Morning, we're good Morning.
Uh, the committee on, uh, zoning landmarks
and building standards will come to order.
It is 10:15 AM We'll start off with a roll call.
Uh, Alman Lata Alman Hopkins.
Alderwoman Do Alderman Hall.
He needs Rule 59, so to be wo Harris,
alderman Beal, all the woman.
Ramirez, Alman Moore, Alman, Mosley,
alderman, CCHE Lopez, all the person Fuentes, all the woman.
Cruz Alderman Conway, Alman, ADA,
alderman Viegas, Alman, Riley,
alderman Knutson, all the women.
Clay Vice Chair Lawson, alderman Burnett.
All right, we have a quorum.
Um, alders, Jesse Fuentes.
Will Hall and Tony Beal have requested to attend the meeting
by remote meetings of the provisions of Rule 59.
Add Julio Ramirez there as well.
Um, Alder Burnett makes a motion
to approve these alders requests.
All in favor say aye. Any posts say nay. Penetrate the ayes.
Have it. Moving on. I'll now read the items to be deferred.
I'll read the page number in the description
and then take a motion for all the end.
We're gonna start all the way on page 31.
Middle of the page, file number 2, 1 1 7 0 address,
commonly known as 2334 to 2336 South Horn.
Next, all of page 32, including files 2, 2, 8, 8 3, address,
commonly known as 37 46 to 37 66 South Michigan Avenue,
2 2 8 8 2 on South Springfield, west Somac, and West Ogden.
2 2 8, 4 7 T1 address, commonly known
as 9 32 North Elston Avenue.
Next, all of page 33, including 2 2 8 8 6.
Common address, two 10 to two 20.
North Morgan 2 2 8 8 7 dash T one on West
Kinsey in North Recine Avenue.
2 2 8 5 7.
Common address is 33 39 North Hamlin, all of page 34,
including 2 2 8 0 0.
Common address, 37 34 West Wrightwood 2 2 8 4 5.
Common address 50 54
to 50 60 North Ashland 2 2 8 9 2.
Common address of North Halstead,
west Fullerton, and West Bein.
Lastly, all of page 35, including 2 2 8 3 8.
Common address is 36 50 North Clark Street, 2 2 8 8 5.
Common address 5 5 4 of 6 2 8 West Diversity Parkway.
Finally, file number 2 2 8 8 4.
Common address, 46 41 North Ashland Avenue.
Although ADA makes a motion
to defer the previously listed items, all in favor say aye.
And they opposed say nay.
Then chair the ayes habit and the items are deferred.
Alright, at this time we'll begin the public comment period
in accordance with the city council.
Rules of order and procedure.
Public comment will be limited
to 30 minutes since there are more than 15
speakers signed up to speak.
Public comment will be limited to two minutes per person,
and speakers will be chosen by lottery.
We will do 20 speakers, whereas Ms.
Chime is the, the time allows. All right, shake it up.
All right. First up is Ashley Short, who will be followed
by Philip Lovel.
We step to the microphone. Ashley Short.
Philip Lovel on deck.
Hi, I'm Ashley Short. I'm honored to be able to go first.
Speak a little closer to the microphone. Hi, thank you.
Um, I am here
because I oppose parts of what has been proposed
for the district between roughly Foster and Devon.
I heartily endorse the B
three business aspect of the zoning.
The dash five is effectively putting a target
on our small businesses.
The large lots with the parking lots,
those will be developed as planned developments.
Underlying zoning will not matter.
They effectively get to make up their own zoning,
which is great because in exchange
for making up their own zoning,
the community has some input into that.
And so the glorious buildings that we would love
to see when we sit on the platforms,
beautiful new platforms waiting
for the trains, those will happen.
So what's left? The library, the churches,
the condos, those aren't going anywhere.
And then what's left again, the small buildings
that make Chicago, Chicago,
the corner apartments.
They're not beautiful, but they make Chicago. Chicago.
And so what this incentivizes
take the building on the corner of Ardmore and Broadway.
So Fara is in this.
Now the storefront took a long time
to find the right tenant, so C3,
sorry dash five zoning allows somebody
to rip that building down.
As of right, put in 31 new units displace the business,
displace the residents.
The units are studios
and one bedrooms, uh, loaves and witches.
Amazing. Clearly the neighborhood was, needs it so badly.
You put a target on that.
That'll be one of the first things
to be developed at dash five.
It incentivizes that Dash three does not.
You could do it as a special overlay district.
Doesn't have to go back to scratch.
Special overlay district would mean a lot.
Thank you, Ms. Short. Uh, next up, Phillip Lovell
will be followed by Margaret McDermott.
I'll just make a couple of brief comments.
Um, I live at 1134 West Grandville, which is at the corner
of Broadway and Grandville, uh, e right within easily with,
you know, within 250 feet of where the,
the zoning will take place.
And I did not receive any notice of this meeting at all,
so I just want to put that on record that di Um,
and then also just about my building,
when my building was built, it do,
it exceeds the eight stories
that the zoning would, would allow.
It's a 12 story building
and it required a lot of community input
before it was constructed.
And yet the developer was able to work with community,
community input.
The community was able to work with the developer
and it didn't prevent him from building my building.
And it's been there now for about 15 years.
So having a community input does not prevent developers from
developing and does not prevent construction.
Uh, thank you Mr. Lovell.
Uh, next is Margaret McDermott, who'll be followed by,
uh, Helen Pataki.
Hi, good morning. Hi.
I am a resident of Lakewood Bal Marrow, the 5,300 block.
Um, I've lived in this neighborhood for six years
and came here after a decade of walking
through the neighborhood and dreaming really
of ever owning something in it.
Um, I'm also a real estate attorney.
I've had experience with developments.
I've also, uh, worked with, uh, state government.
Um, I think that this
proposal has been put
through without adequate due diligence.
There have been no traffic studies,
despite traffic already being at a gridlock all summer.
There have been no light studies despite these proposed
possible eight story buildings, abutting
historic neighborhoods with single family homes
and with neighborhoods that have fought tooth
and nail to keep the fri family friendly nature.
There have been no density studies
despite this already being a relatively dense neighborhood
in Chicago, and there have been no parking studies despite
us already having a lot of trouble parking.
I think that this needs to be studied further.
I think this is being, being pushed through
at a rapid pace without adequate community input.
Um, my neighbor also put together some data from the MLS
this morning based.
This is, um, average condo prices in the city of Chicago,
three hundred and ninety six, five hundred forty $7
Edgewater 335, 890 $5
uptown, 358, 940 $1.
So we are already below the average.
Um, I'm also a proponent of affordable housing.
Thank you, Ms. McDermott.
Uh, for please, folks for purposes of quorum,
uh, Alman Conway is here.
We've also been joined by non-members, Martin Manna,
Haworth, and Quinn.
Next up is Helen Pataki, will be followed by Noah Bais.
Good morning. Morning.
My name is Helen Pataki
and our family has lived in Edgewater since 1960,
and I know it is a historical, uh, milestone,
but we have seen many things in the neighborhood
that have come to pass.
Many of them have been great,
and one of them is the fact that we have neighbors such
as all these people who call it home.
To kind of look back in a for a moment, uh,
at the summer program that we had,
there was construction on ridge that was very disruptive
because we could not use ridge.
There was construction on the red line
and that was disruptive.
There was construction under the L at Hollywood.
And so the question to me becomes, if it is that disruptive,
how is it going to be to have all of these additional
buildings built without the input of all these people?
We have a voice. We've been here, we live here,
we live here, we work here.
We raised our families here.
And to just push this through without having all
of these conditions at least be heard by these people,
I think is, um, foolish.
I think it should be something that should be considered,
not just immediately pushed through.
It has to be evaluated
and let the community decide how they wish to do this.
Thank you. Next we have Noah Bazi, who'll be followed
by Andrew Wang.
Good morning, vice Chair Lawson
and Esteem, members of the committee.
My name is Noah Bezos.
I'm representing the Institute
for Justice Clinic on Entrepreneurship at the University
of Chicago Law School.
We've been advocating for simplicity
and flexibility for Chicago's smallest businesses
and collaborating with city government for over 25 years.
I'm here to express our strong support for the kind
of zoning reform before you today.
Championed by alderman, uh, Howorth,
Alder Clay and Alder Martin.
In more than 25 years of working directly
with local entrepreneurs, we have seen over
and over again that zoning and the cost
of securing zoning variations present significant barriers
to the small business owners
that make our communities vibrant places to live.
The complexity of navigating zoning requirements
represents a serious cost
to entrepreneurs investing their life savings
to make their dream a reality.
It is not uncommon in this city for businesses to run out
of money before they have a chance to even open their doors.
Reducing needlessly complex
and restrictive zoning empowers local small business owners
to take a risk and bring tangible
value to their communities.
The value they create produces critical revenue
for a cash strapped city contributes
to a distinct community identity creates opportunities
for prosperity and allows the wealth created in a community
to stay within the community.
I and the community entrepreneurs I represent
and have, when we have represented for 25 years,
encourage you to support these upzoning ordinances.
These needed reforms will give our local entrepreneurs
permission to create
and write the next chapter in Chicago's history,
a chapter focused on equity, justice, opportunity,
and shared prosperity. Thank you.
Thank you, sir.
All right, folks. Um, I hear some comments in the crowd.
If you speak out, if you are harassing public speakers
or each other, you'll be asked to leave.
Uh, we're gonna have a civilized hearing.
Everyone's gonna behave. I've
allowed the clapping, that's fine.
Uh, but we're gonna let everybody speak.
Next is Noah Aab, who will be followed by Carol Silver.
Uh, Mr. Wang is testifying on another client, so Noah Aab
and Carol Silver on Deck.
Also, we've been joined by non-member Cardona.
Good morning. Uh, my name is Noah aub.
I am a renter and a resident of the 46th Ward in uptown,
and I'm here to give my full throated support
to the Broadway Upzoning.
In 2024, Chicago was ranked dead last
among other major metro areas in new home construction.
That's why average rents across the city have more than
doubled in the last decade.
Do you know what my neighbors are doing
right now as we speak?
They're organizing patrols to watch for ice activity.
They're walking our at-risk neighbors to school
and work to make sure they can live their lives
without being kidnapped.
Yet here we are on a Tuesday morning debating the merits
of solving our budget and housing crisis
and allowing our neighborhoods
to grow while our city is under siege
by masked federal agents who are abducting my neighbors
for the crime of simply looking like me a brown man.
What are we doing here? Uh, to my neighbors
who oppose this subs owning, I must ask,
is this really the legacy you wish to leave behind
upholding the status quo of economic
and racial segregation to the bitter end all in the name
of supposedly wishing to protect neighborhood character
and historical buildings.
The people of veg, water,
and uptown know better to listen
to these naysayers whom have consistently hijacked the
community process for decades.
This proposal has overwhelming support from the majority
of people living in Edgewater and uptown.
It is time to stop letting a small
and unrepresented minority
of folks in our community dictate the future,
lest we all suffer for it.
Vote yes for the rezoning. Thank you for your time.
Thank you, sir. Next we have,
next we have Carol Stinson, I'm sorry, Carol, Carol Silver,
who will be followed by Monique Stinson.
Hi. Um, with all due respect to the last speaker, um,
I urge this, uh, body
and, um, mayor Johnson
to take a look at what's going on around the country.
There is a disregard for the rule of law.
The rule of law includes big things, big issues,
and little issues like giving notice.
This body was supposed to give notice to the residents
of Magnolia, and it failed.
And for some reason it failed a couple of times.
You have to go back and do it again.
It has to be done right or you, you, you sit
and stand with the Trump authoritarian approach.
Second. Second.
I have personal experience with rent, uh,
prices in our neighborhood.
I have a daughter who has three kids under three
and just separated from her husband
and was looking for a place to live
and looked at rental properties in our neighborhood in, uh,
Ravenswood and in Lincoln Square,
and found, uh, properties in each that she could afford.
Um, and she chose a neighborhood, not ours,
because of the public schools,
because of the quality of the public schools.
So perhaps we're putting our resources in a place
that should be, uh, we should look elsewhere
because affordable is not just about money.
It's also about the qualities of life that go along with it.
And last, while most
of the debate has been about the density
of this upzoning proposal, the proposal also changes the use
that, uh, land can be, uh, made, that can be made
of, uh, the properties.
And many of those new uses have nothing to do
with affordable housing or walkability
or supporting local businesses like a crematorium
or a gas station,
or, um, a recycling service. Thank you.
Thank you, Ms. Silver. Up next is Monique Stinson,
who will be followed by Connor McMahon.
Monique Stinson. Yeah, that's
Me. Hi, I am Monique
Stinson.
I live in the 1200 block of West Hood in Edgewater Glen.
Very glad to be here today.
My family strongly supports the Upzoning,
and I'm here to tell you why.
First, I have several weeks of paid vacation,
which will let, let me attend today.
Unlike thousands of other working Chicagoans who, uh,
looks like they couldn't all make it today.
Um, second, the current zoning is
suffocating our housing supply.
It prevents homes from being built
where we need it most along our world.
Class redline, allowing people to more people
to live near the L is common sense.
This additional supply
of homes would relieve pressure on Chicago housing costs.
And when people live next to the red to the train,
they tend to take it all the time.
To me, this is a win-win for CTA and for housing.
On a personal note, I know just how hard it is
to find a home in Edgewater near the L two.
Three years ago, my two children
and I were forced to look for housing.
When our building was sold.
We searched for a home in Edgewater near the red line,
which would take them to school and near all the cafes
and shopping that it offers.
But there was too much competition,
even though I made several offers, several above, or at
or above asking price.
Others bid faster or offered even more.
The unthinkable happened.
We actually became homeless for one month
and we couch surfed with relatives.
In the meantime, we rented a storage unit
for our belongings at 56 43 North Broadway.
How ironic it is that all of our stuff could live next
to the L but we could not.
I have a PhD in stem, a great job and excellent credit.
The fact that this happened to someone like me shows just
how insufficient our housing supply is.
Please vote yes for zoning, broad up zoning, Broadway,
and let's start prioritizing people over parking
lots and strip malls.
Thank you.
Thank you, Ms. Stinson.
We've been joined by all the been Riley
and Hopkins for the purposes of quorum.
Next we have Connor McMahon,
who will be followed by Eric Smith.
Thank you. Um, I won't repeat a lot of the, uh, parts
that were just brought up, so that was very well timed.
Um, but someone earlier brought up the quality of life.
Oh, sorry. I'm Connor McMahon
and I live on the 5,200 block of Magnolia.
Uh, and thank you for your time.
Uh, Chicago, it's somewhat earlier, brought up the quality
of life such as things like good schools, good services,
which is why we live in a city such as Chicago.
Chicago needs a growing population for short
and long-term success,
particularly economically shared services like our sewers,
bridges, roads, snow removal, pensions, schools, cops, fire,
and other municipal debt in general require funding
that either means we degrade this service, raise taxes,
or lastly increase our own tax base.
And that's where I think the, uh,
upzoning and buy 'em for it.
Where the UPS zoning can actually help red tape on a street
with ample access to the red line, the lake.
And that is currently low on housing,
but high on strip malls, uh,
prevents development from additional housing,
additional tax base, and additional businesses.
This isn't gonna happen overnight.
I know that's a big fear that all
of a sudden everything's gonna be torn down,
but there will still be a process of bidding
and buying these lots and actual development.
So it's not going to happen tomorrow.
But in the long-term view, this is a chance for us
to build a, a great community and increase our tax base.
Lastly, this actually subsidizes our single family homes in
the neighborhoods that abut Broadway
because it gives us a chance to, uh,
continue without raising our own taxes on houses
that are already pretty expensive while bringing new members
of to our community. Thank you for your time.
Thank you, sir. Next we have Eric Smith, followed
by Leroy Blot.
Hello, Eric Smith.
I live in uptown at, uh, 5,000 North Sheridan.
Thank you for your time today.
Uh, the mantra of Chicago is make no little plans,
and I think that's epitomized by.
Chicago invented the skyscraper.
We reversed a river and we've always been a refuge
for people from around the country and the world.
The opponents of the rezoning are spreading fear
and disinformation about what the upzoning will actually do,
but the residents of Edgewater
and Uptown know what the rezoning
really stands for, and that's hope.
Hope to live in an affordable,
stable, thriving neighborhood.
More neighbors means safer streets, more taxpayers
for our schools and more riders for the CTA.
Um, I highly encourage you all to vote for the the rezoning.
Um, and I thank you for your time.
Thank you, Mr. Smith. Next, uh, Leroy Blumer,
who will be followed by Katie Taylor.
Uh, yes, thank you. Um, I, I live in Edgewater.
I live within 250 feet of the up zoning,
and I wanted to bring up something
that hasn't been brought up before,
although I did bring it up at the Plan Commission.
And that is if we continue
to incentivize development on the north side,
our uneven city will become even more unequal with the,
with the north side being more dense, more prosperous,
more vibrant, and the south
and west sides remaining stagnant.
And I think that should be given some thought.
Also want to make the argument that everything
that the proponent of this upzoning want to achieve
can be achieved under the current regime.
There's a current zoning regime
and it's all, is all aldermen here know that's
because of alderman prerogative.
And so most aldermen want some say in terms of
what can be built over the existing zoning,
so they can consult residents who are directly affected
and per perhaps achieve some additional
benefits as they perceive them.
That would not be allowed under the current zoning.
So I think that should be given some
additional thought as well. Thank you for your time.
Thank you, sir. Next we have Katie Taylor,
who will be followed by Pat Sharkey.
Hi everyone. My name is Katie Den Taylor,
and I'm a resident of Lakewood Balmoral, um,
and also a member of the LBRC.
And I wanna voice my support
for the proposed Broadway Upzoning.
I am a new neighbor, um, and I care about the character
and the closeness of our neighborhood.
I believe that thoughtful growth can make it even stronger.
As we know Chicago is dealing with the housing shortage,
I feel that the proposal,
allowing more development along a corridor near the Red Line
Station is a reasonable sustainable move.
More homes near public transit can support local businesses
and keep our community accessible
to a diverse range of residents.
I also feel that this is a good environmental move
to build homes next to public transit
and reduce car dependency
and more neighborhood neighbors along Broadway can enhance
public safety in the area
and keep the area vibrant as we think about the future,
I don't wanna make decisions based on fear
and a scarcity mindset.
I moved to Chicago with my family, my two young kids
because I believe in the power of cities
to bring people together
and I gladly welcome newcomers to our neighborhood.
Thank you.
Thank you, Ms. Taylor. Up next is
Pat Sharkey, who will be followed by Chewy One.
Hi, my name is Pat Sharkey. I'm an Edgewater resident.
Um, I am a block club president.
My block club has over 300 members.
I'm also the president of Edgewater Residents
for responsible development
and organization that is represented
by many people in this room who are directly affected
by this upzoning, who have been involved in the civic life
of Edgewater for years,
and who have found they have been marginalized
and cut out of this process entirely.
This is a downtown vision for Edgewater
that the Edgewater residents do not support
that the Edgewater residents have been given no voice in.
It was brought to our community, fully baked
by the Department of Planning.
Our older woman went along with it at that time
and is carrying this
and has refused to meet with us
to talk about an alternative plan,
which we submitted a petition to you, uh, on Friday.
Every member here should have received it
that had 600 people's name on it,
and they read that entire five point plan
that we have put out there as an alternative to
this one size fits all thoughtless
harmful proposal.
Anybody who wants
to talk about affordability, let me tell you this.
We want affordability in Edgewater.
It is the, this is going
to bring high priced new construction.
Eight. If 20% is affordable, 80% is going
to be higher than our existing rents.
We see what happened in uptown, the same thing.
They came in, they put in dash five zoning,
and they have experienced an increase in
rents over the last few years.
Edgewater is among the most affordable lakefront communities
in this, in this, uh, in this city.
It is also the densest we are. Let, let me let that sink in.
The densest community in the city.
If more density where the answer for a vibrant
Broadway, then we should be the most vibrant.
Thank you, Ms. Sharkey. Next up.
Thank you. Next,
next we have Chewy Ween, followed by Roger Romanelli.
My name's Chewy Ween.
So my daughter goes to CPS school
and the CPS offers free school lunch.
It's great. It may not be the Tastiest lunch,
but it's for everyone to have.
My daughter doesn't need it
because I make fresh lunch for her every morning,
but her best friend in school who lives in a shelter
with her mother needs it.
So that's my philosophy.
Even though my daughter doesn't need free lunch,
I want everyone else have access to it.
Like, uh, when we moved to Chicago, you know,
we bought a house and with full price, it's a 700 K house.
Why? Because my, my, my parents showered us with money.
So I can just be one of these people sitting here say,
Hey, screw other people.
I don't care. I I got my stuff.
But no, I don't wanna do that.
I want other people who come
after me to be able to have access
to cheaper, affordable houses.
So this city is in desperate need
of more housing being built to help fund the city
with property taxes that people living in.
Walking distance to business is great for local business
by providing steady foot traffic that the cost of rent
and home prices are rocketing up due
to a massive undersupply of housing.
For example, like my mother-in-law, she cannot afford
to move to Chicago to be
with her grandchildren here in Chicago
because the cost of rent is too high
for a retiree on a fixed income to afford.
Even though today we, we are here
and, uh, we're maybe smaller number than most people here,
here who are older and, uh, have the time to be here.
But we'll be here in 10 years.
We'll be here in 20 years, we'll be here in 30 years,
and then my kids will be here
after you know, what happens to other people
who are opposing to this. Thank you.
Thank you, Ms. Ween. Next we have Roger Romanelli.
We'll be followed by Sarah Wilson.
Good morning. I'm Roger Romanelli.
I'm the executive director
of Chicago's Fulton Market Association
and nonprofit group working for 30 years in our city.
We commend everyone working for the economic success
and safety of our city this morning.
I'm here on behalf of Chicago families
and residents who live directly across from the property at
2119 West Grand Avenue, and that would be in the 27th Ward.
I commend the new alderman on his appointment
and I appeal to the new alderman sense of fairness
and our Chicago democracy.
Alderman. The written public record indicates
that the community group that held a community meeting
to discuss 2119 Grand Avenue,
a community group called CGNA, they have admitted in writing
that they did not, uh, in that they did not con contact
and notify the families living across the street from 2119
West Grand to discuss the extensive zoning change
that's being proposed as you go forward.
Sir, in fairness
and inclusion, to celebrate our democracy, I would hope
that you would have a procedure
that if a community group held a meeting
to talk about a significant zoning change, that families
who live directly across the street would be part, would be,
uh, invited to participate in that open democratic process.
And so I say to you, sir, we again,
we congratulate you on your appointment,
and as you go forward, please defer the issue
of 2119 West Grand from today's agenda so
that an open inclusive community meeting can be held
to discuss all the issues on 2119 West Grand.
Again, alderman of the 27th Ward.
Thank you for your consideration.
Thank you, Mr. Romanelli.
Next is Sarah Wilson, who will be followed
by Celia Levenfall.
Sarah Wilson.
Thanks. Good morning, Alder Persons
apologies is really hard to hear.
My name is Sarah Wilson. I'm the executive director
of Uptown United and Uptown Chamber of Commerce.
For more than 30 years,
uptown United has been the economic development nonprofit
organization serving the Uptown community area from
Montrose, sorry, Irving Park, on this app all the way up
to Foster Avenue on the north.
I am here speaking on behalf of
and in support of the zoning, uh,
proposal here along Broadway Avenue.
Broadway is the spine of Uptown's neighborhood connecting
our diverse neighbors and businesses all along the way.
Over the last 10 years,
uptown United has engaged in many catalytic studies
and neighborhood planning activities that helped have helped
so to support small businesses to facilitate development
and improve the quality of life for uptown residents.
The $1 billion reconstruction of of the CTA Red
and Purple Lines has brought economic hardship
to our businesses, yet yields the potential
for new affordable housing in the necessary foot traffic
our businesses require.
In 2018, uptown United embarked on a plan
for commercial corridors along Wilson Avenue
and Broadway near the newly built Wilson Station.
Key themes included this part
of the neighborhood is too auto oriented.
There's plenty of room for more residents and businesses,
and these properties should be denser to take advantage
of the CTA.
Furthermore, in a 2023 ton United conditioned a site
development study to explore how policies
and initiatives from the city of Chicago's ETOD
or equitable Transit-oriented Development ordinance affect
uptown, the goal was
to engage community stakeholders in
shaping a vision for these sites.
Key, uh, themes come out of prioritizing affordable housing,
maximizing public spaces in size
and programming, supporting efforts
to keep local businesses.
We believe that this is a critical first
step in making this happen.
Furthermore, Upton United has been very focused on providing
clear and consistent guidelines in massing guidance.
Along the shifts in our development patterns,
particularly along ground four residential,
on commercial corridors, we're very encouraged by the fact
that there will be pedestrian street designations,
which provides necessary guidance on aesthetics
for new construction and renovation property.
Thank you, Ms. Wilson. Uh,
next, next we have Celia Leventhal, who will be followed
by Troy McMillan.
Good morning, everyone.
Um, I, um, appreciate the opportunity
to speak today and to, um, um, let you know
that I live at 55 26 North Magnolia,
and, um, I've tried to follow this process for a long time,
but I did not receive any notice about this meeting.
Um, just to let you know, um, I'm 75 years old and single,
and I've lived in Chicago for 45 years in Hyde Park,
the West Loop Bowmanville,
and finally on Magnolia Avenue in an old convent
that was converted to eight apartments,
makes me very happy to be there.
I moved to Edgewater
because of the density, the diversity of the people
and businesses that are there.
And I really hope to age in place, um, where I am now.
I don't know whether that's going to work out or not.
Um, I lived in the West Loop
for 15 years from the time it was still the West Loop
until it became, I don't even know how to describe it,
until it became unlivable and I was priced out.
So I chose to move to a place that was more affordable,
more pleasant, didn't have construction going on everywhere.
The sidewalks imp passable, the buses couldn't get down.
Halstead, which is the main street that went on
for 15 years, I really hope that we will not have to live
through that again.
Although I am opposed to parts of this framework
and I've read every bit of it,
and the Alderman has very kindly allowed me
to walk in off the street
and have her staff explain this to me.
Um, I'm still very confused. I don't see Green Space.
I look at your map of Upzoning
and it looks like it's the entirety of Broadway.
Um, I I hope
that you all will consider slowing this process down,
being more inclusive and being thoughtful about it.
I, I don't wanna have to move again.
I don't want this to become the West Loop.
I I don't think that serves anyone. Thank you very
Much. Thank you, Ms. Leventhal.
Next we have Troy McMillan, who will be followed by Lisa
Nordi from one North Side.
All right, thank you, alders.
Um, I would ask if you would kindly turn around and,
and look at all of us
and see the amount of people wearing these.
Yeah, I mean, just, just take, just, just,
just take this visual, please.
I'm Troy McMillan.
I have lived in the neighborhood of Edgewater for 25 years,
and I have seen the, the comings
and goings of the community, um, the,
the thoughtful purposefulness of former elders
who have listened to the community
or at least taken advisement by the community.
There was no plan when Uptown United came up.
That makes sense for them.
And I love the plan that Uptown United did.
We didn't have that same, we do not have that same luxury
being in Edgewater.
So I would in encourage you to take a look.
We're we're not all retired people.
Some of us took off from work today, took a vacation day
as well to come and be here.
Okay? We're not all retired people who just have time
to just do this kind of thing.
We are here because we care about our community
and we just want the best possible processes put in place
to make this happen.
Again, thank you very much for your attention.
Please vote no for this upzoning,
and then let's get together
and let's get to work on coming up with a proposal,
a plan that will really support all
of the affordable housing, all of the things
that we really want in Edgewater.
Thanks.
Thank you. Thank you Ms. McMillan.
Next we have Lisa Woodage, who will be followed by Allison
Rahill, our last speaker.
Hi there, this is Lisa. She's not feeling great.
Is it okay if I speak? Go ahead. About four North Side.
Hi there. Um, my name is Kumar.
I'm an uptown resident and a member of One North Side,
along with Lisa here.
One North Side is a community organization that has fought
for economic and racial equality on the far north side
for decades, given our longstanding work on affordable
housing, one North side,
carefully considered the Broadway up zone proposal
through a deliberative process
where we engaged individual members, organizational members,
and active volunteers living in the corridor.
I join you today to share our support
for the Broadway Up Zone proposal.
Increased density is an important step toward maintaining
housing affordability.
Our neighborhood's vibrancy, diversity
and improved transit is attracting new residents.
Upzoning enables the construction of more housing
to meet this rising demand.
We strongly, strongly support, most importantly,
the a RO trigger, which ensures that some income restricted,
affordable units are included in new developments.
While most new units will not likely will likely not be
deeply affordable, we understand the importance
of using all available tools
for building new housing accessible at a
variety of income levels.
In a growing neighborhood, we stress
that density is necessary for affordability,
but density alone is not enough to ensure affordability
and prevent displacement.
We need wide ranging policies, including more funding
for subsidized affordable housing, effective use
of publicly owned land
and public housing funds, protections for renters,
and curbing speculative behavior
by the real estate industry.
We urge you today to approve the proposed up zone
of Broadway to facilitate the growth of our neighborhood,
but we urge you afterwards to continue the work
of pursuing an all of the above approach aggressively
to housing affordability all across the city of Chicago.
Thank you elders.
Thank you.
I'm gonna remind everyone in the gallery, uh,
that booing is not allowed.
I let you stand once and that's fine,
but, uh, profane, threatening, harassing, abusive,
or defamatory behavior or speech, uh, will not be tolerated
and you will be asked to leave disruptive
or distracting actions as well.
So, uh, we're gonna move forward.
We have Al Alison Rahill, our final speaker.
Good morning. My name is Alison Rahill.
I'm a resident of uptown in the 46th Ward.
I come here to tell you today that in the a, no, sorry,
March up 2023,
the Missouri State Attorney General banned transgender
healthcare for all adults
and children in the state of Missouri.
I was lucky enough to, sorry.
I should say this was a awful time for me as a trans woman
to spend the next three months while this was being
litigated in, in court in Missouri.
Uh, however, I was lucky enough to be able
to move the following year after my lease was up to Chicago.
A place where I feel pretty confident
that my healthcare is not going
to be taken away from me by the state.
However, there are a lot of people in Missouri and Iowa
and Wisconsin and Indiana and Michigan,
and I don't know every single other state in the Midwest,
just about that.
Don't get to have that same guarantee
that their state is going to stand up for them.
And when their states come to take their healthcare,
when their states come to take their right to get married
to whom they would like to, they're going to look
for another place to live.
And I was able to come here already, luckily
before all of those things are happening in
all of the states around us.
But some other people are not gonna be so lucky
and rents continue to get more expensive in our area.
As you've heard from a lot of speakers,
rents have gone up a lot in the last decade.
I'm, I'm so happy that I was able
to move here at a time when I was,
when the rents were still relatively good for me as somebody
who came from a place where it was much, much, much cheaper
to live and it was still a comparable amount of rent
to live in edge, an uptown rather than in Kansas City
where I lived before.
But that's not gonna continue to be true indefinitely
and especially if we absolutely do nothing
for the next decade, the rents are just gonna keep going up
and it's going to be harder for people
who did not have the opportunity
to move here already to avoid these things.
Thank you for your comments. All right.
And it please have a seat
in addition in it.
All right, thank you. Goodbye.
Um, in addition to all the written uh, uh,
the public comment here today,
all written comments were
forwarded to all members of the committee.
There is a hard copy available, uh, based on its size.
We did not provide it to each one individually
today 'cause there's a lot of it.
Um, for purposes of quorum,
we've alderman be in the, in the room.
Thank you sir. Uh, and now we'll move on to the agenda.
Alright, we're gonna start off with the ordinance associated
with the Broadway Land use framework plan.
We have a series of 22 proposed alman map amendments in the
46th, 47th, and 48th.
Wards. Notice for these ordinances was sent out in a timely
manner for the July 15th, 2025 committee on zoning
landmarks and building standards.
At the July 15th meeting,
the related ordinance were deferred by a vote
to a date certain of October 4th, 2025, I'm sorry,
October 14th, today 2025 in, in September.
Additional notice mailers were sent out
to ensure additional notice of surrounding property owners.
Notice signs were posted on light poles in front
of impact properties consistent with the process
for posting notices for large areas
to be rezoned when several signs were removed
or vandalized DPD replaced them as a courtesy.
That being said, several
of these items have substitute ordinances.
I'll read the ordinances to be substituted into the record
and then take a motion to accept
and bring the substitute ordinances
before the committee changes to the substitute ordinances.
Primarily address, address clarifications.
The most substitute change was to a 8 9 8 4,
which removed two blocks on the west side of Broadway
between foster and bail mor.
Those two blocks are now included in a 8 9 9 9.
Rezoning them from B12 to B three three.
These items start on page seven in the 46th Ward.
Applicant, all the woman Angela Clay
file eight A 8 9 7 3 address commonly known
as 10 20 West Sunnyside.
Change requests RT four to B three five
file A 8 9 7 9 44 0 1 through four, I'm sorry,
file a 8 9 7 4 44 0 1
through 47 63 North Broadway, 4,500
of 47 44 North Broadway, 47 46
to 47 78 INE and 1123 West Lawrence Avenue.
Change request is B 15 B three two B three,
three B three five, and C3
and C two three to C 15.
File a 8 9 7 5 46 56
through 46 64 North Winthrop Avenue,
46 59 North Winthrop Avenue 47 0 1 North Winthrop Avenue.
Change request is an RT four
and B three three to B two five
file a 8 9 7 6 9 18
to 9 46 West Montrose Avenue 44 20
to 44 30 North Sheridan Road, 44 0 1
to 44 13 North Sheridan Road, 43 44
to 43 60 North Broadway 43 61
to 43 63 West Montrose Avenue change request B one five B
three three C 11,
and C 1 3 2 A B three five
file A 8 9 77 48 19
to 48 81 North Broadway, 48 0 7 to 48 0 9 North Broadway,
48 18 to 48 78 North Broadway, 1136
to 1140 West Lawrence Avenue.
Change requests to B three three, B three five
and C two three to C 15.
Moving on to page eight in the 47th Ward,
applicant is Alderman Matt Martin.
File number A 8 9 7 8 5,000 to 51 26 North Broadway
change request C two five to C 15
file a 8 9 7 9 51 30
to 51 56 North Broadway change request C two three
to B three five.
File number A 8 9 8 0 5100
to 51 20 North Broadway change request C two three
to C 15.
Staying on page eight in the 48th ward,
applicant Alderwoman Mana Howorth file number A
8 9 8 1 50 67
to 50 69 North Broadway change request B one 12 to C one 15
file a 8 9 8 2 49 0 1
through 50 43 North Broadway, 4,900
to 49 28 North Broadway change request C two three
and C two five to C 15
file a 8 9 8 3 54 0 6 North Broadway change request B
one 12 to public open space two.
Lastly, a 8 9 8 4 5200
through 63 50 North Broadway 51 0 1
through 63 50 North Broadway change request C one 15 C
two one, C two three B one two B three
B three one B three, three B three five
and RM six to a B three five District.
Um, all well Spota makes a motion to accept the ordinances
for files a
8, 9 7 3 8 9 7 4 8 9, 7 5, 8, 9, 7, 6, 8, 9, 7, 7, 8, 9, 7, 8, 8, 9, 7, 9, 8, 9, 8, 0, 8, 9, 8, 1, 8, 9, 8, 2, 8, 9, 8 3
and a 8 9 8 4 All in favor say aye.
And the opposed say nay P the chair of ayes have it
and the substitute ordinances are before us.
I will now read the remaining ordinances. Bear with me.
Um, on page eight in the 46 ward applicant,
all the woman Angela Clay, file number 8 8 9 9 4 10 11
to 10 41 West Wilson Avenue, 10 16
to 10 26 West Wilson Avenue, 4,600
to 46 0 8 North Sheridan Road,
46 17 North Kenmore change request B three two
B three three and RT four to a B three five.
District file number A 8 9 9 5 10 21
through 1113 West Lawrence Avenue.
Change requests B three three to a B three five district.
Moving on to the middle of page nine in the 48th ward,
applicant alderwoman Manna Howorth
file a 8 9 9 6 52 46
through 53 0 2 North Winthrop Change request B 15
and RM five to a B three five
file a 8 9 9 7 10 16
through 1114 West Argyle Street, 10 17
through 1115 West Argyle Street change request B 15
and B three two to a C one 15 district
file a 8 9 9 8 10 69
through 1113 West Bryn Mawr Avenue change request B 15
C 15 and T Transportation District
to a B three five district file.
A 8 9 9 9 5200
to 53 58 North Broadway change request B12
to B three three file a 9,000
10 72 to 10 80 West Thorndale Avenue
59 34 North Winthrop change request B one one
to a B three five district file number,
A 9 0 0 1 1100
to 1110 West Grandville Avenue 1113
through 1117 West Grandville Avenue
and 61 72 North Winthrop Avenue.
Change request is a B one three
and B two three to a B three five district file.
A 9 0 0 2 11 18 West Hollywood Avenue,
1119 West Thorndale Avenue and 1122 West Rosemont Avenue.
Change request to C two three
and B one three to a T Transportation District.
And lastly on the on page six in the 46th, seventh
and eighth, wards file a 8 9 8 6 common address, 4,700
through 50 99 North Broadway to designate
as a pedestrian street, a segment of North Broadway right
of way from the center line
of West Montrose Avenue on the south to the center line
of West was Nona, east side of Broadway
on the north along Broadway.
Please note the clerk's office has received protest
petitions for files a 8 9 8 4 a 8 9 9 6
and a 9 0 0 1 under zoning code section
1713 dash 3 0 7.
Protest petitions are valid if they're filed with the clerk,
have been set to the applicant
and contain signatures from the property owners
of at least 20% of the land proposed to be rezoned
or property owners immediately touching 20% of the perimeter
of the land to be rezoned if a protest petition is valid,
approval of the zoning map amendment must occur
by at least two thirds majority vote
of all older persons at city council files a 8 9 9 6
and a 9 0 0 1.
Both proposed to rezone four pins
and we received protest petitions from the property owner
for one pin in each one of those rezone areas.
Unless any member disagrees,
the committee will find these protest petitions to be valid.
Uh, the disagreement,
therefore the map amendments proposed in files a 8 9 9 6
and a 9 0 0 1.
Both require at least two thirds of the majority of vote
of all, all the persons at City Council to pass
file a 8 9 8 4 proposes to rezone 254 pins
and we received protest petitions from the property owners
of 10 pins within the rezone area
and 10 pins touching the perimeter of the rezone area.
Unless any member disagrees,
this committee will find the protest petition to be invalid.
See no disagreement. Uh, that item is invalid right now.
We have Catherine heard here from the Department of Planning
and Development to explain all
of the 22 ordinances as a group.
Ms. Heard
One sec.
All right. Um, good morning for the record.
My name is Catherine Hurd
and I'm a supervising planner
with the Department of Planning and Development.
I will provide a brief overview
of the zoning recommendations
and process taken to develop them.
The planning process started in mid 2024
and built upon years worth of prior planning work completed
for portions of the study area.
These earlier plans highlighted values, priorities,
and principles to form the basis
of a land use study in the fall and winter.
There were two well-attended open house meetings
and an information session prior to plan adoption
in February, 2025.
Since then, the zoning recommendations have been refined
into the ones before the committee today.
Prior to this hearing, the public notification process was
properly executed over the summer
and fall, including more than 8,600 mailings
to area taxpayers of record notice signs are posted on light
poles in front of impacted properties consistent
with a process for posting notices
for large areas to be rezoned.
When several signs were removed
or vandalized DPD replaced them as a courtesy.
Oh, The community engagement strategy, uh,
included a variety of different types of opportunities
for feedback throughout the process.
As a result, DPD
and our partners received a robust response
from neighbors and businesses.
Overall, there is significantly more support than opposition
to the development and zoning recommendations.
This is represented by over 20 community organizations
providing letters of support in the proposal.
Themes we heard in support include enthusiasm
to build more housing near transit, need for
to build more housing to combat housing,
affordability and displacement.
Desire to remove barriers for local businesses, desire
to see more investment along the corridor,
and the desire to promote more affordable units in
new housing developments.
Some of the themes we heard on folks' concerns were dislike
of taller buildings and modern building design,
particularly on the west side of Broadway, north of Foster.
Worry about potential demolition
of lower scale buildings resulting in displacement
of existing businesses and loss of neighborhood character
and concern about traffic congestion
and street parking availability.
I need to go back to this. Um, throughout the process, uh,
the community, oh, sorry.
Throughout the process to refine the key goals
and priorities for the planning for the framework plan
and resulting zoning recommendations.
These goals included improving neighborhood housing
affordability, supporting local neighborhood business
environment, creating more livable neighborhood
and finding right sizing approval processes to find
with community prior.
This map is from the adopt Land use framework plan.
It includes recommendations for density land uses,
particularly ground floor uses
for areas within the study area.
The framework plan A allows flexibility to inform a variety
of future zoning decisions,
which include the proposed map amendment ordinance is being
heard today, as well as decisions
around later map amendments, plan developments,
special uses, et cetera in the future.
Translating the land use recommendations
to specific district selections was
informed by three objectives.
Uh, increasing consistency and transparency.
There are currently over 20 districts along the corridor,
which can cause quite a bit of confusion
and frustration when a neighborhood ing a neighboring
property has different roles and
and requirements supporting the need for housing
and economic development.
By removing barriers, this means allowing mid-rise about
four to seven stories mixed use projects by right
with additional approvals
and engagement for deviations from that intent.
That means that any project's over 80 feet
or 100 units would require a plan development,
which triggers additional review and city council approval
and finally supporting businesses.
This means allowing a healthy variety
of commercial uses will balance that ability with
Businesses to Utilize properties, reducing barriers
for most types of businesses to open
or expand, which is especially burdensome
for small businesses.
Districts were selected to minimize conflicts
between existing businesses operating today
and future zoning requirements when considering more
restrictive zoning uses.
Zone was discussed as a part
of land use framework planning process,
and this graphic shows the recommendations included
in the adopted plan.
There are a few districts being left out of the rezoning,
such as plan developments in a church in an RS three
district that would have required splitting the zoning lot.
There is an existing park called Broman Park that, um,
previously expanded its footprint.
And this proposal amends the zoning to POS dash two
to align the CTA right
of way is currently partially a T district
and partially other districts.
So these recommendations also include a more consistent
T-zone which CTA supports.
Beyond those, there are three
primary districts that were recommended.
The most common being B three dash five
being most appropriate
for a wide commercial corridor along the busiest
transit line in Chicago.
B two dash five was selected for Leland,
where there was a mix of ground floor commercial
and ground floor housing uses already Broadway, south
of Winona and uptown was recommended to be C one dash five.
To support the entertainment district uses.
There it is paired with an extension
of an existing pedestrian street from Winona to Montrose,
which promotes more pedestrian friendly design
and prohibits some of the incompatible car oriented uses
otherwise allowed in a C district.
Uh, the map amendments being considered today largely
reflect the recommendations from the adopted plan.
There are three in progress projects that have yet
to receive their permits
that have been temp temporary left out
of the map amendments.
Those are noted in the more detailed map on
chicago.gov/broadway web webpage.
And in the committee packets,
those maps illustrate the parcel by parcel existing
and proposed zoning districts for the entire study area
of the map amendment ordinances.
There are several substitute ordinances
that were primarily including address clarifications.
The most substantive change was
to remove two blocks from the west side of Broadway,
between foster inbound mor from a dash 8 9 84.
The updating updated zoning proposal
for those two blocks is included in a dash 8 9 99
and proposes a B three dash three district.
Those two blocks received a revised zoning proposal
after Alder woman Manna
Howorth considered with her community.
Those two blocks have uniquely large footprints
that could allow larger projects abutting lower scale
residential behind, which is why the Alder Women's elected
to update the proposed map.
Amens two B three dash three designation there.
Uh, thank you for your attention.
I'm happy to answer any questions you may
have at the appropriate time.
Thank you, Ms. Hurd. Um, alders, uh, all the women.
Claire Martin, did you want to kick off?
I know all the women Howorth. We will close.
Uh, thank you so much, uh, vice Chair Lawson,
and I wanna say thank you so much
to every neighbor who's taken time
to be engaged in this process.
This is literally a show of the democracy
that we deal with in Chicago.
And so I'm so proud of our neighbors in our community
for showing up today.
This is a amazing project that we have been talking
to neighbors about, um, for almost a year now.
This idea, and I wanna say thank you to the Department
of Planning and Development Commissioner Boatwright
for having the patience to walk three older people
down, uh, this path in the 46th Ward, we have seen
a substantial amount of growth, um, post pandemic
and that growth looks like neighbors of all backgrounds,
of all nationalities, of all income levels, wanting
to invest in our community,
not just invest in our community,
but build legacies in our communities.
And unfortunately, what we've heard time
and time again from developers is that we are unable
to build because of strenuous zoning processes.
Um, lack of clear, um, thought when it comes to
what are we building for the future.
And so when we are talking about how do we make sure
that a community, especially like uptown, which is
so diverse and rich in culture, continues to be rich
and diverse in culture, it comes down to the housing, right?
Everything is directly tied to our housing.
And this housing that we are proposing.
One is going to still remain in character
with the surrounding community.
It's also going to put affordable housing on site,
which is so huge.
You all, we talk about the lack of housing
that we have in this city,
but we don't talk enough about how the lack
of affordable housing we have in this city is contributing
to people's rents increasing.
It's, it's contributing to the loss of local businesses.
And so what this proposal will do will allow
us to have the housing.
It will allow us to support our small businesses.
It will allow us to welcome a community that wants
to continue to show up for people that wants
to stand on the corners
and blow whistles if they see people being abducted
that wants to make sure
that they are investing in the next generation of uptown,
as I like to call them.
I wanna say a huge thank you to every, uh, chamber
of Commerce, to every business, to every supporter
who has spent time and money in this idea,
because it is a generational idea
that we are putting forth right now.
We understand that change is uncomfortable.
We understand that the thought of having
more people on our sidewalks makes folks uncomfortable,
but having more neighbors makes our community safer
because there's more eyes on the streets.
Having more neighbors brings more culture and diversity.
It also remains embedded to the community process.
When a developer wants to come
and develop on any of these sites, you all, they still have
to come through our offices.
They still have to make sure
that your values are at the forefront of
what gets built on these parcels.
So I'm very proud of this process,
and I appreciate your support.
Thank you all the women, Clark Allman. Martin,
Thank you, chair.
And, uh, still. Good morning, colleagues.
Um, I want to echo Alderwoman Clay in expressing mind.
My office's gratitude to the neighbors, the businesses, uh,
the residential
and business organizations, as well as all
of the city representatives
who have participated in this initiative.
Um, I support this proposal
as I hope it will bring additional homes,
including affordable homes
and new neighbors who are gonna support our businesses on
and near Broadway.
Our city should be leading the way in addressing
our national housing crisis.
And while there's no single tool, uh, that can address
that crisis, I think this is one that we can use in starting
by removing outdated bands that have barred new apartments
and condos on our city's most important streets in my ward.
Uh, we are not just looking
to do this in our uptown community,
but we successfully implemented similar changes on Western
Avenue from Addison up to Lawrence,
and the conversations that have been mentioned today,
which have included community meetings,
small group conversations
and surveys have highlighted my uptown community's desire
to further activate Broadway Avenue, um, through
expanded affordability, increased density,
and rezo re removing zoning barriers for new businesses.
I believe that these changes will complement the recently
rehabbed and reopened redline stations.
And I wanna emphasize that we all, at the end of the day,
everyone, regardless of your position on this proposal,
wanna a world class city where everyone can find
and keep a quality, affordable home.
I believe that this initiative will help us achieve just
that and hope we can achieve, uh,
earn our colleague support. Thank you, chair.
Thank you. Almond Martin. Um,
do questions You wanna close or do you wanna, okay.
Any questions by committee members? Almond Alderman Bail.
Thank you. Uh, Mr. Chairman and members of the committee.
Um, just clarity, um,
because I just heard conflicting, uh,
testimony about the two aldermen.
One said that the, this is being done,
so business can still come through them for a zoning change.
And then I'm hearing it's removing barriers
for businesses to come in.
So which is it?
Who would like to address that? All the women McClay
For Clarity. Alder
person Bill, my statement said that they still have
to come through our community process, right?
So the barriers that we are removing is making it easier
for them to invest.
But that doesn't mean that they don't have to come
through the Alderman to still make sure
that that process happens.
I want that person removed.
That person who just shouted out
Sergeant at arms escort her out.
Thank you. Nope. No, no, no.
We're gonna be civil and adults here in the room. Thank you.
Uh, alderman Clay, is that,
Um, and my second question is, uh, would a zoning change
of this magnitude once it's, uh, in place, how many
of the businesses or properties will be nonconforming?
Is that a maybe a DPD question
or any of the others on Nonconformity?
I don't have those figures in front of me right now,
but we did do an analysis of every single property
in the rezone area, and there was outreach to any businesses
that would become non-conforming
or would have a special use
that previously did not have a special use.
So there was outreach by the ward offices
to those businesses directly.
So all those businesses have been made aware.
Generally speaking though, most of this is an upzoning,
not just for density, but for use as well.
So there should be less non-conformity than now if you're
allowing more uses, just generally speaking, right?
I mean, I get block by block is
Different, right? I get it. But
that still didn't answer my question.
And I think the department should have that information
that, um, you know, something of this magnitude,
we should know who's conforming and who's non-conforming
As it comes to.
Anyone else wanna address that? All right.
I don't think it's gonna be available today. Well,
Um, I mean, I I, I hate to be the, you know, the,
the bad guy on this one,
but I don't think we should move forward with this
until we find out how many properties are non informants.
I mean, It's the will
of the c it is the will of the committee.
Um, but I mean, uh, I mean, I don't want to stop development
or stop progress, but again, if I'm in this area,
in this zone, um, you know, I would want to know if I'm a
investor or if I'm I own property in that area, I would want
to know how this is gonna affect me if in my business
and my bottom line is this gonna hurt my
business, hurt my property?
Is it going to, you know, have an adverse effect?
I mean, mean, sure. Uh, Patrick.
Alright, you know what, bye,
Patrick Murphy, joining administrator. Thank you.
Uh, vice chairman, uh, Catherine or,
or Danielle, could you put up information
regarding the blocks that are being up zoned versus any
that are being down zoned
that would not give the specific parcel by parcel answer
to Alderman Beal,
but it would harken back to
what the Vice Chairman said in regards
to this being an upzoning in terms of the land uses
that are allowed, and the likelihood
that Nonconformities would be established would be lessened
due to the degree of zoning
that is taking place in these various blocks.
Do, could you show or highlight where the changes are going
to for upzoning purposes?
Yeah, and I actually do have, um, the numbers
for non-conforming and new special uses if you want that.
Um, we shared those in, uh, in our December open house.
So, um, in the 40th ward, there are
four, no, sorry, five.
Um, so, well, there's a difference
between the map amendments and the pedestrian streets.
So the map amendments create some new nonconformities
because it went from a C district to a B district.
There are very few of those.
And then there are also new nonconformities that are created
by the proposed pedestrian street.
Um, so the pedestrian street is from, uh, Winona down
to Montrose.
It is an extension of an existing pedestrian
street along Broadway.
Um, and so along that is in the 46 ward.
So along that pedestrian street,
there are
1, 2, 3, 4, 5, 6, 7, 8
new nonconformities as a result of the pedestrian street
to the, to the north of that, um,
because of the map amendments,
we have
1, 2, 3, 4, 5
new nonconformities as a result of the map amendments.
And those are going from, um, a, a current C district
to a B district.
Right, uh, zoning administrator Patrick Murphy.
Yeah, I also just wanted to add that regardless
of the quantity of non-conforming
or the degree of non-conformity that's created, be it due
to density or to a land use issue,
or even a pedestrian street, uh, uh, design criteria, any
of the nonconformities would be allowed to remain, any
of the businesses would be allowed to remain.
No business licenses would be impacted,
no occupancy would be impacted.
There are allowances within the municipal code
for nonconformities to remain presuming
that they continue operating as they have previously,
they would not be prevented from making necessary upgrades.
They would not be prevented from
renewing any business licenses.
Okay. Uh, I, I appreciate that.
Uh, but, you know, we've had a longstanding, um, policy,
whether it be, you know, written
or unwritten, that, you know, anytime
that there's a business that's occupied
with a current business license, uh, that,
that we would exclude those properties from any type of,
um, map amendments.
Um, you know, and I, you know, if somebody is occupied,
why are we, why are we upzoning or down zoning at all?
You know, help me understand those,
those problems could be excluding.
I, I'm not sure that I, I recognize
that we've ever had that rule.
I think what you're seeing that's new is,
is the corridor planning as opposed to sort of on, on,
uh, one-offs.
Mm-hmm. Um, but I know when we, we wrote the zoning
and code 20 years ago, you know, that was the last time we,
we did this work large scale,
and there were nonconformities created in creating a more
cohesive district other places.
Um, but you're right, typically we're talking one property
at a time as opposed to a whole district.
So, um, almo, spota, something to add.
Yes. But I wanna make sure my colleague finishes
his line of questions for, okay.
Anything else? All mobile. Thank you. Almost Spota.
No, I just, I just wanted to thank my colleagues for their
work in this space.
The number of meetings, the amount of feedback speaks
for itself here, but I just wanted
to put this in the context of the, the zoning work
that we do broadly in terms of community planning.
We talk about community planning, where zoning,
particularly automatic map amendments are introduced.
We try to zone both for the development that we see,
but also the neighborhoods that we want to see,
the neighborhoods that we want to proactively promote.
And so that's, that's what I see reflected
in the work in front of us here.
Like y'all, I, I love your concert venues.
I, I love to come down here for a show.
I don't mind the idea of there being permissiveness
for like more full service restaurants
and a greater variety of businesses here.
I think as we've talked about sometimes in the first ward,
you, you won't have thriving commerce
and small businesses if you're not also creating the
residential density for that level of like,
shoppers in the neighborhood.
It's harder than ever to have a thriving commercial corridor
without the residential density to go with it.
And so, when I
wasn't fishing, but I'll take it.
Um, but like what I see in here is promoting the kind of
neighborhood, particularly close to transit
that it will take to thrive, not only for today,
but for the next 50 years.
And so I really appreciate the thoughtfulness
and the process and the consideration that's
Gone into this. Thank you chair.
Thank you, eman. Any other questions? Awo, do,
Yes. Thank you, Mr.
Chairman.
Uh, can someone explain
to me the B three dash three versus the B three dash five
distinction here
and why it all can't be B three dash three?
I would turn that over to folks.
Turn that over to Catherine. I heard from DPD.
So the, um, the two blocks, uh, here
that you see on the screen between Foster
and Balmoral, um, were initially proposed
to be B three dash five in the approved, um,
land use framework plan.
Uh, since then, Alder Woman Man Howorth, uh,
discussed with her community.
And because the, the large, uh, lots of these properties
are inconsistently large as some
of the others on the west side of Broadway, that would allow
for larger developments.
And that is why, um, that decision was made
to do a B three dash three.
Because as you know, um, larger lot frontage, um,
larger lot size yields, larger developments.
And so because these lots individually are larger,
they could yield a larger
and taller development than you can in some
of the smaller scale lots, uh,
to the north and south of this.
And is this an area in distress here?
Are these centers in distress?
Are they all, I mean, are they all occupied
or what?
They are occupied, Thank you.
Thank you all. The woman Al Uh, I have Alderman Ada.
I'll be followed by Alderman Re.
Thank you Chairman. Uh, I just wanna voice my support for,
uh, this, uh, change, uh, mainly because, excuse me.
Who, who wants to go?
Sergeant Arms, keep an eye over there, please.
Cont please continue. Sorry, alderman.
It's all good. Um, I am, I wanna voice my, my support
for this because at a time when we were talking about the,
uh, Chicago Transit Authority, um, at the urge at the verge
of a fiscal cliff, uh,
we're talking about a major public transportation agency,
uh, in the third largest city in the United States.
Um, we cannot afford to lose CTA, uh, the CTA
and we must increase ri increase ridership.
So this kind of development is going
to make huge investments
and have huge payoffs, uh,
for our Chicago Transit Authority.
So, I, I, you know, I, I want to commend my colleagues
for their thoughtful community engagement, um, for, uh,
thinking very, very intently about this.
And I know that this is going to, you know, uh,
this brings up a lot of fears and, uh, tensions,
but I do believe that the benefits, um,
of this are gonna have a huge consequence
for our communities, um, in a,
in the most positive kind of fashion.
So I, I do want to urge, uh,
my colleagues to vote in support of this. Thank you.
Thank you. Alderman. Alderman, Riley,
Chair. Thank you, chairman.
Um, I just have a couple of questions.
And I have spoken with Alderwoman Mana Haworth about this
proposal, but did not have the chance to ask
whose initiative was this in, in the first place?
Was this the, the Alder persons,
or is this something that the Department of Planning
and Development has been working on?
All of 'em. Min Hop Penworth,
Thank you.
Thank you to, um, alderman Riley for the question.
Thank you for chatting with me about this project.
I want to, I wanna make it clear
that this project was across three wards
with Alderman Clay and Alderman Matt Martin,
because we know that small businesses are suffering.
I'm, I'm a small business owner myself.
And, uh, we knew that the transit,
the new transit stations were coming up to,
and we wanted to leverage this moment to make sure
that we could have more people using the Broadway corridor,
living on the corridor, working on the corridor up,
small business on the corridor.
And so, through those conversations
and working with DPD, um, we came up together with, along
with all of the other studies
that have been done since the early two thousands around
Broadway to, to come up
with the Broadway Land Use Framework.
Thank you. And, and how many
Please, Sergeant at Arms.
Thank you, Oliver and Riley.
So just to dig a bit deeper, not to prolong this, um,
I accept the fact that three different older people have
been involved with this quarter project,
but was this an initiative, um, taken
by the department first
and then engaging the three older persons?
Or was it the older people going
to the department asking for this
Other women Clay would like to add?
Thank you so much, Brendan, for that question.
This was, I believe, in tandem.
So speaking for the 46 ward, when I took office,
I approached the Department of Planning and Development
and said, what are we doing about these very crucial
corridors in my ward?
And because not only does Broadway span through my ward,
but through so many others wards, this is how the study
and the corridor project came to be.
Because instead of doing it parcel by parcel
or ward by ward,
it made the most sense for us to join forces.
So I would say it was a tandem
approach to answer your question.
Okay. Thank you. And chairman, do we have, um,
economic disclosure forms that show us who the owners are
of all of these parcels in this proposed corridor?
Have we received those?
Um, perhaps the department can answer that, right.
Uh, zoning Administrator Murphy.
The economic disclosures of the
owners that are impacted, right?
No, the landowners of the impacted parcels,
We, we would have, we would have
their property tax information.
We wouldn't have economic disclosure statements just
'cause they were aldermanic ordinances.
They were, they were, they were, uh, sure they were, yeah,
they were aldermanic ordinances with, in conjunction
with the department as opposed to being private application
Under. Understood. The
reason I ask is that when it's usually, uh,
a private development that's initiated, as you said, um,
we do need those disclosures, um,
because this is an aldermanic, we're not getting those.
And, and, and usually we have those economic disclosures,
so we know who's going to gain
or lose by the change in land use and zoning.
Um, and, and
so I understand how our process works.
I've been here 18 years, but, um, it seems that
that's not entirely transparent.
Um, and, you know, it's not often that we get these,
these poster boards produced by the Department
of Plan Development, which is why I asked the question in
the first place, who initiated this entire,
um, redevelopment proposal.
And I understand, I'll accept from my colleagues
that this was a, a blend, um,
an interest from local al people,
but also a strong interest by, by the administration.
Um, I'm just trying to sort through this.
You know, I, I typically defer
to the local altar person on zoning.
They know their neighborhoods and wards best.
Um, and I want it, well, well, sorry for the,
for the honesty there, but that's, that's really true.
You know, we expect people to vet these things carefully.
Um, I understand there are a lot
of people here today are not happy with this proposal.
Um, I'm, I'm just trying to
understand where it came from.
I, I'm not entirely persuaded by the idea
that this redevelopment is going to save the CTA, um, the,
That's, that's not why we should approve this.
Um, the CTA is in desperate, desperate straits, uh, frankly
because of failed leadership.
Okay. Um, the fact
that people don't feel safe riding on the red line is the
prime driver for why the CTA folks was in trouble.
He is off on the clapping.
Let him get through his statement, please.
Yeah, I don't mind the clapping, but he's right.
If you could hold off on that, that would be helpful.
I'm gonna be done here in a second.
Um, but, you know, look, I happen to believe that
that density is a good thing.
And density proximate to transit is a very good thing.
It just seems like this is a very,
very broad brush you're painting this entire corridor with,
and I was just trying to understand how we got to this,
this moment in time.
Um, so again, my message
to the CTA is get your s**t together.
Uh, because what you're doing now is not, is not working.
Um, and to just foist more
and more density on neighborhoods
to bail you out is not the way we're gonna get there.
Um, so message to CTA, start doing your job.
Make the train safer.
Have them more reliable, running on time,
cleaner, you name it.
Um, but this is not gonna save them.
Uh, thank you, chairman. Thank
You all. And re
any other questions by committee members?
All right. Seeing none, um, all the women on Howorth,
Thank you, chair.
First, I wanna thank the 48th Ward for coming out
and for representing at, at many times of this,
this process, either at our in-person meetings
or virtually, where we had hundreds of people
view the presentation by DPD.
And this is, this is a project that has been in the works
for decades now, literally since the early two thousands.
And I, and I have the studies.
We have the studies, they are sitting on my desk.
Um, so I could share those with you
because we have been talking about
this for a very long time.
And I'm excited now that we are at a point
where we can actually do something, do something
with all the words that have been said over,
over many, many, many years.
And what people have said in the past is that they want
to see something better for Broadway.
Broadway is a wide road that is Broadway.
It's not Broadway Avenue. It's not Broadway Street.
It's Broadway. And, and it,
and I, I would like to see on, on the, on the slide here
where you could see the, um, B three dash three,
um, yes, right here.
So we, we've talked a lot about this today,
but it's just one of several blocks that make up
this framework and this, this stop here, Berwyn,
that's, that's my train station.
Um, and I take Berwyn West, so you could see
that when you get off of the train station,
there are huge parking lots there.
Huge parking lots.
And the one that is right there on Berwyn
and Broadway, that's the Burlington Coat Factory.
That that is where we could have had more housing,
we could have had mixed use right there.
And we can envision something better
than what is there today.
That's just a part of
what this Broadway land use framework is addressing.
We're we're talking about how is it that we can
actually make happen what people in this community has been
talking about for years, revitalizing Broadway,
having more small businesses, making it affordable,
making it easier for people who work along Broadway,
to live on Broadway
or to get to Broadway through the use of transit.
I, I'm a small business owner.
I am a mother, and we are, um, advocates of public schools.
We're, we're a public school family.
Uh, we love the 48th Ward and Edgewater,
because of its walkability, I think a lot of people do.
They, they try to move into Edgewater right now,
but simply, it's impossible.
There's low vacancy.
There's a spike in rent, there is a loss in population,
probably more than any other neighborhood
along the lakefront right now.
And that means when somebody tells me
that they got an apartment, it's like,
it's like a golden ticket.
But it shouldn't be that way. It shouldn't be that way.
People should be able to move to Edgewater, um, a place
where a lot of people, um, a lot of people
do live right now, but we have room to grow right here.
You could see it right here. Instead of a big parking lot.
We could have more housing. Um, I wanna thank again,
my colleagues who worked on this with me, the Department
of Planning and Development, who's actually planning this is
after all an envisioning exercise,
but also making it more transparent
and more consistent for people to see
what can happen along Broadway, especially between Foster
and Devon, where almost 20 years ago, we down zoned,
we down zoned the West side Broadway,
when we only have the ability to build two stories.
And a lot of those one story buildings have not built up to
where it could be built today to a two story building.
But they could, and if they did, they might even find
that their tax assessments would be different,
because that's the way tax assessments work.
It depends on what you do with the building.
We have not seen any housing built on the west side
of Broadway for nearly 20 years between Foster and Devon.
All right, we're not gonna interrupt.
You can go, you can go the woman back there
and the guy in the back too.
Done. Bye. Bye. Sergeant at Arms, remove this woman.
She's on her way. Act like adults, please.
All right. Anyone else who wants to leave, go right ahead.
Bye. Please remove that woman.
Those folks are going as well. Although woman, I'm sorry, 20
Years, nearly 20 years, not one
affordable housing unit has been built on the west side
of Broadway between Foster and Devon.
And this is unacceptable wherein we can walk two minutes
from the west side of Broadway to the train station.
It's wrong. So we have tried it this way
for nearly 20 years.
Let's try something different. Let's try this framework.
I, I understand that there are concerns,
but that's why I'm here, so that we can have conversations.
Let's have it at the Burlington parking lot
and envision something better.
All right. Started at arms, these two.
Ouch. Ouch.
You know what the next
disruption, I'm gonna clear the chamber.
We're almost done with this. Grow up people, all the women,
please continue and I apologize again, sir.
Thank you, chair once again.
You know, democracy really depends on a variety of voices.
But we, at the 48th Ward, we encourage people
to treat each other with respect and with dignity.
Dignity that they deserve,
even though they have differing opinions.
And, and we need that right now, especially in the 48th ward
where ice is in our ward, ice is sweeping up people.
Ice is racially profiling people
because of the way that they look.
And, and we need to come together as a community
and make sure that we're doing things in a way that respects
everyone no matter what they believe and their opinions.
Because the 48th Ward and the 46th Ward
and 47th Ward, we are wards that are probably some
of the di most diverse in, in, in Chicago across race
and class and ethnicity and identity.
And, and we like it that way.
We like that and we want more of it
because people are moving to Edgewater
because they don't feel in this, they,
they don't feel safe in the states that they live in today,
even in California and Texas
or neighboring states around the Midwest.
And we need to continue to be a wel welcoming ward
and welcoming city for all.
So I, I wanna thank everyone
for being engaged in, in this process.
It's been, it's been great to see you here in city council.
I hope that you will continue to engage in the many issues
that are before us.
Um, but housing affordability is, is number one.
And we love our small businesses.
We do not want them to close. We want to support them.
And so go support your small businesses, especially those
that are immigrant owned or refugee owned.
Um, because they need not just in the Edgewater area,
they need your support now and your dollars now,
but all over the city of Chicago.
So I, I also wanna make a plug
that we do love living in the city of Chicago.
We love living in the city.
We love living along the, the lakefront.
We love the transit, public transit, the new four
redline stations on, on the CTA,
on all the bus lines that are in the CTA.
We want more people to, to take transit.
We want more people to live around transit.
And this is a, a part of city living that, uh, we value
and we want more people to actually take advantage of.
So in summary, this is, this is a project
that is about transparency, cons, consistency
around development.
This is about building up more affordability
and codifying it in, into our development and,
and about protecting our small businesses.
So I urge all my colleagues here
to please vote yes on this, this ordinance.
Thank you. Thank you all woman.
There being no further questions by committee members.
Do I hear a motion? Do pass as substituted on file numbers.
A
8, 9, 7, 3, 8, 9, 7, 4, 8, 9, 7, 5, 8, 9, 7, 6, 8, 9, 7, 7, 8, 9, 7, 8, 8, 9, 7, 9, 8, 9, 8, 0, 8, 9, 8, 1, 8, 9, 8, 2, 8, 9, 8 3,
and a 8, 9, 8 4.
So moved by all the women. Angela Clay,
all in favor say aye.
Aye. A roll call has been called for.
Uh, we will start, uh,
alderman Lata Alderman Hopkins.
Aye, uh, all the woman do Alderman Hall.
Aye, all the woman Harris,
alderman Beal, all the woman Ramirez.
Yes. Almond Moore.
Uh, we've been joined by Alban Mosley
for purposes of quorum.
Alvin Mosley, Alvin Citro, Lopez, all the person.
Fuentes, Alman, Burnett
Alman, Cruz Almond Conway.
Alman, Quesada. Alman Viegas. Next door, Allman.
Riley Allman Knutson,
Allman McClay, A Vice chair.
Lawson Votes. Aye.
Uh, item passes 15 to two
As substituted. Now We gotta do the rest. Oh, have to.
All right. We actually have another one, guys.
Um, next,
although case autos do pass the remaining items,
file number A
8 9, 9 4 8 9 9 5 8 9, 9 6, 8, 9, 9, 7, 8, 9, 9, 8, 8 9, 9 9,
9,000, 9,001, 9,002.
And lastly, a 8, 9, 8, 6 Alman ADA moves
that we apply the same roll call as the previous item.
So moved without objection. So order those items as passed.
Um, thank you. All that concludes our Broadway presentation.
We're gonna stand in recess for five minutes, uh,
and be right back to continue the meeting. Thank
You.
Thank you.
All right, folks. Folks, if you go ahead
and take your seats, we're gonna continue the meeting.
All right. Uh, the committee will come back to order,
committee will come to order.
Next. We have three appointments before the committee.
Committee members should have received a copy
of the resumes electronically
and we'll in their packets as well.
I'm gonna ask the gallery to come to order
and everyone to take their seats.
We've still got a lot of meeting to go, folks.
All right, first up is document number A 25 20, I'm sorry,
2025 dash 0 0 1 9 8 9 0, the appointment of Alicia Blakely.
As a member of the commission on Chicago
Landmarks, we have Ms.
Blakely here to introduce herself.
Thank you. Good morning, vice Chairman
Lawson and members of the committee.
My name is Alicia Blakely, and I'm honored to appear today
before you all, as I seek confirmation for my appointment
to this commission on Chicago Landmarks as nominated
by Mayor Brandon Johnson.
Over the past few days, I've reached out to each of you
to introduce myself,
and I've had the pleasure of connecting with some of you
by phone or email,
and I look forward to getting to know you all,
and I appreciate your support.
I'm a lifelong Chicagoan, born
and raised on the southwest side,
and a first generation American to polish immigrants.
Growing up, I learned the language
and embraced the culture from within
Chicago's diverse communities.
I now live in Logan Square in the first ward
with my husband and two children.
I've been practicing architecture for over 12 years,
focusing primarily on custom residential design.
Recently I launched my own practice
to continue preserving Chicago's built environment,
while adapting historic homes to meet the needs
of today's families.
My passion for architecture began with the work
of Frank Lloyd Wright and deepened
through my education at the Illinois Institute of
of Technology, where I studied on me Vander Rose's campus.
That experience grounded me in the Chicago's rich
architectural legacy.
Beyond my practice, I'm an active member of the A I A
and volunteer with historic resource Knowledge communities
and Logan Square Preservation.
Through this work, I've seen
how architecture can strengthen neighborhoods
and connect people to its history.
I wanna serve on this commission to help our,
ensure our preservation efforts reflect the diverse voices
and stories of Chicago's communities.
I believe in listening deeply, collaborating openly,
and honoring the li the lived experiences
that give our neighborhoods meaning.
As architects, we have the tools, the resources,
and the responsibility to create environments
that truly serve people and their communities.
My passion lies in Chicago's historic buildings and homes.
Preserving their character, culture,
and heritage, especially across our city's diverse
neighborhoods, is vital to maintaining the integrity
of Chicago's urban fabric.
I hope that my career path, my cultural background,
and my deep love for this city help illustrate why I
was considered for this role.
Thank you for your time and consideration.
I'd be happy to answer any questions,
and I look for the opportunity to serve.
Thank you, Ms. Blakeley. Do we have
any questions by committee members?
Say none. Although the spot moves. Do pass.
Uh, all in favor, say aye. Aye. Any opposed? Say nay.
Can chair, the ayes have it. Item is
passed. Congratulations.
Thank you. All right, next,
we'll take the two together, uh,
as document number A 2025 dash 0 0 1 9 8 86, the appointment
of Nikisha Hobbs as a member of the zoning Board of Appeals
and document number A 2025 dash 0 0 1 9 8 8 8,
the appointment of Pasqua Gianni.
As a member of the zoning Board of appeals, um,
we have Ms. Hobbs and Mr.
Gianni here to introduce themselves.
Good afternoon. Um,
good afternoon, members of the committee.
My name is Nisha Hobbs, and I am deeply honored to appear
before you today as a nominee
for the Chicago Zoning Board of Appeals.
I was born and raised on a west side of Chicago
and the Austin community.
And for the past two decades,
I have lived in North Lawndale.
Those experiences have shaped my values
and grounded me in the realities of this,
of this city's neighborhoods.
Communities filled with brilliance and resilience,
but too often marked by historic disinvestment.
I'm a fourth generation educator
and currently serve as the chief executive officer
and co-founder of it Takes a Village, family of schools,
a network that serves more than 1000 children daily,
across five early childhood centers
and two elementary schools.
In addition to leading our schools,
I personally developed each
of our five early childhood centers across Chicago.
That process gave me firsthand experience working
through zoning, licensing,
and design approvals, coordinating
with multiple city departments,
and ensuring our facilities were responsive
to the neighborhood needs.
Those projects taught me what it means to bring development
to life, not just on paper,
but in ways that truly serves families
and strengthened communities.
In 2023, I led the acquisition
and redevelopment of the historic 8.1 acre Hales Franciscan
campus in Bronzeville,
transforming it into an educational and community hub.
That project was partially financed
through new market tax credits
and collaboration with city departments,
planning consultants, and elected officials to secure zoning
and development approvals.
The experience deepened my understanding of the intersection
between zoning policy and community transformation.
Beyond education, I am proud to serve on the board
of directors for Sinai Chicago,
where I have been engaged in the Ogden Commons Development,
a major mixed use project
that includes new healthcare facilities, affordable housing,
retail, and employment opportunities in North Lawndale.
Ogden Commons represents the kind of development
that changes lives by bringing investment
and hope to areas that have long been overlooked.
Across my career, I have witnessed how zoning
and land use decisions shape whether families have access
to affordable housing, employment, and economic opportunity.
Whether they can live, learn,
and grow in neighborhoods that support their dreams.
If appointed, I will bring the zoning board of appeals,
a commitment to fairness, transparency, and balance.
I believe deeply in following the law
and applying the zoning code consistently,
while also listening to the voices of alderman
and residents who live the realities behind those policies.
My goal is to ensure
that every decision we make reflects both the standards
of the cold and the values of justice and inclusion.
It will be an honor to serve on this board
and to use my experience in education development,
and community engagement to help build a Chicago
where growth and equity go hand in hand,
where opportunity truly reaches every neighborhood.
Thank you for your time, your leadership,
and your service to the city that I love.
Thank you, Ms. Hobbs. Mr. Gianni.
Thank you, Mr. Chair and members of the committee.
Uh, it's a great honor to, uh, be appointed
to the zoning board of appeals,
and I humbly today ask for your consideration, uh,
for my confirmation.
I'm a proud, uh, Chicagoan
with a deep desire to serve my city.
Uh, my interest in, uh, zoning and,
and land use, uh, started
during my time at Loyola University Chicago School of Law.
Um, and, uh, my skills were then honed, uh, thereafter
during my two year, uh, time at, uh, one
of Chicago's premier, uh, zoning law firms.
Uh, and, and again, uh, this is, uh, an area where, uh,
I I truly have great interest.
I, I don't come with any specific agenda, um, just to, uh,
apply the facts, uh, to the criteria.
I always render a fair decision, always keeping in mind, um,
my deeply held belief that it's, it's alderman
that I know their communities best.
Uh, so again, I, I appreciate your time
and your consideration, and it would be a great
honor to serve on this board.
Great, thank you. Any questions about committee members?
Uh, saying none. Uh, alderman Sada moves
to pass on the appointment of Ms. Hobbs and Mr.
Gianni. All in favor say aye. Any opposed? Say a chair.
The ice. Have it. The appointments are passed.
Congratulations. We'll see you guys on a Friday soon.
Alright, uh, next we have document number oh,
20 25 0 1 9 9 8 1, sorry,
1 8 0 20 25 dash
0 1 9 9 1 8 A tax amendment introduced by the Department
of Planning and Development for
journal correction of zoning.
Reclassification file number 2 2 7 7 3 t1.
We have Patrick Murphy here to present on this matter.
Uh, vice Chairman
Patrick Murphy with the Department of Planning.
Uh, this is just a departmental correction of an error
that we made in directional
and street designation of a previously filed
and approved private application.
All of the other information was correct as far
as the parcel that was to be rezoned
and the rezonings that took place.
It was simply a, uh, uh, a recording error in
how we wrote out the ordinance, uh,
assisting a private applicant.
So this is just to correct our mistake,
Right? Any questions by
committee members?
Seeing none, all the Knutson moves do pass.
All in favor, say aye. Any opposed, say nay.
Can the chair, the ayes have it, item is passed.
Moving on document number oh 2025 dash
0 0 1 9 6 7 2.
A tax amendment introduced by Alderman Lata,
that amends municipal code section 17 dash three dash 4 0 8,
allowing for building height increases in certain areas
of B three and C3 zoning districts.
If the project is su subject
to the Affordable Requirements Ordinance,
all committee members will find a copy of the ordinance
as well as an LRB prepared summary in their packets.
It was emailed as well.
We have Alder in the spotter here to present.
Thank you very much, chairman.
In a way, this is a clarification of an ordinance passed
by Committee and Council back in July
that ex created transparency
and clarity around transit serve location, TOD benefits
for developments with this dash three zoning.
At that time, the goal of that ordinance had been to
take those benefits from being specific
to type one zoning changes
and allow them to be accessed, uh, more broadly
and consistently by developments.
Um, particularly I should note, when they're subject
to the Affordable Requirements Ordinance.
So when they're coming under that entitlement, at the time,
the aim of that ordinance had been for all
of those TSL benefits to be, uh,
accessible through that ordinance.
Inadvertently, the hype benefit
around TSLs had been left off this correct set
and allows TSL height benefits
to also be accessed in these dash three zonings when,
uh, they come under the Affordable Requirements ordinance.
I was very grateful for my colleague support in July.
I do ask your favorable consideration
today. Thank you, chair.
Thank you. Uh, any questions? By committee members?
Seeing none, Al Mosley moves, do pass. Any objections?
Hearing none. The ordinance is passed. Thank you.
Uh, next up we have two landmark designations.
Uh, first up is document number oh 2025 dash
0 0 1 9 6 2 6 in the 37th Ward,
the historic landmark designation for New Genesis Assembly
of God Baptist Church at 1400 North Laramie Avenue.
We have Daniel Kleer of the Historic Preservation Division
of the Department of Planning
and Development to present on this matter. Mr. Kleber,
Good afternoon, Mr.
Chairman and members of the committee.
I am here with a proposed landmark designation
for New Genesis Assembly of God Baptist Church.
To help orient you,
the church is located at 1400 North Laramie Avenue in the
37th Ward and Austin Community area.
In front of you now is a closeup map showing the building
siting at the northwest corner of Laramie and Hirsch.
Next slide, please. And here is a contemporary
image of the building.
The Landmarks Commission found.
It met two criteria for designation,
specifically Criterion one for Heritage for its association
with the history of the Trinity Evangelical Lutheran Church
congregation, which this building was the home to
between 1924
and the 1990s, as well as the current steward
of the building, the new Genesis Assembly of God Church,
an African American congregation,
which has called it home since 1997.
In addition to Landmarks, commission found
that it met the criteria for architecture as an example
of eclectic neogothic architecture due to shortages of funds
and supplies stemming from the Great
Depression in World War ii.
It was built over multiple phases from 1924 through 1949,
when it was largely completed as we see it today.
The designation is fully supported by the church
and its leadership, pastor Norman, as well
as 37th Ward Alderman Mitts.
Thank you.
By committee members, uh, say none.
Alderman Citro Lopez moves to pass. All in favor, say aye.
May opposed say nay. And the chair, the ayes have it.
Uh, item is passed. Uh,
next is document number oh 2025 dash 0 1 9 1 21 in the
42nd Ward, the historic landmark designation
for Erie Street Row at 1 61 East Erie Street.
We have Matt Crawford of the Historic Preservation Division
of the Department of Planning and Development
to present on this matter.
Thank you, vice Chairman. I'm here to recommend
to you on behalf of the Commission on Chicago Landmarks
that the Erie Street Row be designated
as a Chicago landmark.
It's in the 42nd Ward,
and Alderman Riley is in full support
of the landmark designation.
The commission recommends
that the building is a rare survivor, uh,
from the near north side, reconstruction of the neighborhood
after the great fire, the building's from the 1870s.
It's a fine example of an Italian style row
with the uniform design.
The commission also recommends
that the building's significant for its association
with Johnson O'Connor, founder
of the Johnson O'Connor Research Foundation,
which has maintained a branch, uh,
at this building since 1952, as well as his wife,
Eleanor Manny O'Connor, who was an accomplished architect
and who promoted her husband's research on women's aptitude
for, for careers in science.
This was in the 1950s, so she was way ahead of her time.
The owner of the Johnson O'Connor Research Foundation wants
to sell the building and has asked the commission
for some flexibility to allow a visible addition to it.
To that end, the landmark,
the Landmarks Commission recommends some accommodation in
how this building could be put to new uses
to support its preservation.
So the proposed ordinance
before you will allow for an addition that is visible,
but that is set back from the front facade
and visually distinct from the historic building.
So that wraps up my, my presentation.
I'm happy to answer any questions.
Thank you, Mr. Crawford.
Uh, I know Alderman Riley was here earlier.
Um, but we, he is in support. We,
We have a letter of support.
Great. Alder LaSpada.
Just outta curiosity, the, the addition, this would be
to like add heightened density
on the back half of the building.
One sec. Another one. There you go.
Thank you Alder. And yes, that would allow, typically
for a landmark building, you can do a rooftop addition,
but it has to be minimally visible.
In this case, when you look at
where this building is in a very dense part
of the inner north side, we feel the commission feels
that an addition can be done that is visible,
but that will also blend in with the very dense context
around this building in a way that it won't appear
to be an addition to the historic building.
No, that, that sounds fantastic.
Thank you, sir. Yeah, thank you Chair.
Thank You. Right. Thank any other questions?
Seeing none. All 'em on the spot? Most do pass.
All in favor, say aye. Aye. Any opposed? Say nay.
Be the chair of the ayes. Have it. Item is passed.
Thank you, Mr. Crawford. Mr. Kleber. All right.
Next we have large signs, over 100 square feet in the area,
24 feet above grade.
We'll hear them all together.
I'll read the ward, followed by the address
and take a motion at the end in the third ward,
one sign located at 2101 South State Street.
Three signs in the third ward at 2361 South State Street.
Two signs of the 27th Ward,
located at 1357 North Elton Avenue.
Two signs of the 27th Ward,
located at 3 33 North Green Street, again in the 27th Ward.
One sign each at 360 North Green Street
and 8 0 8 North Cleveland Avenue.
Four signs of the 28th Ward located at 43 0 5 West Madison.
Two signs of the 29th Ward,
located at 1619 North Neeva Avenue.
One sign each of the 32nd ward located at 1714 North Damon.
And 11, I'm sorry. And 1829 West Fullerton Avenue.
Two signs of the 34th Ward located at 10 11
South Delano Court.
Staying the 34th Ward,
one sign each at 1117 West Grand Avenue.
1123 West Grand Avenue, 1124 West Grand Avenue.
1124 West Washington Boulevard.
1317 West Randolph Street, 1600 West Adams Street,
and 3 0 5 North Ada Street.
Again in the 34th Ward,
two signs located at three 10 South Brady Scene.
Can't get enough of 34.
Two signs located at 9 1 9 West Fulton Market
and one sign located at 9 25 West Fulton
Market in the 36 Ward.
One sign located at 36 61 West Division Street
in the 41st Ward.
54 54 North Harlem Avenue.
One sign each of the 42nd Ward located at 10 51 North Rush
Street and 2 22 South Riverside Plaza.
Staying in 42 3 signs located at 30 West Curran Street
again in the 42nd Ward.
One sign each at 360 North State Street,
and 51 East Ohio Street.
Lastly, two signs of the 42nd War located at eight 30
North Michigan Avenue.
If there are no further questions by committee members,
all the women claim makes a motion to pass on the orders.
All in favor say aye. They oppose, say nay.
And the chair of ayes have it and the orders are passed.
We'll now move on to map amendments.
In an effort to ensure the committee meeting runs
as smoothly as possible,
items are grouped together according to witness
will be heard in that order.
Start here. All right, we're starting.
We're gonna start, uh, on page three in the fourth ward,
middle of the page.
Document number A 9 0 5 6.
Ordinance referred 9 25 25 Common address, 7 31
through 8 41 East 43rd Street, 4,300
to 43 52 South Cottage Grove Avenue 43 0 1
through 47 19 South Cottage Grove Avenue, 4,500
through 45 26 South Cottage Grove
45 32 South Cottage Grove Avenue 45 44
through 46 38 South Cottage Grove
and 7 32 to 8 1 8 East 47th Street.
Change request is a B one one.
Neighborhood shopping District B one five.
Neighborhood shopping District B three one.
Community Shopping district and B three two.
Community shopping district
to a B three three Community shopping district.
Um, we have a substitute item for this ordinance.
Um, all quesada moves that we accept the substitute.
All in favor say aye. Aye. Any opposed, say nay. And chair.
The ayes have the substitute is before us.
Um, do we have all them in Robinson
or do we have a representative?
David Peterson.
Justin Peterson from D
Oh. Justin Peterson
from DPD is here. Justin.
Thank you. Good afternoon. Uh,
vice chairman and members of the committee.
My name again is Justin Peterson.
I'm the supervising planner for the Southeast Planning
region of the Department of Planning and Development.
And I'm here today to present this proposed zoning change
for approximately half mile stretch
of South Cottage Grove in the fourth ward.
Introduced and represented by Alderman Lamont Robinson.
Cottage Grove is an historic commercial
and cultural center for the near south side,
and was initially developed
as a thriving transit-oriented corridor,
but suffered abandonment
and divestment from the 1960s into the early two thousands
as Bronzeville lost approximately three quarters
of its population, along with 43rd and 47th streets.
Cottage Grove has been identified as a priority corridor
for the Alderman and DPD
and is a focus of CTAs, better Streets for Buses program.
In recent years, we've seen multiple proposals
for mixed use transit-oriented development on Cottage Grove,
including several land sale applications.
These larger corridor projects are more difficult
to finance than residential infill, which we're proceeding
with, uh, at pace in on, on the side streets.
Uh, and of course, zoning entitlements can be a significant
barrier as part of that process.
So by rezoning the stretch
of Cottage Grove from approximately 43rd to 47th Street
to a B three three community shopping district, we hope
to reduce the barriers to redevelopment, enable some
of these proposals to move forward.
This will help create a vibrant commercial corridor
that bridges North Kenwood, Oakland to the East
and Greater Bronzeville and Grand Boulevard to the West.
The proposed ordinance streamlines the zoning between 43rd
and 47th Street from what is currently mostly a series
of spot zone B one one districts to B three three
with Cottage Grove serving as a high frequency bus route.
This will allow for up
to a four FAR if all affordable units are built on site in
a mixed use proposal.
These are the affected parcels.
The proposed zoning change also allows for a broader range
of ground floor commercial uses that will help reinvigorate,
uh, cottage Grove as a shopping and dining
and entertainment corridor.
That concludes my presentation.
Thanks if anybody has any questions.
Thank you. Do you have any questions by committee members?
Nope. Seeing none, all the men La Spota moves to pass? Yes.
All in favor say aye. Aye. Any opposed? Say nay.
Any chair ayes have it? Uh, item is passed as substitute.
Um, alright. I'm going to read in.
We have several items in the ninth ward.
I'm gonna read them all together. I'll read 'em all in.
We'll take one motion at the end.
Bottom of page three is document number A
9 0 4 7 in the ninth ward.
Common address, 500
to 5 0 8 west hundred third street change request.
C two one motor vehicle related district
to R RS two residential single unit detached house.
District document number A 9 0 4 8 in the ninth ward.
Common address four through eight.
West hundred third street change request.
B one one Neighborhood shopping district
to RS two residential single unit detached house.
District document number A 9 0 4 9 in the ninth ward.
Common address is 28 and 31 east 112th.
Place change request B three two.
Community shopping district
to RS two residential single unit detached house.
District document number A 9 0 5 0 in the ninth ward.
Common address is 1 35 West 95th Street. Change request.
B one one. Neighborhood shopping district
to RSS two Residential single unit detached house.
District document number A 9 0 5 1 in the ninth ward.
Common address is 1 0 9 57 South Wentworth Avenue.
Change request B three one.
Community shopping district to rss two.
Residential single unit detached house
district, Alder and Bill.
Thank you Mr. Chairman. Mr.
Chairman, um, all of these are vacant properties
that are re we're looking to, uh, change the zoning
for future land pan plan usage.
However, um, we do have a very interested party
in the A 9 0 4 7.
Uh, and I would like to have that one held in the, uh,
remaining past, um, if it's so chooses.
Alright, um, alderman Burnett moves that we defer.
Document number A 9 0 4 7 common address, 500
to 5 0 8 west hundred third Street.
All in favor say aye. Any opposed, say nay. Chair.
The ayes had 'em. That item is deferred. Rest are good.
The rest are good. Mr. Chairman
and I recommend the, uh,
most favorable support from the committee. Thank you.
Thank you. Thank you. Um, alderman, UDTs
and moves do pass on document number A 9 0 4 8 A 9 0 4 9 a
9 0 5 0 and a 9 0 5 1.
All in favor say aye. Aye. Any opposed? Say nay.
The chair, the ayes have it. The items are passed.
Um, we are going to continue on page four,
uh, in the 12th ward.
Document number A 9 0 5 7.
Common address is 24 45 West 35th Street,
24 38
through 24, 44 West 34th Street.
Change request is an RSS one.
Residential single unit detached house district
and M two three light industry district to
T four residential, two flat townhouse
and multi-unit district.
Um, we have Nolan Zoff. Yes. From DPD, sir?
Yeah. Good afternoon. Vice chair members
of the committee again for the record.
My name is Nolan Zoff
with the Department of Planning and Development.
Um, the item before you this afternoon is, uh, zoning change
to support, uh, DPDs Missing Middle Infill housing
initiative in the 12th ward.
Sorry. Um, again, this is in, uh,
four parcels in McKinley Park in the 12th ward.
Um, rezoning from an RS dash one
and M two dash three districts
to RT dash four to support missing middle.
Um, we're also, um, doing missing middle in the west region.
Um, those parcels do not require a zoning change.
Um, and as you know, the missing middle, uh, program, um,
offers, uh, vacant city owned parcels to, uh, developers
to build infill missing middle housing, which is two flats
through six flats, um, providing, uh, land
and also up to $150,000 per unit
subsidy, um, to get those built.
Um, and our goal is to build between 250
to 400 new housing units.
Um, here is a map that depicts, uh,
the zoning change boundary in pink.
Um, and then the missing middle houses, uh,
or missing middle housing sites are dashed in red.
Um, again, going from RS one to M two or RS one
and M two dash three to RT dash four.
Um, and it's really just supporting, um, investment, um,
and planning work that's already occurring in McKinley Park
and nearby Brighton Park
and the clicker's very sensitive.
Um, and again, these are just, uh, going from RS dash one
and there's a mistake on this slide.
RS dash one and M two dash three to RT dash four
to support our missing middle housing initiative.
Um, and the zoning change, uh, we would hope
to have completed prior to, uh, the disposition, disposition
of these properties to a developer. Thank you.
Great. Thank you Mr. Zoff.
Um, any questions by committee members?
Uh, seeing none, uh, alderman. Oh, I'm sorry. Alam. Lata.
You have a question? No, he so moves. So Alman, Lata.
So moves. All in favor say aye. Aye. Aye. Any opposed?
Say nay. P Chair. The ayes have it. Item has passed.
Thank you. Thank you. Bottom
of page four is document number A 9 0 5 4 in the 13th ward.
Document number oh 2025 dash
0 0 1 9 0 6.
Common address is 64 11 South Central Avenue.
Change request is B one one.
Neighborhood shopping district
to RS two residential single unit detached house district.
Uh, we have Alderman Marty Quinn. Thank
You Mr. Chair. Uh,
this parcel of land has been vacant for
30 years or so.
Um, we've been working on, on this project
for about six years.
Um, and, uh, we have a, um, someone that's prepared
to rehab the old firehouse at 64 11 South Central and,
and move in with their family.
I ask the, the committee's, uh, support on this initiative.
Thank you.
Thank you all. And any questions by committee members?
Uh, say none. All the que do pass. All in favor, say aye.
Any opposed, say nay. And the chair. The ayes have it.
Item is passed. Thank you Alderman Quinn.
All right, next we have a series
of eight ordinances introduced
by Alderman Moore in the 17th ward.
I will read them all into the record.
We'll have one presentation and take a vote at the end.
Starting on the top of page five.
File number A 9 0 2 4 on South
Winchester, south Wilcott, south Honore, south Wood,
south Hermitage, south Paulina, and South Marshfield.
Change requests in RS three
and B three one to RT four,
file number A 9 0 2 5 on South Damon, south Winchester,
south Wilcott, south Honoree, Southwood, south Hermitage,
south Paul, south Marshfield
and West a hundred, I'm sorry, west 71st Street.
Change request is RS three
and B three one to RT four, file number A 9 0 2 6.
Common address is 1214 to 1416 West 69th Street, 1500
to 1524 West 69th Street, 1215
to 1519 West 69th Street,
and 69 0 5 South Justine Street.
Change request is RS two
and B two three B three, I'm sorry, change request RS two
and B three two to a B two three.
District file number, A 9 0 2 7.
Common address 68 0 8 through 68 58 South Ashland Avenue
68 0 1 through 69 25 South Ashland 1534
through 1558 West 69th Street
and 1527 through 1553 West 69th Street.
Change requests an RS two
B three one B three two B three three
and C two two to a B three three district top of page six,
file number A 9 0 2 8 on South Justine, south Laughlin,
south Bishop, south Loomis, south ADA, south Troop,
south Elizabeth, south Racine, and West Marquette.
Road change requests RS three to RT four,
file number A 9 0 2 9 on South Justine, south Laughlin,
south Bishop, south Loomis, south Ada, south
through South Elizabeth and West 71st Street.
Change requests is an RS three to RT four.
Document number A 9 0 3 0 common address 1624 through 1924
and 1635
through 2 20 15 West 69th Street change request
RS three and B three one to a B two three.
Document number A 9 0 3 1.
Common address is 69 25
through 70 59 South Ashland change requests RS two
and B three two to a B two three.
Once again, we have Justin Peterson from the Department
of Planning and Development here
to present on these matters.
Thank you Vice Chairman, members of the committee.
Again, my name is Justin Peterson
with the Department of Planning and Development.
I'm here today to present the proposed zoning change
for approximately one mile stretch of 69th Street
and its surrounding blocks in the Inglewood community area.
Introduced and represented by Alderman David Moore,
though closer to the edge of the city in its early years,
Inglewood was developed as a transit-oriented streetcar
suburb at the time of the 1893 World's Fair.
This map illustrates building age in Chicago with pink, red,
and orange areas constructed
as transit oriented neighborhoods prior to the mass adoption
of the automobile post World War ii.
So Inglewood is within that area.
Historically, like most of the city,
Inglewood peaked in population in the 1950s and sixties.
This map illustrates population densities
with areas in blue at approximately 20,000 people per square
mile, which is considered a kind of an optimum threshold
for the effectiveness of public transit.
Fast forward 70 years later,
and like much of the rest of the city,
Inglewood suffered massive population loss, both due
to demographic changes like smaller household size,
but in this case more acutely population
flight and disinvestment.
In fact, Inglewood has lost 75%
of its population since 1960.
As a result, there's a tremendous amount
of vacancy in Inglewood with both the highest concentrations
of city owned land and tax tax
delinquent property in the city.
Derman Moore asked us at DBD to to work with him
to figure out a strategy for how we might be able
to spur development here.
Um, and so that's really what this effort is about.
Currently, most of Inglewood is zoned RS three,
which effectively excludes all development except
for single family detached houses.
And given the current h the cost of construction
for a single family house somewhere around 450,000
or above means that market rate development
for single family homes will only occur
where developers can expect to make a profit
by selling them at around 700,000 or more.
Based on some back back of the napkin calculations,
a household would need to have an average income
of about $140,000 a year to afford a mortgage that at
that level, while the average income in Englewood is a
household income is about 45,000.
As a result, there's no market
rate development in Inglewood.
We have seen significant infill housing development in other
parts of the south side, such as Bronzeville
and Woodlawn, where RT four
and RM five zoning allows for
what is generally referred to as missing middle.
This isn't directly related to that program,
but it's the same typology.
So three, uh, would allow for up to three flats.
These buildings are relatively easy to finance, uh,
as opposed to larger developments.
Three bedroom units are also typically in the 12
to 1400 square foot range, which is the same size
as the average single family home in 1960.
And if they're sold as condos, they land at a much,
much closer to the average, uh, housing price
for the metro area at about $400,000.
So we hope that by rezoning much of the
surrounding residential blocks to RT four,
it will enable some of this, uh,
more feasible financially feasible infill development.
Of course, single family homes are still permitted
by Wright, and it would allow existing homeowners
that may be struggling with finances
to bring in extra income by, uh, utilizing, uh,
underutilized space or, or, uh, con
and converting space into, uh, new rental units.
69th Street, uh, itself, which is, uh,
pictured here in the yellow strip, is no longer mu uh,
major commercial strip for Inglewood.
And since we've had difficulty with retail spaces
around the city, we're looking for opportunities to, uh,
introduce potentially ground floor residential there, uh,
which is why, uh,
we're recommending the B two three designation, um,
which will still allow for some commercial, uh, of course,
but would allow residential as well.
And then the remaining, uh, magenta piece there, uh, is, uh,
the B three three that's on Ashland.
That would be the, the more
historic commercial core of this area.
Um, so this concludes my presentation,
and again, happy to answer any questions.
Thank you, Mr. Peterson. Um, a question,
Um, I mean very briefly on this, I I,
before I move to pass, I want to ask if that's presentation
could be made available through the chair.
I don't know that I've ever seen
such a succinct presentation that outlines
the demographic challenges facing the city of Chicago.
That was fascinating.
Um, just wanted to say
that if you can get that presentation to us,
Yeah, no problem. You'll, it'll
be in your inbox by the end of the day.
Thank you, sir. Any other questions?
Seeing none, Alman Beal moves do pass. Oh, wait a minute.
Alman Beal makes a motion. Do pass on 17 worth
all thematic applications.
A
9 0 2 4 9 0 2 5 9 0 2 6 9 0 2 7 9 0 2 8 9 0 2 9 9 0 3 0
and 9 0 3 1.
All in favor say aye. Aye. Any opposed? Say nay.
Making ensure the ayes have it
and the ordinances are passed.
Um, once again noting that a 9 0 3 4 has, sorry,
ordinances are passed all
we are now on the bottom of page 10.
Document number 2 2 8 5 0 dash T one in the second ward.
Ordinance referred 9 25 25.
Common address is 1437 North Mohawk Street.
Change request is an RT four residential two flat townhouse
and multiunit district
to RM 4.5 residential multi-unit district.
Uh, we have attorney Jima Castro
Had to look at my, my phone to see if it's e uh,
not evening, morning, or afternoon.
Oh, it's afternoon. Dear Uh, for the record,
my name is Jima Castro.
I am a partner at Acosta Esker
here today on several matters.
The first one, which you pointed out,
located at 1437 North Mohawk.
Uh, there is a substitute
and at this time I'd like to ask if the substitute
to be accepted into the record please.
Yes. All the women claim moves
to accept the substitute narrative
and plans for the type one application.
All in favor say aye. Aye. Any opposed, say nay. Chair.
The ayes have it substitute
Narrative and plans are accepted.
Thank you very much. We're seeking
to rezone this property from an RT four to an RM 4.5.
The existing lot is a substandard, uh, size lot
and improve with a three story residential building.
With the two car garage, we're seeking
to expand a third floor to allow for more living space.
This would, uh, be made possible by the rezoning,
which would allow a new third floor.
And we are also asking for an optional variation to reduce,
uh, the combined site setback and the rear yard open space.
We have support from the local community group
and the alderman as well.
And we asked for a favorable
consideration for this matter. Please
Thank you. We do have the
support from Alderman Hopkins.
Any questions by committee members?
Seeing the honor alderman case moves Do pass as amended.
All as favor say aye. Aye. Any opposed? Say nay. Chair.
The ayes have it. Item is passed as substituted,
right? I think yes.
Substitute Narrative plans
with the substitute narrative plans.
All right. Top of page 11 is document number 2 2 8 4 9
in the 24th ward, uh, ordinance referred 2 25 25.
Common address? 42 0 3 through 42 11 West fifth Avenue
and th I'm sorry, 7 32
to 7 44 South Keeler Avenue change request.
RT four Residential two flat townhouse
and multi-unit district
to RM 4.5 Residential multi-unit district.
Again, attorney Jimena Castro. Thank
You very much for the record, again,
my name is Jimena Castro, partner at Acosta Ker
as you pointed out, um, chairman, we are here
for the property, uh, commonly known
as 42 0 3 West fifth Street
with all the other addresses attached to that.
And we are amending this application as a type one
and I'd like to ask if that could be made possible.
Yes. Uh, I'm on the bottom is to amend the application
to a type one application.
All in favor say aye. Aye. Any opposed? Say nay.
They chair the ayes have it. The
application's amended to a type one.
Thank you very much. We're seeking
to rezone this property from an RT four to an RM 4.5.
The property is, uh, includes three lots.
That is, that make up one zoning lot
and we're seeking to rezone to subsidize, uh,
to subdivide the lots into three individual zoning lots.
The division of the lots will allow
for three individual residential buildings
with three dwelling units in each building.
Lot one will have a one car, uh, parking space
and lots two and three will have a two car garage.
We're also seeking as part of this type one, uh, amended
to be a type one rezoning change to reduce the following
for lot one through an optional variation
to reduce the east size setback,
to reduce the combined setbacks
to reduce the rear yard setbacks, uh,
and reduced the two required parking spaces to one.
Uh, according to the new TSL guidelines made possible
by Alderman Laspas, uh, ordinance, uh, we have the support
of the Alder woman
and we'd like to ask for favorable
consideration for this matter.
Get some pretty good co-sponsors
on that ordinance, you know too?
Yes. Uh, any questions by committee members?
Uh, seeing that Alderman Hopkins moves Do pass.
All in favor, say aye. Aye. Any opposed? Say nay. Chair.
The ayes have it. Item is passed as amended.
Thank you very much. Thank you.
Middle of the page is document number 2 2 8 7 4.
Also in the 24th ward.
Common address is 1829 South Kedzie Avenue change
request B three two.
Community shopping district
to B two two neighborhood mixed use district.
Uh, Jimena Castro.
Thank you very much Mr. Chairman again for the record.
My name is Jimena Castro, partner at Acosta Esker.
We're seeking to rezone, uh,
the property at 1829 in South Kesey from a B three two
to a B two two.
The property is improved with the two story building
with two legal units, one illegal unit,
and the two cars at the rear.
The rezoning will allow for the legalization
of the illegal unit to allow
for three total units on the property
and allow for ground floor residential use,
which already exists.
The parking will remain and none will be added.
And we have the support of the older woman
and we seek favorable consideration for this committee.
Thank you. We do have a letter from the all the women.
Any questions by committee members?
Seeing none, Allman Hopkins moves Do pass.
All in favor say aye. A right. Any opposed say nay.
P The chair ayes have it. Item is passed.
Uh, document number 2 2 8 5 1 dash two one on the 25th Ward.
Common address is 1830
through 1832 West 22nd Place change requests is an RSS three
residential single unit detached house district
to RM 5.5 residential multi-unit district.
Once again, Jimena Astro.
Thank you very much Mr. Chairman.
Last, uh, last item for me today.
Uh, for the record, my name is Jimena Castro,
partnered at Casta Esker.
As you correctly pointed out, we're rezoning 1830
to 1832 West 22nd place.
And I'd like to ask if the substitute narrative be
incorporated into the plans please.
Yes. All the member brunette moves
to accept the substitute narrative
and plans for the type one application.
All in favor of say aye. Aye.
And opposed say nay Can the chair of the ayes have it
and the substitute narrative and plans are accepted. Thank
You. We're
seeking to rezone the property from an RSS three
to an R 5.5.
The property is improved with, uh, includes two lots
of record and it's one zoning lot.
1832 is improved with a three
and a half story, uh, front building, uh,
with three dwelling units
and there is also a two story rear building,
which includes a one dwelling unit on the second floor
and two parking spaces on the ground floor of that building.
1830 is improved with the two car garage.
We're seeking to rezone to allow the subdivision
of the lots into two zoning lots to legalize, uh,
the four existing units on 1832
and to seek, uh, TSL relief for that lot.
The parking will remain as is and none will be added.
The rezoning will also allow, uh, for the applicant
to build a 4.5 story residential building
with fire dwelling units on 1830
and we will be seeking parking relief as well.
According to the TSL guidelines,
the two parking spaces will remain and none will be added.
We also seek optional variations for 1832 as follows,
to reduce their front yard setback.
The combined yard set side setbacks to reduce the east
and the west setbacks the rear yard setback
to also be reduced and to reduce parking, uh, uh,
to two existing parking spaces according
to the T LS L guidelines for 1830.
We also seek optional variation relief
to reduce the front yard setback, the rear yard setback,
and to reduce parking from three
to two existing parking spaces.
According to the T LS L guidelines, we have the support of,
uh, the alderman on this matter
and from neighbors on the block
and we seek favorable consideration from this committee.
Thank you. There's a lot going on here. Yes.
Um, how many units total?
So lots. 1832.
Uh, we'll have four
and 1830 we'll have five, so that's nine. Nine.
Okay. 5.5 seems like a lakefront kind of thing,
so I'm just wanna checking any questions
by committee members, uh, sign
and all the women clay moves to pass.
All in favor say aye. Aye. Any opposed? Say nay.
P The ayes have it. May Adam is passed as substituted. Thank
You. Thank you. And just that,
that comment about the, the,
it's a a hundred depths, uh, lot report.
Yeah. Thank you.
Thank you. Uh, okay.
Uh, top of page 12 is document number 2 2 8 4 3 dash
T one in the 26th Ward.
Uh, Mr. Oh yes.
Uh, um, Ms. Castro also, uh, had a matter up in my ward.
I may have been out of the room.
Was that matter dispensed with? Yes. Okay.
Uh, I apologize for that.
I was establishing quorum in the aviation committee trying
to be in two places at once, so I apologize for missing it.
Uh, please let the record reflect my full
support for that matter has passed. Thank you.
Tha thank you all and we do
have your letter on file as well.
Thank you. Um,
okay. Top of page 12.
Okay. I can't let Ximena have all, well I
Here document number 2 2 8 4 3 dash T one of the 26 ward.
Common address 1457
through 1459 North Tallman change requests.
RSS three residential single unit detached house district
to R five residential multi-unit district.
Um, we have uh, Michael Esgar.
Thank you Mr. Chairman. Good afternoon.
I'm, I'm subbing in from my partner Rolando Acosta on
behalf of the applicant.
1459 North Tomlin, LLC.
And this property consists of a, uh, vacant church building
and the applicant proposes to do an interior remodel to, uh,
convert it to eight residential units
and four parking spaces.
And along with that type one, uh, zoning change, uh,
there'd be uh, three variations to reduce rear
and open space and, uh, side and uh, front setbacks.
And we have worked with the 26th award,
other woman front desks zoning advisory committee
and the applicant has voluntarily entered into a community
benefits agreement to include an affordable
housing unit on site.
And, uh, I understand the elder woman,
I'm not sure if she's here,
but I understand that she's supportive.
But I'm here to answer any questions. Sure.
Before we get to the older women,
do we have a substitute here?
Substitute? I don't. Do we do? Okay.
I again, subbing in. Thank you very much for
Logan. ADA moves
to accept the substitute narrative and plans.
All in favor say aye. Aye. Any opposed? Say nay.
Uh, substitute narrative and plans are
before us all the person Fuentes.
Uh, are you on the line?
Anything you want to add on this one?
Yeah, I am. Thank you Chairman.
Uh, I just wanna thank the developers Ando Costa on working
with my, uh,
community driven zoning committee on
this particular project.
Uh, church conversions are a tough thing, right?
Uh, but when you have developers who are willing
to meet community, take that feedback
and engage in a community benefits agreement,
how we did a development
that really works, uh, for everyone.
So I wholeheartedly support this along
with my community driven zoning
committee. Thank you, chairman.
Thank you all the person. Um,
any questions by committee members?
Actually, uh, is there landmark potential?
Here is the structure,
Uh, to be, um, to be honest, I'm not sure.
I don't, can't answer that question. I'm not sure.
Well, there may be some, there may be some, uh, relief
tax breaks if there that is for profit, right?
It's a great thought. All Right,
well have a look at it.
I know our CD folks if they, all right.
It's a good see no other questions.
Uh, all women claim was do pass. All in favor, say aye. Aye.
All opposed, say nay pry.
The ayes have it and the item is passed as substituted.
Uh, middle of page 12 is document number 2 2 8 4 4 dash T
one in the 32nd ward.
Common address is 30 59 North Levit Street.
Change requests are at S3 residential single unit detached
house district to R five residential multi unit district.
Uh, once again we have Michael Ger.
Thank you. Uh, Michael Ger on behalf of the applicant.
30 59 North Levitt, LLC.
And uh, as a preliminary matter, this is a sub.
We do have substitute narrative
and plans that I'd respectfully request
to be incorporated into the record.
Yes, all the ques
that we accept the substitute narrative and plans.
All in favor say aye. Aye. Any opposed?
We ensure the ayes have it. Thank,
Thank you Mr. Chairman.
Uh, the subject property is improved with a,
with a two story multi-residential building.
There's, uh, four legal conforming units
and two non-conforming units,
and the applicant proposes to rezone the property
to legalize the, uh,
make the two non-conforming units conforming
for in via a total of six units.
Then on site, the type one application also, uh,
considers a variation for, uh, the reduced, uh,
side setbacks and front setbacks
and the, uh, rear yard open space reduction.
Uh, in this case, we've alderman, uh, WBAs office, uh,
directed us to work with Hamlin Park neighbors as well
as the Rascoe Village neighbors.
Both groups support the change
and, uh, I'm here to answer any questions.
Great. Uh, I also spoke to Oliver Waga on this one.
Any questions By committee members?
Uh, seeing none, all the women clay moves do pass.
All in favor, say aye. Aye. Any opposed? Say nay.
Be the chair. The ayes have it. Item is
passed as substituted.
Thank you very much. All right. Bottom of page 12.
Document number 2 2 8 5 2 dash 21 of the 27th ward.
Common address is 1855 West Grand Avenue.
Change request M 12 limited manufacturing business park
district to B two three.
Community Shopping district.
I understand there's a request to defer this item, correct?
Um, all Min Hopkins moves
to the further previously read item.
All in favor say aye. Aye. Any opposed? Say nay.
P The chair, the ayes have it. Item is deferred. One more.
Excellent. Um, Document number 2 2 8 8 0 dash T
one in the 27th Ward.
Uh, common address is 1449
through 1453 North Sedgwick Street Change
request B two five.
Neighborhood mixed use district to B two five.
Neighborhood mixed use district.
Uh, once again Michael Esgar.
Thank you Mr. Chairman. Michael Esgar
on behalf of the applicant.
1453 North Sedgwick, LLC.
Uh, this matter was rezoned several years ago to B two five
and the, uh, application had expired prior
to pulling any permits.
So we went back through the process, uh,
under Alderman Burnett's direction.
Um, we are proposing to rezone the property to allow
for 27 units, uh,
no automobile parking spaces in this highly
transit served location.
Uh, there's also variation to reduce rear yard, uh, setback
and also to reduce, uh, loading spaces
to zero and parking to zero.
The, uh, we reviewed this matter with Old Town Merchants
and Residents Association who sent us a letter of support
for the matter and I believe Alderman Burnett is here,
so I will defer to him.
Thank you Mr. Ger. Um, we do have slides for this.
We're having a, oh yeah. Technical difficulty
with the laptop that decided to reboot.
Um, so we could, we could
send those out to committee members.
Un unless, uh, I I think we probably get the gist of things.
Yes. Alderman Burnett.
Thank you Chairman. I am supportive
of the community has supported this project
and so I, it has my full support
and excited for what they're presenting.
Right. Thank you Alderman.
Any questions By committee members? Seeing none.
All the women clay moves do pass. All in favor, say aye.
Aye. Any opposed? Say nay. Pay the chair.
Ayes have it. Item has passed.
Thank you very much. Alright,
We're gonna speak up the next four items in
the third ward.
Uh, all the woman dial will be back, um,
because we have another one from hers from earlier.
Yep. Yeah. All right. Bottom of page 14.
Um, docket number 2 2 8 9 3 dash 21 on the 43rd ward.
Common address is nine 70 West Montana.
Change request institutional plan development two.
Uh, as amended to B two three neighborhood mixed use
district at the request of the local alderman.
Uh, we're gonna defer this item. Alman ADA moves to defer.
All in favor say aye. Aye. Any opposed? Say nay.
Any The chair of the items have it. Item is deferred.
Moving on top of page 15,
document number 2 2 8 5 3 in the 31st ward.
Common address is 48 15 West Wolfram Street change request.
RS three residential single unit detached house
district to B three one.
Community shopping district. We have attorney Paul ak.
We usually make you wait to the end. Thank
You Paul. Yeah, I
appreciate it. Mr. Ak. Good afternoon Mr.
Chairman, members of the board. My name is Paul Kak.
I represent the applicant Grocery retail holdings. LLC.
Uh, the property is currently a vacant piece
of property across the alley from an existing um,
uh, shopping center.
And the purpose of the rezoning, uh, is to allow that
to be used for parking for that center.
We have met with, uh, the community
and we believe we have a, a letter
of support from Alderman Cardona on this matter.
Thank you. We do have a letter from Alderman Cardona.
Any questions by committee members saying none.
Alderman, Burnett moves Do pass. All in favor say aye.
A right. Any opposed say nay. Be the chair.
The ayes have it. Item is passed.
Middle of page 15 is document number 2 2 8.
Three three In the 36th ward, common address is 42 47
through 42 57 West North Avenue.
Change request B one one.
Neighborhood shopping district
to C two one motor vehicle related district.
Once again, attorney Paul Kak.
Good afternoon Mr. Chairman. Members of the board.
My name is Paul Kak. I represent the applicant.
Baja Development. LLC.
Uh, the property in question is a vacant piece of property
and this zoning change from B one one
to C two dash one allows for an expansion
of the existing vehicle sales
and modal service operation that is currently there.
Uh, we believe that we have support from uh,
alderman Viegas on this matter on its expansion
of existing business.
We do have a letter from Alderman Viegas.
Any questions by committee members? Uh, saying none.
Alderman Hopkins will do pass. All in favor say aye.
Alright. Any opposed, say nay.
The chair, the ayes abbot item is passed.
Uh, bottom
of 15 is document number 2 2 8 5 4 in the 38th ward.
Common address is 45 12 North Central Avenue change request.
RS three residential single unit detached house district
to RT 3.5 residential two flat townhouse
and multi-unit district. Uh, Paul Kak.
Good afternoon Ms. Chairman. My name is Paul ak.
I represent the applicant 45 12 central LLC.
Request for zoning chain from the current RS three to RT 3.5
to allow the construction
of a new three unit residential building
with three off street parking spaces.
Property in question is approximately a
4 4500 square foot lot.
It's improved with the vacant two, uh,
unit residential building.
The applicant. Uh, we wanted demolish the existing building
and build with three uh, unit building
with three parking spaces.
We met with the community, we met with Alderman, um, Sato
and we believe we have his support on this matter.
Great. Uh, we do have a letter from Alderman Sato.
Any questions by committee members? None.
Alderman case moves. Do pass. All in favor say aye. Aye.
Aye. Any opposed? Say nay.
P The chair of the item has passed
Again. Thank you Nicole. Thank
Mr. I appreciate it.
Uh, top of page 16 is document number
2 2 7 8 5 in the first ward.
Common address is 1719 through 1725 West Chicago Avenue.
Change request B one two.
Neighborhood shopping district to B three two.
Community shopping district. Uh, we have attorney John Fr
Morning chairman or good afternoon chairman.
Uh, John Ritchie on behalf of the applicant. RMBR Ventures.
Uh, this application is sought solely for use purposes, uh,
initially to allow for the establishment of a diner with uh,
service alcohol service drug agent tables, uh,
which we couldn't do under the existing zoning.
And then it's the hope additionally that this may, uh,
facilitate the leasing of the additional vacant storefront
to there as we continue to build out that street, uh,
in a positive direction.
Great. Um, Alman the spot. I must have stepped out.
He loves this stuff, but we do have a letter
of support from him.
Uh, any questions by committee members? Uh, saying none.
Uh, all the woman clay moves do pass. All in favor, say aye.
A. Any opposed say nay. The chair ayes have it.
Thank you all for your time. Thank you Mr. Frt.
Middle of the page is document number 2 2 8 6 7 dash T
one in the fourth ward.
Common address 9 33 East 48th Street change request.
Rss one residential single unit detached house district
to RT four residential, two flat townhouse
and multi-unit district.
Uh, we have attorney Monty Boatwright.
Thank you for having me. Uh, for the record.
Monty Boatright attorney bring on behalf of Connie Isabelle,
we're asking that the RS one be changed to R four.
Uh, good news is that height, uh, does not change the, none
of the sides change in size whatsoever.
Uh, the purpose is to change a,
a common area in the first floor into living space.
Great. We also have a substitute
narrative and plan on this one.
Yes. Yes. Uh, yes. Yes.
Um, so all member Burnett was
to accept the substitute narrative
and plans for the type one application.
All in favor say aye. Aye. Any opposed? Say nay.
Uh, sub ayes have it substitute is before us.
Um, you're converting a single family
to a two unit building, correct?
That's correct. And keeping the, the existing structure.
Yeah. Yeah, right. It was a coach house.
Ah, yeah, but it was totally
separated from the house years ago.
We love coach houses. Yeah. You know that right? All right.
Alvin Hopkins moves Do pass.
All in favor say aye and opposed to say nay please. Aye.
Have it Item has passed.
Thank you. Thank you Mr. Chairman. Thank
You.
So, um, we're having some issues with the laptop.
I don't know if I know, I don't know if Alex is in the room
or he can hear me somewhere.
I know he was before. Um,
but if somebody can, we can reach out
or if somebody can come down, see if he's around.
Um, I'm gonna keep going though.
Uh, bottom of page 16 is document number
2 2 8 3 5 T one in the fourth ward.
Common address is 33 41 South Prairie Avenue change request
RSS three residential single unit detached house district
to RM 4.5 residential multi-unit district.
We have attorney Tyler Manic.
Thank you Mr. Chairman and members
of the committee for the record.
My name is Tyler Manic
and attorney with Shane Banks Kenny and Schwartz.
I'm here on behalf of the owner
of 3 3 4 1 South Prairie which has improved
with a two story residential building
containing two dwelling units.
The owner seeks to add a third dwelling
unit in the existing building.
The applicant submitted this application as a type one
to secure the vari any variations required of this
existing uh, legally non-conforming building.
Um, as a result the applicant is seeking a zoning map
amendment to rezone this parcel from an RS three
to an RM 4.5 um zoning district.
In order to lawfully establish this third unit,
the owner has met with
and obtained a letter
of support from Alderman Robinson which has been
submitted to this committee.
As a result, I respectfully request this committee's
favorable recommendation for the zoning map amendment
of 3 3 4 1 South Prairie to rezone this parcel from RS three
to RM 4.5 and I'd be happy to answer any questions.
Thank you sir, we do have the letter from Alder Robinson.
Any questions by committee members saying none.
All the women claim moves due Pass. All in favor say aye.
Alright. Any opposed say nay that your ayes have it.
Item is passed. Um, busy day for you. All right, here we go.
Document number 2 2 8 3 7 dash two one in the 13th ward,
common address is 63 53
to 63 55 West 55th Street change request.
RSS two residential single unit detached house district
to B three one.
Community shopping district, uh, attorney Tyler Manic.
Thank you again Mr. Chairman
and members of the committee Again, my name is Tyler Manic.
I'm be I I'm here on behalf of RAZI two LLC which owns 63 53
to 55 West 55th Street.
This property is currently improved
with a two story commercial building last used
as a financial services use.
The property is zoned RS two residential single unit
detached district, which makes this building
a legal nonconforming uh, building in the zoning district.
This building has been vacant for nearly 10 years
and the owner seeks to reactivate the building
with his restaurant.
The owner already operates uh,
successful restaurants in the community
and anticipates similar success here.
The owner needs to rezone this parcel to B three one,
which is a pre predomin zoning of the block.
Uh, we did submit a substitute type one narrative
to request all relief
that would be applicable under the zoning ordinance For
these plans, I would ask this committee to include
that substitute type one narrative.
Yes, all in ENC case Adam was
to accept the substitute narrative
and plans for the type one application.
All in favor say aye. All and they opposed say nay.
Make chair The ayes have it substitute Narrative
and plans are accepted.
We have met with Alderman Quinn
and at his behest local community group
and the police commander who are all supportive
of this request and I believe Alderman Quinn has
communicated his support to this committee.
Yes, uh, we do have the letter from Alderman Quinn.
As a result, I respectfully request this committee's
support and be happy to answer any questions.
Thank you sir. What's the name of the restaurant?
Well you got me Email me afterwards hopefully. Okay.
Best of luck to the restaurant.
Uh, any questions by committee members saying none
Alderman Hopkins moves Do pass.
All in favor say aye. Aye. Any opposed? Say nay.
P The chair ayes have item is passed.
Middle of the page is document number
2 2 8 7 3 of the 25th ward.
Common address. 1714
to 1718 South Racine Avenue change request.
RT four, residential two flat townhouse
and multi-unit district to B three two.
Community shopping district. Mr. Manock, thank
You again Mr. Chairman
and members of the committee again Tyler Manic.
I'm here on the, on behalf of the applicant's William
and Beth Wagner who owned the property at 1714
to 1718 South Racine.
Uh, this property's improved
with three commercial buildings over the past 30 years.
The applicant has used this property as a wedding venue
and is well regarded in this community.
However, this parcel is zoned RT four,
which does not permit their small venue uses
and which has created unnecessary roadblocks
for the owner's licensing and permitting needs.
This application seeks to rezone this parcel back
to a B three two zoning district,
which was a property zoning prior to a general
rezoning about 20 years ago that made this uh,
use non-conforming.
The applicant has met with Alderman CCO Lopez
and his zoning advisory board and has earned their support.
I do believe the alderman has confirmed his
support with this board.
Uh, and as a result I respectfully request this committee
support and I'd be happy to answer any questions. Thank
You. We do have the support of
the alderman on this one.
Any questions By committee members? Uh, sitting None.
Alderman Burnett moves Do pass. All in favor, say aye.
Any opposed? Say nay. Neither the chair. The ayes have it.
Bottom of the page is document number 2 2 8 7 2 dash T
one on the 28th Ward.
Common address. 2346 West Taylor Street change
request B three two.
Community shopping district to B two five.
Neighborhood mixed use district Mr. Manic.
Thank you Mr. Chairman again.
Tyler Manic on behalf of uh, Sicily, LLC,
which owns the property at 2346 West Taylor.
This property is currently improved with a three
and a half story residential building containing six
dwelling units plus two non-conforming dwelling units.
This zoning map amendment seeks
to lawfully establish these two non-conforming units.
We did submit a substitute two type one narrative to call
to request any zone of relief necessary
to effectuate the plans.
Um, so
Yes, uh, all our clay moves
to accept the substitute narrative
and plans for the type one application.
All in favor say aye. Aye. Any opposed, say nay. Chair.
The aye have it substitute.
Narrative and plans are accepted.
The applicant met with Alderman Irvin
and it at his direction of the local community organization,
uh, who supported this application.
I believe Alderman Irvin confirmed his support
to the committee to rezone this parcel to a B two five
and I'd be happy to answer any questions.
Thank you. We do have a letter from Alderman Irvin.
Any questions by committee members? Say none.
Alderman do pass. All in favor, say aye. Aye. Any opposed?
Say nay. May the chair of the ayes have it. Item is passed.
All right. Top of page 18.
Document number 2 2 8 3 6 dash T one in the 43rd ward.
Common address is nine 50 West Willow Street change request.
RT four residential two flat townhouse
and multi-unit district
to RM five Residential multi-unit district.
Thank you Mr. Par. Running with slides again.
All right,
Thank you Mr. Chairman
and members of the committee for record.
My name is Tyler Manic.
I'm here on the, I'm here on behalf
of the applicants Z seeking a zoning map amendment
through Rezone nine 50 West Willow from an RT four
to an RM five zoning district.
We did submit substitute plans in a narrative to correspond
to changes requested by the community.
Yes. Alvin Hopkins moves
to accept the substitute narrative plans
for the type one application.
All in favor say aye. Aye. Any opposed to nay p?
The chair of the ayes have it. Uh,
substitute narrative and plans are accepted.
The property is currently improved
with an existing non-conforming residential building.
Uh, the applicant seeks this rezoning
to establish a new construction four story reside
residential building containing four dwelling units which
you see in front of you or on the screen.
Prior to this meeting, the applicant has worked closely
with Alderman Knutson
and at his behest with Ranch Triangle,
the local community group and the next door neighbor.
Through these meetings, a series of parameters
for this new building was established
and the proposed building fulfills those parameters.
Um, we did, as I mentioned,
we did submit the substitute narrative,
which does seek the relief on the front setback,
rear setback and the parking relief.
They increase the parking spaces from two to three spaces.
Uh, I do believe Alderman Knudson has sent this
committee a letter of support.
Yes, we have heard from Alderson on this matter.
As a result, I respectfully request this committee's
favorable recommendation
to rezone nine 50 West Willow from RT four, the RM five
and I'd be happy to answer any questions.
Thank you. Any questions by committee members? Say none.
Alman Burnett moves. Do pass. All in favor, say aye. Aye.
Any opposed? Say nay. The chair. The ayes have it.
Item is passed. Substituted. Thank you Mr. Thank you sir.
Uh, middle of the page. Uh, we're gonna take a motion
to defer document number 2 2 8 6 6 to the 10th ward.
Common address is eight, I'm sorry,
85 16 South Buffalo Avenue change request.
RT four residential two flat townhouse district
and multi-unit to RM five residential multi-unit.
Um, all the women claim makes a motion to defer.
All in favor say aye. Aye. Any opposed? Say nay.
Item is deferred.
Bottom of the page is document number
2 2 8 4 1 in the 10th ward.
Common address is 85 21 South Burley Avenue change request
RT four, residential two flat townhouse
and multiunit district
to B two one neighborhood mixed use district.
We have attorney Nick Fatas.
Thank you. Uh, chairman for the record.
Nick Fatas from the Law Offices of Sam Banks.
I'm here on behalf of the uh, applicant
and property owner Ms. Elizabeth Perez.
The requested zoning change will allow
for the reestablishment of a existing currently vacant, uh,
retail space at the front of the subject building.
Um, the rest of the property will remain the same,
so it's a use based zoning change.
Um, we did work with Alderman Chico on this request
and I believe the committee already has a letter
of support from the alderman.
We do have a letter from Alderman Chico on the matter.
Any questions by committee members?
Um, saying none All the woman claim moves do pass.
All in favor say aye. Aye. Any opposed?
Say nay and ensure the ayes have it item is passed.
Top of page 19 is document number 2 2 8 2 9 T
one in the 11th ward.
Common address is 26 0 3 South Halstead
Street change request.
M1 12 Limited manufacturing business park
district to B three three.
Community shopping district. Mr. Fatus,
Thank you again for the record.
Nick Fatus, uh, here on behalf of the applicant
and property owner land X-H-S-J-V-L-L-C, the uh,
subjected property is a 3000 square foot
lot that's currently vacant.
The uh, plan is to develop it with a mixed use building.
There would be a retail unit at grade
and three residential units above.
Uh, although it's a transit serve location,
we have designed, uh, four parking spaces
to be located at the rear of the property.
Um, this is a type one zoning change
because the current manufacturing district does not allow
the establishment of any residential uses.
Um, we worked, uh, directly with Alderman Lee
and participated in a community meeting.
And based on that I believe we have a letter
of support from the alderman on this, uh, request.
We do have a letter from Alderman Lee on this request.
Uh, any questions by committee members? I say none.
Alderman case Adam moves Do pass. All in favor? Say aye.
Aye. Opposed? Say nay. Can the chair? The ayes have it.
Item has passed a busy day here Mr. Okay, sit tight.
We're we're gonna roll document number 2 2 8 7 0 dash G
one of the 21st ward.
Common address. Uh, 1 13 51
through 1 13 55 South Aberdeen Street change request.
RS two residential single unit detached house district
to RT four, residential, two flat townhouse
and multi-unit district. Mr. Fatas,
Thank you again. Nick Fatas
for the record.
I'm here on behalf of the applicant and property owner.
Uh, the subject property, uh,
at 11 3 51 11 3 55 South Aberdeen is currently vacant.
It's a 55 50 foot wide lot.
The plan is to um, divide the lot into two development lots
and develop each property with a new, uh,
two unit residential building.
Each unit, I'm sorry, each uh,
building will have two parking spaces located at the rear
of the lot in order to permit the multi-unit development.
A zoning exchange of the RT four is being requested.
Uh, the applicant in this case worked directly
with Alderman Mosley and obtained a letter
of support which we've provided to the committee.
We do have a letter from Alderman Moseley.
Any questions by committee members?
Seeing none, all the women clay moves do pass.
All in favor say aye. Aye. Any opposed? Say nay.
Can the chair, the ayes have it. Item is passed.
Bottom of the page is document number
2 2 8 2 6 in the 25th ward.
Common address. 2 2 3 4 West 23rd
place change request.
RS three residential single unit,
the detached house district to RT four, residential,
two flat townhouse and multiunit district.
Mr. Fatas, thank
You again for the record.
Nick Fatas, uh, from the offices, offices of Sam Banks, uh,
in this case, uh, chairman, what we're seeking
to do is actually allow for the division
of an existing zoning lot.
Approximately three months ago we rezoned the property at
2236 West 23rd place with the intent of developing that
with the new three unit building.
Um, during plan review it was determined
that the 22, 34, 22 36 uh, properties function together
as a single zoning lot.
So we're now rezoning the improved property to allow
for the uh, lot division.
Um, the existing uh,
three unit building at 2234 will remain exactly as it is,
um, albeit on a, uh, uh, 25 foot wide zoning lot.
Uh, and the plan for the neighboring property remains the
same consistent with the previously approved zoning change.
Uh, we did work with Alderman Ccho Lopez's office
and I believe, uh, last night we received a letter
of support for the project.
We do have a letter of support from Alderman Cche Lopez.
Any questions by committee members? Say none.
Alderman case Adam moves. Do pass. All in favor, say aye.
Opposed say nay. Any The chair, the ayes have it.
Item is passed. Top
of page 20 is document number 2 2 8 2 4 dash T
one in the 26th ward.
Common address is 1247 North California Avenue.
Change request RSS three residential single unit detached
house district to RM five residential multi-unit
district. Mr. Fatas,
Thank you again, chairman for the record.
Nick Fatas. I'm here on behalf
of the applicant and property owner.
Uh, absolute realty group. LLC.
Uh, the subject property at 1247 North California
is improved with a non-conforming six
unit residential building.
Um, the program is to, uh, add two basement
or garden level units for a total
of eight units in the building.
Um, as part of the program we are, we did file this
as a type one zoning change
because we will have three parking spaces,
uh, at the rear of the lot.
So eight total units and three parking spaces.
Uh, we worked with the uh,
26 ward zoning advisory committee, um,
and participating in a community meeting.
And based on that I believe we have Alderman Fuentes letter
of support already on file.
Uh, we do have a letter from all the person Fuentes.
Um, all the person. Are you on the line
still as well? Anything to add?
I still am. It has gone
through my community driven zoning process, uh,
and has community support.
I do support this item.
Thank you Alder person. Any questions
by committee members saying, done all the say none.
All the women do moves. Do pass. All in favor, say aye. Aye.
Any opposed? Say nay. Chair. The ayes have it.
Item is passed. Middle
of the page is document number 2 2 8 4 0 dash T
one of the 27th ward.
Common address is 1107 West Fulton Market change request.
DX five Downtown mixed use district
to DX seven Downtown mixed use district. Mr. Fatas,
Thank you again for the record.
Nick Fatas from the Law Offices of Sam Banks.
I'm here on behalf of the applicant
and property owner 1105 West Fulton, uh, or w Fulton, LLC.
Um, the subject property at 1107 West Fulton Market is
currently improved with a four story, uh,
mixed use commercial.
There's no residential.
The plan is to do a two floor addition
to add two residential units, so a total of six stories,
two residential units, the ground floor retail will,
will remain and the floors, uh, two through four will
continue with office space.
Um, so as part of this, uh, we are seeking
to reduce the setbacks for the new residential addition.
Um, just simply to follow the existing building wall lines.
The building is built lot line to lot line.
So our uh, program follows that, uh, building footprint.
Um, we did start the process
with the prior Alderman Burnett.
I did uh, follow up
with Alderman Burnett who's present today
and I believe we still have support to proceed
with uh, today's application.
Thank you Alderman?
Yes. Uh, thank you Chairman. There's still support.
Um, thank you for presenting the
committee, uh, supportive of this.
Great, thank you. Any questions by committee members?
Seeing none, all the women Harris moves do pass.
All in favor say aye. Aye. Any opposed? Say nay.
If the chair ayes have it, item is passed.
Bottom of page 20 is document number 2 2 8 2 7 dash T one
and the 36th ward.
Common address is 1903
to 1905 West Huron Street change request.
RS three residential single unit detached house district
to RM five Residential multi-unit district. Mr. Fatas,
Thank you again Chairman for the record.
Nick Fatas from the offices, offices
of Sam Banks here on behalf of the applicant
and property owner 1905 West Huron, LL or Huron Street LLC.
Um, the proposed zoning change would permit the lot division
so that the currently vacant parcel
at 1903 West Teron could be developed
with a three story two unit building.
The uh, existing structure at 1905 is three stories
with a basement that has four residential units in it
and there's also a coach house at the rear of the property.
Um, that would remain so a total
of five units would remain at 1905
and two new residential units
and a new building would be constructed at
1903 West Huron Street.
Uh, we did work with the CGNA community organization, um,
and we did participate in a community meeting.
And, uh, based on that, I believe Alderman Viegas has
provided, uh, support for the requested zoning change.
Uh, we do have a letter from Alderman Viegas.
Any questions by committee members?
Seeing none Alvin Burnett moves due pass.
All in favor say aye. Aye. Any opposed? Say nay. Chair.
The ayes have item is passed.
Topic of 21 is document number 2 2 8 6 9 dash T one
on the 36th ward.
Common address, 2300
to 2302 West Huron Street Change request.
RSS three residential single unit detached house district
to RM six Residential multi-unit district. Mr. Fatas,
Thank you again for the record.
Nick Fatas from the offices, offices of Sam Banks, uh,
chairman, this, uh, program is actually very similar
to the last one where we're proposing a lot division.
The issue is that the uh, three story
building at 2300 West Huron is built lot line to lot line
and contains, uh, a total of 10 units.
So in order to legalize the, uh, corner
or improve lot so
that the vacant parcel at 2302 West Huron can be developed
with a new, uh, three story, two unit residential building,
a zoning change is required.
Um, this is a type one zoning change.
Um, I do not believe there were any substitutes on this one,
so we're okay on that.
Um, but we are dividing the lot
and establishing again, um, two separate lots.
One that will remain with 10 units
and one that will be developed with two units.
Two new parking spaces will be located at the rear of 2302.
Currently 2300 does not have any off street parking.
Uh, we worked with the same community group, uh, CGNA, uh,
and uh, participated in a community meeting.
And based on that, uh,
I believe we have Alderman Vega's support to proceed with,
uh, the zoning change request.
We do have a letter from Alder Viegas.
Any questions by committee members saying none.
Alderman Camos do pass. All in favor say aye. Aye.
Any opposed? Say nay. P The chair, the ayes have it.
Item is passed. Middle
of the page is document number 2 2 8 2 5 dash
T one on the 40th ward.
Common address 1948 West Peterson Avenue. Change request.
C two two motor vehicle related commercial district
to B two five Neighborhood mixed use district. Mr. Vagas,
Thank you again, chairman Nick Vagas for the record.
I, uh, am here on behalf of the applicant
and property owner 1948 W Peterson, LLC.
The uh, program here is to develop the uh,
22,000 square foot lot with a new five
and six story, um, 56 unit residential building.
Uh, although this is a transit serve location
through the community process, we were asked
to locate additional parking on site.
So as part of our request as a type one we are seeking, um,
to increase the parking to a total of 51 parking spaces
for the 56 units.
I'd also point out that the 11 affordable units will be
provided on site per our agreement, uh,
with Alderman Vasquez.
Uh, we did go through, uh, two rounds
of review on the concept plans
and the community meeting process.
And based on the outcome that's being presented
to the committee today, we believe we have Alderman
Vasquez's support for, uh, the zoning change.
We do have a letter from Alderman Vasquez.
Any questions by committee members saying none.
All the woman do moves, do pass. All in favor, say aye. A.
Any opposed, say nay. The chair. Aye.
Have it Item has passed. Bottom
of the page is document number 2 2 8 2 8 dash
T1 in the 40th ward.
Common address. 49 36 North Lincoln Avenue change request.
B one two. Neighborhood shopping district to B two three.
Neighborhood mixed use district. Mr. Fatas,
Thank you again, Nick Fatas for the record.
Um, the zoning change request in this case is
to permit the establishment
of a second business live work unit at grade level.
Uh, the existing four story building has, uh, one permitted,
uh, live work unit, a vacant retail unit
and six residential units located on the floors above.
Um, we sought and obtained special use approval
for the establishment of the first live work unit,
but in order to comply
with the minimum lot area requirements,
the zoning changes required.
Uh, we also participated in a community process
with Alderman Vasquez.
And based on, uh, that process, we believe we have as, uh,
support to proceed, uh, with the zoning change request.
We do have the letter from Alderman Vasquez.
Any questions by committee members saying none.
Alman Burnett moves to pass. All in favor say aye. A right.
Any opposed say nay. And the chair, the ayes have it.
Item is passed. Uh, top
of page 22 is document number 2 2 8 3 0 dash two one
and the 44th ward.
Common address 30 39 North Kenmore Avenue Change request.
RS three Residential single, the detached house district
to RT four, residential, two flat townhouse
and multi-unit district.
Mr. Fatas, thank
You again, chairman for the record.
Nick Fatas. I'm here on behalf of the applicant
and property owner, Kenmore and Barry, LLC.
Uh, the program in this case is to redevelop a, an existing,
uh, property or an existing five unit property
with a new three unit, uh, building, uh,
and working through the review process
with Central Lakeview neighbors.
Uh, we've agreed to, um, a type one zoning change.
We've also, uh, incorporated four parking spaces at the rear
of the lot because we actually do have additional
lot width to work with.
Um, the building will remain 38 feet in height.
Uh, all subject to the type one, uh,
application as you know.
Uh, chair we went had two meetings
with the Lake Central Lake View neighbors,
and I believe based on the last meeting, we've agreed
to a memorandum of understanding
that we would actually down zone the property
after, uh, the building's delivered in certificates
of occupancy issue.
Um, hopefully we have your support to proceed today.
Yes, tha thank you. And thank you for, uh,
doing your due diligence with Central Lake for Neighbors
and working with Isaac on my team, um,
and then rezoning back at the end.
So it does have my support.
Any questions by committee members uh, sitting, none.
All the in case moves do passed. All in favor say aye. Aye.
Any opposed? Say nay. And the chair. Aye. Have it.
Item is passed.
Middle of the page number 2 2 8 3 9 dash t
one of the 50th ward.
Common address is 65 0 6
through 65 12 North California Avenue.
Change request. B three two.
Community shopping district to RT four residential,
two flat townhouse and multi-unit district two
RT four residential, two flat townhouse
and multi district. Mr. Fatas,
Thank you again for the record.
Nick Fatas from the Law Offices of Sam Banks.
I'm here on behalf of the applicant
and property owner Chicago Community.
Kal Incorporated an Illinois not-for-profit organization.
Um, the existing property
or the property is currently improved with a Kal facility.
Uh, the plan is to, uh, construct a two story addition
of approximately 15,000 square feet.
Um, uh,
but the issue in this case is
that it's a split zoning district,
so currently B three dash two and RT four.
The request today would permit the establishment
of a uniform RT four zoning district.
And then we did file this as a type one, um,
which calls out the proposed, uh, setbacks for the addition,
as well as 35 accessory parking spaces
that'll be located on the lot.
I'd point out to that this is a 21,652 square
foot, uh, parcel.
Um, and it, with this addition, it'll be able
to accommodate the needs of the, uh, kelle.
We work directly with Alderman Silverstein.
We also, uh, participated in a community meeting
and based on that, uh,
alderman Silverstein has issued a letter of support
for today's, uh, application.
Thank you. We do have a letter from all the women.
Silverstein. Any questions by committee members saying none.
All the women Domo do pass. All in favor, say aye. Aye.
Any opposed? Say nay. Chair.
The ayes have an item has passed.
Are you doing Fred's cases? I am. All right. Two more. Two
More. Alright.
Document number 2 2 8 4 2 dash two one and the 27th Ward.
Common address is 2119,
the 2129 West Grand Avenue change request.
C3 two. Commercial manufacturing
and employment district to B three five.
Community Shopping District. Uh, Ms. Fatus.
Thank you again, chairman for the record.
Nick Fatus from the Law Offices of Sam Banks, um,
here on behalf of the, uh, applicant 2121 West Grand LLC.
The uh, program in this case is
to develop the subject property which contains approximately
13,125 square feet of total lot area, uh,
into a five story mixed use building.
The mixed use building will have a divisible, um,
retail space on the first floor containing approximately
5,900 square feet of, of rentable space.
It will also contain 48 residential units.
In working through the community process, uh, we've agreed
to increase the, uh, off street parking to a total
of 34 spaces.
So as part, as part of our type one request,
we are seeking a technical increase in the uh,
TSL allowance.
I'd also point out that the subject property is a
through lot with frontages on both um, grand Avenue
and on uh, Ferdinand Street to the rear.
Um, so we are seeking companion variations, uh,
optional variations for compliance
with TSL design guidelines.
Uh, we did work with the CGNA community organization
and I believe based on their support,
we have Alderman Burnett support to proceed,
but I would of course yield to the alderman.
Thank you. Alderman Burnett.
Thank you Chairman. Yes, I've connected
with the Chicago Grand Neighbors Association, uh,
appreciation to the applicant for communicating with
that group, both holding, um, meetings with their planning
and development community, but also
with the general public committee meet or community meeting.
Uh, I'm supportive of this development. Thank
You. Great, thank you
Alderman.
Any questions By committee members?
Seeing none, all the women Harris moves do pass.
All in favor say aye. A right. Any opposed say nay.
And the chair ayes have it. Item is passed top of page 23.
Document number 2 2 8 7 1 dash two one of the 27th Ward.
Common address is 2011 through 2013 West Grand Avenue.
Change request. C3 two.
Commercial manufacturing employment district to B two three.
Neighborhood mixed use district for the last time.
Nick Fatas hopeful.
Hopefully not The last time. That time. Today.
Today, right. We'll see. We'll see you next month.
Uh, thank you chairman for the record.
Nick Fati is, uh, I'm from the offices
of Sam Banks on behalf of Wildwood Investment, LLC, uh,
Wildwood has contracted to purchase the subject property.
The, uh, intent or plan is to develop the property
with a new four story mixed use building.
The program calls
for a 1500 square foot re retail space that'll be fronted on
Grand Avenue and then a rear residential unit
with six additional units above.
So a total of seven residential units
and one, um, retail space.
The, uh, current zoning, uh, C3 does not allow for any, uh,
residential uses.
And the zoning change, uh, in that case are,
it triggers a type one application.
Uh, we also, again worked with CGNA
and participated in a community meeting,
and I believe based on that we have, uh,
the alderman's support to proceed today.
Great. Thank you. Alderman Burnett, thank
You again. I appreciate
the applicant's
participation with the community group.
This development has my support as well.
Great. Thank you Alderman.
And welcome to the zoning committee. You loving it.
You're gonna see, we're gonna see a lot of you. I know.
Uh, any questions about committee members? All right.
Seeing none, all case moves. Do pass. All in favor, say aye.
Aye. Any opposed? Say nay. Favor the chair. Aye.
Have it, uh, item is passed. Thank you Mr. Thank you.
We are going to jump. Um, sorry guys.
Back to page 13. Middle of the page.
In, in the third ward. Document number 2 2 8 3 2 dash T
one, common address.
43 25 South King Drive change request. B three three.
Community shopping district
to RM five Residential multiunit District.
Uh, we have attorney Lenny Dero.
Well, Lenny Ro,
uh, Mr. Zaro.
You can call me Lenny.
You can call me anything you want here.
I thought it was a D is
Soro, but I think D is your middle. Initial.
Middle. Middle issue is D. Yes it is. Mr.
Zaro, Continue? Yes. Yes.
Um, my stack is a lot shorter than Mr. Fat's.
Um, so, um, Lenny as Soro, um,
uh, partner at the law firm
of Fery Drinker Bitland wreath on behalf of the applicant.
Um, J-R-D-L-L-C dash 43 25.
Um, we have an applicant representative
here, Andrew De Silva.
Uh, uh, chair.
This is a change request from B three dash three Community
Shopping district to RM dash five residential multi-unit
district, as well as administrative
adjustment and variations.
Um, per the plans prepared
by red architects dated June 26th, 2025.
Um, seeking relief for parking reduction, uh,
because the properties in the transit serve location as well
as a reduction, uh, in the front side and rear setbacks.
Um, the, the primary purpose of this application is
to rectify the split zoning between the adjacent lot
and property at 43 27 South King Drive,
which is zoned RM five.
Um, to combine the two contiguous zoning lots into a single
lot, um, zone RM dash five.
Um, the applicant, um, proposes
to develop the existing building, um, I'm sorry, the,
the land on which the subject property or both lots.
It is 7,200 square feet.
The, um, applicant proposes to, uh, renovate the interior
of the existing building, uh, a brick residential building.
Um, the existing number of units is 11 dwelling units.
Um, 43 25 South King Drive building is three stories.
43 27 South King is four stories
and the buildings are attached.
The developer proposes
to renovate the interior, no exterior changes.
Um, uh, proposes 13 dwelling units comprise
of studio two bedroom and three bedroom units.
Um, the proposal is to have no off street parking spaces.
Um, and we have been in communication, uh,
with Alderman Dowells office and her chief of staff.
And, um, we, um, hope, uh,
that there was support for this particular project.
Let's find out all the do great.
Any questions by committee members? I support it. Thank you.
Oh, great. Great. Uh, thing. None. Uh, ultimate case item.
Do pass. All in favor, say aye. Any opposed? Say nay.
P The chair ayes have it. Item is passed.
Bottom of page 13 saying in the third ward is document
number 2 2 8 6 1.
Common address. 22 1 South Wabash Avenue.
Change request is DS three Downtown Service District
to DX three Downtown MIS mixed use district. Mr. Soro.
Um, yes. Chair. Um, Lenny Soro on behalf of the applicant.
2241 WLLC an applicant representative MI Mr.
Farzad uh, Moza Day is also present.
Um, this is a change request from DS dash three downtown
Service district to DX dash three
downtown mixed use district.
Um, the purpose is to allow for the interior
of the existing building to be renovated
and developed into a multi-unit three plus unit residential
use, not to exceed six dwelling units together
with approximately 16 off street parking spaces
and approximately eight bike spaces in the garage on the
first floor of the building.
Um, the land area is 11,520, uh, square feet.
It's an existing three story brick building.
It's a former office building. It's unoccupied.
And, um, uh, again, we would, uh, we hope, uh,
and anticipate that the
Alman Dowell would be in support of this project.
And I want to thank by the way, alderman Dowell
because we, we met and had very constructive discussions
and, um, um, support for this project in,
in turning this building, uh, into a residential building.
And so on behalf of the applicant, I do want
to thank Alderman Dowell and her staff.
Thank you all the women Dowell.
I thank you. I support this project as
for committee approval.
Alright, thank you. Any questions saying none. Alman.
Burnett moves to pass. All in favor, say aye. Aye.
Any opposed? Say nay.
P The chair, the ayes have item is passed. All right.
Top of page 14.
I'm actually gonna take these two items together since
they're next door.
Uh, document number 2, 2, 8, 7, 5 In the third ward.
Common address is 1801 South Prairie Avenue. Change request.
DS three Downtown service district to DR three,
downtown residential district document number 2, 2 8, 7, 6.
Common address is 11, I'm sorry, 1811 South Prairie Avenue.
Change request. DS three Downtown service district
to DR three Downtown residential district. Mr. Sorrow?
Uh, yes, chair. Just wanted to make a correction.
I think there's a typo on the agenda.
This is a change request from DX three downtown service
to DR three. Um,
So noted. Thank you. Thank
You Chair. Um, again,
Leia sorrow on behalf of the applicants for both
of the zoning map amendments for 1801
and 1811 South Prairie.
Uh, the applicant is Prospect Bank
as trustee under trust number 4 5 5 7 7.
The applicant representative is present today, uh,
Farzad Moza Day.
Um, as we've already indicated what the change request is
for, um, the purpose for the change request
for 1801 South Prairie is
to convert the existing building into a
single family residence.
Um, on September 19th, 2025, the zoning board
of appeals approved the applicant's application
for special use to convert the existing building
to a single family res residence.
This zoning map amendment
for the reasons I'll indicate in a moment, um,
will further solidify, um, this particular uses residential
and restore it to residential.
Um, the land area is about 12,733 square feet.
The existing 15,240 square foot four story brick building.
It was the former office building used
by the US Soccer Federation.
In fact, both buildings were used
by the US Soccer Federation.
Um, these are absolutely beautiful buildings
that are gonna be converted and
restored back to residential.
Um, we work very collaboratively with Alderman Dow's office,
um, and we really appreciated her insight
and support on the future use
of this property in restoring it back to residential.
Um, with respect to 1811 South Prairie,
it's the same applicant, same applicant representative is
present, same, uh, change, uh, change request.
Um, again, this particular property also appeared
before the zoning board of appeals and re
and received approval of a special use permit
to convert the existing four story office building
to a single family residence.
Um, the land area
for 1811 is about 6,917 square feet.
Um, the existing building is 5,228 square feet.
Um, and again, was a former office building
of the US Soccer Federation.
Great. Thank you. Uh, all menal?
Uh, thank you Mr. Chairman.
The goal here was to ensure that the residential character
of the neighborhood is maintained.
And I want to thank the owner
for making the investment in the property.
And, uh, Mr. Soro for, uh, bringing this forward, I ask
for the committee's support.
Thank you. Any questions? By committee members?
Seeing none, alderman casada moves Do pass on document
number 2 2 8 7 5 and document number 2 2 8 7 6.
All in favor, say aye. Aye. Any opposed? Say nay.
P Chair ayes have it. Items are passed.
Thank you Mr. Soro. Thank
You chair. Have a great day everybody.
Um, we're gonna go to the last item
in the third ward, I believe.
Uh, back to page three, an automatic map amendment.
Document number A 9 0 5 5.
The third ward ordinance referred 9 25 25.
Common address is 4 36 through 5 58 East 47th Street,
4 31 through 4 51 East 47th Street.
Change request is RM five, residential multiunit,
district B one three.
Neighborhood shopping district B one five.
Neighborhood shopping district B three two.
Community shopping district B three five,
community shopping district
and C two one motor vehicle related district
to a B three three community shopping district.
Um, we have Justin Peters with DPD to present.
Thank you Vice Chairman, members of the committee.
Again, my name is Justin Peterson, the supervising planner
for the southeast region of the
Department of Planning and Development.
I'm here today to present the proposed zoning change
for approximately three blocks of East 43rd Street.
In the third ward, introduced
and represented by Chairwoman Pat Dowell.
47th Street is a historic
and cultural center for
Bronzeville in the greater south side.
It was initially developed
as a thriving transit-oriented quarter,
but suffered abandonment
and divest from the 1960s into the early two thousands
as Bronzeville and the surrounding blocks lost again about
three quarters of its population.
In recent years, Bronzeville started gaining popula
population again, and we've seen multiple proposals
for mixed use transit oriented development on 47th Street
and adjacent corridors.
This diagram is created in 2022 to understand how some
of those proposals would be enabled by a B three, uh,
dash three, uh, rezoning.
While smaller developments, again, like the three
and six flats are proceeding on side streets,
these larger projects
as noted in the cottage grow
presentation are difficult to finance.
So we hope that by removing the, the barrier here
for zoning entitlements, some
of these projects can move forward.
By rezoning this stretch, um, we should enable, uh, a couple
of land, uh, land sale applications that are moving forward,
including the Bronzeville Arts
and Residence Project that passed housing
and real estate community last week.
The proposed ordinance streamlines the zoning on three
blocks between, uh, MLK and south incense to B three three.
And, uh, again, allows for up
to a dash four FAR if all affordable required units
are housed on site.
Uh, these are the affected parcels.
Uh, and again, uh,
would just include about three blocks here.
It's consistent with the other B three three zoning, uh,
that's on this corridor and other adjacent corridors.
And again, this, uh, this zoning allows for a broader, uh,
use of ground floor active uses, restaurants
and, uh, retail spaces,
which will help support 47th Street returning again to a,
a center, a commercial center for Bronzeville.
That concludes my presentation.
Um, again, happy to answer
any questions if you have any. Thank
You, Mr. Peterson. All
the women do.
Uh, thank you Mr. Chairman.
Uh, the goal here is to, uh, get rid
of the hodgepodge mix of zoning that we have here.
Steming from residential to commercial to business, uh,
zoning, and to, uh, uniform.
The, uh, 47th street, uh, shopping district, uh,
to B three dash three, uh, for the purpose of, uh,
supporting, uh, development that is occurring
and that will occur in the future.
Great. Any questions by committee members?
Uh, love a good plan. Thank you for bringing this forward.
Uh, signal questions. Allman Moore moves. Do pass.
All in favor, say aye. Aye. Any opposed? Say nay.
Any The chair ayes have it. Item is passed.
All right. Yes, Al
I just wanted to publicly thank Justin Peterson
for his work on this.
Thank you. Thank you, Chairman.
He was already standing.
Oh, I think it was ready to go. Thank.
Thank you Mr. Peterson.
We'll be seeing you again soon, I hope. Right?
Um, it's a big planning day. What's the good thing?
All right. Middle of page 23.
Document number 2, 2 8 4 8 in the 11th ward.
Common address is eight 10 West 31st Street change request.
B one one. Neighborhood shopping district to B three one.
Community Shopping District.
We have attorney, uh, Thomas Moore.
Thank you Mr. Chairman and members of the committee.
Um, this is a case where some brilliant, uh,
financial people, uh, sold, uh, eight, um,
vine, uh, oil changes
that replaced a different oil change company.
Uh, but no one thought about local licensing
and, uh, didn't discover it for some time
until there were some incidents at a couple
of the locations, uh, with, uh,
Patrick Murphy's help and others.
Uh, and some work on, uh, driveway permits.
We were able to grandfather in seven of the eight,
but this one, the zoning, uh, was now a B one.
And so, uh, we need to make it a B three so
that this use would be allowed and, um,
and so that we can update the driveway permits
and get licensed at this location.
The prior, uh, uh,
operator had not renewed their license recently,
so we could not grandfather it in.
So, um, we had a community meeting with, uh, uh,
alderman Lee who is supportive
and who it, it turned out had actually
had her oil changed there.
And, um, uh, we're unaware of any objectors
and we request your support as well.
Uh, thank you. The oil change must have worked.
Ultimately did send, uh, a letter of support.
Um, must have been successful, I should say.
Any questions by committee members?
Seeing none, all the women Harris moves due pass.
All in favor, say aye. Aye. Any opposed? Say nay.
May the chair of the ayes have it.
Bottom of page 23 is document number 2 2 8 3 4
in the 39th ward.
Common address is 32 56 West Bryn Mawr
Avenue change request.
B one two. Neighborhood shopping district to B three two.
Community shopping district. Mr. Moore.
Thank you. This, uh, is a, um, vacant building
that's going to be repurposed with this, uh, group
that does a general wellness thing,
but also they do some, um, restorative body art,
um, and makeup type body art.
And we, uh, both appeared
before the, the, uh, chamber commerce
and a large community meeting
and, uh, had, uh, everyone's support.
And we have Alderman, uh, uh, Samantha
Nugent's support and we'd request your support as well.
Thank you. We do have a letter of
support from all the woman Nugent.
Any questions by committee members saying none.
Uh, alderman Burnett moves Do pass. All in favor, say aye.
Aye. Any opposed? Say nay.
If the chair ayes have it, item is passed.
Thank you very much. Thank you. Mr. Moore.
Top of page 24 is document number
2 2 8 5 6 in the 11th ward.
Common address is 2 68 West 23rd Street, change request.
RM 5.5. Multi-unit district
to B two three B shopping district.
We have attorney Mark Kak,
Mr. Chairman, members of
the committee. My name's Mark Kak.
I'm the attorney for the applicant.
Uh, this is regarding 2 68 West 23rd Street.
Uh, and the, um, purpose
of the zoning change is we've got an existing building,
an old building, and the owner of the building has a tenant,
which is a not-for-profit organization that, uh, tutors kids
after school, uh, already operates in the neighborhood,
well known, well regarded, very successful needs more space
to expand and, uh, help more kids, uh,
because they're not, uh, a school licensed by the state.
They are an afterschool program.
And when they went to get a business license, they were told
that because they're not an accredited school,
they're an afterschool program, they're a tutoring operation
that they needed a business zoning district.
So we're here today to ask for
that business zoning district.
We met with Alderman Lee.
Uh, she did ask for a community meeting, which we did,
explained the project, answered the questions,
and I believe she sent her letter of support. We
Do have a letter from Alderman Woman Lee.
Um, quick, quick question for me.
Is it is a child activity facility
license? Is that what they're getting or?
I, I, I believe that's what he says.
There's, there's, okay.
And that's why they need the business zoning.
Sure, sure. But, but I try to,
Daycares aren't schools either
And it's, it's not a school.
I, I try to suggest it was a school
and the residential district.
He says, no, St. Theresa's across the street is a school.
You are an afterschool. I even ask about daycare.
He says you're not daycare, you're after school. So
It doesn't matter if you're not a school.
You're not a school. All right.
Any questions by committee members?
Other questions saying none. All the case moves do passed.
All them in favor say aye. Any opposed, say nay.
Any the chair ayes have it. Uh, item is passed.
Middle of page. Thank you. 24. Diary number 2 2 8 5 8.
The 16th ward, common address.
1134 to 1158 West Garfield Boulevard.
Change request is B three two.
Community shopping district
and RS three residential single unit detached house district
to C one one neighborhood commercial district.
Once again, Mr. Kak,
Uh, Mr. Chairman and members
of the committee? My name's Mark Kak.
I'm the attorney for the applicant
and I have here with me today Phil Dedo, the manager of, uh,
little Bear Holdings, LLC.
Uh, and we're here with this, uh, subject property asking
for the zoning change.
And the, uh, the purpose of the zoning change is
to meet the use standard so
that he can build a new car wash at this location.
And not just a new car wash,
but a buddy bear car wash, which he's got locations, uh, uh,
all over the county, including, uh, several in the city.
Now a well regarded,
it is a brand new state-of-the-art automatic car wash.
Um, this particular project, uh, two, two parts
of the land involved here.
One parcel, the smaller parcel is actually city owned
and he's buying that city owned parcel
through the shy block program.
Okay. He, uh, actually applied over a year ago
and last week we were before the real estate committee
and they recommended do pass on the city owned parcel,
the larger parcel he's buying from a, uh, third party
and he's got a contract
to purchase contingent on the zoning.
Uh, but he needed a large enough parcel to accommodate the,
the, the car wash so that they had room to queue up on site.
Um, and with that, uh, uh,
real estate committee recommended
do pass on the city parcel.
With respect to the zoning change,
I would mention the alderman did ask Phil
to have his team go door to door in the neighborhood
and he did circulate a petition door to door
and got a large number of signatures in favor in support
of a car wash at this site,
which has been vacant a long, long time.
And one of the neighbors told me he used
to have a gas station at the corner, a standard gas station.
So, uh, there was a vehicle related use history
for the site, and I do believe the alderman
sent her letter of support.
Uh, we do have a letter from all the women. Coleman.
Any questions by committee members?
What's that? All, all the women Harris.
Um, thank you. Just as a person
who has a buddy bear in their ward, um,
they're great project.
They and they're great neighbors.
Uh, very responsible owners.
So today I commend, um, the alderman for the support
of this project and wanna commend them
for growing their business throughout the city of Chicago.
Thank you Alder Women. Uh, Mr.
Derado, um, how many locations is this? You
Can use that. Well, currently
we have 18 locations in Chicago land.
10 of of them are in the city of Chicago. Great,
Great. This
will be number 19.
Great. Any other questions By committee members?
Uh, seeing none, all the women do moves. Do pass.
All in favor, say aye. Aye. Any opposed, say nay.
The chair of the ayes have it. Best of luck to you.
Keep growing. Thank you. Thank you.
Um, bottom of page 24 is document number 2 2 8 6 0
in the 22nd ward.
Common address 44 38 to 44 48 South Knox Avenue.
Change requests is RSS three residential single unit
detached house district two RT 3.5, residential,
two flat townhouse and multiunit district. Mr. Kak,
Mr. Chairman? Um,
my name's Mark Kak.
I'm the attorney for the applicant
for this property on Knox.
The owners of the property, Gerardo Hernandez
and Maria Dorado, uh,
they've got a parcel about 130 foot, uh,
frontage on Knox has an existing two flat
and they're gonna keep the two flat,
but then on the remaining parcel, they want
to build four new single family homes.
Each home would be built on a 25 foot lot.
Each single family home would be two stories
and each would have a two car garage.
Uh, Gerardo has spoken several times with Alderman Rodriguez
and I followed up with the Alderman staff, uh,
to answer the questions that they had.
And I believe the alderman has communicated
his support for this project.
Yes, we do have a letter from Alderman Rodriguez.
Any questions by committee members? Say none.
Alderman Burnett moves to pass. All in favor say aye.
Alright. Any opposed, say nay.
And the chair, the ayes have it.
Uh, top of page 25 is document number 2 2 8 5 9 dash T
one of the 35th ward.
Common address is 31 44 West Diversity Avenue change request
RS three residential single unit detached house district
to B two two neighborhood mixed use district. Mr. Kak,
Mr. Chairman, mark
Kak attorney for the applicant
for this property on diversity, uh, the applicant,
actually the president of the applicant corporation
is Joe Perra.
Uh, Joe was here for a while, but um, uh, had a leave.
Uh, in any event, the property's already improved
with an old, old frame building and not in good shape.
Joe bought the property.
It turns out that the building is not, not subject to rehab,
it's beyond repair.
So he'll need to, to demolish the existing building
and build a new three unit residential building.
We worked with the, uh, the alderman, both the old alderman,
the new Alderman, uh, through the community process, talked
to uh, uh, several people in the neighborhood.
The alderman did ask for the community meeting,
which they do, and we had the community meeting in person
and actually enjoyed a lot of support at
that community meeting.
And I do believe that since then, the, uh, the Alderman has,
and actually the alderman was here this morning,
I believe has communicated his support.
Yes. Uh, we do have the communication from Alman.
He just stepped out for like the
first time all afternoon, so.
Right. Uh, I know we're good to go Chaz. We're good to go.
All right. Uh, other woman Harris moves to pass.
All in favor say aye. Aye. Any opposed? Say nay. P Chair.
The aye. Have it. Thank you Mr. Kak.
Thank you very much. Um, next is the middle of page 25.
Document number 2 2 8, 9 1 in the 11th ward.
Common address is 6 2 4 West 26th Street, change request.
RT four, residential two flat townhouse
and multi-unit district
to C one two neighborhood commercial district.
Uh, the applicant is Jeffrey Moy. Mr. Moy,
Okay,
I apologize for blanking out. Thank
You Mr. Moy. That's a long day.
I trust, trust
Actually my name is Andrew Wong.
I'm the architect. I'm appearing on behalf
of the applicant Jeffrey Moy.
And he's sorry he couldn't make it.
And the purpose of the rezoning is
to convert the first floor of the building
into a noodle shop. Yes,
That's correct. The
existing building is three stories.
The first floor is uh, res, uh, commercial use
and the second and third floor are residential.
Uh, the, uh, both all areas
of the building are currently vacant.
So in order to do the noodle shop, they're requesting a, uh,
change of zoning to C one two.
Any questions by committee members?
We do have a letter from all the woman Lee, um,
saying none all the woman uh, Harris moves do pass.
All in favor, say aye. Aye. Any opposed? Say nay.
And the chair. The ayes have it. Thank you Ms.
Thank you so much. Have good day.
Bottom of page 25 is document number 2 2 8 6 8.
The 15th ward, common address.
1841 West 63rd Street change request RS three residential
single unit detached house district to be one,
one neighborhood shopping district.
Um, I have attorney Soren Lejo.
Applicant owner is Demetria
Hayden, you wanna speak from there?
That's fine. Go ahead. Oh,
I'm Demetria Hayden.
Uh, my attorney is outta the country so he couldn't make it.
Um, so I'm speaking on my own behalf.
Um, just wanna get my building back to, um,
change back to BS one so that I can resume my,
um, hair care business.
Yes. Um, we do have a letter
of support from Alderman Lopez
for the rezoning to be one one.
Any questions by committee members saying,
none der ADA moves.
Do pass. All in favor, say aye. Aye. Any opposed? Say nay.
Ensure the item has passed.
Best of luck to you with your business. Thank Take care.
On top of page 26, I'm sorry alderman. Eva?
Uh, uh, for the record, I was sorry I was using the
restroom, but for the previous item, um, it went
through our community driven zoning, uh,
process, uh, brought support.
Um, I just wanted to echo my, my, uh,
my support for that for the item. Thank you very much.
You got it. I checked with Chaz so we're perfect
because he said it was okay.
So yep. Thank thank you. Yes. Top of page 26.
Document number 2 2 8 5 5 dash 21, the 22nd ward,
common address 26 53, the 26 57 South Kilda Avenue,
42 46 to 42 58 West 27th Street,
change request C3 three, commercial manufacturing
and employment district to C3 three.
Commercial manufacturing and employment district.
We have Steven Friedland, attorney.
Good afternoon, Mr. Vice Chairman.
My name is Steve Friedland with the law firm of Applegate
and Thorn Thompson here on behalf
of Erie Neighborhood House on Illinois
not-for-profit corporation.
With me is Christina Delarosa, who's the executive director
of um, Erie Neighborhood House.
This property is at the northeast corner
of 27th and kil air.
It is a vacant parcel that Erie House intends to
redevelop as a community center,
but in order, which is the second step
of our zoning process.
Once we hopefully get
through this process with the committee.
Um, the request
before you is to do a type one rezoning
to the same zoning district of C3 dash three for the purpose
of um, establishing certain relief,
a reduction in the required bar,
bicycle parking spaces from 48 spaces to 24 spaces,
and an increase in maximum building height in accordance
with the transit serve location nature of the property
to 70 feet six inches.
Once we get this rezoning, Erie House will be filing
a request with the zoning board of appeals for a special use
as a community center.
So again, this is sort of first stage of our um, process.
Um, Erie House has been working with Alderman Rodriguez
and I believe you have uh, his support.
We do have a letter from Alderman Rodriguez.
Any questions by committee members?
Uh, seeing none Alderwoman do moves to pass.
All in favor say aye. Aye. Any opposed? Say nay P Chair.
The ayes have an item is passed.
Middle of page 27 is document number 2, 2 3 9 7
in the 22nd ward.
Common address is 25 0 5 South Pulaski Road change
request B three two.
Community shopping district to B three three.
Community shopping district. Once again, Mr. Freeland.
Um, did you So, uh, thank you Mr. Chair.
Mr. Chairman, my name is Steve Friedland
with Law Firm Applegate
and Thorn Thompson with uh, Applegate and Thorn Thompson.
Um, we have a substitute here.
This project was originally filed
for a rezoning on a larger site, um,
and we've reduced the site reno, so we would request
that you accept the substitute for consideration.
Sure. It's a substitute ordinance,
not just a narrative in plans.
Correct. So, um, all meow moves
that we accept the substitute ordinance.
All in favor say aye. Aye. Any opposed say nay.
Substitute ordinance is then before us.
Excellent. Thank you very much. So this is a project being
done by two great.
Not-for-profit entities.
One is the Resurrection Project represented here
by Waac Cal de Reyes.
Um, the Project Land is owned
by the Self-Help Federal Credit Union
and, um, they have a federal credit union facility
at the corner of 26th and, uh, A 20, um, yes, 26th
and Pulaski.
This has been their parking lot.
They're gonna retain a portion of the property
as a parking lot, but the site
that we're rezoning is approximately 34,000 square feet.
It is going to be developed with a four story building
with 42 dwelling units.
Um, it's been beautifully designed by Design Bridge.
We have Gabriel, uh, um, Deitz, who's the
with design bridge.
This will be a hundred percent affordable.
And as I stated, just so I state clearly again
for the record, the original application was
for a 42,000 square foot site.
Now we're down to 34,000 square feet.
We reno, we re um, published all of the
required notices and we're, uh, requesting
that the committee, uh, favorably approve the
Ordinance.
Thank you. Uh, any questions by committee members?
We good staff? All right.
Uh, seeing none, all the woman Harris moves do pass.
All in favor, say aye. Aye. Any opposed? Say nay.
If the chair ayes have item is passed. Thank you very much.
Agreed Lynn, good luck. Best of luck to you.
Uh, bottom of page 26.
This document number 2 2 8 4 6 T one in the 24th ward.
Common address is 36 22 West Douglas Boulevard, 1337
through 1343 South Millard Avenue.
Uh, change request RT four residential two flat townhouse on
multi-unit district to C one two
neighborhood commercial district.
Mr. Dean Megos.
Good afternoon, Mr. Chairman and members of the committee.
I'm Dean t Ergos of the law firm of Ergos
and Ergos Limited here in Chicago
representing the applicant.
This is a matter in which we are seeking a zoning change
to create a commercial kitchen to increase the revenue
through catering activities
and internal church activities since as community events
to raise money for the church and to benefit the community.
This is a very vital organization that feeds the poor
and the homeless and I'm very honored to represent them
and ask the committee for, I'll answer any questions
and ask the committee for their support.
Great. Um, thank you very much Mr. Ergos.
Um, I know I had a question.
We're reviewing this, this,
this is more than just the basement kitchen of a church.
Yes. This is actually a commercial operation that's,
It's going to be completely
and we're gonna be doing catering also.
Right. And utilizing the kitchen to have
outside catering companies utilize
that kitchen and pay the church.
Oh, like a shared kitchen concept? Yeah. Great, great.
A little incubator. Any questions
by committee members saying none.
All the women do moves. Do pass. All in favor, say aye. Aye.
Any, any opposed? Say nay. Any chair? The ayes have it.
Item is passed. Thank you Mr. Megos.
Top of page 27 is document number 2 2 8 7 9 dash T
one of the 25th Ward.
Common address 10 30 West 21st Street change request.
M1 two, limited manufacturing business park
district to B three three.
Community shopping district.
I have attorney Timothy King, Mr. King
representing O Key Ray.
LLC. No.
We'll pass middle
of the page is document number 2 2 8 6 3 dash T one.
Is anyone here for the item at 27 35 West North Avenue?
Okay, great. Uh,
2 2 8 6 3 dash T one on the 26th Ward account address,
27 35 West North Avenue.
Change request. B one three.
Neighborhood shopping district to C one three.
Neighborhood commercial district.
Sir, please introduce yourself. Chairman.
Hi, my name's the law from Tucker L.
Sorry, I was recently retained for this.
Um, you'll see this is a change for an adaptive reuse to,
uh, abandoned building. It's been abandoned. You,
You've gotta go into one of two. Mike
An abandoned for about, uh, a decade.
We worked with Alder person Fuentes on her zoning,
uh, process and, uh, achieved.
I hope the letter of support is in the file.
Yeah, we, uh, do have a letter from all the person.
Fuentes. I know she was with us. She has jumped off.
Um, any questions by community members
saying none all and more moves.
Do pass. All in favor, say aye. Aye. Any opposed? Say nay.
If you chair the ayes Have it. Thank you. A passed.
Thank you. Um, Mr. King. Timothy King. No. No. All right.
Uh, next item is DI number 2 2 8 8 1 dash T one in
the 26th ward.
Common address is 37 50 West North Avenue.
Change request RT four residential two flat townhouse
and multi-unit district
to C one two neighborhood commercial district.
Uh, we have, um, attorney Monica Shamus.
Mm-hmm. Please proceed.
Good afternoon. I guess I almost said good morning.
Um, good afternoon. My name is Monica Shama from Schoenberg
Finkel Erman Ballen Glaser on behalf of the applicant,
Laylo Studio LLC.
I'm actually here joined by the business owners themselves.
Uh, Laylo Studio is a local small business seeking a zoning
map amendment for the property at 37 50 West North Ave.
From RT four to C one dash two,
the building right now is a single story
and will continue to be um, and 4,000 square feet.
Uh, applicant has met with the community
and with the Alder person, uh, Fuentes office.
And I think you said that they popped off at this point,
but, uh, we have their support is my understanding,
and the applicants are longtime residents
and active contributors to this community.
Their business specializes in the design
and fabrication of custom furniture, cabinetry,
and architectural installations.
They combine woodworking
and metalworking to create highly crafted
contemporary pieces.
Uh, they're creative hands-on operation that works
with local talent, serves both residential
and commercial, uh, businesses across Chicago.
This rezoning is necessary to allow them
to purchase an adaptively, reuse,
an existing underutilized building for fabrication
and light showroom purposes.
But for this zoning change, they will be unable
to move forward with the purchase
and the property is likely to continue sitting vacant,
otherwise being used to, um, house parked cars,
contributing little to the vitality
or economic value of the corridor.
Uh, the proposed rezoning aligns
with the city's planning vision
for the North Avenue corridor and encourages reinvestment
and underlies underutilized properties.
Uh, the city's stated goal for this corridor re is
to increase pedestrian activity,
improve commercial vibrancy,
and encourage small scale street friendly businesses,
which this fortunately is, um, the portion
of North A has experienced steady commercial activity
and transition over the years.
While the subject property is currently used
as a private parking lot,
A brief walk along the corridor shows a mixture
of small businesses, and this use reflects the defacto
commercial nature of the area.
Despite the legacy residential zoning, it is also compatible
with the character of the corridor.
It is low density entirely within the current building's
footprint and fully enclosed.
The changes to the front will be cosmetic in nature.
With planters replacing items that are, um, either outdated
or disrepair and painting, the applicant intends
to also lease a portion of the space
to a second commercial tenant.
And like I said, they've been in community,
or sorry, conversation with community groups
to see if they can source a local tenant
or trades person from the area.
Um, and they're committed to working
with the Alder persons office to identify potential arts
and tenants will continue working toward the goal.
As I said previously, the area we want C one dash two,
there's many C one
and C two, um, properties in the corridor as well.
In closing, the proposal represents a thoughtful community
driven investment in one
of Chicago's longstanding commercial corridor corridors.
Laylo Studio is a local small business with owners
who live here, work here,
and are deeply committed to this neighborhood success.
Their request is modest in scope, but meaningful and impact.
It preserves an existing building, brings new life
to an underutilized property,
and supports the kind of creative small scale enterprise
that city plans for this corridor.
So with that, we yield for any questions.
Thank you. Any questions? By committee members?
Seeing none, all the women Harris moves due pass.
All in favor say aye. A. Any opposed, say nay. The chair.
The ayes have it. Thank you. Item has passed.
Best of luck to you in your business.
See what you can do around here. Huh?
Little design I wouldn't hurt. Um, all right.
Top of page 27. SA number 2 2 8 3 1 dash
21 in the 27th ward.
Common address is 1120 West Chestnut Street Change request.
RT four, residential two flat townhouse and multiunit.
District two R five residential multi-unit district.
Um, we have, uh, attorney Alfred Hanno.
Good afternoon chairman and uh, members of the committee.
My name's Attorney Alfred Hanno, Q-U-I-J-A-N-O.
And I represent, uh, Julie
and Daniel Castane, the owners of the property.
Uh, the applicant's intends
to demolish the existing structure
and construct a new three unit dwelling unit, uh, building
with two onsite parking spaces
and a driveway accessible from Chestnut Street.
Uh, this property's unique as it,
there's a substandard lot size
and has no alley access in district variations being sought
to reduce the off street parking.
Uh, it is near the Chicago Avenue,
Milwaukee Avenue bus lines in its TSL,
the Chicago Avenue Blue Line train station.
Uh, we met with the community, uh, the neighbors
of River West on June 2nd, the year 2025,
and obtained their support
and I believe it's part of the packet that's been submitted.
We also met with Alderman Burnett on
October 1st of the year.
20, uh, well this year.
And he indicated support for the project.
Yes, we do have a letter from Alderman Burnett.
We do have a substitute narrative
and plans on this, I believe. I believe
We do. If it's
Um, all woman Harris moves
to accept the substitute narrative
and plans for the type one application.
All in favor say aye. Aye. Any opposed to say nay?
The chair? The ayes have it substitutes now
before us where all the woman do moves to pass.
All in favor say aye. Aye. Any opposed to say an nay?
The chair. The ayes have it. Item is passed. Thank you.
You uh, we're gonna take a motion
to defer the middle of page 28.
Document number 2 2 8 7 7 dash 21 on the 27th ward.
Common address is nine 30 West Sheron Street change request
M1 three Limited manufacturing business park district
to B two five neighborhood mixed use district.
Uh, all the women Harris makes a motion
to further previously read item.
All in favor say aye. Alright.
And the opposed say nay and the chair ayes have it.
Item is deferred. Bottom of page 28 is document number
2 2 8 6 2 dash T one of the 28th ward.
Common address is 1447 to 1457 West Fillmore Street.
Change request B three two.
Community shopping district
to B two three neighborhood mixed use district.
Um, we have attorney Liz Butler.
Thank you chair and members of the committee.
Uh, my name is Liz Butler.
I'm a partner at the law firm of TAFs de Tin
and Hollister, located at one 11 East Wacker
Drive in Chicago.
I represent the applicant in this matter. Four corners, LLC.
I'm joined today by JP Bartley,
the manager of the applicant.
Um, chair, uh, as a housekeeping matter,
we have a substitute narrative and plans for, um, today.
Yes, all the women down moves
to accept the substitute narrative
and plans for the type one application.
All in favor say aye. Aye. Any opposed say nay.
P The chair ayes have it substitutes before us.
Thank you. Um, the applicant is requesting a rezoning
of the subject property located at 1447
to 57 West Fillmore Street from the B three two
community shopping district
to the B two three neighborhood mixed use district
to allow the construction
of a five story residential building with 50 dwelling units
and 25 vehicular parking spaces.
The site contains approximately 15,975 square feet
of site area and is improved with a surface parking lot.
Uh, the property is a transit serve location based on its
proximity to the CTA pink line station entrance at Polk
and the Roosevelt Road bus corridor.
The change request to the BT B two three district, along
with um, optional relief, uh,
to reduce the off street loading requirement from one space
to zero spaces to reduce the required rear yard setback
for floors with dwelling units from 30 feet to zero feet,
um, to reduce the required front yard setback from 3.55 feet
to zero feet, along with administrative adjustments
to modify the pedestrian street design requirements, um,
or necessary to allow the uh,
five story residential building, um,
with 25 parking spaces, 50 bicycle parking spaces, um,
and 20% of uh,
the units will be set aside as affordable units.
The applicant discussed the proposal
with Alderman Irvin presented its plans
to the Little Italy community,
Chicago Neighborhood Association,
and the project was presented at a community meeting
that took place in August and was, um, very well attended
and received, um, support from, uh, attendees.
The applicant worked closely with the alderman, um,
and we understand that Alderman Irvin
provided a letter of support to the committee
in advance of this hearing.
Um,
Yes. Well,
uh, we think the committee for its consideration
of this matter respectfully request your favorable
recommendation of the request
and we're available to answer any
questions that the committee might have.
Thank you Ms. Butler. Any questions By committee members?
Seeing none, all the women do moves. Do pass.
All in favor, say aye. Aye. As opposed, nay. Any opposed?
Hearing none. Aye. Just have the item has passed. Thank you.
Uh, top of page 29. I'm gonna take a motion to defer.
Oh yes, I'm sorry. All the women dow.
Yeah. I just wanna congratulate Liz Butler
for making it in cranes.
What is it? 40 under 40? Yes. Congratulations to you.
It's a nice picture by the way.
Yes. Oh, I've worked with Liz
so long I didn't realize how young she still was.
Congrats Liz. Thank you all. The woman doll.
Uh, top of page 29 is document number 2 2 8 0 8 dash
T1 in the 25th ward.
Common address. 1843 to 1845 West 19th Street.
Uh, all the woman, uh, doll moves, uh, to defer this item,
uh, per the local alderman.
All in favor say aye. Aye. And opposed say nay.
And the chair, the ice have item is deferred.
Middle of the page. Document number 2 2 8 6 5 in the 31st
ward, common address.
24 29 North Lowell Avenue change request RSS three
residential single unit detached house district to RT four,
residential, two flat townhouse and multi-unit district.
Uh, we have attorney Roberto Martinez.
Hmm. Good afternoon to the committee.
Uh, just as a afternoon housekeeping, uh,
attorney Robert Martinez appearing
on behalf of the applicant.
Just as a housekeeping matter, I do have the address
as 24 26,
not 24 29.
Might have read it wrong. It says 24 26 here. Thank you.
It's been a long day. Thank you for the grace.
Of course, please. Thank you. Please continue.
Thank you. Um, the applicant, uh, seeks to, uh,
have the zoning rechange from an RS three
where there's a vacant lot
and the intention is to improve the property
with a two unit dwelling structure in an RT
four zoning district.
There has also been, uh, support
by the alderman Felix, uh, Cardona.
And from what I know, there's no opposition.
We do have a letter of support from Alderman Cordona.
Any questions by committee members saying none.
All the women dow moves do pass. All in favor, say aye. Aye.
Any opposed? Say nay.
And the chair of the ayes have it at 24 26 North Lowell.
Thank you. Thank you Mr. Martinez.
Um, do we have someone here for the item on Orle? Yes.
Come on, do guys. Document number 2 2 8 9 0 dash T
one of the 41st Ward.
Common address is 57 0 1 North Orle Avenue change request.
An RSS two residential single unit detached house district
to RS two residential single unit detached house district.
Um, I have Brendan Maiden Madden. Yes,
I'm Brian Madden's, my father Brendan on behalf
of 57 0 1 North Orle. Great.
Proceed. Uh, the uh, uh, application we filed was
for a type one adjustment to the RS two property.
It's to, uh, account for the setback change in order
to incorporate a front porch to the property.
Uh, parking stay the same, uh, detached two car garage.
The structure will not, uh, increase in height
or with dimensions just to increase of the porch itself.
How wild does this porch?
You know, it was just one of those things, the setback
of the property being next to the Kennedy Expressway.
So we're just doing our due diligence
Here. Fair enough.
All right.
Any questions by committee members saying
none all the woman hadn't.
I'm sorry. All the woman Harris was to pass.
All in favor say aye. Aye. Any opposed? Say nay.
Favor the chair. The ayes have it. Thank you both.
Thank you. Counsel. Top of page 30.
Document number 2 2 8 6 4 dash T one in the 43rd ward,
common address 2251 North Lincoln Avenue.
Change request B three two.
Community shopping district
to C one two Neighborhood commercial district.
Uh, we have attorney, uh, Thomas Carroll.
Uh, yes, good afternoon.
Thomas Carroll on behalf of the applicant.
Um, as indicated, this pertains
to the property at 2251 North Lincoln Avenue.
I'm joined by Connor Stewart, who is one of the operators.
Um, and uh, this is a building with, uh,
5,000 square foot footprint, uh, of building floor area
of 10,000 square feet.
We're seeking an applicant, uh, uh, change in the, uh, map
to reflect, uh, change to a C one two from a B three two,
uh, zoning district to allow
for the operation of a tavern license.
As of right. Um, we met
with the Mid North Association, uh,
neighborhood association, um, earlier this year
and um, have also been back
and forth with Alderman Knudson's office
and I believe we have a letter of support from him as well.
Uh, and we would ask that the, uh, application be accepted.
Thank you. What's the name of the business, sir?
Uh, the business itself is called um, uh,
Butch McGuire's Lincoln Park, LLC.
I have to speak to Alderman Knudson about this, his,
uh, choices here.
We've all been a butch, butch McGuires. We think it's great.
Um, any questions by committee members? Say none.
All the women dow moves do pass. All in favor, say aye. Aye.
Any opposed, say nay. Thank the chair. The ayes have it.
Best of luck to you guys. All
Right, thanks very much.
I might see you later. Hope so. We hope so.
Next item we're gonna defer as well
as document number 2 2 8 8 8 in the 43rd ward.
Common address is 25 0 5 North Lincoln Avenue.
Uh, all woman Harris moves, uh, to defer that item.
The previously item, all in favor say aye. Aye.
And opposed say nay and they share The ayes have it.
Item is deferred.
Bottom of page 30 is document number 2 2 8 7 8 in the 47th
ward, common address 44 0 1 to 44 11 North Hamilton Avenue,
2114 to 2118 West Montrose Avenue.
Change request RS three residential single unit detached
house district to B two dash 1.5.
Neighborhood mixed use district.
Uh, we have attorney Warren Silver.
Mr. Chairman, thank you members of the committee.
Uh, again, for the record, I am Warren Silver
of Silver Law Office, PC representing the applicant.
Bad luck Club, LLC, uh,
and Trevor Nantes, who is the sole manager
and owner of this, uh, applicant is with me.
Um, uh, for the record, the owner of the property
is 4 4 0 1 N Hamilton, LLC.
I think the agenda had a typo on it
and said Hamlin instead of Hamilton.
Um, the property's currently zoned RS
three, but it's improved with a 24 unit four story, uh,
building that also has three commercial spaces along the
Montrose frontage that have been there since, uh,
the building was built, uh, many, many, many years ago.
Um, uh,
because there was a vacancy of more than 18 months, sir,
at least no business license that the city could find.
Um, uh, the applicant was unable to get a business license
for the location even though they had leased the space.
Uh, and so we are seeking the, uh, zoning change to, uh,
B two dash 1.5 in order to allow, uh, uh,
the business license to issue.
Uh, we've been in communication with, uh, a number
of community groups and chambers of commerce,
greater Ravenswood, uh, Ravenswood Community Council,
Lincoln Square Neighbors Association, Lincoln Square,
Ravenswood Chamber of Commerce.
Um, um, uh, alderman Martin's office,
uh, asked us to do that.
And also I understand that he sent his letter of support,
uh, to the committee, which we're grateful for.
And so we respectfully also request this committee's support
and, uh, do pass recommendation.
And at this time we'll take any questions.
Great. Thank you. We do have a letter
of support from Alderman Martin.
What kind of business are you opening? Uh, it's a gift shop.
Excellent, excellent. It's a cute strip on Montrose.
Any think other questions by committee members saying none.
All the woman Harris moves do pass. All in favor, say aye.
Aye. Any opposed, say nay. And the chair?
The ayes have it. Best of luck. Thanks
Very much All.
Um, we are coming to the home stretch top of page 31,
document number 2 2 8 8 9 in the 49th Ward.
Common address, 2212 West Toy Avenue change request.
B one two. Neighborhood shopping district
to C one two neighborhood commercial district.
Um, the applicant is Ronnie Jada,
Robert Jara.
All right. If you wanna present from there, go right ahead.
Okay. Good afternoon council members.
Thank you for your time. My name is Robert Jda.
I'm here representing Ronnie Jara, property owner
of 2212 West Tuy Avenue
and my place Tavern Tenants at this location right now,
the property is zoned B one dash one.
I'm applying for a C one two zoning so that,
that my place tavern can include a backyard patio area
as part of their business.
I want to highly, I want
to highlight the new owners of my place.
Tavern already gone through the community process.
They held a community meeting
and not only did they get strong feedback,
but the support was overwhelming.
The community also voted to lift the moratorium,
which shows the neighbors want
to want the project to move forward.
This isn't just my idea, it's something
that the people in the neighborhood are backing
because they say the value of the place like this,
they see one two zoning would allow my place to, to
responsibly add the patio space.
This isn't about changing the character of the neighborhood,
it's about enchanting it.
Many successful small businesses, Chicago,
operate under C one two zoning when
they have outdoor seating.
The zoning change gives the ability to manage the property
properly, stay compliant, provide safe,
regulated space for guests.
Without the change, the space would be limited.
And my place having, without the, sorry it was a long day.
Um, and my place having wouldn't be able to offer this kind
of atmosphere that neighbors especially said
they'd enjoy a comfortable outdoor patio
where they can gather.
My place will be more than just a bar.
It will be a neighborhood spot on where people can relax,
connect, and enjoy themselves to close home.
The project creates local jobs, keep dollars
for circulating in the community
and helps with a property that might
otherwise sit underutilized.
Might place. Tavern are committed to being good neighbors.
That means keeping noise levels under control,
respected near by residential
nearby residents and maintaining a safe,
welcoming environment.
They want this place to be. One of the community is part of.
In short, the request isn't about making a drastic change.
It's about aligning the zoning with the vision
that neighbors already said they support.
I respectably asked the council to approve C one two zoning
where the property, so where we can move forward together,
create a space to the community, wants
and contribute positivity
to the neighborhood. Thank you for your time.
Thank you Mr. Arda. Any questions? By committee members?
Seeing none, all the women Harris moves to pass.
All in favor say aye. Aye. And they opposed?
And they chair The ayes have it. Item is passed.
Best of luck to you. Thank you.
Uh, bottom of page 31 is document number 2 2 7 4 6
and the 26th Ward.
Common address is 1535 North Lawndale Avenue change request
RSS three Residential single unit district two
B two three Neighborhood mixed use district.
Um, we have attorney Amy Rson.
Good afternoon chairman. Members of the committee.
Amy Rson from the law firm, Reyes Kirson. I have with me Mr.
Jose Duarte, owner of the Blackwood Group.
Blackwood Group, um, has uh,
turned in a substitute ordinance.
We just wanna make sure that's acknowledged by the chair.
The approval requested is from RS three to B two dash one.
This is for an existing building on a 2,639 square foot lot.
The purpose of the rezoning will be to allow Mr.
Duarte and the Blackwood Group to conduct their business
as a real estate developer
and as a construction administration company doing only
office work out of the building.
We have been through the alderman's rigorous community
process, having met with her, um,
humbled park commu committee meeting on the rezoning
discussion on November 21st, 2024.
We believe we have a letter of support from the altar.
We do have a letter of support from all the women.
Fuentes, uh, Alder person, Fuentes.
Um, I know we do have a, an amendment here.
So, uh, Alder woman, uh, do moves to amend the application
to a type one application.
Um, all in favor say aye. Aye.
And they opposed say nay penetrate. I have it. I have it.
Um, the application is admitted to a type one application
and we have a substitute for this as well.
A substitute. Do I have to take another motion? Okay.
Sub type one. Anything else, Amy? Yes, sir. All right.
Any questions? No, all woman do moves to pass.
All in favor, say aye. Aye. Any opposed? P chair.
The ayes have item is passed as substituted and amended.
All right. Um, last call for Timothy King. Okay.
Re LLC going once. All right.
Uh, seeing that gentleman here,
all woman do moves to defer the item.
Uh, all them favor say aye. Aye. Any opposed? Say nay.
Chair. The ayes have it. That item is deferred.
There being no other business
before the body, we are adjourned.
Thank you all. Oh.