Fern Hill, Free Market Ventures Reveal Revised Plans for 70-Condo Tower

• Fern Hill and Free Market Ventures reveal a scaled-back 24-story, 70-condo tower at 23 S. Sangamon
• Parking cut from 115 to 71 spaces in the latest revision
• Field house scrapped after neighbors pushed back on added park traffic
• Affordable units head off-site to Pilsen via a partnership with Pilsen Housing Cooperative (PIHCO)

What The Revised Project Includes

A new version of the proposed development at 23 South Sangamon Street has been revealed for Chicago's West Loop. The site sits at the corner of South Sangamon and West Monroe streets, directly across from Mary Bartelme Park. Fern Hill Company and Free Market Ventures are jointly developing the site, with Eckenhoff Saunders serving as architect. The latest plans call for a 24-story mixed-use tower containing 70 condominium units. The development would replace a large vacant lot that has remained the subject of planning efforts for more than five years.

What Changed From The Previous Proposal

The project has gone through several major design changes since it was first introduced. The original concept called for a 19-story condominium building. It was later redesigned as a 33-story rental tower with nearly 200 apartments and a large field house incorporated into the podium. The latest plan brings the height down to 24 stories and returns the project to a condominium-focused development with 70 residences. The field house has also been removed following concerns from nearby residents about increased use of Mary Bartelme Park.

What The Building Will Include At Street Level

Instead of the field house, the ground floor will include public restrooms and a storage room. The building will also have a small corner retail space and a small restaurant positioned on either side of the residential lobby. A 71-vehicle parking garage — down from 115 spaces in an earlier iteration — will occupy part of the podium, while additional amenity areas will serve residents in the condominium tower.

What The Affordable Housing Plan Includes

The revised proposal does not include affordable housing units within the building. Instead, the development team plans to partner with the Pilsen Housing Cooperative (PIHCO) to construct affordable housing off-site in Pilsen, fulfilling the city's Affordable Requirements Ordinance obligation. The project has the support of the local alderman and will now need to obtain full zoning approval from the city. No construction start date or funding source has been announced.

What The Site Means For The West Loop

The proposal would bring new residential and commercial space to a prominent West Loop location facing one of the neighborhood's major public parks. The project's repeated redesigns also reflect the challenges of developing on high-profile sites where density, neighborhood concerns, public space and housing requirements all play a role. If approved, the latest version would replace the vacant parcel with a smaller condominium project while retaining ground-floor commercial uses and parking.