Planning and Zoning Commission Meeting – September 29, 2026 – Continued Hearing on Hotel and Multi-Family Development

The Planning and Zoning Commission met on Tuesday, September 29, 2026 at 7:00 p.m. in City Hall Council Chambers to continue the public hearing on applications for a Map Amendment (MA-26-05) and Planned Unit Development (PUD-26-03) for a hotel and multi-family development at 809 W Touhy Avenue, 5 Third Street, 11 Third Street, 13 Third Street, 19 Third Street, 21 Third Street, 25 Third Street, 850 Garden Street, and 842 Garden Street. The meeting also included approval of prior minutes, public comment on non-agenda items, and a City Council liaison report.

Consent Calendar

• Approval of the minutes from the September 15, 2026 meeting. The minutes were approved as amended, with Commissioner Gilpin abstaining due to absence. The motion passed with all other commissioners voting in favor.

Public Comments & Testimony

• No members of the public spoke on non-agenda items.
• The public hearing on the development case drew extensive testimony. Approximately 30 minutes of public comment were heard, with speakers largely opposing the project. Key concerns included excessive height (61.5 feet vs. 40-foot limit), density (37 residential units vs. 18 allowed under R2 zoning), traffic congestion, inadequate parking despite claims of surplus, and lack of substantial public benefit. Some speakers acknowledged the applicant’s efforts to reduce density and improve circulation but argued the project remained too large. Letters of support from residents on the block were read by the applicant, indicating the block has transitioned to commercial use and that the development aligns with the Uptown Master Plan.

Discussion Items

• Continued Development Case MA-26-05 and PUD-26-03: The applicant, Andrew Nass, and architect Teo Scorte presented revised plans. Changes from the August 25, 2026 iteration included: reduction of residential units from 52 to 37, removal of one floor, a 10-foot setback on the fourth floor, and a 24-foot wide pass-through to improve traffic circulation. The hotel component remained at 95 rooms with a height of 61.5 feet at its peak. The event space was reconfigured to direct noise toward Touhy Avenue. The applicant argued that the PUD process allows exceptions and that the plan provides substantial public benefits, including underground parking, $250,000 in escrow for city-directed use, and compliance with the Uptown Master Plan’s goals for a hotel and event space. Commissioners questioned the accuracy of renderings, the event space design, traffic flow, and the compatibility of the massing with the surrounding neighborhood. The public works traffic study was noted as still pending updates. The commission discussed findings of fact for both the map amendment and the planned unit development.

Key Outcomes

• Map Amendment (MA-26-05): A motion to recommend approval of the map amendment (rezoning from R2 to B4) with a condition that the PUD be completed was voted on. The vote resulted in a 4-4 tie (Commissioners Karstens, Shepherd, Hutchinson, and Chair Hanlin voting yes; Commissioners Gilpin, Papraki, Schubert, and McMillan voting no). The chair ruled that the motion failed, but the recommendation (with the tie) will be forwarded to the City Council for final decision.
• Planned Unit Development (PUD-26-03): A motion to recommend approval of the PUD was defeated by a vote of 2-5-1 (Commissioners Hutchinson and Karstens voting yes; Commissioners Schubert, McMillan, Papraki, Shepherd, and Gilpin voting no; Chair Hanlin abstaining). The commission does not recommend approval of the PUD. The application will still be sent to the City Council with the recommendation.
• City Council Liaison Report: Alderman Steinfels reported on recent council actions, including a moratorium on historic districts, approval of a green alley contract, library patio repairs, holiday lights budget, and Metro station improvements. He also noted ongoing discussions about the affordable housing plan and potential tiering of public benefits.
• Upcoming meetings: October 13, 2026 and October 27, 2026.