ZALUC Minutes April 11, 2006 / incomplete
.
49TH WARD
ZONING AND LAND USE
ADVISORY COMMITTEE
MEETING MINUTES
Tuesday, April 11, 2006
7:00 PM
Zoning Amendment C1-2 to B3-3, 7030 North Clark Street.
Michael Land, staff assistant to Alderman Moore, announced to the Committee that he had been informed by the owners of the A & T Restaurant at 7030 N. Clark St. that they no longer wish to pursue their proposal for an 18-unit mixed-use condominium building on the site of their restaurant.
Request to amend the affordable housing set aside commitment for
1444-48 West Morse Avenue.
Robert Coe, the developer of 1444-48 W. Morse (northeast corner of Morse and Greenview), appeared before the Committee and asked for permission to make a monetary contribution to the Chicago Low Income Housing Trust Fund in lieu of creating one affordable condominium unit in his development under the Chicago Partnership for Affordable Neighborhoods (CPAN) program. The money contributed to the Low Income Housing Trust Fund would be used to provide affordable rental housing in the 49th Ward.
Alderman Moore mentioned to the committee that at least two other Aldermen, Rey Colon (35th Ward) and Helen Shiller (46th Ward) have used this as a substitute for CPAN with the understanding from the Commissioner of Housing that the contributions to the Chicago Low Income Housing Trust Fund would be earmarked to subsidize rental units within their wards.
Mr. Coe appeared before the Committee and explained that he would prefer to make a contribution to the Low Income Housing Trust Fund and build the same unit as others in his proposed development, thus providing “construction synergies.” Mr. Coe offered a $30,000 contribution to the Trust Fund.
He arrived at that figure by calculating the following:
CPAN unit $165,000
plus Non-luxury finishes $15,000
plus not including parking $20,000
plus construction synergies $45,000
Value of not providing CPAN unit $245,000
Market Value 2 bedroom unit $290,000
less brokerage costs $15,000
Net proceeds from Market Value unit $275,000
Mr. Coe also mentioned in his presentation that he would no longer be able to provide first floor and basement space for DevCorp North’s offices as originally proposed. Mr. Coe explained that soil boring tests revealed that caissons would be required to build a basement. This would increase the estimated construction costs by $280,000. Accordingly, providing a basement, which was part of the agreement with DevCorp, would be cost prohibitive.
Questions centered on how the proposed $30,000 contribution for the donation was arrived at and the precise meaning of the term “construction synergies.” The Committee also inquired as to why soil boring tests were not conducted before the offer was made to DevCorp. Mr. Coe acknowledged that providing a CPAN unit was one of the trade-offs for receiving a zoning change to B3-5, which allowed him to build an extra floor. He explained that the CPAN unit would be a onebedroom,one bathroom unit. If he were not required to build the CPAN unit, he could match the construction of the other units, thus saving construction costs.
During Committee discussion, Committee members expressed surprise that Mr. Coe was planning to build a CPAN unit smaller than the other units. Committee members agreed that the CPAN unit should have no fewer than two bedrooms and two baths. Committee members also agreed that soil should have been tested before the proposal to include DevCorp in the development was offered to the public. Finally, Committee members agreed that while a contribution to the Trust Fund in lieu of constructing a CPAN unit was an interesting concept, Coe’s $30,000 offer was unacceptable.
A motion was made to recommend that the Alderman decline Mr. Coe’s offer to contribute $30,000 to the Chicago Low Income Housing Trust Fund in lieu of constructing a CPAN unit and remind Mr. Coe that he is required to build a two bedroom, two bath CPAN unit. The vote was 5 in favor of the motion, 0 opposed and 1 abstention.
The Alderman accepts the Committee’s recommendation and has advised Mr. Coe of the same.
Lakefront Protection District Approval,
Loyola University, 6525 North Sheridan Road.
Wayne Magdziarz and associates from Loyola University appeared before the Committee and presented the University’s proposal to construct an addition to its main library. The proposed addition will be constructed in the open area between Cudahy Library on the north, Madonna Della Strada Chapel on the south and the Jesuit Residence on the west. The proposed building contains approximately 73,000 square feet and is 67 feet (four stories) in height. The proposed addition needs approval under the Lakefront
Protection Ordinance.
Mr. Magdziarz explained the need for additional study and gathering spaces for the growing student body, described the project and the site plan, referred to the green LEED certification standards (environmentally sustaining) that this building meets and discussed the community process with the Loyola Lakefront Advisory Committee. He further described how this project fits in Loyola’s master plan that emerged from
that planning process. Mr. Magdziarz mentioned that freshman enrollment would be capped at 2100.
The Committee discussed the community meeting on the project, which was held on April 4th , and where a number of students objected to the elimination of the lawn in front of the Jesuit Residence, which opens onto the lake. Mr. Magdziarz promised that the terrace on the lake side of the new building will be softened with more greenery and explained that there are plans to make green space that is actually larger by greening over a parking lot north of Coffey Hall.
Alderman Moore mentioned how Loyola has made mistakes in the past with some of its buildings, and urged Loyola to consider providing more greenspace in front of the building. A committee member suggested that the university might consider pulling the building back at least to Madonna della Strada. Mr. Magdziarz responded that pushing the building back would disrupt plans for a student quad behind the building. The student quad meets another student demand for more athletic space on campus.
During Committee discussion, Committee members agreed that the building design was beautiful and expressed strong support for the LEED standards. The Committee also recognized Loyola’s pressing need for more library and athletic field space. Finally, the Committee acknowledged that the proposed building was entirely hidden on Loyola’s campus and not adjacent to any non Loyola property.
A motion was made to recommend that the Alderman support the proposed project before the Chicago Plan Commission. The vote was 5 in favor of the motion, 1 opposed.
The Alderman accepts the Committee’s recommendation and will write a letter of support for the plan to
the Chicago Plan Commission.
49TH WARD
ZONING AND LAND USE
ADVISORY COMMITTEE
MEETING MINUTES
Tuesday, April 11, 2006
7:00 PM
Zoning Amendment C1-2 to B3-3, 7030 North Clark Street.
Michael Land, staff assistant to Alderman Moore, announced to the Committee that he had been informed by the owners of the A & T Restaurant at 7030 N. Clark St. that they no longer wish to pursue their proposal for an 18-unit mixed-use condominium building on the site of their restaurant.
Request to amend the affordable housing set aside commitment for
1444-48 West Morse Avenue.
Robert Coe, the developer of 1444-48 W. Morse (northeast corner of Morse and Greenview), appeared before the Committee and asked for permission to make a monetary contribution to the Chicago Low Income Housing Trust Fund in lieu of creating one affordable condominium unit in his development under the Chicago Partnership for Affordable Neighborhoods (CPAN) program. The money contributed to the Low Income Housing Trust Fund would be used to provide affordable rental housing in the 49th Ward.
Alderman Moore mentioned to the committee that at least two other Aldermen, Rey Colon (35th Ward) and Helen Shiller (46th Ward) have used this as a substitute for CPAN with the understanding from the Commissioner of Housing that the contributions to the Chicago Low Income Housing Trust Fund would be earmarked to subsidize rental units within their wards.
Mr. Coe appeared before the Committee and explained that he would prefer to make a contribution to the Low Income Housing Trust Fund and build the same unit as others in his proposed development, thus providing “construction synergies.” Mr. Coe offered a $30,000 contribution to the Trust Fund.
He arrived at that figure by calculating the following:
CPAN unit $165,000
plus Non-luxury finishes $15,000
plus not including parking $20,000
plus construction synergies $45,000
Value of not providing CPAN unit $245,000
Market Value 2 bedroom unit $290,000
less brokerage costs $15,000
Net proceeds from Market Value unit $275,000
Mr. Coe also mentioned in his presentation that he would no longer be able to provide first floor and basement space for DevCorp North’s offices as originally proposed. Mr. Coe explained that soil boring tests revealed that caissons would be required to build a basement. This would increase the estimated construction costs by $280,000. Accordingly, providing a basement, which was part of the agreement with DevCorp, would be cost prohibitive.
Questions centered on how the proposed $30,000 contribution for the donation was arrived at and the precise meaning of the term “construction synergies.” The Committee also inquired as to why soil boring tests were not conducted before the offer was made to DevCorp. Mr. Coe acknowledged that providing a CPAN unit was one of the trade-offs for receiving a zoning change to B3-5, which allowed him to build an extra floor. He explained that the CPAN unit would be a onebedroom,one bathroom unit. If he were not required to build the CPAN unit, he could match the construction of the other units, thus saving construction costs.
During Committee discussion, Committee members expressed surprise that Mr. Coe was planning to build a CPAN unit smaller than the other units. Committee members agreed that the CPAN unit should have no fewer than two bedrooms and two baths. Committee members also agreed that soil should have been tested before the proposal to include DevCorp in the development was offered to the public. Finally, Committee members agreed that while a contribution to the Trust Fund in lieu of constructing a CPAN unit was an interesting concept, Coe’s $30,000 offer was unacceptable.
A motion was made to recommend that the Alderman decline Mr. Coe’s offer to contribute $30,000 to the Chicago Low Income Housing Trust Fund in lieu of constructing a CPAN unit and remind Mr. Coe that he is required to build a two bedroom, two bath CPAN unit. The vote was 5 in favor of the motion, 0 opposed and 1 abstention.
The Alderman accepts the Committee’s recommendation and has advised Mr. Coe of the same.
Lakefront Protection District Approval,
Loyola University, 6525 North Sheridan Road.
Wayne Magdziarz and associates from Loyola University appeared before the Committee and presented the University’s proposal to construct an addition to its main library. The proposed addition will be constructed in the open area between Cudahy Library on the north, Madonna Della Strada Chapel on the south and the Jesuit Residence on the west. The proposed building contains approximately 73,000 square feet and is 67 feet (four stories) in height. The proposed addition needs approval under the Lakefront
Protection Ordinance.
Mr. Magdziarz explained the need for additional study and gathering spaces for the growing student body, described the project and the site plan, referred to the green LEED certification standards (environmentally sustaining) that this building meets and discussed the community process with the Loyola Lakefront Advisory Committee. He further described how this project fits in Loyola’s master plan that emerged from
that planning process. Mr. Magdziarz mentioned that freshman enrollment would be capped at 2100.
The Committee discussed the community meeting on the project, which was held on April 4th , and where a number of students objected to the elimination of the lawn in front of the Jesuit Residence, which opens onto the lake. Mr. Magdziarz promised that the terrace on the lake side of the new building will be softened with more greenery and explained that there are plans to make green space that is actually larger by greening over a parking lot north of Coffey Hall.
Alderman Moore mentioned how Loyola has made mistakes in the past with some of its buildings, and urged Loyola to consider providing more greenspace in front of the building. A committee member suggested that the university might consider pulling the building back at least to Madonna della Strada. Mr. Magdziarz responded that pushing the building back would disrupt plans for a student quad behind the building. The student quad meets another student demand for more athletic space on campus.
During Committee discussion, Committee members agreed that the building design was beautiful and expressed strong support for the LEED standards. The Committee also recognized Loyola’s pressing need for more library and athletic field space. Finally, the Committee acknowledged that the proposed building was entirely hidden on Loyola’s campus and not adjacent to any non Loyola property.
A motion was made to recommend that the Alderman support the proposed project before the Chicago Plan Commission. The vote was 5 in favor of the motion, 1 opposed.
The Alderman accepts the Committee’s recommendation and will write a letter of support for the plan to
the Chicago Plan Commission.
3 Comments:
These minutes illustrate how DevCorp North's Committee to Promote Real Estate Development fails to accurately represent our community. According to Moore's developer pals, affordable housing is a non-negiotiable community priority, and open space and green space mean nothing.
what i took away from the minutes i excerpted was that the A & T project is not going forward.
that loyola will provide a green space on campus that is, according to them, larger than what exists. i did not know this and this still might not be to everyone's liking but it is a promise, nontheless.
that because of mr. coe's miscalculations, devcorp will not be moving to the space on morse ave. due to higher than anticipated construction costs.
that mr. coe thought that his committment to the 1 CPAN unit in his building WAS negotiable and his offer of a cash payment in lieu of that unit was rejected. he was also told to build the 2 bdrm, 2 bath unit as originally planned, not smaller, as he was trying to negotiate.
craig-
once again, you exxagerate your own importance. the world does not revolve around you or your blog.
Post a Comment
<< Home