FINAL FOR PUBLICATION ^-m^
ORDINANCE
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CHICAGO:
SECTION 1: That Title 17 of the Municipal Code of Chicago, the Chicago Zoning Ordinance, be amended by changing all M3-3, Heavy Industry District symbols and designations as shown on Map No. 5-H in the area bounded by
West Webster Avenue; Chicago & Northwestern Railroad right-of-way; and North Elston Avenue,
to the designation of C2-3 Motor Vehicle-Related Commercial District and a corresponding use district is hereby established in the area above described.
SECTION 2: 'That Title ,17 of the Municipal Code of Chicago, the Chicago Zoning Ordinance, be amended by changing all the C2-3 Motor Vehicle-Related Commercial District symbols and indications as shown on Map No. 5-H in the area bounded by
Wesl Webster Avenue; Chicago & Northwestern Railroad right-of-way; and North Elston Avenue,
to the designation of a Residential Business Planned Development, which is hereby established in the area above described, subject to such use and bulk regulations as are set forth in the Plan of Development herewith attached and made a part thereof and to no others.
SECTION 3: This Ordinance shall be in force and effect from and after its passage and due publication.
Applicant: Triangle Square LLC
Address: 1653-1739 W. Webster Ave., and 2075-2189 N. Elston Ave.
43782965.1
FINAL FOR PUBLICATION
PLANNED DEVELOPMENT STATEMENTS
The area delineated herein as Residential Business Planned Development Number ,
(Planned Development) consists of approximately 182,024 square feet of property which is depicted on the attached Planned Development Boundary and Property Line Map (Property) and is owned or controlled by the Applicant, Triangle Square LLC.
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 of the 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.
All applicable official reviews, approvals or permits are required to be obtained by the Applicant or its successors, assignees or grantees. 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 on behalf of the Applicant or its successors, assigns or grantees.
Any requests for grants of privilege, or any items encroaching on the public way, shall be in compliance with the Planned Development.
Ingress or egress shall be pursuant to the Planned Development and may be subject to the review and approval of the Departments of Planning and Development and Transportation. Closure of all or any public street or alley during demolition or construction shall be subject to the review and approval of the Department of Transportation.
Pursuant to a negotiated and executed Perimeter Restoration Agreement ("Agreement") by and between the Department of Transportation'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 Department of Transportation's Division of Infrastructure Management:
Full width of streets Full width of alleys Curb and gutter Pavement markings Sidewalks
Applicant
Address ;
Introduced
Plan Commission
46365152,1
TRIANGU-: SQUARE LLC 1653-1739 W Webster Ave : January 17,2018 September 13, 2018
FINAL FOR PUS! 'CATION
ADA crosswalk ramps
Parkway & landscaping
The Perimeter Restoration Agreement must be executed prior to any Department of Transportation and Planned Development Part II review permitting. The Agreement shall reflect that all work must comply with current Rules and Regulations and must be designed and constructed in accordance with the Department of Transportation'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 the Department of Transportation'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 the Department of Transportation. Per standard procedure if the timing of any other CDOT public way improvement conflicts with or overlaps the requirements of the Planned Development, the Perimeter Restoration Agreement may be amended to postpone construction, waive requirements, or renegotiate the scope of work required.
Prior to the issuance of the Certificate of Occupancy, the Applicant shall modify the traffic signal at Elston Avenue and Webster Avenue to provide actuated left turn arrows on the north and south approaches of Elston. Additionally, the existing traffic signal on Elston at the development's main access drive must be modified to provide vehicular and pedestrian signal indications on all four legs as well as actuated left turn arrows on both approaches of Elston Avenue.
The applicant shall coordinate with CDOT to jointly request that Union Pacific Railroad / Metra to repair or replace their deteriorating retaining wall along the east border of the Property.
All work proposed in the public way must be designed and constructed in accordance with the Department of Transportation Construction Standards for Work in the Public Way and in compliance with the Municipal Code of Chicago. Prior to the issuance of any Part II approval, the submitted plans must be approved by the Department of Transportation.
4. This Plan of Development consists of seventeen (17) Statements: a Bulk Regulations Table; an Existing Zoning Map; an Existing Land-Use Map; a Planned Development Boundary Map; Sub-Area Map; Site Plan; Landscape Plan; Landscape Details; Roof Plan; Typical Green Roof Detail; Southwest Elevation; East Elevation; North Elevation; Site Section; Apartments (Sub Area A) Exterior Facade Detail Section; and Condominiums (Sub Area C) Exterior Facade Detail Section prepared by The Lamar Johnson collaborative and dated September 13, 2018, submitted herein. Full-sized copies of the Site Plan, Landscape Plan and Building Elevations are on file with the Department of Planning and Development. In any instance where a provision of this Planned Development conflicts with the Chicago Building Code, the Building Code shall control. This Planned Development conforms to the intent and purpose of the Chicago Zoning Ordinance, and all requirements thereto, and satisfies the established criteria for approval as a Planned Development. In case of a conflict between the
Applicant TRIANGLE SQUARE LLC
Address 1653-1739 W Webster Ave , & 2075-2189 N Elston Ave
Introduced January 17, 2018
Plan Commission September 13.2018
46365152,1
iNAL FOR PUBLICATION
terms of this Planned Development Ordinance and the Chicago Zoning Ordinance, this Planned Development shall control.
In each of the following Sub Areas, the following uses shall be permitted in this Planned Development (PD):
Sub-Area A: .multi-unit (3+ units) residential, retail sales general, financial services, restaurants, general and limited, liquor sales as an accessory use, food and beverage retail sales with packaged goods and liquor sales as an accessory use, outdoor patio rooftop and accessory parking, of which 25% of the required residential parking (maximum 32 spaces) may be leased out on a daily, weekly or monthly basis to persons who are not residents, tenants, patrons, employees or guests of the principal uses, and accessory and related uses.
Sub-Area B: office, retail sales general, drive-through facility, financial services, restaurants, general and limited, liquor sales as an accessory use, food and beverage retail sales with packaged goods and liquor sales as an accessory use, outdoor patio rooftop, accessory parking, and accessory and related uses.
Sub-Area C: multi-unit (3+ units) residential, outdoor patio rooftop, accessory parking, of which 25% of the required residential parking (maximum 17 spaces) may be leased out on a daily, weekly or monthly basis to persons who are not residents, tenants, patrons, employees or guests of the principal uses, and accessory and related uses.
Sub-Area D: Setback required for potential future CDOT infrastructure improvements.
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 Chicago 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 Property shall be in accordance with the attached Bulk Regulations and Data Table. For the purpose of FAR calculations and measurements, the definitions in the Zoning Ordinance shall apply. The permitted FAR identified in the Bulk Regulations and Data Table has been determined using a net site area of 182,024 square feet and an overall base FAR of 3.00.
Upon review and determination, Part II Review, pursuant to Section 17-13-0610, 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 on the Applicant and must be paid to the Department of Revenue prior to the issuance of any Part II approval.
Applicant. TRIANGLE SQUARE LLC
Address 1653-1739 W. Webster Ave , & 2075-21S9 N Elston Ave
Introduced January 17, 201S
Plan Commission September 13, 20IS
46365152,1
FINAL FOR PUB!!CATION
10. The Site and Landscape Plans shall be in substantial conformance with the Landscape Ordinance and any other corresponding regulations and guidelines, including Section 17-13-0800. 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.
1 l.The Applicant shall comply with Rules and Regulations for the Maintenance of Stockpiles promulgated by the Commissioners of the Departments of Streets and Sanitation, Fleet.and Facility Management and Buildings, under Section 13-32-085, or any other provision of the Municipal Code of Chicago.
The terms and conditions of development under this Planned Development ordinance may be modified administratively, pursuant to Section 17-13-0611-A, 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 title holders 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, enables and maximizes universal access throughout the Property. Plans for all new buildings and improvements on the Property 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 and to promote the highest standard of accessibility.
The Applicant acknowledges that it is in the public interest to design, construct, renovate and maintain all newly constructed 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 of the Chicago Sustainable Development Policy, in effect at the time the Part II review process is initiated for each new improvement that is subject to the aforementioned Policy and must provide documentation verifying compliance.
The Applicant acknowledges that it is the policy of the 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 of the 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 of the Applicant's proposed outreach plan designed to inform M/WBEs and city residents of job and contracting opportunities. Second, at the time
Applicant TRIANGLE SQUARE LLC
Address 1653-1739 W Webster Ave . & 2075-2189 N Elston Ave
Introduced January 17, 2018
Plan Commission September 13, 2018
46365152,1
-NAL FOR PUBLICATION
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 of the 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 are informed of and utilized in planned development projects. All 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.
16. The Applicant acknowledges and agrees that the rezoning of the Property from M3-3 to C2-3, and then to this Planned Development (PD), triggers the requirements of Section 245-115 of the Municipal Code of Chicago (Affordable Requirements Ordinance or ARO). Any developer of a residential housing project within the meaning of the ARO must: (i) set aside 10% of the housing units in the residential housing project (the Required Units)as affordable units, or with the Commissioner of the Department of Planning and Development's (DPD) approval, provide the Required Units in an approved off-site location; (ii) pay a fee in lieu of the development of the Required Units; or, (iii) any combination of (i) and (ii); provided, however, that residential housing projects with 20 or more units must provide at least 25% of the Required Units on-site or off-site. If the developer elects to provide affordable units off-site, the off-site affordable units must be located within a two-mile radius from the residential housing project and in the same or a different higher income area or downtown district. The Property is located in a higher income area, within the meaning of the ARO, and the project has a total of 366 units. As a result, the Applicant's affordable housing obligation is 37 affordable units (10% of 366 rounded up), 9 of which are Required Units (25% of 37, rounded down). Applicant has agreed to satisfy its affordable housing obligation by providing 9 affordable units in the rental building to be constructed in the PD and making a cash payment to the Affordable Housing Opportunity Fund in the amount of $128,469 per unit (Cash Payment) for the remaining 28 affordable units, as set forth in the Affordable Housing Profile Form attached hereto as Exhibit A. The Applicant agrees that the affordable rental units must be affordable to households earning no more than 60% of the Chicago Primary Metropolitan Statistical Area Median Income (AMI), as updated annually by the City of Chicago. If the Applicant subsequently reduces (or increases) the number of housing units in the PD, the Applicant shall update and resubmit the Affordable Housing Profile Form to DPD for review and approval; DPD may adjust the number of required Affordable Units without amending the PD. 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 make the required Cash Payment and/or execute and record an affordable housing agreement in accordance with Section 2-45-115(L). The terms of the
Applicant TRIANGLE SQUARE LLC
Address 1653-1739 W Webster Ave ,& 2075-21S9 N Elston Ave
Introduced January 17, 2018
Plan Commission September 13,2018
46365152,1
AL FOR PU5L'C*I!0N!
affordable housing agreement and any amendments thereto are incorporated herein by this reference. The Applicant acknowledges and agrees that the affordable housing agreement will be recorded against the PD, or the applicable portion thereof, and will constitute a lien against such property. The Commissioner of DPD may enforce remedies for any breach of this Statement 16, including any breach of any affordable housing agreement, and enter into settlement agreements with respect to any such breach, subject to the approval of the . Corporation Counsel, without amending the PD.
17. This Planned Development shall be governed by Section 17-13-0612. Should this Planned Development ordinance lapse, the Commissioner of the Department of Planning and Development shall initiate a Zoning Map Amendment to rezone the property to the C2-3 Motor Vehicle-Related Commercial District.
Applicant TRIANGLE SQUARE LLC
Address 1653-1739 W Webster Ave , & 2075-2189 N Elston Ave
Introduced January 17, 2018
Plan Commission September 13, 2018
FNAL FOR PUBLICATION
Residential Business Planned Development Bulk Regulations and Data Table
Net Site Area: Gross Site Area: Area in Right-of-Way Maximum FAR:
Maximum FAR Buildable Area [1]:
182,024 square feet (4.18 acres) 236,088 square feet (5.41 acres) 54,064 3.00
546,072 square feet
Net Site Areas by Sub Area: Sub Area A Sub Area B Sub Area C Sub Area D
120,812 sf 19,467 sf 33,401 sf 8,344 sf
FAR Building Areas by Sub Area: Sub Area A Sub Area B Sub Area C Sub Area D
380,500 sf 24,000 sf 141,572 sf Osf
FAR by Sub Area [1]: Sub Area A Sub Area B Sub Area C Sub Area D
3.14952157 1.2328556 4.23855573 0.00
Maximum Height by Sub Area: Sub Area A Sub Area B Sub Area C Sub Area D
95 feet 40 feet 98 feet 0
Maximum Number of Residential Units: Sub Area A Sub Area B Sub Area C Sub Area D
300 0 66 0
Applicant TRIANGLE SQUARE LLC
Address 1653-1739 W. Webster Ave, & 2075-2189 N Elston Ave
Introduced January 17, 2018
Plan Commission September 13,2018
43576951;!
4636-1765,1
AL FOR PUBLICATION
Maximum Accessory Parking Spaces: 338 car spaces
Sub Area A 260
Sub Area B 11
Sub Area C 67
Sub Area D|9 10|
Minimum Bike Parking Spaces: 226 bike spaces
Sub Area A 159
Sub Area B|9 10|Sub Area C 67
Sub Area D|9 10|
Minimum Off-Street Loading Spaces:|910|Sub Area A|910|Sub Area B|9 10|Sub Area C|910|Sub Area D|9 10|Minimum Setbacks: Sub Area A Sub Area B Sub Area C Sub Area D
Per Plans Per Plans Per Plans Per Plans
[1] The Maximum FAR Buildable Area as allocated to the Sub-Areas herein may be transferred and shifted among said sub-areas pursuant to a Section 17-13-0611 Minor Change Request
Applicant " TRIANGLE SQUARE LLC
Address 1653-1739 W Webster Ave .& 2075-2189 N Elston Ave
Introduced January' 17, 2018
Plan Commission September 13. 2018
43576951;!
46364765,1
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DEVELOPMENT INFORMATION
Development Name: Trtanqle Sauare
DevelopmentAddress: 1653-1739 W. Webster/2075-2189 N. Elston
Zoning Application Number, if applicable: Ward: 32
[7] Planned Development (PD) Q Transit Served Location (TSL) project
If you are working with a Planner at the City, what is his/her name?
Type of City Involvement
check all that apply
[] City Land r~J Financial Assistance r~| 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 August 30, 2018
D ARO "Affordable Unit Details and Square Footage" worksheet completed and attached (Excel)
Q If ARO units proposed, Dimensioned Floor Plans with affordable units highlighted are attached (pdf)
tZl If ARO units proposed are off-site, required attachments are included (see next page)
D If ARO units are CHA/Authorized Agency units, signed acceptance letter.is attached (pdf)
DEVELOPER INFORMATION
312-751-2777
Developer Phone Attorney Phone 312-870-8022
floor P^Mn&Mfyls
of any building permits, including "fne foundation permit
Developer Name Triangle Square LLC Developer Contact c/o Belgravia Group, Jon McCulloch Developer Address 1101 W. Monroe Street, Suite 200 Email jon@belgraviagroup.com Attorney Name Jack George, Akerman, LLP
TIMING ¦ , . nnAn
November, 2018
Estimated date marketing will begin
Estimated date of building permit* Summer, 2019
Estimated date ARO units will be complete Spring, 2021 ,
*the in-lieu fee and recorded covenant are required prior to the issuance
Last updated March 12, 201 {
FINAL FOR PUS! !CAT!P'
Applicant Contact Information
Name: Triangle Square LLC Email: david@belgraviagroup.com
Development Information
Are you rezoning to downtown?: No
Is your project subject to the ARO Pilots?: 2015 ARO REQUIREMENTS APPLY
Address Submitted Date: 08/29/2018
Number From :1653 Number To: 1739 Direction: W
Street Number:Webster Avenue Postal Code: 60614
Development Name
Triangle Square
Information
Ward :32 ARO Zone: Higher Income
Details
ARO trigger :Zoning change
Total units: 366
Development type: Rent
TSL Project: TSL-or FAR doesn't exceed 3.5.
Submitted date: 08/29/2018
f'iikl FOR PUBl ICATION
Affordable units :37 "On-site aff. Units: 9
How do you intend to meet your required obiligation
On-Site:9 Off-Site: 0
On-Site to CHA or Authorized agency: 0 Off-Site to CHA or Authorized agency: 0
Total Units: 9 In-Lieu Fee Owed: 3,597,132
DEPARTMENT OF PLANNING AND DEVELOPMENT CITY OF CHICAGO
/
MEMORANDUM /
To: Alderman Daniel S. Solis
Chairman/City Council Committee on Zoning
From:
David Reifman Commissioner
Department of Planning and Development Date: September 13, 2018
Re: Proposed Planned Development & Map Amendment within the North Branch Industrial Corridor (1653-1739 W. Webster Ave. & 2075-2189 N. Elston Ave.)
On September 13,; 2018, the Chicago Plan Commission recommended approval of a proposed Planned Development submitted by the Applicant, Triangle Square, LLC. The project involves the construction of a 95' tall building with ground floor commercial space, 300 dwelling units and 260 accessory, vehicular parking spaces; a 40'-tall commercial building with 11 accessory, vehicular parking spaces; and a 98'-tall building with 66 dwelling units and 67 accessory, vehicular parking spaces. A copy of the proposed ordinance, planned development statements, bulk tableland exhibits are 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 and Land Use recommendation and a copy of the resolution. If you have any questions in this regard, please do not hesitate to contact me at 744-0756.
121 NORTH LASALLE STREET, ROOM 1000, CHICAGO, ILLINOIS 60602
Cc: PD Master File (Original PD, copy of memo)