CHICAGO--(BUSINESS WIRE)--HalstedNeighbors.org issues the following statement regarding proposed 46th ward rezoning:
There is a major storm brewing in Chicago’s dense and diverse 46th ward over a twin-tower “mega development” that a broad array of residents and businesses oppose. The proposed plan for 15- and 12-story towers calls for 270 apartments and nearly 14,000 sq. ft. of commercial space – likely making it the largest building on Halsted from the Loop to the north of the city.
Despite widespread and vocal opposition, freshman Alderman James Cappleman insists, “It’s a done deal” as he seeks approval for rezoning from five stories to the development’s proposed 15 stories. Opponents cite unwanted density and traffic, and a negative impact to affordable housing and property values.
The 46th ward includes popular residential and commercial neighborhoods like Lakeview and Wrigleyville, Uptown and Sheridan Park, parts of Lincoln Park and Ravenswood.
Alderman Cappleman has evoked the ire of several hundred of ward voters because of his staunch support for this mega development at the northwest corner of Halsted and Bradley Place. Many residents and business owners believe the development would greatly conflict with the character of the community and the preferences of a majority of area residents.
According to Attorney Thomas Pikarski, of the law firm Gordon and Pikarski, who has been retained as counsel for Halsted Neighbors: “The neighborhood is faced with a situation where a sophisticated developer acquired rights to a distressed property – a huge parking lot – at a price below market rate and now seeks an even greater windfall by proposing an unjustified level of zoning designation that will result in significant damage to the community.”
The Community Fights Back
A broad, diverse and invested coalition of residents has gone to great lengths to try and convince Alderman Cappleman and Jim Letchinger of JDL Development that the development as proposed would have a devastating impact on the immediate neighborhood and the ward as a whole. They feel they’re not being heard.
The Alderman’s opponents include at least 12 area condominium boards representing more than 800 residents; East Lake View Neighbors (ELVN), a member-driven group of local residents; the Northalsted Business Alliance, (NBA) a local business organization comprising more than 80 businesses along the popular corridor; and Halsted Neighbors, a grassroots organization that was formed specifically to challenge the allegedly rigged process and the potentially devastating, proposed mega development.
NBA and ELVN wrote and issued letters to Alderman Cappleman on April 26 and 30, respectively, strongly stating their opposition to the proposed development. They can be read here.
According to opponents like Mark Usiak, board president of his building’s condo association and a member of HalstedNeighbors.org, residents in the surrounding blocks would suffer from reduced property values and a compromised quality of life if the new development were to happen.
HalstedNeighbors.org members even invested their own money to hire architects to develop and share with Alderman Cappleman alternative designs and impact studies to no avail.
The impact studies concluded that current residents would suffer from momentous increases in density and congestion; see city water, sewerage and electrical infrastructure greatly taxed at their expense; and lose natural light.
Halsted Neighbors launched a print petition drive that secured nearly 800 signatures. They replaced that with a new, electronic petition drive at www.halstedneighbors.org aimed at demonstrating to the alderman and city officials that the proposed project is unwanted and that community members want adherence to current zoning.
At Alderman Cappleman’s own planning meeting on Monday, April 30, many in attendance heard him state that he wasn’t interested in compromise or in building consensus. This has greatly frustrated residents, reinforcing the view many hold that Cappleman is not fulfilling his obligations as a public servant.
“It’s my opinion that the Alderman is confusing the facts,” claimed Justin Westcott, resident and board member of his homeowner’s association on W. Bradley Place, directly across the street from the planned development. “He began this process by saying he was neutral and would do what the community wanted. His actions seem to demonstrate otherwise. We believe his failure to adequately notify the community about public meetings is a tactic to limit input and help JDL push through this rotten deal.
“I know this is how Chicago politics can work; but we hoped our new mayor, administration and city council would signal a new era,” added Westcott. “I thought we lived in a democracy. I don’t think Alderman Cappleman got that memo.”
Gill Park Coop Residents at Risk
Longtime residents at the Gill Park Cooperative (GPC) at 810 West Grace stand to suffer more than most if JDL and Alderman Cappleman get their way. Directly north of the site, the building is a rental co-op with many lower-income and minority residents. According to GPC residents, the proposed mega development would decrease GPC property values enough to derail long-term plans for the bank to finance a total rehab conversion of the co-op to affordable condos for current and future residents. On May 24th, the project moves to the Chicago Planning Commission for review and potential approval. Should planning officials side with the developer and green light the project, it would be a devastating loss to the residents and businesses opposed to the project. It would also set a precedent for future exceptions to the five-story zoning law.
“People from all walks of life are very angry about the way this has been done,” added Usiak. “We’ll keep fighting right up to the wire with the goal of making a solid case to the planning commissioners that would require Alderman Cappleman and JDL back to the table for more community input and compromise. Should that fail, we’ll explore other options – including litigation,” Usiak concluded.
Local residents who would like to learn more about the proposed project or who may be interested in signing a petition against the development can visit www.halstedneighbors.org.