Fulton Market District
        Corridor Plan
FULTON MARKET DISTRICT CORRIDOR PLAN




             Joshua Koonce
             Fulton Market District Corridor Plan
    ...
FULTON MARKET DISTRICT CORRIDOR PLAN




             Introduction

             Fulton Market Street lies at the nexus of...
FULTON MARKET DISTRICT CORRIDOR PLAN




             Purpose

             The Fulton Market District does not currently ...
FULTON MARKET DISTRICT CORRIDOR PLAN


Location

The Fulton Market District study area is located in Chicago‟s 27th
Ward, ...
FULTON MARKET DISTRICT CORRIDOR PLAN

Study Area

Fulton Market Street is officially designated as Fulton Street to the we...
FULTON MARKET DISTRICT CORRIDOR PLAN

Existing Conditions: Zoning

The Fulton Market District is composed of three designa...
FULTON MARKET DISTRICT CORRIDOR PLAN

Planned Manufacturing District

Planned Manufacturing Districts (PMDs) are “a means ...
FULTON MARKET DISTRICT CORRIDOR PLAN

Commercial
Commercial and residential uses are found mostly in pockets east      Mos...
FULTON MARKET DISTRICT CORRIDOR PLAN

Manufacturing

The M2 manufacturing zoning in the Fulton Market District is        A...
FULTON MARKET DISTRICT CORRIDOR PLAN

Existing Conditions: Land Use
(See map on page 12)

Land use in the Fulton Market Di...
FULTON MARKET DISTRICT CORRIDOR PLAN




Note: Land use is based on multiple field visits conducted October 2009 – March 2...
FULTON MARKET DISTRICT CORRIDOR PLAN




Stakeholder/Community Involvement

The stakeholders in the Fulton Market District...
FULTON MARKET DISTRICT CORRIDOR PLAN




Warehousing and Light Industrial Businesses

The Randolph/Fulton Market Associati...
FULTON MARKET DISTRICT CORRIDOR PLAN

Existing Plans and Studies

This plan is intended to function as a complement to two...
FULTON MARKET DISTRICT CORRIDOR PLAN

Assets and Challenges

A number of insights on the characteristics of the area were ...
FULTON MARKET DISTRICT CORRIDOR PLAN

Assets

    1. Location in the West Loop and proximity to downtown Chicago

        ...
FULTON MARKET DISTRICT CORRIDOR PLAN

         canopy, according to the West Loop Community Organization (WLCO). The stati...
FULTON MARKET DISTRICT CORRIDOR PLAN

         development as access to transit increases land value. (12) Likewise, since...
FULTON MARKET DISTRICT CORRIDOR PLAN


    4. Warehousing, meat/seafood storage and shipping activities
         Field vis...
FULTON MARKET DISTRICT CORRIDOR PLAN

    5. The Kinzie Industrial Corridor planned manufacturing district (PMD)
         ...
FULTON MARKET DISTRICT CORRIDOR PLAN


    3. Congestion on Fulton Market Street

         The loading operations of many ...
FULTON MARKET DISTRICT CORRIDOR PLAN


    4. Sidewalk problems
         The sidewalks are often interrupted by diagonal t...
FULTON MARKET DISTRICT CORRIDOR PLAN




             Vision

             The Fulton Market District is a district that n...
FULTON MARKET DISTRICT CORRIDOR PLAN




             Goals, Strategies, and Recommendations

             The goals outli...
FULTON MARKET DISTRICT CORRIDOR PLAN

Goal 1: Use the proximity to downtown Chicago and the location in the West Loop to t...
FULTON MARKET DISTRICT CORRIDOR PLAN

Goal 2: Capitalize on the implementation of the new Morgan/Lake CTA Station, planned...
FULTON MARKET DISTRICT CORRIDOR PLAN




                                              Overlay zone at the southwest and c...
FULTON MARKET DISTRICT CORRIDOR PLAN

Strategy 2: Continue to encourage industrial uses, especially along Carroll and Waym...
FULTON MARKET DISTRICT CORRIDOR PLAN

Goal 4: Improve navigability and alleviate congestion in the district. Make the Fult...
FULTON MARKET DISTRICT CORRIDOR PLAN




         The map above shows in red the location of the conflict zone on Fulton M...
FULTON MARKET DISTRICT CORRIDOR PLAN

Strategy 2: Improve the pedestrian experience in the Fulton Market District.

    - ...
FULTON MARKET DISTRICT CORRIDOR PLAN

References
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Fulton Market District Corridor Plan © Joshua Koonce April, 2010

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A corridor plan for Chicago's Fulton Market District.

© Joshua Koonce April, 2010

Contact me for a PDF copy.

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  • Josh, would it be possible to obtain a PDF copy of this study? I'm an urban planning enthusiast living in Chicago and hope to go back to school for my Masters in the next couple years. I'd greatly appreciate a PDF copy to read and learn more about this neighborhood. Thanks. Please email to: malimal1778@aol.com
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  • Josh, could you please send me a pdf of this, I'd really appreciate it.

    jvandevelderealestate@yahoo.com
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  • Can I get a copy of this in PDF? explorefultonmkt@gmail.com
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Fulton Market District Corridor Plan © Joshua Koonce April, 2010

  1. 1. Fulton Market District Corridor Plan
  2. 2. FULTON MARKET DISTRICT CORRIDOR PLAN Joshua Koonce Fulton Market District Corridor Plan Master‟s Project Advisor: Dr. Phil Ashton Urban Planning Program College of Urban Planning and Public Affairs University of Illinois at Chicago Unless otherwise noted, all text, images, and maps are the work of the author. All aerial images are from Google Earth. April 2010 Page 2
  3. 3. FULTON MARKET DISTRICT CORRIDOR PLAN Introduction Fulton Market Street lies at the nexus of an industrial swath of the City of Chicago and the burgeoning West Loop neighborhood. Historically, Fulton Market Street has been a haven for a variety of light industrial businesses, especially meatpacking and seafood warehousing. Light industry continues to be the dominant land use around Fulton Market Street. However, in addition to industrial uses, today the eleven blocks of Fulton Market Street between Halsted Street and Ogden Avenue also act as an attraction for a variety of other businesses – art galleries, restaurants, bars, design firms and more, many of which seek out the grittiness associated with a warehousing district. (1) For some of these restaurants and boutiques, the proximity to (and association with) food storage and distribution is a plus. Lastly, as an increasingly attractive place to live, the West Loop continues to attract residential development. More people interested in taking advantage of these local offerings – and the proximity to Chicago‟s downtown Loop – are arriving to stay in an increasingly popular neighborhood. April 2010 Page 3
  4. 4. FULTON MARKET DISTRICT CORRIDOR PLAN Purpose The Fulton Market District does not currently function well for the all the activities that take place there. This plan aims to work for an assortment of actors with diverse interests in the area: industrial business owners, restaurant and boutique owners, members of community groups, visitors and residents. The plan is focused on an area that has had little planning, in spite of existing plans for the immediately surrounding areas. The plan seeks to build upon the assets of the Fulton Market District while mitigating the challenges that are inherent in a small area with such a large variety of uses. Goals are defined to address these assets and challenges, with recommended strategies and policies designed to meet these goals. The challenges will not be instantly overcome with implementation of this plan, however – they are intended to be implemented over time, allowing for the organic formation a functional and prosperous Fulton Market District. April 2010 Page 4
  5. 5. FULTON MARKET DISTRICT CORRIDOR PLAN Location The Fulton Market District study area is located in Chicago‟s 27th Ward, served by Alderman Walter Burnett, Jr. The Fulton Market District lies on the east end of the 27th Ward in the Near West Side community area, and is located directly to the west of Chicago‟s central business district, the Loop. Ward Map © October 2007, City of Chicago April 2010 Page 5
  6. 6. FULTON MARKET DISTRICT CORRIDOR PLAN Study Area Fulton Market Street is officially designated as Fulton Street to the west of Elizabeth Street, however, for the purposes of this plan the corridor will be referred to as Fulton Market Street. The study area, bounded by the Metra Rail tracks to the north, Lake Street to the south, Ogden Avenue to the west, and Halsted Street to the east, will be referred to in this plan as the Fulton Market District. April 2010 Page 6
  7. 7. FULTON MARKET DISTRICT CORRIDOR PLAN Existing Conditions: Zoning The Fulton Market District is composed of three designated zones: commercial to the southeast, manufacturing in the southwest and center, and planned manufacturing district to the north, along the Metra tracks, part of the Kinzie Industrial corridor. The district in part is characterized by the convergence of these three zones. Zoning data from City of Chicago Department of Zoning April 2010 Page 7
  8. 8. FULTON MARKET DISTRICT CORRIDOR PLAN Planned Manufacturing District Planned Manufacturing Districts (PMDs) are “a means of and Randolph street market areas.” (3) TIF funds in the PMD ensuring that businesses/jobs are not pushed out of the area by can be used for “site assembly efforts, rehabilitation projects, either residential or retail, both of which are prohibited in the public works improvements, environmental clean-up, and PMD.” (2) improvements that facilitate improved car access. Other priorities include job training and readiness programs for nearby residents.” The Kinzie Industrial Corridor PMD composes a strip of the (3) north side of the district, bounded by the Metra to the north, and Carroll Avenue and Wayman Street to the south. The Kinzie For the Fulton Market District, this has most recently meant the Industrial Corridor, which stretches as far west as Humboldt arrival of the Coyne American Institute, a technical training Park, was authorized in 1998, was established to enhance the school located at Green Street and Wayman Street, funded in part Kinzie Street Corridor “as a modern industrial and distribution with TIF dollars. However, much of the PMD zone in the center” providing “economic incentives that stimulate private Fulton Market district remains relatively barren, with a variety of investment throughout the district, especially within the Fulton surface lots and truck trailer storage occupying surface lots. April 2010 Page 8
  9. 9. FULTON MARKET DISTRICT CORRIDOR PLAN Commercial Commercial and residential uses are found mostly in pockets east Most of the well-regarded restaurants in the district, such as The of Racine, taking advantage of the C1 zoning that makes up the Publican, Moto, and Otom, are found in the commercial zone on southeast part of the Fulton Market District. Commercial zoning the south side of Fulton Market Street. is present mostly east of Racine Avenue and south of Wayman Avenue. The C1 zone, also known as a “Neighborhood The commercial zoning has allowed for mostly linear commercial Commercial District” allows for a variety of uses, including infill occurring primarily along Fulton Market Street. The zone “small-scale business, service and commercial uses” and has not eliminated industrial uses in this section of the district. “intensive, more auto-oriented commercial use types” (than the As the land use map will show, many of the functioning similar, but smaller scale B1 , or Neighborhood Business District, warehouses are still located on the east end, between Halsted and zoning). (4) The C1 district also allows bars, liquor stores, Racine, with commercial and service sharing blocks with restaurants, and residential dwelling units above the ground floor. industrial uses. April 2010 Page 9
  10. 10. FULTON MARKET DISTRICT CORRIDOR PLAN Manufacturing The M2 manufacturing zoning in the Fulton Market District is According to the Chicago Zoning Ordinance, manufacturing found primarily on the southwest side of the district. A strip of zones “are intended to accommodate manufacturing, M2 zoning lies between Sangamon Street and Racine Avenue on warehousing, wholesale and industrial uses outside the Central the north side of the block, without touching Fulton Market Area.” (4) Manufacturing districts also promote the economic Street. Some residential loft conversions and commercial uses feasibility of manufacturing and industrial uses in the city, occur in this strip, specifically between Aberdeen Street and encouraging employment growth and limiting the “encroachment Carpenter Street. of unplanned residential and other non-industrial development within industrial corridors.” (4) The M2 zoning in the Fulton Market District contains light industrial activity – primarily warehousing and meat distribution activities. April 2010 Page 10
  11. 11. FULTON MARKET DISTRICT CORRIDOR PLAN Existing Conditions: Land Use (See map on page 12) Land use in the Fulton Market District follows the zoning for the As a whole, the district remains primarily industrial, even in the most part. The commercial zoning has created a variety of land commercially zoned section. Commercial infill has only fully uses in the southeast side of the district. While vehicular taken the place of industrial in three of 31 blocks in the district. congestion remains a problem, infill has successfully helped with Two of these three blocks are block between Lake Street and vibrant district creation. Fulton Market Street, entirely in the commercial zone. One lies between Carpenter Street and Morgan Street, and the other The manufacturing zone contains more surface parking lots. between Green Street and Halsted Avenue. Both of these blocks Some of these lots are used for employee parking, but many are contain new construction facing Fulton Market Street, mixed-use storage for trucks, trailers, and unused, old equipment. The buildings with ground floor retail and upper level residential. The PMD zone, north of Carroll and Wayman, is composed of more third non-industrial block in the district lies between Aberdeen than half surface lots, and many are likewise storage for tractor and Campbell, bounded by Fulton Market Street to the south, trailers and similar equipment. and Carroll Avenue to the north. This block is mostly made up of rehabbed warehouse lofts. Newer mixed-use buildings between Morgan and Carpenter. Corner of parking lot at Peoria and Wayman. On Fulton Market, facing west toward Carpenter. Facing northwest. April 2010 Page 11
  12. 12. FULTON MARKET DISTRICT CORRIDOR PLAN Note: Land use is based on multiple field visits conducted October 2009 – March 2010, and on available resources from Google Earth. April 2010 Page 12
  13. 13. FULTON MARKET DISTRICT CORRIDOR PLAN Stakeholder/Community Involvement The stakeholders in the Fulton Market District primarily include small business and boutique owners, residents, and owners and employees of the warehousing and light industrial businesses. A few organizations exist representing the interests of these stakeholders. Small Business Owners and Residents Representation of the residents has fallen mostly on the shoulders The proposal cites the presence of unrestricted parking as a of the West Loop Community Organization (WLCO). WLCO is contributing factor to congestion, and a dwindling number of a volunteer-based association of business owners, residents, and daytime spaces for local residents. While the proposal doesn‟t members of other community groups with an active interest in directly address parking on Fulton Market Street, a number of the quality of life in the West Loop. The organization deals with businesses that partner with WLCO are located on the street. issues that take place in the West Loop, specifically in “parks, “Explore Fulton Market,” an annual open house organized by the development, schools, traffic, safety, and more.” (5) The WLCO art galleries, boutiques and design studios in the district, also cites has specifically identified a need for parking restrictions and free parking as an advantage for the district. (7) traffic congestion mitigation in the West Loop area in a 2007 Parking Proposal. (6) The WLCO also promotes the planned CTA station at Morgan/Lake Streets as a significant future advantage to the community. April 2010 Page 13
  14. 14. FULTON MARKET DISTRICT CORRIDOR PLAN Warehousing and Light Industrial Businesses The Randolph/Fulton Market Association (RFMA) looks to Similarly, the Industrial Council of Nearwest Chicago (ICNC) is revitalize and bolster the industrial aspect of Chicago‟s Near active in the area. “The mission of ICNC is to strengthen Westside. An economic development agency, the RFMA has companies in the Kinzie Industrial Corridor and to facilitate worked to secure funds for projects such as the new CTA Station economic and community development.” (2) ICNC “provides at Morgan/Lake Streets, acting as a liaison to local government space and business development assistance to over 100 small agencies. The RFMA is looking for infrastructure improvements companies,” many of which are located in the Fulton Market that specifically will foster industrial growth in the district. (8) District. The ICNC is focused on keeping industrial businesses The RFMA executive board includes approximately fifteen in the West Side of Chicago. members, representing a variety of meatpacking and light industrial companies located on or immediately surrounding Fulton Market Street. April 2010 Page 14
  15. 15. FULTON MARKET DISTRICT CORRIDOR PLAN Existing Plans and Studies This plan is intended to function as a complement to two existing Chicago plans – the Plan for Chicago’s Near Northwest Side and Chicago Central Area Action Plan. These plans have an impact on the Fulton Market District in that they serve the area immediately surrounding the district. The areas in these plans directly border the Fulton Market District. Plan for Chicago’s Near Northwest Side Chicago Central Area Action Plan The Plan for Chicago’s Near Northwest Side was developed in 2002 to The Chicago Central Area Action Plan was adopted in 2009 and is strengthen neighborhood corridors in the Fulton River District, “intended to encourage the implementation of policies and Eckhart Park, Noble Square, East Village and Ukranian Village projects essential for the Central Area‟s effective functioning, neighborhoods. “The Near Northwest Side is also home to the growth and quality of life.” (10) The plan calls for improvements Kinzie Industrial Corridor and the Chicago-Halsted Planned in twelve subdistricts that make up the Central Area of Chicago. Manufacturing District, which includes both older, established The Near West subdistrict (bounded on the north by Lake Street) facilities and new high-tech operations.” (9) Major components and the West Loop subdistrict (bounded on the east by the of this plan include “improving the quality and capacity of transit Kennedy Expressway; essentially at Halsted) lie directly on the and transportation infrastructure, guiding new development so it borders of the Fulton Market District. fits within existing neighborhoods and provides clarity to the development community, and creating new retail and commercial The Chicago Central Area Action Plan highlights the burgeoning uses to meet the needs brought by new residential development.” residential population in these districts as the impetus for (9) planning for these areas. It aims to plan for these new residential populations while retaining the industrial uses (Near West) and The Kinzie Industrial Corridor sits to the north and overlaps the new office development served by transit improvements (West Fulton Market District with a south boundary at Carroll Avenue Loop). and Wayman Street. The Fulton River District lies immediately east of the study area and shares the boundary of Halsted Street. April 2010 Page 15
  16. 16. FULTON MARKET DISTRICT CORRIDOR PLAN Assets and Challenges A number of insights on the characteristics of the area were gathered based on information from the WLCO, the RFMA, and the ICNC. Informal communication with employees from the Chicago Department of Transportation yielded some insight to the study area, especially concerning the characteristics of the actual street. A close physical assessment of the district was conducted as a primary determination of assets and challenges. Assets Challenges 1. Location in the West Loop and proximity to downtown 1. Decay of streets Chicago 2. Inconsistent land use across the district 2. Planned CTA station at Morgan/Lake Streets 3. Congestion on Fulton Market Street 3. Restaurants, art galleries, and a growing shopping/eating 4. Sidewalk problems district 5. Inconsistent street parking 4. Warehousing, meat/seafood storage, and shipping activities 5. The Kinzie Industrial Corridor planned manufacturing district (PMD), a haven for industry April 2010 Page 16
  17. 17. FULTON MARKET DISTRICT CORRIDOR PLAN Assets 1. Location in the West Loop and proximity to downtown Chicago The study area is less than two miles from the Chicago Loop, and as such it has become increasingly popular for living, working, and recreation. The Central Area Action Plan cites Census data showing that residential populations in the West Loop and the Near West have more than doubled in the years from 2000 to 2007. High rises in the West Loop and Fulton River District and adaptive-reuse residential projects in the Near West have accommodated these incoming residents. (10) The Central Area Action Plan indicates that both office and residential development is expected to continue around this district, noting further plans for both adaptive reuse and new construction. Warehousing and shipping operations have benefited from the proximity to the Chicago Loop as well. The City of Chicago is a freight transport hub, and proximity to the business center of the City means industrial businesses are primed to take advantage of easy access to both truck and rail transport. (11) Nearby Randolph Street has proven the receptiveness of the Near West Side to new dining and shopping establishments. (1) Many popular restaurants now line Randolph Street in what has become a dining district immediately west of the Loop. Overall, the area surrounding the Fulton Market District is a growing “mix of established residential neighborhoods alongside commercial and industrial uses” just outside of downtown. (10) 2. Planned new infill CTA station at Morgan/Lake Streets, to be completed in 2012 An “infill station” planned for the Green and Pink Lines along Lake Street at Morgan “will improve transit access to and from the Near West, where stations are currently spaced more than one mile apart.” (10) In addition to access to the Near West Area, the planned CTA station also means even easier access to downtown from this area. “Design for the Morgan station was carried out by TranSystems. The new station will have two entrances -- one on each side of Lake Street -- bike racks, a concession stand, customer assistance kiosks, security cameras, and a six-car length translucent Proposed site of CTA Morgan/Lake Street Station April 2010 Page 17
  18. 18. FULTON MARKET DISTRICT CORRIDOR PLAN canopy, according to the West Loop Community Organization (WLCO). The station will have dual elevator towers and an overhead transfer bridge, according to artistic renderings of the station released by CDOT. The project's cost is projected between $35 million and $40 million, according to CDOT. The city has secured $8 million in federal funds through the Congestion Mitigation and Air Quality program, and the rest will come from the Kinzie Industrial Tax Increment Financing District.” (14) Within the Fulton Market District study area, the planned CTA station promises improved walkability. A half mile radius is considered a reasonable “walkable catchment,” or pedestrian shed, around a rail-oriented transit facility. (12) This is a larger catchment than the quarter mile radius surrounding a bus station. A half mile radius means that the entire Fulton Market District study area can be reached on foot from the new station within ten minutes. Nearly half of the District (Halsted Street to Racine Avenue) is even more accessible by foot – within a quarter mile radius, it can be reached within five minutes. With the arrival of the new station, it is presumed that the Fulton Market District will become even more desirable for residential April 2010 Page 18
  19. 19. FULTON MARKET DISTRICT CORRIDOR PLAN development as access to transit increases land value. (12) Likewise, since new transit stations mean increased ridership, an increased percentage of employees within the District will be expected to take public transit. 3. Restaurants, art galleries, and a growing shopping/eating district Popularity of the area has grown in large part to the dichotomy between the influx of high-end restaurants and boutiques side by side with industrial warehousing operations. Rather than being presented as a negative aspect of the District, this dichotomy is at times marketed as a positive feature. The website for Explore Fulton Market, an annual “art extravaganza” calls the Fulton Market District “one of Chicago‟s most innovative and dynamic neighborhoods.” (7) Explore Fulton Market‟s website doesn‟t shy away from the fact that this is indeed a functioning industrial area. “The West Loop has been transformed over the past several years and there has been intense interest in the new commercial elements in the area. In particular Fulton Market has always been a mystery, since weekdays it is quite congested with trucks shipping and receiving meat, cheese and heaven knows what else! Known for fish, Fulton has a lot more to offer these days.....swanky dining, upscale art galleries, antiques, photography studios and much more!” (7) The WLCO similarly declares the West Loop “one of the fastest growing neighborhoods in Chicago. It is home to thriving restaurants, shops, a burgeoning gallery district, and spacious residential lofts.” (6) April 2010 Page 19
  20. 20. FULTON MARKET DISTRICT CORRIDOR PLAN 4. Warehousing, meat/seafood storage and shipping activities Field visits have confirmed that more than twenty-five light industrial companies operate in the Fulton Market District, many of them meat and seafood companies. Much of the loading and storage takes place in the Fulton Market Cold Storage building, located between Morgan and Carpenter Streets on Fulton Market. Advertised as “The only warehouse located five minutes from downtown Chicago,” Fulton Market Cold Storage is the literal center of shipping and packing operations in the area, with a number of local long term customers from within the District as well as around metropolitan Chicago utilizing their services. (13) Fulton Market Cold Storage touts this local loyalty and family ownership as features key to its success. Other warehousing and packing companies found within the district include On-Cor Frozen Foods, Aspen Foods, L Frankel Packing, Aspen Foods, Sam‟s Meat, and Amity Packing Co. Many of these utilize the Fulton Market Cold Storage building. April 2010 Page 20
  21. 21. FULTON MARKET DISTRICT CORRIDOR PLAN 5. The Kinzie Industrial Corridor planned manufacturing district (PMD) (See page 8 for more information on the PMD zone) The northern third of the Fulton Market District is comprised of a portion of the Kinzie Industrial Corridor PMD, a designated zone for industrial operations. The PMD uses tax increment financing (TIF) as a way for industrial businesses to lower costs and expand and modernize operations. (8) Because of the PMD zoning, warehousing and shipping businesses will have a home in the Fulton Market District without threat of being forced out by a residential influx or commercial development. Challenges 1. Decay of streets Fulton Market Street is decaying in the district. The street is pitted and potholed, with a significant amount of patching. Heavy truck traffic has created a street that in some places is nearer to a gravel road in terms of consistency than a paved city street. 2. Inconsistent land use in the district (See land use map, page 12) The district has been filled in with new development to the east, where commercial zoning has allowed for residential and commercial developments to be interspersed with functioning warehouses. While the east end of the District has benefited from this zoning, the west end (west of Racine Avenue) is a more desolate place. The largest vacant structure in the district sits at the intersection of Ada Street on the north side of Fulton Market. Directly across from it is a fenced parking lot/vacant lot for Wichita Packing, a business which sits between two surface lots on Fulton Market. Overall, a considerably higher percentage of open lots dot the west side of the District. The amount of open space is even more surprising in the PMD zone to the north. While some lots are used for parking, fairly large lots remain vacant, especially in the block bound by Peoria, Wayman, and Carroll. Vacant structure at Ada and Fulton Market April 2010 Page 21
  22. 22. FULTON MARKET DISTRICT CORRIDOR PLAN 3. Congestion on Fulton Market Street The loading operations of many of the warehouses contribute to the congestion. In the study area, Fulton Market Street runs one- way westbound for the half mile between Halsted Street and Racine Avenue. From Peoria to Carpenter, this congestion is pronounced. The congestion on the streets is a combination of car, truck, and forklift traffic. Often, users of the street will be forced to wait for a truck to move or use a side street as a detour. The WLCO has identified a need for traffic congestion mitigation in the West Loop area. (6) Fulton Market Street, Carpenter to Morgan Fulton Market Street, Sangamon to Peoria Congestion at street level. April 2010 Page 22
  23. 23. FULTON MARKET DISTRICT CORRIDOR PLAN 4. Sidewalk problems The sidewalks are often interrupted by diagonal truck parking. At many warehouse buildings, trucks pull up onto the sidewalk to access loading docks. Some buildings lack sidewalks, and the whole area in front of the building is a loading zone. In many cases where buildings are repurposed from warehouses, the sidewalks run above old loading docks, with a significant drop-off to the street. While sidewalks in front of new structures are likewise new and functional, most of the sidewalks in front of warehouse buildings are either nonexistent or in need of repair. Sidewalk above old loading dock, with large Nonexistent sidewalk in front of warehouse. Sidewalk above old loading dock, with large drop-off. Commercial warehouse rehab. Loading zone only; not suitable for drop-off. Makeshift ramp. pedestrians. 5. Inconsistent street parking on Fulton Market Street The need for parking in the West Loop has been highlighted by the WLCO. Along the north side of Fulton Market Street, diagonal parking is present in some sections, while the south side of the street and some sections of the north side function with traditional parallel parking. There are no metered spots along Fulton Market Street, and no residential parking restrictions. April 2010 Page 23
  24. 24. FULTON MARKET DISTRICT CORRIDOR PLAN Vision The Fulton Market District is a district that needs to thrive for a multitude of uses. This is a part of the City of Chicago where industrial development, light manufacturing and warehousing is going to remain for years to come due to the presence of a planned manufacturing district. Although residential and commercial development is currently on a downturn, trends point to the fact that it will resume – especially with the arrival of the new CTA station. In order to retain good industrial jobs in Chicago, prepare for incoming residents, and look toward the future of development, a plan must be in place. The goals, strategies, and recommendations outlined below are the key components of that plan. They attempt to build upon the assets of the Fulton Market District while mitigating the challenges that are inherent in a small area with such a large variety of uses. The plan helps the Fulton Market District prepare for growth. April 2010 Page 24
  25. 25. FULTON MARKET DISTRICT CORRIDOR PLAN Goals, Strategies, and Recommendations The goals outlined here are general in nature, addressing the issues facing the Fulton Market District, as outlined in the assets and challenges section. Strategies and recommendations are more specific and are designed to identify ways to meet the goals. Recommendations include, if applicable, agencies and organizations to coordinate with for implementation. April 2010 Page 25
  26. 26. FULTON MARKET DISTRICT CORRIDOR PLAN Goal 1: Use the proximity to downtown Chicago and the location in the West Loop to the advantage of the Fulton Market District. Strategy 1: Incorporate the District into the rest of the City of Chicago. Acknowledge existing plans by addressing connections to adjacent areas. Create a recognizable district that functions well in relation to directly surrounding parts of Chicago. Focus on the “Imageability” of the district, or “the quality of a place that makes it distinct, recognizable, and memorable.” (13) - Recommendation 1: Create gateways, or district identifiers at each end of the district on Fulton Market Street. Locate a gateway at each end of the Fulton Market District: one at Fulton Market and Ogden Avenue, and one at Fulton Market and Halsted Street. Coordinate with Chicago Department of Transportation Streetscape Program, WLCO and RFMA on gateway design. www.flickr.com/photos/eridony/4349021962/ Gateway locations outlined in red District gateways in Chicago - Recommendation 2: Use light pole banners to identify the Fulton Market District to visitors, especially along the Fulton Market corridor and along Morgan Street from Lake Street to Fulton Market. Coordinate with WLCO and RFMA on design. April 2010 Page 26
  27. 27. FULTON MARKET DISTRICT CORRIDOR PLAN Goal 2: Capitalize on the implementation of the new Morgan/Lake CTA Station, planned for 2012. Strategy 1: Encourage and incentivize local Fulton Market District employees to take public transit. Promote the Morgan/Lake CTA Station before it is built. - Recommendation: Work with the CTA to develop marketing around the new station, aimed at residents, warehouse workers, foodies and boutique shoppers alike. Promote the new station as the premiere way to arrive to the Fulton Market District and to leave from the District. Strategy 2: In coordination with district creation efforts, create an inviting pedestrian entrance to the district at the intersection of Morgan and Lake Streets, the location of the new CTA station. - Recommendation: Implement streetscaping and greening on Morgan Street from Lake to Fulton Market. Make this short stretch of Morgan Street the inviting „red carpet‟ into the Fulton Market District. Mimic current greening and streetscaping as found in other parts of the Fulton Market District. Coordinate with Chicago Department of Transportation Streetscape Program and with the CTA. Goal 3: Maintain the unique blend of uses in the district, including shopping, dining, residential, and warehousing. Strategy 1: Create a commercial overlay district on the southwest side of the Fulton Market District. Allow for new commercial development infill in a manner similar to the east side of the district, where the blocks are full and the street wall is continuous. (See map of overlay, page 28) - Recommendation 1: Encourage commercial infill in the overlay district where new industrial uses would be too large or impractical. Encourage these uses particularly along the Fulton Market Street in areas where surface lots face the street. April 2010 Page 27
  28. 28. FULTON MARKET DISTRICT CORRIDOR PLAN Overlay zone at the southwest and center of the District. - Recommendation 2: Continue to allow dining, commercial and gallery uses in the district to take advantage of the improved walkability brought by the Morgan/Lake Street CTA Station. Encourage these uses in available or acquirable parcels (surface parking lots, vacant lots, and vacant buildings). Encourage development of the vacant structure that has become an eyesore at the intersection of Ada Street and Fulton Market. - Recommendation 3: Encourage adaptive reuse only for any warehouse buildings deemed too outdated for continued industrial usage. April 2010 Page 28
  29. 29. FULTON MARKET DISTRICT CORRIDOR PLAN Strategy 2: Continue to encourage industrial uses, especially along Carroll and Wayman Avenue and in the Kinzie Industrial Corridor. Identify sites for possible development, either for commercial or industrial uses. - Recommendation: Use TIF funds provided by the Kinzie Industrial Corridor to attract modern industrial development to the PMD zone in the district. Investigate the blocks directly north of Carroll and east of Morgan as possibilities for a new loading center for warehousing and shipping operations in the district. Coordinate with RFMA and the ICNC. April 2010 Page 29
  30. 30. FULTON MARKET DISTRICT CORRIDOR PLAN Goal 4: Improve navigability and alleviate congestion in the district. Make the Fulton Market District functional, attractive and navigable for residents, small business owners, and warehousing/packing employees alike, especially along the Fulton Market Street corridor. Strategy 1: Mitigate traffic congestion along the Fulton Market Street corridor. - Recommendation 1: Encourage loading and unloading operations on side streets and on Wayman Street and Carroll Avenue when possible. For example, Fulton Market Cold Storage conducts many loading operations on Fulton Market Street, but has a number of loading docks and shipping bays on Morgan Street and Carroll Avenue. During the day when field visits were conducted, these bays were mostly unused while Fulton Market Street was jam-packed with trucks. Along with the recommendation to use the surface parking lots immediately northeast of the Fulton Market Cold Storage building, it is advised that utilization of the bays be increased in order to keep large Empty Fulton Market Cold Storage bays. They trucks from idling in the street. may be more widely utilized at 2am when loading operations begin. - Recommendation 2: Eliminate the one-way section of the corridor. Make Fulton Market Street two-way from Racine to Halsted, matching up with the street characteristics immediately west of Racine and east of Halsted. The street width varies from approximately 48 – 50 feet wide. This width should allow for a 12 ½-13 ½ foot travel lane in each direction. The benefits of a one-way to two-way street include “improved business activity, increased investment on the street, improved traffic distribution… a more pedestrian-friendly environment, and produced a general feeling of improved „livability, quaintness‟ and „sense of community.‟ None reported significant negative effects or plans to convert back to one-way traffic.” (13) April 2010 Page 30
  31. 31. FULTON MARKET DISTRICT CORRIDOR PLAN The map above shows in red the location of the conflict zone on Fulton Market Street. By moving some of the loading operations to lightly used bays on Morgan Street and Carroll Avenue, conflict zones can be alleviated. Redesign of Fulton Market Street as a two-way street from Halsted to Racine will likewise help reduce congestion. Coordinate with Chicago Department of Transportation. - Recommendation 3: Improve the quality of the pavement in the Fulton Market District to account for the presence of large trucks. April 2010 Page 31
  32. 32. FULTON MARKET DISTRICT CORRIDOR PLAN Strategy 2: Improve the pedestrian experience in the Fulton Market District. - Recommendation 1: In sections of Fulton Market Street where warehouses must load and unload on the street, investigate implementation of sidewalk reconfiguration, allowing for trucks to park as close to the buildings as possible. In locations where sidewalk installation is not possible, or a sidewalk exists but is not navigable, install signage to direct pedestrians to use the other side of the street for a short stretch. - Recommendation 2: Install railings along abnormally high sidewalks. Install ramps and bump pads at intersections and at stairways. Follow ADA compliance guidelines. Strategy 3: Improve parking in the Fulton Market District. - Recommendation: Diagonal parking should be implemented on the North side of the Fulton Market Street for the entire stretch of the district, from Ogden to Halsted. Diagonal parking requires approximately 15 feet of street width. Traditional, parallel parking (eight feet of street width) should serve the south side of street. This leaves ample width for two travel lanes of 12 ½-13 ½ feet throughout the district. Adopt parking restrictions based on use on a block by block basis. April 2010 Page 32
  33. 33. FULTON MARKET DISTRICT CORRIDOR PLAN References 7. Explore Fulton Market. [Online] [Cited: January 13, 2010.] 1. Meyers, Tiffany. Chicago's Hot Market. The Globe and Mail. http://www.explorefultonmarket.com/. [Online] December 15, 2009. [Cited: January 5, 2010.] 8. Randolph/Fulton Market Association. [Online] 2010. [Cited: http://www.theglobeandmail.com/life/travel/chicagos-hot- January 13, 2010.] http://rfmachicago.org/. market/article1401516/. 9. Plan for Chicago's Near Northwest Side. Skidmore, Owings & 2. Industrial Council of Nearwest Chicago - About Us. Industrial Merrill LLP; Urban Works Ltd.; Goodman Williams Group. City Council of Nearwest Chicago. [Online] [Cited: March 9, 2010.] of Chicago : s.n., 2002. http://www.industrialcouncil.com/. 10. Chicago Plan Commission. Central Area Action Plan. City of 3. Chicago Department of Community Development . Kinzie Chicago : s.n., 2009 . Industrial Corridor. Chicago, IL : s.n., 2008 . City Report. Accessed 11. Martin, Tim. Keeping the Go in Chicago. Chicago Region at Environmental And Transportation Efficiency Project http://egov.cityofchicago.org/city/webportal/portalContentIte (CREATE). Chicago : American Association of the State mAction.do?BV_SessionID=@@@@0046693245.1270092257 Highway and Transportation Officials (AASHTO). Accessed at @@@@&BV_EngineID=cccfadejmmgjmlkcefecelldffhdfhm.0 http://freight.transportation.org/intermodal_index.html. &contentOID=536959761&contenTypeName=COC_EDITOR 12. Chicago "L".org. Morgan Street Station. [Online] 2008. [Cited: IAL&topChannelName=Dept&blockName=Pl. March 25, 2010.] http://www.chicago-l.org/stations/morgan- 4. Chicago Municipal Code. Chicago : American Legal Publishing lake.html. Corporation, 2010. Accessed online at 13. Chicago Metropolitan Agency for Planning. Urban Design http://www.amlegal.com/library/il/chicago.shtml. Strategy Report. Chicago : Chicago Metropolitan Agency for 5. About. West Loop Community Organization. [Online] [Cited: Planning, 2008. Accessed at February 10, 2010.] http://www.westloop.org/about/. http://www.goto2040.org/urbandesign.aspx. 6. West Loop Community Organization. [Online] May 23, 2007. 14. Fulton Market Cold Storage. [Online] [Cited: March 26, [Cited: February 10, 2010.] 2010.] http://www.fultonmarketcoldstorage.com/. http://www.westloop.org/news/contentview.asp?c=195523. April 2010 Page 33

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