Stony Creek Alsip

We heard you! Based on feedback from the community, we have decided to withdraw our application at this time so we can thoughtfully revise our plans. We truly appreciate the input that has helped guide our next steps. Thank you again for your engagement and support.

BEDS Plus has provided housing and supportive services for southwest suburban Cook County since 1988. The agency has an annual operating budget of approximately $14M with more than 70 staff and a wide range of community-based partnerships. In FY25, the organization enrolled 4,500 clients in our programs. BEDS Plus operates temporary and permanent housing programs throughout the southwest suburbs, including in the towns of LaGrange, Summit, Burbank and Oak Lawn.

What is the proposed site plan?

Redevelopment of 12147 S. Cicero Ave., Alsip
The site will include two buildings and lots of green space. The site will be developed over the course of several years, in two planned phases.
The first phase will include demolition of the existing structures, new sidewalks and underground utility improvements. The first building will be a 3-stories and will be placed along Cicero Avenue, on the western part of the property. The building will include 25 one-bedroom units, with offices and programming space.
During the second phase, another 3-story building will be constructed along the eastern end of the property with green buffer both between buildings as well as an additional parking lot. This phase is planned for 2030. Landscaping will be finalized during this phase.
This property is already tax exempt and will remain tax exempt based on our use. However, it is common to have a payment to the village in lieu of taxes established to offset any loss directly to the Village. This is something that may be included in the development agreement and negotiated as part of the zoning process.

Read the Listing Agent’s Comments:

Plan Commission
Village of Alsip
4500 W 123rd St
Alsip, IL 60803

4/13/2026
Property Summary – 12147 S Cicero Ave, Alsip From Bill Lundy

Dear Members of the Plan Commission,

The property at 12147 S Cicero Ave has been on and off the market for about the past 10 years. Myself and my team here at Brookline have personally been involved in listing the property for the past two years. I became involved after noticing that the listing had expired again and reaching out directly to the owner to offer my assistance.

During my time working on the property, I took a very proactive approach. Based on my experience in commercial real estate, I reached out directly to developers and well-known tenants that I believed could be a good fit for the site. This included companies such as McDonald’s, Andy’s Frozen Custard, Fifth Third Bank, Chipotle, Starbucks, and others.

The feedback I received from most, if not all, of these groups was consistent. While they acknowledged that traffic along Cicero Avenue is strong, they had concerns about the physical layout of the property. Specifically:

The site has too little frontage along Cicero Avenue
The property is too deep in shape
It is near a lighted intersection, but not directly at one

Because of this, they believed it would be difficult to gain proper access from IDOT (Illinois Department of Transportation), which is very important for commercial developments. In addition, many groups felt the site was in an “in-between” location. Most commercial activity and demand is stronger either south in Crestwood or north in Oak Lawn, making this site less attractive for retail use.

My team and I also marketed the property through traditional channels. It was listed on the local MLS and featured on major commercial platforms such as Crexi, CoStar, and LoopNet. Despite this exposure, we did not receive serious interest from commercial or residential developers through those listings.

In addition to our outreach, we also received inbound interest. Many of these inquiries came from religious groups, including both Christian and Islamic organizations, who were interested in using the existing church. However, the building is in a state of disrepair, and the cost to fix it and make it fully usable prevented these groups from moving forward.

Other inbound interest included potential uses such as small-bay industrial buildings and car dealerships. These users were attracted to the traffic on Cicero and the proximity to the highway. However, I consistently advised them to check with the Village of Alsip regarding zoning and approvals, as I did not believe those uses would be feasible. Ultimately, none of these opportunities moved beyond early discussions.

Based on all of the marketing, outreach, and feedback over time, both my team and the market have determined that a user like Beds Plus represents the best fit for the property.

Beds Plus is considered a low-intensity use. This means:

It generates less traffic than retail or a car dealership
It does not involve large deliveries or industrial activity
It does not create large gatherings like a religious facility might
It operates in a more controlled and predictable manner

Higher-intensity uses, such as retail, industrial, car dealerships, or large religious congregations, would likely create more traffic, noise, and demand on the site. In contrast, Beds Plus is a more compatible and manageable use for this specific location.

Choosing to move forward with Beds Plus was not a quick or random decision. It is the result of a long and thorough marketing process, including years of exposure, direct outreach, and real feedback from the market. After exploring many possibilities, this option has proven to be the most realistic and appropriate use for the property.

What type of housing is part of this development?

Ed's story — **Clients’ lives have changed thanks to Permanent Supportive Housing.** **Listen to Ed’s story.**

The full development will include up to 50 units of supportive housing. Supportive housing is long-term rental subsidy coupled with case management support. Supportive housing is a proven strategy to help vulnerable people live and thrive in community-based housing.

Who qualifies to live here?

In order to qualify, a person must first apply for a building waitlist. The waitlist opens every few years and requires a person to provide several items to verify their identity, income, disabling condition (s), and housing status. Once an opening is identified, three candidates are pulled from the waitlist and vetted for the opening. The vetting process includes an additional application, verification of income, verification of assets, credit history, and criminal history. The checks are done both by the agency and the housing authority. Based on those checks, a subset of the candidates are selected for a tour and interview. From the three candidates pulled from the waitlist, one may be chosen by the agency. If none of the three candidates are determined to be a fit, then the next three are selected for vetting and the process is repeated until an appropriate candidate if identified for the open unit. Candidates can be rejected based on any of the information found in the checks, inability to meet deadlines or fit determined in the interview given that the agency follows all fair housing laws.

How much does it cost to live here?

Each resident must pay 30% of their income toward rent.
Most utilities like water, sewer, gas, electric, trash are paid by the building and built into the rent costs. However, residents are required to pay for their internet and cable.
Residents are required to sign an annual lease and endure a recertification process for the subsidy each year.
Clients must abide by building rules. This includes a strict visitor policy as well as good neighbor expectations.
For most residents, the apartment becomes their long-term residence, but others may move out when they no longer need supportive services.

What services or programs will be offered to residents?

Daren's story — **Listen to Daren’s story.**

Individualized services will be offered to all residents. Programming may include connections to health care, financial/budgeting support, employment navigation and other quality of life programs.
As part of their acceptance, residents have access to case management, community-based services as well as meetings/activities set with a tenant council. In LaGrange, for example, we have a garden club, a bee- keeping apprenticeship, Sunday dinners and sports game viewing for tenants. We also have AA on site as well as a monthly art-therapy program.
BEDS Plus case workers enter units 1x per month and operational staff perform inspections 2x per year. The housing authority has an inspection 1x per year as well. BEDS Plus staff support any ongoing maintenance and continuously working to ensure habitability based on the public requirements.

What activities will occur in the office portion of the building?

One full-time case manager will be assigned to support clients in either building and one leadership staff will be stationed at the office, which includes 3 permanent staff.
Flexible meeting and office space will be created for field staff and programming events. Hotel-based office space for up to 8-10 additional staff is planned. Field staff work 80% of the time with clients off-site, scattered throughout the southwest suburbs will utilize the hotel-office space approximately 1 x per week.

What are the planned security features for the site?

For the daytime operations, we will utilize a combination of volunteers and staff to man the reception desk.
BEDS Plus will have case workers, receptionist and janitorial staff to work evening and weekends.
A full camera system will be installed throughout the building in consultation with the Alsip police department and access granted for their use.

Will there be adequate parking?

BEDS Plus has allotted 42 parking spaces in Phase I and 25 parking spaces in Phase II in the plan. We estimate the building residents will use 5-8 spots per building on a regular basis. In our experience, most residents will utilize public transportation or senior transportation services.

What kind of neighbor is BEDS Plus?

BEDS Plus is a committed community partner. We operate several buildings locally and have received letters of support from municipalities where we have the greatest number of clients.
BEDS Plus will provide a community-enhancing property that will be a nice addition to the village community
As a local resource, support will be available to Alsip residents and their families in need.
As a local employer, job opportunities will be created within the community.
In partnership with local police and first responders, individuals will be connected to housing and supportive services.

How will this facility affect my property value?

Supportive housing developments have neutral or positive effects on property values. Properties adjacent to supportive housing appreciate at rates similar to broader neighborhood trends.
The property values around our building in LaGrange have increased significantly since developing in 2016.
In dozens of studies across the country over the last 20 years, supportive housing has proven to be an effective intervention that improves housing stability, reduces the use of expensive crisis care, and improves outcomes even for individuals with complex needs.

Is BEDS Plus a homeless shelter?

This development is NOT a shelter. Stony Creek Apartments are leased apartments with subsidy contracts, that ensure affordability. BEDS Plus does have over 200 beds of shelter available at other locations. Our intake center is located at the Summit Service Center, 7666 West 63 Street, Summit between 12:00PM – 4PM, Monday through Saturday. Any homeless clients seeking shelter must first participate in an intake at that location before emergency shelter or medical respite is offered.

Below is the local real estate pricing data for 3 similar BEDS developments and the Hamlin PSH in Alsip.

Alsip BEFORE PSH 2020-2022 • All MLS prices up 24.9% • Alsip prices up 33.9%	Alsip AFTER HAMLIN PSH 2023-2025 • All MLS prices up 14.7% • Alsip prices up 22% • ½ mile from building prices up 20%
LaGrange BEFORE PSH 2013-2015 • All MLS prices up 28.8% • LaGrange prices up 21%	LaGrange AFTER BEDS PSH 2016-2018 • All MLS 17.9% • LaGrange 3.8% • ½ mile from building up 34%
Summit BEFORE BEDS 2022-2023 • All MLS prices up 7.2% • Summit prices up 6.4%	Summit AFTER BEDS 2024-2025 • All MLS prices up 11.3% • Summit prices up 24% • ½ mile radius from building up 25.3%

What happens to the property if BEDS Plus gets dissolved?

Due to the financing sources, the property use will be restricted or would be subject to repayment of the capital sources before it could be altered. A legacy organization or entity would be identified to operate/manage the property. The Village of Alsip may choose to codify an approval process of a legacy entity in the zoning documents.

Illinois has a shortage of available homes (caused by lack of new home construction during recession). It will take 5-7 years to build enough new homes to balance out inventory. Currently Alsip has historically low inventory (1.2 months supply) and is considered a seller’s market.