FIND INSTRUCTIONS TO SUBMIT DOCUMENTATION TO THE ZONING BOARD HERE

THE AREA IN BRIEF — Low-rise Residential & Retail (Google Maps link)

8th Street at Lombard and South is a residential zoned area lined with 2 and 3 story row homes and small apartments served by narrow but very busy roads.

8th Street is a key north south byway to I-676. And Lombard and South are also busy, with Lombard carrying travelers west towards downtown, and South allowing customers and residents into this area along a busy retail corridor.

These roads are served by two busy bus lines, the 40 which runs east & west on Lombard and on South. And the 47 bus which runs south on 8th. These buses hit the intersection at 8th every 8 minutes, two times over.

These same narrow roads are key access routes for the local fire station and medical facilities (hospital +), just a couple blocks away.

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THE SITE IS 510 SOUTH 8TH

It’s a former two story parking garage, quite old and vacant now for several years. The development is going to keep the 3 enclosed walls of the garage and build a new facade and building within the garage enclosure.

ZBA website about the case link here.

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RM1 ZONING

The site and surrounding area (except along South Street retail frontage) is zoned RM-1.

EXPERT REVIEW

We are seeking experts to look at the data provided and conclude in one form or another that the land use intensity of the proposed school and event space (plus residences, commercial kitchen, auditorium, rood deck) is a magnitude of intensity in daily use and impacts far greater and far more adverse to neighbors than that what would be allowed to be built by right in a residential zone district.

FIND INSTRUCTIONS TO SUBMIT DOCUMENTATION TO THE ZONING BOARD CLICK HERE

SCHOOL /EVENT SPACE PLANS

What did the city say:

L&I set forth these refusals for not issuing the permit:

THE L&I REFUSALS LISTED (Based on zoning code click here)

• Refusal 1: Nonconforming Structures, vertical extension increasing existing non-conforming height – prohibited; 14-305(6) Nonconforming structures. & 14-701 Dimensional standards
  
• Refusal 2: Nonconforming Structures, vertical expansion of non-conforming rear wall that does not provide minimum rear yard depth – prohibited 14-305(6)(d); Tables 14-701-1 through 14-701-3
  
• Refusal 3: Roof Decks. Roof decks for non-residential uses prohibited except in CMX-3, CMX-4, or CMX-5 zoning districts, where special exception approval is required. Roof deck accessory to Educational Facility prohibited. 14-604(5); 14-303(7)
  
• Refusal 4: Accessory Parking regulations for accessory parking for multi-family use in an RM-1 attached building. Prohibited unless from a shared driveway, alley or rear street. Accessory parking is accessed from primary street (8th St) prohibited. 14-803(1)(c)(.1)
  
• Refusal 5: Uses allowed in Residential Districts. Education Facility “Must be in a completely enclosed detached building.” Educational Facility in building attached on 3 sides prohibited. Table 14-602-1 Note (2)
  
• Refusal 6a: Dimensional standards for higher density residential districts (RM-1); Table 14-701-2 min. Rear yard depth 9 ft. proposed 0 ft
  
• Refusal 6b: Dimensional standards for higher density residential districts (RM-1); Table 14-701-2 Max building height 38 ft. existing height. . proposed height.
  
• Refusal 7: Required parking in RM-1. 1/10 seats or 1/1,000 sq. Ft, whichever is greater; Table 14-802-1 required spaces 23, proposed spaces 12

MISSING FROM THE L&I REPORT

• Missing Refusal 8: max occupied area intermediate lot 75%, existing nonconformity 100%, proposed 100%; Table 14-702-2
  
• Missing Refusal 9: min side yard width non-residential use 2 side yard, each 12 ft wide. Existing non-conformity 0 ft, Proposed 0 ft. Table 24702-2 Criteria for Review and Action by the Zoning Board

In response, the school/event space development team provided these reports:

A local volunteer provided this review of other schools:

EXPERT REVIEW

We are seeking experts to look at the data provided and conclude in one form or another that the land use intensity of the proposed school and event space (plus residences, commercial kitchen, auditorium, rood deck) is a magnitude of intensity in daily use and impacts far greater and far more adverse to neighbors than that what would be allowed to be built by right in a residential zone district.

FIND INSTRUCTIONS TO SUBMIT DOCUMENTATION TO THE ZONING BOARD CLICK HERE