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oh yeah, we need
Myra.
Good morning.
It is.
10 125 2025.
And this meeting of the Chicago city council committee on
zoning landmarks and building standards is called to order.
We will start off.
With the Roll Call.
Alderman Espada.
Alderman Hopkins.
Alderman. Dow.
Alderman Hall.
Alderman Harris.
Alderman, bill.
Alderman Ramirez.
Alderman Moore.
Alderman Mosley.
Alderman, sit your Lopez.
ES.
Alderman Cruise.
Alderman Conway.
Alderman Quezada.
Did I say that, right?
Alderman. Viegas.
Alderman, rally.
Alderman. Ken.
Alderman clay.
Vice chair, Larson.
Chairman Bernett present. We have a quorum
Uh, thank you committee members. We have a quorum
Uh, Alderman cusan and Alderman Ramirez have requested to
attend. This meeting by remote means under the provisions
of rule 59 due to unrelated circumstances, all the men
Harris makes a motion to approve the Alders request. All in
favor. Signify by saying, I
Oppose and the opinion of the Cherry eyes, have it?
Moving on.
I will now read the items to be deferred. I will read the
page number and the description and then take a motion for
all at the end.
All have page 16 and 17 including file number 22692 for the
address commonly known as 55 East Washington Street.
31-41 north wall Bosch Avenue.
File. Number 2274,
I'm sorry.
Scratch that file number 22704 for the address, commonly
known as 6402 D20, South Stony Avenue.
File. Number 226.
944 the address commonly known as 34153449, West Jackson
Boulevard.
3414 D, 3446. West 5th Avenue.
Foul number 22693 for the address, commonly known as 4726 -
4756 North Ravenswood.
1801 Dash. 1831. West Lawrence.
4721 Dash 4729. North walk Walcott.
If no questions by committee members.
Alderman, Vice chair. Larson makes a motion to defer the
previous listed items, all in favor. Signify by saying I
Opposed and the opinion of the chair, the eyes have it and
the items are deferred. At this time, we will begin the
public comment period.
The public comment period usually is limited to 30 minutes.
Um today we have oh 31 people to testify. So we're going to
to allow each person to speak for 2 minutes. It's usually 3
minutes. We're going to allow them to speak for a 2
minutes. Um, we
Will so, uh, public speakers are signed in.
Uh, for today's hearing, and we will hear from them now.
Uh, we have Michael.
Harris Jr.
We have Neil.
marklin would be next Neil, marklin
and and if any of you all, uh, that's testifying
And if any of you all are testifying for the same thing, for
the sake of time. If, if you all would like to relinquish
and allow, uh, 1 of you all to speak, for all of you, all
that will help us because this is a long meeting. We're
going to be here for about 4 hours.
Attorney, he doesn't.
Okay, Scott Scott Bernstein, you're not. Uh you're not
trying to testify, Scott are, you know? Okay, so that's 30.
We got rid of 1. Okay. And then uh Patricia.
Fuente would be next. Number 3, proceed, Mike
Good morning, chairman and members of the committee. I'm
Michael Harris. I serve, as manager of government
relations, for the Illinois retail Merchants Association.
I'm here today to express our strong opposition to the
ordinance and proposed. Substitute ordinance targeting
Beauty Supply, retailers and through restrictive zoning
standards.
Let me be clear. This ordinance says a dangerous
precedence, by using zoning to selectively regulate, a
specific type of retailer. While we support smart targeted
regulation. We believe that a pick and choose approach
where certain sectors are singled out. Undermines economic
growth, particularly for small and minority owned
businesses.
I'd like to also note that the University of Chicago's
Institute for justice clinic on entrepreneurship is also an
opposition to this ordinance.
The financial burden of a zoning change, is not theoretical
these processes cost between 10 to 25,000 or more they
require attorneys, Public Notices consultants and time,
most entrepreneurs simply don't have
The unintended consequence is fewer, local businesses, more
vacant storefronts and less consumer access.
Also say Irma has been at the table, we've had
conversations and we understand the importance of
thoughtful development.
Members of the Chicago city council, we urge you to vote
against this ordinance and to propose substitute ordinance
and its current form and consider alternative balance
solutions to address Community concerns without restricting
legitimate and Retail legitimate retail activity.
Retailers, particularly small family-owned and minority
owned businesses deserve a regulatory environment that
Fosters opportunity and not exclusion. Thank you for your
time and for your service, on behalf of the citizens of
Chicago,
Thank you.
Neil.
Hello. My name is Neil, marklin. I'm a member of abundant
housing Illinois in. Strongtown Chicago. I'm here today to
show my support for the Fernhill project at Lal and North
Oldtown is currently blessed from previous generations
investment in the area.
Multiple bus lines converted to location including the 22
3672156151 in the 73. There's also a brown and purple line
stop at Sedwick Wall Street is a vibrant commercial
Corridor home to many small businesses and famous
institutions like Second City. This piece, the Pizza Land
for this development though does not live up to the rest of
the neighborhood is currently occupied by corporate
Pharmacy store and a surface parking lot. Further up is an
abandoned grocery store next to the Moody Church are 2 gas
stations, which attract traffic and crime to the
neighborhood with South North. A are high-speed roads that
are unpleasant to walk along. So, what are the merits to
this project? It will put hundreds of new units on the
market for prospective and current residents who live in 1
of Chicago's best neighborhoods without having to own a car
that will give more foot traffic to existing businesses. A
new grocery store may move into the old Treasure Island
space. The Walgreens will remain and there will be
streetscape improvements for drivers bus riders and
cyclists. The gas stations will be removed from the
neighborhood more proper
property taxes will be generated from this piece of the
land which passed residents of the city have already poured
so much investment into
Please support this win-win proposal for our city. Thank
you.
Thank you.
So now we will have, um,
Good morning. My name is Patricia. Pointe. Excuse me, 1
moment. Before you start right behind her is going to be
Louis Davis.
Louis Davis, uh,
Groom me. Uh, Chloe groom
Connie.
Savannah.
And then Tim
coo, coo.
Proceed ma'am.
Okay, my name is Patricia, Pointe, and the building on 6301
Southwestern and 63rd Street. It's an abandoned building
for 3 years.
The windows, the glass of the windows are falling. It
almost hit, uh, a pedestrian. That was walking towards the
bus, stop.
It's been 3 years and nothing has been done about it. Um it
would only cost like a couple of hundred dollars. I'm not
not saying thousands a hundred dollars to to put a board on
those windows, please.
Don't let something happen to a pedestrian.
Get stabbed by 1 of those glasses.
And then what should the to the, uh, the city?
because of negligence,
Thank you very much and the alderman from there is
elderman, Stephanie Coleman. Have a nice day. Thank you,
thank you. Thank you for, not using up all your time. Oh,
um, Louis, please Davis is the Lord's Davis next
Louis Davis.
No, is it? Did I say it right? Uh,
Okay, we're proceed on to Chloe Gruene.
Um, good afternoon, my name is Chloe groom and I'm a member
of abundant housing Illinois, as well as strong Town's
Chicago, I'm commenting in support of the Old Town cave.
Excuse me, in support of Oldtown canvas today. Um, we have
a massive housing shortage rents in Chicago. Have raised
more than 30% since 2020. According to Zillow competition
is just insane. There are apartment, showings with lines,
out the door and people actively outbidding each other.
Oldtown canvas will provide over 340 homes, near Transit and
other amenities that would be at least 340 less people
competing for apartments in a very desirable area, they
would be desperately needed customers and taxpayers for
Chicago, which is facing a huge budget, shortfall cities,
grow and change. And if cities don't grow, they die, let's
approve this and keep Chicago. Uh, growing. Thank you.
Thank you, Connie Karin, Karin Zava bodas, I'm sorry Bob
Butcher tonight. You did it. Not many people could get over
that name.
Thank you.
A few years ago, a developer proposed the tower in Oldtown
across the street, from this proposed site, where all the
historic buildings are no taller than 5 stories at that
community meeting. I asked the then Ward Alderman who's now
this committee's chair. If he would honor the historic
nature of the site in his decision and he replied adamantly
that in his estimation. All neighborhoods are the same,
none better than others. So would be judged equally and
that your Commissioners is the Folly of Our Fair cities
leadership and not even recognizing what others do today.
It's Oldtown, a few days ago. The noted architectural
critic, Edward, Keegan wrote a newspaper article and boldly
Stated that our city is sucking the soul out of its
neighborhoods.
Even foundations and Hotel. Concierge is recommend Oldtown
as an important destination for its guided tours, 50 years
of history have recorded uh
The site's currents have maintained the site's current
zoning as a jewel worthy of protection as both a recognized
gateway to the historic architecture and preservation of
Oldtown, and also, to its little shops restaurants and
theaters, a microcosm of a Charming, Village offering a
quality of life to Residents and generating revenue for the
city. The site beckons for a Housing Development, which
aligns with Kern zoning and retains its uniqueness in set
of investor greed. Fueling the installation of a Godzilla
footprint onto a tiny flower bed transforming completely
the character of an icon.
Commissioners a, yes vote would seal. Your legacy of
eliminating old Town's Gateway Forever as an iconic
destination and render it. In the words of your leader,
just another neighborhood.
How fittingly re relevant?
Keegan.
Article is now for our old town, please reverse the course
of that Trend with your better judgment and deny this
proposal.
Um, Peru followed by Marcy bhas, hottest hottest.
uh, and then, uh,
Katherine la.
Good morning, Mr. Chairman members of the zoning committee,
My name is Tim threw. I live at 1660 Northwest South
directly across from the proposed burnhill site. I'm here
to oppose the 36-story high-rise plan for this address at
1600, North LEL this project violates, the lakefront
protection ordinance defies, the intent of planned
development, 89 and threatens the scale light and
livability of our Old Town neighborhood.
This Tower would block pedestrian access sunlight and Views
between Oldtown and Linkin Park. The lakefront ordinance
calls for continuous public movement and access, not a
congested parking structure at the Gateway to this park,
The Proposal contradicts key Lakefront policies. It
undermines harmony with the public space threatens Open
Access and favors private gain over. Civic balance, the 1.2
million in curb Cuts, bump outs and parking meter, buyouts
and Park.
Working meter spaces, isn't a community benefit. It's a
private driveway redesigned to serve the tower. This money
eliminates. A useful traffic lane that serves as a safety
buffer for pedestrians along LaSalle and North.
It ensures Smooth Bus operation and it clogs,
intersections, and only benefits Fern Hills. Internal
public. The traffic study was flawed. It excluded
consideration of the Walgreens temporary relocation the
grocery store, and the remaining use of 500,000 square feet
of entitlement to build further highrises, it also fails to
address the safety risks, to cyclists, pedestrians, and
school children in the neighborhood.
The tower.
Isn't about planning. It's been a choreography.
The process has been tightly managed and controlled with a
select group participation.
Many have been excluded from this process and no
consideration given to Alternative design proposals. We ask
this committee to say, no,
uh, we have been joined by Alderman, Emma mitts. Uh, Marcy
Marcy, I sent you. How you say your last name? Its hottest
hottest hottest.
Hottest. I'm not particular you did fine. Okay. I have
Thank you, Mr. Chairman and thank you members of the zoning
committee. My name is Marcy hudis, I'm the executive
director of Oldtown merchants and residents Association.
Ultem merchants and residents association takes the
prospect of a development of this size. Very seriously,
throughout the process, my organization has focused on
asking questions and I'm getting answers
Oldtown merchants and residents Association and Fern Hill
reached a compromise agreement light in the day yesterday.
Oldtown merchants and residents Association approached.
These negotiations with the aim, a pragmatically minimizing
negative Community impact attempting to address Community,
concerns and securing Community benefits.
Each point in the otm list of conditions was negotiated
extensively with Fernhill and in order to reach an
agreement compromise was required.
We believe that these Agreements are the most we could
achieve for the community and taken as a whole will benefit
the community.
Otm has provided a letter of support for the project
contingent on The Binding, Community agreement, and
declaration restrictive, covenant, documents that we've now
posted on our website.
Thank you.
Thank you Marcy. Um, now we have Katherine, let him
And then after Katherine would be Bev Cragar at the Bev
Would Be Jack murawski and then Michael pits. Please
proceed.
Uh, good morning. This is Katherine leatham. A longtime
resident of Oldtown. Uh, I am addressing all of you this
morning, uh, asking you to block the vote. That would allow
Fern Hill to build a massive rental Tower at 1 of the
busiest, intersections in the city of Chicago, North Avenue
and Wells.
Some of you may not be fully aware of the series of events
that led to this point.
But it's important for you to know the from the beginning
Alderman, Hopkins. Brian Hopkins, stated that for this
Tower to move forward developer, Nick Anderson would need
to gain the support of the community.
That never happened.
In fact, quite the opposite occurred. Our community has
been overwhelmingly and consistently opposed to this
project.
Every meeting we participated invoiced, clear opposition to
the Tower and yet suddenly
We were blindsided by the final version compromise of the
project disturbingly similar to the original plan.
There was no opportunity for us to even ask questions
before it was pushed through.
This is unconscionable.
This is not how good governance works.
To make matters worse. Nick Anderson had previously stated
in public presentations that balconies would not be part of
his plan.
Now, balconies have quietly been added along with
allowances for short-term rentals.
These are not minor little tweaks.
These represent a fundamental shift in the character of the
proposed development and its impact on our neighborhood and
our city.
The entire process has been annoying and appalling.
No, 1 is standing up for Oldtown right now.
We are desperate for leadership, someone who will listen,
who will care, who will take our feedback.
Thank you.
Beth.
Good morning, is it morning? Uh, chair Burnet. And
honorable council members I'm Beth creger. I'm the director
of the IJ clinic on entrepreneurship where based at the
University of Chicago Law School. We're Advocates
Representatives supporters boosters, and watchdogs for our
entrepreneurs. In this city, I'm here to oppose and urge
you to oppose the proposed ordinance that would require a
require a special use permit for any retailer, that was
sell Beauty and body care products in with within 1000 feet
of, uh, Barber Shop a beauty salon or a nail salon.
Uh, the I've sent a letter to all of you explaining, my
concerns in detail sharing a story about a client of ours
who had tried to go through this process to open up, Barber
Shop, um, some years before working with us, the process
again. And again costs people tens of thousands of dollars
to make it through and that is if they try to make it
through how many entrepreneurs are just stopped in their
tracks by the
Prospect of having a hearing where they have to explain and
defend themselves perhaps with lawyers and witnesses, that
they're not a detriment to the community. I've been in this
work for over 2 decades, hard for me to believe and I've
learned a lot entrepreneurship, retail opening a retail
store, in particular is hard and it's getting harder. Um,
uh, entrepreneurship is unpredictable, it's very hard to
know which model which store will actually succeed and it's
abundant. So many people who apply to Southside pitch. Want
to open a beauty care business. Please don't stop them in
their tracks. Thank you very much.
Jack Makowski former housing commissioner.
uh, former cic, uh,
Director president.
Thank you, Mr. Chairman, I speak today, as a long time,
resident of the Edgewater community and I I speak in
support of the bicker Dyke proposal, for the rezoning at
5853 North Broadway. The purpose of the rezoning is to be
able to build a 90 unit building. It's a low-income housing
tax credit building. It'll be 11 stories tall. This is a uh
to provide much-needed, affordable housing in the Edgewater
community and throughout the whole city, this will be a low
in
Income housing tax credit project. Bickerdyke is a very
reputable developer that has worked with the community on
the design of the building. They've modified some things
actually to comply with uh City. Uh the community's
request. This is a very smart use of Surplus City land.
This is, uh, Surplus. It's a streets in San yard that is no
longer needed 5853, North Broadway. Because it's been
combined with other streets and other streets in San Diego
And it's being developed this 11-story building on the east
side of Broadway, which is 250 ft deep, lots that are
immediately adjacent to the L. So it's very good as opposed
to the west side of Broadway, which is single family, much
less dense neighborhoods. This is the type of development
that we support uh on Broadway to provide the housing and
work with the community. And it's uh, the
Kind of development. We would like to see going forward.
Thank you very much.
Uh, next, we will have Michael pits followed by.
Uh Jenny ghosting then Iris Martinez former Clerk and then
Mr. George Blakemore.
Good morning. Thank you, Mr. Chairman, and the members of
the zoning committee. My name is Michael pittz. I'm the
managing director of operations for the Moody Church in
Chicago, and I'm speaking on behalf of the Fern Hill
project in favor of that. Um, for those of you who don't
know The Moody Church, we've been around for over 160 years
here in Chicago. Um, we've been in the Old Town,
neighborhood Oldtown, Lincoln Park neighborhood,
Closer. All right, thank you. Um,
Now, you just got to remember where I was. Uh, we've been
part of the community. Uh, we were we've been at our
current location for over 110 years, uh, long before there
were any high rises in the neighborhood. Uh, we believe
this project was meeting the the goals of what needs to be
done in the city. As far as housing tax base, um, bringing
additional revenues into the city. We're encouraged with
um,
The getting rid of the 2 gas stations on either end of our
property. We believe that will help to reduce the crime
rate and that part of the city. Um, again, we're we're
Citywide church. We bring members from every ward of the
city. Uh, we also support other Ministries that we've
started and continue to Shepherds such as by the hand club
for kids, which operates in 5 of our most under Source
neighborhoods in Chicago, like Cabrini Green. Oh God.
Gardens Austin. North Austin Englewood. Um, we also have
Ministries such as I know, Naomi's house which reaches out
and supports women, who have been sexually exploited and
trying to get them into a new life.
Lifestyle. So it's not just the church, it's the other
Ministries that we support here the uh parking at uh this
location is critical for the church. We have very limited
parking. Um and so the addition of parking accessory
in the new building for the church will be uh a great
benefit. So again, speaking on behalf uh a Fern Hill in
favor of the project thank you thank thank you sir. Please
give my best to your pastor uh Jenny ghosting
Hello. And thank you. Um, this is with reference to the um,
rezoning request at 3819 through 27, North Kedzie. My name
is Jeanne Goldstein. I don't know how I'm directly behind
the proposed project. I'm here to share feedback from the
neighbors directly impacted and to appeal, to the board for
reasonable compromise. Since despite repeated Outreach to
the older woman's office and developer, we have not had any
meaningful 2-way dialogue. We are not opposed to progress
and welcome development, that brings value affordability
and clean spaces, the proposed, massive structure will
Encompass the 5 Lots, altering the neighborhood character
and the lives of the immediate neighbors, this development
with sit approximately 16 feet behind our property towering
towering. Over us, we're asking for this to be deferred
until we can have a meaningful conversation. We've
approached both groups with some proposed Solutions with no
response 1, I will go through the 6 here. 1 is a more
considerate foot.
Print we asked for the developer to consider a smaller
print and was told no.
Um, because it wasn't a reasonable request as far as their
financial commitment. Um, we're asking for the building to
be placed flush with kedzi property line with zero foot
setback and add the 3 feet to the rear setback, giving us
breathing room, protect the homes around the building heavy
equipment and construction could impact the structures of
our homes and properties. We requested Advanced inspection
and review. Um, this will protect both properties balcony,
privacy. We request something on the balconies to preserve
resident views, but while protecting neighbors, privacy
parking potentially adding 20 cars to an already maxed out
area. We proposed permit parking after 5:00 p.m. in the
surrounding Street exterior design we want a building that
blends in uh traffic. We've asked for a traffic survey and
have not received any response. The alley is already
overburdened with traffic that cuts through the alleys,
between Keds and Troy to avoid. Congestion on kedy.
Please defer this vote until we can have meaningful
conversations with the appropriate parties. Thank you.
Thank you. Uh,
Cook County, former Cook County, Clerk and former Senator
Iris Martinez.
Good morning, everyone. So happy to be here and say hi to
all my former colleagues and all thank you for having me. I
have lived at this property, uh, with Genie with Miss
Goldstein, that just actually uh, spoke before me, uh, for
over 30 years and I've seen the impact of what's happened
there with the congestion between the bike Lanes. The fact
that we have a we have a post office that has never
bothered to look at a parking spaces for their trucks. We
have to live with that 3700 block of North. KY has all the
post office plus we have to also deal with the trucks but
we also have to deal with the employees who actually Park
in our area. It is a very highly congested area. I have
been lifting there for over 30, something years and to me
this project is 2 too big of a project. We want to see
affordable housing. We definitely want to see this project
there because we want to take that space that's there and
do something productive with it. But this is not what we
think is the right thing we have asked for in-person
meeting. We have S for the uh, for the groups to come
together so we can talk to the developer and to no avail.
This was set to this was given to us back in February 20th
when we first heard
About this project and it's moving so fast. We're not real
input of the people mostly affected by the, uh, surrounding
areas. Where there was a zoom call. We were only allowed 2
minutes to speak when we just found out about the project.
We went door to door to find out. If people knew about this
project, No 1. Really knew about this project, all we're
asking it for it to be deferred, so we can continue the
conversations. So we can have a productive meeting with
the, with the alderman.
And everyone involved. So we can make sure that the right
thing goes. There we want affordable housing. We want just
a much smaller scale project there. But we all were asking
for is for it to be deferred. So we can continue to have
the conversations in person. So everyone affected
especially the immediate people around the area. Not people
that are not from the neighborhood that are making
comments. We want people that actually live there and
that's what we did going door to door, making sure that
people knew what's going on and not everyone knew what was
going on. So all we ask is if we deferred and that we can
actually have a constructive meeting with them and propose
the best um solution for that project. Thank you so much
everyone. Thank you.
Um now we will have Mr. George Blakemore, followed by
Marjorie fits bro, bro. Bro, bro, bro, bro, bro, bro, bro,
bro, bro. Bro, bro. Bro.
Bro, bro, bro. I'm sorry. And then Robert gabas gavassi or
gavassi?
And then uh Anthony Anthony Anthony you kind of scratched
these know your name up a little bit.
Hernandez.
Okay.
Mr. George Blake Moore.
He's in another meeting. Okay, we'll proceed. Um,
Marjorie.
Yes. Hi, thank you. Um, I'm Margie Fritz Burch, very long.
long time. Resident of Edgewater. I'm on the board of the
Edgewater Historical Society also on the board of my EGA,
our neighborhood blob Club. Um, I come here in full support
of the bicker Dyke building. Um, because we support
affordable housing and development but we fought, we
support it being done in the right fashion from the very
beginning, our ex Alderman and bickerdike made sure that we
were included in probably 5 to 7 meetings, we had input
with the community, they were fantastic in dealing with us
which is not at all what we have now, it seems to be a
common theme here that nobody's listening the planning
department. We spoke at the planning department in
February. We're here speaking. I will be back again at the
zoning meeting next month about the upzoning, the blanket,
unnecessary upzoning of our entire Ward on Broadway. Nobody
seems to be listening.
Listening to us. And that's why I'm so proud of this
bickerdike, um, project because we were able to speak with
them. We were able to put our input. All we, you know, we
just that's all we're asking for is input. We are not
against any type of development or any kind of affordable
housing. We just want to be part of the process of the
people's salaries who we pay need to talk to us. Thank you
very much. Thank you Mr. Blake Moore. You missed your call.
But go ahead. Listen, you miss your call and you go ahead
playing this dog and pony show.
You Michelle call?
Wow, how I'm entitled to go to this meeting.
Housing. And I'm entitled to come over here and you say,
this is going to go for 4 hours who does that.
You missed your call.
Mr. Blakemore, where are you? I'm at the notorious Zone in
committee but seles
the notorious Zone in committee and I feel kind of bad for
these people with Hopkins up there on North Avenue. And,
and well
You don't know how Chicago work. It's pay to play.
The Alton is selling you out.
It's paid to play.
And a historical area. Why would you want to have a great
big high-rise bear?
That makes no sense. It's not about making sense, it's
about money.
Versus about money here.
And uh, who's a criminal? He's been indicted too.
So if you find out that, that I can be there, some kind of
crap. I can be I can be over the Zone in committee.
Uhuh. Can, Mr. Blakemore you not paying your taxes? I can
be pardoned.
This is corruption here, pay to play here.
So when my 2 minutes is up, you got the right 1. So at
least never had us to say you can only speak on on on.
But I'm in charge of speak.
Something in her of the wrong people. A rough here. Evil
here.
And we let this go on.
Rob Rob.
Mr. Gurosky.
Um, hi, I'm Robert gosky. Uh thank you, Mr. Chairman and
members of the zoning committee. Thank you for listening to
me. Today, I am representing the Edgewater North
neighborhood, um, Association. Otherwise known as en neon
and we represent uh, 12 the residents in 12 blocks in the
Edgewater neighborhood.
I'm here to uh, register our support of the um, property
the development at 5853, North Broadway known as the
bickerdike building. And this is a, um, this is a
development that will provide a net increase of 90
affordable housing units, which is good for the city and
the neighborhood. And also, the development is, uh, as
mentioned previously, we'll upgrade the use of, um,
currently Surplus City property. This, uh, this also is a
development that
Shows how the current parcel by parcel evaluation of zoning,
is very good for the neighborhood because it provides the
impetus for developers to work with the community and make
sure that everyone's concerns and needs are addressed. So
as a just to re-emphasize, we do fully support this and um
support this and um encourage the committee to approve
this.
This ordinance. Thank you.
Thank you. Uh Anthony after Anthony uh and Anthony, I
apologize that Hernandez. Okay, at the Mr. Hernandez. We
have Elliott nolander.
Um, Mayan Johnson. Kamaya Kamaya Johnson.
Okay, and then skull sacculi dossi.
Okay, please proceed, Mr. Hernandez
Uh, good morning and thank you for allowing me, the
opportunity to speak to you today.
Uh, rammed Earth. Construction is a Sustainable Building
technique that involves compacting, a mixture of damp soil,
sand gravel, clay, and sometimes stabilizers, like cement
or lime into solid walls, using a mold or frame once
compressed and dried the walls become incredibly strong
durable and naturally insulating, all those me, these
materials are humble. They can be combined to make modern
and sturdy assemblies with up to 85%, less embodied energy
than concrete or brick.
My proposal is to add a new chapter to the Chicago building
code that deals. Specifically with rammed Earth, providing
an Avenue for this material, to be able to be built with
this new section should cover material composition, minimum
wall thickness. Structural design, fire resistance thermal
and moisture performance durability standards and
inspection methods.
Few key features of rammed Earth, are that its energy
efficient.
With, uh, excellent thermal Mass their durable when
properly built and can last for centuries. Um, and they
have a pleasing aesthetic, the Rula Herb Center is a
building in Switzerland that shows how buildings of this
material can be made in a modern and beautiful way, and how
it can be implemented on a large scale. And in cold
climates,
Adopting rammed Earth, construction and disenfranchised
communities across Chicago, also offers a powerful
opportunity to address systemic inequalities in housing
employment and environmental justice. All while building a
more sustainable City, from the ground up,
1 Source to look at is Martin Rogue, an Austrian architect
artists. And craftsmen who has spent over 30 years refining
and reintroducing, rammed Earth into contemporary
architecture. He is known for fusing traditional
craftsmanship, with modern building techniques. Elevating
rammed Earth, from a rustic method to a kutting edge.
Sustainable alternative for today's environments.
Um, ramoth cities, Rand Earth offers, Chicago away to
construct a future that is grounded and during and
inclusive transitioning from steel and concrete to Earth.
Thank you.
Thank you, sir. Uh, up next is Elliott. Neulander.
Good morning. My name is Elliot nelander, and I'm here
today, because I'm proposing an addition to the current
Chicago building code, that addition being the adaptation
of the current 2024 ICC Provisions for building with
Intermodal, shipping containers found in section 3114 of
the current 2024 IBC. This section was first added into the
international building code in 2019 with an overwhelmingly
97% vote establishing a much-needed book rule book for
shipping container construction, these current Provisions
list necessary, shipping containers specific
specifications, such as those for ventilation roofing
Anchorage, stacking materials sheer and much more. That is
not listed in the current Chicago building code, to begin
with the reasons, people are opposed to the shipping
container construction prior to the 2019, IBC is because
they are not built, right? Resulting in drastic
fluctuations in temperature and structural inadequacies
implementing Provisions for the shipping containers, into
the code, will eliminate this problem by Guild, by
by giving Builders and Architects, exact rules and
regulations that if followed will actually require less
area to heat and cool reducing energy consumption. In
addition building modular with shipping containers is
faster and cheaper than traditional construction methods by
40% and lowers hard and soft costs by 20 to 25% increasing
profit. Margins, allowing developers to achieve, many
different building, typologies ranging from affordable
housing to luxury development.
Currently City cities and Chicago such as La have used
shipping container typology to address to address problems
within their City such as affordable housing, these
shipping container developments with modular construction
could prove to be strong presidents that are easily
adaptable into Chicago, by simply updating the Chicago
billing code. To the 2024 ICC standards overall, including
20 Inc. The 2024 IBC Provisions for the inner modal
shipping containers into the Chicago. Building code will
modernize standards ensuring a safe and efficient
construction while promoting sustainability and economic
growth in Chicago.
Uh, we like to uh, acknowledged Alderman cruise for the
corn.
Please proceed.
Good morning, council members. My name is Kamaya Johnson.
I'm a student at the University of Michigan who will be
graduating in just a few weeks. After several years of
school, I'm ready to transition from University life. But,
like most recent grades, I'm finding the ability to afford
living in a rich culturally diverse City, like Chicago
becoming increasingly harder on top of this. There is no
equivalent to the dorm room setting that I've grown used to
on the housing market today to combat this. I proposed to
revised chapter 17 of the municipal code to allow the
construction and implementation of single room, occupancy,
housing, and low density, residential zoning districts
under a trial basis procedure, that could Mark its progress
and allow for further implementation or removal, as you may
know SRO. Housing has a long history in Chicago. With this
popularity growing in the late 19th century, as a response
to large, transient Workforce. The housing type has seen a
major decline over the years which made way for the city of
Chicago to pass the SRO preservation, ordinance of 2014
outside of the few sro's remaining in high density, areas
around the city and similar temporary housing. Seen in dorm
rooms single room occupancy.
Housing is missing from the urban environment by introducing
sro's to low density. Residential zoning districts could
have a large and huge benefit to the city
By providing an alternative form of affordable housing and
low density areas. While also allowing for neighborhoods,
where residents come from a diverse spectrum of income and
economic groups. This form of housing would also create
opportunities for young, professionals to live in
neighborhoods where they grew up in while also providing
educational living alternatives.
Sros are also 1 of the most affordable housing types and
could be the last defense against homelessness. In many
cases, their implementation could very well decrease. The
number of people living on the streets of Chicago today,
sros are also arguably more affordable and flexible than a
fixed lease rental and allow opportunities for communal.
Living that contradict what's on the market today. Similar
code changes have taken place in Oregon Indianapolis and
have pushed that's currently happening in Philadelphia.
It's for these reasons that I proposed the code be changed
to allow single Rock occupancy, single room, occupancy,
housing and a low density, residential districts. Thank
you. Thank you. And and can I uh so you said you're a
college student. Are there a lot of are there a lot of you
all here? Yeah. The so all of the can all of the college.
Students. Raise your hand. That's here. Okay, let's get
them around Applause.
We appreciate you all being out here, uh, and after uh, uh,
uh, so Coley. Uh, we're gonna have Irene Wells, um,
I have uh, M Mila Caren nzhdeh and Rowan Freeman you all on
on the same page. Y'all still got 2 minutes, so I don't
know how you guys gonna do that 1. Um,
and then we have, uh,
Natalia boats.
Please proceed, uh, good morning everyone. My name is
sakshi Doshi, let's talk about something. That's on
everyone's mind these days housing. We all know it's a Hot
Topic in Chicago, whether you're trying to buy your first
home or just find a rental without paying half your
paycheck in rent. The truth is housing, affordability has
become 1 of Chicago's biggest challenges with the demand of
housing growing growing faster than the Tik Tok Trend. We
need some bold Solutions and I've got 2 of them right now,
the single family zoning is a roadblock to creating enough
housing. Chicago's zoning laws specifically in chapter 17
limit many neighborhoods to 1 to only single family homes.
We are talking about a city where population growth is
expected to add 1 million people in the next 20 years.
That's a lot of new dwelling units by eliminating single
family, zoning and allowing, for multi family housing. We
can unlock affordable housing. And if you're worried about
the changing character,
Of your neighborhood. Relax, this isn't about turning every
block into a skyscraper. It's about making smarter use of
space to meet modern needs.
Second. Let's talk about single stair typology. I know it
sounds like something out of a high school physics class
but stick with me you you see currently building codes
required to stairways for buildings over 3 stories which
means we are wasting a lot of space.
In buildings under 6 stories, we can have 1 staircase and
save the valuable square footage that could be used for
affordable apartments. Now I'm suggest I'm not suggesting,
we throw out, safety out out of the window with modern
technology like sprinklers, we can actually maintain safety
using the single staircase.
Uh, it is time. It is time to stop living in the past when
it comes to how we build and use land in the city. Thank
you.
Thank you.
Please proceed.
Good morning, everyone. Uh, my name is Irene and today, I'm
proposing a dedicated accessibility hotline for the city of
Chicago designed to capture and respond to real life.
Complaints and suggestions about accessibility barriers
throughout the city. If you take anything away from this
talk, you must know that accessibility is not only a human,
right? But also essential to Economic Development, this
could be S solved.
With this said, accessibility hotline.
Um, this hotline could collaborate with the existing 311
system and the Ada Great Lakes center located right here in
Chicago. This hotline serves to address accessibility
issues that go beyond buildings to include experiences in
accessible public events, broken, elevators, confusing,
signage or malfunctioning assistive technology. These
aren't minor inconveniences. They are barriers to full
participation in Civic life, and are required by the Ada
and Section 504, to be enforced. This also translates to
barriers to economic development in Chicago. The reason why
this matters is because right now, Chicago residents who
want to report, an accessibility issue often have to go
through Federal channels where cases on may take months or
even years to be reviewed. If at all that can delay, that
delay can turn a temporary obstacle into permanent
exclusion. My disabled friends, do not have the ability to
navigate throughout Chicago, due to accessibility issues on
our experiencing this exclusion in real time.
So, let's not make this permanent.
This hotline does not require entirely new infrastructure,
so it would be quick to implement it can be staffed by a
small team housed within an existing department or through
a public private partnership with the Ada Great Lakes
Center already providing training and technical assistance
reducing overhead and tourism enhancement funds can be
tapped into as a resource.
Thus, I want to emphasize that we are not creating a system
to punish homeowners or small business owners but to create
Solutions and not citations. Thank you so much. Thank you
Irene. Uh, can you if you don't mind, can you give her your
phone number and your email address? I like to get more
information on that. We do have a hotline for disabled
folks, but not physically disabled people, so maybe we can
talk about that. Okay. Thank you.
Please. Um,
Good morning. My name is Myla. Chris Natty.
And I'm Rowan Freeman. Sorry, we're here because Chicago is
in the midst of a housing crisis. And there is zoning
changes that would help us combat it.
Right now, 75% of all residential land in Chicago is known
for single family housing, only more than Los Angeles,
Houston and Seattle.
This means vast parts, of our city are locked into the
least dense and least affordable type of housing. When we
urgently need to create more options for more people.
We'd like to ask the city of Chicago to enact a zoning
bundle that abolishes, single family, zoning and expands
the Adu pilot program across the city.
Adus or accessory, dwelling units. Like coach houses and
basement apartments are allowed in some parts of Chicago,
but we'd like to expand this program Citywide
Single family, zoning restricts properties to allow only
for 1 home on each law, the abolishment of single family
zoning and the expansion of the Adu pilot program would
work together to increase density and affordability.
This would allow for small multi-family developments or
conversions on currently restricted. Lots other cities have
done the successfully when single family, zoning was
abolished in Minneapolis, where I grew up, I saw a
transformation in my community.
The house on the corner that sat abandoned for decades is
now a Triplex home to a young family elderly, couple and a
college grad.
A few blocks down, a vacant lot. Became a duplex.
This influx of people prompted the opening of a
neighborhood restaurant and a rapid bus line, creating a
more lively and economically diverse community.
Abolishing single, family zoning doesn't mean tearing down
communities. It means making space making space for a
duplex on our previously, empty lot, making space for a
backyard cottage for a grandmother who doesn't want to
leave her neighborhood and making space for a basement
apartment that helps the family pay their mortgage
We're not asking for skyscrapers inside yards. We're asking
for flexibility and affordability across the city.
Let's bring Chicago zoning into the future and build a city
that works for everyone. Thank you.
Please proceed.
Good morning. My name is Natalia bolts, and I grew up in
Kalamazoo Michigan. A typical mid-sized Midwestern City
with sprawling, suburbs a small, but cute downtown and an
overwhelming amount of parking lots. I remember driving
past these vast cracks stretches as as fall in front of big
box stores like, Target and wondering why so much space was
devoted to something, so empty and uninviting. Sadly
parking. Lots have become a defining feature of most of US
Cities reflecting how our growth has been shaped by car
dependency. But this pattern isn't permanent and we have
the power to change it today. I'm here to voice my support
for the city of Chicago's proposal to remove parking
minimums.
This change would allow for a multitude of benefits in
Chicago. According to a study by Center for neighborhood
Technologies, a single parking slot can add up to $1,000 to
a construction project. What's worse is that the same
study? Proved that the parking Supply in Chicago exceeds
Demand by whopping 35%. Apply this percentage of empty
spaces to an 100 unit building in Chicago and you have
almost a million dollars in wasting construction costs
which is passed directly to homeowners and renters allowing
developers to determine parking needs based on their Target
demographic. Could lower construction costs making housing,
more affordable as funds are redirect
Directed from asphalt to actual Living Spaces along with
allowing for increased self-determination and
affordability. Requiring fewer parking spaces require
enable cities to become denser creating communities with
less car dependency, shorter commutes and reduced traffic
condition. It also leads to more efficient use of
infrastructure. This change is an unprecedented. Chicago
has already recognized the issues with mandatory parking
through its 2022. To ordinance changes. Let's continue this
movement forward towards the future and eliminate parking
minimums. So that in 20 years children will never walk
through neighborhoods, filled with homes shops and life
without ever having to wonder why we dedicated so much
space to cars. Thank you. Thank you. Uh, next, we will have
Jordan Parnell.
Uh, Theodore Roberts.
And Twan Sims, toan Sims.
Proceed, please.
Hello members of the city council. My name is Jordan and
I'm here today with a proposal that builds on Chicago's
ongoing efforts to make our neighborhoods more walkable
connected and vibrant, especially near public transit. I'm
proposing a vacant land activation overlay near transit. In
addition to sections, 177600 of the zoning ordinance with
special character overlays across the city. Thousands of
vacant Parcels set within walking distance of the CTA and
Metro stations. These empty lots don't just signal this
investment. They shape how people feel about moving through
their neighborhoods in East Garfield Park alone. There are
over 1500
Vacant Lots, local resident, Brian Ellison recently shared
that. Even though he and his wife lived just blocks from
the Green Line, she avoids using it. She doesn't feel safe
walking past so many empty and neglected spaces. This
overlay will apply selectively to vacant Parcels, within
half a mile Transit and allow small safe.
Community oriented uses programs like pop-up markets,
public art, installations, Urban farms and outdoor
Gathering spaces. We're not starting from scratch. Here,
Chicago's connected Community, Ordnance and Equitable to
policy plan already recognized the value of building
density and Equity around Transit. This overlay simply
supports these goals. With the zoning mechanism that
empowers local action cities, like Detroit to have shown
that when vacant Lots in their transits are activated even
with simple interventions, like lighting murals and micro
retail. But walk to the train becomes safer and more social
social, and more supportive to local economies, and there's
a measurable, Public. Safety impact study has shown that
programming. Vacant land, can reduce crime, nearly 30%.
That's not just policy. That's peace of mind for residents,
although I didn't grow up in Chicago, I lived in cities,
like Detroit, where I've seen vacant lands slowly come
alive through, Grassroots energy, and thoughtful, zoning,
the trans.
Hey, good morning everyone. My name is Ted Roberts. You
said Theodore. But that's a mouthful. I appreciate the
effort though. Thank you.
I uh, I joined the Chicago Police Department in 1983,
straight out of college, Western Illinois.
I was sent to Englewood neighborhood and I saw back then
that there was a lot that that needed to be done to try to
enhance that neighborhood.
Um, during my time there, I, I also talked to, uh, the
ultimate at that time Alderman, Tony folks. She and I
agreed that they needed more business there. So I
established a barber shop there and then, uh, also some
office space. So the barber shop on uh, 59th and Bishop.
There's, um,
A space for AA meetings and such. So their businesses there
and they're more businesses could make the community
Thrive. Now, this was back in in 91 that I purchased the
building, we opened our doors in 2010 and so it's been
there quite a while. So if they're asking for changing the
zoning from commercial to, uh, residential and mixed, I'm
all for it. I'm all for anything that's going to bring more
more people, more business, more opportunities. And if in
during that time, they decide to expand and purchase, the 3
buildings that are still on that block 1. As a car. Wash 1
is my business there which is also limousine service. And
then the other is a church building. I'm all for it because
if they want to go on and expand and buy the property and
then make it better for everybody else if they want to hand
me a check, they'll send me down to South Florida where I
can retire happily. You will watch me. Do some type of
moonwalk all the way to the bank with a check. Okay, my
purpose is to, to help the neighborhood. I've been there.
For the longest time and I'm ready to see change. So, if
Stephanie Coleman wants to do that, I'm behind everything.
Okay, I thank you. Okay.
Mr. Roberts sir.
Oh, that's you.
And after him is Deborah deio.
You can skip that, that's Jack Georges.
No, no committee.
Zoo bias Levy.
I don't know somebody at, uh,
On 115th Street would be next. And then at the that, uh,
antinet Henry,
please go ahead.
No, thank you. Um, chairman good afternoon chair. Um so I
was just in the housing committee as you know came through
the doors with the housing issue, still dealing with it um
from what occurred at 8:25 Cristiano.
However um, there's a program at a safe haven.
it's a great program, it offers
um, coronary welding and also a Ford opportunity is right
there on Roosevelt. I would like, as I asked the housing
committee for referral and I noticed this is just zoning.
However it does hold weight when it comes to buildings and
and certain things. So I would ask that you all will ask or
refer me to s Safe Haven. So I can get through this housing
debacle, enough is enough, let's let's just get through the
red tape. I would ask the whole committee everybody Lost
in. You also everybody
That you are referred me over to a safe haven, so that I can
get through this please. Thank you. That's all I came to
say. Thank you, Taiwan. Isn't that in the 244? The 1 on
Roosevelt? Okay, we we can talk after this okay, please,
thank you. All right, thank you. Sorry about that guys. I
know
My name is Deborah dajio. I'm a longtime owner and resident
of Oldtown. I'm here to speak in strong opposition to the
Fern Hill development. It's incompatible with the current
existing uses
I'm also a practicing attorney, I believe, deeply in the
rule of law and the Integrity of our zoning process.
Zoning amendments, must meet a legal standard that standard
is set forth in an Illinois Supreme Court case LEL National
Bank versus County of Cook 12, Illinois, second, 40. It
sets forth 6 factors, let me be clear. Fern Hills. Proposal
fails all 6. This development is not within the law.
Surrounding neighborhood consists of low and mid-rise by
Design. The high-rises were built 50 years ago, and the
high-rises have multiple access points. This Fern Hill.
Monstrosity would have 1 access point? It would be like,
asking a stadium.
Full of people all to exit in 1 door.
North Avenue and LEL.
1 of the most crowded traffic congested areas in the city.
The plan development, as I said is incompatible, Oldtown is
aptly named. Look at the facades.
Old Town Ale House. Second City, Moody Church, History
Museum, Village Theater, Fireside Inn. We are acquaint
artistic historic district. At the very least table, this
development until necessary Studies have been conducted
sewer water, electric traffic, and environmental soil sun,
shade Wi-Fi, phone infrastructure,
Developer made no attempt to plan this development under
the current zoning.
Approval of this. Thank you.
so, the next person is, uh,
Oh, wow, I can't read this but it's uh, it starts with a z.
Zh.
E w for file a 8894. Okay, I'm sorry, sir.
Um, I apologize.
Hi, uh, my name is, um,
I am the owner of metal recycle, stop at the
Okay. Yeah. Um
I'm dropping.
I am on the uh metal recycle at uh 101 West uh 115.
I object the yin change the Western,
The yin change will cost me financial hardship. I already
have the building permit for the
Um, in December uh last year again, I object this young
change.
Thank you. Thank you college students. Uh, internet Henry
is the last 1. Thank you all.
Me, Miss Miss Henry.
Is there is there internet Henry going once?
Going twice. All right.
Go.
We will now move on.
We will now move on to the approval of the rule. 45 reports
containing the minutes of the March 2025 hearing of the
committee on zoning landmarks and building standards. All
members of this committee should have a copy of this report
in their packet. And if hearing no objections, do I have a
motion by the same role call that was used to determine the
quorum to approve the minutes.
Alderman Reilly makes a motion any objections hearing none.
No objections to the report, has been approved.
Okay. Okay. We we we are going to start off.
Out of order.
if committee members can move to the bottom of page, 8 for
file, number 223,
777.
For Alderman Hopkins in a number of the public speakers.
Common address. 1600, 162016009, D, 41 and 47. North LEL
Street? 16001 North Wales Street.
130 and 200 West North Avenue.
Change request, B1 D3 neighborhood shopping, district plan
development, 89, and RM D5. Residential multi-unit District
to be 1-5 neighborhood. Shopping district, then to a
residential business plan development,
Counselor. Good morning, Mr. Chairman for the record. My
name is Rich Clower with the law firm of dla Piper. And I
along with my colleague. Katie janky, Dale represent the
applicant in this matter Oldtown triangle Partners 1 LLC
which is an affiliate controlled by Chicago based real
estate development firm. Fern Hill, companies joined today.
Uh, I'm joined today by Nick Anderson the founder and
principal of Fern Hill as a preliminary matter. This
application was considered and recommended for approval at
the February 20th, 2025 plan commission hearing and we
would request that the transcript from that hearing be
incorporated into the record here today.
This item had this item was heard and passed by the Chicago
plan Commission.
Vice mayor, vice mayor, Vice chair. Um,
Howard makes a motion to incorporate all records and
findings from that hearing all in favor. Signify, by
saying, I I all oppose any opinion of the charity eyes,
have it, the records are Incorporated
Okay, thank you very much, Mr. Chairman, we're trying to
get the slides up, but in the meantime, I just wanted to
note uh, that the project consists of an assemblage of
properties. Corresponding to 4 sub, areas sub areas a
through D, the boundaries Encompass, Piper's alley on the
west.
Uh, the development parcel is in the middle. It'll be
outlined in yellow when you see it in just a moment. Uh,
and it's located on the north side of North Avenue between
LEL drive and well Street. And then, the Moody Church
property, a representative of which testified during public
testimony is located immediately to the east, uh, and also
to the east of LEL Drive.
The Proposal here, sorry.
That's okay.
All good. The proposal here is to Res. The subject property
to an underlying uniform B15 neighborhood shopping
district. And then to residential business plan development
89 as amended in order to enable a new construction
multifamily building of approximately 379 feet in height
with 349 dwelling units, 12,500 square feet of retail use
which consists of a brand new state-of-the-art Walgreens
store and 285 accessory parking spaces to be used by the
residential building and the Moody Church
Of note. 70 of the dwelling units will be affordable to
households with income levels as low as 40% of Ami.
That's okay.
Prior to plan commission, the developer made numerous
changes to the building and response to community input.
Let me just detail with some of those are although they are
reflected on a side that on a slide that is in your
materials.
We we uh reduce the parking count from 450 spaces to 285
spaces. We reduce the building height from 480, ft to 379
ft and we increase the tower setback along. Well, street
from 12 feet to 42 feet, thereby, allowing us to increase
open space
as well as contribute a million dollars to fund, a series
of traffic improvements to be monitored by the Chicago
Department of Transportation,
The result is a handsome project that complements in both
design and scale. Other older Towers in the immediate
vicinity.
With.
Thanks to, uh, Alderman laspada. Who spoke about this
question at plan commission? We have also added a number of
significant additional modifications made on made based on
his feedback and those of others both prior to plan
commission and subsequent to plan Commission.
As Alderman laspada, noted a plan commission, there were
concerns expressed concerning the bird friendly nature of
the building. Again, once we have the slide up, I'll be
able to detail what some of those changes are, but to
summarize them, they were uh intended to visually variegate
the facade with non-reflective metal panels to introduce
glazing elements to upper level landscape. Roofs to provide
for exterior building lighting. The dark sky compliant,
with controls to shut off non-safety lighting at night time
and other design and system changes designed to promote
bird friendly design.
Think you can advance to. Yeah. We're almost at the end of
the slides. Maybe just leave it on that Community feedback
slide. Uh that's there you go. Leave it there, please.
Thanks. Um, I just a a a last comment about the
sustainability which is that we uh increase the number of
points from 100 to 120.
sorry, um and uh 60 60 points of the 120 are or excuse me,
50 points of the 120 are related to bird friendly design.
So again, thank you to Alderman the spa for having improved
the project in that regard.
I'd also like to, uh, make special note of what's
transpired since plan commission, with respect to community
engagement and this was noted uh at by uh, several at least
2 of the speakers.
first, and most importantly, we've we've continued and have
been committed to the community process specifically
working with the local community organization to negotiate
written agreements to ensure that their concerns are
satisfied and met and there. And that there is a high level
of transparency and an opportunity for ongoing neighborhood
review.
Even before plan commission and this is part of the plan
commission record. We received 700 and entered them into
the record. 750 individual letters of support. From Chicago
residents, we participated in a 4-year Community engagement
process, which included over 7,000 project website,
visitors that publicly posted over 2500 public comments.
And poll responses that showed over 80% of public
responses, being either positive or neutral we received and
and entered into the record letters of support from the
black owners and contractors Association, the
hispanic-american construction industry Association, the
Federation of women's contractors, the Chicago land
associated general contractors, and the construction
industry, Service Corporation and Chicago and Cook County,
building and construction trades Council.
Even more recently, as of yesterday, we received a letter
of support which is part of the record from the Oldtown
merchants and residents Association.
Otm is the city's formerly recognized neighborhood, Business
Development, Center Organization for Oldtown. The managing
Organization for Oldtown special service area, 48 and
represents hundreds of Resident Members Plus over 120
organization members which include Commercial Business,
Civic, religious community nonprofit and education
stakeholders their letters support, as I noted should be
part of the record because it was received, uh, and
delivered to your office yesterday.
lastly, I will simply know that their this development will
generate in addition to 70 affordable, dwelling units, over
a thousand construction jobs, millions of dollars in county
and city, tax revenue and other important public benefits
including traffic improvements.
In closing, I'd like to thank the department of Planning
and Development, the Chicago Department of Transportation
and in particular Alderman, Hopkins and is very capable
staff.
The ultimate promoted and led an incredibly robust
Community review process over the last 4 years including
the last 6 weeks which resulted in a compromise that
enabled. A significant investment at a prominent location
in a well-established neighborhood but with mechanisms
built in to ensure compliance, transparency and support for
local institutions accordingly. We respectfully request
this body, recommend approval of the application to the
full city council. Thank you.
Thank you. Any any uh,
Questions about a committee.
Alderman esparta.
1.
Uh, the slides that we're seeing now, do not.
Fully give Justice to the thoughtfulness that goes into
this. If you want to go back, go to the plan commission.
I'm always going to be plugging plan commission for the
next couple years, but the depth of information there. The
thoroughness the thoughtfulness of design here.
I really really appreciate. I know folks were talking in
public. Comment about neighborhood. Gateway. This creates a
very thoughtful. Beautiful Gateway.
Into the Oldtown neighborhood. Um, it's very much in line
with the density in the Heights that you see in this part
of the neighborhood.
Um,
But again, like talking about bird friendly design your
your willingness to hear that not just from me, but from
those who are giving public comment about the proximity to
the lake, the need for this protection and not just to
listen, but to incorporate that, I also want to add because
we're not talking about it enough, the the sustainability
in terms of energy use and low emissions in the building
that you use doing, this is a lot about this is the kind of
of development that we need in Chicago and I'm really proud
that we have the opportunity to bring this before the
zoning committee today. And for
My colleague Alderman. Hopkins leadership on this as well.
Thank you. Thank you, chair.
Thank you. Uh, any other order have any comments.
Um,
if not, uh, Alderman Hopkins.
Yeah, thank you. Uh, Mr. Chairman and thank you, alderman
laspada for your not only for your comments now, but for
your input, particularly with the, uh, the bird-friendly
design element, uh, that uh, was not given due attention
initially. But uh, since has been, uh, so the Architects,
uh, engage in best practices on that, and we're very proud
of the end results, so thank you for that. Um, and I want
to begin actually by uh, thanking the opponents of this
project. Many of whom you heard from today, uh, as many
more who could not be here but, uh, you know, emailed our
office, even at the last minute asking for a last minute
reprieve and a cancellation of this project which
unfortunately I'm not going to do but I do want to
acknowledge them is Council for the applicant mentioned. We
had a robust Community process and uh robust might actually
be putting it mildly. Um, this has been a controversial
project from the very conception of it. There's no question
about that. There's no point in denying it. Uh, passions
continue to be high on both sides. Uh, and some of the
opponents said you heard from today, uh, have expressed
their
Strung opposition and they're dissatisfaction with the
process. So, uh, so I want to acknowledge that, uh, and and
just again, state that the opposition, uh, drove us towards
improvements it helped, uh, give me the leverage that I
needed as the alderman, uh, to negotiate a better
compromise with the developer and that is the result that
is before us today. Uh, so given the opposition, I think
it, it just begs the question then, uh, since I've gotten
to know many of you over the past 4 years, why am I
supporting this? And the face of your opposition? And I'm
going to do my best to answer that question now. Uh, first
of all,
Is Council alluded to there is significant support for this
project as well. Uh, the list of 700 plus letters, that was
alluded to uh, remain part of the record. The phone calls
emails and conversations that my office continue to have.
Especially since the compromise was announced, our
significant. They come from Oldtown residents, they come
from Neighbors, they come from stakeholders, and they come
from people who are just involved in the process as
concerned Community leaders. So often times, uh, we hear a
lobs version of the events because the opponents, uh, are
more motivated and they and they tend to be louder. Um, but
that is not to diminish, the significant support that
exists including as was mentioned, uh, from the Oldtown
merchants and residents Association, which just gave us
their formal.
Endorsement for this project. And as was alluded to earning,
that formal endorsement was not easy. The negotiations that
took place after the last zoning committee meeting when I
agreed to pull this from the agenda, uh, to go back to the
drawing board and improve this project, uh, were extensive
contentious difficult and ultimately productive. Uh, I
stand today, proud of the results of that dialogue that
took place with Community leaders. The Oldtown merchants
and residents Association is a well-established, uh,
neighborhood association of record, the leaders of that
organization and the members of that organization love
their community of Oldtown and they would never sign off on
something that they think is going to diminish it in any
to diminish it in any way. And I just want to uh, lead that
into 1 of the common objections that I keep hearing over
and over again, a little bit of
Hyperbole, this high-rise is going to destroy Oldtown,
ladies and gentlemen. This high-rise is not going to
destroy Oldtown. And do you know why? Because the 4 high
rises that many of you live in that surround this community
and that surround the proposed development site, did not
destroy old town and let's talk about them right now. You
Jeanne Terrace 575 units, 420 ft.
1660 Northwest South 390 ft 500 units.
James Kilmer condos in Sandburg, Village. 400 ft. 520
units.
1600, North LEL, 370 units.
Uh, and 370 ft. This proposed building has fewer units than
every 1 of them.
And it's only marginally taller than 1 of them and shorter
than all the rest. If those buildings did not destroy
Oldtown, this 1 won't either. In fact, this will enhance
Oldtown and bring new residents to our community who are
going to be every bit as valuable to our neighborhood as
you are to yours and have been for a while now those 5
buildings 4 buildings that I mentioned, have something else
in common
None of them was constructed with a community benefits
agreement. None of them brought anything to the table other
than an opportunity for new residents to live here.
this building has the most extensive Community benefits
agreement of anything I have seen in this committee since
I've been a member of this committee.
And I just want to go over a few of them right now because
the question remains, what does this project bring to
Oldtown? What are the specific benefits to the
neighborhood? Let's start with Walgreens. Let's start with
the community institution. Where many of you actually go to
get your prescriptions filled, do your shopping.
You might be following the the larger issue of Walgreens as
a multinational corporation in the, in the challenges that
they're going through right now. They recently announced a
round of store closures, many of those closures are in
Chicago and that is just the first round. There will be
more. We don't know exactly where we don't know exactly
when
But the possibility that the North and Wells Walgreens
would be involved in the next round of store closures is
real.
It's a larger store, it's a larger footprint, they're
operating costs are much higher than the average for them.
It would potentially be a target for store closure and
Oldtown could lose that Walgreens. We don't want that this
deal with Fern Hill insurers. That the Walgreens will not
only continue to exist there under a new
Remodeled footprint with all the modern amenities, but it
will be there for 75 years.
That's right. Not only will it not closed? We have an
assurance that it will be there for 75 years because part
of this deal includes a 75-year lease with Walgreens
Corporation that they have already signed a letter of
intent to execute. That is a done deal. The next piece of
the puzzle that is a benefit to the Oldtown. Neighborhood
is the vacant eyesore that we all know and used to love
Treasure Island. This requirement has been codified in the
in the deal. We're about to prove today. The developer is
obligated to bring a grocery retailer back to that
location. He has every incentive to do that. He has 3 and a
half years to do it. I think he's probably going to need
less time than that. Hopefully we'll cross our fingers, but
he is as committed to that as I am to get the lights back
on in that location and to have a grocery retailer.
Hopefully, 1 of the newer ones that have the, the modern
types of amenities, uh, that that many customers insist
right now with ready to eat Foods prepared.
Foods. Um, you know alternative foods like Treasure Island
was so famous for we want all that in our neighborhood and
this deal will bring that back to Oldtown.
Over a million dollars in traffic improvements, including
pedestrian, improvements. Uh the improving, the traffic
flow at the problem intersection of North and LEL a
complete redesign of that intersection is actually on the
drawing board right now. Significant traffic improvements,
will be affected by this construction project, that is a
significant benefit to the neighborhood, uh, including some
cycling improvements as well. Uh, the funds being provided
by a developer contribution. Uh, in addition to that a
300,000 contribution to rodent abatement, not just on the
site. But throughout the entire neighborhood we all know
Chicago just got voted the radius city in America again for
like the fifth year in a row. Uh so we will be bringing
additional Road and abatement to the Wall Street area in
particular and the old Street uh Oldtown neighborhood in in
general, as a result of a developer contribution to this.
All of this as a result of a compromise proposal. That was
a significant reduction.
in The Proposal that Fernhill brought to the final
community meeting at the end of this long process, they
reduced the 500 unit, proposal down to 349, that's a 30%
reduction. They reduced the height from 480, ft down to 379
feet, a 21% reduction, the number of parking spaces down
from 450 to 285.
37% reduction that is a compromised proposal and let me just
assure you folks that that final meeting that we had where
shortly after I announced my opposition to what was
presented as Fern Hills. Final last best offer. Uh, I had
to announce my opposition because I thought that was too
much. I thought it was too dense, and we immediately went
back to the drawing board and got those reductions as a
condition of my support today. Again, it wasn't easy. For
those of you who think Fern Hill, didn't really want to
build that building that, that it was just, you know, that
was part of their negotiating Ploy. I assure you. They
wanted to build that building. That was the result of their
Architects, their development team, their Consultants,
their attorneys. Uh, that was their goal, was to get that
building. And if the neighborhood had supported it, we'd be
talking about that building today. The neighborhood didn't
support it at that level and at that height. And at that
density, that's why we're here offering a compromised
version. That was a res.
Of all those discussions and a a result of the 4 years of
community input.
A couple more points. I want to make uh, for the record.
Um, it's been suggested that the terms of this uh,
agreement that we have uh would not necessarily transfer in
transfer in the event that the developer sells this
project. At any point uh I've been assured that they have
no intention of selling. I'll take them at their word but
even if they do every
Point that we've negotiated in both the restrictive.
Covenant of Deeds where this will be recorded and the
community benefits agreement is locked in. It doesn't
matter who owns the property. It doesn't matter what
developer takes it over. If that were to happen, everything
we've agreed to transfers uh and is locked in with this
deal. Um, the second piece I was asked to mention was, uh,
since this is a Transit oriented development, it will not
qualify for residential parking stickers and we will take
steps to ensure that happens and that's an automated
process and third, there's been rumors that the building
across the street, which unfortunately happens to be within
the geography of the same plan development. Uh that's just
sort of a historical and nominee going back to the 70s um
that building across the street on the other side of Well,
street is not involved in this. There is no plans to
Redevelopment to redevelop that building. Um, I would
oppose such plans if they come
To uh, to the table at any point. And I would certainly
oppose uh, any attempt to use the new connected communities
process to try and do an end run around this zoning
procedure and uh, possibly build something on the Piper's
alley site. So I'd like to put those rumors to rest once
and for all, uh, Piper's alley is what it's going to be for
the foreseeable future and we don't have to worry about
that as part of this project. So um again, I'd like to
thank, uh, everybody who was involved in this, including my
my hardworking staff, especially the last few days, uh,
when, you know, with this deadline looming of this meeting
today, um, there was just a flurry of last minute
negotiations, uh, which resulted in the, uh, letter of
support. We have today from the Oldtown merchants and
residents Association, so thank you, Mr. Chairman, as was
mentioned, you're very familiar with this neighborhood. You
representative for a number of years, uh you're familiar
with a lot of the players who have been at the table and uh
your leadership and your support, you allowed me to have
this process which I really appreciate um but you supported
me when I needed it most and I want to thank you for
That. And with that, ladies and gentlemen, I would urge
urgent. I vote
Thank you. Mr. Thank you. Alderman. Uh, if there's no
further questions by the committee, uh, members, do I hear
a motion do pass?
So move that almond Casada. Um, almond Casada moves, do
pass all in favor signify by saying I
All oppose any opinion of the chair. The eyes have it. Uh
the item is passed. Thank you, thank you. Uh, so now we're
going to we're going to continue to move out of order to uh
Page 2 or page 1 moving on to page 1 the second item.
uh,
municipal code.
Number 020025, 0015399, amending the municipal code section
section, 17-9 Dash, 0111122 to include definition of beauty
beauty offering cosmetology service and any retail store
primarily selling personal grooming related items regarding
permitted, use with business district,
This item has a substitute ordinance. All committee members
should have received a copy of the substitute
electronically and will find a copy in the packet before
them.
Committee.
Because somebody please, uh, get Alderman, Moore curious. Is
Is he on the committee? Yep. So, so Alderman Moore makes a
motion to accept the substitute ordinance, all in favor.
Signify by saying, I all oppose and the opinion of the
chair, the eyes, have it, uh, the
The Substitute is this the chair? The eyes have it? The
substitute is before us.
We have Alderman, David Moore here to present on this
matter.
Alderman.
Thank you. Uh,
Mr. Chairman um I brought this ordinance and I brought a
stronger ordinance, but I work with the administration um
to come to somewhat of a um, compromise. Um, 1 of the
things that's been happening. Um in our communities is that
that uh there's been a ton of beauty supply stores um
popping up and they've been coming in um, without the
consultation of the, um, residents the automatic office. We
just look up and they are there. Um, what has happened and
what is happening is, it's causing frustration with the
community because they're not having any input, and they
don't know what's going on. But what is in more hurting is
that we have smaller, um, Stores, um, that come in that are
locally owned, um, owned by people in the community and
And so, when these stores just pop up and it pop up near
their, it pushed small business owners out. Now, there are
times that maybe a need, um, to have these in certain
places, um, but um, where their position is, is very
important. And so what this ordinance does is just like
any, um, Barber Shop when we get oversaturated with barber
shops, and beauty shop shops, they have to come, um, before
zba. And have to, uh, you know, it's not by right. They
have to come before zba. And that's what we're asking. Um,
here I was asking for them to come before zoning committee
and there's approval by Alderman, but the mayor's office
thought that was too strong. So they made this compromise
that they come through. Um zba and they did it but B1 B2 B3
and C1 leaving C2 and C3 districts alone. So you know so I
so I um asked that the this body give their favorable
approval on this.
item, um, so that we can, uh, our residents can have a say
so and that's so we can, um, be able to, um, position
these, um, stores in a, in a way that, you know, uh, would
be suitable for any community.
Thank you. Any any questions by the alderman? Um,
Alderman Fuentes.
Thank you. Chairman uh can we cover the business types that
that are covered by the licenses? And which Beauty uh,
Supply? Uh, products are given in the city of Chicago?
So I don't have that. Is there anybody here from bacp?
Who can cover that?
Uh, do you have an idea Alderman know?
because my concern is that the license that's given to
Beauty suppliers that, uh, provide whether that's beauty
products. Grooming products, different, hair salons. No
business type is the same, but the same license is given to
many different businesses. So, whether you own, uh, shop
that gives out Barbara material beard grooming material,
uh, is different than someone who may be giving out other
beauty products like makeup. Uh, and those are very 2,
different business types, but these zoning restrictions
will prohibit them from going through, uh, easy process to
be on the same block. My other concern is that many of our
businesses that are Beauty suppliers are
Makeup supplies in. Our communities are owned by black
Latino Asian, minority groups who are not going to be able
to afford a zoning process. Going through the zoning board
of appeals paying for architectural fees, paying an upward
of 10 to 15,000 just in legal in filing fees.
I think that this particular ordinance is going to be
extremely restrictive. Look I represent a good chunk of
humble park and if you go down the vision Street or you go
down North Avenue, there are many different type of
business owners that carry the exact same license. Whether
they are Barbers providing, uh, grooming materials for men.
Whether it is, uh, a nailed sex Salon, whether it is, uh,
Beauty Supply for makeup all very different types, behold
the same license. This will make them go through a rigorous
and expensive process just to be able to open their
businesses in our communities. And these are minority
entrepreneurs, right? And which opening a small business is
already expensive, extremely difficult, um, and I think
this makes it all the more difficult um, in the way that
it's written I have a very hard time supporting an
ordinance like this. Uh because what I would be doing is
restricting businesses that I would try to attract to my
Corridor I would I would be making it
Expensive for them to come and risking uh, the number of
vacancies that I currently have. Uh and so it's it's very
difficult for me to to be able to support uh this
ordinance.
Thank you Alderman. Alderman Espada
Thank you. Very. Thank you very much chair. This may be
more of like a a zoning question because
My understanding is this is related. Not so much to beauty
salons, but
Businesses that sell beauty supplies that accurate admin,
more. Yes. Okay. Can someone share are there? What are on
the zoning side side for C2 C3 because those are usually
reserved for much more intensive. Uses are there any other
Retail categories.
That are exclusively by right for C2 and C3 zoning. Like I
I'm thinking about dispensaries but even with dispensaries
we've made them available for C1 zoning at this point. Are
there retail categories that are currently owned
exclusively by light for C2 and C3?
Uh, Patrick Murphy with the Department of planning.
So, I mean, generally, speaking retail is permitted by
writing all the B and C districts. Uh, I I, I would have to
think about the closest parallel to this type of
Uh, facility to try to tell you, if there's something that
would be most akin to it, I could let me, let me think on
it. I could try to get back to you with something. That
would be a little bit like, like a parallel.
Let me. Yeah. No, I appreciate it. I mean, the fact that
nothing comes, hey, yeah, I mean this is a rather unique.
Um,
Subset. I'll say of the retail Market.
that was kind of crafted with the assistance of bacp to
address the Alderman's specific concern in a way that the
we we in a way that we were slightly hesitant of the
original proposal because it was exclusively deriving on
the distance, separation of the uses that we were hoping to
move away from both here and then maybe in other ordinances
as it relates specifically to personal services. Um, so
this was a, a, you know, a compromise. So, to speak that we
worked with the aldermen on because I don't have the code
in front of me, like, taking retail aside. Can you give
Examples of commercial uses more. Broadly commercial uses
that are exclusive to C2 and C3. So your especially as you
get it. Well, as you get into the C2 and C3 districts,
you're able to start doing your commercial activities
outdoors. So, in an unenclosed nature, you can have uh,
Auto Sales Outdoors, for instance, a lot of your
auto-related uses would be available both from a sales
standpoint and from a repair standpoint, uh, that you could
not do in the B districts. Uh, you would have, uh, you had
touched on cannabis. Uh, you can get into more wholesaling
and warehousing uses, uh, as you're in the sea districts,
as opposed to the B districts. Um, but again, the biggest
Uh, differentiation would be the indoor versus outdoor. Uh,
some very low scale, industrial activities are allowed in
the C2 and C3 districts, uh, that you would not be able to
repeat in a b in a b District or in a C1. This is this is
in line with my understanding of those zoning categories as
well. Alderman, Moore, can you can you share more with the
committee? Why based off of that understanding of the, the
intensity of uses that are usually
Applied for C2 and C3. Why this is the most appropriate
category for
beauty supply shops.
What category are you talking about?
But you're in your Ordnance sir. So that they would be
these C2. And C3 is not in their C2 and C3, C2 and C3 are
Exempted.
But that is what the law would be based off of the
ordinance, right? No, be B1 B2, B3 C1?
Uh, and C1 will um, be affected, not the C2 and the C3 they
are staying at about what I understand. They are still
remain as I so so almond. Can you direct those questions to
to the we're saying this here?
I think it fully understand I I was trying to understand
what is it about the intensity of use of a beauty supply
shop that it made sense for it to be exclusive to C2 and C3
Dash zoning. I feel like I understand it fully enough for
my vote. Thank you chair. Thank you. Uh, almond.
Vice chair, Larson.
Great. Thank you, chair. Um,
Uh, as you know, I've been working on salons as well. Uh,
my goal is to actually make it easier to open. Um, we we
have some problems where we're treating the nail salon and
the barber shop and the cosmetologist all the same. And uh
I think we need to go to a like for like and nail salon and
nail salon, uh, beauty shops and beauty shop. Um,
I also have a lot of experience in dealing with retailers,
um, and if it is a a retail license which is a limited
business license, in this case, um, it doesn't really
matter the product you're selling, if it's a t-shirt, if it
is, uh, hair care product, if it is something that's not
consumable, right? It doesn't need an inspection from
Health. They all get the same license, um, and they're all
allowed, pretty much in any District, uh, B and C.
uh,
I'm concerned that this is more restrictive than the salon
ordinance we have now.
Which includes C1 by right? And also allows for special use
in the B districts and this would not permit anything in b
or C1 so it would becoming more restrictive on a on a
Retail use.
And again generally speaking you don't have input on a
retail use unless they're selling liquor cannabis you know
a t-shirt shop doesn't need to go to anybody to get open.
Um an adult Toy Story doesn't need to go to anybody to go
to open either I learned that a long time ago, on my ward.
So I'm concerned that we're setting a precedent for any
type of business that we think we have too many of that we
can regulate in this way. Um, I agree with my colleague,
all the person Fuentes about, you know, the need for
immigrants, people of color, women who have access to
personal services, uh, to have less barriers instead of
more
Um, and so I just I for this those reasons I can't support
this. Um,
I would make a motion if there's no 1 else speaking that we
do not pass.
you make a motion to do not pass, would it be easier just
to
Okay, so now I'm still, we can still speak. Because
comments. Um, were made. Uh, chairman and I reserve the
right to close on this item. Sure. Sure if you don't mind.
Sure. No, absolutely. Go ahead. Yeah. So let's 1 thing I
don't like is fear tactics. I don't have barber shops,
paying ten thousand dollars to go to zba. Barber shops, are
opening up all over and they are um, uh, you know, by
They couldn't afford ten thousand dollars. So to say people
are going to be paying ten thousand dollars is absurd. Uh,
I think as ultimate we want to work, uh, with business.
Is continue to work with businesses and communities to, um,
to, uh, bring the things that we want in our, our
community. I wish I did have control over everything. I
know everybody don't want that and that's why this
compromise was made because we're not in in our
communities. Um, our residents are dealing with certain
things. People are not putting grocery stores in our
community. People are not putting the things that we want
in our community and so when they just popping up with the
um stuff that the residents don't want Alderman, get hit
with that residents, don't get a voice in that. And so, um,
um, whether it's Walgreens or anybody else, we're going to
make room for those stores that people want to come in. And
so when you say residents don't have a right,
The hell with the ultimate when you say the residents,
don't have a right to say, what's coming at a community,
that's a problem. I'm going to always, give my residents
that voice and that right? Because to make sure that they
have, the things that they want in their community and so
people can vote. Yes or No? I heard all comments. I don't
need to hear no more. Um, so uh, we bringing it to this
floor for a vote. And if you don't want to vote for it,
don't. Um, and um, if you do do so, that's all I'm asking
for is a fair vote on this item,
Okay, so you guys want to take it for a boat. So so Alderman
Larson makes a motion to do not pass. All in favor of a do
not pass. Say I roll call, vote, roll call vote.
okay, Alderman Espada
Do not pass. I I, I mean do not pass.
Alderman Hopkins.
Alderman dial.
Alderman Hall.
Alderman Harris.
Alderman, bill.
Alderman Ramirez.
Alderman Moore.
Alderman, Moore Alderman Mosley.
Alderman sio Lopez Alderman Fuentes.
Alderman Cruise.
Alderman Conway.
Alderman Coosada.
Quezada.
K Zada Alderman. Boggess
Alderman. Raleigh.
Alderman. I
Alderman clay.
Vice chair, Larson.
Chairman Bernett. I
We have.
10. 10 to 2, 10 to 2.
Um, yeah, I see the eyes have it.
It fell, the item fell, so we move on. All right, thank
you. Just do not pass. The item is a do not pass.
Um,
okay.
So now we move on back to the regular.
We're going to start.
Back to the regular, um, agenda order business. We're going
to start with text Amendment top of page. Number 1 document
document number 02025, 01 619 that immense Municipal Code
section 170. I'm sorry.
Scratch that section.
We have Alderman Mosley here to present on this matter,
Alderman Mosley.
Thank you. Chair introduced.
You're moving right here.
Thank you, chair.
Introducing us as a a way that we are working to revitalize
the city's tent plan manufacturing District. This is the
same PMD that has the uh West Pullman industrial uh
project, the development that is underway now. And we just
want to make sure that we have an opportunity to have a
couple more services there, as we work to revitalize. This
PMD would ask for my colleagues favorable consideration.
Thank you. Any questions about the body?
Okay, if there's no further questions Alderman Fuentes
moved to pass, all in favor. Signify by saying I, I all
oppose and the opinion of the chair, the eyes have it, the
item is passed.
next up, we have 1 fee, waiver of a historical landmark
document number 0,
Is that zero or R? Is that I'm sorry, excuse me. Is this a
zero or a 0 0 or 2025 Dash 0001594
Building located at 79
West Monroe in the 34th Ward.
There is no presentation on this matter. However, we have
Michelle Reigns of the historical preservation division of
the Department of Planning and Development to answer any
questions by committee members
Michelle.
Any questions Danny, any committee members you want to, you
want to explain it Michelle?
Good morning Mr. Chairman and members of the committee.
The director building at 79 West Monroe. Street is a
Historic Landmark. Therefore it is eligible.
for a permit fee, waiver
Brown Derby.
Is the owner?
R2 is the development team. It is their proposal.
To re develop the lower floors.
And floor 7 through 14 and to convert them into
residential.
They went through the vetting process with the commission on
Chicago landmarks.
And were approved. Their development was approved. And we
are coming forward to request this body. To approve the
permit fee, waiver,
For this Historic Landmark.
Thank you. Um, we have Daniel from uh Alderman Conway's
Ward office.
Thank you, Mr. Chairman, and members of the committee, my
name is Dan Luna chief of staff for Alderman Conway, here
in the 34th Ward, and I'm here. Uh, to show Alderman,
Conway's. Wholeheartedly support for this request and
appreciate, and can thank you for your consideration of
this request. Thank you. If there, if there are no further
questions by uh, committee members, do I hear a motion do
pass by Allman Mosley, uh, move to pass any objections? All
in favor. Signify by saying, I all oppose and the opinion
of the charity. I have it. I said, I I okay. Okay. Okay,
All right. Next up. We have large signs over 100 square
feet in area. 24 feet above grade. We have, we will hear
them all together. I will read the ward followed by the
address and take a motion at the end.
And a third ward 1 sign located at 21101 South State Street
in the 21st Ward 1 sign located at 8652 South Lafayette
Avenue in the 27. Ward 1 sign located, at 1032 West Fortin
Market 3. Signs in the 27 were located at 2145 West Grand
Avenue, 2 signs and the 32nd Ward located at 3208 North
Lincoln Avenue 1, sign in the 344, located at 564. West
Randolph. 1 signing 35th Ward located at 2818. West
Diversity 2, signs in the 35th Ward located, at 3323 West,
Addison 1, sign in the 36 Ward located at 6353, West
Fullerton, Avenue. Lastly, in the 41st First Ward once
signed each at
8:36 Patton drive by 5310 North Harlem 85001. West Higgins.
Road. Is there are no further questions by the committee
members. Alderman Harris makes a motion due pass on the
orders, all in favor signify by saying I I opposed and the
opinion of the charity ice, have it, uh, the orders are
passed.
We will now move on to the map amendments and in an effort
to ensure the committee meeting runs as smoothly as
possible items will be grouped together according to
witness, and we will will be heard and, and will be heard
in that order. Rather than Ward order, we have 22 proposed
automatic map amendments on this agenda. Many of which can
be grouped and heard together, the first 6 items will be
grouped together the following 6. Ordnance are a series of
map amendments in the 15th and 16th wsar.
File number, a dash 8946, and the 16th ward. Common address
is 58355843 South. Justin Avenue, Justine Avenue. The
change request is m111, limited manufacturing, business
park, district 2 RM, d-5 residential multi-unit, District
file number 88947, and the 16 W common address is 5900.
South Loomis Boulevard,
the change request is C11 neighborhood, commercial district
district, and rs-3 residential, single unit detach house,
district to C11, neighborhood commercial District,
File number a dash 8948 in the 16th is 58325844 South Green
Street. The change request is M11. Limited manufacturing
District, limited manufacturing Dash, Business Park,
District 2, rm5 residential multi-unit District.
File number, a dash 8949. And the 16th ward, the common
address is 59550. South Racine Avenue. Change request is
C11 neighborhood commercial District to see 1-2
neighborhood commercial District.
Lastly file, number a -89550 and the 16 Ward, the common
address is 5800 Dash, 5816 South Lowe Avenue, change
request is m-1, limited manufacturing business district to
rt-4 residential 2, flat, townhouse and multi-unit
District. We have
Will haaland of the Department of Planning and Development
here to present the series of ordinances.
Mr. Harlan.
Yes. Thank you. Uh, for the record, my name is Will
Holland. I'm a city planner with Department of Planning and
Development. Uh, next slide, please.
uh these Lots uh that are up for rezoning are within the
Englewood aggro Eco District land use plan. Uh these
properties would be reasoned in accordance with
recommendations of that plan.
Uh, these are Parcels that were included in a recent
auction. Um,
Which is why just these Parcels are being uh brought up.
This will also include uh city-owned Lots uh, where they
are adjacent or in between, um, some of the auction, Lots,
several sites are currently in M districts and used for
vehicle storage. Uh, we believe these Lots, uh, and the M
District zoning is not compatible with a future
recreational amenity. Um, and namely that is the Englewood
nature trail, um, which is also a part of this aggro, Eco
District land, use plan.
Um, next. Slide please.
Uh, here is current zoning. Um, the dotted line in the
center, there is the future Anglewood nature trail.
Uh next. Slide please.
Uh here some of the existing conditions in the M districts.
districts. All these lots are adjacent to the Future Trail.
And again, we don't believe these. Lots are uh compatible
with the uh future recreational amenity and they do not
align with the Anglewood aggro, District land use plan.
Next slide, please.
Uh, broadly, the land use plan recommended these 6
categories. Uh land use is uh residential neighborhood
commercial center, uh agricultural site, mixed use
development small and local production and public parks.
Uh here are the zoning recommendations within that land use
use plan. Um, according to each of those previous 6
categories, uh, these zoning recommendations, uh, aligned
with, uh, the ordinances proposed today.
Next slide, please.
And to quickly review uh the sites today uh on the the top
map is the existing zoning. The proposed uh resoning and
also the land use category is below uh, starting to the
east. We have an existing M22 parcel uh, with a proposed
rezoning to B2.
Uh, sorry. Starting at the West, uh, an existing M22 with a
proposed B2 uh,
The next lots east and existing M11.
Proposed to an rm5.
Uh we've got a C11 RS3 that has split zoning on a single.
Uh, yeah. Multiple zoning on a single parcel. We want to
make that uniform to a C11. Uh,
Next moving. Eastward, a C11 with a pro C12. Um,
And then an M11 with a proposed, rm5 rezoning and an M22 uh
to a proposed rt4. Um rezoning
uh next slide please and and just for a little bit more
detail, you could see the split zoning on um,
This lot at Loomis and 59th.
Uh, next, slide, please. Uh, here's, uh, 2 examples, where
there's City, Lots immediately, adjacent to the, uh, lots
that are to be included in uh, the private auction. Um, we
want to include the city, Lots as well.
Uh next. Slide please.
Uh, and that concludes my presentation. Thank you.
Any questions about a body?
If there are no further questions back committee members,
do I hear a motion do pass on file number, a -8945 8946
894789488949, and 8950,
um,
Alderman viegas moved to pass near objections here none.
The items have passed.
Next up, we have Alderman in the 19th. Ward file number, a
dash 8951, common address is 98459851. South child Street.
The change request is rt-4 residential 2, flat townhouse in
multi-unit District to rs1 residential single unit detach
house. District we have Alderman, Matt Shea.
Okay. Uh, here from the 19% on this matter.
Alderman, thank you, Mr. Chairman
Uh the address in question 9845 through 51, South Charles
Street. That is a residential area of my community uh the
East Beverly neighborhood. Uh this is
Simply a land use planning measure.
Um,
the residents on the Block and the, uh, surrounding area
are all in support of this.
and respectfully asked for, um,
Supportive vote from my colleagues.
Thank you, Mr. Chairman, thank you. Are there any questions
by the committee members?
If no further questions by committee members, do I hear a
motion do pass on a-8, 951?
Alderman Dal. Moved up. Pass in the objections. Hearing
none. The items have passed. Thank you Mr. Chairman
Okay, next up is a series of amendments introduced by
Alderman Mosley.
Okay, a strike that we're going to go to.
We're going to go to the 49th Ward.
Uh, first is A1-830. North Ashton.
is C1 -3. Neighborhood commercial District to B2 -3
neighborhood. Mixed use District.
A-ash 958 for the common address of 76007610, North
Carolina Avenue.
1632 1660 West Howard Street.
760067610. North Marshfield Avenue. Change request is B13.
neighborhood shopping, district 2 B3 D3 Community shopping
district.
A dash 8959 for the common address of 1 1547 West, Howard
Street. Change request is C1 D3. Neighborhood commercial
District 2 B3 D3 Community shopping district.
A dash 8960 for the common address of 19012335. West Howard
Street 7540, North Ridge Boulevard, 75551 North Ridge
Boulevard, 2015, North Horne Avenue 75377, 47 North Walcott
Avenue 1827 West Benchwood Avenue change. Request is B3 D2
Community shopping, district, B1 D2, neighborhood shopping
district, C1 D2, neighborhood commercial District, C1 D3,
neighborhood commercial District, C2, D2 motor vehicle
related, commercial District 2 B3 D3 Community shopping
district.
Lastly, we have item a-18 for the common address of 7555.
-7559 North Rogers Avenue 75187532. North Green View
Avenue.
1441 D, 1427 West, Howard Street. 76176 27, North Rogers,
Avenue change. Request is C1 D1, neighborhood, commercial
District, rt-3.5, residential 2, flat town, home and
multi-unit, district, and B1 D3, neighborhood shopping,
district to B2.
N-3 neighborhood. Mixed use District.
This item has a substitute ordinance.
Um, Alderman Sparta makes a motion to accept the substitute
ordinance, all in favor. Say I
the post and the opinion of the Cherry ice, have it. The
substitute ordinance before us.
Once again we have Danielle Danielle, Danielle crater.
Of the Department of Planning and Development to walk us
through these ordinances. Yes, good
Afternoon, uh, for the record. My name is Danielle cider
with the Department of Planning and Development. So Otto
Manhattan has introduced these 5 Ordnance including the 1.
Substitute ordinance to collectively rezone Howard Street
from Western to Sheridan. Next slide up, thank you. Um
So this is an implementation step of the 1, how Street
economic recovery plan that was put together in 2023. It
was led by the Rogers Park business Alliance in
collaboration, with the city of Chicago and City of
Evanston. And um, it had an emphasis on ground floor,
activation business, Vitality, increased pedestrian traffic
and capitalizing on existing Transit access
So after that plan was put together uh dpd and the alderman
put together a land use framework uh with the 4 cores, uh,
cores, uh, that were included in that plan. And um, these
included high level land use and Zoning recommendations.
Next, slide, please, you can also see that most of the
study area is split evenly between Evanston and Chicago.
And so these are the zoning recommendations that we came up
with uh for the most part, it's more consistent density,
more consistent, uh, regulation of ground floor uses and
streamlining of ground floor residential development on the
far East End and off of Howard Street. It also eliminates
CA zoning on the corridor next slide. Please.
Generally speaking, the reasons that we decided it was
desirable to proactively rezone Howard Street from
Sheridan. To Western include reducing barriers to the
expansion or establishment of new local businesses
establishing more consistent development expectations,
streamlining desirable development particularly on smaller
parcels and applying Aro requirements to qualifying by
right projects. This will now apply to almost 50 new
properties on Howard Street next. Slide, please. Oh, um,
and just so you know, there was quite a bit of community
outreach that was done in um, as a part of the 1, how plan
we also have presented the land use and Zoning
recommendations as um, at the an open house in 2024. Just a
few months ago, there's been Outreach to individual
businesses along the corridor, the legal public notice and
a City web page. So with that, I am here to answer any
questions you have
Any questions?
Alderman Manhattan.
Thank you, chair. Um, and thanks for accommodating the the
schedule piece here. Um, I you know, urge my colleagues to
support this. I'll say, um, if you're not super familiar
with the 49th ward, in this area of Rogers Park, the Howard
Street corridors are northernmost, um, business Corridor.
Um, this section between Sheridan and Western Avenue. Um,
we largely border with Evanston and
As a, a lot of you who have wards that are on kind of the
borders of the Cities can understand, we have challenges
with economic development here. Um, this stretch of Howard
Street is 1 of my areas where we have some of our higher
rates of gun violence. We have our higher rates of poverty.
We have the end of the red line and
It's kind of been ignored for decades so coming into office
in 2019. What I heard from residents was that everyone
forgets about Howard Street that no 1 pays attention to
Howard Street and that, um, my constituents there aren't
getting the resources and attention that they need. So it's
been great to work with dpd. Um, thank you Danielle and the
team um and working with Rogers Park business Alliance
working with the City of Evanston. And of course, with all
of our constituents to go through several layers of
planning to really Envision. Like we're not trying to
transform everything on the street. But how do we make it a
little bit easier for small businesses? Um, to thrive, how
do we make it a little bit easier to invite the kind of
economic development that we're hoping to see? Um and of
course support, some of the density and the activation of
those first floor spaces that we have. Um, so we're really
excited to move forward with this as a crucial step of a
lot of the work that we are doing for Howard Street and for
the neighbors are
Around it. So, um, with that, I would request the favorable
support of the committee.
Thank you. If there's no further questions back committee
members, do I hear a motion do pass on file, number a-8,
957895889598960, and 8998. I'm sorry 8961. No noting that
uh,
A dash 8961 has been substituted.
Alderman moves to pass all in favor signify by saying, I
all those opposed and the opinion of the charity. I have
it.
Now, we're going to go back.
Now we're going back to page 3.
Uh, next up is a series of amendments introduced by
Alderman Mosley, in the 21st, Ward, that we will here
individually.
First is file, number a-8 and the 21st Ward common address
is 1541. I'm sorry. 1544 West 119th Street.
11091 9 0 1.
1441 West 119th Street. The change request is m2-build.
We have Alderman Mosley here to present and before we, oh,
go ahead, go ahead, go ahead. Uh, Alderman Mosley.
Thank you so much chair again, Council. Coming back before
you with, uh, multiple, uh, resoning throughout my ward as
I look through the map and see where things are no longer
in sync. As you know the 21st Ward is home to a lot of
Transportation mediums uh primarily Rail and so around
those rails it was a lot of manufacturing. Um what we see
today is more and more residential that is there. So
bringing our zoning and to sync with today's current times
Any questions for Alderman Mosley?
If there are no further questions by, um, committee
members, do I hear a motion due pass on a dash 8938?
Okay. Ottoman, viegas moodup pass, and the objections
seeing none. The item is passed.
Next up is file number a d89 39 and the 21st W common
address is 700 d06. West 95th Street. The change request is
b31 community shopping district 2 B2 D3 neighborhood, mixed
use District.
This item has a substitute ordinance. Um,
Vice chair. Larson makes a motion to accept the substitute
ordinance all in favor. Signify, by saying I I oppose and
the opinion of the chair, the eyes have it, the substitute
ordinance is before us.
Thank you again, chair. Uh, this ordinance actually helps
promote the 95th Street, uh, plan that uh, recently passed
city council. Um, this was, uh, an area that was identified
and went through a rigorous Community process and we want
to, um, uh, I, I wanted to help make sure uh, that, that
opportunity still presented.
Great almonds. Seem like you're doing a lot of planning. I
was just up there the other day. They say, Alderman Mosley
is up here every day. If there's no further question back
committee members, do I hear a motion do pass on a 8089?
Muba. Um, automatic Spa all in favor signify by saying I.
All right. And and if you know the chairs the eyes have it,
The item has passed has amended. Next up is file. Number 8,
9 4,
matches up to the rest of the surroundings.
There's no further questions by committee members. Do I
hear a motion to pass on a-8 940?
So, moved by Alderman Fuentes, uh, moved to pass.
All in favor. Signify by saying I opposed and the opinion of
the chair, the eyes have it.
oh,
Last up in the 21st. Ward is file number 88941. Common
address is 10001 d123 9 and 100 000.
D158 West 115th Street with a change request of rs-2
residential single family unit detached house district.
B, 3-1 Community shopping district B3, D2 Community
shopping district, and M1, D1, limited manufacturing,
Business district to rt4 resi. RT, dash for a residential
2. Flat townhouse in multi-unit District. We have Alderman
Mosley.
1 last time.
Thank you so much chair again. Following the same
philosophy of bringing our zoning up to date. Uh this area,
area, I think the the biggest impact that's going to be
here are the residents homes, uh, that they purchase that,
uh, are out of zoning, um, as it stands. And uh, bringing
this area to rt4 is going to be um uh bringing them into
compliance, saving them dollars. Uh,
Also, uh, this is the same area where we are. Making lots of
Investments such as 1, the um, Morgan Park. Commons also
Habitat for Humanity is building 20 town homes. And so uh,
bringing this area, uh, getting it primed and ready for the
development of housing, which is already the makeup now,
If there's no further questions back committee members, do
I hear a motion do pass on a-8?
Spot, move do pass. All in favor. Say I oppose nay and the
opinion of cherry ice have it. The item is passed. Keep up
the good work order, man. Next is an automatic and
induction in the 26th and 35th Wards introduced in February
about Alders.
Pointes and Ramirez Rosa.
Since it's an induction.
And Alder Ramirez, Rosa resignation.
Old.
Casada has signed on to sponsor as Alder of the 35th Ward.
Therefore, I will ask for a motion to accept the substitute
ordinance that as Alderman croat Coosada as a sponsor
Alderman Mosley makes a motion to accept the substitute
ordinance all in favor. Say I I oppose and the opinion of
the chair. The eyes have it. The substitute ordinance is
before us. We have file number.
a -8942, the common address for 00000 dash, 444000 West
homages to designate as a pedestrian street. A segment of
the West amatage Avenue right away from the center line of
North Pulaski Road on the East and the center line of North
Carson Avenue along the west.
We have Alders prasada and Fuentes here to present on this
matter as well as Benji Corpus from the Department of
Planning and Development to answer any questions. Uh would
anyone want to present?
You all act West to Benji.
No.
Okay, you just here to ask questions, okay?
Take it away, alderman.
Thank you. Chairman. Uh,
This section of uh North Avenue was historically, an
industrial and auto use Corridor. Uh, that sort of
characteristic on Armitage has changed. Uh, this Corridor
belongs to the elmosa community, filled with beautiful and
small Latino businesses along the corridor. Uh, this
pedestrian designation allows us, uh, to increase the
walkability, the transit access on the corridor. There is
currently businesses that have driveways from the streets
to their businesses. Whether those are auto dealers,
mechanics shops, gas stations, those businesses will be
grandfathered in with no impact to the current layout of
their public way, access to their business, but this
pedestrian designation, uh, will prohibit those sort of
businesses, uh, to come to the corridor in the future.
it's important to us that pedestrians can walk the corridor
from their homes, to the businesses to the local coffee
shop to the bakery in any future business that comes uh, to
this section of Armitage in the moza community. Um, again
this pedestrian designation does not impact any of the
the current businesses that are on Armitage, but will
prohibit businesses in the future, like gas stations, uh,
auto mechanic shops, that will need a driveway from the
street, uh, to the entry of their businesses, uh, and
anyone else that's doing sort of a curbside cutouts. Um, we
are excited about this designation, uh, so that we can
increase the walkability, uh, and maintain, uh, the
vibrancy of the moza community as it is being built today.
Great. Thank you, chairman. Thanks. So let us acknowledge
for the Quorum of aldermen. Sigil Lopez from 25th Ward
Alderman guisada.
Thank you, chair. I also want to thank uh, Alder person,
Fuentes and dpd, for working on this, and my former
colleague Alderman, Ramirez. Rosa, um, you know, I've
worked, uh, for the 35th Ward 4 over 6 and a half years and
Armitage Avenue is a major, you know, economic Corridor,
and engine uh, for the Hermosa neighborhood. Um, so this
this change is, is very welcome. Um, and, you know, I've
worked with a lot of community groups that have asked for
more pedestrian-friendly, um, you know, infrastructure, uh,
and Investments. And so, this zoning change. I know will
will contribute greatly uh, to the economic activity, uh,
for hermoso, which is a predominantly working-class
immigrant community in.
The entrepreneurship there is very vibrant. Uh we need to
make sure that it is welcoming for pedestrians and
cyclists. Uh, not just for vehicles. Thank you very much.
Thank you. Any questions about the body? If there's no
further questions about committee members, do I hear a
motion do pass on a-8 942?
Um, Vice chair, Larson, mu dupes as amended, all in favor,
say I oppose and opinion of the charity. I have it. The
item is passed moving on. We have a -8943 and a 45th Ward.
The common address is 40374465 North Cicero. 4033441004
North Cicero Avenue.
To the designate as a pedestrian street. A segment of North
Cicero right away from the center line of West.
Cooler.
Did I say that right? Cooler Avenue on the south and the
center line of West, Bill plane Belle, Plaine on the North.
This item has a substitute ordinance.
Alderman, spider makes a motion to accept the substitute
ordinance all in favor. Signify, by saying I I opposed and
opinion of the chair, the eyes, have it substitute,
ordinance is before us.
Anyone to speak on this.
Uh, Patrick Murphy zoning.
Commission. Yeah thank you. Uh Patrick Murphy with the
Department of planning. Uh this uh this action we've done
in coordination with the local Ward office and it's in
conjunction with the larger Redevelopment efforts that have
taken place around 6 Corners. Uh, this is a segment of a
former Peace Street. Former pedestrian street that is no
longer applicable. It's a non-conforming section based on
the land uses that are adjacent and the curb cuts that
exists, uh so it's no longer relevant as far as pedestrian
street designations and the larger Redevelopment efforts of
the area.
Fantastic. Uh, zoning administrator uh ultimately Espada.
I know that I
motion to recommend the substitute here, but I, I
Have questions, okay.
Patrick, how did it become a non-conformance?
The uh, the placement of the buildings. The, well, let me
back up the placement of some of the buildings. Predated
the pedestrian street that was put in originally coming off
of the 6 Corners, uh, which was done at many of the 6
Corners, intersections throughout the city, uh, the current
developments that exists today the uh include an auto
repair facility that is no longer in use by Sears uh,
numerous curb Cuts, uh, and buildings which are set back
from the rights of way.
So why not bring it?
What prohibits bringing it into conformance with the peace
treaty designation? Why is the preference to do designate?
well, looking at the, uh, large efforts that have taken
place further, south and some of the Redevelopment efforts
that are uh, uh, anticipated further north, some of the
uses would not be in alignment with the pedestrian street
standards and reusing some of those buildings as opposed to
demolishing. The moving up to the curb would be uh possibly
more economical for some of the future proposals.
so, adaptive reuse in this case,
Preludes the pedestrian street designation.
Of the property, know the non-conformity could remain but to
the degree, any new curb Cuts could be proposed. Uh, those
would be, uh, if not for adjustments, they wouldn't be
permitted. Uh, there could be other other elements of
future developments that may expand on buildings that are
already non-conforming. I, I don't know what those may be,
but they're significantly removed from the back of the
sidewalk. So there's, uh, there's no, there's no degree of
an adjustment that could allow for some of that, uh,
non-conformity to be increased.
Okay. Uh, I think that is all for me. Thank you, chair.
Any other questions if there's no questions? Further
questions back committee members, do I hear a motion do
pass on a dash 8943? As amended,
Vice chair, Larson. Moved up pass as amended all in favor
signify by saying I
Post and the opinion of the chair. The eyes have it. The
item is passed as amended.
okay, so we're going to, we're going to hold the next item
which is in the 46 for it because Alder McClay is not here
uh but
We will here the next 3 items introduced by Alderman
Martin.
Lucy. Okay. All right fantastic. Uh who's not here but he
has a staffer here on Zoom. Um, they are a dash 8952 and a
47 Ward. Common address is 3901 Dash 3937 in West.
Northwestern Avenue, the change request is B25,
neighborhood. Mixed youth District to B3. D5 Community
shopping district,
Uh, 88953 in the 47 more, common address is 47214761. I'm
sorry.
40 721, D, 4763 Northwestern Avenue.
with change requests of B1 D1 neighborhood, shopping
district,
And B3 D2 Community shopping, district 2 B3 D3 Community
shopping district. Lastly is file a d89 447 War. Common
address is 48001 - 4857 North Western Avenue, 233342348
West Lawrence with a change request of b31 community
shopping, district and B3, D3 Community shopping, district
2 B3 D3, Community shopping district.
so, it seemed like a
Be 1-3. District 2, B3. That's correct. We have uh,
Danielle crater here of the Department of Planning and
Development to explain these ordinances
And yeah I hope I said your name right. Sure. Um so there
the 3 Orden are associated with the Western Avenue corridor
plan which has been discussed at length with this
Commission in the past year or so. Um, so Lucy from the
47th Ward and I are here to answer any questions that you
have
Thank you. Uh, Lucy. Did you want to say anything for the
record?
Um, the alderman is supportive of these ordinances. They as
Danielle said, um just close up our implementation of the
the Western Avenue quarter study. Um, so appreciate your
consideration. Thank you. Thank you. If there's no
questions back committee members, do I hear a motion do
pass on file numbers?
A dash 89528.
Dash 8953, and a Dash 8954. Um,
Alderman, laspada, moves do pass all in favor signify by
saying I I opposed and the opinion of the charity eyes,
have it?
Now we're starting on private map, amendments. It was
starting on Page 6.
Number a dash 8961494. I'm sorry.
Map amendments, number 22. Scratch what I said before
number 22696 dt1. First Ward,
Common address, 2625 North Talman Avenue.
Change request, RS3 residential, single unit district 2 b23
neighborhood mixes District.
Ultimately spot, you want to send.
Pardon me, I'm fine with the council counselor. There we
go. Okay go ahead counselor. Good afternoon Mr. Chairman
members of the committee Rolando aosta here on behalf of
the applicant. The subject property has about 9,400 square
feet of land. It is improved with a 2-story church. Uh now
vacant and sold to the applicant uh with no parking the
community and the alderman very much wanted this church
preserved, the building itself, not necessarily the use uh
Uh, and so the applicant has purchased the property has is
proposing to build 16 residential dwelling units within the
existing envelope of the building and for that purpose. We
are seeking the subject resoning to a b23. It will yield 3,
affordable units that will be in the on site uh and we need
an administrative adjustment. That's part of the type 1
rezoning to reduce the parking from 6.
16 parking spaces to zero.
With that, I'm happy to answer any questions to committee
may have.
Any questions about a body alpata?
Thank you chair. Yeah, I we did move this development. This
proposal through our community zoning process.
Had broad positive feedback for maintaining the church
building.
for broadly, the the density in the housing that we see on
site here, I want to address 2
concerns number 1 was related to parking. We are going to
zero parking here.
Why is that number 1? There is
Parking that, and we've done this through.
Direct survey of the location. There's parking available on
the frontier. It actually backs up to a street called
Avondale where there is a lot of surface parking available.
but also the only way to actually add on-site parking here
would have been the partial or whole demolition of the
church building which is not
I think an appropriate trade-off for land use here. Um, the
question then remains why B2 -3 on an interior residential
street? It's a valid question that came up in the internal
document that members may have received. It's because
currently the residential zoning categories, that may have
been considered uh, more appropriate or contiguous.
Are currently barred from the parking benefits. 1 received
communities ordinance through our Transit served uh,
benefits.
Um, we have an ordinance that has been introduced. That
would address that concern till this time. This is the best
and most appropriate zoning category for the kind of
building the kind of land use that. We want to see on site,
um, in the future. We could consider downzoning this to an
rm4.5, but for this development, for the actual land, use
and type.
For the typology that we would like to see here. This is
the most appropriate zoning category for the development
and I do ask uh, the favorable consideration of my
colleagues.
Thank you all miss laspada. Any questions about our body?
Okay. Uh take this opportunity to acknowledge uh the
president who's not on the committee uh, outdoor Rosanna
Rodriguez Sanchez. Um, so seeing no questions about a body,
all in favor signify by saying I
Alderman alderman.
No, he can't make Alderman. Larson. Makes a motion. Do pass
all in favor. Signify by saying, I all oppose any opinion
of the chair is the ice. Have it?
Thank you.
All right, good afternoon. Um, next item is the bottom of
page 6.
Uh, document number 22620 T1 and the 27th. Ward ordinance
referred to 24 swim. Sorry 12 224. Common address is 1236
West. Hubbert Street change requests and rt4 residential 2,
flat townhouse and multi-unit to an rm6 residential
multi-unit District once again, we have Rolando acasta.
again, Ronaldo Ka here on the applicant the subject
property is about 3,700 square feet of land. As you can see
from the images, it's improved, the 3-story building the
ground floor of this building, used to be a commercial
space that's been vacant for quite some time. The uh,
building itself is a rather large building occupying, most
of the site, the owner of the property would like to
convert uh the the vacant former commercial space into 3
dwelling units. I believe it's 2, 2, 2 2 bedrooms and 1
1-bedroom. That is the purpose that it that brings us to
seek a reason.
Owning of the property to an rm6. Uh, there is no parking on
site. Uh, no parking is proposed as part of the type 1
resoning. We are seeking a reduction under the TSL
provisions of the required parking for the added units.
From 3 to zero, we're seeking under again um administrative
adjustment to relocate the required.
Open space on site to existing decks. So we would currently
there's required 396 square feet by moving it to the open
decks. We will have 1120 square feet.
And then lastly to reduce the required 3 bicycle parking
spaces to zero because again there is just no room on this
site. That is almost fully improved with the building and
decks. Uh, we have gone through a community process, met
with the neighbors of River West. They were supportive of
this and have written a letter of support. Submitted it to
the chairman, who is the alderman of this world of this,
this property.
With Adam happy to answer any questions. Thank you, Mr.
Acasta. We have a substitute narrative in plans for this as
well. We, we do do. Uh, other cases out of moves to accept
the substitute narrative and plans for the type 1
application. All in favor. Say, I, I opposed say, nay
opinion, the chair of the eyes have it. Sub narrative and
plans are accepted, uh, Trevor next, is there anything you
wanted to add on hubard? So the only thing I want to add is
that they met with our local community organization which
is the neighbors of River, West, uh, they've had several
meetings uh, and at the
Last meeting majority of the people, supported the plan. Uh,
so I support the community. I asked for the committee
support. Thank you. Thank you. Any questions by committee
members, seeing none. All the Fuentes moves to pass all in
favor. Say I
Any opposed say nay anything that you have the eyes have
it? Item is passed. Thank you.
All right, we're going to do uh, 27th Ward, ugh, bottom of
page, 7 document number 22702 dt1 on the 27th Ward, common
address 440 through 450 North Morgan Street. Uh, 1000
through 1010 West, hubard Street. Change request is a B22
neighborhood. Mixed use District to be 255 neighborhood,
mixed use districts. Uh, we have attorney Michael esgar.
Good. Good afternoon, Mr. Chairman and members of the
committee uh Michael esgar on behalf of the applicant
Diplomat owner. LLC here with me, uh, today is uh, members
of the LLC, Jeff shapack, uh, from shapack partners and
Bill Williams from kmw communities. And we've been working
for quite some time, on a new, uh, building on a long,
vacant lot on the corner of hubard and Morgan. You can see
from the images and aerial of the the building, uh, that
was revised. Uh, these are some of the images uh, to be
much more contextual uh, with the area. We, um,
Have met with the community. It had a under Alderman Betts
Direction, uh, an extensive Community review. We've met
with the schools surrounding, uh, individual neighbors, as
well as the neighbors of River West, and were able to
secure their support.
And as a uh, I suppose a preliminary or as a additional
matter, we have a substitute narrative and I would request
that that be incorporated into the record, right? Thank
you. We do have a substitute narrative implants, um, all
their future Lopez moves to accept the substitute nerve and
plans. All in favor. Say I
I I'll post say nay making sure the eyes have it,
substitute narrative and plans are before us. Thank you. We
added an additional variation to allow for a reduction of
commercial space. Should that, uh, eventually eventuality
occur and in, uh, with that, I will, uh, remain available
for questions and I, uh, I know, Alderman. Bernett is here.
Real quick. Who's the architect on this? This is echanove,
Saunders, uh looks good. Yes, looks similar to something
before. Yes, exactly. All remember that chairman Bernette.
Thank you very much, Mr. Chairman and members of the
committee as the council has said they met with the local
community organization, which is the neighbors of River
West. Uh, they literally had a meeting last night. Uh, and
I was told and contacted by the community, uh,
organization. This is like their second or third meeting
that they came to an agreement. Uh, they spoke to the
Most affected uh Neighbors in the community to get their
support and they got their support. So I asked for this
committee support on this project. Thank you. Thank you.
Any questions by committee members?
Uh, seeing none all in viegas moves do pass all in favor.
Say I
Any opposed say nay, make sure the eyes have it and the
substitute narrative, uh, is passed with the substitute
narrative and plans. Thank you, thank you, sit right there.
Uh we're going to go to top of page 7 uh document number
22701 D21 and the 37th. Ward. Common address is 31 through
65.
3101 through 59 North Knox, Avenue 4601 through 21 West
Belmont Avenue change request, c22 motor, vehicle related,
commercial and M12. Limited manufacturing business park
district to see 22 motor vehicle related commercial
District. Once again Michael esgar
Thank you again, Mr. Chairman, Michael Asar on the
applicant Ken Sports LLC. Uh, as you noted this building
has split zoning, uh, and m 1 and a c22. And we are
applicant is proposing to uh consolidate that zoning under
a c22 to allow for an indoor sports and recreation use.
It's actually 4 padel courts, it's an interior remodeling
with no changes to the building. We worked with Alderman.
Uh Cardona and a community had a favorable community
meeting. And we have a letter of support from the Alderman
and I'm available for any questions.
Great. Thank you. Uh, we do have a letter from Alderaan
cordona, any questions by committee members, uh, seeing
none. All the list bottom was due pass all in favor. Say, I
Any opposed say name the chair. The eyes have it item is
passed. Thank you very much. Thank you.
all right, um,
We're gonna give the chair a break and then skip that next
27th, word item, we'll come back to it. So we'll go to the
top of page 9 document number 22635 and the fourth ward.
Common address is 920 through 106 South Michigan Avenue and
uh, 1011 through 1015 South Wabash Avenue, change request
is a residential business, plan development 1323 as amended
to residential business plan development 1323, as amended
We have uh, attorney Chris leech.
Yes, thank you very much, Mr. Chairman and members of the
committee on zoning landmarks and building standards. My
name is Chris leech. I'm an attorney with acre man, LLP and
I'm appearing, this this afternoon for Jack Georges who's
not feeling well today. Um, on behalf of the applicant 1000
South Michigan Avenue LLC in connection with the proposed
amendment to residential business plan number 1323. The
subject property is located in the fourth ward uh within
sub area, B of uh, PD 1323 in Bears of common address 10006
South Michigan Avenue before presenting the details of the
proposed amendment. I would like to inform the committee
that the application received, the recommendation of the
Chicago plan commission at its meeting held.
On March 20th 2025. I respectfully request that the reported
proceedings before the plan commission together with all
reports documents pre previously transmitted to the
Department of Planning and Development be incorporated into
and made part of the record of this proceeding.
Thank you. Alvin Mosley makes a motion to incorporate all
records and findings from the plan commission hearing all
in favor. Say I
Any opposed say nay. The eyes have it, the records are
Incorporated. Thank you. Uh PD 1323 was originally approved
in 2 in 2016 and most recently amended in 2021 approving.
The construction of a residential Tower 800 ft uh in height
containing 738 dwelling units and 325 on-site parking
spaces in sub area, a which has been completed. No changes
were made to sub area. B in connection with the original
approval of the PD which was, which is improved with an
existing 8-story 102 foot tall office building which is a
contributing building to the historic Michigan Boulevard
District.
The applicant seeks to amend PD 1323 to reuse and renovate.
The existing historic contributing building by converting
the existing office space into 49 dwelling units above the
ground floor and providing retail space on the ground floor
and sub area B.
The proposed amendment makes no changes to sub area, a and
does not increase the f r of the PD, nor the height of the
existing 106 building.
This amen, triggers an Aro requirement of 10 units, which
the applicant is complying with by providing 8. Affordable
units on site 52, bedroom, units, and 3, 1 bedrooms, and
making an inl payment for the remaining 2 are units. Please
note that this is a change that uh from what was printed to
to the plan commission. Uh, the the increase of providing 8
units on site, that increase has been improved by the
Department of Housing and by the department of Planning
Development,
with this proposed amendment, the applicant will be making
an approximate 14 and a half million dollar investment into
the South Loop and creating an estimated 185 jobs and 22
permanent jobs. The applicant conducted a community meeting
hosted by Alderman. Lamont Robinson as well as meeting with
the aldermen on several other occasions to obtain his
support and that and the support of the community.
We also Al also met and received the report of the near
South planning board.
We believe the proposed amendment to the plan, uh,
development meets all standards of the Chicago zoning
Ordnance, and we request your F, favorable recommendation
on behalf of the applicant. I would like to thank Alderman,
Lamont Robertson's office for all of his time and effort.
Uh, into this proposed amendment as well as Omar smell
begovic and Noah sopran of dpd.
With uh with me this morning is Mike dorin of Fitzgerald
Architects, We Stand ready to answer any questions that you
may have and ask for your favorable recommendation. Thank
you very much. Thank you Mr. Leech, any questions by
committee members
Seeing none Alderman Casada moves due pass, all in favor.
Say, I
Any opposed say nay making sure the eyes have it item is
passed. Thank you very much uh with all the things with the
fine commission. Yes, thank you.
Um,
We have all the women clay. Are you with us? I'm here.
Thank you, Vice chair. All right, um, all the women clay
has requested a tennis meeting by remote means under
provisions of rule 59, uh,
All their Bosley makes the motion to approve all been
Clay's requests all in favor. Say I I post say nay the eyes
have it, um, and we will go to her item in the 46th Ward,
um, which is on page.
4.
The middle of the page for document number, a 8962 in the
46 War. It's a direct reduction in from all their clay.
Please note this while this item is a direct introduction.
It has met all legal notification, requirements, that being
said,
Uh, Alder Frances makes a motion to accept the ordinance
all in favor. Say I any opposed say, nay pure. The eyes
have it, the ordinance is before us.
Um,
so it's like I said, it's file number 8962, for the common
address, 4116, North Clark Street, change request is b31
community shopping district to b31 community, shopping
district, all the women clay explain it. This is a
beautiful opportunity that we have in our neck of the woods
to revamp. What used to be a 711 that has been vacant and
my um Southern border of my award for over 5 years now. Um
access contemporary music is going to go and revamp the
space and be able to teach our community all the things
about ex about contemporary music. Um, we've already had an
amazing process going through Community groups. We also
were able to lift a liquor moratorium for them so that they
are able to host concerts and sell liquor on site, only for
concert purposes. Um, and it's really going to be an
amazing revitalization to
A part of our award that has been dormant for quite some
while so we really appreciate your support on this change.
Thank you all the woman. Any questions by committee
members, uh, seeing none, all them in viegas, moves due
pass all in favor. Say, I
Any opposed say nay and please the chair of the eyes have
it. My item is passed. Thank you all the woman, thank you.
Um, now bottom of page 9 document number 22698 and the
Fifth Ward
Common address is 5493. South core now, Avenue change
requests, B15 neighborhood shopping district to C15
neighborhood, commercial District. Uh, we have Graham Grady
with us.
Good morning Alderman, members of the committee uh, Graham
Grady. Uh, my colleague sovia mic is on behalf of the
applicant.
This is an application to allow a vacant retail space to be
converted to a high-end Wine Bar. Uh, in High Park, The
Proposal is to change the zoning from the existing B15
neighborhood shopping district to a C15 neighborhood
community District.
Uh, with me today as Mr. Pete Castle, who represents the
owner of the building. Um, next seated next to him as Mr.
James Sylvester, the project architect and seated to my
immediate. Right? Is Miss baek Balin, who is here on behalf
of the proposed? Tenant, Mr. Stephen Lucey, Mr. Lucy owns
several successful businesses in the Hyde Park Community
Alderman. Why has provided a letter of support? There's
been a community meeting with very
Strong support for the proposal. Uh, we're happy to answer
any questions. You may have uh, in the uh,
In the interest of time, I'll complete the, uh,
presentation at this juncture. But we have plenty of
information to offer if you'd like any additional details.
Thank you, Mr. Grady, there were several letters of support
in your packet on this as well. Any questions by committee
members
Sitting on almond. Hopkins. Moves due pass all in favor say
I any opposed say nay pay the eyes. Have it items passed?
Thank you all. Thank you Miss. Well house.
Thank you.
Uh, top of page 10.
Document number 2268121 and the 33rd Ward. Common address
is 3819 through 27. North Ketty Avenue, change requests,
C12 neighborhood commercial District to a b23 neighborhood
mixed use District. Um, we have attorney Liz Butler,
We'll give you a second.
Slides.
We should have slides, uh, good afternoon, Mr. Uh, Vice
chair, members of the committee, my name is Liz Butler. I'm
a partner at the law firm of Taft, stenius and Hollister
located at 111 East Walker, Drive in Chicago, and our firm
represents the applicant in this matter, based 3
development, Inc, I'm joined today by Steve bonsky on
behalf of the applicant. Uh, the applicant is requesting a
type 1 zoning map Amendment for the subject property
located at 3819 through 27. North Kedzie Avenue from the
C12 neighborhood commercial District to the b23
neighborhood mixed use District. Um, with optional relief
for a variation to reduce the minimum required rear setback
for floors, containing dwelling units from 30 feet to 2.23
feet and a variation to reduce the required off Street
loading from 1 space to zero spaces. Um, to allow the
construction of a 5-story multi-unit, residential, building
with 50 residential units, 28 parking spaces, 50, uh,
bicycle parking spaces, and no commercial
Space, um uh as a housekeeping matter, there should be a
substitute on this.
Uh, we do, uh, all the cad moves to accept the substitute
narrative and plans for the type 1 application. All in
favor. Say I I post say, nay, the eyes have it, substitute
narrative and plans are accepted, thank you. Um, and the
substitute was, to adjust the floor area to account for
some balconies that were incorporated into the floor plans.
Um, the subject property is abutted by a 3-story multi-unit
residential,
Building on the North, another multi-unit, multi-story
residential building on the south and the surrounding block
features, a mix of commercial and residential uses. Um, the
site consists of approximately 14,090 square feet of sight
area, and is improved with an aging existing single-story
brick and metal commercial building which was previously
used for light industrial purposes. But today is, um,
primarily vacant and it is in some disrepair the developers
developers proposing to demolish that aging vacant
structure complete, um, any required environmental
remediation and then construct a 5-story residential
building with 5, uh, with 50 high quality rental
apartments. The apartments will be a mix of Studios 1,
bedrooms 2, bedrooms and 3 bedroom units, and will feature
a 28 ground floor. Enclosed parking spaces.
um, which will be accessed from the alley 50 secure indoor,
indoor, bicycle parking spaces, balconies, um and a Terrace
for usable, outdoor space.
the change request to the b23 is necessary to allow, um, the
proposed 5 story residential building with the ground
floor, residential the height density, floor area, and
parking reductions as well as the enhancements that are
available under the connected communities, ordinance for
projects that are providing. Um, 100% of the required Aro
units on site. The property is in a Transit serve location.
Um based on its proximity to the Irving, Park CTA bus line
Corridor. Uh it will meet the project will meet all of the
applicable criteria for new construction and Transit serve
locations. Including as I mentioned providing 1 bicycle
parking space per residential unit. Um the project uh will
satisfy its Aro obligation by providing all of its, uh,
required affordable units on site. The project represents
the 12 million private investment that will eliminate a
vacant and blighted building remediate. A Brownfield site
deliver market rate and affordable housing. Create 30 to 40
construction jobs, enhance Public Safety with more eyes on.
On the street and improve the streetscape through
high-quality sustainable, um, design, the applicant worked
uh very closely with alderwoman Rodriguez Sanchez and her
team um to refine The Proposal over many months um
including by participating, in the 33rd Ward
community-driven zoning review, process meeting with the
33rd Ward Community Partners. So, throughout the fall and,
um, participating into Community meetings, um, this spring
the applicant, enhanced the plans in response to
Community input, including by replacing a number of studio
and 1 bedrooms with larger. Um, with 9 larger family-sized
units, 3 bedroom units, um, a number of letters of support
um from residents of the surrounding Community, were
forwarded to the the committee in advance of this hearing.
And I know um the older woman is here in may want to speak
speak along with her staff about the process. Um, the
review process that this project underwent. Um, so we thank
the committee for its consideration of this matter. Um uh
Steve Blonsky and I are here to answer any questions and we
respectfully request, your favorable recommendation of this
uh of this Sony change. Thank you, great. Thank you, Miss
Butler. All the women Rodriguez Sanchez. Thank you, chair.
Um, I am in support of this uh sounding change and my
staffer reos is here to speak a little bit about process. I
know that it is very important that we are transparent
around the ways in which we make these decisions. I want to
Make it clear that for others. Uh, when we get a zoning, uh,
requests we have a lot of ways in which we go about the
process. There is not a uniform way in which each other or
all Elders. Go about this, in my case, we have Community
meetings, we work with Partners in the community, We Gather
feedback. When I do my community meetings, this is not like
an election, right? Like I am Gathering feedback and then I
am going to The Experts I consult with BPD. I consult with
uh people that have the best evidence
Um, and best practices. And then we make a decision based
on what's best for the community. We are facing a huge
crisis. Uh, there's a lot of displacement going on in our
in our area and the fact that we are being able to get so
many, um affordable housing units. Uh, through these
process is definitely a, a really important part of it for
me and for my community. But I would love um to let uh, re
arios uh speak on this.
Uh, great Miss Hughes.
Hi everyone. Um, thank you, uh, chair. Um, so as we did
again, have a very robust community-driven zoning process.
As I'm sure many of the uh, attorneys in the room, will
tell you it's a frustrating, right? It's long, um, because
we do believe in community feedback um and we're super
proud of our process in this process for this proposal. We
received 215 responses to our feedback, um, and you know,
We also are aware that, um, in-person meetings are not are
poorly attended for zoning, right? There's a lot of issues
facing are working class families. Um, and so, to find the
time to be in an in-person meeting is not easy for folks.
Um, and so we do rely on our community partners that are
underground that are working with with our neighbors who
understand the needs of our community, not just um,
particular Property Owners, nearby the property, but again,
our community as a whole and the housing crisis that we
face. Um, and so again,
Based on that feedback. Um, we do know that, you know,
we've heard some some comments today. Uh We've also heard
that those same comments in both of our public meetings
which again we similarly allow for public speakers in our
public meetings to speak for 2 minutes as well. Um and so
we have now heard from um 2 individuals 3 times um for this
proposal um and we also again want to make sure that we're
not just responding to the loudest comments um in
opposition. But we're responding to all comments, we're
allowing for people to submit feedback and um, multiple
ways. Um, and so that's why we started this process in the
fall. We worked with our Community Partners to revise some
of the plans. So, um, the applicant was responsive to the
need for 3-bedroom units, family size units. Um, and moved
the proposal from 1 uh, 3-bedroom unit to 9, which um was a
great uh addition. We're really uh happy with that. Also,
Um, I just want to say in terms of timeline, right? We began
this process in the fall with our Community Partners. Um,
plans were revised. It was put out to the larger community
in our newsletter. Um, it was posted on the site, The
Proposal site, uh, and as well as I just want to clarify,
um, for the zoning committee. The notice, uh, is required
to be sent to properties within 250 square foot of the
property lines. In our case, we actually have a higher
requirement and we require applicants to send it out to
750. Um, so again, speaking to how
extensive, our process is, um, and we
Again I think the numbers show themselves, right? We have
250 responses on 1 proposal. Um we think that this is the
best uh use of the land again, this is a a building that is
Falling apart, it's actually currently in. Um, there's an
injection on the property. So this again, the new
applicant, and the potential buyer is going to have to
invest to uh, remove that property and um,
Remediate the soil, right? And also just um, develop
housing that we really really need. Um and so
I also want to point out, uh, 1 of the major concerns that
we've heard today and also in our feedback, um, is parking.
And that area is, um,
You know, it has some issues with traffic and parking. Uh,
But opposing the zoning change, does not change that. Um I
want you guys to understand that, you know it is currently
um C1 zoning. Um, which
Um allows for a variety of car Centric uses that can also
write make traffic um and parking issues worse. Um, and so
we and there, this proposal is actually not benefiting from
any like parking relief that it wouldn't already benefit
from as a transitive location. So uh they can you know,
build something with 50% parking uh requirements.
As of right. Um, and so, because of that, right? We did
consider all of this feedback and we did take all of it
into account, but ultimately, um, in this case, the pros
outweigh the cons and we are in support um to bring more
housing to the 33rd board. So thank you.
Great. Thank you. Do we have any questions by committee
members?
Uh, seeing none, all the women Harris, moves due pass all
in favor. Say, I
Any opposed say nay the chair of the eyes have it? Item is
passed. Uh next is the middle of page 10. Uh,
Document number.
I'm sorry, item number 22706, and the 8th. Ward, common
address is 731 through 759 East, 95th Street change
request. An rm5 residential multi-unit, District 2, an M11.
I'm sorry, and M11 limited, manufacturing District 2, a t
Transportation District.
Uh, we have uh, Attorney Carol Stubblefield. I'm I'm the
way.
Friedland, you're up next so
Oh yes.
Good afternoon.
Good to go, good to go. Okay.
Good morning, Mr. Chairman members of the committee for the
record, Carol Stubblefield here on behalf of the commuter
rail division of the Regional Transportation authority here
in after Metro Mr. Chairman, uh, this matter requests a
resoning to a transportation district for the purpose of
constructing, a new Surface, parking lot and access road.
This is a joint project by Metra and the Chicago State
University that will be built on real property owned by
both parties.
This project is part of an overall renovation,
Rehabilitation and transformation of the 95th. Street
Station on Metro's electric, uh, Transportation, uh,
district line.
Uh, the new tea district is the area in red and is on
property owned by the Chicago State University. Um, this is
the parking lot portion. And the access road, this parking
rattle have 120 parking spaces. This is a daily fee, public
parking lot with spaces available on a first come first
serve basis. There is no overnight parking on this lot
Metro will construct the lot and the access road and CSU
will manage operate and maintain the parking lot and the
access road, uh, the project has the full support of
alderwoman. Harris, we have a letter of support on file. It
should be in our application packet. Um, and we ask your
favorable approval of this matter. We're available to
answer any questions. All right. Thank you all the woman
Harris.
Thank you, Mr. Chairman, I am in wholeheartedly support of
this. Um this is 1 of those projects. I've been waiting my
whole career to do and so we're finally at the end end of
this project and I couldn't be more excited not just for
myself but what this means for the community to have a park
and ride location and for the students that will have
access uh to Metro from the campus for the first time in my
adult life, since the campus has been built,
So today I stand here.
I'm telling you my community's in love and I think the
transformation in Metro is going to make it 95th Street.
They've already completed 79th Street uh Metro which is
beautiful. The Metro stop is 79th in Greenwood, it's just
amazing and they're working on 87th and, uh, Engleside it
is going to be as amazing, and then 95th Street will be the
third project that they will work on. And these projects
are transformational, uh, to the residents of the
community. So, I thank Metro. And everybody else who's been
patient with me, uh, through this process and I beg. Leave
the body for my colleagues to support it.
Thank you. All the woman. Are there any questions by
committee members?
Seeing none all in the vehicle moves do pass all in favor.
Say, I post say, I appreciate the ice. Have it item is
passed. Thank you.
Bottom of page 10. Sacramento number 22602. Also in the
eighth word, common address is 9329 through 9429. South
Stony Island, change requests plan development. 1412, the
plan development 1412 as amended to present we have
attorney, Steve Freeland.
Good afternoon, uh, Mr. Vice chair. My name is Steve
Freedman with the law firm of applicate in Thorn Thompson.
I have with me our project architect Mario Valentini.
Unfortunately, my client had to be out of town, so I
apologize that Phil Maple was not able to be here. This is
a request to amend existing plan development. 1412, the
original PD has 3 sub areas the, um, uh, main sub area sub
area a was developed with 1034 units of affordable elderly
residential units that project completed in 2020. We're
here today to talk about 1 of the outlots which is sub
C of the plan development. Um the uh um uh idea is to put
in a new Starbucks, um drive-thru uh coffee shop and that
requires that we amend the plan development to allow a
drive-thru. If, um,
You switch to the next slide you made. This is the, um, the
the, you know, it's a typical Starbucks. This is their new
sort of largest Standalone store. And, um, uh, I would
request that, uh, the um,
Findings and the records of the plant commission from March
20th, where we received unanimous approval be uh, included
in the record of the committee.
Yes, this item was heard and passed by the Chicago plan
commission. All the Casada makes the motion to incorporate
all records and findings from that hearing all in favor.
Say I the eyes have it. The records are Incorporated. Thank
you very much. We'd be certainly be happy to answer any
questions. I I know that uh uh Alder uh uh woman Harris is
here and uh, we'll defer to her lower to speak. Thank you.
I could not be happier to do. This project is uh seems like
I've been working on it for about at least 6 years. So
today I'm happy that we are at the point where we're about
to finish and we can hopefully after this move to
permitting, um, but this project is going to be
transformational to the grid. Um, it's in the South part of
the ward, on the Stony Island, Corridor, that gets over
13,000 cars right past every day. Um, it will be a
wonderful benefit, um, to help appreciate. Um, and as we
talked about building small spaces to
To do big things. This is 1 of those small acreage
properties is going to be infused big character into that
prop, uh, into that particular, uh, site, that will create,
as we're trying to do in the city that walkable Community,
where people can walk down Stony to get coffee. So, I am
just thrilled today to be at this point where we're
approving this and I beg that the um, my colleague support.
This project.
Thank you. Any questions by committee members?
You having a big day today? All the woman Harris. I love
it. I love it, seeing none. All the person Fuentes moves to
pass all in favor. Say I
Any opposed say nay. The eyes have it item is passed. Thank
you.
Have a page. 11 is document number 22371 in the 48th Ward.
Common address is 5853. North Broadway, change. Request
B12. Neighborhood shopping, district 2 B25 neighborhood.
Mixed use district and then to a planned development, uh,
we have, uh, the attorney Steve Friedland,
Uh, good afternoon. Again, my name is Steve freedland with
the Applegate and Thorn Thompson here on behalf of bicker,
like Redevelopment Corporation, everyone is walking up
here, getting ready for this hearing. Uh we'll try to get
to you through. You quickly very quickly uh to my right is
joyer or get who's the chief executive officer of bicker.
bickerdike. Next to her is Omari, Beck tambe, who's the
development manager which with um bickerdike and uh
representative from our architect lbba. Um Amelia tabling.
This is a project as you say that we're requesting a
reasoning from uh B 1-2 to uh be 2-5 neighborhood District.
Um, the project um,
Will be to develop an 11 story, 90 unit building. All of
these units will be affordable. We were so pleased, that a
number of people came out and spoke in favor of this at the
um uh public comment period. Um, if you go to maybe the
next slide at 1 more after that, I think this is a good
representation to give you a context of where this is this
land. The project is right in the middle of that, 118 foot
building. Um, it is on the east side of Broadway and it's
on land currently owned by the city of Chicago. This sort
of excess land. The city has worked with vicar, Dyke to
redevelop and you'll see that the context is, there's a
variety of heights. There's a white large building, a
couple of lots to the South uh go 1 more, maybe
So I that's the, that's the back of the building from, uh,
the C. What, what you would see from the CTA tracks and
then maybe if you go back a few more, you can just get a
nice view of the front of the building. Um, I think the
team is really pleased with the architecture. I know that
we've had a lot of community involvement on this 1. I know
that Alder Mana hoppenworth is here. So, um, we're
certainly prepared to take any questions. The committee
might have great. Thank you, Mr. Freedland. All the women
man. Hopping North
Thank you, cheer. The community is very excited for this
affordable, 100% affordable development to happen on
Broadway, steps away from the red line. It's a the first of
bigger, dikes developments on the North side, we're very
pleased with the number of uh Ada accessible units that
will be included um and additional affordability with the
Project based vouchers. This is an all electric building
and sustainability is very important to the community. It's
going to add so much to Broadway. It's right next to the
Broadway. Armory steps away from Swift school and very,
very close to our, uh, Sun, High School. Um, and um, steps
away from several business. Corridors, we, we welcome this.
Um, we can't, uh, wait to break ground and
I asked this committee's favorable consideration.
Thank you. Um, all the woman I missed something. The item
was heard and passed by Chicago plan commission, uh, all
their Casada makes emotional incorporate all records.
With, I know there's been a long meeting some be quick. I
just want to uh, 1 as a question. Um,
So, I know you getting the, the money from cha what, what
other kind of money, are you getting Joy from, uh, from the
city?
I know you layer it up. Oh you have to layer it up all the
time. Um it's uh layered financing. We're using um some of
the bond money. Um
As well as thank you, Omari. Uh, we're using low-income
housing tax credits. Uh, I'm sorry 4% and 9% credit to say
more complicated, uh, financing than our than what has been
bickered, I, uh, projects, but we are ready for the
challenge. Uh, so a combination of 4% and 9% credits, um,
and the 4%, uh, credits, uh, just to remind the, uh,
committee that, um, our non-competitive, uh, credits and,
and make that the dollars go further. Um, especially the 9%
credits, um,
And uh, the state donation tax.
State. Go ahead.
We also have uh State donation tax credits. Uh there's Tiff
involved in this project as well. Uh we have a 45 L tax
credits we have a ComEd Energy Efficiency Grant as well. Um
and we're anticipating home fronts from the city of
Chicago.
Fantastic. So first of all, I want to commend the alderman.
Um, this is a great developer, they do a great job. Uh,
matter of fact, they I have several of their buildings in
my ward. Ugh. And I got a cues of
Having condos built in the in the area on the west side.
When folks saw their buildings being built and I was like,
no, those aren't condos. That's affordable, housing, right?
In the community that I was trying to move them out of the
neighborhood. Uh, so this is a great development. I
congratulate you on it and I'm glad to see the bond money
going to use. Um, and and other parts of the city. I think
this is great. Congratulations. Congratulations to the
mayor and the city for supporting this project too.
Congratulations to you all, and thank you. Alright, thank
you share. Um, just real quick, the item was hurting passed
by the plan commission. Other Quezada makes the motion to
incorporate all records and findings from that hearing all
in favor. Say I
and they supposed to say, they show the eyes have it,
records are Incorporated if you have any other questions by
committee members,
Um, I will say, I was in the old streets in San yard many
years ago, um, and I am very glad that that, after all of
this time something is being done there. Um, I actually
assumed it may include the building to the South what's in
there right now.
The storage. So we have other opportunities on Broadway in
the future. Exactly, it's storage and the current staff
that are at the site, are being incorporated into the ward
offices, okay? Okay. Great great. Um, all right, any other
questions by committee members, seeing none. All in
Hopkins, moves to pass all in favor. Say I, I post say, nay
the chair of the ice, have it item is passed. Thank you
very much, all right.
Back to the top of page, 8 with 1 more item in the 27th.
Ward. Document number 22660000, common address is 340 North
Morgan change request business, plan development number,
1456 sub area a to residential business plan development
number 1456 sub area a as amended
Katie janky, Dale.
Returning.
Thank you. Good afternoon for the record. My name is Katie
janky Dale from the law, firm of De Piper and along with my
colleague Rich clout. We represent the applicant in this
matter, 1000 West Carroll LLC which is an affiliate of
Sterling Bay.
As a preliminary matter. This application was considered in
recommended for approval at the March 20th, 2025 plan
commission hearing, and we would request that you
incorporate the record from that hearing. Uh, yes. Uh,
Alder Fuentes moves to incorporate all the records and
findings from that hearing all in favor. Say, I any opposed
say nay been the chair of the ice have at the records are
Incorporated. Thank you.
The site's located on the north side of Carol between
Morgan and Carpenter. It was previously approved in 2018 as
an office development. The plan has now pivoted to be a 39
story, building with 50073 dwelling units, 573 bicycle,
parking spaces, ground floor, commercial uses and 240. Uh,
vehicular parking spaces, the project team worked very
closely with chairman Bernett and the impacted Fulton
Market Community groups and uh, hosted a community meeting
with those groups and all member night earlier this year,
were available for any questions, but thank you for your
consideration.
Thank you, Katie, vice mayor, anything you wanted to add.
So, uh, if I'm not mistaken, this is a building we
initially resand to commercial. Then now, they resonate
back to they rezone it to residential right in 2019, we
were planning on an office and things have shifted since
then. So now, uh, we're amending to go to residential.
Yeah, which is a great thing that, uh, residential want to
come to the area. Uh, so yeah, they did meet with uh, uh,
all of the community local community organizations in that
area. Uh, and we had a community meeting with majority of
the people in the community meeting to support it uh
supported
That's what this committee. Support. Thank you. Thank you.
Any other questions by committee members?
Seeing none. Almond viegas moves due pass all in favor say
I I post say nay. Make sure the ice have it item is passed.
Thank you.
So now we go to the bottom of page 11, number 22695, dt1,
36, Ward common address, 2032 d34, West, Ohio Street,
change, request, RS3 residential, single unit, district, 2,
or rt4,
Resident. Joe 2, flat townhouse in multi-unit, District.
Counselor.
Uh, good afternoon. Uh, my name is Forrest miles. I'm Tom
Morris partner. A lawyer with McCarthy Duffy LLP. We
represent the applicant
Uh, this is a single family residence. It's been there for
many years. Uh, they determined they found that they were
in non-compliance and went to build uh, to apply for a
building permit.
They're seeking a type 1, zoning change.
From RS3 to an rt4 and the series of uh variations so that
to bring this property into compliance.
Um, the building area is 61 6811 square feet, a lot areas
5,832, square feet.
and um,
uh, this, these folks, uh, again, they just found out that
it was in on compliance, uh, even the they had, uh, legal
council when they purchased it.
We went through a community. Me, uh, meeting, I believe
that, uh, Alderman V, vegaz supports this uh, uh Amendment
and the uh, um, additional zoning re relief requested. You
should have the minutes of our community meeting.
If there's no further questions back committee members, do
I hear a motion do pass?
Alderman, Puentes move to pass, all in favor. Say I I all
oppose and the pain of the Cherry ice have it. The item is
passed. Thank you.
now we're at the top of page 12 come uh, number 2270337,
Ward
common address, 5213 West pamic, Avenue change requests,
RS3, residential, single unit, district 2 b11,
Neighborhood shopping District, counselor.
Good afternoon, Karen, Sean behalf of the applicant.
I represent Queen Community a nonprofit Training Center um
that will operate a renewable energy and community outreach
event. Space.
They are applying to uh rezone the area from RS3 to b11 to
allow for the nonprofit community and Training Center for
renewable energy.
It is a improved lot with the church and a parking lot. The
services will be small scale and contained. Within the
building Renovations are contained to the interior. They
will be minimal exterior.
Um, and the renovations will align with the essential
characteristics of the neighborhood.
Um the the lot is approximately 10,930 square feet. Um, it
is the first floor of the
Property will be an open space with kitchen and events. The
second floor will have solar and HVAC classrooms and
administrative offices. Uh, we have requested a parking
determination letter which we received. Our client does
intend to comply with the parking determination
requirements. Um and uh with that we we turn it back to the
committee for any questions.
Are there any any?
Are there any, uh, questions about the committee?
Uh, Alderman mitts.
Thank you, Mr. Chairman, um, this is a, a property that's
located in 37 Ward. Ugh right off of Larry pamic. And, uh,
it's a building that's been vacant for a while there and
it's, um,
I'm glad that we have some use for training for solo
paneling and um,
Also, the EV station which we don't have 1.
um,
In the area. So I'm asking uh, the committee to help us to
transform this.
By the area into a positive use and the community is in
support of the project.
Thank you. There's no further questions about committee
members. Do I hear a motion do pass? Um,
Alderman Harris moved to pass. All in favor signify by
saying I I opposed and opinion of the chair, the eyes have
it, the item is passed, thank you. Now we'll move on to
number 227052139 Ward, comment address 4988, North Elston
Avenue, change request, M11 limited manufacturing, business
park, district 2, B2, Dash, 2, neighborhood, mixed use
District, counselor, good afternoon, Mr. Chairman members
of the committee, my name is Paul. Copac, I represent the
applicants
John and Suzanne Farrell. Uh, as you mentioned, our request
is to go from the current M1 manufacturing District to that
of B2 dash2 neighborhood. Mixed use. The property is
currently improved with the residential building and with
the 2 unit building and they wanted to add a different unit
in order to add a dwelling unit. We had to go out of the M1
district and go to the B2 dash2. We are establishing a
dwelling unit uh in that basement and for a total of 3
dwelling units. We've met with all the men nent and we have
a letter of support in their file.
Thank you. Any questions about the body? We've been told
that Alderman, Nugent supports. This, if there's no further
questions by committee members, do I hear a motion to pass
augment for antes move? Do pass all in favor signify by
saying, I all oppose and the opinion of the charity eyes
have it. The item is passed. Um, now we'll move on to
number. 22699 45th, Ward, common address, 5754 North Elson
Avenue?
Change your quest, RS3 residential, single unit, district
to RT.
Dash 3.5 residential 2 flat Town House in multi-unit.
District counselor, good afternoon, Mr. Chairman ma'am, my
name is Paul. Copac. I represent the applicant Roi. LLC.
the property in question is currently zoned are 3 uh and is
3,124 feet. Uh in order to add the second dwelling unit
which is the request we need to change the zoning to rt3.5
we have met with, uh, Alderman Gardner, we do have support
the project would then have 2, uh, dwelling units, with 3
parking spaces.
Any questions by the body?
Or Alderman Gardiner, uh, stated that he support this. If
there's no further questioned by committee members, do I
hear a motion to pass Alderman, Fuentes moved to pass all
in favor signify by saying, I all opposing opinion of the
charity eyes, have it? Thank you. Now, we'll move on to
number 22690. 45th Ward. Common address. 5621 North
Milwaukee Avenue, change request B. 3-1 Community shopping
district, 2 B2, D2, neighborhood, mixed use District
counselor. Good afternoon, Mr. Chairman my name is Paul
copc, I represent the applicant Miss story.
Um, again, the property is currently zoned b31. It is an
irregularly shaped lot. Um, and the request is to allow a
dwelling unit on the uh first floor. That's the reason for
the change from the b31 to B2. -2, what would happen is the
um we would be adding 1 a dwelling unit with 1 bedroom and
1 bath apartment. At the rear of the building on the first
floor, we've met with the community group and with all the
men Gardner, we do have a letter of support in the file.
Thank you. And we get a notification from Alderman Gardner
that he support this. Um,
If there's no further questions back committee members, do
I hear a motion do pass?
Alderman, Fuentes, moodu pass all in favor. Signify by
saying, I all oppose and the opinion of the charity eyes,
have it?
Move on. Now, everybody be well be Health. Thank you. We
move on. Now to the top of page. 14 number 22700043, Ward,
common address, 2110, North Kilmore Avenue.
Change request is a rt4 residential 2 flat.
Townhouse and multi-unit to a rt4. That 0.5 residential
multi-unit District counselor.
Good morning, Mr. Chairman, my name is Emmanuel Bayer. I'm
from the training with Shane Banks. Uh, myself and my
colleague Tyler. Manaker representing the applicant.
After we submitted the application, we amended to a type 1
uh will the committee please accept our Amendment and the
corresponding project Alderman, Harris moved to a men
application to a type 1 application, all in favor. Say I I
all oppose and opinion of the chair. The eyes have it, the
application is admitted to a type 1 application. Um,
Thank you pass as a okay. It's limited type. 1 application,
proceed counselor.
Uh, the property owner seeking is only lap amendment to
bring the property into conformance. Um, essentially the
property owner purchased the property in 2023. But, uh,
during the permitting process, the existing conditions were
flagged for a lack of Permitting history. Um, so the
applicant requires some zoning relief as well to, to
legalize the existing structure. It requires an
administrative adjustment to reduce the rear yard open
space and to reduce the side setbacks in the rear setback.
The applicant, um, worked with Alderman, Newton's office,
and with his community developer, I'm also engaged with
community and his neighbors. All are no objection to the
project. Um, respectfully request, a favorable
recommendation for the rezoning from our rt4 residential 2.
Flat townhouse multi-unit District to an rm4.5 residential
multi-unit District. I'd be happy to answer any questions.
Thank you. Uh, we've been notified by alumnus and their him
in the community supports it. Um,
if there's no further questions, back in committee members,
do I hear a motion to move to pass Alderman? Fuentes? Moved
to pass. All in favor signify by saying, I all opposing and
opinion of the chair. Is the eyes have it? The item is
passed. Now we'll move on to number 22697214444
address 1100, West wolf, wolf Farm Street,
Change request is the RS3 residential, single unit district
to a rm5 residential multi-unit District counselor. Thank
you so much. Good afternoon Mr. Chair.
And members of the committee for the record.
Sarah.
Association, which has also been tendered to Alderman
Lawson and I think 1 more
of know is that this would be a temporary zoning map
Amendment and the zoning would
Return back to the RS3, zoning classification upon all
required permits and occupancy. Um, so with that, I have no
further dial, any questions about the committee. Almond
Larson, thank you share. I just want to give my support to
this, uh, instead of tearing down where rehabbing um, and
instead of doing a single family, we're doing 5 units in an
area that could use it. This is right across the street
from Tubman Elementary School. Um, and uh, you know, an
opportunity to add some some needed, affordable
affordability market rate affordability, um, in an area
that is going increasingly uh, single family. So full
support of this 1 and appreciate the the developer for
taking a look uh instead of just doing by right. Thank you.
Thank you out of me out of information has moved to pass
all in favor. Signify by saying, I, I all oppose any
opinion of the chair, the is have it. I just want to make a
note that I call Alderman, Larson, Alderman, Howard on 1 of
these things if we can fix that just but record. Um,
Uh, Now we move on to the. Thank you, go back to this item.
Okay, uh we going back to item 22690451 orders. Um comment
address 5621 North Milwaukee Avenue,
U.
Change request, b31 Community shopping, district to B22
neighborhood. Mixed use District. It had a change request
that we didn't. Um, substitute so Alderman Harris makes a
motion to accept the session to ordinance all in favor.
Signify, by saying I, I all oppose and opinion of the
chair, the eyes have it,
So now we have to repast it. Uh, Alderman Fuentes move to
pass this as amended all in favor signify by saying, I all
oppose and opinion of the chair, is the eyes have it. The
item is passed. So now we at the top of the page 15, we
almost done, y'all top of the page, 15. Uh, number 199770
Dash T1, First Ward. Thank you, all for staying, uh, so
long coming address 1815. That's 21. North California
change. Request b31. Common shopping. District 2 b23
neighborhood. Mixed use District.
Counselor, Mr. Chairman members of the committee, my name is
Mark kyc. I represent the applicant 1 procedures.
So all Alderman of 1 has moved to accept the substitute
narrative and plans for the type 1 application. All in
favor saying 5%, I all opposing opinion, chairs, the eyes
have it. The substitute is accepted, thank you. And the
revised plans proposed to build a new 5 story Residential
Building. 24 dwelling units, 24, parking spaces.
In addition we're asking for some additional zoning relief.
um despite the fact that this is technically a Transit
serve location, we're still some distance from that station
the buildings in midb Block. We're close to the
Bloomingdale Trail neighbors, tell a street parking special
over there. So we're asking to allow 24 parking spaces for
the 24th.
Uh, number 2 also asking for a variation for the off Street
loading Space by 1 to reuse it by 1 loading space.
And in addition to adjustments, this is new construction
within 2600, ft of the station. Um, according to the
Equitable, um, uh, Transit oriented development ordinance.
We're asking to excuse because we're a residential
building, not a mixed use building. This is not a
pedestrian street. We're trying to reduce some of the
aspects of a pedestrian street for this building.
So with that, um, the zoning change we're asking for to a
-3 on this stretch of California, there's been reasons.
zoning changes to -3 specifically at 181118371854185 and
1803. Okay? So we're certainly compatible with those zoning
changes.
uh, in addition, specifically the building right next door
to the north adjacent, to the South and directly across the
street are also B2 -3, the zoning District that we're
asking for.
Um, and the subject property is vacant, and with this b31
zoning, it's been vacant for a long time, and it's just not
attractive for current development purposes. So, we're
asking for the zoning change. Fantastic from what? I
understand. All the spotter support. This is notified us
about, and he does. And he actually had
Extensive. I'd like to just say an extensive Community
process, we started out with a meeting at his Ward office
after that. We did a meeting on his first look First. Ward
virtual meeting monthly meeting that he has after that, he
asked us to appear before the West Bucktown neighborhood
association and we had 1 meeting before their zoning
committee. Uh, zoning committee asked us, uh, if we'd go
for a larger community meeting which we did, they organized
it at the joinery, they advertised it on social media, we
appeared explained the project and got a, a very, very good
reception couple of weeks afterwards. The chairman of the
zoning committee, sent us a email to the effect that the
community meeting was positive. The committee is in support
and they have emailed all the minimalist spot to let them
know of the community support and after that we did another
first award first look and then we continue to work with
the aldermen and his staff that the front elevation
And actually, I talked to him, just on the way out, uh, and
he told me that he had left word with the committee. All
right, thank you councilor. So, uh, alderman queda,
Uh, mou pass all in favor signify by saying, I all oppose
and depending on the chair as I have it. Thank you sir.
Thank you. I will move on to number 22181 and the 20th
common address, 4715 4759, South Bishop Street, 1412 and
1424 West.
48 Street.
Change requests rt4 residential 2, flat townhouse and
multi-unit, District, Torme 4.5, residential multi-unit,
District counselor,
Thank you, Mr. Chairman members of the committee, Scott
Borstein from the law, offices of Neil and Leroy here on
behalf of the Chicago Board of Education, I'm joined by Jim
Chambers from the board and our project architect tats
Voda.
Um, this uh, is relating to Hamline school, which you
mentioned 4747. Um,
South Bishop.
CPS acquired some additional Land. North of the existence
is an existing School building. They acquired some land,
north of the building, that enabled them to move their
parking to the north and add a small elevator Edition uh in
order to bring the school into 88 compliance. That also
freed up some open space on the south. So we have some new
open space at the school. Um, the school was already
non-conforming under the existing zoning, so we
This amendment is the upzone uh, to accommodate the building
plus the addition.
Uh as part of the application. We needed a couple other
variations uh uh reducing our rear yard open space
requirement again. This is an existing school. So most of
the
Rear yard is already taken up by the building. Um, we are
need of reducing our loading space from 10 by 50 to 10 by
25. And lastly we have an existing uh uh School
identification sign which required a front yard uh
variation. So all these things are wrapped up in this
application and uh, we have a letter of support from
Alderman Taylor, which is not so easy to get, but we were
successful and happy that she supports. So,
We're here with our team. If you have any questions. Sure.
I know that, uh, you all are trying to change this to a
type 1 zoning Alderman. Harris, moved to amend the
application to a type 1 application, all in favor, signify
by saying, and I all opposing pin of the Cherry ice have
it, the application has passed as a type 1 application.
Thank you so much. Okay. And then, hold on, hold on. Oh it,
Uh, if there's no further questions Alderman Fuentes move
move due pass on his own and change terrific. That would
the changes. All in favor signify by saying, I all oppose
In the opinion of the charity, I just have it. The item is
passed and I will not tell augment Taylor what you said.
Never get to see her again.
So now we move on to uh number 22678 dt1 in the 28th War,
common address, 3200, West Carroll Avenue. James request,
M12, limited manufacturing, slash business district to a B2
-5 neighborhood, mixed-use District,
Counselor.
Good afternoon, Mr. Chairman members of the committee, I am
Tom. Perski of the, of the law firm of Gordon and pichkari
on behalf of the applicant Christopher lutris 34. You
seeking an amendment of the city of Chicago. Zoning map
from the current M12 to that of a B25 for the property.
Commonly known as 3,200, West Carroll Avenue.
The subject is a 150 by 159 foot lot. It's improved with
the 4-story building of approximately 100 years in age. It
was previously previously used for manufacturing and
Manufacturing is now obsolete at this location. The
applicant seeks to you to permit. The use of the existing
building for artists Studios and workspaces. No expansion
or residential use of the building is proposed amendment
will also allow modernization of the Mechanicals and the
interior of the building.
Building.
We have reviewed our plans with Alderman, Ervin, we have,
uh, held an on-site visit and review with the Garfield Park
Community Council. Who is in support of the proposal and
there have been no objections voiced to the to the plan.
Therefore, we ask the committee to vote its recommendation
of passage of the application to the full City Council.
Thank you.
No question about the committee. Uh amentes moved to pass
all in favor. Signify by saying, I all oppose any opinion
of chairs, the eyes have it. We move on to the top of page.
Number 22673, 3021, common address, 1653, D 17339 West,
Avenue, and 2075 d218 9, North Elston Avenue.
request change request residential business, plan
development 1420, as amended to residential business plan
development 1420 as amended uh counselor.
Good afternoon, Mr. Chairman Danielle castle with Better
Price here on the applicant and Peter coopman their
director of development. As you read, this is a very small
amendment to an existing plan development called Triangle
Square. Basically there's a a fully developed residential
building with ground floor commercial and this amendment.
If approved will expand the types of allowable uses that we
could lease up, uh, in that first floor. All of
The uses we're adding are permitted uses. We have an
aldermanic support letter we appeared before the plan
Commission on March 20th and received a favorable
recommendation and would appreciate if the committee would
admit those findings and the record into. So please
proceed, this item was heard and passed by the Chicago
plan, commission Alderman, Harris move make a motion to
incorporate our records and filings from the hearing that
hearing all in favor. Signify by saying, I all oppose
independent of the chair, the eyes have it, the records are
Incorporated board, understand Alderman, Hopkins, uh, has
some comments.
Yeah, thank you, Mr. Chair. What is the proposed use, uh,
for the retail space? Absolutely. Uh, Nicole could we do
you have the slides that I sent you? Um,
so um in the very immediate short term, we do have a beauty
use that will help us fill a good bit of our existing
vacancy. But interestingly enough this exact same plan
development has already been amended twice each time only
incrementally adding a single use for a single tenant. So
this time around we tried to be more comprehensive in order
order to be more efficient at the city's resources. So we
down with Patrick with the zoning staff with the alderman
with the entire BC use table and really tried to
brainstorm, what would be the appropriate uses? Um, so that
we don't have to keep coming coming back to
2 City Council on these these uh, incremental, 1 offs. So,
to answer your question, um, we did provide a slide and I
don't know where it's going to pop up, but I can read off
to you each of the uses that we're proposing to add
cultural exhibits and libraries daycare. But only subject
to site plan approval, Postal Service Veterinary Services.
Um, but still excluding shelters boarding kennels, we're
adding business equipment sales and service medical service
office personal service but excluding massage,
establishments dry cleaning drop off or pick off, uh,
without an on-premise plan and a Children's Place Center
and we had actually asked for other additional uses. But
again, through negotiation and compromise, this was what it
was whittled down to and every 1 of the uses I just
mentioned, is a permitted use in the underlying zoning
District. Okay, uh, would the medical service description
would that include potentially a cannabis dispensary know.
I believe, adult, use, cannabis, dispensary is a separate.
Use classification, okay, um, because there you're on the
uh, Southeast corner.
Correct of Webster. Yeah. So there's um, there's Webster.
There's the tracks and there's ston which gives it its
name, the Triangle Square. This is facing the Best Buy and
the giant surface. Parking lot in front. Okay. The Best Buy
got it and then there's an undeveloped um corn
That under the plan development could be.
but that is not owned by us that is owned by Belgravia or 1
of their Affiliates. They were the original developers and
they still own and control 2 Sub areas and 1 of them is
that corner last night, okay?
All right. Thank you know, further questions, move
approval.
Okay. Uh almond Hopkins. Moved to pass all in favor.
Signify by saying, I all oppose any opinion of the charity.
I have it. Thank you so much, the next and last 1,
I said 4 hours would be exactly 4 hours, guys.
Number number 22647771, 35th War coming at thrust address.
Address 33335 West Belden Avenue, change request RS3,
residential, single unit detached house district 2 B3 D1
Community shopping District counselor.
Hi there. I'm Christine Niels owner in appoline of 3335
West Belgian represented by Siobhan Murray from Murray Law
Group, who unfortunately couldn't be here today. Um, as
stated this is an RS3 residential, single unit district to
a b31 community shopping. District, 3335 West Belden is a
currently vacant lot, but measures 25 ft wide by 150 feet
deep. Uh, I'm speaking to erect a new mixed use building
with 1 second floor residential unit, where I'll live as
well as 1 ground floor commercial unit out of which I'll
Operate a small T and yoga business. Uh, this building will
be supported by 2 Park, parking spaces, we're seeking a
variance to decrease the front yard, setback to zero feet
in alignment with the standards and character of existing
mixed-use buildings on the immediate block and in the
neighborhood. And with Britain's support from the adjacent
residential neighbor.
A prior to Alderman. Quesada's appointment. We work
directly with Alderman, Carlos Ramirez, roses office. And
completed an extensive community-driven zoning and
development process. Which according to the 35th W office
was received with almost unanimously positive feedback.
We're expecting the 35th Wards office to submit a letter of
support following this hearing. Um, happy to answer any
questions. The committee might have any questions about
committee. Our m, is this your second or first 1? Second
second Z. Second second second. Thank you. Chairman uh,
yes. So as was mentioned, the applicants applied under the
previous Alderman, Carlos, Rosa, and they went through our
35th Ward community-driven zoning and development process.
uh, part of the process, the proposal was reviewed by our
neighbor LED organizations like Bellanca, Logan Square, uh,
uh, neighborhood association. Uh, the Logan Square
preservation, um, and the bolonka liberating spaces for
neighborhood action.
Um, and a community meeting was held with the notice of the
meeting being distributed to neighbors, within, 750 ft, uh,
2 weeks in advance. And as was Al mentioned, there was
overwhelming Community Support uh, for the proposed
mixed-use development. Um, and you know, I used to live
around the corner from there so it's a very welcome
development and that's based. So thank you very much and I
urge, uh, support on this passage. So first of all
Alderman, uh, Alderman Fuentes moved to accept the
substitute narrative and plans for the type 1 application,
uh, all in favor signify by saying, I all oppose and
opinion shares eyes have it, uh, The Substitute narrative
and plans are accepted, if there's no further questions
about the committee of Vice chair, uh, Larson mood, dupes,
all in favor. Signify by saying, I I all opposing and the
opinion of the chair, the eyes have it. The item is passed
Alderman, Puentes, make a motion to adjourn. All in favor
signify by saying, I
Oppose, the eyes have it.
Meetings and Journeys.