On June 24, River Forest released an application to develop 10 parcels on Madison Street, including the demolished historic landmark, Lutheran Child & Family Services, and two lots zoned Single Family (SF) residential. The Development Review Board (DRB) scheduled a hearing 15 days later, for July 9, the statutory minimum notification, although immediate neighbors received their mandatory certified letters later.
To review the application, residents must spend this July 4th holiday week, and our country’s 250th birthday, evaluating the project’s changes and new information. The village received the application on/about May 20, but held it, probably to squeeze time for review and while many are away, despite a request by a commissioner to postpone until August (Economic Development Commission (EDC) 6/3/26 audio). Omitted is a Redevelopment Agreement with the sale price for the village-owned parcels; prospective rents.
The number of allowances needed show a building too large and too dense for its site, at 5 full stories plus a full rooftop deck, 87 feet high, 72 units with individual balconies, 79 rental parking spaces, plus 8 spaces for retail. Brick garages boost developer rents, but leave a solid brick wall abutting two single-family residences. The EDC didn’t expect 5 full stories (EDC 2/4/26 audio). President Adduci committed to commercial development, which is taxed at 25%, residential 10% (Village Newsletter, December 2017). The EDC said this commercial space is a “loss leader,” an “afterthought” (EDC 2/4/26 audio). Property tax forecasts should be re-evaluated after Sunrise Senior Living’s successful tax appeals.
What vetting was done on the applicant, 531 Partners (531), and its individual partners? That was a significant weakness of the Lake & Lathrop project. The builder owned Cigar Oasis, which was evicted, and SportsZone, which was foreclosed. He bid on Lake & Lathrop parcels with the Receiver. The partner to manage the building, Starck Chicago, has numerous complaints on his properties. 531 has done two projects together. All of this wasn’t shared with trustees when they selected 531 in November.
A Senior VP of First Chicago Bank, in a letter dated 3/26/26, states his long relationship with the builder. Adduci appointed another First Chicago Senior VP, Scott Elza, to the EDC in June 2025, who sat in two closed sessions to evaluate developers’ proposals. He resigned between Feb. 5 and May 6. (Application, First Chicago letter; EDC minutes 9/3/25, 10/29/25, 2/4/26)
Homeowners bought their historic homes in a quiet residential neighborhood, adjacent to a one-story office space, buffered by single-family homes. The size, density, proximity and traffic will reduce the value and enjoyment of their properties.
How would you feel if this development abutted your house?
Margie Cekander
River Forest