Six-story Building on Addison Gets a Big 'No' from Elmhurst Zoning Commission

Elmhurst Zoning and Planning Commission voted unanimously Thursday to recommend denial of a developer's request to build a six-story retail, office and parking structure downtown, at 135-149 N. Addison St.

“I don't think they ever made the case as to why they needed six stories,” Commissioner Susan McCoyd said.

Lead developer Addison Corridor LLC and construction company ARCO/Murray need a variance for the 67-foot-building and associated setbacks on the site. ACRO/Murray representatives answered questions last month about the plan, but they also have said that some aspects of the plan have yet to be worked out.

Often heated testimony during two public hearings in February and April  focused on the height of the building, whether the city needs more office space and many other issues. On Thursday, commissioners focused their discussion on the lack of green and public space, the function of an alley used for accessing the building and the best use of the property.

Chairman Darrell Whistler stated repeatedly that there seemed to be no vision for this part of the city, and that makes it difficult to evaluate the developer's claims in comparison to the standards for granting the variation.

Aided by information provided by Zoning and Planning Administrator Than Werner, the commission went step by step through the standards for granting a conditional use, as well as those used for granting the variation.

For example, in considering whether the project would change the character of the surrounding neighborhood, Werner noted that there were three other buildings downtown that exceeded 45 feet: the Fifth Third Building at 105 S. York Street, which was almost 68 feet, Elmhurst Place at 150 E. Schiller Street at 90 feet, and Greencastle at 190 N. Michigan Street at 70 feet.

During deliberation of this and other standards, the commission indicated the problem was not the height of the structure, per se, but other factors that come along with a proposed six stories.

Commissioner Brendan Hill said his main concern was an alley behind the structure, which is tight for delivery trucks, and the fact that the building would take up all the buildable area on the property.

“If they build it lot line to lot line, it's going to be a mess in the future,” he said.

Whistler also noted that none of the city's business organizations presented testimony in support of the project.

Whistler and other commissioners agreed that more parking was needed downtown. Werner presented an analysis of the difference in parking spaces provided by a four- and a six-story structure. During the day, the difference came down to 50 spaces. Because the office employees would theoretically clear out on nights and weekends, he noted, parking availability would increase during those times.

At one point during deliberations, Werner made the commission aware that the developer had submitted revised plans for the first floor. A few audience members present protested because these changes were not part of the previous public hearing process. The commission agreed, and Werner set the changes aside.

The commission's recommendation will go to the city's Development, Zoning and Planning Committee, and then to the full City Council for a vote.

Related:

• Residents' Opinions of Downtown Six-story Structure Unchanged After Public Hearing
• Developers of Addison Project Tackle Residents' Concerns at Public Hearing
• Developer of Addison Project is Granted More Time to Prepare for Hearing on Building Height
• Hear Discussions from Closed Session Meetings on Addison Avenue Development Project
• Minutes and Tapes of Closed Sessions Regarding Addison Avenue Project Made Public
• Attorney General's Office: Aldermen Violated Open Meetings Act with Closed Talks About Addison Project

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