South Loop residential towers spark controversy

By Marie Balice Ward

The South Loop community is scrutinizing two rental residential towers planned for the southwest corner of Clark and Polk Sts. amid objections about the builder’s construction system. The development is among three complexes going up within four blocks along Clark St. and will be located in between Terrapin’s residential property already underway on the northwest corner of Clark and Polk Sts. and Amli’s development on Clark between Polk and the Target store.

Second Ward Alderman Bob Fioretti responded by arranging a recent meeting in which the project’s developer, AvalonBay Communities, Inc., and its architect, FitzGerald Associates Architects PC, presented construction plans and South Loop residents aired their concerns. Jessica Marie Boudreau of the developer’s law firm, Schain, Burney, Ross & Citron, Ltd., also attended.

The current plans include several major modifications, including eliminating the 35-story middle tower originally proposed to reduce visual density and allow for green space, explained Patrick FitzGerald, president and managing principal of FitzGerald Associates. Also, AvalonBay and FitzGerald have added 12 stories to the north tower and nine to the south tower to offset loss of units in the third tower.

“Units “will be a mix of studio, one-, and two-bedroom apartments,” explained Michael De Rouin, AIA, CSI, principal, who added unit sizes have not been determined.

The middle tower’s space now will hold a 30,000 square foot courtyard and park designed by Site Design Group, Ltd.’s landscape architect, Ernest C. Wong. It also will include a driveway to the garage located west of the towers. Other amenities will include an exercise room, community room, outdoor patio, and dog recreation area. The two remaining towers’ roofs will be 50% “green” and “the towers will minimally meet, if not exceed, LEED [Leadership in Energy and Environmental Design] standards,” said Walter A. Rebenson, vice president for development of AvalonBay.

Despite the changes, South Loop residents remain concerned about many issues. The question of using pile-driven pylons versus drilled caissons for foundation construction created an emotionally charged atmosphere.  Among those objecting to pylons was Jeffrey Thomas, owner of Blackie’s restaurant. Thomas alleged his restaurant sustained “considerable damage” from the pylon system used for a new building going up across the street from Blackie’s and said the pylon system is extremely disruptive to neighboring residents and businesses. He said he would pursue legal recourse if necessary. 

Alice Schuler, attending on behalf of the Dearborn Park One Townhouse Association, said, “The Dearborn Park Townhouse Association opposes the pylon system because of masonry cracks in several buildings across Clark St. that would not have ordinarily occurred” without pylon-based construction. 

Fioretti stated the type of system used is “very important,” and he concurred the pylon system does have potential for damage. He has seen such damage, including cracks, at the Folio Square building, which sits behind a new building with a pylon-driven foundation.

Responded Rebenson, “Per the alderman’s request, we have our structural soil engineers looking at both pylons and caissons,” but argued for pylons by noting “caissons require far more truck traffic including exporting soils and bringing more steel and concrete to the site. These activities add noise and traffic. The drilling rigs for caissons also generate as much if not more noise versus driving pilings. Thus there are positives and negatives to both structural systems,”

Enriquez Perez, president of the Printers Row Condominium Board Association, asked about the cost difference between the two systems, and Rebenson replied it depends on the soil’s quality and condition. In some cases, caissons must be lined with steel, which makes the process more expensive.

Attendees also asked about parking, as the towers’ future site currently is a parking lot. Plans for the towers’ garage call for 0.95 parking spaces per residential unit for a total of 938 cars, which constitutes more parking spaces than originally planned. Public parking likely will be allowed in the building, possibly by designated floors, said FitzGerald.

Fioretti feels more than one parking space is needed per unit and noted he is working with several other area aldermen to schedule an April hearing about parking and traffic. He also has requested a comprehensive study by the Chicago Department of Transportation to analyze traffic and parking issues.

Among other issues raised was safety for pedestrians during construction, as sidewalks often are closed to accommodate building. One member of the audience claimed several accidents resulting in injuries have been caused by altered pedestrian walkways.

The AvalonBay project will be presented to the City Council this month. If approved, construction will occur in phases, with the north tower breaking ground first and the second tower to follow about 20 months later.