AGAINST A 332 UNIT DEVELOPMENT ON THE LAND AT 3660 N. LAKE SHORE DR., CHICAGO, IL
AGAINST A 332 UNIT DEVELOPMENT ON THE LAND AT 3660 N. LAKE SHORE DR., CHICAGO, IL
We, the residents and homeowners in Lakeview East and part of the 46th Ward (bounded by Wrigley and the 44th Ward) strongly and vehemently oppose the building plan and proposal by City Club Apartments and the current owners of the 6 vacant parcels, at the corner of Lakeshore Drive and Waveland Ave, to add 332 residential rental units to the vacant green space to the south. The proposed development is located in front of The New York Private Residences.
We cite the followings reasons as to why this proposal is against the 46th Ward’s own cited Master Plan: the City’s own Development Guidelines, it's in opposition to Density standards, it's in opposition to Zoning standards, TOD (Transit-Oriented Development) designation, and most importantly that this proposal creates a burden on our resident’s safety. The safety of our neighborhood has been compromised more and more as time goes on due to the density and development in the 46th Ward, Wrigley, and the 44TH Ward, and the City of Chicago’s own Plans to create a new LSD on-ramp at Addison.
Recent/Current developments that affect Lakeview: 46th Ward (9 Developments/1,521 Units), bordering 44th Ward (19 Developments/970 Units), and Wrigley expansion. These have all been pushed through without the infrastructure to support them thus leading to excessive density and increased crime in Lakeview. Alderman Cappleman has approved no less than NINE developments which are adding 1,521 units in the next year to our already dense and crime ridden 46th ward. And, with the proposal of the building housing 332 rental units and townhouses at the site of the lots on the corner of Waveland and Lakeshore, this would effectively add almost 2,000 units and double that many people without police and safety increases and no infrastructure to support additional population to this already dense pocket.
Undue Density Burden - The 46th Ward is Extremely Dense in the far south pocket between Irving Park and Addison. Currently, the population of this pocket of Lakeview exceeds 98,000 which makes it the most densely populated area in Chicago and we are hit with development on all sides – 46th Ward, 44th Ward and Wrigley Expansion. The Alderman has already approved 1,521 rental units in the 46th Ward, but this is an extremely dense pocket and cannot sustain another 332 units and the rampant development that he favors. Per Zoning Code 17-8-0901 Uses, Bulk, Density and Intensity..."Planned developments are subject to strict compliance with the floor area ratio standards of the zoning district applicable to the subject property immediately before approval of the planned development. Planned developments must be in substantial compliance with density, use, setback, building height, and open space and other (non-FAR-related) development standards of the zoning district applicable to the subject property immediately before approval of the planned development."
Loss of Sunlight to the Residents/Homeowners on Waveland, Addison and Pine Grove. Sunlight provisions remain on the zoning books today.
Resident Safety - Increasing Crime in the 46th Ward We have patiently waited for the return of foot patrols (especially at the CTA stations), night patrols, and dedicated police to patrol our streets daily. It is time Lakeview receives the security it has paid for in their property taxes, which are now 31% higher than Uptown. Alderman Cappelman does not believe in increasing police patrols and the safety of our neighborhood is increasingly compromised as he has allowed low policing but has increased development by adding almost 2,000 dwelling units in just the past year to our tax overburdened and police/safety underserved pocket of Lakeview in the 46th Ward.
Calling it a TOD (Transit Oriented Development) doesn’t make it a TOD. Lakeview residents have cars. Look around, there is a lack of parking everywhere which is why the residents of Lakeview pay between $200-$260/mo for rental parking. If nobody drove and there was no need for parking (as this developer states in justifying 198 spaces for 332 units), rates would not be this high. None of these developments provide enough parking, especially as we have an influx of suburban traffic for Wrigley games, concerts, bars and restaurants.
Excessive effect on resident safety during construction, closures and building out on/off ramp and bridge at Addison exit. This will only bring more traffic, lack of parking, people AND CRIME AND SAFETY ISSUES to the neighborhood as this ramp will serve 44th and 46th wards as well as Wrigley.
Higher taxes for Homeowners to support these rental developments and especially homeowners in Lakeview East vs. Uptown. We in Lakeview pay higher taxes than Uptown. We in Lakeview also have the higher homeownership along LSD and pay taxes accordingly.
Rental vacancies are excessive already, why add more rentals? Per 46th Ward Master Plan, Rental housing historically has much higher vacancy rates than owner occupied housing throughout Chicago, and since the majority of 46th Ward housing is rental, housing vacancy rates are higher in the 46th Ward. Why not Townhouses that encourage and make place for families in the neighborhood.
This PUD is Directly opposed to Homeownership character of LSD - Lake Shore Drive from Irving to Belmont is all Condominiums. Adding efficiency and 400 sq. ft rental units is diametrically opposed to the character of homeownership of Lake Shore Drive and unfairly places higher tax burden on the homeowners to support the rentals and the aldermanic negotiated property taxes for them.
The potential developers of the Waveland/Lakeshore site plan on Digging Below Lake Level. This potentially creates a serious and dangerous impact on the residents, buildings and homeowners in the immediate area but especially for those at 3660 N. Lake Shore, 3600 N. Lake Shore, and the 100 + year old vintage buildings that line Waveland.
The potential developers of the Waveland/Lakeshore site plan on a Glass Structure for the buildings. This creates a serious and dangerous impact on the residents, buildings and homeowners in the immediate area as the building would face high winds off Lake Michigan, creating a vacuum between the buildings as it currently does and has the propensity for dangerous impact of glass falling as it did from Halsted Flats which is 2 blocks inland from the lake.
The potential developers of the Waveland/Lakeshore site plan on a Glass Structure This is highly dangerous for the Migratory Birds and the 2 sanctuaries directly in line with the land. Aldreman Cappleman has been given the funds to care for the lakefront sanctuaries. Creating a glass structure directly in front will be a detriment to various species of Birds that make the area home and migrate through it.
In various meetings, Alderman Cappelman has repeatedly stated that he cannot downzone as he will be sued. This is inaccurate as Alderman in River North, Logan Square and Humboldt Park have downzoned because it served their ward and residents better. Alderman Cappelman has had a very pro-development stance but are these developments serving the community? Most residents, homeowners and business owners in the ward would disagree.
IN HIS MASTER PLAN FOR THE 46TH WARD, ALDERMAN CAPPLEMAN STATED… In order to make sound development decisions and to take advantage of the growing interest for new development opportunities in the Ward, there must be some guiding principles to foster sound growth. New development should do the following:
· Promote a family-friendly experience in the residential sections of the 46th Ward
· Improve and promote public safety standards
· Adhere to the City of Chicago Sustainable Development Standards
· Vetted through the appropriate community process
Making infrastructure improvements that would encourage more economic development utilizing and expanding upon community development guidelines to ensure new development that is valuable and consistent with Ward goals, which includes prioritizing in the following areas:
1. Development along existing commercial corridors
2. Development that respects the Ward’s unique architectural and historic offerings
3. Development that supports designated “sub-district” uses, such as the Entertainment District Consideration of investment in market analysis and community planning to further serve as tools for business attraction and development.
None of the above are supported by this development proposed by City Club Apartments and by their own stated standards, neither the Alderman, nor the Community Groups, nor the City Council, nor the City of Chicago should approve this proposal.