FINAL FOR PUBLICATION
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CHICAGO:
SECTION I. That the Chicago Zoning Ordinance be amended by changing all the C2-3, Motor Vehicle-Related Commercial District symbols and indications as shown on Map Number 118-B in the area bounded by:
THE EAST RIGHT OF WAY OF THE METRA RAIL LINE; WEST 26™ STREET; SOUTH FEDERAL STREET; AND A LINE 175.15 NORTH OF WEST 26TH STREET
to those'of B2-5, Neighborhood Mixed-Use District.
SECTION 2: That the Chicago Zoning Ordinance be amended by changing all ofthe B2-5, Neighborhood Mixed-Use District symbols and indications as shown on Map Number 118-B in the area bounded by:
THE EAST RIGHT OF WAY OF THE METRA RAIL LINE; WEST 26™ STREET; SOUTH FEDERAL STREET; AND A LINE 175.15 NORTH OF WEST' 26TH STREET
to those of Residential Planned Development [ ], which is hereby established in the area
above described, subject to such use and bulk regulation as set forth in the Plan of Development herewith attached and made a part hereof and to no others.
SECTION 3: This Ordinance shall be in full force and effect from and after its passage and due publication.
COMMON ADDRESS: 2542 - 2558 South Federal Street and 100 - 108 West 26th Street
FINAL FOR
PUBLICATION
RESIDENTIAL PLANNED DEVELOPMENT STATEMENTS
The area delineated herein as Residential Planned Development No. (the "Planned
Development") consists of a net site area ol'approximately 19,158 square feet of property which is depicted on the attached Planned Development Boundary and Property Line Map (the "Property"). The applicant for this Planned Development is SL Solar Lofts, LLC (the "Applicant").
The requirements, obligations and conditions contained within this Planned Development shall be binding upon the Applicant, its successors and assigns and, if different than the Applicant, the legal title holders and any ground lessors. All rights granted hereunder to the Applicant shall inure to the benefit ofthe Applicant's successors and assigns and, if different than the Applicant, the legal title holder and any ground lessors. Furthermore, pursuant to the requirements of Section 17-8-0400 of the Chicago Zoning Ordinance, the Property, at the time of application for amendments, modifications or changes (administrative, legislative or otherwise) to this Planned Development are made, shall be under single ownership or designated control. Single designated control is defined in Section 17-8-0400 ofthe Zoning Ordinance.
All applicable official reviews, approvals or permits are required to be obtained by any owner ofthe Property, as applicable, or its successors, assigns or grantees, which require such reviews, approvals or permits. Any dedication or vacation of streets or alleys or grants of easements or any adjustment of the right-of-way shall require a separate submittal to the Department of Transportation ("CDOT") on behalf of the applicable Property owner, its successors, assigns or grantees, seeking such action.
Any requests for grants of privilege, or any items encroaching on the public way, shall be in compliance with the Plans (as defined below).
Ingress or egress shall be pursuant to the Planned Development and may be subject to the review and approval ofthe Department of Planning and Development ("DPD") and CDOT. Closure of all or any public street or alley during demolition or construction shall be subject to the review and approval of CDOT.
All work proposed in the public way must be designed and constructed in accordance with CDOT Construction Standards for Work in the Public Way and in compliance with the Municipal Code of Chicago. The Applicant shall cooperate with CDOT to ensure the design of any adjacent public way is acceptable and consistent with surrounding public way and CDOT plans. The site plan shall detail the specific improvements and necessary infrastructure upgrades, which shall be incorporated into the site plan approval.
Pursuant to a negotiated and executed Perimeter Restoration Agreement ("Agreement") by and between CDOT's Division of Infrastructure Management and the Applicant, the Applicant shall provide improvements and restoration of all public way adjacent to the Property, which may include, but not be limited to, the following as shall be reviewed and determined by the CDOT's Division of Infrastructure Management:
Applicant. SI. Solar Lofts. LLC
Address- 25-12 - 255X Soiiih federal Slieel and 100 - I OS West 2ft(h Sued
Introdiieed July 20, 2022
Plan Commission: September 15.2022|1010|
FINAL FOR
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Full width of streets
Full width of alleys
Curb and gutter
Pavement markings
Sidewalks
ADA crosswalk ramps
Parkway & landscaping
The Perimeter Restoration Agreement must be executed prior to any CDOT and DPD Part II review permitting. T he Perimeter Restoration Agreement shall reflect that all work must comply with current Rules and Regulations and must be designed and constructed in accordance with CDOT's Construction Standards for Work in the Public Way and in compliance with the Municipal Code of Chicago Chapter 10-20. Design of said improvements should follow CDOT's Rules and Regulations for Construction in the Public Way as well as The Street and Site Plan Design Guidelines. Any variation in scope or design of public way improvements and restoration must be approved by CDOT.
Developer will coordinate with CDOT to upgrade the existing bike lanes with pavement stripping or raised bike lanes, as the case may be, along that portion of the north side of West 26th Street between South Federal Street and the elevated Metra Rail Line.
4. This Planned Development consists of 18 Statements; a Bulk Regulations and Data Table and the following Exhibits:
Exhibit 1 Existing Zoning Map
Exhibit 2 Land Use Map
Exhibit 3 Planned Development Boundary and Property Line Map
Exhibit 4 Planned Development Site Plan
Exhibit 5 Ground Floor and Landscape Plans
Exhibit 6 5th Floor and Roof Terrace Plans
Exhibit 7 Roof Plan
Exhibit 8 East Elevation
Exhibit 9 South Elevation
Exhibit 10 North Elevation
Exhibit 11 West Elevation
prepared by Gregory Ramon Design Studio, Inc. (collectively, the "Plans"). In any instance where a provision of this Planned Development conflicts with the Chicago Building Code, the Chicago Building Code shall control. This Planned Development conforms to the intent and purpose ofthe Zoning Ordinance, and all requirements thereto, and satisfies the established criteria for approval as a Planned Development. In case of a conflict between the terms of this Planned Development Ordinance and the Zoning Ordinance, this Planned Development Ordinance shall control.
Applicant: SI. Solar Lolls. LLC
Address: 2542 - 255X South federal Stieel and 100 ¦ I0S West 26th Stieet
Introduced" July 20. 2022
Plan Commission September 15, 2022|1010|
FINAL FOR PUBLICATION
The following uses are permitted within the Planned Development: Multi-unit residential uses located on the ground floor and above the ground lloor; Accessory Parking and Accessory Uses.
On-Premise signs and temporary signs, such as construction and marketing signs, shall be permitted within the Planned Development, subject to the review and approval of the Department of Planning and Development. Off-Premise signs are prohibited within the boundary of the Planned Development.
For purposes of height measurement, the definitions in the Zoning Ordinance shall apply. The height of any building shall also be subject to height limitations, if any, established by the Federal Aviation Administration.
The maximum permitted Floor Area Ratio ("FAR") for the site shall be in accordance net site area of 19,158 square feet and a base FAR of 3.7.
Upon review and determination, "Part II Review", pursuant to Section 17-13-0610 ofthe Zoning Ordinance, a Part II Review Fee shall be assessed by the Department of Planning and Development. The fee, as determined by staff at the time, is final and binding and must be paid to the Department of Revenue prior to the issuance of any Part II approval.
The Site and Landscape Plan shall be in substantial conformance with the Landscape Ordinance and any other corresponding regulations and guidelines. Final landscape plan review and approval will be by the Department of Planning and Development. Any interim reviews associated with site plan review or Part II reviews, are conditional until final Part II approval.
The Plans are hereby approved in their entirety and no further approvals shall be required under this Planned Development or the Zoning Ordinance for any use contemplated herein which is located or established in, on, over or above the improvements, facilities and spaces undertaken in accordance with the Plans other than Part II Approval (per Section 17-13-0610 of the Zoning Ordinance).
The Applicant shall comply with Rules and Regulations for the Maintenance of Stockpiles promulgated by the Commissioners of the Departments of Streets and Sanitation, Environment and Buildings, under Section 13-32-125 ofthe Municipal Code, or any other provision of that Code.
Subject to the provisions of Statement No. 2 of this Planned Development, the terms and conditions of development under this Planned Development ordinance may be modified administratively pursuant to Section 17-13-0611-A ofthe Zoning Ordinance by the Zoning Administrator upon the application for such a modification by the Applicant, its successors and assigns and, if different than the Applicant, the legal titleholders and any ground lessors.
The Applicant acknowledges that it is in the public interest to design, construct and maintain the project in a manner which promotes and enables universal access throughout the
Applicant SI. Solar Lofts. LLC
Address 2542 - 2558 South federal Street and 100 - I OX West 26th Stieet
Intioduced July 20. 2022
Plan Commission September 15,2022|1010|
FINAL FOR
PUBLICATION
Properly as required by law. Plans for all new buildings and improvements on the Property constructed after the dale hereof shall be reviewed and approved by the Mayor's Office for People with Disabilities to ensure compliance with all applicable laws and regulations related to access for persons with disabilities.
The Applicant acknowledges that it is in the public interest to design, construct, renovate and maintain all buildings in a manner that provides healthier indoor environments, reduces operating costs and conserves energy and natural resources. The Applicant shall obtain the number of points necessary to meet the requirements ofthe Chicago Sustainable Development Policy, in effect at the time the Part II review process is initiated for each improvement that is subject to the aforementioned Policy and must provide documentation verifying compliance.
The Applicant acknowledges that it is the policy ofthe City to maximize opportunities for Minority and Women-owned Business Enterprises ("M/WBEs") and city residents to compete for contracts and jobs on construction projects approved through the planned development process. To assist the city in promoting and tracking such M/WBE and city resident participation, an applicant for planned development approval shall provide information at three points in the city approval process. First, the applicant must submit to DPD, as part of its application for planned development approval, an M/WBE Participation Proposal. The M/WBE Participation Proposal must identify the applicant's goals for participation of certified M/WBE firms in the design, engineering and construction ofthe project, and of city residents in the construction work. The city encourages goals of 26% MBE and 6% WBE participation (measured against the total construction budget for the project or any phase thereof), and (ii) 50% city resident hiring (measured against the total construction work hours for the project or any phase thereof). The M/WBE Participation Proposal must include a description ofthe Applicant's proposed outreach plan designed to inform M/WBEs and city residents of job and contracting opportunities. Second, at the time of the Applicant's submission for Part II permit review for the project or any phase thereof, the Applicant must submit to DPD (a) updates (if any) to the Applicant's preliminary outreach plan, (b) a description of the Applicant's outreach efforts and evidence of such outreach, including, without limitation, copies of certified letters to M/WBE contractor associations and the ward office ofthe alderman in which the project is located and receipts thereof; (c) responses to the Applicant's outreach efforts, and (d) updates (if any) to the applicant's M/WBE and city resident participation goals. Third, prior to issuance of a Certificate of Occupancy for the project or any phase thereof, the Applicant must provide DPD with the actual level of M/WBE and city resident participation in the project or any phase thereof, and evidence of such participation. In addition to the forgoing, DPD may request such additional information as the department determines may be necessary or useful in evaluating the extent to which M/WBEs and city residents arc informed of and utilized in planned development projects. Ail such information will be provided in a form acceptable to the Zoning Administrator. DPD will report the data it collects regarding projected and actual employment of M/WBEs and city residents in planned development projects twice yearly to the Chicago Plan Commission and annually to the Chicago City Council and the Mayor.
The Applicant acknowledges and agrees that the rezoning ofthe Property from C2-3 Motor Vehicle-Related Commercial District to B2-5 Neighborhood Mixed-Use District and then to this
Applicant' Sl. Solar Lolls, LLC
Address. 2542 - 2558 South Federal Street and 100 - 108 West 26th Sued
Introduced July 20. 2022
Plan Commission. Sepicmoci 15.2022|1010|
FINAL FOR
PUBLICATION
Planned Development ("PD") is an "entitlement" that triggers the requirements of Section 2-44-085 of the Municipal Code of Chicago (the "ARO"). The PD is located in a "community preservation area" within the meaning ofthe ARO. The Applicant intends to renovate the existing building and provide 47 rental units (the "Project").
In accordance with Ordinance Number O2021 -63 1 approved by City Council on October 14, 2021, the Applicant will receive a cash payment in the amount of $5,579,350.40, as adjusted in accordance with the ARO ("Cash Payment") from the developer of a 282-unit rental building in PD 1524 at 180 N. Morgan Street for the construction of 28 affordable units in the Project (the "Assumed Units"). The Assumed Units will partially satisfy PD 1524's ARO obligation and will not count in calculating the ARO obligation for this Project. Instead, the ARO obligation for this Project is based on 19 units (47 total units minus 28 Assumed Units).
Developers of rental projects in community preservation areas with less than 30 units must provide 20% of the units in the residential development as affordable units. The developer must provide at least 25%i ofthe affordable units on-site and another 25% on-site or off-site (collectively, the "Required Units"), and may satisfy the balance of its affordable housing obligation through: (a) the establishment of additional on-site or off-site affordable units; (b) payment of a fee in lieu of the establishment of on-site or off-site affordable units; or (c) any combination thereof. All on-site affordable units must be accessible dwelling units, as required under subsection (W)(10) of the ARO, and developers must give preference in leasing accessible units to people with disabilities, as specified in the ARO rules. All off-site affordable units must have at least two bedrooms and must be located in a downtown district, inclusionary housing area, or community preservation area. Whether on-site or off-site, developers must give preference in leasing affordable units of two bedrooms or more to multi-person households, as specified in the ARO rules. If a residential project is located in a transit-served location, off-site units must be located in a substantially comparable transit-served location.
The Applicant's affordable housing obligation for the Project (the "Project Units") is 3.8 affordable units (20% of 19 dwelling units). The Applicant has agreed to satisfy its overall affordable housing obligation by providing a total of 32 affordable units on-site (the 4 Project Units + the 28 Assumed Units), as set forth in the Affordable Housing Profile ("AHP") attached hereto. The Project Units and the Assumed Units are collectively referred to herein as the "ARO Units." The Applicant agrees that the ARO Units must be affordable to households with a range of incomes averaging 60% of the Chicago Primary Metropolitan Statistical Area Median Income ("AMI"), as updated annually, provided that (x) the maximum income level for any ARO Unit may not exceed 80% of the AMI, (y) at least one-third (or 11 ARO Units) must be affordable to households at or below 50%> of the AMI, of which one-sixth (or 2 ofthe 11 ARO Units) must be affordable to households at or below 40% ofthe AMI, and (z) all income levels must be multiples of 10% ofthe AMI.
If the Applicant requests any material change to its method of compliance with the ARO, DOH may adjust the AHP as requested, in accordance with the ARO, without amending the PD, provided however, the Applicant must update and resubmit the revised AHP to DOIT for review and
Applicant. SL Solar Lolls, LLC
Address: 2542 - 2558 South Federal Street and 1(10 - I OX West 26ih Street
Introduced July 20. 2022
Plan Commission' September 15.2022|1010|
FINAL FOR
PUBLICATION
approval and, at DOH's request, provide an informational presentation to the Plan Commission on such change. Prior to the issuance of any building permits for any residential building in the PD, including, without limitation, excavation or foundation permits, the Applicant must execute and record an Inclusionary Housing Agreement (IHA), in accordance with subsection (N) ofthe ARO. t The terms ofthe IHA and any amendments thereto are incorporated herein by this reference. The Applicant acknowledges and agrees that the IIIA will be recorded against the PD and will constitute a lien against such property. T he Commissioner of DOH may enforce remedies for any breach of this Statement 17, including any breach of any IHA, and enter into settlement agreements with respect to any such breach, subject to the approval of the Corporation Counsel, without amending the PD.
This statement does not include all ARO requirements and options. It is intended to provide an overview of the application of the ARO to this PD. In the event of any conflict between this statement and the terms and conditions ofthe ARO, the ARO shall govern.
18. This Planned Development shall be governed by Section 17-13-0612 of the Zoning Ordinance. Should this Planned Development ordinance lapse, the Zoning Administrator shall initiate a Zoning Map Amendment to rezone the property to B2-5, Neighborhood Mixed-Use District.
Applicant: SI. Solar Lolis. LLC
Address ?.542 - 255S South Lcderal Sired and 100 - I OS West 76lh Street
Intioduced July 20. 2022
Plan Commission: September 1 5 2022|1010|FINAL FOR
RESIDENT IAL PLANNED DEVELOPMENT BULK REGULATIONS AND DATA TABLE
Site Area Gross Site Area Public Right-of-Way: Net Site Area:
29,661 sq. ft 10,503 sq. ft. 19,158 sq. ft.
Residential Dwelling Units:
Floor Area Ratio:
Minimum Off-Street Parking Spaces:
Minimum Bicycle Spaces:
Maximum Building Height:
North: O'-O" South: O'-O" East: O'-O" West: 5.18"
APPLICANT: SL Solar Lofts LLC
ADDRESS: 2542-2558 South federal Street and 100-108 West 26"' Street
Introduction: July 20, 2022
Plan Commission: September 15. 2022
W'iH ¦ ¦ ARO Affordable Housing Profile Form (AHP) PUBLICATION
';S6bmit?this: form1 for ¦'projects." that, are subject, to the ARO". !Mofe:ihfqrmatibms'bnijne-'at- •
'www.eity.ofchicago.;org/ARO Department.qf: - ¦"...-.¦, i,
,Ho'usihg;:.(D6lT^ Street, "10th Floor. Chicago, IL 60602. E-mail:- : ' - J '!¦ -|
;A RO @c ity of ch i ca go. org ;• • . .: "r'""v\\}f:'- ¦\-:^:*^"::'£'
Date: 07/06/2022 DEVELOPMENT INFORMATION
Development Name: S1- Solar Lofts
Development Address: 2542-2558 S Federal Street, Chicago, IL 60616
Zoning Application Number, if applicable: Ward: 3
If you are working with a Planner at the City, what is his/her name? Josh Son
Type of City Involvement ? City Land 0 Planned Development (PD)
check all that apply 0 Financial Assistance ? Transit Served Location (TSL) project
0 Zoning increase
REQUIRED ATTACHMENTS: the AHP will not be reviewed until all required docs are received 0 ARO Web Form completed and attached - or submitted online on
0 ARO "Affordable Unit Details and Square Footage" worksheet completed and attached (Excel) 0 If ARO units proposed, Dimensioned Floor Plans with affordable units highlighted are attached (pdf) 0 If ARO units proposed are off-site, required attachments are included (see next page) 0 If ARO units are CHA/Authorized Agency units, signed acceptance letter is attached (pdf)
DEVELOPER INFORMATION
Developer Name SL Solar Lofts- LLC
, „ . . Robert'A.J.' Patton Developer Contact
Developer Address
Email ajpatton@548capital.com Developer Phone 812-841-3139
AttorneyName Carol D. Stubblefield, Neal & Leroy, LLC Attorney Phone 312-641-7144 TIMING
r- i _j * i ¦¦¦ I November 2023
Estimated date marketing will begin
Estimated date of building permit* February 2023 Estimated date ARO units will be complete Spring 2024
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"the in-lieu fee. recorded covenant and 55,000 per unit administration fee (for off-site units) are required prior lo the isspaflce of any building permits, including the foundation permit.
Date
09/14/2022
EEt REQUIREMENTS (to be executedJav Dwatepar^AliO Project Manager)
ARO Project Manager, DOH Date
FINAL FOR PUBLICATION
Applicant Contact Information
Name: Robert A.J.' Patton
Email: accounting@548capital.com
Development Information
Are you rezoning to downtown?: No
Is your project subject to the ARO Pilots?: 2021 ARO REQUIREMENTS APPLY
Address Submitted Date: 08/19/2022
Number From :2542 Number To: 2558 Direction: S
Street Number:Federal Street Postal Code: 60616
Development Name
SL Solar Lofts
Information
Ward :3 ARO Zone: ARO Community Preservation Area
Details
ARO trigger: Zoning change and planned development Total units: 47 Development type: Rent
TSL Project : 3.75 FAR (50% ARO on-site requirement) Submitted date: 07/06/2022
——; FINAtfOft
Requirements
PUBLICATION
Affordable units: 3.8 (20% of 19 total DUs) 'On-site aff. Units: 1 How do you intend to meet your required obiligation
On-Site: 32 ARO Units (the 4 Project Units + the 28 Assumed Units) Off-Site: 0 On-Site to CHA or Authorized agency: 0 Off-Site to CHA or Authorized agency: 0 Total Units: 32 ARO Units In-Lieu Fee Owed: 0
All the 4 Project Units will be Type A Accessible. Type A units will be Unit 200, Unit 201, Unit 208, and Unit 403.
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INTRODUCTION DATE July 20, 2022 PLAN COMMISSION September IS, 2022 Gregory Ramon D«lgllsiuo,, lnc
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INTRODUCTION DATE PLAN COMMISSION
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SL Solar Lofts, LLC
2542 - 2558 South Federal Street and 100 - 108 West 26th Street July 20, 2022 September 15, 2022
FINAL FOR PUBLICATION
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SOLAR LOFTS
APPLICANT SL Solar Lofts, LLC
ADDRESS 2542 - 2558 South Federal Street and 100-; 108 West 26th Street .....
INTRODUCTION DATE July 20, 2022 P D "0 4
PLAN COMMISSION September 15, 2022
Gregory Ramon oewgnsiuao in-.-. www grcgoryrainon com
FINAL FOR PUBLICATION
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APPLICANT- SL Solar Lofts, LLC
ADDRESS 2542 - 2558 South Federal Street and 100 - 108 West 26th Street .,
INTRODUCTION DATE July 20, 2022
PLAN COMMISSION September 15, 2022
Gregory Ramon i>.t. j;;.^ Suki.q in.-
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INTRODUCTION DATE PLAN COMMISSION
SL Solar Lofts, LLC
2542 - 2558 South Federal Street and 100 - 108 West 26th Street July 20, 2022 September 15, 2022
Gregory Ramon Design Si uc'io Inc
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FINAL FOR PUBLICATION
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APPLICANT: SL Solar Lofts, LLC
ADDRESS. 2542 - 2558 South Federal Street and 100 - 108 West 26th Street
INTRODUCTION DATE July 20, 2022
PLAN COMMISSION September 15, 2022
Gregory Ramon n.?Sigr
FINAL FOR PUBLICATION
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APPLICANT SL Solar Lofts, LLC
ADDRESS 2542 - 2558 South Federal Street and 100 - 108 West 26th Street
INTRODUCTION DATE. July 20, 2022
PLAN COMMISSION September 15, 2022
Gregory Ramon D.-.v.ig-
FINAL FOR PUBLICATION
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SOLAR LOFTS
APPLICANT. ADDRESS
INTRODUCTION DATE PLAN COMMISSION
SL Solar Lofts, LLC
2542 - 2558 South Federal Street and 100 - 108 West 26th Street July 20, 2022 September 15, 2022
Gregory Ramon o«i|
FINAL FOR PUBLICATION
MATERIALS LEGEND
NORTH ELEVATION
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ELEVATION MATERIAL NAME
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EXISTING BRICK MASONRY
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SL Solar Lofts, LLC
2542 - 2558 South Federal Street and 100 - 108 West 26th Street July 20, 2022 September 15, 2022
FINAL FOR PUBLICATION
NEW 2-STORY ADDITION OVER EXISTING 3-STORY PORTION OF BLDG.
NEW 1-STORY ADDITION OVER EXISTING 4- . STORY PORTION OF BLDG.
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1/32" = 1'-0"
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SOLAR LOFTS
APPLICANT- SL Solar Lofts, LLC
ADDRESS 2542 - 2558 South Federal Street and 100 - 108 West 26th Street
INTRODUCTION DATE July 20, 2022
PLAN COMMISSION September 15, 2022
Gregory Ramon imsnsiud'o in.:
DEPARTMENT OF PLANNING AND DEVELOPMENT CITY OF CHICAGO
MEMORANDUM
To: Alderman Tom Tunney
Chairman, City Council Committee on Zoning
^x \ ,
Maurice D. Cox / Chicago Plan Commission
Date: September 15, 2022
Re: Proposed Residential Planned Development - 2556 S. Federal St.
On September 15, 2022, the Chicago Plan Commission recommended approval ofthe proposed Planned Development, submitted by SL Solar Lofts LLC. A copy of the proposed ordinance, planned development statements, bulk table and exhibits arc attached. I would very much appreciate your assistance in having this introduced at the next possible City Council Committee on Zoning.
Also enclosed is a copy of the staff report to the Plan Commission which includes the Department of Planning and Development, Bureau of Zoning recommendation and a copy ofthe resolution. If you have any questions in this regard, please do not hesitate to contact Joshua Son at 312-744-2780.
Cc: PD Master File (Original PD, copy of memo)
121 NORTH LASALLE STREET, ROOM 1000, CHICAGO, ILLINOIS 60602