CSNA March, 2011 Central Street Development Forum

Comments on the Western Gateway

 

Western Gateway: Subarea 6 Prepared by Jim Hughes

 
This area is based on properties surrounding the intersection of Gross Point Rd., Crawford Avenue and Central Street. This forum initially focused on the vacant Citgo gas station opportunity. Approximately eight to ten residents were involved in this discussion over about 45 minutes.
 

2007 Plan Visioning

 
 
Current Base Zoning: The base zoning is B1a. 
 
Overlay Uses: The overlay zoning allows automobile service station as an additional permitted use and commercial indoor recreation, performance entertainment venue and cultural facility as additional special uses. Drive-through facilities are prohibited.
 
Overlay zoning allowances: Ground-floor non-residential use requires a minimum depth of 50 feet on the primary street frontage. Maximum building height allowed is the lesser of 45 feet or four stories and includes transitional height plane requirements when adjacent to residential as well as step-backs at the 3rd floor and above. Floor area ratio max is 1.4 with bonuses for additional parking allowing up to 2.0. Pedestrian area and side street frontage requirements total 30 feet including 15 feet each for clear zone and parkway.
 
2007 Master Plan Visioning: Suggested developments would make the area more a gateway plaza with increased residential development and pedestrian friendly streetscape improvements. Suggested zoning changes included rezoning from C2 to B1a and increased maximum building height to allow for mixed use development.
 
2628 Gross Point Rd. former Citgo gas station site: three story mixed use eight residential units.
 
2620 Crawford Wil-Ridge Auto Service site: three story 12 residential units.
 
2600 Crawford Hot Dog Island site: Green space with a gateway feature.
 
3333 Central CVS Pharmacy site: Current building façade improvements; Reorganized and landscaped parking lot; Ornamental fencing. Alternative CVS site option was a new, one story, three building, 14,000 square foot retail development 30 feet from the curb with interior parking and a small court yard.
 
3305-3311 Central and 2600 Prospect: Two story townhomes with three residential units
 
Central, Crawford, Gross Point Intersection: upgraded crosswalks, wider sidewalks, new street trees and pedestrian scale lighting.
 
2530-2550 Crawford: Two story office building 27,000 square feet.
 

March 31, 2011 CSNA Central St. Development Forum

 
Citizen Comments:
 
Traffic is an issue in any pedestrian oriented development in this area. The current intersection consists of wide streets, five busy thoroughfares, narrow sidewalks and minimal landscaping. All of this could be made more pedestrian friendly... 
 
One large auto oriented retail building (CVS) dominates the intersection. This is a very pedestrian negative area today. Traffic and retail business is commuter oriented (Evanston NorthShore University HealthSystem, Northwestern University and Ryan Field use all seem to be growing). The new drive-through Starbucks - while seemingly a duplication - is understood to be successful because of the commuter business.
 
Suggested Developments:
 
Generally followed the plan to make the area a more attractive gateway and to improve the retail uses:
 
2628 Gross Point This site (Citgo) when combined with the 2632 Gross Point (Sarkis) site and potentially the adjacent 15,000 square foot parking area owned by CVS/Caremark might make an excellent location for a new Trader Joe’s or similar food store. This combined site benefits from the existing commuter traffic and would likely generate new pedestrian traffic from the neighborhood.  It was also noted there would be some trade-off in that a Trader Joe’s would likely generate additional destination auto traffic from the surrounding communities.
 
2620 Crawford (Wil-Ridge Auto Service): The current auto service use does not appear to be oriented to the neighborhood. This site might have a better use if the current facility could serve the same customers from a more commercial location. This would open up the site for new development.
 
2600 Crawford; Add a large public sculpture in a new plaza or grassy area to create an Evanston gateway approach at current Hot Dog Island site.
 
3333 Central: Break up the one large CVS Pharmacy store into multiple retail stores and improve the mix of services. Could possibly add townhomes above retail (work/live)
 
3333 Central: Attract a Trader Joe’s food store to the 3333 Central Street the current CVS site. Existing parking would seem to be adequate and there is another lot across Gross Point that could provide additional parking.
 
2530-2550 Crawford: Medical office uses are not desirable for this area because of focus away from retail and pedestrian use, the significant parking requirements and the likely increase in auto traffic. 
 
Other Suggestions:
 
Additional Trader Joe’s site suggestions included the former Evanston I&II Theater site at 1720-1722 Central St.
 
Use empty Evanston store front locations for special art exhibits and gallery tour events. Could create a circuit of locations displaying art and provide a shuttle service or special parking permit for event patrons. Could combine with event oriented temporary restaurant food service “Taste of Art in Evanston” Could be pedestrian, bike and/or car oriented performance space circuit or a combination.
 
Realtors occupy a major portion of storefronts along Central. Could they give-back to the neighborhood by contributing to landscaping efforts?
 
Merge the Mitchell Museum and adjacent Day Care center locations to create a larger museum complex and possibly community cultural center space.
 
City should provide a program for residential condominium façade improvement.
 
Pedestrian crossing curb bump-outs make left turns difficult.

 

Comments on Hartrey to Poplar Retail Area

Hartrey to Poplar: Subarea 4 Prepared by Mark Sloane
 

2007 Plan Visioning

 
 

Current base zoning: The base zoning is B1a. 
 
Overlay uses: The overlay zoning allows commercial indoor recreation, performance entertainment venue and cultural facility as additional special uses.
 
Overlay zoning allowances: Ground-floor non-residential use requires a minimum depth of 50 feet on the primary street frontage. Maximum building height allowed is the lesser of 35 feet or three stories and includes transitional height plane requirements when adjacent to residential as well as step-backs at the 2nd and 3rd floor and above. Floor area ratio max is 1.4 with bonuses for additional parking allowing up to 2.0. Pedestrian area and side street frontage requirements total 14 feet including eight feet for clear zone and six feet for parkway along Central. For side street frontage ten feet is required for both the clear zone and the parkway making the side street minimum a total 20 feet.
 

 • Enhanced Open Space: The Plan shows enhanced landscaping, fencing allong the alley, and lighting in Independence Park, along with seating pockets, gardens, and possible water features.

• Green Bay development: The Plan envisions mixedused
development along Green Bay south of Central with ground floor retail and upper story office and residential
uses.

• Parking Lot: Reconfiguring the public parking lot at the
northwest corner of Central and Stewart would provide for
a more efficient parking layout, add a few additional spaces,
and eliminate the need for a driveway entrance on Central.

• Stewart Avenue Realignment: The Plan shows how
Stewart Avenue could be realigned to a 90-degree intersection with Central to improve sight lines and traffic flow. Such a change would also increase the size of Independence Park.

• Southwest Corner Hartrey/Central: The Plan shows
a future adaptive reuse of the building at the southwest
corner of Hartrey and Central as a restaurant with outdoor
dining, retail, office or a civic use.

 

March 31, 2011 CSNA Central St. Development Forum

 
Citizen Comments:
 
Suggested Developments:
 
Parking Lot: Discussed the public parking lot to expand or potentially create below grade parking with an expanded park above.
 
Stewart Avenue Realignment: Discussed realignment of Steward (continuation of Hartrey) to far western boundary of public parking lot to be as close to Hartrey intersection as possible.  Concern that Livingston traffic will cut thru residential streets if no access to Central.
 
Southwest Corner Hartrey/Central: (2200 Central) Primary discussion was consistent with Central Street Plan to have an Al Fresco Dining restaurant on the site.  The building is a designated historical site so difficult to tear down.
 
 
 
 
 

 

Comments on Streetscape Plans

 

Summary of discussion on streetscapes/traffic/parking: Prepared by Debbie Weixl
 

2007 Master Plan Streetscape Visioning (sections exerpted):

 
 
The 2008 Central Street Plan has sections adressing transportation and streetscape that address some of the issues discussed in this breakout session
 
E. Transportation
 
E7. Bike Routes: Although cyclists should be encouraged
to use nearby east-west residential streets, the addition
of bike routes to Central Street should be considered
where the street width allows.
 
F. Streetscape
The following are recommendations for streetscape improvements.
Also see Central Street: Streetscape Study for more information on
streetscape conditions and design concepts.
 
F1. Pavement: Improve the paved surface for pedestrians,
bicycles and vehicles.
F2. Street Furniture: Upgrade the quality and increase
the amount of street furniture such as benches, trash
receptacles, moveable planters, bike racks, and tree
grates.
F3. Street Trees: Establish a consistent, well-maintained
street tree program with street trees spaced 25 to 30 feet,
and improve landscaping in adjacent open spaces.
F4. Lighting: Improve lighting conditions throughout all
commercial districts and replace any light bases or poles
that are in disrepair.
F5. Crosswalks: Enhance pedestrian crosswalks with new
paving or markings, improved lighting and consistent
signage.
F6. Landscaping: Screen and buffer surface parking lots
bordering the street with landscaping and/or ornamental
fences.
F7. Sidewalk Width: Establish a standard sidewalk width
within commercial areas of 14 feet and within residential
areas of 5 feet, where feasible.
F8. Street Width: Decrease the street width west of
Lincolnwood to approximately 42 feet to provide
additional sidewalks and pedestrian refuge.
 

 
 Ryan Field Area Streetscape and Parking Visioning:
 

 

A. Provide pedestrian connection to surrounding neighborhood

B. New resurfaced/reorganized parking lot with landscaping and cedar fencing for screening on West side adjacent to alley

C. New green space to support game day activities

D. 3-story shared structure parking

E. 1-story 10,500 square foot retail development with roof garden

F. Improve pedestrian environment including: "bump-outs" at appropriate intersections, wider sidewalks, upgraded sidewalks, new street trees, new street furniture and pedestrian lights

G. New plaza/green space around stadium for game day festivities

H. 4-story mixed-use building 1st floor; 7,000 square feet retail 2nd-4th floor; 21,000 square feet office

 

March 31, 2011 CSNA Central St. Development Forum

 
Citizen Comments and Suggested Developments:
  
A primary focus was on a plan for improving traffic flow and parking at Central and Hartrey proposed by the city and provided by City Engineer Paul Schneider (See figures in Hartrey to Poplar section)  . Schneider reviewed the proposal as a possible model, to move the entry and exit for the existing parking lot onto Stewart and provide for additional parking on Central. The group focused on the need for additional parking, safety and expressed concerns for traffic on residential streets to the north as a result of the relocated entry. The city has estimated that this plan may result in about six extra spots. There were suggestions of connecting the parking to Independence Park and expanding pedestrian-friendly areas. It seemed to some that the plan was recycled from others in the past. Apparently, funds exist and it is a priority to improve the traffic flow. 
 
There is also a need to provide for accessible handicapped parking and a crossing that would permit handicapped to get across the street with a light. Part of the plan includes a bike rack, with the proposal that there be some architectural art incorporated into the design of this rack.
 
Schneider welcomed input from community members on the effectiveness of the new crosswalk law and the signage, which has created some confusion. Most agreed the marked walks were an improvement, but that without additional signage, cars are just not stopping for pedestrians as they should.
 
Additional talk turned to the current office on the park just west of Hartrey which is an historical building. There was talk of a community friendly facility, or possible outdoor dining establishment. This may be seasonal.
 
Other Issue:
 
General appearance of Central Street and condition of sidewalks and street appearance. Schneider said that plans were in discussion about new walkways and plantings to develop a true streetscape for Central Street, consistent with downtown.
 
Bike lanes: the group was asked for input on the effectiveness of the bike lanes going west to Crawford. Many felt that cars still saw the street as two lanes in each direction and that there are speeders, and those not yielding to bikers – or pedestrians.
 
Northwestern University:  many expressed concern about the condition of the walkways and the unsightly parking lots at Ryan Field. Schneider questioned whether there could be a plan for a parking garage, underground or above ground that would be more attractive and help ease traffic and parking issues on game days and for graduations.
 
Ryan Field to NorthShore University Hospital: Between the hospital and the athletic facilities, there is traffic and limited public parking. Schneider said he would ask around and explore the possibility of TIF or other funds for this. Many felt that the general condition of the trees, bushes, parkways, sidewalks was an immediate concern.
 
CTA station and Frank Govern Golf Course: As time drew short, a few other items came up including other uses for the parking lot at the Golf Course (seasonal now) and maintenance generally of property at the CTA and golf course, including sidewalk maintenance and litter.

 

 

 

 

 

 

Comments on The "Eastwood" Site (1700-1722 Central)

Summary of Discussion on East of Metra and The Eastwood Development Prepared by Jeff Smith
 

2007 Plan Visioning:

March 31, 2011 CSNA Central St. Development Forum summary:

Following the presentations, two different breakout groups brainstormed the "Eastwood" site (1700-1722 Central, former location of the Evanston theatres-and-stores complex). The idea here was not to dictate in any way, but to offer suggestions for uses that might "work." Discussion included possibilities for both commercial uses in a revamped version of the Eastwood, i.e., first-floor, and for an entirely new building concept on the site. The question was phrased in terms of "What would you like to see?" or "What could the neighborhood use?" with an eye toward what might be a viable and successful venture.

Housing: None of the participants expressed any antipathy to housing on the site. The controversy in 2006 had been primarily over the physical footprint of the project, not multi-family housing. Specifically asked if they would have objection to rental as opposed to condominiums, the workshoppers were ambivalent. So long as the applicable zoning ordinances are followed, the idea of even somewhat smaller (and thus more numerous) units than in the former Eastwood plan did not produce significant objection. A strong preference for first-floor commercial was expressed, however. One creative idea was that of "live-work space." Central Street has some shortage of available small office, loft, or studio-type space. Especially considering the presence of arts-related ventures on Central Street, artist-friendly space could be a draw.

Culture: The closing of the Evanston Theatres, which occurred in conjunction with the closing of the Bean Counter Cafe, left an entertainment vacuum on Central Street. Numerous suggestions centered around filling that void in some manner:

  • A theatre space that could double for both film (perhgaps with an emphasis on lesser-run arts, indie, or documentary film) and live performance
  • an art center
  • a specialty museum
  • a bowling alley

Food: There is already a serious food theme on Central Street. The "crown jewel" sector has 11 restaurants and cafés (Jilly's, Jacky's on Prairie, Symphony, Bluestone, Prairie Joe's, Pinto, Royin, Subway, Great Harvest, Linz & Vail, Starbucks), the Spice House, Foodstuffs, two bakeries, a candy shop, and (soon) a specialty oil-and- vinegar store. Central Street West has another 6 places to grab a meal or a snack, with a bistro on the way for #7. East of Green Bay, however, there's nowhere to eat or drink until you get to Mustard's (except for Top of the Tracks weekday mornings), altho a Bluestone clone or Mexican restaurant is long in the works for the former TransTech site. Thus these suggestions:

  • Many workshop participants urged a restaurant as part of the mix for whatever goes into the Eastwood site; the Italian restaurant Trullo was part of that block until shortly before demolition.
  • a coffeehouse especially in the evening was a popular suggestion
  • Trader Joe's, which seems to pop up in discussion of every vacant lot in Evanston, might fare well here
  • a wine bar or wine shop
  • a chocolatier
  • a small market or convenience store
  • a brewpub
  • a sausage & specialty meat purveyor

Retail/Service (non-food): No one was opposed to retail, but other than food not many ideas surfaced. A bicycle shop was suggested; the departure of the Schwinn store at Central/Ewing means no bike service or sales north of downtown. A bookstore would be welcomed; there is none on Central Street; the CVS and the 7-11 are the only places to even buy a magazine or newspaper. A yoga studio was suggested; a proprietor of an existing studio said she'd relocate to the 1700 block (closer to train, university, and the hospital) if space was available. Services that were expressly mentioned as not desired: a bank (plenty west of Green Bay); real estate office (ditto); a nail salon.