A Zoning map showing the 5600 Block of N. Sheridan Road in Chicago. Source: City of Chicago. (Click map to view an enlarged version in a separate window.)

LET'S DRAW THE LINE ON ZONING CHANGES.

If this were 2004, the developers of The Andrew would have had things a lot easier.

In 2004, they would have been able to build a project similar to their present proposal (though, as we understand it, with a few less units and less parking) without any zoning problems.

However, in 2005 and 2006, two things happened.

First, The City of Chicago introduced a height limitation into most of its zoning classifications, including those that cover St. Andrew's property.

And second, "under-utilized" parcels on Sheridan Road in the 48th Ward (basically, those that didn't already have a high-rise on them) were downzoned to prohibit high-rise development.

WHAT THE PRESENT ZONING CALLS FOR.

As a result of the downzoning, St. Andrew's parking lot is zoned for buildings no more than seven stories high. (This is the land zoned B1-5 on the map shown.) The land on which the church itself stands is zoned for no more than five stories (the land zoned RM-5.5 on the map). But each of these plots would be permitted more than 200 residential units apiece, plus parking (assuming a way could be found to fit that many units on those plots of land ).

WHAT THE DEVELOPERS OF THE ANDREW
ARE ASKING FOR.

First, the developers want to change the zoning of the church land (presently RM-5.5) to be the same as the parking lot (B1-5). Then, they want to combine the two plots in what's called a "Planned Development."

So, while there's a lot of talk from the developers about how they're combining what's permitted for the two plots in terms of density and Floor Area Ratio (FAR), and then building less than that, all that talk is basically irrelevant. Because in Chicago, a planned development basically allows you to rewrite whatever zoning is on a property to match your plan. All you have to do is get your plan approved.

WHY WE OBJECT.

1. A Planned Development is not Forever.

The developers of The Andrew would like you to believe that, once they combine the Church's two properties in a planned development and build The Andrew, no development would be permitted on the property where the Church currently sits.

That's simply not true.

There is nothing in the law to prevent a planned development from being revisited or revised at some future time. Indeed, this happens fairly frequently (examples include The New York at 3680 N. Lake Shore Drive, and the entire downtown campus of Northwestern University).

Thus, if St. Andrew's Church were to relocate at some point in the future, there would be nothing to prevent some future developer from filing for an amendment to the existing development, and building something just as large as The Andrew (or even larger) on the Church plot.

2. The Will of Edgewater Residents Should be Respected.

The downzoning of Sheridan Road in 2005 was spearheaded by ASCO (The Association of Sheridan Road Condo/Co-op Owners), and enjoyed widespread support in the community.

Edgewater residents, including many who live in high-rises, believed (and were glad) that the downzoning would put an end to new high-rises on Sheridan Road. At the time, even Alderman Smith praised the downzoning on her Web site, saying : ". . . additional high-rise buildings would negatively impact quality of life by increasing traffic congestion, affecting parking and safety, overtaxing city services and creating a high-rise "canyon" effect that would block sunlight and existing views."

The Committee to Stop The Andrew believes that Edgewater residents have the right to approve what new development comes into our community. And we said what would be acceptable when we supported the downzoning of Sheridan Road.

To build The Andrew, therefore, would be to flout the expressed will of the people.

And, if we don't draw the line right here, right now, Sheridan Road will eventually be lined with high-rises with nary a space between them.