Chicago Plan Commission
Chicago Plan Commission
Development
Chicago, IL 60602 (Directions)
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Reporting
Edited and summarized by the Chicago - IL Documenters Team
Note-taking by
Collin Hazlett
St. Anthony/Focal Point Campus, Lincoln Yards, INVEST South/West
Live reporting by
Zoe Pharo
St. Anthony/Focal Point Campus, Lincoln Yards, INVEST South/West
Zoe Pharo
@zoepharo
Hi, I'll be live-tweeting today's @ChicagoDPD Plan Commission meeting at 10am for @CHIdocumenters. Changes to the plan for the St. Anthony Hospital and Focal Point community campus site in Little Village will be up for review, as well as other items. #ChiDocumenters
09:50 AM Jan 20, 2022 CST
Here's the link to the agenda! Saint Antony Hospital is item D1. s3.documentcloud.org/documents/2118…
City Council approved the sale of the former Washburne Trade School to St. Anthony Hospital in April, making way for the 32-acre Focal Point Community Campus
blockclubchicago.org/2021/11/19/st-…
blockclubchicago.org/2021/11/19/st-…
The project has been controversial. "...some community members have cited concerns of longtime residents being displaced, similar to what community members in Pilsen have experienced as a result of ongoing gentrification.
Others have called the $600 million development project a much needed addition to the community. One community member during Thursday’s meeting acknowledged concerns but said, “Our community does deserve a first-rate hospital.”
9 people will present today. Ivette Trevino the Executive Director of Little Village Chamber of Commerce, is speaking in support. She says "the development will create much needs jobs" and mentions it will have significant green space.
@jaime_dipaulo, President & CEO of the Illinois Hispanic Chamber of Commerce also in support. "It will serve as a symbol of equality and diversity," he says. The Campus includes the construction of recreational spaces, as well as medical.
Raul Raymundo, CEO of The Resurrection Project, in support as well. Speaking about St. Anthony's commitment to serving west side neighborhoods, and Black and brown communities.
Rev. Dr. Richard Nelson of Greater Open Door Baptist Church also in support, asks the Commission to please approve the proposal.
@REDEEMEDOUTREAC supports the project as well. He notes that St. Anthony would stay open during the project.
Butler Adams in support. He wants the max height for the building, says "more is better." The building is currently planned as a mid-rise. He wonders if there will be solar panels as well. (He also hopes that this and Invest South/West will spur growth in Ogden Corridor).
Now, Adams is speaking about Lincoln Yards. Adams described as an "internet architecture booster" (I believe this should be "boaster" chicagoarchitecture.org/2013/01/24/pla…
Ben Monroe, of Davis Theater, is talking about his experience with the developer. He says he has been "grateful" for Sterling Bay at many moments.
I missed the name of the additional person, but they also has positive experiences with the developer, Sterling Bay.
Now, Commissioners are voting in favor of items #1 and #2. Both motions pass. Moving onto item D: St. Anthony and Focal Point s3.documentcloud.org/documents/2118…
@TeresaLCordova reading the proposal. The campus would be located at 3201-3345 West 31st Street and 3100-3258 South Kedzie Avenue (22nd) ward and would includes 1,245 parking spaces.
@bri_hack now presenting on the project. The development would be an increase to 28.89 acres. Presentation here: chicago.gov/content/dam/ci…
The planned El Paseo route would be very near the construction https://t.co/GScbcE2lde
Recommendations include: pedestrian-friendly infrastructure, relocating the parking garage, and integrating the development into the community https://t.co/RI7cyoPhEI
Lenny Asaro, Faegre Drinker, is now introducing Grace Rappe of HDR Architects.
Rappe is noting all the amenities that will be included. Here's a full list: https://t.co/uKJ5aDaRpX
Rappe says the project "has adapted to changes requested by the Commissioner and staff." The main changes are to make it more pedestrian-friendly. Here is the full list: https://t.co/cH2uY33YiC
Rappe says considerations of housing (which have been controversial) "may become part of Phase 2 or Phase 3." More on prioritizing the pedestrian experience. Community input asked for sports fields, which they have located on top of the parking garage.
"The hospital will be the most prominent building," she says, reaching 240 ft.
Medical building sits on top of the fitness center, which includes basketball courts, fields, and a swimming pool.
They've submitted plans for a campus shuttle and integrated the following improvements: https://t.co/ayLJXgloW1
26% of construction costs will be expended "for contract participation by minority-owned businesses" and "at least 6% participation from women-owned businesses"
They are clarifying that evidence cannot be added right now, and that @ChicagoDPD Plan Commission will make a recommendation to zoning and City Council, who will make the final call
@marisa_novara asks a question, and someone responds that they are considering an assisted living or retirement facility (I assume nearby)
@rodriguezfor22Alderm speaking, says he received 222 letters of support for the project. St. Anthonys has been an "anchor" in the community, he adds, especially with vaccine delivery.
@TeresaLCordova asks about it being a "grounds fill" site (believe this is what was said), and someone responds about considerations of contamination
Proposal for construction at 3900 S. Normal Avenue. Carmen Martin requesting a change in zoning designation to permit construction of a 1-story building, which will contain 169 parking spaces, 26 trailer spaces, 16 loading spaces, and 20 bicycle parking spaces
One Barry introduces another Barry (Misner). @TeresaLCordova jokes - is Barry a prerequisite for being on the project? A bit of levity
Barry Misner says that they have now slid the building forward, to the North. Parking is also on a new side: https://t.co/LXXx8PywuU
It is a 4 tenant building. One side faces the railroad, the other is a truck corridor. The side wall/stair wall/low wall will all face Pershing Rd. They are also planning a mural on the Pershing side (example one with orange skyline shown), with community input https://t.co/ctXpzMUCVo
For context, this is a proposed warehouse development. Here's an article that was published on community opposition in Nov. 2021: chicago.suntimes.com/2021/11/29/228…
Carmen Martinez giving the DPD Recommendation for D2. Here are the points: https://t.co/kh6S9zkG8M
Commissioner Pineiro asks if it is "exclusively a warehouse facility." Barry Misner they are "seeing a lot of light manufacturing." They are building with more parking, with the idea they will get more manufacturing tenants
Sarah Lyons asks about air quality studies. Susan Foley responds that they have used an "EPA-recommended" measure called Air Mod that includes existing emissions. They plan to follow up with additional info
@TeresaLCordova says it's great they are including light manufacturing. Voting: Commissioner Lyons abstains, , everyone else votes in favor. Passes. Onto D3!
The space is currently "underutilized."
Here is the entire presentation: chicago.gov/content/dam/ci…
Here is the entire presentation: chicago.gov/content/dam/ci…
@aldermanscott24 says "this is a police station that had an abundance of parking" almost 5 square blocks. It is right across the street from another INVEST South/West construction project.
@aldermanscott24 adds that the 65 units of affordable Grace Manor housing will be marketed to folks in the community, and "will hopefully bring back residents who have left the community."
@aldermanscott24 thanks the commissioner for bringing housing to North Lawndale. Says INVEST South/West is working in the 24th ward.
@MauriceDCox said the police department willingly put their parking lot up for redevelopment. Says there are many other "strategically located facilities" with underutilized parking lots, and this could be a model
@marisa_novara says the Department of Housing is excited about this "cluster" of housing developments
Voting now. Two commissioners, Reyes and Flores recuse themselves. Passes. Now D4!
D4: For Grace Manor affordable multi-family housing at 3401-23 W. Ogden Ave (24th ward). Proposal is to rezone the site, and develop a 6-story, mixed-use building with 65 housing units, ground-floor retail space, and 18 parking spaces. chicago.gov/content/dam/ci…
CPD 10th District is directly to the east, as was seen with D3. Here is a closer view: https://t.co/EJCXHdJqyy
This project is also part of the INVEST South/West Corridor. Juan (missed his last name) says all parking is hidden underneath, and details the construction. He speaks to the nostalgia of Lawndale's connection to Route 66
Amy Degnan of Georges & Synowiecki says the project will bring ~160 construction jobs and 11 permanent jobs
@aldermanscott24 thanks a number of people, and says in the 7 years he's been alderman, they've been working on this project for 6 of those years. Here's a picture of the proposed building: https://t.co/X9lMMbjDjU
@TeresaLCordova thanks the architect, Juan Moreno (this is his last name). She comments: "affordable housing can still be really beautiful."
@ernest_bellamy_ presents D5: the amendment only services as a Technical Amendment, to change parking from a maximum of 105 to a minimum of 105 spaces at Benito Juarez High School (25th ward) chicago.gov/content/dam/ci…
Scott Borstein of NealAndLeroy explains that the original proposal had a typo. Since there are 150 spots planned, they need to correct "maximum" to "minimum," and are coming back to execute this text amendment
Rúben says this project is a "linchpin in the Pilsen community." Javier adds there is a place on 21st and Ashland that might require follow-up regarding access to parking
Voting now! Passes. Onto D6 (last of the matters submitted in accordance with the Lake Michigan and Chicago Lakefront Protection Ordinance and/or the Chicago Zoning Ordinance)
Cindy [didn't catch last name] explains D6: Three parcels, B1: park and recreational amenities, C1: 19-story building, and D1: 15-story building for Lincoln Yards South (2nd ward). For context, these are part of the North Branch Framework Plan and Chicago River Design Guidelines
@ChicagoDPD already approved this plan in March 2019. Cindy says they have since incorporated these changes: https://t.co/CNwkPgfGFE
Architect Brett Taylor speaking now. Working with Sterling Bay, he says their vision for Lincoln Yards & Steelyard is that they are "stitching together" two great Chicago neighborhoods
Taylor says they all will be completed concurrently in Q3 of 2024. Rob Reuland adds that Lincoln Yard North will focus more on gathering spaces, South on more active play/sports. It will connect North to the 606
B1 includes a canoe and kayak facility, children's play area, dog run, stormwater garden, floating wetlands, and concession and bathroom structures: https://t.co/X3YQtvVfMA
Onto D1 (a 15-story building), presented by John Mitchell. It will be a mix of studios and one-bedroom units. Here's the entire presentation for the three D6 proposals: chicago.gov/content/dam/ci…
Kelly Murphy, another architect, is now talking about the promenade between the buildings. Here's an image of the various sides: https://t.co/46STr2AyC1
Brett Taylor again, on the D1 Market Hall, a one-story retail building, which is designed for food and beverage tenants, which he says will be integrated into the "experience of the park." https://t.co/tDc87I6Fps
Now, onto C1, South of the promenade (a 19-story building). For context, here was the original plan back in 2019: news.wttw.com/2019/01/24/chi…
Keiana Barrett, Sterling Bay Director of Diversity and Strategic Development, says they anticipate 23,000 permanent jobs and 10,000 constructions jobs that will create "generational wealth" opportunities and ~4 billion in economic benefits https://t.co/upmDxXjpti
Commissioner Reyes asks about who the housing will target. One of the Sterling Bay representatives answers that half of units will be at 60% and half at 50%
Someone asks about public accessibility of the park and recreational areas. Fred Krohl and Katie with Sterling Bay affirm that both will be. Here is an image of the entire development: https://t.co/G0qGnRZAWu
Another question on affordability and the potential to build off-site on the West Side. @marisa_novara says that"this PD has a tremendous amount of flexibility."
@guacolda_reyes asks about parking. SB responds that they underwent a traffic study, and we have a parking garage available to the public
@MauriceDCoxsays this is one of the "mega projects" that he inherited and will benefit the city. According to this complete proposal map, it looks like everything is slated to be completed by 2025: https://t.co/lUk29XiJ2E
SB says they are looking to break ground in Q2/Q3 of this year. @MauriceDCox adds that they've enlisted a group of architects to execute the project. Including: Gensler, HPA, site design
Last item on the agenda! INVEST South/West: Two-Year Update. INVEST South/West is a community improvement initiative under Mayor Lightfoot, marshaling resources to 12 commercial corridors within 10 South and West side community areas. Presented by @MauriceDCox
Here's a snapshot of where the funds are coming from. $250 came from TIF (tax increment financing): https://t.co/FMLQX4lVoD
And here are the funds by neighborhood. There has been $1.4 billion total investment to date. https://t.co/KVvJcidlk8
@MauriceDCox says they used RFPs (Requests for Proposals) to solicit development proposals, which involves the community and "ensures high-level financial feasibility," according to the slide
@MauriceDCox says at the core of this effort was a desire to "build local wealth" and trust. He says they have held over 96 roundtable meetings (during a pandemic!), and have had 4,285 participants/47 per session. The community be able to associate a face with "their developer"
Here's another look at Ogden Ave., one of the clustered development examples of INVEST South/West https://t.co/QLp7FaRaq6
In 2022, they will try create additional infill opportunities (to fill in the corridors with housing options). Here are some of the other proposed projects: https://t.co/GdXS5wgIL6
@MauriceDCox says the hope is to "build these local neighborhoods again," support mixed-use affordable housing near transit, create gathering spaces, and more that "takes the long view."
In response to a question on community involvement from Commissions Lyons, @MauriceDCox talks about a "corridor management program" which partners with nonprofits
@AldermanErvin says he had some disagreements with Commissioner Cox about INVEST South/West early on, but definitely sees the benefit for Garfield Park and the West Side
Meeting adjourned at 2:26 p.m. This concludes the Chicago Plan Commission's meeting. The next meeting is scheduled for February 17, 2022. For more meeting coverage, check out documenters.org.
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.