Lurie Massing Analysis
- 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.