Final for Publication
ORDINANCE
BE IT ORDAINED BY THE CITY COUNCIL OF THE CH Y OF CHICAGO:
SECTION 1. That ihe Chicago Zoning Ordinance be amended b> changing all ofthe Residential Planned Development I 357 symbols and indications as shown on Map 20-F in the area bounded by-West Washington Boulevard; North Aberdeen Street; the alley next south of and parallel to West Washington Boulevard; the alley next east of and parallel to North May Street; the alley-next north of and parallel to West Madison Street: North May Street; the alley next south of and parallel to West Washington Boulevard; and a line 201.3 feet west of and parallel ro North Aberdeen Street
to those of a Residential Planned Development Number 1357. as amended, which is hereby established in the area described above and subject to such use and bulk regulations as are set forth in the Plan of Development attached hereto and to no others.
SECTION 2. This Ordinance shall be in force and effect from and alter its passage and due publication.
111? West Washington Boulevard and 19-27 North :Ylay Street. Chicago. Illinois
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RESIDENTIAL PLANNED DEVELOI'MENT NO. 1357, AS AMENDED PLANNED DEVELOPMENT STATEMENTS
The urea delineated herein as Residential Planned Development Number 13:57 (hereinafter the "Planned Development"), consists of"approximately 42.093 square fect of property, which is depicted on the attached Planned Development Boundary and Property Line Map (hereinafter the "Property"). 19 ,N. Mm LLC is the owner of a portion ofthe Property and is the "Applicant" for this Planned Development amendment pursuant to due authorization from the owner of the remainder of the Property.
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 titleholders 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 titleholder and any ground lessors. Furthermore, pursuant to the requirements of Section 17-8-0400 of the Chicago Zoning Ordinance (hereinafter "the 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 the Applicant or its successors, assignees or grantees. Any dedication or vacation of streets or alleys or grants of easements or any adjustment ofthe 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 Department of Planning and Development and/or Department of Transportation. Closure of" all or any public street or alley during demolition or construction shall be subject to the review and approval ofthe Department of Transportation.
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 1! Approval, the submitted plans must oe approved oy die Department ufTictiispoiiaiiun.
With respect to the property located at 19 N. May, 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
Applicant. 19 \ May LLC
Address- ! I ij West W ashington Boulevard and 19-27 North May Street. Chicago. Illinois
Introduced- December 12.2018
Plan Commission: July 16.2020
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Curb :iiui guner
Pavement markings
Sidewalks
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.
This plan of development consists of seventeen (i 7) Statements: a Bulk Regulations (Zoning Analysis) Table; an Existing Land Use Map: an Existing Zoning Map: a Planned Development Property Line and Boundary Map: a Site Plan; a Landscape Plan: a Green Roof Plan; Subarea B Elevations (\orth . South, East and West) and Subarea B Detail Plans (Typical Facade at Street. Typical Mid Facade, Typical Penthouse Facade) which were prepared by the Lamar Johnson Collaborative and dated July 16. 2020. submitted herein.
This plan of development consists ofthe following exhibits related to the development of Subarea A (1115 W. Washington): Basement Plan. Ground Floor Plan. Level 2 Floor Plan. Typical Floor Plan. Penthouse Floor Plan. Roof Plan. Streetscape Elevations and Elevations which were prepared by Booth Hansen and dated January 19. 201 7 and published in the City Council Journal of Proceedings for January 25, 2017 on pages 42046-42047 and 42059-42068.
In any instance where a provision ofthis 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 al! 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 Chicago Zoning Ordinance, this Planned Development shall control.
The following uses are permitted in the area delineated herein as a Residential Planned Development: dwelling units on and above the ground floor: open./green space: incidental and accessory uses, and accessory off-street parking.
On-premises 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-premises 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 ans building shall also be subject to height limitations, if any. established by the Federal Aviation Administration.
Applicant I'-"' \ May LLC
Address. 1115 ''.Vest Washington Boulevard and 10-27 North May Street. Chicago. Illinois
Introduced. December 12. 20'8
Plan Commission: July 16.2020
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15 The perm i tied Floor Area Ratio (FAR) identified in the Bulk Regulations (Zoning AnaKsis) Table has been determined using a Net Site .Area of forty-two thousand and seventy-one (42.0') V) square feet and a base FAR of 5.0.
The Applicant acknowledges that the project has received a bonus FAR of 5 1 FAR pursuant to Section 17-4-1000 ofthe Zoning Ordinance. With this bonus FAR, the total FAR for the Planned Development is 8.1. In exchange for the bonus FAR. the Applicant is required to make a corresponding payment, pursuant to Sections I 7.-1-1003-B and C. ofthe Zoning Ordinance, prior to the issuance of the first building pennit for any building in the Planned Development: provided, however, ifthe Planned Development is constaicred in phases, the bonus payment may be paid on a pro rata basis as the first building permit for each subsequent new building or phase of construction is issued. The bonus payment will be recalculated at the time of payment (including partial payments for phased developments) and may be adjusted based on changes in median land values in accordance with Section 17-1-1003-C.3. of the Zoning Ordinance.
The bonus payment will be split between three separate funds, as follows: 80 percent to the Neighborhoods Opportunity Fund. -10 percent to the Citywide Adopt-a-Landmark Fund and 10 percent to the Local Impact Fund. In lieu of paying the City directly, the Department may: (a) direct developers to deposit a portion ofthe funds with a sister agency to finance specific local improvement projects: (b) direct developers to deposit a portion ofthe funds with a landmark property owner to finance specific landmark restoration projects: or. (c) approve proposals for in-kind improvements to satisfy the Local Impact portion ofthe payment.
In this case, the Local Impact portion of the bonus payment for Subarea A was to be contributed to the construction of a field house in Skinner Park (the "Project"). The Project is located within one mile ofthe Planned Development site, as required by Section 17-4-1005-C. The Local Impact portion of the bonus payment for Subarea B is currently unallocated.
The Applicant must make such payment, or the applicable portion thereof in the case of a phased development, prior to the issuance of the first building permit for the Planned Development or applicable phase thereof. The City must enter into an intergovernmental agreement regarding the manner in which the funds will be used.
16. The Applicant acknowledges and agrees that the rezoning of Planned Development (""PD") 1357 in 2015. triggered the requirements of Section 2-45-115 ofthe Municipal Code of Chicago (the ""2015 ARO""). The Applicant further acknowledges and agrees that this amendment of the PD from PD 1357 io FD i357. as amenoeu. for 50 additional residential units triggers tne requirements ot section 2-44-080 of the Municipal Code (the ""Affordable Requirements Ordinance"" or the ""ARO") and. because the PD is located in the Near North/Near West Pilot Area. Section 2-44-090 of the Municipal Code (the "'Near North/Near West ARO Pilot Area Ordinance"" or the "Pilot""). Any developer of a ""residential housing project" within the meaning of the ARO must: (i) set aside 10% ot the housing units in the residential housing project, or with the approval ofthe commissioner of the Department of (-lousing (""DOIT"), in an approved off-site location, as affordable units ("ARO Units"); (ii) pay a fee in lieu of the development of the ARO 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% ofthe ARO Units on-site or off-site (the ""Required Units""). Ifthe deve-'oper elects to provide ARO Units off-site, the off-site ARO Units must be located within a two-mile radius from the residential housing
Applieant: 19 N May LLC
Address- I I 1.5 West Washington Boulevard and 19-27 \ortli May Street. Chicago. Illinois
Introduced December 12. 20 I S
Plan Commission. July 16,2020
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proiect nru.1 in [he same or a different higher income area or downtown district The PD is located in a downtown district, within the meaning ofthe ARO. and the project, {.'nor io tins amendment allowed for a total of 56 units. As a result, the Applicant's prior affordable housing obligation was six affordable units (I 0% of 56 rounded up) Applicant satisfied its affordable housing obligation to date by providing no units and making a cash payment to the Affordable Housing Opportunity Fund in the amount of Two-Hundred and Twenty.-five Thousand Dollars (S225.000). per unit (Cash Payment), as
set fort:; in the Affordable Housing Proiile Form, attached hereto as Exhibit Twenty-eight of the
permitted fifty-six units have been constructed to date, and S675.000 was paid to the Affordable Housing Opportunity Fund to fulfill the prior obligation of three affordable units. Twenty-eight units remain to be constructed, and the remaining obligation for three affordable units has not yet been fulfilled.
The Near North/Near West Pilot Area is divided into two zones: the Near North Zone and the Near West Zone. The PD is located in the Near North Zone. In the Near North Zone, pursuant to the Pilot, ihe percentage of units in a residential housing project required to be affordable for a period'of 30 years, whether rental or for-sale. is increased from 10% to 20%. Any developer of a residential housing project in the Near North Zone must provide the first 10% of units required to be affordable (the "First Units") either: (i) in the residential housing project, or (ii) with the approval of the commissioner of DOFf in an off-site location within two miles ofthe PD and either (a) in a higher income area or downtown district, or (b) within the Near North Pilot Area, regardless ofthe income area in which the PD is located. In addition, the developer must provide the second 10% of units required to be affordable (the "Additional Units") either: (i) in the residential housing project, or (ii) with the approval of the commissioner of DOH. in an off-site location anywhere within the Near North/Near West Pilot Area, regardless of distance from the PD or income area. The Applicant's affordable housing obligation with respect to the additional 30 units, added pursuant to this amendment, is six affordable units (20% of 30). consisting of three First Units and three Additional Units. Applicant has agreed to satisfy its affordable housing obligation by providing the First Units and the Additional Units off-site, at a location or locations to be approved by the DOH. as set forth in the Affordable Flousing Profile Form attached hereto. In addition to the three First Units and three Additional Units, the Applicant has agreed to forego the ability to make the Cash Payment for the three ARO Units required pursuant to the 2015 rezoning and the 2015 ARO. These three units will also be constructed and considered Additional Units, fora total of nine ARO Units to be constructed off-site, three of which are First Units and six of which are Additional Units. Pursuant to the commissioner of DOH's determination, in consultation with the alderman of the ward in which the PD is located, the Applicant is required to sell the First and Additional Units to households earning no more than 100% ofthe Chicago Primary Metropolitan Statistical Area Median Income ("AMI"), as updated annually by the City of Chicago at prices affordable to households at 100% AMI. 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 DOFI for review and approval, and DOH may adjust the number of required ARO 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 execute and record an affordable housing agreement in accordance with Section 2-44-080(L). The terms ofthe 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 DOH may-enforce remedies for any breach ofthis Statement, including any breach of any affordable housing
Applicant: 19 \ May LLC
Address: 1115 West Washington Boulevard and 19-27 North May Street. Cliicago. Illinois
Introduced. December 12.2018
Plan Commission July 16.2020
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agreement, and enter into settlement agreements with respect to any such breach, subject to the approval ofthe Corporation Counsel, without amending the PD
17 This Planned Development shall be governed by Seciion 17-13-0612. oi the Zoning Ordinance. 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 Residential Planned Development No. ! 357 as it existed prior to the date ofthis amendment.
Applicant- 19 N \lay LLC
Address- 1115 West Washington Boulevard and '0-27 North Vlay Street. Chicago. Illinois
Introduced- December 12. 20IS
Plan Commission: July 16. 2020|1010|L- As1' I62fi')i 'St; ?
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COMMERCIAL INSTITUTIONAL PLANNED DEVELOPMENT NO. 1243 BULK REGULATIONS AND DATA TABLE
Gross Sire Area (sf):
Area of Public Rights-of-Way (sf):
Net Site Area (sf):
Subarea A:
Subarea B: Maximum Floor Area Ratio:
Subarea A:
Subarea B: Maximum Unit Count:
Subarea A:
Subarea B: Minimum Off-Street Parking Spaces:
Subarea A:
Subarea B:
Minimum Number of Bicycle Parking Spaces:
Subarea A:
Subarea B: Minimum Off-Street Loading Spaces: Maximum Building Height:
Subarea A:
Subarea B:
Minimum Setbacks:
61.773 SF 19.609 SF 42.104 SF 20.094 SF 22,010 SF 8.1
I 14.034 SF 227,008 SF
58
42 78
42 39
107 feet. 2 inches
186 feet (top of roof)
202 feet (top of mechanical penthouse)
Per plans
Applicant: 19 N May LLC
\ddress : 1115 West Washington Boulevard and 19-27 North May Stree:. Cliicago, Illinois
Introduced: December 1 2, 201 8
Plan Commission: July 16, 2020
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ARO Affordable Housing Profile Form (AHP)
| Submit this form for projects that are subject to the 2015 ARO, Near North/Near West Pilot, | Milwaukee Pilot or PilsenAittle Village Pilot Ordinances (all projects submitted to City Council after ! October 13. 2015). More information is online at www.dtyofchicago.gov/ARO . Submit the completed ' to the Department of Housing (DOH), 121 N LaSalle Street 10th Floor, Chicago, IL 60602. E-mail: | deflise.roman@cltyofchlcago.org orjustin.root@cityofchicago.org . Applications that include : off-site units should submit documentation listed on page two.
Date: June 17, 2020 DEVELOPMENT INFORMATION
Development Name: 19 North May Development Address: 19 North May
Zoning Application Number, if applicable: 19900 Ward: 25
Type of City Involvement
check all that apply
? City Land
r~J Financial Assistance
Q Zoning increase
If you are working with a Planner at the City, what is his/her name?
[x] Planned Development (PD)
rj Transit Served Location (TSL) project
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
fj 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) fj If ARO units proposed are off-site, required attachments are included (see next page) fj If ARO units are CHA/Authorized Agency units, signed acceptance letter is attached (pdf)
DEVELOPER INFORMATION
Developer Phone 708-254-4878 Attorney Knone ~"
Developer Name 19 N May LLC Developer Contact Dominic Sulo Developer Address 1809 w Chicago Email dominic@sulodevslopment.com
AltOt Mtjy l\'c3t'MO i\dtie Jdi'inke Ddie
TIMING
Estimated date marketing will begin October 2020 (pre-saies)
Estimated date of building permit* April 2021
Estimated date ARO units will be complete October 2022
"the in-lieu fee, recorded covenant and $5,000 per unit administration fee (for off-site units) are required prior to the issuance of any building permits, including the foundation permit.
PROPOSFT^WITS^ET REQUIREMENTS (to be executed by Developer & ARO Project Manager)
Date
6/24/2020
Justirf.:Efeo( or Denise Roman, DOH
Mnai tcx ruunua,
Required Attachments: For Off-Site Units Only
Your application will be reviewed when required documentation has been received. Off-Site Units fall into one of three categones: New Construction (NC); Significant Rehab (SR) and Prior Rehab (PR). Documentation is also required for the Subject Property (SP); the property that triggered the ARO Requirement. The documents required for each are listed below:
SP NC SR PR
D D D Evidence of Site Control
CH CD 0 Project Budget, with per-unit cost breakdown & documentation
0 0 0 CMA or appraised value of proposed, for sale, off-site units
[~J FJ Description + Schedule of anticipated building permits
Certificate of Occupancy + Approved Plans & Permits (CofO must t» «3 years old. or <1 year, if low-mod rone) EH 0 D Management Plan for off-site building that includes ARO units and a Marketing Brochure Q rj Signed Statement attesting that units are currently vacant -OR-
0 D Income Qualification packets, if current tenants are income-qualified & intend to lease ARO units ? ? ? Completed ARO Unit Evaluation Table
LZl CH CH Recent permits: most recent permits for all major systems; plumbing, electrical, HVAC, Mechanicals and building envelope.
Does the proposed off-site project require a zoning change or financial assistance from the City?
Construction Drawings/Submissions Yes ^°
The Development team and the Architect of Record should prepare and submit the following information for review. One hard copy and one electronic pdf of all materials, plans, sketches, and photos should be submitted for review. Label each attachment to correspond to the requirement below (ie "Master Plan" etc)
All Projects: rj Project narrative: should briefly summarize (one page, double-spaced) the project work scope, development objectives, site, building construction systems (identify wail, floor and roof construction), building design concepts and environmental
Cn Master plan: should locate the project site(s), depict the adjacencies to existing properties and, in the case of larger developments, illustrate proximity of proposed multiple sites.
Q Context photographs and drawings: photos of al sites and existing buildings, photos should include nearest adjacent buildings.
Q Floor plans: should clearly depict room designations, dimensions and typical furniture layout
r~J Building section (optional): should identify building materials, structural framing, depth of footings/foundations, ceiling heights of interior spaces and general floor and roof framing.
Q Site / Landscape plan: conceptual site plan should identify setbacks, easements, number of parking spaces provided/required; refuse pick-up areas, utilities and pedestrian environment issues. Illustrate the type of plant materials, location of shrubs and trees, ground treatment, security fencing and other site features.
Q Front, side and rear elevations: Illustrate selection and location of materials, doors,
fenestration and roof configuration. Drawings should also indicate vertical heights and depth of foundations when a section drawing is not provided. For existing buildings, provide photographs of all exterior elevations.
Additional documents may be requested during the review by Construction & Compliance staff. A $5,000/unit fee is required for prior to the issuance of the building permit for the ARO-triggering property.
COMMERCIAL INSTITUTIONAL PLANNED DEVELOPMENT NO. 1243 BULK REGULATIONS AND DATA TABLE
Gross Site Area (sf):
Area of Public Rights-of-Way (si):
Net Site Area (sf):
Subarea A:
Subarea B: Maximum Floor Area Ratio:
Subarea A:
Subarea B: Maximum Unit Count:
Subarea A:
Subarea B: Minimum Off-Street Parking Spaces:
Subarea A:
Subarea B:
Minimum Number of Bicycle Parking Spaces:
Subarea A:
Subarea B: Minimum Off-Street Loading Spaces: Maximum Building Height:
Subarea A:
Subarea B:
Minimum Setbacks:
61,773 SF 19,609 SF 42,104 SF 20,094 SF 22,010SF S.l
114,034 SF 227,008 SF
28 58
42
78
42 39 0
107 feet, 2 inches
186 feet (top of roof)
202 feet (top of mechanical penthouse)
Per plans
Applicant: I O N May LLC
Address: 1115 West Washington Boulevard a nd 1 9-27 North May Slreet. Chicago. I llinois
Introduced. December 12.2018
Plan Commission July 16.2020|1010|LAST I
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