High Density Transit-Oriented Development Proposed for Archer and Leavitt

Developer Dan Mark of Mark Properties presented plans for developing a four-story, 39-unit apartment building at 3595 S. Archer Ave., Chicago, during the McKinley Park community meeting held Wednesday, July 27. At the meeting, Mark and his lawyer, attorney Mark Kupiec, outlined Mark's intentions for developing the currently vacant lot across from the 35th Street Orange Line L station with efficiency rental apartments in line with Chicago's recently enacted transit-oriented development ordinance.

Community meeting participants reacted in a mixed manner to the proposal, with primary concerns raised about parking problems and potential trouble resulting from a high concentration of down-market tenants. 12th Ward Alderman George Cardenas, who hosted the meeting, noted the trade-offs of higher density: Although it can cause congestion, it can also bring more disposable income to an area, making it more attractive to the consumer-focused chains and other businesses that McKinley Park currently lacks.

In order for the development to proceed as proposed, the zoning on the property must be changed from its current C1-2 Zoning District — neighborhood storefronts, possibly with dwellings above — to a B2-5 Zoning District, which would allow a high-density apartment building and is intended to spur development in commercial corridors that have a low demand for retail. Alderman Cardenas noted that he was collecting neighborhood feedback on the development and would host a follow-up meeting, tentatively slated for Sept. 8, to discuss this and other neighborhood issues.

During the community meeting, Mark said his research showed a strong demand for university student housing, and that downtown university students would be likely tenants for the apartments. The units would average around 350 square feet in size and cost in the range of $700 to $800 per month for rent. These compact units would be in-line with the concepts of transit-oriented development, which also assume that residents who live near public transportation will forgo car ownership: As proposed, the new development would include only three parking spaces.

In response to questions from the audience, Mark mentioned his past experience as a developer and apartment manager, and his intent to continue ownership and management of the property after construction is completed. He also noted his company's standard practice of credit and criminal background checks for potential tenants, and that he has been a past resident of the McKinley Park neighborhood. Both Mark and Kupiec indicated an intent to return to the McKinley Park community with more details about proposed development of the property.

The community meeting also featured information and discussion about the nearby property at 3514-3623 S. Archer Ave., which includes the now-shuttered Unique Thrift Store building and is also across the street from the 35th Street Orange Line L station. According to 12th Ward officials at the meeting, the property is owned by GW Properties, which originally intended to open a Dollar Store location at this address. However, Alderman Cardenas reported that he pushed back against this, preferring instead a mixed-use development that would include housing and retail businesses. This property is undergoing change to a B2-2 Zoning District, which is focused on developing community shopping areas.