By Nancy A. Simon
Special to Inside
The proposed Wrigley Rooftop Ordinance went before the Joint Building Licensing Committee in City Hall on Tuesday, Jan. 10, where it was approved. It goes before the City Council Floor today. The crux of the controversy lies in the sizable amount of money rooftop owners will need to invest in order to remain viable businesses offering great times to Cubs fans while complying with the ordinance.
This revised version of the ordinance outlines the manner and the degree to which rooftop owners within Wrigleyville can maximize their seating and outdoor deck areas in accordance with newly proposed city zoning specifications. Ald. Tom Tunney (44th) hosted a meeting about the rooftop expansion ordinance on Monday evening at Ann Sather Restaurant, 929 W. Belmont Ave. To a crowd of more than 50 representing the residents of East Lake View and Wrigleyville, business owners, community groups, rooftop owners and City officials, Ald. Tunney outlined the proposal.
"While public safety is paramount, we [the city and the 44th Ward] want to offer rooftop owners the flexibility to stay in business," said Ald. Tunney.
The ordinance was created to respond to the Cubs' plans to expand their bleachers by an additional 1800 seats—an expansion presently under construction. Members of the Rooftop Association were concerned as to how the extra height of stadium seating would hinder the sight line of the field from their respective properties. At present, there are 13 rooftop venues, with two more in development.
The old ordinance, begun in 1998, introduced the concept of the rooftop districts. Under this legislation, the City did have authority over the height to which the rooftop facilities within this district could be built. The limit was 61 feet with structural overrides (towers, elevators, etc.) of up to 79 feet. However, the City had little say over the altering of façades; build-out in terms of bulk and mass; and structural safety.
The tenets of the proposed ordinance state: the maximum height to which rooftop owners can build is 61 feet if the property is located from Kenmore to the right field pole, and 63 feet if it is located outside of the foul lines. (Note: height refers to the distance from the ground to the highest seat.) The first and second floors of the specified properties can only be used for residential purposes. While the passing of the proposed ordinance would not affect rooftop structures already in existence, in the future all would need to adhere to the new regulations.
On an aesthetic level, the ordinance also proposes: the backdrop behind outdoor rooftop seats should be left open to create an airy effect; the façade of the exterior of the building should retain the original character of the neighborhood; and the area surrounding the property must be well-maintained and landscaped.
Ald. Tunney emphasized the importance of protecting the essence of the East Lake View/ Wrigleyville neighborhood by not obstructing sight lines with property constructions or altering the area's aesthetics. "While not a landmark district, we are still trying to keep street level façades intact," he said.
A major impetus for the city's involvement is to ensure that the rooftop structures, which tend to be older properties, are all upgraded to acceptable safety standards. In order for rooftop properties to comply with specified safety requirements, they would need to place tighter restrictions upon their occupancy capacities and invest money in the addition of commercial grade lighting and sprinkler systems. Plus, should they elect to build-out beyond 25 percent, in compliance with Class C-2 small assembly occupancy, an entire gutting of the building would be necessary so that the foundation could be laid with concrete and steel, as well as outfitted with additional fire-resistive and construction measures.
"For all intents and purposes these [newly rebuilt] buildings will be fortresses," said Ald. Tunney.
"Decentivizing"—defined as not adding bulk or expanding unless absolutely critical to viability—was the term used by Ald. Tunney to describe the desired effect the proposed ordinance will have upon rooftop owners seeking to expand their properties from their existing sizes.
Terie Kata, Community Liaison for the Wrigley Rooftop Association, responded to the ordinance. "The rooftop owners are anxious to get this ordinance in place so that they can begin streetscaping and moving forward with construction. Until there is something on the books, none of this can happen," she said.
From residents' perspective, the major concerns of living near the ballpark—scarce parking, drunken disorderly conduct, and public safety—have only been heightened by the proposed plans. With the expansion of the Cubs' bleachers, perceived as an invitation to bring more people into the area, City officials had pledged additional police support and parking structures. While residents already feel these promises have yet to materialize, they worry that the expansion of rooftops could only further contribute to the congested nature of the neighborhood.
"Fifteen years ago it was a perfect neighborhood. Wrigley Field was classic the way it was—and then, along with the addition of the rooftop structures, it kind of shoehorned into an expanded commercial zone," commented Paul Nagle, who has lived in a 12-unit building at Grace St. and Magnolia Ave. for the past decade and a half. "With the Cubs' expansion and rooftop expansion it will produce a canyon effect on Sheffield and Waveland, not only during baseball season but 365 days a year."
Recognizing that the proposed ordinance is likely to be adopted, Ald. Tunney said, "It is very difficult to contend with all competing interests. However, I believe we made every attempt to consider quality of life issues while managing growth and balancing change."
For more than four months, Ald. Tunney along with representatives from the City of Chicago's Department of Planning and Development, police and fire officials, and business and licensing agents worked to amend the rooftop ordinance which was first unveiled in September of 2005.
"It was Ald. Tunney who was responsible for putting the ordinance together," said Deputy Commissioner of Planning Brain Goeken, AICP. "The City simply wanted to ensure the rooftop structures were safe, and since there were no regulations regarding façades, landscaping, bulk or mass in place, the City felt it was important to craft some stipulations in these areas."
As Kata and Goeken both relayed, if the ordinance passes as expected on Wednesday, it will be impossible for rooftop owners to comply with the necessary changes prior to Cubs' opening day in April. Though not quite overjoyed at the prospect of doing so, rooftop owners at least will be able to begin implementing the newly invoked requirements come the start of the baseball season. |
