+ When was the project proposed?

Ravine Park Partners first engaged our office regarding this site in 2020. Since 2020, this development proposal has gone through multiple iterations, ranging from a single-use grocery store to a 16-story residential tower, before finding its current form.

+ What was the community process?

The redevelopment of the Fifth Third Bank properties has been discussed since 2020 and was the subject of four community meetings over two years. Hundreds of neighbors attended these meetings and over 400 people submitted written comments. This community-driven process allowed us to identify and uplift our residents and business’ priorities, including adding density to underutilized parcels; creating affordable, family-sized homes; creating more open public space; and preserving the historic bank building while complementing its aesthetics. We also repeatedly heard neighbors’ concerns about pedestrian and cyclist safety at this intersection, an issue that we tackled as part of a parallel public engagement process.

+ How many units, bedroom mixes, and where?

The overall development will include 194 units, spread out over the two buildings. The Lincoln building will contain 64 affordable units reserved for families leaving situations of gender-based violence, including 14 one-bedroom, 36 two-bedroom, and 14 three-bedroom units. The Damen building will contain 130 market-rate units – 5 studios, 99 one-bedrooms, and 26 two-bedroom units.

+ How will the commercial spaces be promoted to ensure they don't remain vacant?

By providing an outdoor seating area along Damen Ave, the applicant believes the additional retail space in the Damen building will be a desirable location for a coffee shop or restaurant user to take the space. The developers are working with the Northcenter Chamber of Commerce to identify a tenant to occupy this space, with the goal being for a restaurant or café to use the plaza space for outdoor dining. The existing bank space in the Lincoln Building has an open floor plan and architecturally significant interior space that the applicant believes will be desirable to multiple tenant types.

+ Are there any sustainable features?

For any new construction part of Planned Development, including this one, the Department of Planning & Development requires that the builder reach 100 points in the city’s sustainability matrix, which can be found here. The applicant has the option to fulfill this requirement through different types of landscaping, energy efficient appliances, stormwater management, waste disposal, or bird-safe glass. The 3950 N Damen team has also committed to making 50% of the roof area a green roof.

+ How is the project funded?

The affordable development project at 3959 N. Lincoln will receive Low-Income Housing Tax Credit (LIHTC) funding through the Illinois Housing Development Authority, as well as some funding from the Chicago Department of Housing. The market-rate project at 3950 N. Damen will be privately funded.

+ What will the impact be on traffic and parking?

The applicant hired traffic engineering firm KLOA, Inc. to prepare a study to predict the impact of this potential development on parking and traffic in the neighborhood. The data is extrapolated from local census data around car ownership and commuting trends. Our office required that they include data from several developments that have not yet been constructed within half a mile of this site to ensure that their impact is captured.

After enlisting the help of the Chicago Department of Transportation (CDOT), we heard the concerns and priorities of upwards of 600 neighbors through surveys and community meetings, helping us inform the improvements that will be constructed this fall. In late 2024, CDOT will build curb extensions and protected bike lanes on both Damen and Lincoln to narrow crossing distances for pedestrians and allow cyclists to safely navigate through this dangerous intersection. The project will also include the construction of a bus bulb at Damen & Belle Plaine to improve bus speeds and provide safer pedestrian access to the North Center Town Square. You can read more about this community process here.

+ Will the existing drive-thru remain?

The existing Fifth-Third Bank drive-thru on the Damen lot will remain. At previous community meetings, the development team presented proposals that covered the entirety of Fifth Third Bank’s parcel on Damen, incorporating a drive-thru on the ground floor of the building. However, the bank conditioned the sale of this parcel on being able to operate their drive-thru continuously throughout construction. When the developer was unable to identify a financially viable way to fulfill this condition, Fifth Third instead opted to keep the drive-thru as-is and exclude it from the development deal.

+ How will this impact the alley west of Damen?

As a result of community conversations, the developer has agreed to set back the upper stories (excluding the ground floor) by 25 feet to reduce the visual impact of the building and allow for sun penetration to adjacent properties. The alley ROW will be used on garbage day for refuse pickup/removal, as well as access to an interior tenant loading area. Dumpsters will be located on the building’s property and wheeled out/in for collection on designated collection days only. The interior loading and trash areas of the building will be accessed via the alley door, along with a secondary point of egress for residents. Day-to-day parking will be accessed from the street, not the alley.

+ Can short-term rentals (e.g. Airbnb) be banned from the development?

According to the Ravine Park Partners, their lease agreements prohibit short-term housing and vacation rentals.