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This record contains private information, which has been redacted from public viewing.
Record #: SO2021-1973   
Type: Ordinance Status: Passed
Intro date: 5/26/2021 Current Controlling Legislative Body: Committee on Zoning, Landmarks and Building Standards
Final action: 1/26/2022
Title: Zoning Reclassification Map No. 1-G at 1223-1245 W Fulton Market - App No. 20708
Sponsors: Misc. Transmittal
Topic: ZONING RECLASSIFICATIONS - Map No. 1-G
Attachments: 1. O2021-1973.pdf, 2. SO2021-1973.pdf
FINAL FOR PUBLICATION



ORDINANCE
BE IT ORDAINED HY THE CITY COUNCIL OF THE CITY OF CHICAGO:

SECTION I. That the Chicago Zoning Ordinance be amended by changing all of tlie M2-3 Light Industry District and C3-3 Commeicial Manufacturing and Employment District symbols and indications as shown on Map 1-G in the area bounded by:
West Fulton Market; a line 257.12 feet east of and parallel to North Elizabeth Street; the 18-foot public alley south of and parallel to West Fulton Market; a line 81.74 feet east of and parallel lo North Elizabeth Street; a line 119.8 feet south of and parallel to West Fulton Market and North Elizabeth Street.

to those of the DX-7 Downtown Mixed-Use District.

SECTION 2. That the Chicago Zoning Ordinance be amended by changing all of the DX-7 Downtown Mixed-Use District symbols and indications as shown on Map 1-G in the area bounded by:
West Fulton Market; a line 257.12 feet east of and parallel to North Elizabeth Street; the 18-foot public alley south of and parallel to West Fulton Market; a line 81.74 feet east of and parallel to North Elizabeth Street; a line 119.8 feet south of and parallel to West Fulton Market and North Elizabeth Street.
to those 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.





















Address: 1223-1245 W. Fulton, Chicago, Illinois, 60607
I AS I I N09:!60S4 -l

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RESIDENTIAL-liUS1NESS I'LANNE1) I)EVE1X)I'MEN I NO. I»LANN ED DEVELOPMENT STATEM ENTS
The area delineated herein as Planned Development Number TBD (Planned Development) consists of approximately 38,693square feet of property which is depicted on the attached Planned Development Boundary and Property Line Map (Properly). 1245 W. Fulton, LLC is the "Applicant'1 for this Planned Development and owner 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 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 ofthe 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 ofthe 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 strcet.or alley during demolition or construction shall be subject to the review and approval of the 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 widi 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.
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
ADA crosswalk ramps
Parkway & landscaping
Applicant 1245 W Fulton, LLC
Address' 1223-1245 W Fulton, Chicago, IL 60607
Introduced May 26, 2021
Flan Commission December 16, 2021
EASTM 8092608') 4

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The Perimeter Restoration Agreement must be executed prior to any Department of Transportation and Planned Development Part 11 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 18 Statements; a Bulk Regulations Table; an Existing Zoning Map; an Existing Land Use Map; a Property and Planned Development Boundary Map; a Ground Floor Site Plan; a Site Plan; Building Elevations (North, South, East and West); Axonometric Diagrams (Base, Middle, Top) and Bike Storage Fence Section prepared by Hartshorne Plunkard Architects and dated December 16, 2021 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 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 Planned Development: Residential Above the Ground Floor; Office; Lodging (All—Hotel subject to future site plan approval [See Statement 17]); Animal Services (excluding overnight boarding and kennels); Business Equipment Sales and Service; Business Support Services; Communication Service Establishments; Eating and Drinking Establishments (all, including Taverns); Financial Services (excluding payday loan and pawn shops); Food and Beverage Retail Sales; Medical Service; Personal Service; General Retail Sales; Participant Sports .and Recreation; Artisan Manufacturing, Production and Industrial Services (only as an accessory use to a principal retail use); Co-located Wireless Communication Facilities, accessory parking and non-accessory parking (subject to Section 17-10-0503), and incidental 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 ofthe 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 ofany 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 38,693 square feet and a base FAR of 7.0.
The Applicant acknowledges that the project has received a bonus FAR of 2.0, pursuant to Sec. 17-4-1000 ofthe Zoning Ordinance. With this bonus FAR, the total FAR for the Planned Development is 9.0. In exchange for the bonus FAR, the Applicant is required to make a corresponding payment,
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Applicant 1245 VV Fulton, LLC
Address 1223-1245 W Fulton, Chicago, IL 60607
Introduced. May 26, 2021
I'lan Commission December 16, 2021|1010|EASTM 80926084.4

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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 ofthe 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 al the lime, is final and binding on the Applicant and must be paid lo the Department of Revenue prior to the issuance ofany 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 IT reviews, are conditional until final Part II approval.
The Applicant or its successors or assignees shall, at its own cost, construct the proposed Landscape Plaza depicted on the Ground Floor Landscape Site Plan (hereinafter, the "Open Space"). The Open Space shall be substantially complete prior to issuance of the last final certificate of occupancy for the improvements to be. constructed on the street/ground floor provided that plantings may be delayed if consistent with good landscape practice, but not longer than one year following receipt of the final Certificate of Occupancy for the ground floor improvements. The Applicant, its successors or assigns, shall be responsible for maintaining, repairing, replacing, and managing the Open Space, including ensuring that the landscaping is well maintained that the vegetation'and plantings are kept in healthy condition and that the Open Space is clean, well lit, litter free and clear of snow (hardscaped areas) and debris. The Applicant shall provide sufficient liability insurance coverage for the operation ofthe Open Space for public use. The Open Space shall be open to the public, free of charge, during normal park hours from 6:00am to 11:00pm every day of the year, and the Applicant shall post a sign at all entries visible from the public right of way stating the same.
The Applicant shall comply with Rules and Regulations for the Maintenance of Stockpiles promulgated by the Commissioners ofthe 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 lhe 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.



Applicant 1245 W Fulton, LLC
Address- 1223-1245 W. Fulton, Chicago, IL 60607
Introduced May 26,2021
I'lan Commission December 16, 2021
J
EASTM 80926084.4

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The Applicant acknowledges that it is in the public interest lo 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 with disabilities and lo promote the highest standard of accessibility.
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 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 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 cily 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 of the Property from the M2-3 Light Industry
District and C3-3 Commercial Manufacturing and Employment District to the DX-7 Downtown Mixed-
Use District and then to this Planned Development ("PD") No. 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 "downtown district" within the meaning ofthe ARO and permits the construction of 350 dwelling units. The .Applicant intends to construct a 350-unit rental building (the "Project").

Applicant 1245 W Fulton, LLC
Address 1223-1245 W Fulton, Chicago, IL 60607
Introduced May 26, 2021
I'lan Commission December 16, 2021|1010|EASTMS09260S4.4

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Developers of rental projects in downtown districts with 30 or more units must piovide between 10% and 20% ofthe units in the residential development as affordable units, depending on the average depth of affordability provided, as described in subsection (F)(2) ofthe ARO. Regardless oflhe applicable percentage of affordable units in the rental project, developers must construct at least 25% of the affordable units on-site and another 25% on-site or off-site (collectively, the "Required Units"), and may satisfy the balance of their affordable housing obligation through: (a) the establishment of additional on-site or off-site affordable units; (b) payment of a fee in lieu ofthe 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) ofthe 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 has elected the 20% option as set forth in the chart in subsection (F)(2) of the ARO. As a result, the Applicant's affordable housing obligation is 70 affordable units (20% of 350) and half of those affordable units are Required Units. Pursuant to subsection (T) of the ARO, the Applicant must either pay a fractional in lieu fee or provide an additional unit on-site or off-site to satisfy the fractional obligation. The Applicant has agreed to satisfy its affordable housing obligation by providing all 70 affordable units in the rental building in the PD, as set forth in the Affordable Housing Profile (AHP) attached hereto. The Applicant agrees that the affordable rental units must be affordable to households with a range of incomes averaging 60% ofthe Chicago Primary Metropolitan Statistical Area Median Income (AMI), as updated annually, provided that (x) the maximum income level for any affordable unit may not exceed 80% of the AMI, (y) at least • one-third (or 24 units) must be affordable to households at or below 50% of the AMI, .of which one-sixth (or 4 of the 24 units) must be affordable to households at or below 40% of the AMI, and (z) all income levels must be multiples of 10% ofthe AMI.
This PD is located in the Fulton Market Innovation District (the "FMID"). The Chicago Plan Commission adopted a plan for the FMID in July 2014, and approved an update to the plan (the "FMID Plan Update") in February 2021. The FMID Plan Update allows residential uses north of Lake Street in the FMID and establishes a 30% affordability goal for new residential projects in that area. In order to achieve that goal, the City's Department of Housing ("DOH") is committed to offering developers a menu of public assistance. The Applicant agrees to collaborate with DOH to provide an additional 35 affordable units (10% of 350) either on-site or in an off-site location within the boundaries ofthe FMID, in accordance with the FMID Plan Update (the "FMID Units"). Specifically, the Applicant and DOH will collaborate to establish the additional cost associaied with the construction of the FMID Units, including review of a detailed budget and proforma. The Applicant will work with DOH to identify public financial assistance to fund the FMID Units, whether on-site or off-site through a potential partnership with an affordable housing developer. To that end, the Applicant (a) has submitted an intake form to initiate the process required to apply for financial assistance from the City, including, but not limited to, 4% Low Income Housing Tax Credits (the "FMID Financial Assistance") and (b) has agreed to collaborate with DOH to explore partnerships wilh affordable housing developers to provide the FMID Units. If the Applicant is not awarded FMID Financial Assistance or is unable to form a oartnershio with an affordable housing developer on terms that will fullv fund the cost of tlie FMID

Applicant 1245 W Fulton, LLC
Address 1223-1245 W Fulton, Chicago, IL 60607
Introduced May 26,2021
Plan Commission December 16, 2021|1010|L;AST\l 8092608-1 4

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Units to meet tlie 30% affordability goal, the Applicant may proceed with the development of the Project without providing the unfunded FMID Units, provided, however, the Applicant must notify DO I-l of its determination that providing all ofthe FMID Units is nol feasible at least 6 months prior to the issuance of the first vertical improvements permit (excluding permits primarily relaled to construction of parking structures) for any residential building in the PD by providing to DOIT a written explanation therefor, and, at DOH's request, the Applicant must provide an informational presentation to the Plan Commission on such determination prior to the issuance of such permit. Notwithstanding the foregoing, if DOH is unable to award the Applicant any FMID Financial Assistance, such presentation will not be requested.
This statement does not include all ARO requirements and options. It is intended to provide an overview oflhe application ofthe ARO to this PD. In the event of any conflict between this statement and the terms and conditions ofthe ARO, the ARO shall govern.
If the Applicant requests any material change to its method of compliance with the ARO, such as locating affordable units off-site instead of on-site or changing the target affordability level after the passage of this PD, DOH may adjust the AITP as requested, in accordance with the ARO, without amending the PD, provided however, the Applicant must update and resubmit the revised AHP to DOFI for review and approval and, at DOH's request, provide an informational presentation to 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) of the ARO. The terms of the IHA and any amendments thereto are incorporated herein by this reference. The Applicant acknowledges and agrees that the IHA will be recorded against the PD, and will constitute a lien against such property. The Commissioner of DOH may enforce remedies for any breach oflhis Statement 16, 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.
17. Prior to the Part II Approval (Section 17-13-0610 of the Chicago Zoning Ordinance) for the "Hotel Use" the Applicant shall submit a site plan and floor plans identifying which units will be converted to hotel use for review and approval by the Department of Planning and Development (DPD). Review and approval by DPD is intended to assure that specific development components substantially conform with the PD and to assist the City ih monito'ring ongoing development.'
No Part II Approval for the Hotel Use shall be granted until Site Plan approval has been granted. Following approval by DPD, the approved Site Plan Approval Submittals, supporting data and materials shall be made part of the main file and shall be deemed to be an integral part of the PD.
After approval of the Site Plan, changes or modifications to the plans may be made pursuant to the provisions of Statement 12. In the event ofany inconsistency between approved plans and the terms ofthe PD, the terms of the PD shall govern. Any Sub Area Site Plan Approval Submittals shall, at a minimum, provide the following information:
fully-dimensioned site plan (including a footprint of the proposed improvements); • fully-dimensioned floor plans indicating which units will be dedicated as a hotel use: fully-dimensioned building elevations; fully-dimensioned landscape plan(s);
statistical information applicable to the site, including floor area, the applicable floor area ratio,
llO^r- Tr\ nrloKllc^a'l U i . ¦ 1 ri * r, r* Uo'rtl,*" « « ri U ~ I .
i.iS*_o l\j i^oiacMibiiv_.ci, ijiiliiiiii^, iiuigiiLO auu :>^ll_/
Applicant 1245 W Fulton, LLC
Address 1223-1245 W Fulton, Chicago, IL 60607
Introduced May 26, 2021
Plan Commission December 16,2021|1010|HAST\18(.I926084.4

FINAL FOR PUBLICATION
An updated traffic study; and,
Approvals from CDOT, MOPD, and Fire.
Site Flan Approval Submittals shall include all olher information necessary to illustrate substantial conformance to the PD.
18. This Planned Development shall be governed by Section 17-13-0612. Should this Planned Development ordinance lapse, the Commissioner ofthe Department of Planning and Development shall initiate a Zoning Map Amendment to rezone the property to the DX-7 Downtown Mixed-Use District.








































Applicant- 1245 VV. Rilton. LLC
Address 1223-1245 W Fulton, Chicago, IL 60607
Introduced May 26, 2021
Plan Commission December 16. 2021|1010|F.ASTM 80926084.4

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RESIDENTIAL-BUSINESS PLANNED DEVELOPMENT NO.
HULK REGULATIONS AND DATA TABLE

Gross Site Area (sf): 55,830 SF
Area of Public Rights-of-Way (st): 17,137 SF
Net Site Area (sf): 38,693 SF
Maximum Floor Area Ratio: 9.0
Maximum Permitted Dwelling Units: 350
Maximum Permitted Dwelling Units and 350*
Hotel Keys:
Minimum Off-Street Parking Spaces: 95
Minimum Bicycle Parking Spaces: 199
Minimum Off-Street Loading Berths:|910|Maximum Building Height: 314'
Minimum Setbacks: In accordance with plans


* Hotel Use must be approved through Site Plan Approval (see Statements 5 & 17). The total number of combined Dwelling Units and Hotel Keys shall not exceed 350.




















Applicant 1245 W. Fulton, LLC
Address 1223-1245 W Fulton, Chicago, IL 60607
Introduced May 26, 2021
Plan Commission' December 16, 2021
FA ST\ 180920084 4
FINAL FOR PUBLICATION


Date: 9/16/2021
DEVELOPMENT INFORMATION
Development Name: 1245 West Fulton Market
Development Address: 1245 West Fulton Martket St, Chicago, IL 60607
Zoning Application Number, if applicable: N/A Ward: 27th
If you are working with a Planner at the City, what is his/her name? Carmen Martinez
Type of City Involvement ? CitVLand 0 Planned Development (PD)
check all that apply rj Financial Assistance ? Transit Served Location (TSL) project
\7\ 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
\7} ARO "Affordable Unit Details and Square Footage" worksheet completed and attached (Excel) f/] 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) Q If ARO units are CHA/Authorized Agency units, signed acceptance letter is attached (pdf)
DEVELOPER INFORMATION
Developer Name Sterling Bay . Developer Contact Brian Bezanis Developer Address 333 N Green' Chica90' IL 60607
Email bbezanis@sterlingbay.com Developer Phone 312-566-4937
Attorney Name Katie Jahnke Dale Attorney Phone 312.368-2153
TIMING
Estimated date marketing will begin Q2 2023 Estimated date of building permit* 01/15/2022 Estimated date ARO units will be complete Q1 2024
*the in-lieu fee, recorded covenant and $5,000 per unit administration fee (for off-site units) are required prior to the issuance ofany building permits, including the foundation permit.

PROPOSED UNITS MEET REQUIREMENTS (to be executed by Developer & ARO Project Manager)
Sterling Bay Development Management, LLC
"',-> 11/24/2021
Developer Or their agent -Andrew Gloor, Authorized Signatory Date
Date
10/15/2021
ARO Project Manager


ARO Web Form
FINAL FOR PUBLICATION

AFI-'ORD/tBLt: REOJISEMiEI-ITi OHDINANCIi


Applicant Contact Information
Name: Brian Bezanis
Email: bbezanis@sterlingbay com



Development Information

Address Submitted Date: 09/16/2021

Number From: 1245 Number To: N/A Direction: W
Street Name: Fulton Market Postal Code: 60607

Development Name
1245 W Fulton Market

Are you rezoning to downtown?: Yes


Information
Ward: 27 ARO Zone: Downtown ARO Area: Inclusionary Housing Area
Details
ARO Trigger: Zoning change and planned development Total Units: 350 Development Type: Rent Date Submitted: 09/16/2021



Requirements

ARO Obligation: 70 Affordable Units (20% of 350 total DUs)

How do you intend to meet your ARO obligation for the First ARO Units?
On-Site: 70 Off-Site- 0
On-Site to CHA or Authorized agency: 0 Off-Site to CHA or Authorized agency: 0 Total Units: 70
FINAL FOR PUBLICATION
r.uii:!)-f, if JiiiJh.'.JljIu


Is I'n-s .1 Tor Sa!« or KcnU! Project? If .1 For odie Project, will you offer ARO units Off-Site Units

' ¦ Summary .
-< market rate ¦'• ¦ On-SilcAF.OUniu
'unit type' "¦¦'how .v " many? ." V>" ' % of ibt.il . \avc ! . squ3:e footage, vVhoiv.;. ¦•¦ 'mjr.y?'... % Of tOtJt ¦ - .V ;ive V; square .foot.ige'; affcrdable v market ;jquare ,'; 'footage*-.
^''studio ;---5or'.' ;-32%C- "¦ 503.- : •". 1)' :"-3i% ": 102 ' ¦: ioo% ¦'-
f-i ; ¦ *• <>•¦ ¦'¦iii-:. #«s- '.'•708',;' '"-S9%"'
¦j'itwb-bed tine* ix ;i.l;G99 :< :ci27% >: i 1.089(.; :j;99% i
?tJ wee-bed ".'3,654 3 -': :!'?;. 'S'JK-i,' •'.•J.580 #
'Vifouf-be'd .'.i'Otf-i- 1.0' V, '-¦'o.v- ...•iCtt'-i o: ;-- o% -
All projects with proposed ARO units must complete this tab


Parking 95-spaccs IfftKe' bulIdlngttW 95 sp'ace's'ln th'ebulldlrig-vV
Laundry ln:Unlt\i^\'jSt?.iii5Sf'i!b»^ Iri Uhlt'r^.?!?:VffifS^KiS?V':-
A'p pMiaKces V^H-! a!&^-::-ST:??.?.i^."»rTS":
Refrigerator a ge/Cnerg yS tar/ma ke/modef/co for uq hast*!** Yes? ManuficUjrerTBDM-^g yes/Manufarturer.TBD.ti/r.:,
Dishwasher age/EnergyStar/make/modcl/color Y«?MaVufactufeoTBD3«iia Yei; MariirfaWferiTBDi^?

Stove/Oven age/EnergyStar/make/model/cohr y«FManGfsIcfii?efTODF#VS! Yes) MahufacturerTBD^7?.^
Ililtlllllll
Microwave agc/EnergyStar/moka/model/color Yis?Manufactufef;TBD;AjiB Yei.'ManufartureriTBOSv??

Bathroom(s) how many7 Half bath? Full bath? Yes,' Mlnlmum.1: per unltiyf
Kitchen countertops material
Flooring material
HVAC WiterSourccHeit'Rump^'si Water Source Heat £um*p£&
Other
FINAL FOR PUBLICATION




Completed by/Developer: Sterling Bay
Onsite Project Name and address: 1245 W Fulton Street Off-Site Project Address: N/a
ARO/HOUSING CRITERIA ON SITE ON SITE OFF SITE
MARKET RATE AFFORDABLE AFFORDABLE

Surrounding/Site Conditions Concrete paving, asphalt, sidewalk, trees.
Sod, Plantings or Hardscape Parkway trees, landscape plantings at terraces
Parking Exterior In tenor 0 95 0 95
Security
£ £, '.:Z'.7.:r'<'-:J^-'1 • . t. ^/PlP y j J yj ".s c^ii?.^lA!i?J <^ ^IX-HJFJ RK1 L ^.^J.S.^l5.^. • SJsfuV&:£%::-'-£^
Building Envelope Roof Exterior Walls ExteiiorOoor& Windows foundations TPO & Hot fluid applied Window Wall (tower) and Masonry/Metal Panel (podium) Aluminum and glass Caissons
Common Facilities Laundry Facilities Bulk Storage (Ln. Ft) Maintenance Commeicial Amenities Recreabonal Amenities Accessibility Laundry in each unit 9824 sf retail Pool, Fitness, Lounge, Outdoor Terraces

HVAC Plumbing Electrical Conveying System Elevator Sustainability Certifications Green Roof Sustainable Features Heat pumps, cooling towers Vertical heat pumps, cooling towers, typ. Fin Boiler system fed. typ. Final TBD New Building to Code Same as market rate Same as market rate Same as market rate Same as market rate
3 residential elevators Green Globes 2 Globes Certification Yes High performance glass

Unit Type - 3 Bedroom
Square Footage 1639 1639
Bathiaom Count|999|
Unit Type - 2 Bedroom
Square Footage 1087 1087
Bathroom Count|999|

FINAL FOR PUBLICATION

Unit Type - 1 Bedroom
Squoi? Footage 713 713
Bathroom Count|999|
Unit Type - Studio
Squat* Footage 505 505
ffothroam Count|999|
Kitchens
Linear Feet of \A/ork Space 9 9
Cabinet 'Cubic FL) 80 80
Countertop Material Stone Stone
Souari Footage 90 90
V/all Finish Paint Paint
Floor Finish Vinyl plank Vinyl plank
Appliances
Stave/Range New, GE (Model TBD), SS Finish New, GE (Model TBD), BL Finish
Microwave Nevu, GE (Model TBD). SS Finish New, GE (Model TBD), BL Finish
Refrigerator New. GE (Model TBD), SS Finish New. GE (Model TBD), BL Finish
D'shwasher New, GE (Model TBD), SS Finish New, GE (Model TBD), BL Finish
ARO/HOUSING CRITERIA ON SriE MARKET RATE ON SnE AFFORDABLE OFF SnE AFFORDABLE
In Unit Bulk Storage Cubic Feet
Living Room Squat* Footage V/all Finish Floor Finish 175 Paint Vinyl Plank 175 Paint Resilient flooring
Dining Room Squat? Footage V/all Finish Floor Finish
Bedroom 01 Squoi? Footage V/all Finish Floor Finish Closet/Stcrage (Ln.) 110 Paint Vinyl Plank 7' 110 Paint Resilient flooring 7'
FINAL FOR PUBLICATION

Bedroom til Square Footage Wall Finish Floor Finish Closet/Storage (in.) 105 Paint Vinyi Plank r 105 Paint Resilient flooring 7'
Bedroom «3 Square Footage Wall Finish Floor Finish Closet/Storage (Ln.) 105 Paint Vinyl Plank 7' 105 Paint Resilient flooring 7'
Bedroom #4/Other Square Footage Wall Finish Floor Finish Closet/Storage (Ln.)
Laundry Wosher Dryer White White White White
Bathroom #1 Square Footage WoII Finish Floor Finish Fixtures 65 Paint/Tile Tile Toliet, Vanity, Tub or Shower 65 Paint/Tile Resilient flooring Toliet, Vanity, Tub or Shower
Bathroom U2 Square Footage Wall Finish Floor Finish Fixtures 65 Paint/Tile Tile Toliet, Vanity, Tub or Shower • . 65 Paint/Tile Resilient flooring Toliet, Vanity, Tub or Shower
Bathroom X or K Bath Square Footage Wall Finish Floor Finish Fixtures

Garage, Canopy, Gazeebo. Playlot. Storage Shed Parking garage, canopy










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FINAL FOR PUBLICATION

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST EXISTING ZONING MAP
INTRODUCTION: MAY 26,2021 ] PLAN COMMISSION: DEC 16,2021 SCALE: 1" = 160'-0"
LEGEND



B
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; R R 4-STORY 6-STORY

B
2-STORY


B
1-STORY




B
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SUBJECT PREMISES
R RESIDENTIAL
B BUSINESS/COMMERCIAL |109|INSTITUTIONAL
PD BOUNDARY
- ¦ - — PROPERTY LINE


B 1-STORY ' 1-S1 i ORY



R
3-STORY


I d
EXISTING SURFACE LOT



B
2-STORY

FINAL FOR PUBLICATION

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST EXISTING LAND USE MAP
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021
KEY
! PD BOUNDARY
PROPERTY LINE

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_W RJLJONJ/IARKET STREET
TWO-WAY TRAFFIC
GROSS SITE AREA = 55,830 SF
AREA IN R.O W. = 17,137 SF SITE AREA = 38,693 SF

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PROPERTY CORNER


fina'l for publication

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST PROPERTY AND PLANNED DEVELOPMENT BOUNDARY MAP
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021 SCALE:As indicated


APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST GROUND FLOOR LANDSCAPE SITE PLAN
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16, 2021 SCALE: 1" = 40'-0"



PLAZA GRAPHIC LEGEND TREES TO REMAIN PLANTER TO REMAIN N ELIZABETH ST. ^T"N FINAL FOR PUBLICATION ^
1 1 d, ,u„,rt r 1 LANDSCAPE PLAZA f~l MEANDERING PIANTER LJ perennial plantings LJ plM s|) [_) WALL & BENCH m RETAIL PLAZA Dcco^fJn PAVING Lid (1056 il) t±i
APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST ENLARGED LANDSCAPE SITE PLAN
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021 SCALE:As indicated

RETAIL CURT ?
J AMENITY DECK ~ TrfF IRD FLOOR TERRACE
TOWER
28 STORY TYPE 1-A CONSTRDC FULLY SPRINKLE
PENTHOUSE ROOF

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TYPE 1-A CONSTRUCTION • FULLY SPRINKLERED|1010|j SPA

AMENITY DECK T/THIRO FLOOR TERRACE
AUTO ENTRY/EXIT

FINAL FOR PUBLICATION

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST SITE PLAN
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021 SCALE: 1" = 40'-0"
MATERIAL LEGEND
TOWER - GIASS AND ALUMINUM WINDOW SYSTEM WI METAL PANEL SLAB EDGE COVERS TOWER - DARK METAL PANEL CLADDING
PODIUM - GLASS AND METAL STOREFRONT SYSTEM 6 PODIUM - GLASS AND ALUMINUM WINDOW SYSTEM GLASS GUARDRAIL
MECHANICAL PENTHOUSE - PERFORATE METAL PANEL ENCLOSURE
PAINTED CMU BLOCK
MECHANICAL LOUVER
OVERHEAD COILING DOOR
SPANDREL GLASS W/ ALUMINUM MUUION CAPS
FRAMED GLASS WINDOW
GRANITE BASE AT PILASTERS
HIGH QUALITY BLOCK FILLER AND FINISH PAINT OVER CMU BLOCK
GLASS AND METAL ENTRANCE CANOPY
PAINTED COLUMN
FROSTED GLASS BALCONY DIVIDER
WOOD-l OOK METAL EXTERIOR CEILING AT WEST SIDE OF TOWER LEVEL 2 AND LEVEL 3
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APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST SOUTH ELEVATION
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021 j SCALE:As indicated
MATERIAL LEGEND
1. rOWfcR - GLASS AND ALUMINUM WINDOW SYSTEM WI METAL. PANEL SLAB EDGE COVERS|109|1OWER - DARK METAL PANEL CLAOOHJG
PODIUM - GLASS AND METAL STOREFRONT SYSTEM
PODIUM - CLASS AND ALUMINUM WINDOW SYSTEM
GLASS GUARDRAIL
G MECHANICAL PENTHOUSE - PERFORATE METAL PANEL ENCLOSURE
PAINTED CMU BLOCK
MECHANICAL LOUVER
OVERHEAD COILING DOOR
SPANDREL GLASS W/ ALUMINUM MULL ION CAPS
FRAMED GLASS WINDOW
GRANITE BASE AT PILASTERS
HIGH QUALfTY BLOCK FILLER AND TINlSH PAINT OVER CMU BLOCK
CLASS AND METAL ENTRANCE CANOPY
15. PAINTED COLUMN
lo FROSTED GLASS BALCONY DIVIOER
17 WOOD-LOOK METAL EXTERIOR CEILING AT WEST SIDE OF TOWER LEVEL 2 AND LEVEL 3
T/FRAME EL

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST EAST ELEVATION
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021 j SCALE:As indicated

MATERIAL LEGEND
TOWER - CLASS AND ALUMINUM WINDOW SYSTEM W/ METAL PANEL SLAB EDGE COVERS TOWER - DARK METAL PANEL CLADDING , PODIUM - GLASS AND METAL STOREFRONT SYSTEM PODIUM - GLASS AND ALUMINUM WINDOW SYSTEM GLASS GUARDRAIL
MECHANICAL PENT HOUSE - PERFORATE METAL PANEL ENCLOSURE PAINTED CMU BLOCK MECHANICAL LOUVER OVERHEAD COILING DOOR SPANDREL GLASS W7 ALUMINUM MULLION CAPS FRAMED CLASS WINDOW GRANITE BASE AT PILASTERS
HIGH QUALfTY BLOCK FILLER AND HNISH PAINT OVER CMU BLOCK GLASS AND METAL ENTRANCE CANOPY PAINTED COLUMN FROSTED GLASS BALCONY DIVIDER
WOOD-LOOK ME IAL EXIERIOR CFJUNG AT WEST SIDE OF IOWER LEVEL 2 AND LEVEL 3

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST NORTH ELEVATION
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021 SCALE:As indicated
MATERIAL LEGEND
TOWER - GLASS AND ALUMINUM WINDOW SYSTEM Wi ML'l AL PANEL SLAB EDGE COVERS
TOWER - DARK METAL PANB. CLADDING
PODIUM ¦ GLASS AND METAL STOREFRONT SYSTEM
PODIUM - GLASS AND ALUMINUM WINDOW SYSTEM
GLASS GUARDRAIL
MECHANICAL PENTHOUSE - PERFORATE METAL PANEL ENCLOSURE

PAINTED CMU BLOCK
B MECHANICAL LOUVER

OVERHEAD COILING DOOR
SPANDREL GLASS WI ALUMINUM MULLION CAPS
FRAMED GLASS WINDOW

GRANrTE BASE AT PILASTERS
HIGH QUALITY BLOCK Fll LER AND FINISH PAINT OVER CMU BLOCK
14. GLASS AND METAL ENTRANCE CANOPY
15 PAINTED COLUMN
IC FROSTED GLASS BALCONY DIVIDER
17 WOOD-LOOK METAL EXTERIOR CEILING AI WEST SIDE Or TOWER LEVEL 2 AND LEVEL 3
1/fRAMr. EL 3K-0-

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST WEST ELEVATION
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021 SCALE:As indicated
FINAL FOR PUBLICATION

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST AXONOMETRIC DIAGRAM AT BASE OF BUILDING, NORTHWEST CORNER
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021 SCALE: 12" = 10'-0"
FINAL FOR PUBLICATION

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST AXONOMETRIC DIAGRAM AT MIDDLE OF BUILDING, NORTHWEST CORNER
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021 SCALE: 12" = 10'-0"
FINAL FOR PUBLICATION

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST AXONOMETRIC DIAGRAM AT TOP OF BUILDING, NORTHWEST CORNER
INTRODUCTION: MAY 26,2021 PLAN COMMISSION: DEC 16,2021 SCALE: 12" = 10'-0"






.FINAL FOR PUBLICATION

APPLICANT: 1245 W FULTON, LLC
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST BIKE STORAGE FENCE SECTION
INTRODUCTION: MAY 25,2021 PLAN COMMISSION: DATE TBD SCALE: 1/4" = 1'-0"




ELEVATION - MURAL LOCATION
SCALE: 1/16" = V-0"
FINAL FOR PUBLICATION
APPLICANT: 1245 W FULTON, LLC

INTRODUCTION: MAY 26,2021
ADDRESS OF PROJECT: 1245 WEST FULTON MARKET ST
PLAN COMMISSION: DEC 16,2021 SCALE: 1/16" = V-0"
DEPARTMENT OF PLANNING AND DEVELOPMENT CITY OF CHICAGO


MEMORANDUM

Alderman Tom Tunney
Chairman, City Council Committee on Zoning

From
Maurice D. Cox
Chicago Plan Commission
Date: December 16, 2021
Re: Proposed Residential-Business Planned Development - 1245 W. Fulton Market St.

On December 16, 2021, the Chicago Plan Commission recommended approval ofthe proposed Planned Development, submitted by 1245 W. Fulton. LLC. . 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 ofthe resolution. If you have any questions in this regard, please do not hesitate to contact Carmen Martinez at 312-744-5920. •


Cc: PD Master File (Original PD, copy of memo)














121 NORTH LASALLE STREET, ROOM 1000, CHICAGO, ILLINOIS 60602