This document analyzes zoning options for a property site located at South Lasalle, West Monroe, and South Wells in Chicago. It examines two options - Option A which includes both Parcel 1 and Parcel 2, and Option B which includes only Parcel 1. For each option, it provides details on zoning district, site area, floor area ratio (F.A.R.), minimum lot area, parking requirements, setback requirements, and height restrictions based on the DC-16 zoning district. It also includes diagrams showing potential massing and programming for residential + office or residential + hotel towers under each option.

1. ZONING ANALYSIS:
PROPERTY AT SOUTH LASALLE,
WEST MONROE & SOUTH WELLS
OPTION A: PARCEL 1 + PARCEL 2
ZONING DISTRICT: DC-16
SITE AREA: 64,460 SF
F.A.R.:
16 BASE + 4 BONUS= 20
MAX. F.A.R. AREA
64,460 SF X 20= 1,289,200 SF
EXIST. BUILDING= -645,000 SF
REMAINING F.A.R. AREA = 644,200 SF
MINIMUM LOT AREA:
100 SF PER DWELLING UNIT
65 SF PER “EFFICIENCY” DWELLING UNIT
50% MAX. “EFFICIENCY” UNITS ALLOWED
MAX. UNITS ALLOWED
(ASSUMING 25% “EFFICIENCY” UNITS)= 706
PARKING REQUIREMENTS:
MINIMUM MAXIMUM
RESIDENTIAL .55/ D.U. 1.1/ D.U.
OFFICE N.A. 1/2800 GSF
HOTEL N.A.* 1/10 ROOMS
RETAIL N.A. 1/1000 GSF
* NO MINIMUM REQUIREMENT FOR HOTELS WITHOUT ASSMEBLY SPACE
SETBACK REQUIREMENTS:
NO SETBACKS REQUIRED IN DC-16 DISTRICT
HEIGHT RESTRICTIONS:
NO HEIGHT RESTRICTIONS IN DC-16 DISTRICT
AREA PLAN: DOWNTOWN CHICAGO
OPTION B: PARCEL 1 ONLY
323.00’
ZONING DISTRICT: DC-16 189.00’ 134.00’
SITE AREA: 26,834 SF
F.A.R.:
16 BASE + 4 BONUS= 20
SOUTH LASALLE STREET
SOUTH WELLS STREET
MAX. F.A.R. AREA
26,834 SF X 20= 536,680 SF
MINIMUM LOT AREA:
199.00’
100 SF PER DWELLING UNIT
65 SF PER “EFFICIENCY” DWELLING UNIT
50% MAX. “EFFICIENCY” UNITS ALLOWED
PARCEL 2 PARCEL 1
MAX. UNITS ALLOWED
(ASSUMING 25% “EFFICIENCY” UNITS)= 294
PARKING REQUIREMENTS:
MINIMUM MAXIMUM
RESIDENTIAL .55/ D.U. 1.1/ D.U.
OFFICE N.A. 1/2800 GSF
WEST MONROE STREET
HOTEL N.A.* 1/10 ROOMS
RETAIL N.A. 1/1000 GSF
* NO MINIMUM REQUIREMENT FOR HOTELS WITHOUT ASSMEBLY SPACE
SETBACK REQUIREMENTS:
NO SETBACKS REQUIRED IN DC-16 DISTRICT
N
HEIGHT RESTRICTIONS:
NO HEIGHT RESTRICTIONS IN DC-16 DISTRICT CONTEXT PLAN
THESE DIAGRAMS AND CALCULATIONS ARE ILLUSTRATIVE IN NATURE AND ASSUME THE MAXIMUM POTENTIALLY AVAILABLE ZONING
BONUS. ALL ASSUMPTIONS, CALCULATIONS, DIMENSIONS AND AREAS MUST BE CONFIRMED INDEPENDENTLY BY THE PURCHASER.
04.20.2006
LASALLE/ MONROE/ WELLS
© 2006 Solomon Cordwell Buenz LURIE MANAGEMENT, LLC 5327.001 001
Zoning Analysis:
Lurie Management
Chicago, IL
RESIDENTIAL + OFFICE TOWER RESIDENTIAL + HOTEL TOWER
THESE DIAGRAMS AND CALCULATIONS ARE ILLUSTRATIVE IN NATURE AND ASSUME THE MAXIMUM POTENTIALLY AVAILABLE ZONING
BONUS. ALL ASSUMPTIONS, CALCULATIONS, DIMENSIONS AND AREAS MUST BE CONFIRMED INDEPENDENTLY BY THE PURCHASER.
WER OFFICE TOWER OPTION A- PARCEL 1 + PARCEL 2 OPTION A- PARCEL 1 + PARCEL 2
RESIDENTIAL + OFFICE TOWER RESIDENTIAL + HOTEL TOWER
1. RESIDENTIAL 1. RESIDENTIAL
OPTION A
1 + PARCEL 2 OPTION A- PARCEL 1 + PARCEL 2 GSF 472,000 GSF 472,000
04.20.2006 NSF
F.A.R. SF
368,000
472,000
NSF
F.A.R. SF
368,000
472,000
OPTION A
NSF/ DWELLING UNIT 920/ D.U. NSF/ DWELLING UNIT 920/ D.U.
LASALLE/ MONROE/ WELLS OFFICE TOWER: # OF UNITS 400 # OF UNITS 400
LLING UNITS
UNIT SIZE OF 920 NSF (# OF UNITS ALLOWABLE 706) (# OF UNITS ALLOWABLE 706)
OPTION B
LURIE MANAGEMENT, LLC 1. OFFICE
GSF 630,783
2. OFFICE
GSF 165,500
2. HOTEL
GSF 165,500
OPTION B
F.A.R. SF 630,783 F.A.R. SF 165,500 F.A.R. SF 165,500
472,000 GSF/ HOTEL ROOM 625/ RM
368,000 OPTION A 2. PARKING 3. PARKING # OF HOTEL ROOMS 264
472,000 GSF 92,250 GSF 204,590
LING UNIT 920/ D.U. F.A.R. SF 92,250 F.A.R. SF 0 3. PARKING
400 # OF SPACES 225 # OF SPACES 499 GSF 191,060
OPTION A F.A.R. SF 0
ALLOWABLE 706) (# OF SPACES ALLOWABLE 225) (# OF RESIDENTIAL SPACES ALLOWABLE 440) # OF SPACES 466
(# OF HOTEL SPACES ALLOWABLE 59)
OPTION B 3. RETAIL (# OF RESIDENTIAL SPACES ALLOWABLE 440)
180,400 GSF 13,417 4. RETAIL (# OF HOTEL SPACES ALLOWABLE 26)
0 F.A.R. 13,417 GSF 6,700
S 400 OPTION B F.A.R. SF 6,700 4. RETAIL
4. TOTAL GSF 6,700
ES ALLOWABLE 440) GSF 736,450 5. TOTAL F.A.R. SF 6,700
F.A.R. SF 644,200 GSF 848,790
F.A.R. SF 644,200 5. TOTAL
13,417 (MAX. ALLOWABLE F.A.R. SF 644,200) GSF 835,260
13,417 (MAX. ALLOWABLE F.A.R. SF 644,200) F.A.R. SF 644,200
(MAX. ALLOWABLE F.A.R. SF 644,200)
665,817
485,417
WABLE F.A.R. SF 644,200)
OPTION B- PARCEL 1 ONLY OPTION B- PARCEL 1 ONLY
RESIDENTIAL + OFFICE TOWER RESIDENTIAL + HOTEL TOWER
1. RESIDENTIAL 1. RESIDENTIAL
1 ONLY OPTION B- PARCEL 1 ONLY GSF 346,920 GSF 346,920
NSF 270,480 NSF 270,480
F.A.R. SF 346,920 F.A.R. SF 346,920
NSF/ DWELLING UNIT 920/ D.U. NSF/ DWELLING UNIT 920/ D.U.
OFFICE TOWER: # OF UNITS 294 WEST # OF UNITS 294 WEST
LING UNITS MONR MONR
WEST WEST OE ST OE ST
UNIT SIZE OF 920 NSF
MONR MONR (# OF UNITS ALLOWABLE 294) REET E LLS (# OF UNITS ALLOWABLE 294) REET ELLS
OE ST OE ST HW HW
REET 1. OFFICE REET 2. OFFICE UT 2. HOTEL UT
LLS LLS GSF 165,500 SO SO
WE
GSF 523,263
WE
GSF 165,500
U TH F.A.R. SF 523,263
U TH F.A.R. SF 165,500 F.A.R. SF 165,500
346,920 SO SO GSF/ HOTEL ROOM 625/ RM
270,480 2. PARKING 3. PARKING # OF HOTEL ROOMS 264
346,920 GSF 76,260 GSF 156,620
ING UNIT 920/ D.U. F.A.R. SF 0 F.A.R. SF 0 3. PARKING
294 # OF SPACES 186 # OF SPACES 382 GSF 143,090
F.A.R. SF 0
ALLOWABLE 294) (# OF SPACES ALLOWABLE 186) (# OF RESIDENTIAL SPACES ALLOWABLE 323) # OF SPACES 349
(# OF HOTEL SPACES ALLOWABLE 59)
3. RETAIL (# OF RESIDENTIAL SPACES ALLOWABLE 323)
132,430 GSF 13,417 4. RETAIL RETAIL HOTEL RESIDENTIAL PARKING OFFICE
(# OF HOTEL SPACES ALLOWABLE 26) RETAIL HOTEL RESIDENTIAL PARKING OFFICE
0 F.A.R. 13,417 GSF 6,700
S 323 RETAIL HOTEL RESIDENTIAL PARKING OFFICE RETAIL HOTEL RESIDENTIAL PARKING OFFICE F.A.R. SF 6,700 4. RETAIL
N
N
4. TOTAL GSF 6,700
ES ALLOWABLE 323) GSF 612,940 5. TOTAL F.A.R. SF 6,700
N
N
F.A.R. SF 536,680 GSF 675,740
F.A.R. SF 519,120 5. TOTAL
13,417 (MAX. ALLOWABLE F.A.R. SF 536,680) GSF 662,210
13,417 (MAX. ALLOWABLE F.A.R. SF 536,680) F.A.R. SF 519,120
(MAX. ALLOWABLE F.A.R. SF 536,680)
3D MASSING/ PROGRAMMING DIAGRAM 3D MASSING/ PROGRAMMING DIAGRAM
492,981
This series of massing diagrams was developed in order to identify the most appropriate uses for the site at Lasalle, Monroe and
360,337
THESE DIAGRAMS AND CALCULATIONS ARE ILLUSTRATIVE IN NATURE AND ASSUME THE MAXIMUM POTENTIALLY AVAILABLE ZONING THESE DIAGRAMS AND CALCULATIONS ARE ILLUSTRATIVE IN NATURE AND ASSUME THE MAXIMUM POTENTIALLY AVAILABLE ZONING
WABLE F.A.R. SF 429,344) BONUS. ALL ASSUMPTIONS, CALCULATIONS, DIMENSIONS AND AREAS MUST BE CONFIRMED INDEPENDENTLY BY THE PURCHASER. BONUS. ALL ASSUMPTIONS, CALCULATIONS, DIMENSIONS AND AREAS MUST BE CONFIRMED INDEPENDENTLY BY THE PURCHASER.
Wells per the Chicago Zoning Code. These images best illustrate how to break down the components of a site, both in 3d massing
3 /
D MASSING PROGRAMMING DIAGRAM 3 / D MASSING PROGRAMMING DIAGRAM
diagrams and by following the letter of the zoning code, so that the most financially feasible and programatically creative forms can
THESE DIAGRAMS AND CALCULATIONS ARE ILLUSTRATIVE IN NATURE AND ASSUME THE MAXIMUM POTENTIALLY AVAILABLE ZONING THESE DIAGRAMS AND CALCULATIONS ARE ILLUSTRATIVE IN NATURE AND ASSUME THE MAXIMUM POTENTIALLY AVAILABLE ZONING 04.20.2006 04.20.2006
BONUS. ALL ASSUMPTIONS, CALCULATIONS, DIMENSIONS AND AREAS MUST BE CONFIRMED INDEPENDENTLY BY THE PURCHASER. BONUS. ALL ASSUMPTIONS, CALCULATIONS, DIMENSIONS AND AREAS MUST BE CONFIRMED INDEPENDENTLY BY THE PURCHASER.
LASALLE/ MONROE/ WELLS LASALLE/ MONROE/ WELLS
© 2006 Solomon Cordwell Buenz LURIE MANAGEMENT, LLC 5327.001 © 2006 Solomon Cordwell Buenz
004 LURIE MANAGEMENT, LLC 5327.001 005
emerge. This is one of many planned development proposals I had the pleasure of preparing while at Solomon Cordwell Buenz.
LASALLE/ MONROE/ WELLS
04.20.2006
LASALLE/ MONROE/ WELLS
04.20.2006
LURIE MANAGEMENT, LLC 5327.001 © 2006 Solomon Cordwell Buenz
002 LURIE MANAGEMENT, LLC 5327.001 003
Design and Zoning Analysis was proposed for Lurie Management in 2006 while at SCB.