A rendering of the proposed building at 215 N. Racine Ave. [Department of Planning and Development]

The Chicago Plan Commission last week approved large residential projects in Lake View and the West Loop, including one project that was approved by the body despite the disapproval of the city’s zoning administrator. 

The plan commission at its Feb. 19 meeting approved a Residential-Business Planned Development proposal from Domus Real Estate Group for the site located at 215 N. Racine Ave. in the 27th Ward. 

On the site, the developer is proposing to construct a 29-story, 347-dwelling unit mixed-use building with 1,128 square feet of retail space, 88 vehicle parking spaces and 350 bike parking spots. The development would replace a three-story residential building that’s currently on the site. According to the developers, 70 units would be affordable. 

Domus has asked the city to rezone the site from a DX-5 Downtown Mixed-Use District to a DX-16 Downtown Mixed-Use District and then to a Residential-Business Planned Development to allow for the $160 million project to move forward. 

But the Department of Planning and Development (DPD) recommended the commission reject the project, as it argued that the DX-16 designation is the most permissive in the city with respect to height, bulk and density and “intentionally limited” to the downtown core and along Michigan Avenue for that reason. The project’s 24.7 floor area ratio conflicts with the character of the area, and approval would set a bad precedent, the department argued. 

But DPD conceded to Ald. Daniel La Spata (1), who sits on the commission, that the building’s proposed height is about average for the area it sits in. The number of units is also about the same as others in the area. The extraordinarily high floor area ratio, therefore, is solely due to the smaller size of the lot the development would be built on. 

“I think we should be, for me, zoning for and developing for the kinds of communities that we’re trying to build,” La Spata said.  

The commission approved the project over the zoning administrator’s objections. DPD Comm. Ciere Boatright also expressed support, noting that the planned development would include a clause reverting the site to its original zoning if ownership changes. 

Once construction gets underway, the project team estimates a 24-month construction timeline and the generation of 300 construction jobs. Once complete, the team also estimates 15 permanent positions. The developers will also pay more than $2.6 million into the Neighborhood Opportunity Fund as a result of a floor area ratio bonus. 

Ald. Walter “Red” Burnett (27) said the creation of public green space and the inclusion of two- and three-bedroom units drove his support, as it provides people who currently reside in studios and one-bedrooms the ability to stay once they start families. 

“Fulton Market has been changing for the past 15-20 years,” Burnett said. “The young folks who are living there now don’t see an opportunity to grow there … I think that’s really important for the broader conversation of what this project provides.” 

Commissioners also approved a proposed Residential-Business Planned Development submitted by DLG Development, which is requesting to rezone the vacant site at 3611-25 N. Halsted St. in the 46th Ward from a C1-2 Neighborhood Commercial District to a C1-5 Neighborhood Commercial District. 

The rezoning and planned development would accommodate a 12-story mixed-use development with 188 units of housing — including 38 affordable units — ground-floor commercial space, a public park, a residential fitness center on the 12th floor, 77 off-street parking stalls and a 188-bike storage room. If approved by the City Council zoning committee, developers aim to begin construction in the fall.  

The $70 million project is estimated to generate 150-200 temporary construction jobs and 10-15 permanent jobs between the retail space and building maintenance. 

The plan commission also approved a Lake Michigan and Chicago Lakefront Protection Ordinance application for the property located at 4432-58 N. Clarendon Ave. in the 46th Ward. 

The applicant, Sarah’s Circle, is a women’s shelter that provides services like showers, laundry, meals, computer access and arts and crafts at a day shelter, as well as 50 units of interim housing and 181 units of permanent supportive housing. The nonprofit operates two buildings in Uptown that hold its temporary and permanent supportive housing units, as well as case management and rapid rehousing services at its daytime shelter nearby. 

Sarah’s Circle plans to construct a new building on the site called “Sarah’s on Sunnyside” that will contain 54 permanent supportive housing units for homeless women and offices for Sarah’s Circle staff that will provide the wraparound services on-site, according to the application. It will also include community amenities, such as a community kitchenette, therapeutic garden and sensory room, according to a planning department presentation.  

The proposed $34 million seven-story building would be the first phase of the development, with a future phase to include an 11-story building containing an unspecified number of additional housing units. 

The nonprofit plans to apply for financing later this year and aim to start construction no later than fall 2027 with an estimated completion date by spring 2029. It’s estimated to generate 120 construction jobs and between seven and nine permanent jobs. 

The plan commission also approved an amendment to Residential-Business Planned Development No. 1300, submitted by developer Pizzuti, to add personal service, day care and children's play center to the list of permitted uses for the 298-unit Coppia luxury apartment building in the 34th Ward, which opened in 2024. The common address is 1061 W. Van Buren St. 

The amendment will allow Junior Chefs Kitchen to operate on the first floor. The organization “offers hands-on cooking and nutrition classes for children ages 2-18,” according to a city presentation, and it received a $250,000 Community Development Grant from the city last month to support its $550,000 in project costs. This would be its second location, and it’s set to open soon and support 13 part-time positions and one full-time job. 

Finally, commissioners approved a proposed Residential-Business Planned Development for the property located at 1338 W. Lake St. in the 27th Ward, where developer CEDARst Companies plans to build a 33-story building with 321 residential units — 65 of which will be affordable — 7,800 square feet of retail space and 191 parking spots. 

The developer is asking for the site to be rezoned from an M2-3 Light Industry District to a DX-10 Downtown Mixed-Use District and then to a Residential-Business Planned Development in order to accommodate the $155 million project.

If the planned development is approved by the City Council zoning committee, the project would begin construction later this year with an estimated completion in the third quarter of 2028. The team estimates generating 500-750 construction jobs and 50 permanent jobs. 

The proposed planned developments will next go before the City Council Committee on Zoning, Landmarks and Building Standards.