University of Chicago Planned Development 43
and 2011 Amendment

This page is a service of the Hyde Park-Kenwood Community Conference,
its Development, Preservation and Zoning Committee
and its website, www.hydepark.org.
Help support our work: Join the Conference!

 

Return links: University and Community homepage, University Project Updates, Hot Topics-University, Hot Topics-Development
Continue with South Campus Plan. Woodlawn Ave. Corridor. Note, discussion on the PD43 is in this page and the Woodlawn Corridor page (about a major affected component with additional material on its subject). Still more in Chicago Theological Seminary preservation controversy and repurposing. And on the March 28 2012 meeting
And see page on Memorandum of Understanding/MOU between city and UC on new projects, streamlining of projects and jobs.
DISCUSSION AND MAPS ON THE OLD UNIVERSITY'S MASTER PLAN HAVE BEEN MOVED TO A NEW PAGE - THAT INCLUDES OTHER PLANNED DEVELOPMENTS such as 5201 S. Cottage Grove. (The University says it no longer makes such "master" plans. See there what the University considers its guiding design principles.)

Writer is Gary Ossewaarde. Note from the editor: This is still an evolving story, and there are differing understanding of what asked and agreed and what these mean-- but we like to be timely and as accurate as possible. Check back frequently.

Read and compare new language relevant to Woodlawn Ave (new subarea O), see also raw as filed in January. And Jan. 19 meeting.
How to access the documents.
Background explanations: What and why the Institutional Planned Development 43 (since 1966) and why is the University petitioning the city for yet another change to it?

Meetings

August 15, Thursday, 6 pm. UC Office of Civic Engagement holds a Neighborhood Conversation at Nichols Park Fieldhouse, 1355 E. 53rd St. The University of Chicago strives to enhance quality of life in its neighboring communities – whether through campus and community development, research partnerships, school enrichment programs, or local contracting and hiring. We also recognize that the hard work of our many neighbors to create strong and healthy neighborhoods strengthens the University’s role as an intellectual destination. As part of UChicago Engages, a new series of events and public discussions through the Office of Civic Engagement, we will be hosting regular Neighborhood Conversations in communities in which the University is actively engaged. These meetings will provide opportunities for community members to hear updates on University efforts in each neighborhood and for the University to hear from the community about the work we are doing and about ways we can strengthen our relationship with surrounding neighborhoods. Discussions at each meeting will focus on the neighborhood where the meeting is being held. Please join us for the beginning of this ongoing dialogue in Hyde Park. http://www.uchicago.edu/community. Sign up for enewsletter at that site.

August 21, Wednesday, 6 pm. Community Meeting on Pierce Tower replacement at 55th University-Greenwood. We would like to invite you to a community meeting to introduce the University of Chicago’s new North Campus Residence Hall and Dining Commons. The new development, designed by Studio Gang Architects, will occupy the space where Pierce Tower and Dining Commons now stands, at the corner of 55th Street and University Avenue. The meeting will consist of a presentation of the development, as well as time for questions and answers.
Chicago Booth School of Business, Rm. C25 (basement level), 5807 South Woodlawn Avenue.
As you may know, we initially unveiled the design of this development in a webcast on July 23rd. A description of the development and video of the design unveiling can be viewed on our website at www.uchicago.edu/community. We look forward to meeting with you in person to review specifics about the project.

 

An excellent snapshot of what The Woodlawn Avenue Plan of PD43 are and were playing out as of December 2012, and neighbors' reactions is in the Hyde Park Herald of December 12, 2012. This can be found, a well as a slide show of the Avenue and its buildings, in http://www.hpherald.com. Read the article in PDF.
At the same time, the Hyde Park Historical Society announced in its website http://www.hydeparkhistory.org and the Herald issue of December 12 that it would give one of one of two Marian and Leon Despres Preservation Awards to the University of Chicago and the Woodlawn Home Owners Association (aka Save Woodlawn Now) "for the creation of Planned Development 43, Sub-Area O, on the 5700 block of South Woodlawn Avenue.
This amendment to the existing zoning structure is a good example of cooperation between community residents and a large institution in the interests of protecting historic residential buildings on a historic street."
The awards are to be given at the Society's Annual Dinner February 23 at the Quadrangle Club.

As revealed at a public meeting October 17, 2012, U of C will seek an amendment in Dec. 2012 to its PD43 for construction of an 1800 space garage (added to the current main 1400) at Cottage Grove and 57th. It will have an enormous loading dock underneath, tunnels to the new hospital across the street and hence through the whole medical and new science complex, and a pedestrian bridge to the new hospital. The first floor will be available for future medical uses. Spaces will be two feet wider than normal and spaces will be arranged for patient and visitor convenience. Principal entry and exit will be on Cottage Grove. It will be disguised and will have good lighting and landscape. Remaining houses in the vicinity (except 4 the UC doesn't own) will be torn down to provide staging, then green space until new structures are needed. they will consider having the structure open to the general public evenings and weekends. Ald. Hairston will introduce and support the legislation.

Work started on Becker-Friedman Institute December 2012.

The University of Chicago applied in November 2012 for demolition permits for the appartment building where Ronald Regan lived at ages 3-4. It went into the mandatory 60 day hold and comment period for Orange-rated structures in the Historic Survey.

With more tweaks, the language is endorsed by all sides at Chicago Plan Commission February 17 2012 (in March City Council). Passes unanimously, Alderman Hairston praised. Naturally some think it could have been better, but all call it AN UNPRECEDENTED, HISTORIC MODEL--A NEW PRESERVATION TOOL FOR APPROACHING HISTORIC AREAS IN TRANSITION THAT AREN'T LANDMARKED OR IN A LANDMARK DISTRICT AND FOR INSTITUTION-COMMUNITY ARRANGEMENTS- plan for investment and protection of its buildings in the 5700 block and that changes must be reviewed through the city landmark process. Separately, it is expected that five properties will additionally be protected by historic easements.
Next test is the additions to the Becker-Friedman Institute. And the movement for a landmark district continues to be pushed by many. The plan is subject to 5-year review-and-renewal but not revocability (a plus) but a district is permanent and would provide a steady state of rules for many additional properties, most not owned by the university.

Herald article-matter and outcome in a nutshell. Neighbors' lawyer's take. Jack Spicer of preservation orgs. statement.
Praise by HPKCC President Jane Ciacci
Compare as sent to/ passed by Plan Commission Feb 16 2012 (expected final) to Jan 18 2012.

The first two can also be found at http://www.hpherald.com/hpindex.html.

Herald, February 22, 2012. City Planners OK U. of C. zoning. By Sam Cholke

The University of Chicago's zoning changes for its main campus easily cleared another hurdle on Feb. 17 and now only needs a City Council sign-off.

The university has spent the last eight months in a sometimes rancorous debate with its Hyde Park neighbors about how it should change its zoning and what properties should get special protections. The Chicago Plan commission last week approved of new protection for the 5700 block of South Woodlawn Avenue and plans for three new campus projects, sending the zoning changes to Council.

"There has been a very lengthy process with lots of community involvement," said Ald. Leslie Hairston (5th), who facilitated a series of meeting between community members and university planners. "I think we have a better product because of the community involvement." Hairston said she expects the plan to easily pass in City Council.

The university needed to amend its planned development zoning for campus property to increase the allowable density of building around the medical center. The planned development zoning document outlines how the 214 acres of university property on or contiguous to the campus can be used. Once City Council approves the changes, the university can begin construction on the William Eckhardt Research Center, 5630 S. Ellis Ave.; a new daycare center, 5640 S. Drexel ave., and renovations for the Seminary Cooperative Bookstore's move to the McGiffert House, 5751 S. Woodlawn Ave.

During community meetings, it became clear that there was considerable concern among residents about the future of the 5700 block of South Woodlawn Avenue, a block that adjoins campus that has slowly transformed from residential to institutional use over the past decades. The university included in its filing a report on its projected investments in the buildings through 2016 and wrote into it zoning document that any changes to buildings on the block must go through historic preservation processes with the city.

"This is outstanding, brave and I think groundbreaking," said Jack Spicer of the Hyde Park Historical Society and Preservation Chicago, speaking in support of the proposal at the commission hearing.

Roger Huff, a Hyde Park resident who worked closely with university planners combing through the proposed changers, also spoke in support of the planned development. Both Spicer and Huff said there was room to improve on the proposal, Spicer thought it could be accomplished outside the zoning discussion and advocated a landmark district along portions of South Woodlawn Avenue. Huff said the zoning document could be adjusted to reduce the amount of density allowable along Woodlawn Avenue, now a special subsection of campus zoning.

"The university, community, alderman and her office have put probably hundreds, if not thousand, of hours into this project, "said Richard Gill [of South East Chicago Commission], the third and last to testify in favor of the zoning changes. "I urge you to approve it."

The 22-member commission, which reviews proposals that involve planned developments, the Lakefront Protection Ordinance, planned manufacturing districts, industrial corridors, and tax increment financing districts, unanimously approved the zoning changes.

Captions: University of Chicago Associate Vice President for Facilities and University Architect Steven M. Wiesenthal presents the highlights of the university's proposed planned development 43 amendment to the Commission in City Hall Thursday afternoon.
Woodlawn Avenue [sic: Kenwood] Avenue resident Roger Huff confers with University of Chicago Director of Civic Engagement Ellen Sahli prior to speaking to the Chicago Plan Commission in support of the university's plan.


Adam M. Kingsley- Making Progress on Woodlawn Avenue [Herald's headline]. Herald, February 22, 2012. Mr. Kingsley, esq., is counsel for the Woodlawn Home Owners Association.

I am a lawyer who was retained by the Woodlawn Home Owners Association, a group of Woodlawn Avenue resident who are concerned about the potential impact of the University of Chicago's planned expansion of Planned Development No. 43. I want to summarize my thoughts regarding the substance of the university's application and the process by which we achieved a large measure of success.

When the neighbors first became aware of the university's plan to amend PD 43 there was a great deal of consternation and concern. In truth, the university's initial attempts to explain the reasons for the proposed amendment and, more importantly, the impact of the amendment on Woodlawn Avenue were less than clear.

The large-scale community meeting, while a necessary part of the process, were, unfortunately, a format for one-way communication from the university. Initially, the university's representatives appeared unwilling or unable to engage in any real dialogue or answer specific questions regarding the future of the neighborhood. The generalities offered regarding the university's interest in preserving its properties were non-specific and noncommittal.

I am pleased to say that our concerns regarding the university's secretiveness and evasiveness eventually gave way to open and honest dialogues regarding the future of the block. This change was due, in no small part, to Ald. Leslie Hairston (5th), who strongly encouraged the university to work with the community and who refused to support the amendment if it did not include viable historic preservation protection. Over time, the university's intent regarding the future of the block and its commitment to preservation became more definite.

The university's disclosure of its Woodlawn Avenue Plan was a turning point, in that the university detailed its plans for the block, and its commitment to preservation, on a building-by-building basis. The university also agreed to to a site review and permit review process that is similar to the one required by the city's Landmarks Ordinance. Although the university's properties are not within a landmark district, proposed changes to its Woodlawn Avenue properties will be reviewed and evaluated with reference to historic preservation standards by staff within the city's well-respected landmarks division. I understand that city staff also played an important role in shaping the language of the amendment.

As further evidence of its intent to preserve the block, the university followed the recommendations of the community by creating a new subarea that includes only Woodlawn avenues by agreeing to height limitations. This should decrease the economic incentive for demolition of historic structures and wholesale redevelopment. These revisions came about as a result of stakeholder meetings hosted by the alderman at her office. These smaller meetings allowed for two-way communication with the university and dialogue on specific issues.

The end result of this process has been the creation of a new preservation tool: the creation of a building-by-building preservation plan within a planned development district. I am hopeful that the spirit of openness and cooperation fostered during the amendment process and encouraged by the alderman wil continue to prevail. Although the community and the university will not always agree, the university must come to the realization that masking its agenda is not an effective way to address planning and development issues in Hyde Park.

Many community members believe that university-owned properties on the 5700 block of Woodlawn Avenue should be included in a landmark district. Although I believe that the proposed amendment to PD 43 and the accompanying Woodlawn Avenue plan provide the equivalent protection to a landmark district, this protection does not extend to the rest of the Woodlawn Avenue corridor (the 5500 and 5600 block of Woodlawn; the east side of the 5500, 5600 and 5700 blocks of University Avenue; and 56th Street between University and Kimbark avenues). This area includes important historic properties owned by the university, including the Quadrangle Club and the soon-to-be-bought* Fenn House at 5634** S. Woodlawn Ave. I am hopeful that the preservation of teh 5700 block of Woodlawn avenue that has been achieved by the amendment to PD 43 should be a starting point for additional preservation efforts in Hyde Park.

It has been a pleasure to work with the university, the alderman and members of the HydePark community to begin the process of securing lasting historic preservation for Hyde Park.

Adam M. Kingsley is an attorney with O'Donnell Law Firm, Ltd.

*Not necessarily by the University, but regardless, no protections are in place. ** 5638.


Jack Spicer, February 22, 2012 as also in the Hyde Park Herald Feb. 22, 2012. Jack Spicer is on the board of Preservation Chicago, Hyde Park Historical Society (where he is Preservation Chair), Hyde Park Historical Society, and Southside Preservation Action Fund, and a landscaper in Hyde Park. His home is in the 5500 block of Kimbark, abutting the Woodlawn Avenue Corridor.

Dear Neighbor --

As you may be aware, the University of Chicago presented its PD 43 expansion application to the Chicago Plan Commission last Thursday, and it was accepted. In my opinion this document represents an outstanding resolution of the potential conflict between the University and the community over the future of the 5700 block of Woodlawn Avenue. The resolution is not a "compromise" but a whole new and creative way of moderating and guiding change over time on a block with important historic architecture and character. And, most importantly, the resolution was created through an uncharacteristically open and cooperative exchange between the University and members of the community. This is something the University, the community, and Alderman Hairston should be very proud of. (For more information please see the front page article and the page 4 column by Attorney Adam Kingsley in today's Herald: <http://www.hpherald.com/hpindex.html> [here above]).

The resolution is not perfect. It doesn't include the properties on the 5700 block that the University does not own, nor important University buildings in the Woodlawn Corridor that are not on the 5700 block (the Quadrangle Club and Fenn House at 5738 [sic 5638] Woodlawn that the University is negotiating to buy, for instance). Nor does the agreement protect the many important buildings and houses owned by other institutions and by private individuals on the 5500 and 5600 blocks of Woodlawn; on the east side of the 5500, 5600, and 5700 blocks of University; or on 56th Street between University and Kimbark. These other buildings remain vulnerable to unnecessary demolition. And the larger Woodlawn Avenue Corridor remains vulnerable to kinds of redevelopment that could change its historic character through institutionalization and commercialization and could destabilize property values.

Many neighbors have indicated their support of a landmark district for the Woodlawn Avenue Corridor as a solution to these issues. My hope is that given the example of real community cooperation and creativity shown by the PD43 process, we can design a landmark district that is tailored to our specific needs. One that will protect our historic architecture and community character as our neighborhood evolves over time, one that will allow us reasonable expectations of one another, one that will provide property value stability, and one that is not financially or bureaucratically onerous. I hope this can be done through an open and cooperative process involving the community, the University, and Alderman Hairston.

Thanks,
-- Jack Spicer

HPKCC Board President Jane Ciacci praises role of board members in a good final result. (The Conference had also weighed in in letters to the University and in the Herald).

We owe a great debt of gratitude to Jack, who has guided the Woodlawn Ave. neighbors throughout this process, and done so much to publicize the issues; and to Allison Hartman and Conference member Roger Huff, who participated in small-scale and very productive meetings of neighbors with Alderman Hairston (also a Conference member) and the University to reach this resolution that we can be proud of. And to Jay Ammerman, who pressed Civic Engagement publicly and with unfailing civility to engage in more open dialogue with the community. All this has taken place during a time when it seems to me that Civic Engagement has actually paid attention and changed its approach to the community, so let's hope present trends continue. I know that we will all be vigilant.

I am sure that there are other Conference members who have taken active roles in this process that I am not remembering. Thanks and congratulations to all.


Comparison/differences of the final "February 16 2012" passed by the Chicago Plan Commission with the as-known modified dated January 18 and presented at the public meeting of January 19.

See Full PD 43 final as submitted to Plan Commission Feb. 16 2012 compared with January 18 prepared by Roger Huff. Changes are:

Removes that the document under review by Dept..... from all pages.
Confirms new subarea O (so there are 20, re-lettered with uses moving with), inserts (p 2) that only the owner of the subarea can propose regulation changes. For O the uses are: "College and University, School, student and staff housing, residential
support services, and accessory uses related to the principal uses of the subarea."

Starting with page 7, changes "Heritage" buildings to "Historic" buildings in all cases, and changes commitment to preserve and retain historic buildings from as much as possible to as much as practicable.

In the general PD 43 approvals (part II review) of plans re traffic, circulation, parking, landscape etc. adds to requirements page 14, "Prior to the approval of such site and elevation plans for any new building containing more than 75,000 square feet of floor area, any building addition that contains more than 75,000 square feet of new floor area, any new building that is higher than 80 feet or any building addition that creates a total height that is higher than 80 feet, the Commissioner shall submit the plans to the Chicago Plan Commission for its information and comment. Notice of the hearing shall be posted by the Applicant on the property in question (but no written notice pursuant to Section 17-13-0107-A of the Zoning Ordinance, by the Applicant, shall be required)."

Rewording of expiration of approval if the projects (Eckhardt, Childcare West, and Co-op Bookstore) are not done within 5 years.
Other changes are trivial.

See also bulk table as revised (Jan. 4)

Area O- has 187,380 sf / 4.3 acres. Maximum coverage 35% or 65,583 sf. "
Max. FAR (floor to area ratio) 2.20, 412,236 sf.

Quick Introduction and as left in January 2012

A VERY SUCCESSFUL PUBLIC MEETING WAS HELD ON JANUARY 19 THAT SEEMS TO CLOSE THE CONTROVERSY AND TO PROVIDE FOR ONGOING DIALOGUE. Consideration of an historic district by neighbors will however continue. Full information will be posted, but newly filed Protective Language for the new Woodlawn Subarea, and the Woodlawn Plan are published in:
http://news.uchicago.edu/behind-the-news/planned-development-43.
OR (more likely to work go into news site and look around for Behind the News there find Planned Dev. 43) 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.
TO JAN 19 MEETING RECORD in its own page. THE JANUARY CHANGES IN THE REVISED FILING in its own page.
Woodlawn Plan- see links in this paragraph.

Roger Huff, lead community negotiator, wrote ahead of the meeting

As a result of a meeting held last week with a few community members and feedback from the City of Chicago, the University has made a number of positive revisions to its proposed PD43 amendment, including:
+ Creating a new Subarea O that includes its properties fronting the 5700 block of Woodlawn Avenue,
+ Explicitly recognizing the 'character-defining features' of its 'heritage properties' in the new Subarea, and
+ Adopting a height restriction of 65 feet for the new Subarea.

Attendee Jay Mulberry said in Good Neighbors blog:

I went to the meeting last night and was very, very impressed with the way the University and the community came to accord on this important issue. Truly, it is the first time in my memory that such a reasonable and verifiable agreement was reached, and reached through common commitment to finding a solution.
A lot of credit is deserved by people on all sides but since I can't remember many names let me give my impression that our fellow Good Neighbor and Villager Roger Huff was extremely important in bringing the group together and getting real work done.
Thanks Roger, and all the rest of you University and community leaders!

It's about swapping densities in subzones to gain flexibility while rationalizing its subareas and whole and incorporating new purchases into the block of contiguous properties that make up its Institutional Planned Development, the University told the community at various meetings in 2011. The University then found it had to recognize that it is also about maintaining the character of its campus and the transition from campus to neighborhood. The PD is more important than (and governs) any master plans (said by UC to be passe, but who knows in the future?). Watch for the adjustments to floor-area ratios or coverage formulas, and where. October 6 and after. November 9- toward engagement.

Be sure to keep up with the Woodlawn Ave. page and neighbors' site http://www.woodlawnaveinjeopardy.org. as attention shifts to quest for a historic district and addressing of general character-quality concerns in the wake of the Filing December 7.

Five buildings are being added to the University PD on Woodlawn. The University will own a total of 12 buildings in that corridor from 55th to 59th. (It is separately negotiating and in court about shifting easements from 5 properties in the biomed subarea (B) to the subareas the Woodlawn corridor is in (D and E)- 5555, 5701, 5710, 5720, 5730. The others appear to be open under the governing language only.
5701 S. Woodlawn
5707 S. Woodlawn
5711 S. Woodlawn
5751 S. Woodlawn
5757 S. University

Ten buildings are being added in the biomedical complex (and a couple of strays)
5601-03 S. Drexel
5636 S. Drexel
5654-58 S. Drexel
5602 S. Maryland
838-40 E. 57th
816-22 E. 57th
5612 S. Maryland
5618 S. Maryland
5622 S. Maryland
5639-41 S. Maryland

1442 E. 59th St.
6001-17 S. Cottage Grove

Where it goes next: December 7 saw the preliminary filing, necessary to be formally posted as a proposed Ordinance for city departments, commissions, City Council committees on December 14. More filings were made January 18. With the latter done, city staff will review and CAN meet with the Applicant, ask Applicant to make changes. The University says not all changes/additions have been "documented" and changes will be made. The Alderman can also oppose. Once language is finalized, the Amendment next goes before the Chicago Plan Commission (next meeting January 19). Assuming the Plan Commission does not ask or make changes or the alderman oppose and approves that day, next step is the City Council Zoning Committee, which should meet a week before the full City Council. So it could go before Council for final approval as early as February 15.
Asked when the required "Plan" for the Woodlawn Ave. buildings will be submitted, University spokespersons said not before the start of the new year.
I March the University will present plans for former CTS and it alley and glass building that will show to Woodlawn Ave. between three houses.

KEY: THE UNIVERSITY IS WHETHER AND HOW THE CITY SEEK CHANGES IN THE FILLED PD, INCLUDING ON FUTHER PROTECTIONS SOUGHT BY THE WOODLAWN NEIGHBORS GROUP AND WHAT HAPPENS WITH DEMANDS TO START A LANDMARKING PROCESS FOR THE WOODLAWN CORRIDOR.

THE UNIVERSITY NOW (EARLY JAN. 2012) SAYS THAT THE FILED LANGUAGE WAS NOT FINAL AND DID NOT "DOCUMENT" ALL THE CHANGES EVEN SO FAR. The fourth of stakeholders discussions with the University hosted by the Alderman was scheduled for January 11, to be followed by a public meeting at Hyde Park Union Church January 19, including on "university zoning and progress on commitments" (Herald wording). STEVE KLOEHN, of UC information, said re complaints that things agreed upon or at least discussed and not included without feedback, "SOME COMMITMENTS ARE NOT DOCUMENTED" AND ADDITIONS WILL BE MADE TO THE FILED PROPOSAL. They were.

Another meeting (about 3 hours) of the working group of neighbors and stakeholders with the University and Alderman was held January 11. An attendee put out an email to Good Neighbors saying "A number of good things have happened. Please do try to go to the meeting." >>>CHANGES WERE MADE SUBSEQUENT TO NOVEMBER 29 DISCUSSIONS AND IT SEEMS ON JANUARY 11. The most significant appears to be lowering of HEIGHT LIMITATION from 120 to 65 (4 stories). In addition, it was clear that the University plans a significantly high glass structure (renderings were shown) connecting former CTS and the Nursery School buildings- but at 37 feet at least one stakeholder was satisfied.
TO RECORD OF THE JANUARY 19 MEETING AND WHAT WAS IN THE NEW FILINGS IN PD JANUARY STATEMENTS.

Allison Hartman commented January 19 in an email to Good Neighbors:

Just got back from a quick meeting with the U of C at Leslie Hairston's
office. Having a Alderman who is on our side has been the best of all possible
worlds. All in all this has been a very pleasant surprise. We were really
listened to by the U of C. We certainly did not get all we asked for but we
got way more than I expected. Please go to tonight's meeting and get the new
paperwork. It is way more explicit and you will be able to see what we have
accomplished.

If you have more specific questions, ask Roger Huff. He did most of the heavy
lifting. We all owe him a vote of thanks. He will be at tonight's meeting.

ABOUT THE JANUARY CHANGES, from Herald comments on changes in a January 18 2012 article by Sam Cholke. SEE ALSO PAGE ON THE CHANGES

Ald. Leslie Hairston (5th) has called a meeting this week on the University of Chicago's zoning, and according to documents acquired by the Herald, is likely to propose additional protections on the 5700 block of South woodlawn Avenue. ....At previous meetings, residents around campus were suspicious that the university planned major changes to formerly residential buildings it owns on Woodlawn Avenue and have been meeting with the alderman and university officials on protections for the residential character of the block.

Though the university has already proposed some easements on [some of the] buildings, documents acquired last week show the area is likely to become its own sub-area with special protections.... The new subarea is for 12 structures identified as "Historic Buildings" as defined in "The University of Chicago Woodlawn Avenue Plan 2012-2016," also expected to be released on Thursday. The Woodlawn Avenue plan was mentioned in the last zoning proposal [Dec. 7 filing] but not included. The zoning document says that the Chicago Plan Commission would need to approve any changes to the definition of a character-defining feature, which includes a building's facade, masonry materials and other elements.

The University is expected to propose a height limitation of 80 feet [65 feet in final ]for all buildings on the 5700 block, excluding the former Chicago Theological Seminary [tower], 5757 S. University Ave. The previous proposal allowed for the construction of structures up to 120 feet tall, though the university repeatedly said it has no intention of building anything that high.

Other university plans could be unveiled on Thursday, including a traffic management study to be included with the zoning documents. at previous meetings, residents frequently asked about how the university would address bus and car traffic around campus. University officials have promised a separate meeting on the issue.

Media takes on Jan. 18 filing and Jan. 19 meeting

Herald, January 25, 2012. By Sam Cholke.
U. of C. wins big on Woodlawn Ave. residents OK zoning changes; university's openness with plans wins over critics

"I hope you know that we heard you" says Alicia Murasaki, executive director of planning and design.

At a community meeting Jan. 19, residents relaxed their criticism of broad zoning changes requested by the University of Chicago, allowing building plans for several large projects to now move forward. In June, the university started holding public meeting on proposed changes to the zoning documents that guide how the institution can use much of its property in Hyde Park. Some residents criticized early presentations as too vague, prompting Ald. Leslie Hairston (5th) to hold her approval of the changes until additional meetings were held with the university and its neighbors.

Last week at Hyde Park Union Church, 5600 S. [Woodlawn Ave.,] the university presented the reports and rules that came out of meetings, to the approval of the roughly 60 community residents in attendance.

"I think it's a go," said Roger Huff, a Hyde Parker who worked closely with the alderman's staff and university administrators to flesh out the vagaries of the original proposal. many residents that live closest to the campus were initially worried that the university planned major changes to the converted houses it owns on the 5700 block of South Woodlawn Avenue. Though the university repeatedly stated it has no intention of altering the block, many residents became increasingly concerned when the university backed those claims with only loose preservation efforts. "When you don't know things, you fear the worst," Huff explained at teh public meeting.

At the meeting the university released a report detailing the history and future plans for each of the converted houses it owns on the 5700 block of South Woodlawn Avenue. The report describes teh character-defining features of each property, aspects that now enjoy some formal protection in the new zoning document. the report also provides rough estimates of the investment the university plans to make in each building.

"I'm amazed how the university has opened up with its information," said Ronadld Thisted, who lives on South Woodlawn Avenue and was initially critical of the university's proposals. "This process makes it much easier to have these conversations. University administrators also appeared satisfied with the extended community process. "I feel we're in a good place," said Ellen Sahli, director of civic engagement at the university an one of the leads in the zoning changes.

Alderman Hairston applauded the patience adn openness of residents and the university. "This is the first time I can remember having such exhaustive information and plans on university buildings," Hairston said. She said she expected the conversation with residents to continue and hoped it resulted in a more open dialogue on university development in the future.

Any changes to the development conversation between the university and Hyde Park residents should be on display in the coming months as plans for the former Chicago Theological Seminary are presented to the public. The university plans to convert the building to classrooms and offices. questions about preservation of some building details and plans to reroute an alley around the building have already stirred concern in the neighborhood. Meeting are planned for March.

Though the zoning changes may have been approved locally, the city still needs to review the documents before they are sent on to the Chicago Plan Commission for a formal public airing. The university said it is still waiting to receive comments from the city's planning department staff. The city is currently reviewing the documents, according to an official. All documents presented at teh Jan. 19 meeting, including "The University of Chicago Woodlawn Avenue Plan, Sub-Area O, 2012-2017," are available online at the university's news site, news.uchicago.edu, in the Behind the News category under Planned Development 43.

The Maroon of January 24 (by Madhu Srikantha) stressed the new sub area O and the lowering of th height limit to 65 feet therein and the 45-page Woodlawn Avenue Plan. The article cited neighbor's lawyer Adam Kingsley as saying the new language represents and includes promises they had thought they had negotiated and more. The university stressed the now-explicit commitment to landmarked Robie House and Rockefeller Chapel and the stepped-up amount of investment commitment to character and maintenance.

__________________

As of mid though the end of November, various sets of discussions agreed to at the November 9 meeting were indeed underway and incremental progress was made. APPARENTLY NO MORE MEETINGS (last being November 29, December 12 (formally neighbors and University on 5500-5900) , January 11- and expected if city makes changes and ongoing) ARE CURRENTLY SCHEDULED OF THE TRANSITION LANGUAGE TASK FORCE, ALTHOUGH THE GROUP LOOKING INTO PROTECTION AND PLAN FOR THE LARGER AREA (and of traffic/parking?)WAS ABOUT TO START MEETING IN THE SECOND WEEK OF DECEMBER. (In January or later, there will be a public meeting(s) on the reconfiguration of the alley and an update on CTS conversion.) (Members of the aforementioned TL Task Force seem to expect they will be able to at least review the "Plan" mentioned below that the University is to submit to the city- timetable not known to this site. However, since the SITE PLANS for the three projects including Co-op Bookstore in McGiffert House ARE DECLARED APPROVED WITH THE AMENDMENT- it's only plans for any other buildings in the 5700 block that won't be approved before the Plan is filed with the city.)
The language spelling out University protection/preservation commitment is softened at the same time it is elaborated in the latest language.
And the University's traffic requirements are also softened compared to what's in the current PD.

Neighbors' lawyer Adam M. Kingsley said University falls short of promises on Woodlawn Avenue, asked Ald. help make changes

[This site was told by one of the participants Nov. 29 that no promises were made but the University representatives invited and discussed additional suggestions and proposals that are presented in the letter below, but the filing contained no changes from the Nov. 28 draft whatsoever.]

Open letter to Ald. Hairston in Hyde Park Herald, December 28, 2011.
(This site has conversed with at least two persons directly involved with the talks who (in advance of this letter) gave similar statements, some in great specificity. But we have not heard the University's side.)

Dear Alderman Hairston:

I represent many of the neighbors who live on the 5700 block of Woodlawn Avenue and in the surrounding community. On their behalf, I attended the Nov. 29 meeting held at your office and expressed my thoughts on the meeting in a Nov. 30 e-mail to Kim Webb [Ald. Chief of Staff], Heather Gleason and Eleanor Gorski [Dept. Hsg. and Dev./ Landmarks Commission].

Although several attendees felt that the meeting was productive and it appeared that the University of Chicago was willing to make significant commitments to the preservation of its properties on the 5700 block of South Woodlawn, I am disappointed to report that he proposed amendment, as reflected in the plan of development statements submitted by the university, falls short of the promises made by the university.

In its current form, the neighborhood cannot support the proposed PD amendment as it relates to the 5700 block of Woodlawn because the proposed PD amendment lacks the very historic preservation protections that the university offered up in the meeting at your office.

With respect to any future changes to the university-owned Woodlawn Avenue buildings within PD 43, there are three crucial questions:

At the meeting in your office, the university indicated that "all" changes to the Woodlawn Avenue buildings would be subject to review, that the review would be conducted by the Department of Housing and Economic Development (with input from the landmarks division) and that the standards for approval of changes would be set forth in a building-specific plan for each building within the PD In other words, the building-specific plan would provide the criteria by which the city would review proposed changes.

The university described this protection as "handcuffing" the university and "better than landmarking" because the building-specific plan would include certain building interiors, while landmarking would protect only exteriors.

Further, in response to the objection that "significant features" of the block, i.e. the criteria by which proposed changes would be evaluated, should not be limited to setbacks, floor-area-ratio and site coverage, the university represented that these would not be the only criteria by which changes would be evaluated. According to the university, the plan would identify architectural and historic features of the building. Preservation of these features would then provide the criteria by which proposed changes would be evaluated.

As I indicated in my Nov. 30 e-mail, the university's concept had promise, but depended upon the details contained in the building-specific plan. The protection that the university was promising could not be evaluated without knowing the details in the plan.

Unfortunately, the proposed amendment to PD 43 does not live up the commitments made by the university.

The neighbors understand that, from a practical perspective, you, as alderman, will have a large say in any future development on Woodlawn Avenue and that you have promised to protect the block.

However, it is important that preservation of the block does not depend on any one individual or official. The promised protection must appear in the PD ordinance. As currently proposed, the PD does not address the concerns of the neighbors. It does not even live up to the commitment that the university made to the neighbors in your office. We request your help in making changes to the PD so that Woodlawn Avenue is truly preserved and protected in the years to come.

Adam M. Kingsley, O'Donnell Law Firm Ltd.



VIEW THE NEW PROTECTIVE AND SELECT OTHER LANGUAGE in pdf and also the JANUARY REVISED FILING (or view below) and judge for yourself (Oct. 6 + Nov. 9 + as latter modified with additions Nov. 29/Dec. 7 filing).

______________________

(Superseded in January): THE UNIVERSITY FILED ITS PD AMENDMENT DECEMBER 7 (officially December 14, 136 pages). THE ONLY CHANGES ADDED BEYOND THOSE OF NOV. 9 WERE THOSE CIRCULATED BY THE UNIVERSITY AT THE NOVEMBER 29 WORKING GROUP MEETING. (See below for new links to see these.) INCLUDED IS MANDATE FOR A "PLAN" FOR THE UNIVERSITY'S WOODLAWN AVE. 5700 PROPERTIES.
At least one member of the working group said that many ideas the University said they would consider, including to historic preservation language (pp. 6-8 of the Filed PD Section. No. 4 document in pt 3 Building Character and Scale- Main Quadrangle) were not incorporated. "Character-defining features" continue only to be defined as "setbacks, FAR, site coverage," which is narrower than the city's standard PD language.

There was no feedback on additions/changes asked at the November 29 meeting before the filing. But an apparently "final" meeting was held Dec. 12 that touched upon some of the issues last discussed with the University November 29 AND AGAIN JANUARY 11 INCLUDING LOWERING OF HEIGHT LIMITATION FROM 120 TO 80 FEET.
The Herald of November 21 quotes neighbor and attendee Allison Hartman to the effect that the University seems at heart to have been trying to see how many are really upset, and that the meetings, while respectful were often dismissive of the neighbors and preservationists' broad goals. "If people had little picky things, they got written down right away and I imagine will be addressed immediately. Only broad things did not get consideration." Comparing what was asked with what was in the final language, the Herald concluded "No discernable changes were made" (after November 28). But the latter did require filing of the plan setting forth condition and any future plans for the buildings [it's not clear to us if this means each whole parcel and it seems not to require later updates], much language from the city's (Historic Resources Survey) standard language for PDs with historic properties. The Herald says that there is a paragraph inserted (Nov. 28 or earlier?) requested by the alderman and residents that buildings must go through an individual review process before any changes are approved by the city (this seems only to apply to buildings on 5700 other than McGiffert, and even then seems not clear.)

Jack Spicer, active in the neighbors' group and preservation organizations, expressed online that he considers the efforts to persuade the University to modify the PD 43 language in "satisfactory" ways, specifically restricting demolitions or development, to have failed. Here's what he said January 17:

Dear Neighbors --

This Thursday evening Alderman Hairston will be holding another community meeting about University of Chicago development on Woodlawn Avenue.

Recent changes in the proposed language for their expanded Planned Development 43 are an improvement. But the proposal still allows increased height for new development on the 5700 block of Woodlawn Avenue -- up to 80'. This is down from the original proposal of 120' but still above the 47' which is the maximum allowed by the current zoning regulations. This increase in allowed height of new buildings makes demolition an attractive option over preservation. Also, the agreement is renegotiable with the City and therefore not permanent.

Landmarking the 5700 block of Woodlawn Avenue and the rest of the Woodlawn Avenue Corridor would prohibit demolition of the historic buildings and would be permanent -- something the community could depend on for years to come.

Only Alderman Hairston has the power to make a Woodlawn Avenue Landmark District happen, or to block it. Her public objections have been:

•"The neighbors don't want a landmark district." -- To date 35 of the 70 private owner-residents have signed a form supporting a landmark district. The other 35 haven't said "no" they just haven't spoken yet.
•"Woodlawn Avenue residents can't afford to be in a landmark district." -- There can be higher standards for some work done on the facades of landmark district buildings, resulting in higher costs. The residents of the 30 Chicago landmark districts (including the Kenwood and Professors Row Districts in our own neighborhood) feel the opportunity to ensure that changes in their neighborhoods are gradual and respectful is worth the possible added expense. Most of these neighborhoods are far less affluent than ours.
•"The churches can't afford the costs of being in a landmark district." -- Under Chicago law buildings where regular, active religious services take place cannot be included in a landmark district unless they wish to be. A church can enjoy the benefits of being surrounded by a landmark district without bearing any of the possible costs. Two of the 4 churches in the potential district have signed support forms for landmarking.

 

The Neighbors Association (or at least a group of residents- attributed by the Herald to Southside Preservation Action Fund) commissioned renderings (theirs are orange-tan colored) of buildings of 120' height which could some day be erected under the PD north of Robie House (McGiffert) or south of Meadville behind 5707 and 5711 (and behind 5740-50)-- provided it did not exceed parcel or overall coverage and FAR. (They say no buildings currently could exceed 45'.) They say no buildings currently could exceed 60'.) Two of these renderings appeared in the December 21 Hyde Park Herald.
Note that the University has repeatedly said it has no plan or intent to demolish any of the structures but has seemed so far unwilling put that, or limits on the size of any additions or back-of structures into the PD. Four structures on the block (plus 5555) will have (limited) easements if all goes well in the courts, but others not and it indeed seems likely major additions will be built behind some of those.

Note on the maps-- there is a hodgepodge of underlying PINs (property identification numbers). Robie House, which has city landmark status, shares a PIN with the southern half of McGiffert House, where substantial construction and landscaping will be done on the lower levels for the Seminary Co-Op Bookstore, cafe, and accessible entry. No rules or cautions governing construction next to a landmark are included in the filing despite such being in the city Historic Survey preservation language for PDs with historic properties-- from which much of the "added protective language" for PD43 was taken.


How to access: Thanks to Roger Huff for helping this site locate and navigate the documents.

To the full PD43 in pdf as it was at the end of November. This has a long base document still in effect where not revised since 1966, plus all amendments and approved adjustments to the present except that proposed Dec. 2011 (but often NOT the supporting and defining documents). 159 pages. To the currently-in-effect latest 2005 Amendment city ordinance text (there have been approvals for new buildings etc. since, but this is the last full-scale amendment until now). Note these are very long and may not load in some browsers or computers. They can be found in cityofchicago.org, go to Housing Dept. and to Zoning Dept.--the path is very complicated--see more in our Master Plan/PD 43 page THE MOST RELEVANT PORTIONS IN THE FULL PD43 START c.PAGE 40/45. However, early pages describe adjustments made for various projects and their approvals from 2006 through 2010.
There are also some texts and stories in the University of Chicago website: http://news.uchicago.edu/behind-the-news/planned-development-amendment-43. To the protective language added Oct. 6 and Nov. 9 AND NOVEMBER 29. Or read below. Again, languages may not be final and are being parsed for changes and impacts. and final filing Jan. 18-19 (subject to city review and modification)
Finding the latest amendment and related material on PD43 in the University's news site (Thanks to Roger Huff for finding the pathway.) To get to this page from the 'top' of news.uchicago.edu page one has to click on 'behind the news' in the Quick Links section then click on 'Planned Development Amendment 43'.
The Filing formally known as "Zoning Reclassification App. No. 17383" in the City Clerk's Office (draft of Dec. 7 likely to get touch ups) ordinance and accompanying documents can be seen at the following 4 links (much smaller files than the full documents). Of the four Sections, 1-3 are only of record interest (1 being of most interest); Section 4 is what you want to see- particularly language in pp. 6-8 (part 3 Building Character and Scale- go to Main Quadrangle) plus page 13 related to permit issuance and default designations for Woodlawn Avenue. Following page 16 are the revised density and bulk regulations of the subareas and lots of site maps. SEE CURRENTLY IN THE PD43 PAGE THE RELEVANT LANGUAGE soon to be complete and made a pop up by itself. Here are the PD FILING SECTIONS in PDF:
The filing is also available in the Chicago City Clerk's website- http://chicago.legistr.com, under the title "Zoning Reclassification App. No. 17383." and....

Here is the U of C link: http://news.uchicago.edu/behind-the-news/planned-development-amendment-43. Links to the 4 sections of the filing.
It has: PD Statements, Bulk Regulations and Data Table, the Subarea map (pgs 1-18 of the 7+mb Sec. No. 4 pdf file), and other related materials. Latest materials (and probably final except what the city may insist upon) reflect materials circulated by the University at the November 20 working group meeting. Go here to read the whole release and links to subpages.
Also: On the News-Planned Development Amendment 43 page there are links to the 11/9 power point and the 5 articles published announcing /reporting on the 3 community meetings held so far (no article reported on the 11/9 meeting as of the end of November).

To see the PD statement handed out at the 11/9 meeting you still have to go to the link embedded in the text of the article that reported on the 10/6 meeting (4th from bottom). That link takes one to this page:
https://news.uchicago.edu/article/2011/11/11/woodlawn-avenue-pd-statement. (Note, Nov. 29 additions may be placed.)
It has: PD Statements, Bulk Regulations and Data Table, the Subarea map (pgs 1-18 of the 7+mb Sec. No. 4 pdf file), and other related materials. Latest materials (and probably final except what the city may insist upon) reflect materials circulated by the University at the November 20 working group meeting.
Also: On the News-Planned Development Amendment 43 page there are links to the 11/9 power point and the 5 articles published announcing /reporting on the 3 community meetings held so far (no article reported on the 11/9 meeting as of the end of November).

To see the PD statement handed out at the 11/9 meeting you still have to go to the link embedded in the text of the article that reported on the 10/6 meeting (4th from bottom). That link takes one to this page:
https://news.uchicago.edu/article/2011/11/11/woodlawn-avenue-pd-statement. (Note, Nov. 29 additions may be placed.)
However, you can view the first, second, 3rd/final sets of protective language in pdf keyboarded or here, below.
The Filing (draft of Dec. 7 so far) ordinance and accompanying documents is also available in the Chicago City Clerk's website- http://chicago.legistr.com, under the title "Zoning Reclassification App. No. 17383."
University's release on Dec. 7 filing (http://news.uchicago.edu/behind-the-news/planned-development-amendment-43) which has links to Powerpoint on the November 9 and earlier meetings and the Filing itself.
Again, don't forget http://www.woodlawnaveinjeopardy.org.
See Woodlawn Homeowners Association (WHOA) FLYER WITH DESCRIPTION AND MAP OF THE CORRIDOR, University owned buildings, and what would be in a District.
Our Woodlawn Corridor/District page has more, including to links about historic districting and past efforts at this in Hyde Park.


UPDATES DECEMBER 2, 12, 14 2011. Including helpful media articles

As of December 7, the University apparently considered the discussions concerning additional transition language concluded and FILED THE AMENDMENT ON OR ABOUT DECEMBER 7. Whether with the blessing of Ald. Hairston is not known.
No timetable has yet been provided concerning issuance of a "Plan" for University buildings in the 5700 block.


THE ONLY CHANGES ADDED BEYOND THOSE OF NOV. 9 WERE THOSE CIRCULATED ("Nov. 28") BY THE UNIVERSITY AT THE NOVEMBER 29 WORKING GROUP MEETING. (See below for new links to see these.)


According to Ellen Sahli, UC Dir. of Civic Engagement, to the HPKCC board Dec. 1 2011, focus of the Amendment to PD 43 are the 1- the 16 properties to be added, 2- site approval for three projects (Eckhardt, Childcare, and Sem Coop), 3- shifting about 3% of density allowance in the east (incl. Woodlawn) subzone to the biomed subzone, and 4- transition language speaking to the transition from campus to neighborhood in the Univ-Woodlawn Ave area.
A number of near neighbors and preservation organizations were involved in these discussions with the Alderman, the University and the City. The University held off filing the Amendment while these discussions are in progress, according to Sahli.

The effort to establish a landmark district also continues... If you are intending to sign in support, please do so as soon as possible (and mail or scan/email Jack Spicer your form
(Jack can be reached at jackspicer@earthlink.net, 773 324-5476, 5536 S. Kimbark 60637. He informed a group that includes this writer that this appeal is not just intended for "near neighbors"). Eleanor Gorski is the Chicago Landmarks Commissioner and she would like to see as many support forms as possible [and hear from as many directly as possible]. Eleanor Gorski, 312 744-3201, egorski@cityofchicago.org.
Landmark Support Form and description
. See Woodlawn Homeowners (WHOA) map and flyer.
See also their website http://www.woodlawnaveinjeopardy.org. You can also see a photographic and historical exhibit on the Woodlawn Ave. Corridor at SHoP (Fenn House), 5638 S. Woodlawn.
(Sponsor Hyde Park Historical Society.)

Some have given as reason for wanting a landmark district to override a PD as being so that everyone in the district has to act in a certain and the same way.


Hyde Park Herald's take on December 14 2011
By Sam Cholke. University submits PD plan
The University of Chicago submitted to the city on Dec. 7 proposed changes to its zoning. Meetings with residents and the alderman on the terms of any zoning changes are scheduled to continue this week.
The Chicago City Clerk's office confirmed Dec. 9 that the university submitted proposed changes to the zoning document that guides how it can use campus property and all contiguous lots fit owns. A representative from the Clerk's Office was able to provide a copy on Monday for review. The official filing is expected bo te Dec. 14.
The draft does include language requested by preservationists and residents that was presented at a Nov. [09] public meeting.
The document the university is changing is called Planned Development No. 43. The changes will allow the university to increase the density of development around the hospital, and also would grant approval to build a new daycare center at 5640 S. Drexel Ave.; rehab the McGiffert House, 5751 S. Woodlawn Ave., as the new Seminary Cooperative Bookstore; and construct the William Eckhardt Research Center, 5640 S. Ellis Ave.
University and city officials, representatives from Ald. Leslie Hairston's 5th Ward Office, preservationists and concerned residents were expected to continue discussing changes to the zoning document at a Dec. 12 meeting, after press time [and cancelled]. The meetings are intended to finalize language in the zoning document to protect historically significant buildings on the 5700 block of South Woodlawn Avenue.
Several changes were apparent since the last major public meeting, including a section that requires the university to go through a separate review process for changes to buildings it owns on the 5700 block of South Woodlawn Avenue.
The Clerk's office said the document could still be changed before it is filed and is currently under review by the office to determine if the changes meet minimum benchmarks of accuracy and completeness before continuing through the approval process. The current document does contain some apparent errors, such as confusing the location of the McGiffert House with Laurie Burgess' home on the 5500 block of South Woodlawn Avenue, and will likely be revised before it is officially filed. The submitted ordinance and accompanying documents are available on the clerk's website, chicago.legistr.com, under the title "Zoning Reclassification App. No. 17383."
The university originally anticipated being further along in the amendment process at this point, but was slowed down when it became clear at several public meetings about the zoning that there were a number of land-use concerns in the neighborhood that remained unaddressed.
Though initially raised as concerns that should be addressed by changes to the university's zoning, several issues have taken on independent trajectories. The university has several upcoming meetings scheduled to discuss rerouting onto Woodlawn Avenue an alley that currently empties onto East 58th Street through the Chicago Theological Seminary, 5757 S. University Ave. University officials also promised meetings to address parking and transportation on South Woodlawn Avenue. Meetings are also promised for future plans for the University Ave. seminary building, which was purchased by the university and will be added to its planned development zoning.
It is not clear that issues that were to be resolved by the zoning debate will be put to rest. A group of Hyde Park residents continue to lobby for greater preservation efforts on South Woodlawn Avenue. Neighborhood attendees at previous meeting with the university on zoning said they pushed for puling the entire 5700 block out of the larger zoning designation. According to two attendees at a prior meeting, Betsy Young and Roger Huff, the university agreed to draft a report on the condition of and and future plans for the block, but did not specify what would be included in the plan or when it would be completed.
The university has already agreed to place facade easements on five buildings: the Alumni building, 5555 S. Woodlawn Ave.; the former headquarters of the Meadville Lombard Theological Seminary, 5701 s. Woodlawn Ave.; Office of Multicultural Student Affairs and LGBTQ Programming Office, 5710 S. woodlawn Ave.; the Concert Office, 5l720 S. Woodlawn Ave.; and 5730 S. Woodlawn Ave. The easements will give Landmarks Illinois some legal say in how any of he facades are changed. To get the easements, Landmarks Illinois has agreed to give up facade protections on buildings near the hospital.

A group of residents on the block continue to push for the formal protections provided by a landmark district and those efforts are likely to continue beyond the finalizing of the zoning changes.

 

Pierce tower replacement dorm. Mtg. held August 21, 2013

For information, presentations and promotion:

http://news.uchicago.edu/behind-the-news/building-property-development

http://news.uchicago.edu/multimedia/new-residence-hall-and-dining-commons-design-unveiling

http://www.uchicago.edu/features/university_unveils_new_residence_hall_and_dining_commons/

DNAinfo news take:
http://www.dnainfo.com/chicago/20130822/hyde-park/university-of-chicago-plans-privatize-streets-for-new-dorm

A major feature will be closure into ped and green space of Greenwood Ave. between the Ellis Garage and 56th (pending city approval) with loss of parking spaces. What's left of Greenwood would be 2-way.

The plans call for opening much of the quadrangle to the community and a plaza where the present dorm is. The number of students in the 3 Jeannie Gang designed buildings (plus dining and service) would go from 250 to 800 without an increase in the overall class. Tallest building, on 55th would be 15 stories, then 9 then 5 along University.

__________________________________________________________________

Back stories and meetings June-November 9 and after

General context- How the developments fit with University growth and resentments that had been building

Of town(s) and gown(s)- or with 2010 and 2011 as the best and worst of years for the University- or going from 800 pounds to 1600 won't be easy for anyone

2011.
There is no doubt the University of Chicago has been on a hot streak the last two plus years despite the recession-- the only force that seems able to (and needs to for its mission) keep on moving. In 2011 it's dominance and determination to develop Hyde Park and a suite of surrounding neighborhoods, capped by a new relationship with the city, became decisively clear. (Visit Development Hot Topics to link to some of the trails (and trials) of University development.) Nevertheless, as so often in the past, the University suffered serious pushback-- whether this is a temporary glitch, a last battle before becoming an unstoppable bulldozer, or start of a long term battle remains to be seen, but certainly the University went from a low-good-will in 2010 (and following the Drs Hospital debacle) to worse in 2011.

Some of the trouble stemmed from the University purchasing Chicago Theological Seminary partly to give it a new home south of the Midway and partly to set up and house the now Becker Friedman Institute for its massively endowed and corporate-allied business, economics, and economics-law programs. This entailed finding a home for the Seminary Co-op Bookstore-- why not the in non-historic CTS McGiffert Hall in the historic Woodlawn transition zone--and in the process partially commercialize this building-- but zoning is complex, so why not tie it to getting more needed density for the medical district by giving some of the density of the Woodlawn sub areas-- i.e. amending the campus Planned Development including expansion to all the new properties there (including by 2011 the Meadville complex? Coming into the mix was getting rid of some unwanted historic easements in the west zone-- moving these to certain University owned Woodlawn Ave. buildings the University thought it would not need to change might reassure neighbors (but did not). Squarely at the center of all this swirl was the Memorandum of Understanding alliance with the city to speed the way of redevelopment far and wide (and weakening public and aldermanic ability to slow or stop it)-- the University was entering a new level of bigness and power and dominance (and ability to have major beneficial impact on struggling neighborhoods). However, some have observed that maybe the matters and purposes of the MOU are too big to be defined and settled just by administrators of the University and city. Nevertheless, the winning streak was undeniable-- fueled by massive donations and confirmed by the magnificent successes of the Mansueto Library, Logan Arts about to be finished and plans Eckhardt molecular engineering about to start (but needing the PD changes!), less by the Paulson Institute and the former mayor being "on faculty."

The Herald in a January 4 2012 retrospective, interpreted it this way [with additions from this editor]: The university was low on good-will in the neighborhood after a rough 2010 [and afterglow of Doctors Hospital]. The Chicago Theological Seminary move riled residents when it displaced a much-loved community garden [at 61st-Dorchester]. The removal of stained glass windows from the old seminar irked preservationists in the neighborhood [and proposed changes to alleys and plans to abandon the Nursery School with questions about the future of its buildings alarmed neighbors who had various resentments about the institutional buildings on the block]. Low-level employees remained aggravated from drawn-out contract negotiations, layoffs and outsourcing. The faculty was still smarting from a debate about the legacy fo Milton Friedman at the university. The hospital was helmed by an interim CEO after the previous one left under a cloud of criticism from faculty and staff " [aggravated by reduced medical access to the community and a vocal campaign to bring a trauma center back to UCMC]." Then it became evident at the early public meetings, at least, over the Amendment to the PD that University administrators dealing with the public had given little thought to consequences or desire of neighbors and others for reassurance. " Many of the university administrators familiar to residents from the garden and the seminary debates had left ort moved to new roles within the institution. Few issues were resolved because the new administrators had no established reputation with residents and few in the community believed these new representatives had the authority to follow through on promises. To compound the issue, the local politicians were not eager to rush to resolve the disputes after Mayor Emanuel used the memorandum of understanding with the university to tweak local aldermen. [With the Ald. asking more meetings, opponents were able to think, organize, and assemble allies. What some may call whiplashing over historic district vs partially-successful, unsuccessful, incomplete, or bad-faith negotiations occurred, along with between city, aldermen, and university-- including calls for the alderman to force changes to the filed PD before allowing it to move forward. And more meetings are scheduled on related topics.]

Meanwhile, there was little movement on issues such as trauma center and health delivery, or principles governing the the university's endowment.

More on the UC and general neighborhood development from the January 3 Herald article (Sam Cholke) cited (back half ) above. "UC drove development, controversy in 2011"

Many of the construction sites in Hyde Park were kept quiet by the sluggish economy. But the University of Chicago's projects chugged along - often the only sound of development in the neighborhood.

In 2011, the University of Chicago capitalized on the ailing real estate market to accelerate its acquisition and development of commercial property on East 53rd Street. The university capitalized on Chicago's transition in politic powe to secure unique privileges for its projects. As the tide turned to favor university development, the institution began rewriting the rules governing its property - an ongoing process that has promoted some pushback from residents.

Development along East 53rd Street has been slow for a long time. New stores and restaurants have opened in recent years, but the commercial activity never catalyzed into large-scale investment in the physical landscape. In response, the university said it would step in and inciter investment where it was not occurring organically. For years the university collected property on East 53rd street, and it wasn't until 2011 that he university made major moves on its holdings.

A wave of university investment swept along 53rd Street all year, starting with the Harper Theater building. The Five Guys hamburger restaurant was announced in January as the first retail tenant to occupy the building in more than five years. Shortly after, a movie theater operator was onboard to open a five-screen cinema an the building now bristles with construction scaffolding. The university hinted at demolition in 2008 when its developer pulled out claiming the client was overly thrifty. Such accusations are now gone and the university is footing the bill for building renovations.

In May, a vacant mattress store hustled with construction work after the university lured Clarkes diner to the storefront. In July, the university purchased the shuttered Borders building and sought bids to construct a new mixed-use building where the Mobil gas station currently stands.

The largest university project though was the redevelopment of the Harper Court shopping center and the adjoining parking lot, which was empty storefronts and rubble for most of the year. The massive project commissioned by the university had seemingly stalled when the enlisted developers struggled to finance the project. The plans for a university office tower, retail shops and a fitness center had long before secured city approval and the Department of Housing and Economic Development was ready to dole out a sizable tax subsidy from the local tax-increment financing district. On Halloween, the project got backing from Citibank and the Canyon Johnson Urban fund. It was later learned that the university had agreed to guaranteed some of the debt and fill-in funding shortfalls to keep the project alive.

On the residential blocks of Hyde Park, the university jumped at properties around campus. When the Meadville Lombard Theological Seminary announced it would sell ins Hyde Park campus on Woodlawn avenue, the university purchased three of the four buildings...[error here- next-mentioned McGiffert Hall was part of the purchase of Chicago Theological Seminary property in 2009-2010]. McGiffert will become the new home of the Seminary Cooperative Bookstore, a Hyde Park institution whose fate was unclear after the university purchased its current home at the Chicago Theological Seminary. The seminary is currently moving south of the Midway to an 80,000-square-foot building constructed by the university [which in turn in 2009 sparked controversy over elimination of a favored community garden to make way for construction staging]. The seminary's new neighbors, the Hyde Park Day School and Orthogenic School, are moving to 63rd Street, leaving several more university-owned buildings vacant.

With so much development in progress or planned, the university [got the city's attention and] leveraged the change in city leadership to secure new economic advantages [and permitting expedition]. In May, Mayor Rahm Emanuel's administration announced the city's building and permitting system was inefficient and it would launch a pilot program to streamline the process. The only institution enlisted for the pilot program was the University of Chicago. Local aldermen were able to secure some participation in the process, but the mayor's office cut off negotiations early and signed a final agreement with the university without notifying any of the other parties involved.

The university was on a winning streak. The new mansueto Library was receiving raves from across the country. Funders were inline for a new early childhood center and molecular engineering center [, Logan arts center and the Hospital Pavilion were well under way]. Former Secretary Treasury Secretary Henry Paulson would locate his institute at the university and former Mayor Richard M. Daley would become a university fellow. The institution had substantial momentum when it decided to rewrite the rules guiding how it could use much of its Hyde Park property. The university opened the zoning discussion because it wanted to move recently acquired properties into the campus' larger planned development zoning [and shift allowed densities around], which would then allow the bookstore to move and other projects like a new day care center to begin. [Then it hit at least a temporary bump and surge in ill will- return to top of discussion.]
_____________________________________


Before and about June 22 meeting`- reports and analysis
Note: the report below incorrectly states that the Stony Island properties were annexed to the PD 43. These properties are not contiguous so cannot be in PD 43. They are in their own PD, filed then approved in 2010-11 by city bodies.
University to reveal changes to plan. Hyde Park Herald, June 22, 2011. By Sam Cholke
About 1,000 Hyde Park homeowners have received a letter in light legalese from the University of Chicago asking them to attend a meeting to "update a formal document called a planned development.

"Whenever we request a change in our PD, you, as a nearby landowner, receive legal notification, and we want to let you know that you will be receiving such a letter later this summer," says the letter from Civic Engagement Director Ellen Sahli.
The letter has confounded some homeowners around the campus's perimeter. "It was very, very vague," said Linda Thisted, who lives on the 5700 block of South Woodlawn Avenues. "It's impossible to tell what it's about."
The letter asks Thisted and others to RSVP on a university website for a 6 p.m. meeting at International House. 1414 E. 59th St. The website asks for the name and address of attendees, but provides no additional information.
Molly Sullivan, a spokeswoman for the city's Department of Housing and Economic Development wa not aware of the university's desire to change a planned development. She said the department is not aware of any pending projects that would require the university to send out a letter.
The university is planning to amend in late summer a massive document guiding how it can use its property under the zoning restrictions. Currently at 159 pages, the file goes back to 1966 and pulls al university -owned property between South Cottage Grove Avenue to South Blackstone Avenue and East 62s Street to East 55th Street to East 55tgh street into a single zoning district called Planned Development 43.
The city requires universities to bundle its property in a planned development, a special zoning designation that sketches out the long-term use for the land.
Prior to the creation of the planned development in 1966, the university's property was a patchwork of different zoning designations, mostly limiting construction to four-story mixed-use buildings, with a few areas for small-scale retail south of the Midway Plaisance.
The planned development changed the main function of the land from residential to academic, medical, housing, laboratories, research facilities and related uses. Like any zoning, there are still rules and government oversight guiding what the university can build on its land, but it adds some flexibility. As a planned development, could it build a crematorium? Probably not. Could it build a research building for the purpose of dissecting cadavers? Probably, because it could be considered an academic research uses. All construction projects must still be approved by the city, but it opens the university to build projects like the 11-story Logan Center for the Performing Arts without going through the extended process of changing the zoning for each individual project.
The planned development was last changed to approve the Logan Center in September 2010. It was a small tweak to the document. What the university is preparing to do now is a full amendment. "Every once in a while, you have to go in and update that planned development if you want to change it or if you acquire new properties," said steve Kloehn, a spokesman for the university.
The planned development must remain contiguous -- and the university has recently acquired 11 buildings just outside the current boundaries. There was a major amendment to the document in 2005 to add 26 properties to the planned development, nearly all of them on the 5600 blocks of south Maryland and Drexel avenues [for hospital and biomedical expansion].
The university declined to release the full list of buildings it intends to absorb this time around, but will likely include recent acquisitions like the former homes of the Chicago Theological Seminary and the Meadville Lombard Theological School. The university cannot absorb any homeowners' property into its zoning bubble.
An evolving document
The document has been opened for major changes numerous times over the last 45 years, and numbers so many pages largely because it is a compilation of amendments. The planed development was amended in 2009 for the new Chicago Theological School building on the south end of campus and the expansion of the Laboratory School on South Stony Island Avenue. To get city approval for the projects, the university needed to change a formula built into the document that dictates the density of campus.
The planned development chops the neighborhood into 11 sub areas that can encompass anywhere for six to 35 city blocks. The density of each area is guided by two variables.
The first variable is the maximum amount of space that can be covered by buildings. Buildings can be packed in to cover more than half of the land in some parts of the planned development, while in other areas, buildings must be spaced out to cover only one-fifth of the land.
The second variable is called the floor-area ratio, which determines the maximum size of a building on a given lot. Multiplying the square footage of the lot by the ratio establishes the maximum number of square feet the building can constitute. A ratio of 4 allows for larger construction, such as the new hospital pavilion, while a ratio of 2.2, as the area around the campus quadrangle has, translates into more modest density. A 10,000-square-foot lot at the center of campus can accommodate a 22,000-square-foot building. The same sized lot near the medical research buildings can accommodate a 40,000-square-foot building.
Taken together, the two numbers determine density: a high floor-area ratio and high land-coverage percent means big buildings close together. A small ratio and a small percent means little buildings spaced far apart.
According to the planned development, buildings generally should not cover more than 35 percent of the available land and the floor-area ratios should be 2.5, which means the average university building should be a well-spaced, four-story building on an average sized lot. When the university amended the planned development in the past, it swapped these numbers around in some sub areas to reach the agreed upon averages.
When the university wanted to build the new Chicago Theological Seminary, for example, it amended the planned development because the building would bring it over the amount of land it had agreed to cover with buildings in that area. So the document was amended to allow fewer buildings in another sub area to fit the seminary into an area that is supposed to be only sparsely covered.
The floor-area ratio has not been tinkered with since 2001, when the ratios for the blocks between South Cottage grove Avenue and South Ellis Avenue from the Midway up to Stagg Field on East 55th Street were bumped up to accommodate bulkier buildings.
Planning without a plan
University spokesman Steve Kloehn said residents were unlikely to hear any surprises at the meeting, which is open to the entire neighborhood. "There's nothing imbedded here that people haven't already heard about."
In the past, the university laid out master plans for the expansion of medical an biological research facilities on the west side of campus and a variety of new buildings on the tract of campus south of the Midway. Kloehn said the university no longer creates these sorts of master plans for campus expansion, instead opting for a piecemeal approach that can adapt to changing projects and priorities.
The university is candid about its plans, but the details of some remain opaque. Exact plans for a daycare center near the hospital have not been laid out. On Friday, the university announced plans to build a second daycare center next to the Lab School's new Early Childhood Center, 5800 S. Stony Island Ave.
Without large-scale documents showing the expansion of campus, the planned development is becoming one of the few sources of the long-range thinking at the university. The planned development's formulas will likely be changed to accommodates the new daycare facilities, and may give clues to other university plans.
If the university changes the formula for the sub area around the quadrangle, it may reveal larger plans for the University and Woodlawn blocks closest to campus. Preservationists worry the blocks are on the minds of university planners and have sought a landmark district to protect the neighborhood character of the blocks.
Again, the university is unable to change the zoning of any property it does not own, but is opening its planning process to its neighbors. ...

At the June 22 UC community meeting on PD43 and UC planning process (I House). By Gary Ossewaarde
On June 22 2011 the University of Chicago invited the community to a "pre-discussion" of its planning process, general goals for each section of its approximately 214-acre core, and of its intent to ask the city add about 17 properties the university has acquired in recent years to the legal zoned bundling of its core properties, known as Planned Development 43. A planned development gives institutions and businesses such as the University of Chicago much more flexibility gaining approvals concerning adding and configuring structures and in the uses of those structures than does traditional zoning. The presenters described it as a roadmap for how the university can use its land. This large PD is divided into different zones that have different rules and different density allowances. Only property the university owns can be in its PD, and they have to touch each other. But once the properties are in the PD, new uses (typically teaching, research, laboratory, medical) may be applied and/or combined that would not be allowed in their underlying previous zoning.
Presenters for the University in the meeting of 100 or so at International House were Helen Sahli, Director of Community Engagement, and Alicia Muraski of planning. They stressed that the proposed changes had not yet been presented to the city and this was a "backgrounder" for public comment on the University's planning methods and its general goals for the different zones or segments in its Planned Development. When the changes are submitted, the University will first hold small meetings with property owners within 250 feet of its present and proposed boundaries, hold another public meeting, and go before city body hearings that will make the final decision.
While attendees were happy to ask general and detailed questions about university planning, goals, neighborhood impacts, and concerns about University policies of concern to them whether or not exactly on topic, attendees seemed disappointed that the presenters said little about short and long plans, including any new buildings it may be considering and little about plans or impacts at a distance, where the University is a major landowner and manager-- Hyde Park including 53rd Street, Kenwood, and Washington Park.
Ms. Sahli and Ms. Muraski did articulate vision and goals for each of the zones of Planned Development 43 and how these zones might be integrated with each other and the Planned Development's edges and to move away from "cloisters"--blocks of buildings that face each other with their backs to each other. The zones are Main Quads, North Campus, West Campus (biomedical), South Campus, and East or Stony Island (even though that is NOT in PD 43-- doesn't touch PD 43), with Ellis Ave. and 58th Sts. as unifying spines. The overall goal of planning was said to be (besides "advancing the academic mission") to integrate and rationalize the whole and the zones so that people can move around better, autos are reduced, and each zone evolves according to its purpose.
It is important to know that each of these zones has different ratios that translate into density and height-- footprint coverage and floor to area ratio. The University will not be proposing to change those ratios or boundaries between zones. For example the main quad has a 2.2 ratio while west campus is 4.5-- which allows bigger, higher buildings closer together than on the main quads. In fact, the university has a sort of scale running west from Ellis in which the buildings are to be generally higher as one approaches Cottage Grove. Each time the University decides to build a structure with total square feet or coverage greater than the average for its zone, it has to give up or swap the right to higher density somewhere else.
Where are the additions? The would create a sawtooth boundary around two main locations. The larger number of properties and square footage are in the biomedical area (56th, 57th, Drexel....) where the University will now own almost all the property between 55th, 59th, Ellis, and Cottage Grove and expects to erect more large buildings. Some caution was expressed by audience members about large tracts of dense single-use that might be unfriendly toward pedestrians, traffic and parking. There seemed to be relief that nothing was being annexed north of 55th Street.
The other significant sector with many additions is in the 57th-58th, University to both sides on Woodlawn. It is highly important that the latter set includes the former Chicago Theological Seminary and Meadville School properties, and that these will be added to the main quadrangle zone. This has the lower density-ratio- probably limiting the possibility for any new really large buildings in this transition between campus and neighborhood. The University said that it wants to keep density here low. This area has a high proportion of historic structures and a special character of its own. Many in the audience zeroed in on the fact that the move of Seminary Co-op Book Store to McGiffert Hall on the east side of Woodlawn next to Robie House would introduce the first commercial use on Woodlawn, a use change that would require much less in the way of public discussion than would such a zoning change outside a planned development.
Two other additions are 1442 E. 59th Street (east of Lexington dormitory) and properties at 60th and Cottage Grove for parking. Again, the Early Learning Center on Stony Island Ave. is not part of PD 43, but it will become more dense with inclusion of a daycare center and a ways to calm Stony Island is being considered.
Concerns expressed by residents were:

The more property that is put in the PD, the less that is subject to community objection or influence, particularly when the university wants to put up more university housing or change areas mostly residential to drastically different uses such as medical and research;
That UC should not include Woodlawn in the PD but commit to reconverting institutionally used houses back to private housing where the residents would police and protect the block 24-7.
And there was disappointment that the University no longer prepares "Master Plans" that can be compared with what's on the ground and highlights coming new buildings, and that answer to most specific questions was "thank you".
Watch for the meeting on the actual changes to the PD.
The properties to be added are (thanks to Hyde Park Herald):
5701 S. Woodlawn
5707 S. Woodlawn
5711 S. Woodlawn
5751 S. Woodlawn
5757 S. University
5601-03 S. Drexel
5636 S. Drexel
5654-58 S. Drexel
5602 S. Maryland
838-40 E. 57th
816-22 E. 57th
1442 E. 59th St.
6001-17 S. Cottage Grove
5612 S. Maryland
5618 S. Maryland
5622 S. Maryland
5639-41 S. Maryland

Few answers at university meeting
Herald, June 29, 2011. By Sam Cholke
"We care about the little nitty-gritty," says Laurie Burgess as she asks the university to be specific and timely with its information to the community during a public meeting on the University of Chicago's proposal to change its campus' main planned development's boundaries.
At a June 22 meeting, University of Chicago planners talked about their principles when considering new development, but the audience of about 100 was anxious to jump into the details of the institution's zoning.
For the first time in six years, the university is proposing to amend the document that guides how it can use its land. All contiguous parcels around the main quad, about 214 acres of university-owned land, are bundled into a single zoning district, Planned Development No. 43. Planned developments are a zoning designation for large, complicated areas that do not easily fit into the normal zoning categories for industrial, commercial or residential. All universities are required to use the designation. "It creates a roadmap for how we can use our land," explained Alicia Murasaki, a planner for the university, at the meeting.
The university wants to amend its planned development partially to pull new properties into its zoning realm. The university can only absorb property it owns, and it has acquired 16 parcels since 2005 that lie just outside the current zoning boundaries. Most of the addresses are for recently purchased apartment buildings on South Drexel and Maryland avenues just north of the new hospital pavilion on East 57th Street.
The nine properties on the west end of campus are currently zoned for four-story residential buildings under the RM-5 designation. Once included in the planned development, the land can stay residential, but it also opens new categories, including academic, medical, laboratories, research facilities and related uses. That western edge of campus is becoming increasingly dense with research and medical buildings, and that choice for density was intentional. "It helps us to develop areas of the campus that should not be more dense," Murasaki said.
Properties on University and Woodlawn avenues, where the neighborhood character changes to single-family homes, will also be absorbed. The university is also proposing including a parking lot at East 60th Street and South Cottage Grove Avenue and a lot next to the Breckinridge House at East 59th Street and South Harper Avenue.
"When do we get to object to all the parcels you're adding?" asked Michael Rosen, who lives next to the 59th and Harper lo, which is currently zoned for residential. Rosen was concerned that the property, which bookends the largely residential Harper Avenue, would not be developed as housing.
Others in the audience were concerned that properties in residential areas should not be brought into the planned development and academic, medical or research uses should remain out of bounds. "I object now and wil object at the next meeting to including these buildings," Laurie Burgess said of several homes converted to offices on Woodlawn and University avenues that she felt should be restored as housing to improve the safety for the block. "Buildings do not protect other human beings, people protect other human beings. What would make this area safer is to have human beings interspersed among these buildings."
Many of the former single-family homes are already included in the planned development, but the amendment would bring in recent university acquisitions, including the former Chicago Theological Seminary main building and the McGiffert House, 5751 S. Woodlawn Ave., and the three Meadville Lombard Theological School buildings on Woodlawn Avenue.
Murasaki and Ellen Sahli, director of civic engagement for the university, spoke in broad terms about planning and their desire through the process with neighbors to better define the university's planning principles, which would then be codified in the planned development's language.
Murasaki described how in the past the university has used the analogy of a cloister to shape development - a focus on university buildings facing each other more than their outside neighbors. The university is searching for new ways to describe how planning should progress.
The exercise was frustrating for many in the audience, who brought immediate problems with parking and access to their property. Several apartment building owners on the west side of campus expressed unease that there was no clear plan for the university property at the edge of the growing medical and research area of campus.
"I wish I could say we have a plan, but we really approach it as a process, Muraski said about planning at the university. In the past, university planners would periodically release master plans that would lay out all the projects they hoped to complete in the coming years. the university no longer prepares such documents and now proceeds incrementally on a project-by project basis. The principles now under discussion are intended to step in for the former plans to provide some security for neighbors worried their home will soon be surrounded by academic buildings.
Changes to the planned development are expected to be presented at the next meeting, which is not scheduled yet. University officials said the meeting would be held in the coming weeks.

October 6 and after.
The University held a second public meeting October 6. It is expected UC will file the plan in the last week of October or early November, which wil then start city review and board hearings. The Univ. expects to hold another public meeting, esp. if the city asks changes in the proposal.
At the meeting, the University proposed a statement of respect for the integrity of Woodlawn Avenue and the transition to the neighborhood, with no specific language. Attendees gave powerful responses without specifying having a landmark district, but saying the language provides no protection or roadmap. Alderman Hairston reacted angrily to University representatives and called the presentation terrible. While the PD plan would shift some density to the west side of the campus, it still theoretically allows for average four story buildings like the Main Quad along Woodlawn. The University says it has no plans for changes on Woodlawn, but nothing would prevent it, once the new zoning is in effect, now or in the future.
Nevertheless, a Chicago Maroon article of 18 2011 (http://chicagomaroon.com/2011/10/18/residents-oppose-new-university-development-plan/)
said that Ald. Hairston said she has received no specific requests from homeowners to stop the PD 43. The homeowners association responded vigorously. Here is a public request from Jack Spicer for letters:

Now letters saying this, and more about the University's approach to neighbors are sent and circulated. And others said they want their grandchildren to experience the beauty and exemplification of comfortable living on Woodlawn Avenue.

Link to video of parts of October 6 meeting no. 2: http://1537news.com/share/PlanD.php

 


A commentaried version of Ald. Hairston's statement of reservations and what she asks of the University regarding the MOU and PD43 and the historic transition between University and neighborhood. Note: she reiterated this at her October ward meeting adding her reservations about a landmark district. Courtesy Jack Spicer.
NEWS RELEASE FOR IMMEDIATE RELEASE
Contact: Delmarie Cobb Carole Parks773-373-3860
UNIVERSITY OF CHICAGO'S PLANNED DEVELOPMENT IS AN ISSUE OF HISTORICAL CHARACTER
Alderman Leslie Hairston is putting the University of Chicago on notice she is not supporting its Institutional Planned Development 43, or PD43, until it responds to her requests for a public meeting that reaches out to all 5th Ward residents and stakeholders, a traffic study that includes parking considerations, and full disclosure about projects in residential areas.
The recent Memo of Understanding between the city and University of Chicago has fueled questions and concerns about the potential impact of the university’s development plans on the social, cultural and historic “character” of Hyde Park and neighboring communities.
“It’s really several issues rolled into one,” says Ald. Leslie Hairston. “There’s a lot of confusion and misperception, mixed in actual negative experiences. There are diverse interests sometimes working at cross purposes.”
Hairston says many fear the university seeks to expand beyond its already extensive reach. “In actuality, we’re talking about updating the same basic ‘footprint’ of the 2005 Planned Development document” – over 200 acres of land with properties the university has acquired since submitting the PD.”
The city cites the university’s estimated $3.5 billion construction expenditures through 2015 as a significant engine for economic development and jobs. In the MOU, the city commits to support timely completion of projects by streamlining its permitting and licensing process, as well as coordinating related infrastructure repairs and upgrades.
As for the university, the MOU incorporates many of Hairston’s terms. It commits to expanding employment opportunities for local residents, ensuring access to projects for minority- and women-owned businesses, and facilitating better education, safety and housing stability in surrounding communities.
“All this is complicated by the fact the university has bought several well preserved, architecturally and historically significant residential properties in thriving areas,” notes Hairston. “People are terrified the university will demolish or alter these buildings, maybe replace them with highrises and institutional structures.”
The alderman says other major universities in urban settings have embraced working with their respective communities. New York University, Columbia University, Harvard and MIT view community-input as a positive, not a negative.
Even though the university contends its amendment to the PD addresses some of preservation questions, Hairston acknowledges reservations, noting the university has failed to follow through on public meetings and other promises. “But the MOU does not eliminate City Council approval. The university still has to come through me. I will hold their feet to the fire about all this, especially transparency and communication.”
From the Nov. 1 Maroon on Hairston digging in. In an October 23 release, Ald. Hairston said she will not support an amendment without language that substantially protects "historic character" and addresses traffic and parking. She also said that the University has failed to reveal the full scope of its plans to the community. "There's a lot of confusion and misperception, mixed in with actual negative experiences. There are diverse interests sometimes working at cross purposes." Indeed, various meetings are being held with the institutions, mostly religious, that occupy many buildings on Woodlawn.
Filing of the amendment has been stalled or delayed since Sept. 1, and without gaining the alderman's support it will be very hard for it advance through the various commissions, committees and City Council.

 

November 9 2011: The third meeting (after June 22 and October 6) seems to go in a new direction

By Gary Ossewaarde

Summary of actions prescribed:

Committees and timelines:

1. Public jobs and construction meeting in January (unclear as to whether this is the public meeting on the Mem of Agreement)

2. Preservation advisory committee - initial meeting "soon"

3. Woodlawn residents (55th-58th) discussion group. They are to send language and other suggestions to Ellen Sahli, the general point person on Woodlawn Avenue

4. Public meeting on 5757 Friedman Institute plans in January

5. Reconvene- (4th) public meeting on PD43 after 2 and 3 have met, including proposed revised PD language- early in the new year.

What changes were suggested for inclusion in the PD language: committee and the University will look at:

(note, the earlier and added language are below, from news.uchicago.edu- scroll to find the release on the subject dated 10.16 and find in there.)

Specifics on how the University will enhance the transition corridor and its aesthetics, based on a principle that changes to structure be evaluated against a principle of community enhancement paralleling that set forth by Mr. Wiesenthal to “exemplify the character of the University.”

Commitment not to demolish or increase heights, change the scape

Streetscape standards including for signage

Specify the ongoing engagement committees including on preservation and landmarking

Alderman Hairston convened the meeting November 9 6 pm in Judd 126. The room was nearly full. Reading from written remarks, Hairston said she called the meeting in order to foster a stronger relationship between the University and the neighborhood. The University and its Planned Development resides in a residential neighborhood, so the two have to live and work together. The University is a major provider of jobs, including to many in the neighborhood, and its jobs and activities are important to businesses. The University needs to respect the corridor and transition while it grows. She has asked the University to explain the impacts of its development on traffic and Woodlawn Avenue and for a way to design the aesthetics. We have to balance interests in behalf of the whole, not just respond to what the single developer does. The key is to "retain the historical significance" so that future generations will know who and what this community is.

Sonya Malunda (UC Sr. VP Civic Engagement). "We share your aspirations." The presentations will consist of an introduction to the PD request, the projects the changes are intended to further, traffic analysis, and the Woodlawn Avenue corridor.

The PD was created 45 years ago. It has been amended three times in the past twenty years to accommodate DCAM, Comer, and Knapp. Now it needs to be changed quickly to accommodate three new projects- Seminary Co-op Bookstore, WERC (Eckhardt), and CCC (the Child Care West). These together will accommodate 1400 construction job equivalents (many of whom are working on other projects that will phase out).

Alicia Murasaki over-viewed the 16 newly-acquired properties and the need to shift allowable site coverage from subarea E to subarea B (west campus with WERC and CCW). E has allowable 40% land coverage with structures, which will drop to 35% while in B that will increase from 27 to 30.4.

Steve Wiesenthal (Assoc. VP and Univ. Architect) stressed that every project must enhance the whole rather than be considered by itself or part of an inward facing quad that doesn't engage streets. There are four design principles:
1. Promote the exchange of ideas within the university
2. Exercise stewardship and build on the legacy of the University
3. Be sustainable (including respect the health of users and neighbors including in its materials)
4. Identify/exemplify the character and distinctiveness of the University.

The projects: WERC. It's big- 277,000 sq. ft. It's part of the North Sciences Quadrangle. It has the same 5 visible stories as the old structures but a very deep substructure and high roof structures. It treats open space as part of the fabric of the university, in a suite of other open spaces and not as something expendable. For WERC a 5th principle was added- Express the work done in the building architecturally. (The engineer is the designer who did the light crossings on the Midway): the play of light including casting it inward in the daytime and playing it against the exterior at night, and engaging with the street.

Seminary Co-op Bookstore (Tigerman-McCurry, who are interested in the concept and display of books). The idea is to keep the existing but change the first floor and add ADA and neighborhood enhancement and transition to Robie House through the landscaping to the south. It will have a small cafe facing the landscaping. The new windows will enhance book display. Part of the labyrinth-like aspect of the old SCB will be reproduced.

Child Care West. Will serve 124 6 weeks-toddlers and be first priority for staff and students. It will be single story 12, 200 sq. ft. but counting all the features cover nearly all the space. Featured are two play areas (east and west, 9,000 sq. ft. ) classroom-accessed, nine classrooms. stress on open light and fanciful surface colors and patterns, and fencing in which plants will grow.

Traffic and transportation. (Consultant). This will be updated every two years. Conclusions:
The University provides more parking than the city requires.
WERC is on the corner of two two-way streets controlled by a stop sign. Service/delivery will move to 57th St. Presents no traffic problems.
Seminary Coop. 58th is one-way controlled by a stop sign. Loading is the ally. An access ramp will be added. Presents no traffic problems.
Childcare West. There will be no increase in use since users will be on the way to other University destinations. Pickup is provided. No problems.

Woodlawn Avenue. It really provides a sense of transition that will be safeguarded. How?
1. To the language offered for the PD amendment at the October 6 meeting was offered a second page. (see below as from
news.uchicago.edu.)
2. Five properties will have facade easements from Landmarks Illinois (swapped from 5 being abandoned on Drexel Ave. provided a court allows that). (More on both later- see**; Landmarks Illinois representatives were there and clarified this later.)
3. (see *)

Details on the 12 Woodlawn-University properties proposed to be included by amendment into the PD43:
All 12 are on the National Register as part of the Hyde Park District.
9 are also considered historical in the Chicago Historic Resource Survey.
*All will explicitly continue to be subject to, not exempt from the Chicago Historic designation process, including what's called 17-8-0911 Priority for Adaptive Reuse.

They are: (Following is the explicit designation, including intended use- note that in every case the University intends that the structures they own will continue to be "academic" or "institutional," but that is not, at least at the meeting, defined.)

5555 - retain as Alumni House (CHRS status- yellow) (easement proposed)
5701 - Meadville main- redevelop for academic use (orange) (easement proposed)
5707 - Hunewill?- redevelop for academic use (constructed before 1940, major architect)
5710 - retain as Multicultural Center (orange) (easement proposed)
5711 - Ryder- redevelop for academic use (orange)
5720 - retain institutional for Chicago Presents et al (easement proposed)
5730 - retain institutional for Human Development et al (orange)
5736 or 37- ? (constructed before 1940)
5740 - Nursery School- redevelop for academic
(orange)
5750 - " (orange)
5751 - McGiffert- renovate first floor and landscape for Seminary Coop Bookstore (constructed after 1940)
5757 - Robie House- maintain as FL Wright Preservation Trust property (landmarked, red)
5757 - University- (CTS) renovate for new academic
5757 - University (on 58th)- Garden- continue landscaping
5850 - Rockefeller- retain as is (landmarked, red) (easement proposed)
1212 59th - Ida Noyes- retain as academic
5807 - Booth- retain as academic (constructed after 1940)

West side of street: 5710, 5720, 5730, 5736?, 5740, 5750, 5757U, 5850

East side of street: 5555, 5702, 5707, 5711, 5737? 5751, 5757W, 5807, 1212 59th

The University has invested a total of $200 million in these properties including Booth. Wiesenthal said this shows the University's intent to maintain the zone, others implied it could show another intent.

**More on the agreement with Landmarks Illinois. As a result, side-easements will will be placed on the facades and significant architectural elements of of 5555, 5701, 5710, 5720, 5730. (When asked about the others, it was said that only 5 easements are available as a result of the vacation of those on Drexel-57th but more could be considered separately. Robie and Rockefeller are already landmark protected. Non-UC owned 5725 already has a LI easement. Booth and McGiffert are too recent. Reasons the others on the list above were not selected went by too fast for this writer, but 5740 and 50 may be considered considerably altered?)

Why were the Drexel easements proposed to be vacated: character of that part of the neighborhood changed to academic-institutional and such easements were no longer, by agreement considered appropriate. It was implied that the properties were abandoned and deteriorated in what amounted to demolition by neglect, but LI stressed the reason is change in land use and appropriateness.
These addresses (also to be added to the PD 43 by amendment) are 818 and 838 E. 57th and 5701 and 5731-56 (?) S. Drexel. The easements, which gave certain tax and renovation rebates) were established for a private owner in 2003. In 2007 they were bought, easements traveling, by another private owner who sold them to the University.

Questions

The University's commitment to sustainable and LEED-certified structures and renovations. Wiesenthal: All changes are now mandated to be sustainable and at least LEED-minimum. They have done two Gold rehabs. The projects requiring the PD amendment (WERC, CCW) wil be LEED. McGiffert does not qualify since changes don't go beyond the first floor, but all materials in the renovation will be LEEDs.

One of several questions about jobs was met with confusion-- later answered two kinds: traffic and parking load from that many construction workers-- said by UC to be not more than an additional 500 at any one time as projects start and stop-- they denied adverse impacts, largely met with skepticism by the audience; the other was about growth adding jobs and whether there would be a Community Benefits Agreement to especially help in depressed areas-- Ald. Hairston and tacitly UC said yes, but that would be part of Memorandum of Agreement discussion and would come in next few months.

Jonathan Fine for Preservation Chicago described several kinds of preservation controls and the varying and limited degrees of protection they give.
National Register- nothing beyond some tax breaks and standards
Orange rating in CHRS- only delays demolition 90 days
Easements- good, lasting specialized tool but limited controls, and can let deteriorate and come back in 10 years and ask for vacation
Landmark District is best
Wiesenthal said their continuing investment shows care about and vested interest in the character, and by contrast there was never any University intent or claim to respect the preexisting easements on Drexel-- that are was clearly designated for science and biomedical. Woodlawn and University are designated transitional.

Jack Spicer said the present meeting was far superior. His question on easement was why not the others? A- there were only five available. The discussion with LI for vacating the Drexel easements had been going on before-- LI and UC saw an opportunity to use them as a way to ameliorate on Woodlawn, plus a judge would have to see there was no net loss of easements-- just moving. The other properties would have to be placed on the table separately.

If the corridor is so important, why not just landmark? Hairston- Districting is a matter on which most of the affected owners have to be in agreement and has to serve the needs of the larger neighborhood-- it is not a good tool to deal with a single developer that some or all of its neighbors want to block. Many of the landowners she talked to were reluctant because of limits on what they can do and there is no money to reimburse owners.

Here came the first of several requests to add specific protections to the language and start a process of discussion with the University. This person said the language and amendment give the University all it wants but is vague on what it will do for the neighborhood. Cited was a poor record of the University on maintaining and making properties attractive-- what are the enhancements you have made and will do? Especially to make the corridor seem less institutional and pleasant for students and their families and kids. Examples were that there was no plan to change the eyesore lot north of McGiffert, the ADA ramp at one of the houses south of Meadville, and treatments on the Nursery School, and condition of the alleys. UC said it does not yet have specific renovation plans for the houses newly bought or to be repurposed, but cited a good job with enhancing 5555 and the house south of the tennis courts on University. They took to heart the concerns about the ADA ramp and McGiffert lot.

Why is the University's interest in preservation weak? Is anyone looking at campus and beyond from that perspective and the perspective of what makes this east edge and the neighborhood as a whole special and attractive? W- we should do that. H- can we put together a joint advisory group to do that? Yes. Sign up sheet was placed in the back.

Is any public money involved in the PD changes. No.

Will there be a Community Benefits Agreement (a Woodlawn neighborhood group)- H. Yes but later and part of Mem. of Agreement. UC has been exceeding its minority and women-owned goals. This came up several times from STOP, including that the UC doesn't serve needs of disadvantaged communities or even basics like a trauma center and mental health. (Frustration later that the childcare will only be for UC-related). What will the University give in exchange for what it gets? UC- this is part of the MOU discussion, H- both wards need to be involved.

A second suggestion to add to the language- to explicitly say not demolish any buildings. Malunda said do not intend to demolish but invest in what's there. They are willing to continue to tweak the language. Repeats on this and other language led to commitment to a neighbors' advisory group to meet with the University and Ald. office to refine the language.

Why is only the facade protected-- U- not visible, and not that many interior changes are needed to make a bedroom usable as an office, and we seek quality institutional, and bring up to code. Do not intend to change the structures. Rejoinder- this makes the buildings ever more irreversibly institutional-- we want to see some of them go back to residential. University sometimes restores- Robie House, Rockefeller.

Have you calculated negative impacts or costs to existing homeowners of increased institutionalization? No answer.

The height allowance for subarea E (135') is considerably higher than general current structure height in the Woodlawn corridor, even after some allowance is shifted to area B-- do you intend to put up higher structures or raise the height of existing? UC- No, we will not increase the height of any structure, will not go up, and will keep the scale and rhythm of the rooflines. Asked for a commitment to that in the language.

Asked was that the University add a fifth principle of design-- "contributes to the vibrancy of the community" and to the language streetscape standards limiting height etc. of signs.

Concern was expressed at how hard it is to access the presentations online.

Question about if residents asked for a landmark district. H- would have to think about it and many oppose. Agreed to set up an area advisory committee to consider. But would not commit on whether this or any of the other committees should be put in the PD language.

What is the greatest assurance? H- that the University shows that it listens. She will keep on them. They can't do much without her approval.

Woodlawn alley exit-- this is for a January meeting on CTS/5757.

Can there be a contact person to give ideas? Ellen Sahli, esahli1@uchicago.edu.

Committees and timelines:

1. Public jobs and construction meeting in January (unclear as to whether this is the public meeting on the Mem of Agreement)

2. Preservation advisory committee - initial meeting soon

3. Woodlawn residents (55th-58th) discussion group. They are to send language and other suggestions to Ellen Sahli

4. Public meeting on 5757 Friedman Institute plans in January

5. Reconvene 4th public meeting on PD43 after 2 and 3 have met, including proposed revised PD language- early in the new year.

The proposed language

The proposed transition-zone protective language (The October 6 and November 9 parts are printed on page 3 of the November 16 Hyde Park Herald) and a couple of relevant language that is different from the current.

[In the PD Filing Section 4 (pp. 6-8) part 3 Building Character and Scale]

[A. Introduced at public meeting October 6, 2011]

The Main Quadrangle Zone (defined as Subarea D) is identified by the ensemble of original campus buildings serving a variety of disciplines and functions. The presence of Gothic Revival buildings evoke a character defined by a human scale and careful attention to detail and craft. This part of campus is distinguished as walkable with well-scaled open spaces connected by pedestrian pathways. The Main Quadrangle Zone also includes the transition from the original ensemble of larger scale academic and institutional buildings to the neighborhood scaled institutional and residential buildings exemplified on University and Woodlawn Avenues. Future development should respect the well proportioned mix of smaller scaled institutional buildings, repurposed single family residences, and privately owned single family residences. The serene and walkable character of this soft transition zone should be respected and maintained in future building planning and design.

[B. Added as new paragraph to the above and Introduced at public meeting November 9, 2011]

The Applicant acknowledges that all twelve existing buildings on the 5700 block of South Woodlawn and within this Planned Development are all listed on the National Register of Historic Places as part of the Hyde Park and Kenwood Historic District. Nine of these buildings are also identified as historically significant in the Chicago Historic Resources Survey. Applicant understands that City of Chicago submittal processes around redevelopment of these properties are separate from the planned development and that inclusion of these properties into the planned development does not exempt the Applicant from following such processes.

[C. Introduced November 9 as end of above paragraph but deleted November 29, new language substituted as per D. below]

Applicant further acknowledges that in accordance with Section 17-8-0911 of the Chicago Zoning Code it shall give priority to the adaptive reuse of the nine buildings identified in the Chicago Historic Resources Survey.

[D. New language substituted and added, starting at point where deletion starts in C above, November 29, 2011]

Pursuant to the Zoning Ordinance, Section 17-8-0911 and Section 13-32-230 of the Municipal Code, Applicant acknowledges that it is in the public interest to promote the preservation and adaptive reuse of historic resources. In general original features and materials of the character-defining features should be retained and preserved if possible, while any changes to these buildings should be compatible with the historic character of the 5700 block of South Woodlawn Avenue. Character-defining features are defined as setbacks, FAR, site coverage. Any such work to the character-defining features shall be subject to the review and approval of the Department of Housing and Economic Development as part of Part II Review.

Applicant shall provide to the Department of Housing and Economic Development, Historic Preservation Division, a memorandum detailing all buildings owned by the Applicant on the 5700 block of Woodlawn Avenue, referred to as the “Plan for University Owned Properties on Woodlawn Avenue” (the “Plan”). The Plan shall provide the Department of Housing and Economic Development, Historic Preservation Division, with specific information related to the current condition and future plans for Applicant-owned properties on the 5700 block of South Woodlawn Avenue identified as historically significant in the Chicago Historic Resources Survey. The Plan shall be kept on file with the Department of Housing and Economic Development, Historic Preservation Division.

[This is followed by normal subsection 4 > boilerplate governance of projections, lighting et al. ]

[P. 13 approves the three new buildings and site plans (Eckhardt, West Childcare, and Co-Op Bookstore) and states that no further hearings are required, except as below--this appears to differ from previous amendments and conforming exceptions in between amendments and from what is reported to have been stated by the University regarding this amendment:]

Specific Site/Landscape Plans and Elevations are being approved by the Chicago Plan Commission through this planned development amendment for the William Eckhardt Research Center at 5640 South Ellis Avenue , the Co-Op Bookstore at 5751 South Woodlawn Avenue and the Early Childhood Center at 5610 South Drexel Avenue. As such no separate site plan approval is required with respect to these three buildings following passage of this amendatory ordinance.

No site plan approval (other than the aforementioned approval for the Co-Op Bookstore) shall be granted by the commissioner for any building on the 5700 block of South Woodlawn Avenue until the “Plan for University-Owned Properties on Woodlawn Avenue” referred to in Statement 11(A) (3) has been filed with the Department of Housing and Economic Development, Historic preservation Division.

[The default zoning designation for McGiffert Hall, 5751 S. Woodlawn is RM5 rather than the previous planned development status. The next page has the altered site bulk regulations, followed by a set of maps and plans.]

[In the Traffic, Circulation and Parking section , language regarding a Traffic Management Plan is changed from the present: the TMP is no longer considered an integral part of the planned development and the University “may” rather than “shall” be responsible for mitigations—after meeting with the city, not as up til now the alderman or community.]

_____________________________________________

Chicago Maroon weighs in Nov. 11: University compromises over Woodlawn Avenue (Compare with general introductions and reports above.)

By Geovanni Wrobel

In an effort to address community concerns, the University announced a preservation measure of five University-owned buildings in a public meeting on Wednesday organized by Fifth Ward Alderman Leslie Hairston. The measure involves creating easements--property rights for the buildings' facades-- that allow for their preservation by giving alteration rights to non-profits, who then have control over tall subsequent changes to those facades.

The plan will include five buildings on the 5600 and 5700 blocks of Woodlawn: The Alumni House, Meadville Lombard Theological Seminary, the Office of Multicultural Student Affairs, the Office of Human Development, and the University's Concert Office.

University Architect Steve Wiesenthal said at the meeting that the University is aware of community concerns to keep the historic feeling of Hyde Park, which is part of the purpose of the easements." Along Woodlawn Avenue and along University Avenue there is very much a sense of transition from the institutional scale to the residential scale of teh neighborhood. This is something that the University appreciates and is working to preserve" Wiesenthal said.

The University also said that it is working to extinguish five existing facade easements around the hospital, which would allow them to proceed with demolition and further development of those buildings.

Though the five Woodlawn facade easements preserve historic buildings, Hyde Park Historical Society board member jack Spicer plans to fight the five easements that the University wants extinguished. He said he will continue to solicit the support of Woodlawn and University Avenue homeowners through the Woodlawn Homeowners Association [to seek a district?]. "By not putting easements on certain buildings it's as it they drew a red arrow at them and said, "These are the ones we're going to mess with," Spicer said.

[Next section recites the projects to be forwarded by the PD43 amendment.]

The additional paragraph to the amendment acknowledges the historical significance of the University-owned properties on Woodlawn, after Hyde Park residents expressed concerns about the fate of University-owned properties last month.

Hairston, whose approval is influential in the passage of PD 43, said she does not currently support creating a historic district because of unanticipated costs it could impose on homeowners and institutions in the affected areas. However, she said she would reconsider her position if homeowners voiced their support. "It is not about one particular block or developer--it is about the whole neighborhood," Hairston said.

Spicer said he supports a landmark district as a safeguard for the community's buildings. "There are very few things like a landmark district that can manage such changes and guarantee the preservation of the historic character of the neighborhood," he said.

U of C Director of Civic Engagement Elin Sahli promised to form an e-mail discussion group with concerned members of the community and plans to reconvene with the community in early January about the PD amendment and Seminary Co-Op building renovation [and 5757 University]. ...

 

Hyde Park Herald - U. of C. offers tradeoff on Woodlawn Ave. University officials announce easement swap for properties

November 16, 2011. By Sam Cholke

At a Nov. 10 meeting the University of Chicago announced it would put formal protections on five buildings on Woodlawn Avenue in return for Ald. Leslie Hairston's support of its zoning amendment. Last month, Hairston stymied the proposed amendment to the campus' planned development zoning after questions and concerns from the community were not adequately addressed [in] two meetings. Neighbors became skeptical of the university's plans after it said it would not demolish several buildings on Woodlawn Avenue but agreed to only pro forma protections on the structures.

At last week's meeting, Hairston and university representatives announced Landmarks Illinois would be granted easements on five buildings on Woodlawn Avenue, giving the preservation advocate some legal standing in protecting the structures' facades. The easements will be placed on the alumni building, the former headquarters of th Meadville Lombard Theological Seminary and 5710, 5720, and 5730 S. Woodlawn ave.

In exchange for the easement, Landmarks Illinois has agreed to ask a judge to remove five easement from university-owned buildings north of the new hospital pavilion. The university was negotiating with the preservation group for over a year to remove the protections on the buildings, according to lawyers representing the two parties.

Based on the tone of comments, many in the audience seemed please with the protections placed on several of the buildings on Woodlawn Avenue, but several questioned why only five buildings would receive protection when nearly all of the buildings were ratted as historically significant. Why not ease all of the university-owned buildings? asked Jack Spicer of the Hyde Park Historical Society.

"It's certainly something the university could do, but it hasn't been put on the table and I don't know if it intends to to do so," replied Richard Klawiter, an attorney for DLA Piper that negotiated the deal with Landmarks Illinois on behalf of the university. University representatives did not reply directly to the question, except to say that the plans for the block were not yet finalized but expected to continue investing heavily in the existing buildings. The block includes the two university nursery school buildings that will be vacated when the new school and daycare facilities come online.

The zoning document that sparked the conversation to begin with also got several tweaks in two paragraphs that describe the value of the Woodlawn Avenue properties, adding language about the university's intention to follow all guidelines set out in the city's municipal code that favor sensitive reuse of historic structures.

The zoning document, called Planned Development No. 43, is being amended to bring several recently purchased properties into the campus zoning des ignition and to approve several development projects. The extra meeting delayed approval of plans for a new research center and daycare center on campus adn the new home for the Seminary Co-op Bookstore.

Hairston was confident after the meeting that the process of amending the zoning could now move forward.

With the resolution of some preservation effort on Woodlawn Avenue, many of the other concerns raised at previous meetings appear to also have been quelled. A university proposal to increase the density of construction around the hospital complex was met with only fleeting comments from the audience. At the first meeting about the planned development, several building owners near the hospital pavilion complained that university construction was burdensome and limited their access to their buildings. Neighborhood concerns about maximum building height also appear to have been satisfied or dispelled.

At previous meetings, residents complained about the lack of traffic analyses being done. a traffic consultant hired by the university did present at the most recent meeting that traffic would be largely unaffected because building uses were being swapped out, not intensified. a discussion about a proposed rerouting of the alley between the 5800 [sic 5700] blocks of Woodlawn and University avenues was also deferred.

Hairston said she hoped university meeting would be more productive in the future. The alderman and residents were critical of the university during the last meetings because the information provided appeared cursory and the representatives were unavailable to immediately respond to audience questions and comments. Unlike previous meetings, the most recent presentation included technical drawings of proposed projects and detailed maps of zoning designations. The ranking university administrator in the office of civic engagement and the university's architect conducted the meeting.

Top

________________________________

The proposed (filed) language with comparisons

The proposed transition-zone protective language (The October 6 and November 9 parts are printed on page 3 of the November 16 Hyde Park Herald) and a couple of relevant language that is different from the current.

[In the PD Filing Section 4 (pp. 6-8) part 3 Building Character and Scale]

[A. Introduced at public meeting October 6, 2011]

The Main Quadrangle Zone (defined as Subarea D) is identified by the ensemble of original campus buildings serving a variety of disciplines and functions. The presence of Gothic Revival buildings evoke a character defined by a human scale and careful attention to detail and craft. This part of campus is distinguished as walkable with well-scaled open spaces connected by pedestrian pathways. The Main Quadrangle Zone also includes the transition from the original ensemble of larger scale academic and institutional buildings to the neighborhood scaled institutional and residential buildings exemplified on University and Woodlawn Avenues. Future development should respect the well proportioned mix of smaller scaled institutional buildings, repurposed single family residences, and privately owned single family residences. The serene and walkable character of this soft transition zone should be respected and maintained in future building planning and design.

[B. Added as new paragraph to the above and Introduced at public meeting November 9, 2011]

The Applicant acknowledges that all twelve existing buildings on the 5700 block of South Woodlawn and within this Planned Development are all listed on the National Register of Historic Places as part of the Hyde Park and Kenwood Historic District. Nine of these buildings are also identified as historically significant in the Chicago Historic Resources Survey. Applicant understands that City of Chicago submittal processes around redevelopment of these properties are separate from the planned development and that inclusion of these properties into the planned development does not exempt the Applicant from following such processes.

[C. Introduced November 9 as end of above paragraph but deleted November 29, new language substituted as per D. below]

Applicant further acknowledges that in accordance with Section 17-8-0911 of the Chicago Zoning Code it shall give priority to the adaptive reuse of the nine buildings identified in the Chicago Historic Resources Survey.


[D. New language substituted and added, starting at point where deletion starts in C above, November 28/29, 2011-
THIS IS REPLACED BY THE FILED LANGUAGE "E" BELOW ]

Pursuant to the Zoning Ordinance, Section 17-8-0911 and Section 13-32-230 of the Municipal Code, Applicant acknowledges that it is in the public interest to promote the preservation and adaptive reuse of historic resources. In general original features and materials of the character-defining features should be retained and preserved if possible, while any changes to these buildings should be compatible with the historic character of the 5700 block of South Woodlawn Avenue. Character-defining features are defined as setbacks, FAR, site coverage. Any such work to the character-defining features shall be subject to the review and approval of the Department of Housing and Economic Development as part of Part II Review.

Applicant shall provide to the Department of Housing and Economic Development, Historic Preservation Division, a memorandum detailing all buildings owned by the Applicant on the 5700 block of Woodlawn Avenue, referred to as the “Plan for University Owned Properties on Woodlawn Avenue” (the “Plan”). The Plan shall provide the Department of Housing and Economic Development, Historic Preservation Division, with specific information related to the current condition and future plans for Applicant-owned properties on the 5700 block of South Woodlawn Avenue identified as historically significant in the Chicago Historic Resources Survey. The Plan shall be kept on file with the Department of Housing and Economic Development, Historic Preservation Division.

[E. New language substituted in negotiation continues:

"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."

[This is followed by normal subsection 4 > boilerplate governance of projections, lighting et al. ]

[P. 13 approves the three new buildings and site plans (Eckhardt, West Childcare, and Co-Op Bookstore) and states that no further hearings are required, except as below--this appears to differ from previous amendments and conforming exceptions in between amendments and from what is reported to have been stated by the University regarding this amendment:]

Specific Site/Landscape Plans and Elevations are being approved by the Chicago Plan Commission through this planned development amendment for the William Eckhardt Research Center at 5640 South Ellis Avenue , the Co-Op Bookstore at 5751 South Woodlawn Avenue and the Early Childhood Center at 5610 South Drexel Avenue. As such no separate site plan approval is required with respect to these three buildings following passage of this amendatory ordinance.

No site plan approval (other than the aforementioned approval for the Co-Op Bookstore) shall be granted by the commissioner for any building on the 5700 block of South Woodlawn Avenue until the “Plan for University-Owned Properties on Woodlawn Avenue” referred to in Statement 11(A) (3) has been filed with the Department of Housing and Economic Development, Historic preservation Division.


Comparison of the City of Chicago's standard preservation language template from the Chicago Historic Resource Survey) for planned development documents to what the University final language (Nov. 28/29 filed Dec. 7)

The CHRS language compares non-specified with the sentence that begins "Applicant acknowledges that all twelve existing buildings..." University's cites that 12 are on the National Register as part of the Hyde Park-Kenwood Historic District, and 9 on the Survey.
University's specifies that redevelopment of such buildings requires a separate submittal process citing two sections of zoning code, also acknowledging that it is preferable to promote preservation and adaptive reuse.
University's does NOT include ff language that it "agrees to retain and preserve the character-defining features of the building."
In the revised filing of January, particularly in the Woodlawn Avenue Plan, the University gives a quite explicit description of what is meant by original (and non original) features it intends to preserve, and what how it will proceed to replicate if not, and the kinds of reviews.
It adds the character of the 5700 block to that of the individual buildings (in specificity)

Commitment is now specified for Robie House and what codes and procedures govern the latter.


The layout and key language of the main document (Filing Section 4- "cleaned up" version, text and bulk regulations Dec. 7 (14) 2011) with contrasts to 2005. Prepared by Gary Ossewaarde. Documents and analysis from Roger Huff was of great value in organizing and understanding the documents from which the following was assembled.

1 (p. 1) PD 43 legal definition and ownership

2 (p 1)Requirement to obtain all reviews, approvals and permits. Changes to streets, alleys, rights-of-way require a separate submittal and approval by city council, (Would apply to the CTS alley and exit, possibly to McGiffert.).

3 (pp. 1, 2) Bindings, ownership and assigns

4 (p. 2) Statements of the filing plan of development - 19 statements include: bulk regulations; zoning map; boundaries; subareas new subarea O inserted; generalized land use plan; parking supply/additions; receiving dock plan; rights-of-way adjustments; site-landscaping-elevations for Eckhardt, McGiffert (Co-Op Bookstore), and West Childcare. Full-sized site-landscaping-elevations for the three projects to be on file with city. Building Code overrides.

5 (pp. 2-4) Subarea definitions and permitted uses including maximum heights now also clarifying a floor as 15, new subarea O defined including a 65' height limitation excluding grandfathered CTS tower

6 (p 4) Signage permitted (but not off-premise)

7 (p 4) Dedications or vacations of streets, alleys, easements in or adjustments to rights-of-way require a separate submittal.

8 (p 4) Cuts and service drives are governed by CDOT regulations.

9 (p 4) Off street parking and loading must conform to zoning ordinance.

10 (p 5) Height measurements are governed by the zoning ordinance, the bulk table, and Dept. of Aviation. Height limit is 200 feet except in subareas D and E (incl. Woodlawn Ave and the main campus) 120 feet (equiv. of 8 stories), and O- 65' except grandfathered CTS tower.
The Bulk Regulations governs maximum floor-area ratio (FAR) as defined in Zoning Ordinance regulations.

11 (pp 5) Everything in improvements and pertinences are to be designed, constructed, and maintained in substantial compliance with the approved site plans, landscape plans, and building elevations. In addition, they are subject to the following regulations:

A. (pp 5-6+) Building Design and Layout

1. Design Compatibility. "shall make reasonable efforts to design and construct all buildings in a manner compatible with the existing campus character of the University of Chicago and the adjacent residential areas." The Commissioner determines this during the site plan review process.

2. Quadrangles. "The concept of the quadrangle shall be the predominant spatial theme when conceptualizing new development. The quadrangle concept is a system of open spaces or courtyards contained and separated from the surrounding streets by architecture."

3. Building Character and Scale. This starts by saying all new structures, but in this writer's opinion the language refers often to existing structures and characters and so governs all structural change including renovations including to CTS and McGiffert, especially since at one point "building" is changed to "improvements"-- and the added language that is a part of this subsection was set out by the University as governing all within the specified areas.
"All new structures will be designed to be compatible with the existing buildings on the University of Chicago campus and adjacent residential areas. Scale, massing, articulation, setbacks, materials, color, texture, lighting, fenestration and other architectural devices will be used to create a design in character with the architectural heritage of the University and Hyde Park. Exterior walls visible from any public way shall be designed using texture and details of windows, openings, projections, recesses, openings or other architectural elements. Special attention shall be given to achieve an interesting building design at the pedestrian level through use of landscape elements, articulation of surface forms and textures, expression of the structural rhythm and architectural detail. Where active uses are located along the periphery, windows and entrances will be encouraged at grade level along the public way. Established circulation and public space patterns at street level will be respected. Existing architectural details, such as cornice height, fenestration rhythms, and building setbacks from surrounding structures shall be recognized in the design of the building."

(Next follows (pp. middle of p6-p8) THE ADDED TRANSITION-zone protective LANGUAGE set forth October 6, November 9, and November 28/29 AS FILED. To see the additions and changes through time AND comparison to/differences from the totality of city standard preservation see New Language, above. A party at the November 29 working group meeting says the language submitted November 29 (also called November 28) is virtually the same as that filed as part of section 11 A 3. Some of this comes from Historic Survey recommendations for PDs with historic properties—in some cases in weakened form, and some not included.)
"The Main Quadrangle Zone (defined as Subarea D) is identified by the ensemble of original campus buildings serving a variety of disciplines and functions. The presence of Gothic Revival buildings evoke a character defined by a human scale and careful attention to detail and craft. This part of campus is distinguished as walkable with well-scaled open spaces connected by pedestrian pathways. The Main Quadrangle Zone also includes the transition from the original ensemble of larger scale academic and institutional buildings to the neighborhood scaled institutional and residential buildings exemplified on University and Woodlawn Avenues. Future development should respect the well proportioned mix of smaller scaled institutional buildings, repurposed single family residences, and privately owned single family residences. The serene and walkable character of this soft transition zone should be respected and maintained in future building planning and design.

See substitution for following below- these next two paragraphs are superseded by that below, particulars being Robie House, definitions and governance of Character-defining features, and the importance and specifics of the Woodlawn Plan.

"The Applicant acknowledges that all twelve existing buildings on the 5700 block of South Woodlawn and within this Planned Development are all listed on the National Register of Historic Places as part of the Hyde Park and Kenwood Historic District. Nine of these buildings are also identified as historically significant in the Chicago Historic Resources Survey. Applicant understands that City of Chicago submittal processes around redevelopment of these properties are separate from the planned development and that inclusion of these properties into the planned development does not exempt the Applicant from following such processes.
[Dropped from the November 9 draft and NOT included in Nov. 28 or as Filed:] Applicant further acknowledges that in accordance with Section 17-8-0911 of the Chicago Zoning Code it shall give priority to the adaptive reuse of the nine buildings identified in the Chicago Historic Resources Survey. [Substituted first sentence of the following (note that it references an additional section of Code:]
Pursuant to the Zoning Ordinance, Section 17-8-0911 and Section 13-32-230 of the Municipal Code, Applicant acknowledges that it is in the public interest to promote the preservation and adaptive reuse of historic resources. In general original features and materials of the character-defining features should be retained and preserved if possible, while any changes to these buildings should be compatible with the historic character of the 5700 block of South Woodlawn Avenue. Character-defining features are defined as setbacks, FAR, site coverage. Any such work to the character-defining features shall be subject to the review and approval of the Department of Housing and Economic Development as part of Part II Review.

"Applicant shall provide to the Department of Housing and Economic Development, Historic Preservation Division, a memorandum detailing all buildings owned by the Applicant on the 5700 block of Woodlawn Avenue, referred to as the “Plan for University Owned Properties on Woodlawn Avenue” (the “Plan”). The Plan shall provide the Department of Housing and Economic Development, Historic Preservation Division, with specific information related to the current condition and future plans for Applicant-owned properties on the 5700 block of South Woodlawn Avenue identified as historically significant in the Chicago Historic Resources Survey. The Plan shall be kept on file with the Department of Housing and Economic Development, Historic Preservation Division."

The following is substituted for the above paragraph "The applicant acknowledges.." What is not moving around and stylistic change is highlighted in red.

"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."

4 (p 8) reverts here to the boiler plate prepared for the Filing earlier:
Projections Over Rights-of-Way. "Horizontal projections (such as balconies, loggias, or terraces) shall be permitted within required building setbacks. Canopies, awnings, cornices and/or similar projections into the public way shall be permitted provided they do not in any way obstruct the public way. Sky bridges shall only be permitted after the review and approval of the Commissioner of the Department of Housing and Economic Development." (Projections referenced are now specified or narrowed to those in the public way.

5 (p. 8) Lighting. "Base lighting shall address a variety of functions. More intense but directed lighting shall be provided at public entries, drop offs, pedestrian walkways, etc. Base level facade and landscape lighting will be softer in nature. The use of lighting to highlight architectural features is encouraged; however, lighting shall not beam directly into the windows of nearby buildings."

6 (p. 8) Vacant sites. "If construction does not occur within twelve (12) months from the date a site is cleared, the site shall be graded, seeded, and maintained as a lawn area."

B (pp. 8-11) Traffic, Circulation, and Parking. This section has significant modifications from that in previous amendments and the original. Specifically, the Traffic Management Plan (TMP, Exhibit 1) is expressly not considered an integral part of or part of the requirements of the planned development, and the University "may be" rather than "shall be" responsible for any mitigations the city requires (through a meeting with the city, not consultation with the alderman and community. Still, the rigorous regulations remain.)

C. (pp. 11-12) Site Amenities and Landscaping (including paving). Regulations and conformances to ordinances and campus standards.

12 (p 12) Permeable pavers are not an acceptable surface. Administrative modification by a Zoning Administrator is allowed if the change is minor, appropriate, and consistent with Zoning Section 17-13-0611.

13 (p 12) "The improvements on the property shall be designed, constructed and maintained in substantial conformance with approved Site Plans or the plans and exhibits attached hereto and with the parkway and vehicle use area landscaping of the Chicago Zoning Ordinance and corresponding regulations and guidelines." Landscaping no longer requires submittal of a phasing schedule for surface lots or completion within six years. Administrative modifications must be in accord with Zoning Ordinance Section 17-13-0611 and may not (or at least language permitting the following is deleted) modify to reduce minimum required distance between structures, peripheral setbacks, or permitted land coverage.

14 (p. 13) (Read then note that what's in following paragraphs appears an exception.) Prior to the issuance of determination (Part II approval to proceed with the improvements/projects), the Applicant "shall submit plans of such buildings for site and elevation plan review and approval of the Commissioner of the Department... intended to assure that specific development proposals substantially conform with this planned development and to assist the city in monitoring ongoing development. ...Plans need only include that portion of the property, for which approval is being sought by the Applicant. No Part II Approval for any portion of the property shall be granted until an a applicable Site Plan has been approved." The Site Plans govern construction and maintenance.

Following approval of the Site/Landscape Plan and Elevations by the Commissioner, the approved plans and supporting data and materials shall be kept on permanent file with the department and shall be deemed to be an integral part of this planned development.

Specific Site/Landscape Plans and Elevations are being approved by the Chicago Plan Commission through this planned development amendment for the William Eckhardt Research Center at 5640 South Ellis Avenue, the Co-Op Bookstore at 5751 South Woodlawn Avenue and the Early Childhood Center at 5610 South Drexel Avenue. As such no separate site plan approval is required with respect to these three buildings following passage of this amendatory ordinance.

No site plan approval (other than the aforementioned approval for the Co-Op Bookstore) shall be granted by the commissioner for any building on the 5700 block of South Woodlawn Avenue until the “Plan for University-Owned Properties on Woodlawn Avenue” referred to in Statement 11(A) (3) has been filed with the Department of Housing and Economic Development, Historic preservation Division." (No separate review for McGiffert- Co-Op Bookstore plans)

(p 14, 15) What a Site Plan at minimum must contain

15 (p 15) Stockpiling regulations

16 (p 15) Fees- to be paid prior to Part II approval

17 (p 15) Conformity to universal access and Mayor's Office for People with Disabilities "highest standards" - no building permit without approval of detailed construction drawings for same.

18 (p 15) Shall promote healthy indoor environment, conserve energy and resources. Eckhardt and West Childcare are to be LEED Certified, Eckhardt with a roof with 25% green roof coverage. All must conform with current Chicago Sustainable Development Policy in effect at the filing.

19 (p. 16) If substantial construction is not underway in any of the three projects within six years, Eckhardt and West Childcare sites revert to previous PD 43 and McGiffert to prior MR5 Residential Multi-unit District (the 2004 substitution for district designation R5).

Following are: the attachments:

Bulk Regulations and Data Table. For accuracy comparison is best made with the latest, 2007 administrative variance. B, D, E are the subsections being substantially expanded although there is a an addition in South Campus also. Numbers are rounded.

"B" (Biomed n of 57th ) sf from 421K to 473K, acreage 32.64 to 33.82
cov. 30.33% (was 27%) or from 383.8 sf to 446.8, stays FAR 2.2.

"D" (including west side of Woodlawn Ave.) sf from 1,422K sf to 1,473K sf, acreage 32.64 to 33/47.
Allowable maximum coverage is 28.2% (was 28%) or from 3,138K sf to 4,203K. FAR stays 2.2 floor to area.
"E" (including east side of Woodlawn Ave.) maximum coverage is 34.6% (was 35%) or 1,913K sf. to 2,012KFAR stays 2.2 floor to area. (This subarea actually becomes more dense. Both are being increased so have more land.)
Those are the main areas being changed ("I" and "J" are also). The most dense area is A west of Ellis south of 57th, cov. 52%, FAR 4.

____________________

Map overall showing subarea and maps of each subarea

Right-of-Way Adjustment map (shows nothing for the Woodlawn Corridor)

Generalized Land Use

Receiving Dock Locations (one shown east of McGiffert)

Zoning Map (R4 is the underlying zone of the full)

Co-Op Bookstore (wrong address) plans, incl. landscape and elevations, rendering
followed by same for Childcare West and Eckhardt.

 

New things coming up in the PD boundary or nearby

The December 2012 issue of the Medical Center's Forefront describes a new garage to be built in conjunction with the New Hospital Pavilion. There is no request for this either in the 2011 Filing or variances requested and granted for the New Hospital Pavilion (although what's presented in the full PD 43 is only the cover letter, so it's hard to tell. Other garages planned by the University had to go through a Part II review. Whether this is because it replaces the DCAM garage is unknown.

The University is planning to run a glass 37 foot high max. addition to old CTS (Becker-Friedman) behind and connecting to 5740 and 5750 S. Woodlawn. This will be in conjunction with the upcoming filing to reroute and close the alley between Woodlawn and University (which is under negotiations and will be the topic of a public meeting in early March 2012).

We understand that the University withdrew a bid to buy Fenn House at 5638 S. Woodlawn, property of First Unitarian and currently housing SHoP, expected to vacate in July. It is said the University wanted the side lot between the house and the Church, but the Church declined.

Small meetings, Paulson Institute, McGiffert

As provided in the agreement and Woodlawn Plan, both small and public meetings continue on evolving projects.

The first of expected numerous side-issue working-group meetings took place April 19 under Ald. Hairston's auspices. This involved specifically the consultant analysis expected to form the basis of the Traffic Management Plan and other traffic and pedestrian changes anticipated and existing conditions. A large number of suggestions as well as the concerns of nearby residents were placed on the table (just about every ameliorative possibility) to be considered by the University. Staff and legal consultants were reported working on the 2 or 3 specific suggestions made at the most recent March 28 public meeting on CTS repurposing and adjacent construction plans, suggestions that the University agreed to explore. The results of traffic counts would being confirmed with special counts during heaviest University load times. As far as known at that time, the University had applied for and received permits only for foundation work for CTS.

The June 18 small meeting of representatives of neighbors and the univeristy at the alderman's office addressed the large number of concerns and suggestions presented in April, and the University's commitments in response.

Summary of Issues

  • Unattractive alley facing Woodlawn Avenue
  • Street is already crowed
  • Parking in crosswalks and alley exits makes it difficult to navigate safely. Can we increase corner clearance to create better sight lines?
  • Existing driveways in the 5700 block of south Woodlawn Avenue interrupt traffic flow
  • McGiffert parking lot access on Woodlawn Avenue interrupts traffic flow
  • McGiffert parking lot is unattractive
  • Can McGiffert parking lot be use for construction workers during construction?
  • Concerns about exiting on Woodlawn Avenue from new alley
  • Taxi cabs create traffic jams because there are no loading zone[s] by Booth School
  • Nursery school drop-of / pick-ups interrupts traffic flow

Commitments Related to the New alley Turn-out and Vacation of 58th Street

  1. Reduce the size of the alley- current 20 feet, new not to exceed 16 (Becker-Friedman around to Woodlawn)
  2. Beautify the alley
    The new alley will be constructed using the City of Chicago's green alley standards and includes the use of permeable pavers which allows for more rain water absorption and is an attractive material resembling cobblestone.
    Utilities delivered to 5757 S. University Avenue will be underground, instead of utilizing light poles in the alley
  3. Reduce driveways on the 5700 block of Woodlawn Avenue
    The University will remove the driveway at 5720 South Woodlawn as part of the commitment to the new alley turnout and pedestrian walkway for 58th street (between University and Woodlawn Avenues). Additionally, the University wil discuss removal of the driveway at 5751 S. Woodlawn with surrounding property owners and determine the preference for egress of the parking lot driveway.
  4. Improve the McGiffert parking lot at 5751 S. Woodlawn Avenue.
    The parking lot fencing and lighting will be improved and if space is available, additional landscaping will be installed.
    While nine parking spaces are currently leased, the balance of the parking spots in the lot and behind the building (approximately 24) will be used for construction worker parking and for deliveries during construction fo he Seminary Coop Bookstore. (Didn't know how many might be for visitors. Managed by University Parking Mgt.)
  5. Replace on-street parking that will be lost along 58th Street between University- Woodlawn Avenues and by Oriental Institute.
    With the creation of the pedestrian walkway, there will be 29 on-street parking spaces lost.
    With the creation of a new loading zone on University for Oriental Institute, there will be 2-4 street parking spaces lost.
    The University identified39 spaces to serve as replacement parking: allow for diagonal parking int he 5600 block of south Drexel an allow parking on the south side of 59th Street between Drexel and Maryland. [Suggested today: a shuttle stop on 59th].
  6. Reduce the loading zone in front of 5740 and 5750 S. Woodlawn Ave. after the nursery schools vacate the buildings (September 2013)
    Current loading zone is 176 feet long. The MFI and the Department of Economics will require 40 feet of loading zone, leaving a balance of 136 feet to be moved to accommodate a new loading zone for the Booth School.
  7. Create longer corner clearance for the new alley turnout on Woodlawn Avenue.
    Current municipal code requires 20 feet "no parking zone" from the driveway on the near side and 5 feet on the far side. The University proposes 15 feet on the near side and 10 feet on the far side. With the elimination of the driveway at 5720 S. Woodlawn, there is not a loss of paking spaces on Woodlawn Avenues.

Responses- How will opening up spots on the west side of campus help here?- The spots full up early in the morning with UC users, some of these working on the west side will use the new spaces, others will have to find.

McGiffert lot- use hourly rates and other means to ensure spaces for Seminary Coop and cafe. There were worries about using the alley west of Woodlawn for access to the McGiffert lot. The University is committed to plowing snow.

Worries were expressed about the north end of the University-Woodlawn alley including Quad Club service. UC assured that two garbage trucks can pass in 16 feet.

Most said that few choices were available and the UC is trying the best it can. The University agreed to revisit the solutions after the projects are finished.

The commitments will be in format of a formal letter and discussed with the Alderman.

University of Chicago announces the Neubauer Family Collegium for Culture and Society, to be housed in the former Meadville School of Theology main building, 57th and Woodlawn.

From: Robert J. Zimmer and Thomas F. Rosenbaum [mailto:president@uchicago.edu]
Sent: Wednesday, June 27, 2012 9:58 AM
To: Faculty
Subject: New initiative in humanities and humanistic social sciences

To: University faculty
From: Robert J. Zimmer and Thomas F. Rosenbaum
Subject: New initiative in humanities and humanistic social sciences
Date: June 27, 2012

We are very pleased to announce the establishment of the Neubauer Family Collegium for Culture and Society, a major initiative in the humanities, humanistic social sciences, and their connections to other disciplines. The Neubauer Collegium will focus on the study of large-scale questions that transcend any single discipline. In doing so, it will support distinctive and collaborative research projects, visiting scholars from around the world, and public outreach. The Collegium will create an intellectual destination in Hyde Park that will enhance the University’s initiatives around the globe.

The establishment of the Neubauer Collegium is based on the recommendation of Martha Roth, Dean of the Humanities Division, and Mark Hansen, Dean of the Social Sciences Division, which in turn is founded on several years of work and discussion by members of their faculties. We are especially grateful to Joe and Jeanette Neubauer, whose $26.5 million gift in support of this initiative once again sets a standard for philanthropy that has lasting impact. David Nirenberg, the Deborah R. and Edgar D. Jannotta Professor of Medieval History and Social Thought, will be the Neubauer Collegium’s founding faculty director. The Neubauer Collegium will be located in the former Meadville-Lombard Seminary building at 5701 S. Woodlawn, and will formally begin operations in fall 2012.

The Neubauer Collegium reflects the University’s commitment to humanistic inquiry and discourse, important not only for its own merits but because it comes at a time when some other institutions are retreating from the humanities. Along with investments such as the Joe and Rika Mansueto Library, the Reva and David Logan Center for the Arts, the Graduate Aid Initiative, and the broad-based expansion of University faculty, the Neubauer Collegium continues to support and build the humanities and humanistic social sciences, central to the University’s mission.