. The Woodlawn Plan shall include Character-Defining Features for each Heritage Building, including Original Elements and Non-Original Elements, Guidelines for review of the Character-Defining Features of the Heritage Buildings, as well as terms for a community engagement process. The Woodlawn Plan will describe the existing condition of the Heritage Buildings and outline future development plans for such buildings, if known. The Woodlawn Plan does not include final plans for the Heritage Buildings and, therefore, remains subject to change. The Applicant acknowledges and agrees that any changes to the Woodlawn Plan must be made in accordance with the procedures set forth in the “Intentions” section of the plan. The Applicant further acknowledges and agrees that any work or changes affecting the Character-Defining Features of the Heritage Buildings on the 5700 block of South Woodlawn Avenue shall be subject to the review and approval of the Historic Preservation Division of the Department of Housing and Economic Development as part of Part II review, and that the Historic Preservation Division shall base its review and approval upon the Woodlawn Plan and the Guidelines therein to assist in its decision-making with respect to such work or changes."

The remainder of the document is as filed in December- see descriptions and analysis in the PD 43 and Woodlawn pages.

The University of Chicago Woodlawn Avenue Plan Sub-Area O, 2012-2016. Plan for University of Chicago-owned properties in teh 5700 block of South Woodlawn Avenue and 5757 South University Avenue

The draft document should be reviewed in the website. A print copy is available at the HPKCC Office, 1525 E. 53rd St. #907- for appointment contact hpkcc@aol.com or call 773 288-8343.

The document consists of Intention statement; 5700 block Sandbourne Map; and for each address a data table; photographs; stewardship assessment including character-defining elements, original and non original elements, exterior condition, and description of any planned projects or changes; building plan of the architect of note. Here will be noted excerpts from descriptions of projects or changes for those with intent to change.

Intention

The University of Chicago has a strong commitment to maintaining the architectural integrity of the campus
and contributing to the unique character of the surrounding neighborhood in which we are part. The
original Gothic Revival buildings that form the Main Quadrangle and establish the heart of the campus
balance against the equally distinctive new buildings that continue the architectural excellence of the
University's campus.

As the campus transitions to the smaller residential buildings lining South Woodlawn Avenue, the
University embraces the heritage and character defined by the repurposed residential buildings and privately
owned single family homes. The serene and walkable character of this soft transition zone is a starting point
for University planning and design. The University seeks to maintain that character and values the heritage
of the older buildings in this area. The University has no plans for demolition of any of the University
owned heritage structures or buildings constructed before 1940 in the 5700 block of South Woodlawn
Avenue or 5757 South University Avenue.

To demonstrate its commitment, in collaboration with the Alderman, the City and community stakeholders,
the University outlined "The University outlined "The University of Chicago Woodlawn Avenue Plan Subarea O, 2012-2016."
This plan details the properties that the University of Chicago owns in the 5700 block of South Woodlawn
Avenue and 5757 South University Avenue. This analysis provides:

As this Plan draws to a close in 2016, the University will reaffirm its commitment to maintaining the
character-defining architecture in this block through successive published plans. Updates to the Plan will
include potential initiatives for exterior renovations and capital renewal projects identified through the
annual building condition assessments. Building condition assessments are performed annually across the
campus and each structure is assessed in an ongoing three year cycle. These assessments prioritize
maintenance and capital renewal projects for all campus buildings each year.

Updates to the Plan will be made, at a minimum, every five (5) years. The Plan will next be updated by the
University in January 2017. As part of its commitment to a community engagement process, the University
will comply with the following procedures for adopting Plan updates. First, the University will submit any
proposed changes to the Plan to the Department of Housing and Economic Development, Historic
Preservation Division, for review and comment. Second, the University will convene at least one
community meeting to discuss any proposed changes to the Plan. At least 15 calendar days prior to the date
of any such community meeting the University will give notice of the time, place and purpose of the
meeting: (a) by posting notice of such meeting on the University's website; (b) by mailing written notice to the
Department of Housing and Economic Development, Historic Preservation Division;; (c) by mailing
written notice to the Alderman of the Ward affected by the proposed changes;; (d) by sending email notice
to any interested party who has previously requested notice in writing of any such meeting. Notice shall be
sent for each such meeting convened by the University, provided however that no additional notice will be
required if the date and time of a subsequent meeting is announced at a prior meeting. After the community
review process has occurred, the University will deliver the updated Plan to the Department of Housing and
Economic Development Historic Preservation Division, where the updated Plan will be available on file for
reference and use pursuant to Planned Development #43. The University will also post the updated Plan
on its website. At the time of filing the updated Plan, the University shall provide the Historic Preservation
Division a list containing the names, addresses, and email addresses of all parties to whom written notice
was sent, and a written affidavit certifying compliance with the notice and meeting requirements of this
paragraph. The updated Plan will not supersede the then-current version of the Plan until the University
provides the list and affidavit herein required.

As a part of our commitment to a community engagement strategy regarding properties owned in the 5700
block of South Woodlawn Avenue, the University will convene community meetings for projects in this
block when there is a new proposed use for a property.

A New Sub-Area for the 5700 block of South Woodlawn Avenue
Please note:
The sub subarea O which encompasses the east and west side of the 5700 block of South Woodlawn Avenue as well as the 5757 South
University Avenue building, whose east façade faces Woodlawn Avenue. This new subarea is being
proposed in the 2012 amendment to Institutional Planned Development #43 and at this writing, has not
been approved.

Guidelines for the Treatment of Character-defining Features:
For the purpose of reviewing building permits in Part II review, the Character-Defining Features set forth in
this Plan shall be retained and preserved whenever practicably possible. To the extent that retention or
preservation of a Character-Defining Feature is not practicably possible, the Character-Defining Feature
shall be renovated or adapted in a manner compatible with the historic character of the particular building
and also in a manner compatible with the historic character of the 5700 block of South Woodlawn Avenue.

To determine whether "practicably possible" to retain and preserve a Character-Defining Feature, the
Historic Preservation Division shall consider whether the original material is readily available; whether the
original material/construction remains today an acceptable construction practice; whether there are
materials available today that are technically or scientifically superior than at the time of original
construction; whether replacement of a material would not substantially change the aesthetic or visual
quality of the Character-Defining Feature visible from the adjacent public street.

Original Elements of the Character-Defining Features are set forth for each building and will be reviewed by
the Historic Preservation Division as part of Part II Review. Non-Original Elements of the Character-
Defining Features will not be considered during Part II Review.


Buildings

5701 S. Woodlawn (Meadville)

The University has no plans to demolish this building. Currently the building is being assessed for academic offices and conference room space. The renovation project will address exterior masonry and roofing repair in keeping with existing building character with original materials. An accessible entrance and accessibility to public spaces will need to be created with the intention to minimize disruption tot he original exterior character defining features, but meet applicable accessibility requirements. New lighting and landscaping, which will respect the raised entry sequence from the sidewalk, will maintain a residential character. New signage will be proportional to the scale of the building . While no architectural plans or uses have been outlined, current assessment of the existing conditions indicate that an investment in this building will be in the $5-8 million range (based on today's dollars).

5707 (condition poor)

The University has no plans to demolish this building. Currently the building is being assessed for academic offices and conference room space. A renovation project will address exterior envelope issues as well as some upgrades to building systems and life safety requirements. An accessible entrance and access to public spaces will need to be created with the intention to minimize disruption to the original exterior character defining features, but meet applicable accessibility requirements. New lighting and landscaping, which will respect the raised entry sequence from the sidewalk, wil maintain a residential character. New signage will be proportional to the scale of the building . While no architectural plans or uses have been outlined, current assessment of the existing conditions indicate that an investment in this building will be in the $1-2 million range.

5710 (Multicultural- recently remodeled and in good condition)

... no plans to demolish. ...will be maintained for current use. Any new signage will be proportional to the scale of the building.

5711

The University has no plans to demolish this building. Beginning 2012 the University would like to undertake a renovation for conversion to academic office and meeting space for the Paulson Institute. The renovation wil include ADA code upgrades, including the addition of an interior elevator that stops at the three above grade levels and a replacement of the entry access ramp...[l]ocation... being studied at this time and may approach the Woodlawn Avenue entry or a new accessible entry on the alley side of the building. The exterior work will include selective tuckpointing , window replacement, and the upgrade/repair of the rear porch. New lighting and landscape, which will respect the raised entry sequence from the sidewalk, will maintain a residential character. New signage will be proportional to the scale of the building.

5720 (good condition)

The University has no plans to demolish this building. The building will be maintained for current academic
office and conference rooms for the University of Chicago Presents offices. New signage will be
proportional to the scale of the building.

5730 (poor conditions)

The University has no plans to demolish this building. The building will be maintained for current academic
office and conference rooms for Comparative Human Development. Any new signage will be proportional
to the scale of the building.


5736 (fair good shape- intends an addition to connect to 5757 Univ.)

The University has no plans to demolish this building. The building will be maintained for current academic
office and conference rooms use for Comparative Human Development. Potential addition to be added to
the west of the building with connection to 5757 S. University Avenue, see 5640 S. Woodlawn Avenue for
the conceptual image. The rear or west elevation will be modified with a connecting corridor link to the
new addition. The enclosed rear mudroom will be removed or altered to allow for the connection and
building exiting. New lighting and landscaping, which will respect the raised entry sequence from the
sidewalk, will maintain a residential character. New signage will be proportional to the scale of the building.
Set backs from the right of way will be maintained.

5740 (good shape- to have addition in back and remove south additions)

The University has no plans to demolish this building. The building will be maintained for current nursery
school use until September 2013. A complete interior renovation and exterior repairs will be completed
after the nursery school vacates the building. An addition is proposed to the west of the building with
connection to 5757 S. University Avenue. The non-original exit stair addition on the rear will be removed
and the west elevation will be modified with a connecting corridor link to the new addition and the play area
will be removed and landscaped. The existing enclosed entry vestibule located on the south elevation will
be removed and replaced and will connect to the proposed addition and 5750 South Woodlawn Avenue. An
accessible ramp to the main entry will be added and is currently conceived to be located south of the front
porch of 5750 South Woodlawn Avenue to serve both 5750 and 5740 South Woodlawn Avenue buildings.
Set backs from the right of way will be maintained. New lighting and landscaping, which will respect the
raised entry sequence from the sidewalk, will maintain a residential character. New signage will be
proportional to the scale of the building.

5750 (some non original, conditions and unsympathetic aspects, to have addition in back)

The University has no plans to demolish this building. The building will be maintained for current nursery
school use until September 2013. A complete interior renovation and exterior repairs will be completed
after the nursery school vacates the building. An addition is proposed to the west or rear of the building
with connection to 5757 S. University Avenue, see 5640 South Woodlawn Avenue for a conceptual image.
The west or rear elevation will be modified with a connecting link to the new addition. An enclosed entry
vestibule located on the north elevation will added and will connect to the proposed addition and 5640
South Woodlawn Avenue. An accessible ramp to the main entry will be added and is currently conceived to
the south of the front porch. Set backs from the right of way will be maintained. New lighting and
landscaping, which will respect the raised entry sequence from the sidewalk, will maintain a residential
character. New signage will be proportional to the scale of the building.

5751 (post 1940 repurposing, considerable reworking, now, considered non-contributing
and candidate for replacement)

In the current planning cycle the upper floors will be maintained for current office use and the first floor
and some basement areas will be renovated for the Seminary Co-Op Bookstore and a potential cafe. The
first floor renovation will include replacement of the aluminum storefront on the west and south first floor elevations.
On the south facade, the new storefront wall will be bumped out to enlarge the first floor, but will extend one window width
past the existing stone wing wall on the west elevation. Current set backs from the right of way are not modified and a new
accessible ramp will be added from the sidewalk on Woodlawn Avenue to the existing main entry. The
landscaping on Woodlawn Avenue will be refreshed with existing trees to remain. New compatible
landscape and terrace hardscape will be added to the south sideyard and east rear yards. New building
identity signage and Seminary Co-Op Bookstore signage will be proposed for City review and approval.
Potential locations for signage include the landscape retaining wall, along walk to the main entry, and on the west facing elevation.
The portion of the storefront adjacent to the main entry will be a book and event schedule display area.

This building has been assessed as non-contributing to the character of South Woodlawn Avenue and will
be considered for redevelopment at a future time. Future development will respond to the character of
Woodlawn Avenue and respect the architectural significance of the Robie House.

5757 (Robie House landmark)

The University has no plans to demolish this building. Continued partnership with the Frank Lloyd Wright
Preservation Trust to preserve and protect this building and site.

5757 University (CTS repurposed with large new building up to 37 ft high extending behind three
Woodlawn houses and visible from Woodlawn Ave. )

The Adaptive Reuse of 5757 South University consists of the renovation and possible expansion of the
previous Chicago Theological Seminary building to house instructional and research programs for the
Department of Economics, as well as office, conference, and research facilities for the Becker Friedman
Institute for Research in Economics. Phase I involves reconfiguration and renovation, including repairs and
upgrades to the building envelope, HVAC and electrical and voice/data systems, and to bring the building
infrastructure up to all required life/safety and accessibility codes. The masonry exterior will be rehabilitated,
retaining the tower and stone pulpit. Incompatible interventions such as deteriorated storm windows and
window unit air conditioners (an estimated 70 units) will be removed. The remaining stained glass in the
Graham Taylor Chapel with religious iconography will be made available for scholarly study, but will be
removed from the building. The adaptive reuse project will retain the significant interior spaces and the
interior notable features wherever current building codes and new uses allow.

New space will be constructed below grade for mechanical rooms and a large tiered lecture hall. To connect
the east and west existing buildings at the ground level, a new building entrance would be constructed by
vacating the alley exiting to 58th Street. The existing building set backs will be maintained on the east and
west elevations. A new entry infill and glass corridor addition will be added to the south elevation with
transparency to allow for view to the original exterior walls. On the north elevation a corridor will be added
to the 2nd floor to allow for circulation and fire exiting, and an elevator and firestair tower in be added in the
existing building notched area over the existing alleyway. These contemporary interventions will allow
natural light into the building and highlight the original building form. The landscape fronting 58th Street will
be modified to create more connection between the sidewalk, raised terraces and the building entry, as well
as creating an accessible route to the main entrance. This strategy will require modifications to the current
retaining wall configuration and design. New signage will be incorporated into the project design and will
include wayfinding signage, building address and identification, and donor recognition. The signage will will
proportional to the scale of the building. New exterior lighting design is in development, with building
entries and the Lawson Tower being focal points for lighting.

In Phase II, a 50,000 square foot addition is proposed to occupy "backyards" of three adjacent
buildings to the north along Woodlawn Avenue. The new addition will house a second large lecture hall,
seminar rooms and offices. This addition would provide connection to the three existing adjacent
Woodlawn Avenue structures, 5736, 5740 and 5750 S. Woodlawn, with renovation of both the 5740 and
5750 S. Woodlawn interiors planned. See 5640 South Woodlawn Avenue for a conceptual image.