[remote or in person] Plan Commission
Chicago Plan Commission
Development
Thursday, July 18, 2024
10:00 a.m. — 2:00 p.m. CDT
121 N LaSalle St Chicago, IL 60602 (Directions)
City Hall, 2nd floor, Council Chambers
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Reporting
Edited and summarized by the Chicago - IL Documenters Team
Live reporting by
Natalie Frank
Executive order 2017-2 established goals for developers to increase hire of minority and women owned business enterprise certified contractors by 26% and 6% respectively and local hires by 50%. DPD updated that 37% of projects submitted met at least one of the goals.
Natalie Frank, Ph.D
@FrankNatalie
Hi all - Today I will be tweeting the Chicago Plan Commission Meeting for for #CHIdocumenters @CHIdocumenters. There are a number of plans being presented today so stay tuned!
10:18 AM Jul 18, 2024 CDT
@CHIdocumenters The meeting was called to order on time at 10:00am. A vote determined that there was a quorum present.
@CHIdocumenters Agenda Item 1: Proposed rezoning of Business Planned Development submitted by LPC Chicago, LLC for property located at 749-757 W. North Avenue, 1551-1557 N Halsted St., 1555-1569 N. Clybourn Ave., and 732-754 W. Weed St.
@CHIdocumenters Item 1: Bank building currently there would be demolished. Other 2 story building and parking structure would remain and provide accessory parking. Also, a transit oriented site, being almost on top of CTA which would allow for easy access. Served by bus lines and CTA redline.
@CHIdocumenters Item 1 Goals - Maintain N Branch Industrial Corridor as important economic engine & vital job center within City of Chicago, provide better access for all transportation modes • Build on N Branch Industrial Corridor’s natural and constructed environment
@CHIdocumenters Item 1: Main concern related to traffic in area. Rezoning, change of use will decrease trips, proposed building served by existing parking garage won't increase parking demand on Lincoln Park Center. The parking garage won't be monthly leased parking but will be accessible.
@CHIdocumenters Item 1: Public comment - Butler Adams stated arrangements good for transit but believed could further mitigate traffic problems by bringing back train stop once there, and re-establish old bus routes that were eliminated.
@CHIdocumenters Item 1: Questions from Aldermen around traffic mitigation. One area of concern related to increase in ride-share. PD personnel stated there would be designated areas for pickup and drop off through GPS and signage on circular drive to prevent bocking bike lanes, other traffic
@CHIdocumenters Item 1: Representative for Ald Hopkins stated that the developers engaged a traffic consultant and proposal has good plan for mitigation of traffic problems, addresses drivers routinely stop in traffic lanes to run into stores and ride share. Supports proposal.
@CHIdocumenters Item 1: Ald Dowell - affordable housing. No 3, 4 br affordable housing so not helping large families. 80% AMI in studios, 1 br. 60% in 1, 2 brs. Ans. Distribution could change but basis is what believe can market. DOH gives spread sheet to get to 60% but not fully targeted yet
@CHIdocumenters Item 1: Roll call vote called for as proposal meets all necessary criteria. Motion passes. Proposal approved by PD.
@CHIdocumenters Item 2: Proposed amendment to Residential Business Planned Development, submitted 1140 W Erie LLC, for property at 1140 W. Erie St. to allow animal services, excluding shelter/boarding kennel, stables; financial services, excluding payday loan, pawn shops; consumer repair/laundry
@CHIdocumenters Item 2: Proposed amendment consistent with goals of Near NW Side Plan • Provide more open space, rec for residents; Improve quality/capacity of transit, transportation infrastructure; Fit existing neighborhoods; Create new retail, commercial uses for needs of new development
@CHIdocumenters Item 2: Alderman Lions are there commercial occupants already in mind for the location. Ans: Driven by need for pet grooming and pet retail space in area. Some of this already existing.
@CHIdocumenters Item 3: Proposal to amend boundaries of existing planned development to remove property S of Lake St. Remaining property permits construction of mixed-use bld w/ 179 resid units, ground-floor commercial space, 29 accessory parking spaces, 179 bike parking spaces.
@CHIdocumenters Item 2: Bound by W Loop Design Guidelines for tall bldgs., & establishes green, pedestrian friendly corridor. Bound by Fulton Market Innovation District Plan promotes mixed-use/income developments; Improve transportation access; Protects historical/cultural assets
@CHIdocumenters Item 2: Traffic study- Existing streets can accommodate increased traffic. Recommends traffic signal at intersection of Lake St & Racine Ave with countdown pedestrian signals. Should consider xwalks at Lake & May streets; Fulton Market & Aberdeen St; Fulton Market & May St
@CHIdocumenters Item 2: 36 affordable units, at least 1/3 affordable to households at or below 50% of AMI, 1/6 affordable to households at or below 40% of AMI. Will use best efforts to provide additional 18 affordable units either on-site or in an off-site with FMID as specified by FMID Plan
@CHIdocumenters Item 2: Cost - ~$91M. Will establish ~300 construction jobs, ~10 permanent jobs; contribute ~ $232,000 to Neighborhood Opportunity Fund;- Contribute ~ $29,000 to Local Impact Fund; Contribute ~$1,000,000 to Annual Tax
@CHIdocumenters Item 2: Traffic impact study- existing streets can accommodate traffic from the proposed development. Will establish 2 drop off pick up areas. Will have access to residential, grocery store loading areas. Recommends traffic signal w/ count at the intersection of Lake St & Racine
@CHIdocumenters Item 2: Will have 133 Affordable Units (20% of Total Units) on site. Units will be affordable to households at weighted avg of 60% of AMI. 23 Units at 80% AMI, 66 Units at 60% AMI, 37 Units at 50% AMI, 7 Units at 40% AMI
@CHIdocumenters Public Comment: This is 3rd time has come up for consideration. Balcony placement not attractive. Between last time and now 122 units added and many parking spaces. Would like some underground, way of hiding it or make them flat so if don't need can convert to something else
@CHIdocumenters Item 2: Question raised about open green space for youth. Maybe before after school time for use of nice covered alley space. Answer are looking at establishing green space with meaning but land is very expensive so difficult to establish but are studying it.
@CHIdocumenters Item 2: Concerns from some alders on area becoming over saturated, increased population in area, increased traffic hampering everything going east no open green space Need a better understanding of sustainability walkability family growth additional impact on city taxpayers.
@CHIdocumenters Item 3: Item 3: Proposal sub by Fulton Grounds Owner LLC, for property at 170 N. May to rezone to new Residential-Business PD. Would permit construction of 2 buildings w/ 667 residential units, ground-floor commercial retail space, 509 parking spaces, 667 bicycle parking spaces.
@CHIdocumenters Item 3: Bound by W Loop Design Guidelines to build on central area characteristics of employment, transportation, cultural, residential center. Bound by FMID Plan preserve jobs, accommodate private sector investments to reinforce area's role as innovation-driven employment center
@CHIdocumenters Item 3: Traffic Impact Study- Existing streets can accommodate increased traffic. Outbound movements from access drive under stop sign control. Two drop-off/pick-up zones. Based on projected traffic recommend traffic signal w/ countdown at intersection of Lake St & Racine Ave.
@CHIdocumenters Item 3: 133 Affordable Units (20% of Units) on-site. Units will be affordable to households at weighted average of 60% of AMI - 23 Units at 80% AMI • 66 Units at 60% AMI • 37 Units at 50% AMI • 7 Units at 40% AMI
@CHIdocumenters Public Comments: 3 against 1 for. In favor - Over 300 people against proposal but none showed up to community mtg. Asked commission not be scared of high density and height of new blds. These types of develop are good for area.
@CHIdocumenters Item 3: Speakers against said no one at mtg b/c open meetings violation, proposal not on agenda & didn't know. Developer not operating in good faith w/ community, won't provide traffic study, say talked with schools but didn't. Area doesn't need grocery store, no housing shortage
@CHIdocumenters Item 3: Commissioners asked about open meeting violation. Developer rep answered he never heard about this, there was no open meetings violation, the meeting was public knowledge for some time.
@CHIdocumenters Item 3: Some commissioners concerned about lack of green space, open space, lack of greenery on outside of buildings. Answer: existing sidewalks too narrow to allow for this. Everything between set back and street is sidewalk and another business abuts property on other side.
@CHIdocumenters Item 3: Comments from commission great to have a walkable community. Walk to grocery, schools, businesses. Reply: Developer said spoke with all of bldgs in area and condo boards and majority appreciate that they will be able to walk to grocery store.
@CHIdocumenters Item 3: Pointed out that council about to go into August recess so won't be able to have further conversation until fall but this isn't the end of democratic process considering this development. Feedback is always welcome.
@CHIdocumenters Item 4: Staff of Dept of Planning & Develop. Update on MINORITY AND WOMEN-OWNED BUSINESS ENTERPRISE CERTIFIED CONTRACTORS AND LOCAL CITY RESIDENT EQUITABLE PARTICIPATION.
@CHIdocumenters Item 4: 9/2017 - 6/2024 355 Applications Approved; Est Costs $53,491,497,035; Est Construction jobs 177,178; 100% qualifying projects committed to meet/exceed goals; 26% Minority Busin. Enterprise Participation, 6% Women Busin. Enterprise Participation, 50% City Resident Hiring
@CHIdocumenters Item 4: Projects/developers that met or exceeded all three goals - 4424 & 4434 South Cottage Grove (4400 S Cottage Grove); 2424 S. Halsted Street
@CHIdocumenters Item 4: Final report (at time of Certificate of Occupancy) - 53 reports, 19met no goals, 20 met 1 goal, 12 met 2 goals, 2 met all 3 goals. For specific goals 15 projects met MBE goal, 29 projects met WBE goal, 6 projects met Local Hire goal.
@CHIdocumenters Item 4: Procurement office routinely offers good faith waivers if developer cannot meet required goals.
@CHIdocumenters Item 4: Alder said need to track data for all applicants even if didn't complete application. Over 1/3 of final didn't report so why given COO? Ans. Are revising forms. New forms include request for name, contact info of general contractor responsible for tracking.
@CHIdocumenters Item 4: Request for # of good faith waivers. Said can look into it. Only applies to projects receiving city funding. Privately funded may have 0 women, 0 minority. Those required to get exemption, consider adding personal analysis of what did well how need to improve to address
@CHIdocumenters Item 4: LaSpata asked if could operate adjacent to executive order to require anyone receiving COO to meet all requirements and provide final report demonstrating this.
@CHIdocumenters Sicho Lopez said can't expect contractors to meet goals out of willingness but only through executive orders insuring compliance, penalties for lack of/incomplete reporting, failure to meet requirements. Wants to talk to law dept to expand commissions ability to govern this.
@CHIdocumenters Motion to adjourn. Meeting adjourned at 1:45 p.m. This concludes coverage of the Chicago Plan Commission Board meeting. The next meeting is scheduled for August 15, 2024. For more meeting coverage, check out .
documenters.org
Live reporting by
Natalie Frank
Executive order 2017-2 established goals for developers to increase hire of minority and women owned business enterprise certified contractors by 26% and 6% respectively and local hires by 50%. DPD updated that 37% of projects submitted met at least one of the goals.
Natalie Frank, Ph.D
@FrankNatalie
Hi all - Today I will be tweeting the Chicago Plan Commission Meeting for for #CHIdocumenters @CHIdocumenters. There are a number of plans being presented today so stay tuned!
10:18 AM Jul 18, 2024 CDT
@CHIdocumenters The meeting was called to order on time at 10:00am. A vote determined that there was a quorum present.
@CHIdocumenters Agenda Item 1: Proposed rezoning of Business Planned Development submitted by LPC Chicago, LLC for property located at 749-757 W. North Avenue, 1551-1557 N Halsted St., 1555-1569 N. Clybourn Ave., and 732-754 W. Weed St.
@CHIdocumenters Item 1: Bank building currently there would be demolished. Other 2 story building and parking structure would remain and provide accessory parking. Also, a transit oriented site, being almost on top of CTA which would allow for easy access. Served by bus lines and CTA redline.
@CHIdocumenters Item 1 Goals - Maintain N Branch Industrial Corridor as important economic engine & vital job center within City of Chicago, provide better access for all transportation modes • Build on N Branch Industrial Corridor’s natural and constructed environment
@CHIdocumenters Item 1: Main concern related to traffic in area. Rezoning, change of use will decrease trips, proposed building served by existing parking garage won't increase parking demand on Lincoln Park Center. The parking garage won't be monthly leased parking but will be accessible.
@CHIdocumenters Item 1: Public comment - Butler Adams stated arrangements good for transit but believed could further mitigate traffic problems by bringing back train stop once there, and re-establish old bus routes that were eliminated.
@CHIdocumenters Item 1: Questions from Aldermen around traffic mitigation. One area of concern related to increase in ride-share. PD personnel stated there would be designated areas for pickup and drop off through GPS and signage on circular drive to prevent bocking bike lanes, other traffic
@CHIdocumenters Item 1: Representative for Ald Hopkins stated that the developers engaged a traffic consultant and proposal has good plan for mitigation of traffic problems, addresses drivers routinely stop in traffic lanes to run into stores and ride share. Supports proposal.
@CHIdocumenters Item 1: Ald Dowell - affordable housing. No 3, 4 br affordable housing so not helping large families. 80% AMI in studios, 1 br. 60% in 1, 2 brs. Ans. Distribution could change but basis is what believe can market. DOH gives spread sheet to get to 60% but not fully targeted yet
@CHIdocumenters Item 1: Roll call vote called for as proposal meets all necessary criteria. Motion passes. Proposal approved by PD.
@CHIdocumenters Item 2: Proposed amendment to Residential Business Planned Development, submitted 1140 W Erie LLC, for property at 1140 W. Erie St. to allow animal services, excluding shelter/boarding kennel, stables; financial services, excluding payday loan, pawn shops; consumer repair/laundry
@CHIdocumenters Item 2: Proposed amendment consistent with goals of Near NW Side Plan • Provide more open space, rec for residents; Improve quality/capacity of transit, transportation infrastructure; Fit existing neighborhoods; Create new retail, commercial uses for needs of new development
@CHIdocumenters Item 2: Alderman Lions are there commercial occupants already in mind for the location. Ans: Driven by need for pet grooming and pet retail space in area. Some of this already existing.
@CHIdocumenters Item 3: Proposal to amend boundaries of existing planned development to remove property S of Lake St. Remaining property permits construction of mixed-use bld w/ 179 resid units, ground-floor commercial space, 29 accessory parking spaces, 179 bike parking spaces.
@CHIdocumenters Item 2: Bound by W Loop Design Guidelines for tall bldgs., & establishes green, pedestrian friendly corridor. Bound by Fulton Market Innovation District Plan promotes mixed-use/income developments; Improve transportation access; Protects historical/cultural assets
@CHIdocumenters Item 2: Traffic study- Existing streets can accommodate increased traffic. Recommends traffic signal at intersection of Lake St & Racine Ave with countdown pedestrian signals. Should consider xwalks at Lake & May streets; Fulton Market & Aberdeen St; Fulton Market & May St
@CHIdocumenters Item 2: 36 affordable units, at least 1/3 affordable to households at or below 50% of AMI, 1/6 affordable to households at or below 40% of AMI. Will use best efforts to provide additional 18 affordable units either on-site or in an off-site with FMID as specified by FMID Plan
@CHIdocumenters Item 2: Cost - ~$91M. Will establish ~300 construction jobs, ~10 permanent jobs; contribute ~ $232,000 to Neighborhood Opportunity Fund;- Contribute ~ $29,000 to Local Impact Fund; Contribute ~$1,000,000 to Annual Tax
@CHIdocumenters Item 2: Traffic impact study- existing streets can accommodate traffic from the proposed development. Will establish 2 drop off pick up areas. Will have access to residential, grocery store loading areas. Recommends traffic signal w/ count at the intersection of Lake St & Racine
@CHIdocumenters Item 2: Will have 133 Affordable Units (20% of Total Units) on site. Units will be affordable to households at weighted avg of 60% of AMI. 23 Units at 80% AMI, 66 Units at 60% AMI, 37 Units at 50% AMI, 7 Units at 40% AMI
@CHIdocumenters Public Comment: This is 3rd time has come up for consideration. Balcony placement not attractive. Between last time and now 122 units added and many parking spaces. Would like some underground, way of hiding it or make them flat so if don't need can convert to something else
@CHIdocumenters Item 2: Question raised about open green space for youth. Maybe before after school time for use of nice covered alley space. Answer are looking at establishing green space with meaning but land is very expensive so difficult to establish but are studying it.
@CHIdocumenters Item 2: Concerns from some alders on area becoming over saturated, increased population in area, increased traffic hampering everything going east no open green space Need a better understanding of sustainability walkability family growth additional impact on city taxpayers.
@CHIdocumenters Item 3: Item 3: Proposal sub by Fulton Grounds Owner LLC, for property at 170 N. May to rezone to new Residential-Business PD. Would permit construction of 2 buildings w/ 667 residential units, ground-floor commercial retail space, 509 parking spaces, 667 bicycle parking spaces.
@CHIdocumenters Item 3: Bound by W Loop Design Guidelines to build on central area characteristics of employment, transportation, cultural, residential center. Bound by FMID Plan preserve jobs, accommodate private sector investments to reinforce area's role as innovation-driven employment center
@CHIdocumenters Item 3: Traffic Impact Study- Existing streets can accommodate increased traffic. Outbound movements from access drive under stop sign control. Two drop-off/pick-up zones. Based on projected traffic recommend traffic signal w/ countdown at intersection of Lake St & Racine Ave.
@CHIdocumenters Item 3: 133 Affordable Units (20% of Units) on-site. Units will be affordable to households at weighted average of 60% of AMI - 23 Units at 80% AMI • 66 Units at 60% AMI • 37 Units at 50% AMI • 7 Units at 40% AMI
@CHIdocumenters Public Comments: 3 against 1 for. In favor - Over 300 people against proposal but none showed up to community mtg. Asked commission not be scared of high density and height of new blds. These types of develop are good for area.
@CHIdocumenters Item 3: Speakers against said no one at mtg b/c open meetings violation, proposal not on agenda & didn't know. Developer not operating in good faith w/ community, won't provide traffic study, say talked with schools but didn't. Area doesn't need grocery store, no housing shortage
@CHIdocumenters Item 3: Commissioners asked about open meeting violation. Developer rep answered he never heard about this, there was no open meetings violation, the meeting was public knowledge for some time.
@CHIdocumenters Item 3: Some commissioners concerned about lack of green space, open space, lack of greenery on outside of buildings. Answer: existing sidewalks too narrow to allow for this. Everything between set back and street is sidewalk and another business abuts property on other side.
@CHIdocumenters Item 3: Comments from commission great to have a walkable community. Walk to grocery, schools, businesses. Reply: Developer said spoke with all of bldgs in area and condo boards and majority appreciate that they will be able to walk to grocery store.
@CHIdocumenters Item 3: Pointed out that council about to go into August recess so won't be able to have further conversation until fall but this isn't the end of democratic process considering this development. Feedback is always welcome.
@CHIdocumenters Item 4: Staff of Dept of Planning & Develop. Update on MINORITY AND WOMEN-OWNED BUSINESS ENTERPRISE CERTIFIED CONTRACTORS AND LOCAL CITY RESIDENT EQUITABLE PARTICIPATION.
@CHIdocumenters Item 4: 9/2017 - 6/2024 355 Applications Approved; Est Costs $53,491,497,035; Est Construction jobs 177,178; 100% qualifying projects committed to meet/exceed goals; 26% Minority Busin. Enterprise Participation, 6% Women Busin. Enterprise Participation, 50% City Resident Hiring
@CHIdocumenters Item 4: Projects/developers that met or exceeded all three goals - 4424 & 4434 South Cottage Grove (4400 S Cottage Grove); 2424 S. Halsted Street
@CHIdocumenters Item 4: Final report (at time of Certificate of Occupancy) - 53 reports, 19met no goals, 20 met 1 goal, 12 met 2 goals, 2 met all 3 goals. For specific goals 15 projects met MBE goal, 29 projects met WBE goal, 6 projects met Local Hire goal.
@CHIdocumenters Item 4: Procurement office routinely offers good faith waivers if developer cannot meet required goals.
@CHIdocumenters Item 4: Alder said need to track data for all applicants even if didn't complete application. Over 1/3 of final didn't report so why given COO? Ans. Are revising forms. New forms include request for name, contact info of general contractor responsible for tracking.
@CHIdocumenters Item 4: Request for # of good faith waivers. Said can look into it. Only applies to projects receiving city funding. Privately funded may have 0 women, 0 minority. Those required to get exemption, consider adding personal analysis of what did well how need to improve to address
@CHIdocumenters Item 4: LaSpata asked if could operate adjacent to executive order to require anyone receiving COO to meet all requirements and provide final report demonstrating this.
@CHIdocumenters Sicho Lopez said can't expect contractors to meet goals out of willingness but only through executive orders insuring compliance, penalties for lack of/incomplete reporting, failure to meet requirements. Wants to talk to law dept to expand commissions ability to govern this.
@CHIdocumenters Motion to adjourn. Meeting adjourned at 1:45 p.m. This concludes coverage of the Chicago Plan Commission Board meeting. The next meeting is scheduled for August 15, 2024. For more meeting coverage, check out .
documenters.org
Attachments
Agency Information
Chicago Plan Commission
The Chicago Plan Commission is responsible for the review of proposals that involve Planned Developments (PDs), the Lakefront Protection Ordinance, Planned Manufacturing Districts (PMDs), Industrial Corridors and Tax Increment Financing (TIF) Districts. It also reviews proposed sales and acquisitions of public land as well as certain long-range community plans.
Documents
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