Next Meeting: July 25, 2016 at 7:00 p.m., Weiss Hospital, 4646 N. Marine Dr.
Current projects brought to the 46th Ward Zoning & Development Committee:
4601 N. Broadway: The developer, Praedium Development Corporation, is requesting a zoning change from B3-2 to B3-5 with a planned development ordinance for an eleven-story mixed-use building with 197 apartments, ground-level retail space, 44 interior parking spaces, and 153 bicycle spaces. For more information on this project please review the following: BROADWAY PLANS 6-22-16, BROADWAY SITE PLANS 6-22-16, 4601 Broadway Rendering 6-22-16, 4601 Broadway Elevations 6-22-16, Zoning Analysis 6-24-16, Truman Square Neighbors_Letter of Support_WilsonBroadway
Previous Meeting: Zoning &Development Meeting 3-15-16
Other Development News:
Stewart School, 4525 N. Kenmore Ave: The Graeme Stewart Elementary School was sold to Morningside Stewart, LLC, affiliate of the Morningside Group of companies, in January 2016 and is undergoing a redevelopment in which the school will be converted to 64 residential units with internal vehicle and bicycle parking. Morningside is the builder and developer of the property and is working with Pappageorge Haymes Partners, an architecture firm with an extensive portfolio of historic adaptive reuse. Morningside Stewart, LLC has applied with the City of Chicago for Landmark status on the school. The north lot will remain parking with improvements made to the lot. The south lot is not included in this development, and will be a separate planned development including mixed-use retail and residential. This project is not receiving any TIF subsidies and the school redevelopment will not exceed existing zoning density regulations. PlannedDevelopment Submission_6-14-16, Cappleman_SupportLetter_LandmarkStewartSchool_6-24-16, UptownUnited_DevelopmentPartners_SupportLandmark_6-2-16
927-29 W. Irving Park: Developer is requesting a zoning change from B2-2 to B2-3 to construct a 5 story, Transit Oriented Development with 28 residential dwelling units and no commercial space. There will be 14 parking spaces and one 10 foot x 25 foot x 14 foot loading berth. The height of the building will be 65 feet. On January 5, 2016, the developer, Dave Gassman, met with members of the East Lake View Neighbors Board and other interested residents. The East Lake View Neighbors Board voted to support this zoning change from B2-2 to B2-3. For more information, please see the following documents: 927-29 W Irving Park – Updated 04-26-2016, 927-29 Zoning Change Narrative, ELVN_Support_927-931 Irving Park 4-19-16
3901 N. Broadway [Vermilion]: Zoning change accepted 3/7/16. Developer is requesting a zoning change from B3-2 to B3-5 with a planned development ordinance for an eight-story mixed-use building with 100 apartments, 2,200 square feet of retail space and 65 interior parking spaces. East Lake View Neighbors met with the developer, Vermilion Development, on February 2, 2016 to review this proposal and agreed to support this project. For more information on this project please review the following documents: 46th Ward Developer Application_3901Broadway_Vermilion2-2-16, 3901 Broadway and 730 Sheridan–Rendering, Zoning and Building Data, 3901 Broadway and 730 Sheridan–Building Height, 3901 Broadway and 730 Sheridan–First Floor and Parking Plans, 3901 Broadway and 730 Sheridan–Residential Floor Plans, ELVN_3901Broadway_vermilion
Sarah’s Circle, 4830-4834 N. Sheridan Rd.: Due to overwhelming community support (see letters below) Alderman Cappleman is supporting this expansion. Sarah’s Circle is a non-profit organization with a mission of serving women who are homeless or in need of a safe space. Located in Chicago’s Uptown Community, Sarah’s Circle has provided support for thousands of women since 1979. The organization is proposing to expand their current head quarters at 4838 N. Sheridan Rd. by developing the adjacent parcel and building a seven story, 60ft. building with 35,700 sq. ft. of space for 40 studio apartments and 50 interim housing beds, all with 24 hour wrap-around services and security, for chronically homeless women that make less than 30% of the Area Median Income (AMI). Their current interim housing program is located in a leased space off-site. This project will bring their current 50 interim housing bed program from the leased space to the new building. For more information on this project, please review the documents below, including support letters from four of the surrounding block clubs: Sarah’s Circle Project Information Packet, Margate Park Block club Support letter 2-2016, Argyle Winmore Ltr. to Ald. Cappleman re Sarah’s Circle, Castlewood Terrace Support Sarah’sCircleProj, Gunnison Sarahs Circle Support, Sarah’s Circle Height, Sarah’s Circle_PRESENTATION_2-16
Maryville Proposal: Planned Developement accepted 11-30-15.
Jim Letchinger from JDL Development presented the latest proposal for the property on the corner of Montrose and Clarendon at the former Maryville/Cuneo Hospital site. This proposal is a Planned Development on the site of the Montrose Clarendon TIF District. The proposal lists three different subareas with three different buildings. One building on the north parcel (subarea B), one on the south parcel (subarea A), and one on the east parcel (Subarea C). The building on the north parcel is projected to have 250 residential units with 160 parking spaces, and 16 floors with an elevation of 156 ft. The building on the south parcel is projected to be a mixed-use building with 381 residential units, 278 parking spaces, approximately 30,000 sq. ft. of commercial space, and 26 floors with an elevation of 259 ft. The building on the east parcel is projected to be a one-story commercial space with approximately 6,000 sq. ft. and 11 parking spaces. This project will be built in two phases with development in the south and east parcels in Phase 1 and the north parcel later in Phase 2. The north parcel will be used as a staging area for Phase 1. The developer must adhere to the 2007 Affordable Requirements Ordinance. To meet that requirement, the developer will build 20 affordable units on site, and pay in in-lieu fee of $5,700,000 to the Low Income Housing Trust Fund for Phase 1. There will be an additional affordable requirement for Phase 2. The developer is requesting $15.8 million in Tax Increment Financing (TIF) for Phase 1. No TIF funds are requested for Phase 2. This agreement will require the developer to pay $4.6 million to Clarendon Park within 6-8 months after project start. As there is currently no money in this TIF district, the developer will receive a tax deduction only after the increment is created by the project. There will be no TIF money going to the developer until the project is already completed and creating tax revenue.
- Current Proposal (11/16/15): Montrose-Clarendon_Aerial View; Montrose-Clarendon_Corner View; Montrose-Clarendon_Street-Level View; Montrose-Clarendon North-South Elevation; Montrose-Clarendon West Elevation; Montrose-Clarendon East Elevation; Maryville 2013v2015 Comparison_11-16-15, Floor-Plans2,3 Floor Plans4,5,6,7-26
- General Tax Increment Finance (TIF) Information: TIF 101; 2015 Annual Financial Analysis – TIF section
- Previous Discussions/Proposals: JDL Maryville Proposal 11-26-15; Maryville FAQ (Updated 2-20-14); Preliminary TIF Discussion (2-24-14)
Pensacola Place: Developer requested an amendment to Planned Development #132. This amendment was to add a residential use to in Subarea A of the original Planned Development from 1973. On November 16, 2015, Alderman Cappleman held a community meeting with the Clarendon Park Neighbors and Buena Park Neighbors to discuss this project and answer any questions. After the meeting, Alderman Cappleman supported this amendment. Please see information on this project here: Pensacola Place 1, Pensacola Place 2, Pensacola Place 3, Pensacola Place 4, Pensacola Place 5
Uptown Square Historic District: Alderman Cappleman requested the Historic Preservation Division of the Chicago Department of Planning and Development to create a city historic district based on the federal historic district boundaries. The Historic Preservation Division of the City’s Department of Planning and Development will recommend that the Commission on Chicago Landmarks initiate designation of a landmark district in Uptown known as “Uptown Square.” The purpose of the designation is to recognize the history and architecture of Uptown and protect it from demolition and incompatible renovations. It will also make incentives available to foster private investment and rehabilitation, including the historic theaters that have long defined Uptown as one of Chicago’s most vibrant entertainment districts outside of downtown. Only the exterior features of buildings within the proposed district would be protected under the proposed designation.
Landmark district status can enhance an area’s prestige and property values while bringing stability and predictability for future private investment. Landmark properties are only subject to the designation when owners initiate projects requiring building permits, which are evaluated to determine the impact on any significant historical and architectural features. For buildings in the Uptown Square District, the significant features would be identified as exterior elevations, including rooflines, visible from public rights-of-way.
During the first two decades of the 20th century, real estate development transformed the intersection of Lawrence and Broadway from a rural crossroads to one of the region’s most vibrant entertainment, business, and shopping districts. “Jazz Age” musicians and artists performed at numerous theaters and nightclubs, while luxury hotels and retail development further defined the area’s distinctive character. Many Uptown structures built during the 1920s involved a variety of “fantasy” architectural styles, including Art Deco, Venetian Gothic Revival and Spanish Baroque Revival. Today, Uptown Square is one of the city’s finest surviving examples of an early 20th century neighborhood commercial and entertainment district, one rivaling the size of the downtowns of many smaller cities.
Once initiated with a preliminary recommendation by the Commission on Chicago Landmarks, the months-long process could lead to a final recommendation to City Council, which is responsible for designating Chicago’s landmark buildings and districts. For more information, please review the following documents: Draft Uptown Square Historic District Map and Catalog, Incentives_HistoricBuildings, Landmark Designation FAQ 2015
3928-34 Sheridan: Developer is requesting a zoning change from B1-2 to B3-5 for a 79 ft. mixed use building with 54 residential units and 27 parking spaces. 3928-34 Sheridan/Dakin 2014 Proposal; April 2014 East Lake View Neighbors Letter; 3928-34 N. Sheridan 2014 to 2015 Proposal Comparison
975 W. Wilson (SE corner of Wilson and Sheridan): Zoning change accepted on 8/31/15. Developer is requested a zoning change from B3-2 to B3-5 for a 79 ft., 7 story building with 138 units. The developer is looking to have a reduction in parking requirements by proposing 52 parking spaces, but it could be reduced even farther based on the passage of the proposed amendments to the Transit Oriented Development ordinance. This project was presented to the Clarendon Park Neighborhood Association on August 6 and had unanimous support from the neighbors that attended. The 46th Ward Zoning & Development Committee voted unanimously to approve the zoning change request. Please see the proposed project, developer application, and meeting minutes here: 975 Wilson (Wilson-Sheridan) – proposal, 975 Wilson (Wilson-Sheridan) Developer Application July 2015, 8-31-15 Meeting Minutes
1050 W. Wilson: Zoning change accepted. Truman Square Neighbors met on July 20, 2015 to a review a proposed development at this address. Developer is requesting a zoning change from B3-2 to B3-5 for 79 ft., 7 story building with 102 units. This development will be a TOD (transit oriented development) with a proposed reduction of 21 parking spaces. Please see the proposed project and developer application here: 1050 W Wilson – proposal July 2015, 1050 Wilson Development Application July 2015, 1050 W Wilson_5-19-16_Renderings_01, 1050 W Wilson Renderings_5-19-16_03
931-33 W. Belle Plaine: Zoning Change accepted on December 8, 2015. The Buena Park Neighbors Association met on December 8 to review an updated proposal for this address. The developer asked for a change from RT-4 to RM-4.5 for a 4 story, 17-unit residential building with 20 parking spaces and a designated loading zone on the property. For a comparison chart on the current zoning, past proposal, and current proposal, please see the document here: Belle Plaine Zoning Analysis – 11.04.15
Zoning change denied on October 22, 2015. The Buena Park Neighbors association met on June 1, 2015 to review a proposed development at this address. Additionally, Alderman Cappleman hosted two additional community meetings to review. Developer is asking for a change from RT-4 to RM-5 for a 4-story, 20-unit residential building with 21 parking spaces. Additionally they are looking for a 13% rear-yard set-back reduction due to the irregular shape of the lot. The 4th floor would have a 6ft. set-back from the 3rd floor. Please see the proposed project and developer application here: 931-33 W. Belle Plaine Developer Presentation, 931-933 W Belle Plaine – Developer Application
3817 – 3845 N. Broadway: Zoning change accepted by committee based on the project presented to the community. Developer proposing 7-story mixed use development with basement parking, first floor retail, second floor office, and 3-7th floor apartments. 93 residential units and 93 parking spots. This project will be a Planned Development. The developer requested a zoning change to bring all separate addresses to the same zoning designation. Currently, the property is zoned B1-2, B3-2, B1-5, and B3-5. The developer is requesting that the entire property is zoned to B3-5. 3817-3845 N. Broadway Rendering (Updated 2-3-15), Basement, First Floor, Second and Third Floors, Third through Seventh Floors, 3817-45 N Broadway_Developer Application, Traffic Impact Study for 3817-45 Broadway 3-30-2015, 3817-45 N Broadway-Updated Plan(10-20-15)
3901 N. Broadway [Sedgewick]: Developer requested zoning change from B3-2 to B3-5. Community asked for a reduction in height to approximately 80 ft. and an increase in parking ratio. Developer will be moving forward with new a new proposal. New proposal will be posted as soon as we receive it. The previous proposal that was presented to the community is here: 3901 N. Broadway Presentation (updated 9-5-14); 3901 N. Broadway Developer Application
932 – 940 W. Dakin: Zoning change frm RM-5 to B2-3 accepted. The East Lake View Neighbors board met on Tuesday, November 11, 2014 to discuss this Transit Oriented Development proposal. At an earlier meeting on August 5, the board had approved an earlier design, however, the developer for the original proposal sold the building to a new developer that created a slightly different proposal with additional units and parking. 932 W. Dakin Developer Application 932 W. Dakin Renderings: View 1, View 2, View 3, View 4
Lakeview Pantry, 3945 N. Sheridan Special Use proposal: Lakeview Pantry applied for a Special Use to establish as community center and food pantry at a new location. This matter was considered by the Zoning Board of Appeals on Friday, July 18 in the Council Chambers on the 2nd floor of City Hall, 121 . N. LaSalle St and it passed. Additional info: Lakeview Pantry Plans, Comments and responses
4027 N. Broadway: Zoning change accepted. The Buena Park Neighbors association met on Monday, June 2 and Monday, June 9, 2014 to discuss this proposal. Due to suggestions made by the surrounding residents, the developers changed their design to include retail on the first floor. Due to these changes, Buena Park Neighbors agreed to support the requested zoning change at the second meeting. Therefore, Alderman Cappleman is supportive of this zoning change. See the developer website here.
4642 N Magnolia Proposal: Zoning change denied. Magnolia-Malden neighbors met twice to discuss and vote on an up-zone for this property. The first meeting was held on November 25 at Truman College, which resulted in a tie vote. The second meeting was held on Monday, December 16 at the 46th Ward Office, which resulted in a unanimous vote against the up-zone. Therefore, Alderman Cappleman is not supportive of this zoning change.
Preston Bradley Center: Representatives from Truman Square, Gunnison and Lakeside Neighbors met April 8, 2013 at the Preston Bradley to discuss a zoning change from R to B-3-3. This zoning change will allow the building to get a Performing Arts Venue (PAV) license to expand it’s theater programming. This will also allow for other potential future commercial uses of the building spaces. Other existing functions of the building will not be affected. The building currently has a Special Use approval for a shelter, which will remain in place. The church function of the building will continue as a “legal nonconforming” use. This proposal was endorsed by the groups in attendance with the stipulation that the Preston Bradley Center create a Good Neighbor Agreement with the block clubs.
Sarah’s Circle: Special Use endorsed by the Truman Square Neighbors. Will be considered by the Zoning Board of Appeals on April 19th, 2013 at 2:00pm with support from Ald. Cappleman. This will allow Sarah’s Circle, currently operating their overnight program at the Uptown Baptist Church and their day program at 4750 N. Sheridan to renovate space at 4750 N. Sheridan and run their program from that location 24hrs/ day. This program is for 50 unaccompanied women and the size and scope of the program will remain unchanged.
4520 N. Beacon Proposal: Zoning change endorsed by the Beacon Block Club, will proceed to Committee on Zoning with support from Alderman Cappleman. This project is an adaptive reuse of the Hull House building at 4520 N. Beacon. The zoning change is to accommodate an additional 8 feet in height (from 30′ to 38′) and conversion into 24 market rate rental apartments. The building footprint and size and location of the parking lot will remain the same.
Sonic: Special Use endorsed by the Truman Square Neighbors, approved by the Zoning Board of Appeals on March 15, 2013 with support from Alderman Cappleman.
Sonic Landscape Plan
Past projects brought to the 46th Ward Zoning & Development Committee:
- Information regarding the previous Dave Gassman proposal at 3817-3845 block of Broadway, east side
- Information regarding the 3750 N. Halsted proposed development here.
- Information regarding the proposed zoning change for the Andersonville Guest House at 4872 N. Clark
- Information regarding previous Sedgwick proposal for Maryville Property
About the 46th Ward Zoning & Development Committee:
Representatives from over 30 diverse neighborhood organizations throughout the ward make up this committee. Representatives include members from various block clubs, condo boards, affordable housing buildings, as well as experts in urban planning and historic preservation (See below). Every resident should have at least one representative serving on this committee. Each organization sends one representative of their choosing to the Zoning & Development Committee. Non-members may attend as room allows. Non-members may submit questions to be asked by their representative at the meeting. For more information about this committee and your representative, call the 46th Ward office at 773-878-4646 or email the office at firstname.lastname@example.org. New members may be added to the committee in the future.
Meetings of the 46th Ward Zoning and Development Committee are the last Monday of each month at 7 pm**. Location is to be determined for each meeting, contact your representative or the 46th Ward office for more information.
**Meetings will be canceled if there are no development proposals to review. Public information meetings regarding specific developments will be scheduled in addition to committee meetings.
Uptown United, East Lakeview Chamber of Commerce, North Halsted Merchant Association, Uptown Chicago Commission, ONE Northside, East Lake View Neighbors, 3900 N. Lake Shore Drive, Lakeview East Co-op (707 W. Waveland), 655 W. Irving, Gill Park Co-op (810 W. Grace), 555 W. Cornelia, Buena Park Neighbors, 4250 N. Marine Drive, 4300 N. Marine Drive, Ruth Shriman House (4040 N. Sheridan), 4343 N. Clarendon, Clarendon Park Neighbors, Lakeview Towers 4550 N. Clarendon, Graceland Wilson Block Club, Dover Street Neighbors Block Club, Beacon Block Club, Magnolia-Malden Block Club, Truman Square Neighbors, Lakeside Neighbors Block Club, Friendly Tower (920 W. Wilson), Gunnison Block Club, Castlewood Terrace, 4848 N. Sheridan, 700 W. Bittersweet, Mark Zipperer (Real estate), Marty Tangora (historic structures), Chester Kropidlowski (Traffic), 3600 N. Lake Shore Drive, 3660 N. Lake Shore Drive