Download Community Feedback on 1801 W Grace Proposal

Community Feedback on 1801 W Grace Proposal
Sent: Thursday, July 30, 2015 2:09 PM
I live a block away from this proposed development and am strongly opposed to it! We live in a nice
family oriented neighborhood w a lot of congestion to begin with. Adding 62 RENTAL units will not be a
positive for this neighborhood. If there is any section 8 involved w this i along w many neighbors ive
spoken with will be more than angry! Please inform the Alderman that most are against this project.
Sent: Wednesday, July 29, 2015 8:10 PM
I'm a resident of the 47 ward and live a block away from the proposed 62 unit rental. I missed the
community meeting and would like to know the status of this zoning petition. I'm strongly opposed to
such a development. Will there be another meeting planned or is there a petition that I could sign to
stop this multi level rental from being in my neighborhood.
Sent: Monday, July 20, 2015 8:43 PM
I attended the alderman’s meeting on 6-17-15; and I am against the building of the proposed apartment
building on the Hines Lumber site. It will dramatically change the character of the neighborhood from a
family friendly one with children able to play outside on relatively quiet streets to a crowded, congested
area. Several people already pointed out the traffic congestion problems already existing on Grace.
Most of the streets in that area are relatively narrow and the added traffic will be a real problem. The
parking plans also did not sound adequate. Parking spaces have already diminished in the 12 years since
I have moved into the area. We bought in this area, as well as many of our neighbors, because we
wanted to live in a residential environment with predominantly single family homes, townhouses, and
smaller rental buildings, not rental high rises. A current renter and a rental building owner at the
meeting said that they would like to see a more commercial area, but it did not seem like that was what
the majority of the residents at the meeting wanted. There are plenty of commercial areas with high
rises in the city already, without changing the character of this one. I also thought that threats by the
developer to open a warehouse, etc., indicated an adversarial outlook with no real concern for the
neighborhood. I hope that you make every effort to stop construction of this apartment building.
Date: June 25, 2015 at 10:59:27 AM CDT
I am a nearby resident of 1801 W Grace. In short, I am strongly opposed to the proposed project that
would require a B2-5 zoning designation. Such an intense zoning classification and corresponding project
is completely out of character relative to the surrounding built environment. Despite the existence of
some larger older industrial buildings along the Ravenswood corridor, new construction in the area on
interior residential streets such as Grace is characterized by two and three story buildings. This site is
approximately 1,250 feet from the nearest el station. As such, there is no planning based rationale for
this intensity of development on this site. I was unable to attend the recent meeting regarding this
project. I did attend the prior meeting about a similar project on the same site. Presumably, similar
arguments were made about the project being transit oriented and necessary due to the challenges of
the site with respect to its proximity to the train tracks. A project that provides more than one to one
parking can't accurately claim to be transit oriented. Elements of the site that make it unattractive for
residential development should not be used as a rationale to put more residential units on such a site. A
new building this dense and tall will simply sap development potential away from more suitable sites for
denser, truly transit oriented developments. The appropriate reaction to a site that presents challenges
with respect to residential development involves a lower purchase price for the land and/or selection of
a more appropriate alternative use. I hope that your office will not be swayed by spurious arguments in
favor of drastically inappropriate density and building height on this site.
Date: June 23, 2015
Last week I attended the community input meeting held at the Gray Mills factory regarding the
proposed development at 1801 W. Grace Street. I thought the purpose of the meeting was to explain
the developer’s plan to the community, and to take questions and input from the people in the
immediate neighborhood regarding the plan. I left the meeting extremely upset by the way the meeting
was conducted and the apparent result of it. I have no confidence that the thoughts and opinions of the
neighboring residents were, or will be, considered in granting this developer his requested zoning
change and in approving his current plan for the development. I was very disturbed by several things
which seem to have been ignored or disregarded. The project is not in keeping with the general
atmosphere and style of the neighborhood. The density of the project is too high, and the building is too
tall. The addition of another driveway to the south side of the block will be very disruptive to traffic
flow. Mr. Poole, as the alderman’s representative, did not act as a neutral meeting moderator or
chairperson. He did not direct the questions and remarks in an orderly way. He let the developer have
complete control of the meeting’s agenda and the time spent on each topic. Unfortunately, due to his
lack of participation, Mr. Poole gave me the impression that he was not neutral but instead, supporting
the developer’s point of view. The architect’s representative did not seem to hear or understand many
of the straight-forward questions and concerns of the people in the audience. His answers and
responses were unsatisfactory because they did not directly address the issues. He spent precious time
not addressing the concerns and talking about tangential issues (I have nothing against Trader Joe’s, nor
do I object to having renters in the neighborhood). Perhaps he intended to use up the meeting’s allotted
time and the patience of the audience. He gave practiced, glib, and indirect responses. He seemed
strongly convinced that his plan of developing the property is the way it should be done; he did not
appear to have any interest in considering changes or modifications to the plan. He did not explain why
his company made certain design decisions which were the subject of several people’s comments. He
didn’t display any true concern for what would be the best plan for the community, or much interest in
how to mitigate the impact of the plan on the neighborhood. I thought he was a little bit patronizing and
definitely not listening. I do think that improvements to the 1800 block of Grace Street should be made
before the 1801 W Grace project, obviously a traffic generating development, is allowed to be built. This
is important. The street is too narrow in the 1800 block. Right of way on the south side of the street
(Trader Joe’s) should be used to widen the pavement. The developer’s Traffic Study was clearly off the
mark. The study’s methodology and its results should have been explained to the audience. The study is
a crucial component of the whole disturbing situation. The data generated by it are not reasonable and
should not be relied upon. If the developer’s position that the traffic caused by the project would have
“no impact” on the traffic flow in the area, then the public has the right to know how the results were
derived. In addition, there was not enough time for a thoughtful discussion about the various proposed
options for mitigating the traffic impact of the proposed residential development. It was briefly
proposed that the 1800 block of Grace Street be made one way going west. The last thing we need is for
that block of Grace Street to be made One Way, particularly westward. It is one of the few ways that
residents on the area can move from Western Avenue to Ashland Avenue in a relatively easy manner.
Imagine the delays caused by both blocks of Grace Street being one way: the West 1800 block moving
towards Lincoln Avenue from the East and the West 1900 block moving towards Lincoln Avenue from
the West. Utterly poor planning at that intersection! If it is true that there is an alternative land use plan
for the 1801 W. Grace lot, and it is the construction of a self-storage facility no taller than three stories
high, then I am all for it. A quiet business would be a welcome use of the lot. Again, I was very disturbed
by the way this meeting was conducted and that the neighborhood residents’ concerns were ignored or
disregarded. Did anyone take notes? This was not an example of a fair and professional process for
granting zoning changes and for approving development plans or building permits. I strongly suggest
that another meeting be scheduled to talk about the traffic issues and possible solutions, before any
zoning change is granted. I live on Grace Street, and I think this development could have a significant
effect on our lovely neighborhood. I would participate in further discussion if another and better
conducted meeting was organized.
Sent: Thursday, June 18, 2015 8:50 AM
Regarding last night's meeting there are clearly some emotionally passionate people dead set against
any development here, but I don't think they are being realistic nor do I think they are representative of
the neighborhood sentiment. My point of view is that any development is good and I am happy to see
the investment across the street from my current residence at 1800 W Grace Street. With that said, I
think the best action is for us is to weigh in and work with the developer so that the development is the
best it can be. I believe that rezoning the parcel from "Manufacturing" to "Residential" is absolutely the
right thing to do. This is not a manufacturing neighborhood anymore and the parcel should be used for
housing. Assuming it gets rezoned, I don't have many issues with the proposed building itself. It is a little
large and will probably block some of my view, but again, I think it's the right use of the land and I was
never guaranteed a "view of the city" when I purchased my home. My biggest request is that the dog
park remains part of the plan and open to the community for everyone to use. There is a really big need
for a dog park in the neighborhood and this would satisfy that need. My opinion is that the concerns on
traffic are being overblown. As you said, we all know there is an issue on Grace right now, but I would
argue that the main culprit behind the issue is Trader Joe's/Pet Supplies Plus- not a new apartment
development. The most exciting and productive outcome of last night's meeting for me was the offer by
Graymills to work with Trader Joe's on allowing them to use the driveway on the south side of the
building for deliveries. If there is any way for you to make that happen, it would be a tremendous help
for Grace street and the residents in the area. Grace cannot handle an 18 wheeler and this arrangement
would take the semi traffic off of Grace alleviating the dangerous loading dock situation at the northeast
corner of their property. In addition to this move, I would be in favor of removing some of the street
parking for better flow as presented by the traffic study group. I think that eliminating the street parking
on one side of the street between the "L" and Metra would help a lot. That is the most narrow section
and actually cannot accommodate 2-way traffic + 2 parking lanes. I think that making these two simple
moves is the most cost effective action and would maximize the benefits with minimal impact. This
morning, I am counting 7 cars that would lose their parking space. Again, to my point of this traffic and
parking issue being overblown… I rarely have an issue finding street parking in the neighborhood. I know
some people want parking in front of their house, but if they would just look 2-3 blocks away, there is
plenty of street parking in the neighborhood. It's not nearly as bad as Wrigleyville or other adjacent
neighborhoods. Lastly, I wanted to mention a comment about this process. I know this is the process
and it's been like this forever, but I don't think it's very efficient or gets at the goal of "community
feedback". These community meetings attract those who are emotional, outspoken and adamantly
against any development. I think that if Alderman Pawar wants to really get a more accurate sense of
the community sentiment, he should put together an online survey (similar to what you did with the
"Aldermanic Menu" late last year). I know there are many, many people who will fill out an online form
before they will attend a 1+ hour meeting. I also know that there are many people in my building who
support this development but will not attend a meeting for whatever reason. I hope that the Alderman
does not make his decision based only on the few loud naysayers and that he decides based on what's
right for the neighborhood. The goal of "feedback" is spot on, but I think the "community meeting"
model is antiquated and will only provide heavily skewed results.
Sent: Wednesday, June 17, 2015 5:06 PM
I just became aware of this proposed development and will not be able to attend the public hearing
tonight. My wife and I have owned and operated a local business for more than 13 years so we will be
close neighbors with the proposed development. Our children attend Bell School and we’ve lived near
the corner of Wolcott and Cornelia for more than 15 years. We are deeply invested in the success of the
47th Ward as parents, residents, and business owners. We recognize the need for smart, quality
development to maintain our thriving commercial and residential neighborhood. Having read the traffic
studies and reviewed the drawings for the proposed development, I wanted to strongly note that we do
not share the opinion that the streets serving the proposed development have adequate capacity to
support a project of this density. The 3-way intersections at Lincoln, Grace, and Wolcott as well as at
Lincoln, Ravenswood, and Addison are choke points for neighborhood traffic and see significant delays.
These delays are especially great in the mornings due to typical commuter traffic as well as school traffic
related to Bell School, Blaine School, and St. Andrew’s. We feel that adding significant density to Grace,
which is the main thoroughfare for the neighborhood could have disastrous effect on traffic flow. On
that basis, we would like the hearing to note our objection to the proposed development. Additionally,
we specifically object to one of the traffic study proposals related to making Grace Street one way
between Lincoln and Ashland. We strongly urge you not to make Grace Street one way between Lincoln
and Ashland. As you know, there is no other single street that gives direct access to the whole
neighborhood from both the east and the west. Cutting off this vital entry point from either direction
will isolate the neighborhood and the many businesses in it from one direction or the other. The
potential outcome for business owners would most surely be negative. Finally, if the proposed
development does move forward. We hope CDOT will review the operation of the traffic signals at
Ravenswood, Addison, and Lincoln. If Ravenswood is expected to serve greater capacity, that signal will
need to be adjusted to allow more time for vehicles to flow to/from Ravenswood.
Sent: Thursday, June 11, 2015 10:27 AM
I am unable to attend next Wednesday's meeting to review plans for the proposed apartment
development at 1801 W Grace. I am generally supportive of projects that bring more people into the
neighborhood when there is a concerted effort by all involved - the developers, the City and you at a
minimum - to minimize the parking that will be built. Specifically, I hope that you leverage every tool
and procedure available and exercise your influence to that end: minimize the number of parking spaces
that will be built so as to help manage the number of vehicles in this transit-rich neighborhood.
In the draft below, I see that there will be 66 parking spots for 62 units, with one or two spots for car
sharing or electric vehicles, the latter of which does not mitigate overall vehicle numbers. I hope that
Transit Oriented Development rules or at least principles can be integrated into this apartment project.
The Addison Brown Line is a 7 minute walk of approximately 0.4 miles . The coming Ashland Ave BRT will
be a 5 minute walk of approximately 0.3 miles. I do not recall the TOD distance off hand but I would
hope that you would stress to the developer that those principles could be integrated into the parking
consideration and still result in a successful and profitable development. Though I have not seen any
information, I would like to know what the developer is thinking in terms of price point and whether or
not below-market, affordable units will be made available so as to encourage diversity based on class
and economic status.
Sent: Monday, May 19, 2014 1:02 PM
We recently purchased a condo unit at 1800 W Grace. Prior to doing so we checked the zoning for the
old Hine's Lumber at 1801 W Grace and was told that it was zoned for no more than a 3 story building. I
understand now there is a request re-zone this area to allow a 6 story condo building. This will impact
views from our unit as well as create even more traffic on an already busy narrow street. Since our
building is a 6 story building I guess some would question our right to oppose building a new 6 story
building. However, 1800/1810 W Grace was already occupied with our structure and it was converted to
a useful purpose. My husband and I strong oppose re-zoning 1801 W. Grace.
Sent: Friday, March 21, 2014 10:49 AM
I attended the North Center Neighbor presentation last week regarding the proposed apartment
building to be build on the site of the old Hynes Lumber Yard on Grace. (Between the two sets of tracks).
I personally support the project, and the required zoning change to residential. The property is currently
zoned manufacturing, with no height restriction. I would rather see "neighbors" versus any of the other
options currently available to the developer. (i.e. 10 story self storage facility, industrial manufacturing,
CTA train maintenance yard, auto repair/body shop, etc.) They also have a cool public dog park that is
part of their plans as well. (resident of 1800 block of W Byron)
Sent: Friday, March 21, 2014 10:49 AM
We are in support of the project for apartments on the site of the old Hynes Lumber Yard. (resident of
1800 block of Larchmont)
Sent: Friday, March 21, 2014 10:49 AM
You can add me and my wife to the approval notice as we are neighbors just a few blocks from the
development site as well.
Sent: Tuesday, March 18, 2014 6:07 PM
I hope this traffic study is being performed by a community representative and not by a person who was
hired and paid for by the developer. For two hours on Sunday, we could not even turn onto Lincoln from
Grace because traffic was backed up beyond our street. This doesn't even include the Cubs game that
spike traffic almost ten-fold for four months of the year. It's crazy that a project this size on the busiest
side street (Grace) in the neighborhood, next to the busiest main road (Lincoln) is even being
considered. I know much of our 91 units across the way at 1800 Grace will be watching this decision very
closely. Also, the Northcenter Neighborhood Association was present at the last meeting. He clearly
spoke for the profit of the community & not for the people of the community in the last meeting. He
made his statement & then made sure to leave without listening to the community's concern. I'm really
hoping common sense & community wins this battle over money & big business.
Sent: Friday, February 14, 2014 4:32 PM
I attended the meeting last night for the proposed residential project and new zoning for 1801 W Grace.
As a neighbor to 1801, I am very concerned with this project for many reasons. I would like to list them
so that my concerns and the concerns of our neighbors are heard. This project has been a constant
discussion for the residents at 1800 W Grace since we have been aware of the proposal. We have 91
units here and we feel like we have a good representation of what this area needs and can handle. The
project admitted that Grace was already a high traffic area. It is one of the busiest side streets in the
ward and is often problematic for cars to get up and down the street. They plan on adding 60 new units
and a new drive-way that feeds all cars in and out at Grace St. That drive-way is proposed to be just feet
away from the 1800 Lofts garage that empties onto Grace as well as the Trader Joe's parking lot that
empties onto Grace St. Grace is also where all the Trader Joe trucks drop off deliveries. The street is
already too tight and now we plan on adding over 50% more people than the small block already
contains. The "traffic consultant" noted that Grace was a large problem street, but tried to fool
everyone that the impact would be light based off of his guesses that these residence may or may not
have cars. Why add to a street where every resident knows a problem already persists. This is the fifth
busiest Trader Joe's in the country and Grace is already impossible to navigate. The overall density of the
building is not only completely out of place on the stretch of Ravenswood, but also questions what the
ward plans on doing in the future. Are we trying to be Lakeview or downtown by jamming 5-6 story
buildings in any free space that is available? With 100 or so units on the short street already, 60 more is
not a small bump. Its adding 50% more people to a crowded area, down a narrow street, with little to no
parking. The logistics don't make any sense. Also, with a building of such density, it will cause an echoing
of the train down Grace. Two large structures so close will cause all the noise to filter down the street. It
is already bad enough with the El line and the Metro being in such close proximity. Also, we are in
February. Traffic study is bad now and we haven't even reached CUBS SEASON!!! Those months are
almost impossible to get anywhere within reasonable time and now we will be adding 60 more units on
the same block that cars try to park on because it is the first street to the west that does not have
permit parking. We are talking about the most congested street, next to the busiest shopping center and
adding 60 units. None of it makes any sense except financially. A rental building does not increase
property value to homes and will not bring any benefits to the residents of this ward. If we want to bring
value, we should be looking at green space, not this building. 1800 lofts residents just went through a 2
1/2 year Metra Construction project with dust and trucks and street closures and we are hoping to enjoy
some summers and actually be able to leave our windows open without dust pouring in. We all moved
here because of the beautiful openness and feel of the neighborhood. Our 91 units are not interested in
jamming in 60 more to make living in this ward more hectic than enjoyable. I hope you hear our
concerns and vote against any new zoning changes for a structure of that magnitude. There are a lot of
voters that would not be happy with this change.
Sent: Tuesday, March 04, 2014 11:17 AM
I am in opposition to the proposed condominium building at 1801 W Grace St. For several reasons I
believe that the construction of this building would negatively impact and alter the essential character
of this North Center neighborhood. First, the traffic impact. With the size of Grace street, it is already a
difficult situation with congestion stemming from 4 way stops, the congestion from the 1800 W Grace St
building and Trader Joe's traffic, etc. Congestion is pretty substantial and more cars will only increase
this problem. Further the proposed building has almost zero setback from the street and with the 1800
building across the street, it will create a canyon wall effect on an otherwise pleasant and open
residential street. This development will block natural light from reaching the street, sidewalks, and
neighboring existing buildings. Also assuming that the developer is able to quickly rent or sell a
substantial number of the units, the influx of residents could overwhelm existing municipal
infrastructure and services. Lastly the conceptual drawings do not show the Trader Joe’s in the
foreground. This building will tower over the one-story Trader Joe’s/pet store structure, and make the
neighborhood feel more like the area around Belmont/Halsted or similar East Lakeview intersections.
This alters the essential character of the neighborhood, which is currently mostly single family, 2-3 story
brownstones, and 3-story mixed residential/commercial use properties on the Lincoln corridor. For
these reason and many more I oppose the proposed construction of the 1801 condominium building.
Sent: Tuesday, February 25, 2014 5:45 AM
As a follow-up to the meeting the other week, I wanted to write to express my support for the
developer's plans for a 6 story apartment building at 1801 W. Grace. I feel that the developer has really
thought about the location and community in the plans for the building (e.g. Recessed balconies and 6th
floor for privacy, plenty of indoor parking, setbacks, including specifically the setbacks by the driveway,
and a two lane driveway so traffic will not back up onto Grace). Of all of the possible developments for
this site, I think this is a great one. I also feel that we have a huge lack of apartment rentals in the area,
specifically nicely upgraded apartments and newer construction apartments, and this building will go a
long way to remedy that. As do many of the other residents present at the meeting, I feel that Trader
Joe's creates a significant traffic problem in the area. However I do not feel that this should stop this
new development. It would be nice if in a separate forum possible solutions to the Trader Joe's
congestion could be considered. There is significant stress in going to Trader Joe's whether you walk or
drive. The traffic and parking are a nightmare, with lots of people parking in what are not even parking
spots only making traffic flow worse. Additionally, exiting onto Grace is difficult because cars are parked
right up to the drive way on both sides and you have 2 way traffic. When I walk, I feel that crossing the
parking lot is a dangerous feat every time. There is no pedestrian access to Trader Joe's, you must cross
generally two lanes of impatient and frustrated drivers. Also, coming in from the Lincoln driveway area,
you have three lanes of traffic merging and it can be difficult and unsafe to navigate. I understand this is
a difficult situation to remedy. I think short term, having Grace be one way may help somewhat. Ideally,
We would encourage redevelopment of the site to better handle the heavy traffic and provide for a safe
pedestrian entrance ( e.g. separate pedestrian and garage entrances like the Trader Joe's on Diversey) or
encourage a relocation of Trader Joe's to a location that has these features and can better
accommodate the store. However I respect that this is a private business and they have to make these
decisions and have the right to operate as is.
Sent: Wednesday, February 19, 2014 4:58 PM
Please allow this email to serve as my statement of support for the rezoning of 1801 W. Grace (formerly
Hines Lumber). I was unfortunately not able to attend the February 13th community meeting. I strongly
support the rezoning of that lot for residential use, for a number of reasons. First, it's my understanding
(from discussions with residents who did attend the meeting, and a couple of online news articles) that
the main complaints were two-fold - 1) the objection of a very limited number of residents at the newish
development on the North West corner of Grace and Ravenswood whose views might be blocked by the
new proposed residential development, and 2) that the development will increase traffic. On issue 1,
please don't allow the desire of a very limited numbers of residents (although they may have been the
most vocal) to sway your decision. Rezoning 1801 W. Grace will benefit the entire community, even
though it may cost a handful of residents their wonderful views. Everyone who buys a house in the city
understands (or should understand) that there is always a chance your view, or light, will get blocked.
The same happened to me a few years ago, and I took it in stride. Please make sure you focus on the
needs of the community as a whole, and not the needs of just those residents in that one building who
have South facing windows. On issue 2, I think this argument too is a red herring. The traffic along Grace
is back, and will always be bad as long as Trader Joe's is there. Additionally, if 1801 W. Grace isn't
rezoned for residential, I presume the owner will simply develop something else. It may even be
that whatever he builds will be more of an issue traffic wise. Additionally, as the residential building is
for rental units, it's likely there will not be as many vehicles as say a condo unit. Further, there are two
Brown line stops very, very close. Lastly, this issue once again really only affects the same group who has
a "view" complaint. For the rest of this, this slight inconvenience is outweighed by the positives. In
addition to my belief that the arguments against rezoning 1801 W. Grace are bad, I think there are a
number of very strong arguments in support of the rezoning. First, the current site is a useless eyesore
that's only having a negative effect on our community, and property values. Redevelopment is much
needed. Additionally, residential redevelopment is what's needed. The reason my wife and I remain in
the City is for the restaurants, bars and shops. More residential development In the area will only bring
more of this "good stuff". We have some very good restaurants, bars and ship along the stretch of
Lincoln between Addison and Irving Park, but some are struggling. The addition of another 60+ residents
who need to eat, drink and shop would be a welcome addition for them. Far more residents will benefit
from this, than will be burdened because they can't see Willis Tower any longer. Please don't let the
loud few overrule the silent many who will benefit from this redevelopment. As you can imagine, most
residents don't think these community meetings mean much, and thus don't attend if they really don't
have strong opinion on a rezoning issue. I know that I usually don't. The folks that show up are the
ones who are the most angry. So you get a disproportionate view of what the community thinks.
Sent: Tuesday, February 18, 2014 5:12 PM
I attended the meeting on February 13 concerning the rezoning of 1801 W. Grace. I know that
community input is an important factor in determining your stance on zoning issues but some of these
meetings turn into little more than general neighborhood complaint sessions. The complaints often have
little to do with the actual matter at hand yet somehow manage to ensnare the developer's plans. The
other thing that happens in these meetings is that they take on an attitude of "I've got mine but you
can't have yours" mentality. A word heard many times the other night was density. There were residents
who felt that the new project was" too dense" or would contribute to "neighborhood density". Many of
the people voicing these opinions lived across the street at 1800 Grace. I was at the meeting ten years
ago when the owners of the cap and gown factory were given the zoning to convert the building into
100 apartments. I remember clearly the local residents complaining that the project would bring too
many apartments to a street known for its two and three flat character. That conversion brought 100
new families to the neighborhood. Those families spend money locally and brought a vested interest to
the neighborhood. I have owned the building across the street for fifteen years and I have not noticed
those neighbors contributing to the "density". A common theme the other night was the traffic created
by Trader Joe's. I think this is a good thing. It creates a vibrant corner with jobs and activity. Most of the
complaining people admitted they loved to shop there. I don't think it would be in the best interest of
the neighborhood if Trader Joe's decided to move because of the traffic it generated. It seems that the
complaints really centered around occasional lines of traffic on weekends. I would also like to point out
that cities need density to give them an exciting perspective that makes young people want to live in
them. Have you been to Rolling Meadows lately? Lots of green space and tons of traffic on the
expressways and about as exciting as you would imagine. Ever been to Manhattan? Density gives the
town its energy. When was the last time you heard someone say-"lets go to the suburbs for some
excitement"? Another factor not brought up the other evening was the economics of the development.
The vacant lot has been paying about $8000 per year in property taxes. With this development up and
running it will produce over $100,000 annually from property taxes. That will be enough to hire one full
time public school teacher and supplies for her/his classroom for one year. The lot has been vacant for a
reason, there has been no compelling economic argument to develop it. A zoning change will allow that
value to be unlocked. I would also like to point out that this development will cost approximately
$10,000,000. This means that $5,00,000 will be spent on materials, much of it from local Chicago
vendors. The other $5,000,000 will be spent on wages for the crew to build the structure. Many of the
salaries will go back into the local economy. Lastly, there were some comments from individuals
concerned that their view would be blocked or that inhabitants of the new building would be able to
"look" into their apartments. Such comments reek of an elitist view. I have invested twenty years and
countless dollars in the Ravenswood neighborhood and care as much about it as anyone. The addition of
some sixty deluxe rental apartments on a lot that has been vacant is a project to be welcomed.
Sent: Monday, February 17, 2014 5:00 PM
We are emailing again our opposition to the proposed 6 story housing project/rental development at
1801 W. Grace St. in the area that was once occupied by Hines Lumber and the CTA/Metra. We
attended the meeting last Thursday evening. Sorry we didn't see you there. I have to say that most of
what we heard in this meeting revolved around the developer who purchased this plot of land and the
city "Planners." This was to us, disturbing. To those of us who have lived in this area our entire lives,
this appears to be a "Done Deal." Our feeling is that development for that area would be great on a
smaller scale. Perhaps some two to three story townhomes or condos. This way, our property values will
not be compromised, the impact on the congestion of the community would be less and everyone
would be happy. Couple this with "Green Space" that everyone can take advantage of in the immediate
area, and I feel we would welcome some development on a smaller scale. As lifelong residents in this
area and taxpayers who are already overburdened and overtaxed, we feel that this would diminish our
investment completely. If we wanted to live downtown or in Lakeview or Lincoln Park - first of all, we
could not afford that. We chose to live here because it was the only way we could stay here. How sad,
that people that lived their entire lives and lived in a community since their birth, have a hard time
affording staying in that area. What is happening here -is that outsiders are coming into our
neighborhood - a neighborhood we've lived in for our entire live. These people wanting to "develop" this
area are trying to profit quickly at the expense of us - the taxpayers that are already overburdened. To
add rental units in will simply diminish our property values. Since we are on the "lower end" of the value
of property in the 1800 units, that causes us the greatest harm. I have no choice as a public employee
for the city, I cannot leave as there are rules regulating where we live. Believe me - with this quality of
life issue looming over us - I'd leave in a heart beat. Why would anyone want to live in such an overly
congested area already that is about to get worse? Please consider asking the developer to scale down
his development and take the suggestions above.
Sent: Friday, February 14, 2014 4:04 PM
I wanted to email you to show my full support for the proposed apartment project at 1801 W Grace St. I
think adding residents to an already walkable neighborhood not only increases property values, but also
adds greatly to the local economy and the overall health of a desirable neighborhood. In addition, with
the Irving Park/Addison brown line stop and the hopeful addition of bus rapid transit on Ashland Ave., I
think this is in step with creating a more transit oriented neighborhood.
Sent: Thursday, February 13, 2014 11:25 AM
I have reviewed the preliminary concept for the property located at 1801 W. Grace St. After having an
opportunity to go thru the plans with Jonathon Splitt, I would cast my vote for a residential project. I
have seen the site vacant for years. I believe that a residential development is a much better and
appropriate use for that piece of land as opposed to retail or manufacturing which will increase traffic
congestion. If It were to be developed into a retail project, the traffic issues will continue to get worse
than they already are. Something needs to be built there. I am also a real estate developer and builder. I
think a residential condominium project is probably the best use for that site. I apologize for not being
able to attend tonight. I own a home on Waveland only 2 blocks away. I have an interest in what is best
suited for the neighborhood. Currently across the street there is condominium building. I almost never
see cars congesting that building. You are limited with the amount of cars going in and out because it is
a condominium. With retail or manufacturing I am certain that there will be additional congestion
issues. I am apologize that I cannot attend tonights meeting.
Sent: Thursday, February 06, 2014 12:22 AM
I are vehemently opposed to this proposed project of 1801 w grace. Like many others in my building I
purchased my property because of the 15 ft windows with views of the neighborhood and downtown
Chicago. When I purchased I made a point to ask Kopley about the lot across the street and were
assured it was zoned for nothing more than 3 stories. A 6 story development would most definitely
block all of the south facing units and negatively effect property values as well as the increase in traffic
and decrease in available parking. The traffic at this time is so congested because of trader joes and pets
supply puts, building a 6 story condo complex will add unbelievable congestion. Please think about all of
the residents that will be negatively effected building the 6 story building, all of our properties will come
down in value because will all have obstructed views. Our neighborhood is a great place white lots of
family's with young children, why could we not build a park for everyone to use. Who am I to think you
guys would care more about the neighborhood and all of the family's that would benefit by building a
park. The almighty dollar always talks and the developers are probably paying you guys off instead of
thinking about the families that would benefit from the park the alderman will probably go with the
developer and change the zoning and hurt all of the residents where I live at 1800 w grace and we will
the loose so much money because our property value will then go down. I would hope the alderman will
do the write thing and build a park instead of a 6 flat condo complex, I hope the alderman has not been
corrupted like how the us congress is. Let's not forget confess's approval rating is at the lowest low ever
10% how sad. I hope the alderman does the write think and help the neighborhood instead of adding
more problems.