This record contains private information, which has been redacted from public viewing.
Record #: SO2021-296   
Type: Ordinance Status: Passed
Intro date: 1/27/2021 Current Controlling Legislative Body: Committee on Zoning, Landmarks and Building Standards
Final action: 3/24/2021
Title: Zoning Reclassification Map No. 1-G at 1229 W Randolph St - App No. 20591
Sponsors: Misc. Transmittal
Attachments: 1. O2021-296.pdf, 2. SO2021-296.pdf


SECTION 1. That the Chicago Zoning Ordinance be amended by changing all of the CT-3 Neighborhood Commercial District symbols and indications as shown on Map 1-G in the area bounded by:
West Randolph Street; Nortli Willard Court; the public alley south of and parallel to West Randolph Street and a line 50 feet west of and parallel to North Willard Court

to those of a DX-5 Downtown Mixed-Use District.
SECTION 2. That the Chicago Zoning Ordinance be amended by changing all of the DX-5 Downtown Mixed-Use District symbols and indications as shown on Map 1-G in the area bounded by:
West Randolph Street; North Willard Court; the public alley south of and parallel to West Randolph Street and a line 50 feet west of and parallel to North Willard Court

to those of a 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.

Address: 1229 W Randolph. Chicago, Illinois
I:;aST\I 7791 2693 1

Tlie area delineated herein as Planned Development Number (Planned Development) consists of
approximately .1,268 square feel of property which is depicted on the attached Planned Development Boundary and Property Line Map (Property). Thor 1229 West Randolph LLC' is the owner of a portion ofthe Property and the "Applicant" for this Planned Development pursuant to authorization from the owners ofthe remainder ofthe 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 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.
All applicable official reviews, approvals or pennits 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 ofthe 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 properly, 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
ADA crosswalk ramps
Parkway & landscaping

Applicant Thoi I 22M Wcsl Randolph LLC
Addicss 122') W Randolph. Chicago. Illinois
Intioiliiccd. .lanuaiy 27. 2021
I' Commission Maich IN. 2021


I he Perimeter Resummon Agreement musl be executed prior to any Department ol I ransportation and Planned Development Part II review permitting. The Agreement shall reflect that all work musl comply with current Rules and Regulations and musl 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 16 Statements: a Bulk Regulations fable; an Existing Zoning Map; an Existing Land Use Map; a PD Property Line and Boundary Map; a Site/Landscape Plan; a Roof Plan; Building Elevations (North, South, East and West), and Facade Details (Podium, Tower, Roof and North) prepared by JGMA and dated March 24, 2021 and submitted herein. 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 tenns 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 Business Planned Development: Office; Colleges and Universities; Cultural Exhibits and Libraries; Day Care; Lodge or Private Club; Animal Services (excluding Shelter/Boarding Kennel); Artist Work or Sales Space; Business Equipment Sales and Service; Business Support Services; Urban Farm (rooftop operation); Communication Service Establishments; Ealing and Drinking Establishments (all, including Taverns); Entertainment and Spectator Sports (excluding inter-track wagering facilities); Financial Services (all, except Payday/Title Secured Loan Stores and Pawn Shops); Food and Beverage Retail Sales; Medical Service; Personal Service; General Retail Sales; Participant Sports and Recreation (Indoor and Children's Play Center only); Artisan Manufacturing, Production and Industrial Services; Co-located Wireless Communication Facilities; and incidental and accessory uses and accessor)' parking.
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' lo height limitations, if any, established by the Federal Aviation Administration.
The maximum pennitted 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 3,268 square feet and a base FAR of 5.0.
The Applicant acknowledges that the project has received, a bonus FAR of 3.1, pursuant to Sec. 17-4-1000 ofthe Zoning Ordinance. With this bonus FAR, the total FAR for the Planned Development is
Introduced Oomin^Mon:
Thoi 127.9 Wc-si Randolph LLC 1229 W Randolph. Chicago. Illinois January 27. 2021 iVLnch IS. 2021

GASP. I 779 12693 2

8.1. In exchange lor the bonus FAR, the Applicant is required lo make a corresponding payment, pursuant to Sections 17-4-1003-1} <& C, prior lo the issuance of lhe first building permit for any building in the Planned Development; provided, however, if the Planned Development is constructed 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 17-4-1003-C.3

The bonus payment will be split between three separate funds, as follows: 80% to the Neighborhoods Opportunity Fund, 10% to the Citywide Adopt-a-Landmark Fund and 10% to the Local Impact Fund. In lieu of paying the City directly, the Department may: (a) direct developers to deposit a portion of the funds with a sister agency to finance specific local improvement projects; (b) direct developers to deposit a portion of the 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
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.
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 11 approval.
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 ofthe 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 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 wilh disabilities and to promote the highest standard of accessibility.
The Applicant acknowledges that it is in the public interest lo 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 lhe requirements ofthe Chicago Sustainable Development Policy, in effect at the

Applicant Thor 1229 Wcsl Randolph LLC
Addiess 1229 W Randolph. Chicago. Illinois
hitioduccd Janiuiy 27. 2021
Plan Commission. Mutch IS. 2021

LAST.177912693 2

time ihe Pari II review process is initiated lor 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 cily 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 of the Applicant's proposed outreach plan designed to inform M/WBEs and city residents of job and contracting opportunities. Second, at the time ofthe 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 lo the Chicago City Council and the Mayor.
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 DX-5 Downtown Mixed-Use District.
Man ( unmnssion
Thor 1.729 West Randolph LLC 1229 W Randolph. Chicago. Illinois Januars 27. 2021 Maich IS. 2021

LASTM 77912093 2


Gross Site Area (sf): 8,618
Area of Public Rights-of-Way (si): 5,350
Net Site Area (sf): 3,268
Maximum Floor Area Ratio: 8.1
Maximum Number of Dwelling Units:|910|Minimum Off-Street Parking Spaces:|910|Minimum Bicycle Parking Spaces:|910|Maximum Building Height: 120'
Minimum Setbacks: In compliance with plans

Applicant Thor 1229 Wcm Randolph LLC
Addtcss I 229 W Randolph. Chicago. Illinois
Introduced .kinuurv 27. 2921
Plan Commission Maich IS. 7021|1010|LAS L177912693 2

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Alderman Tom Tunney
Chairman, City Council Committee on Zoning

Maurice D. Cox j Chicago Plan Commission

Date: March 18,2021

Re: Proposed Business Planned Development - 1229 W. Randolph St.

On March 18, 2021, the Chicago Plan Commission recommended approval of the proposed Planned Development, submitted by Thor 1229 West Randolph LLC. The Applicant proposes to rezone the property from Cl-3 (Neighborhood Commercial District) lo DX-5 (Downtown Mixed-Use District) prior to establishing a Planned Development to construct a 120'-0"-tall office building containing nine floors with a ground floor commercial use and six bicycle parking spaces. A copy of the proposed ordinance, planned development statements, bulk table and 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 recommendation and a copy of the 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)