All right.
Good morning, ladies and gentlemen.
It is 10:17 on May 6th, 2026, and
this meeting of the Chicago City Council's Committee on Zoning, Landmark, and
Building Standards is called to order.
We will start off with a roll call. Alderman Lopata.
Alderman Hopkins.
Chair Dow. Alderman Hall.
Chair Harris. Alderman Beale.
Aldermen Ramirez.
Alderman Moore.
Alderman Mosley.
Alderman Cecil Lopez. Aldermen Fuentes.
Alderman Burnett. Aldermen Cruz.
Alderman Conway. Alderman Quesada.
Alderman Riley.
Alderman Knutson. Aldermen Clay.
Vice Chair Lawson. Chair Villegas is present. We have a quorum.
Aldermen Cecil Lopez, Conway, and Knutson, as well as Aldermen
Fuentes, have requested to attend today's meeting by remote means under the
provisions of Rule 59 due to the unrelated circumstances.
Vice Chair Lawson makes a motion to approve the aldermen
requested. All in favor, please say aye.
Aye. Opposed, say nay. In the opinion of the chair, the ayes have
it. We will confirm that the members requesting Rule
59 are online. Aldermen Cecil Lopez.
Aldermen Fuentes.
Aldermen Conway.
Aldermen Knutson.
Present, Chair. Thank you.
Before we start, I would like to acknowledge
the young men from Urban Prep High School that are
here in attendance today to see their government at work.
Gentlemen, could you please stand?
You were talking to...
I'd like to acknowledge the young men from Urban Prep High School.
Thank you, and welcome to City Hall.
For purposes of quorum, we've been joined by Alderman Lopata.
Moving on, I will now read the items to be deferred.
I will read the page number and the description, and then take a motion for all at
the end. We're going to start with the first two items on page four, file number
23021-T1, common address
2428 North Clybourn, and file number
23044-T1, common address
4524 South Michigan Avenue. Moving to the top of page
five, file number 23035-T1,
common address 3654 to 3656 South Martin
Luther King Drive, 330 to 344 East 37th
Street. Moving to the bottom on page 12, file number
23006-T1, for the address commonly known as
5352 to 5357 West Addison, and
5551 to 5557 North Long Avenue. On to the
middle of page 15,
file number 22977-T1, common address
1704 North Milwaukee. Moving to page
23,
the bottom two following items, including file number
23003, common address 5725 South
Woodlawn, 1100 East 55th Street, and file number
22985, common address 6501,
6547 South Cottage Grove, 801
to 811 East 65th Street. Next, all of
pages 24 through 26, including file number
23016-T1, common address
3601 to 3611 West Courtland,
1844 to 1856 North Central Park
Avenue. File number 23022, common address
4717 to 4719 West
Superior. File number 22986, common address
3231 to 3265 North California Avenue,
2752 to 2762 West Melville Street.
File number 23010-T1, common address
2721 North Monticello. File number
22982-T1, common address 2820 West
Diversity. File number 22999-T1,
common address 754 West Belden Avenue.
File number 23005-T1, common address 1040
West Belmont Avenue. File number 23002 for various
addresses located on North Seminary, West Grace, and North Racine.
Lastly, file number 23015-T1, common address
3350 to 3352 North Halsted Street.
Aldermen Cruz makes a motion to defer the previously listed items.
All in favor, please say aye.
Opposed, say nay. In the opinion of the chair, the ayes have it, and the items are
deferred. I'd like to also acknowledge Aldermen Casada from the 35th Ward for the
purposes of quorum.At this time, we will begin the public comment
period. In accordance with the city council rules of order and procedure, public
comment will be limited to two minutes per speaker.
Perfect. Thank you.
Our first speaker will be Cyrus
Dewachi.
I hope I said it right. I'm sorry if I didn't.
That was close.
Okay. Thank you.
Enough. Hello.
I just wanted to come and state my support for, I know
1704 has been deferred, but developments like that,
transit-oriented developments that are built
without giant parking lots. I
grew up in Hyde Park, and I got a car when I was 16.
I know Chicago, a lot of people drive.
I now do not have a car. I know living without a car is not for everybody,
but I know a lot of people are
dying to get rid of their cars. And to build housing
like 1704 North Milwaukee is,
that's next to the train, that takes advantage of our
expanding bus and train network, that has the
capacity to move people around
is
what I'm here to support. I feel like other cities have done it,
and it is the solution to traffic and air
quality. And,
I know you guys don't get to
get thanked for it, because the effects of building developments in
that way don't happen immediately.
But,
I would encourage you to please consider doing that
because it benefits everybody. So thank you.
Thank you.
Our next speaker is Kurt Gippert.
I'm here representing my community to ask you to deny the zoning
change for 3251 West Division. Within a
half-block radius, there are more than 160 subsidized
rentals, accounting for over 30% of dwelling
units. Adding more will disrupt the delicate balance
of a vulnerable community.
A substantial body of peer-reviewed academic research
demonstrates that concentrated poverty produces measurable
negative neighborhood effects once certain thresholds are exceeded.
We are already above that threshold.
These negative effects can include reduced property values, diminished public
safety outcomes, weaker educational performance, and
increased long-term public expenditures.
When affordable housing development is disproportionately sited, it
risks reinforcing these patterns rather than alleviating them.
Where site selection intensifies economic segregation, the
result may undermine homeowners, destabilize neighborhoods, and
increase the burdens on taxpayers.
A U of C urban scholar stated that whether a project functions as an
asset or a detriment in a community is heavily dependent
upon design. She said a case could be made against
undermining our diverse neighborhood by further concentrating
low-income housing. Instead, the s****y... Oops.
The city should work to stabilize the neighborhood. Sorry about that.
The proposed structure would hinder business development as it would
occupy the last remaining undeveloped neighborhood shopping
district parcel in the area. In a neighborhood of mostly one,
two, and three-level structures, a six-story building will
overshadow. It is unlikely to perform as a community
asset.
Given the weight of the research, I respectfully urge a denial of
the zoning change request. Our area already exceeds
recognized concentration thresholds.
Thank you. Our next speaker is Michael Mares,
followed by Sam Kovnar.
Hi. Thank you. I'm also speaking against 3251 West Division.
We are no stranger to affordable housing in the area.
Like the previous man stated, we have about 165 units within a 250-foot
radius of the proposed building. That leads me to believe that
the
Hispanic Housing Development Corporation never conducted a single study to
determine if 3251 was indeed an area appropriate for a 44-unit
affordable housing building. If they did, they would've learned that there are 165
units in a 250-foot radius of the area.
This amount of affordable housing in this neighborhood,
if it's too much, it will inhibit property values from growing at the same rate as
other areas in Humboldt Park. This is the reason I'm here.
I'm speaking for my neighbors. I'm speaking for everybody in our
petition. I also have an issue with or serious doubts
about the integrity of the community input process.
We had two meetings for this building.
The first one was December 18th, 2025.
The second was January 5th, 2026. So that was seven days before the biggest holiday
of the year and four days after the new year.
As proof of poor timing, there was a Jewish couple that could not attend the first
one due to Hanukkah, missed the second due to holiday travel.
So to summarize the first meeting, there was a medium-It was
probably half full, but it was mainly all of our
local residents in the neighborhood, and they were opposed to the building.
The second meeting on January 5th was much different.
There was a bunch of new faces there we haven't seen before.
Chicago Block Club was there. There was a media presence.
There was members of the UN 26, which is the United Neighbors of the 26th Ward.
This is a registered political action committee that happens to meet in the
alderperson's campaign office. This group works hand-in-hand with the alderperson
on all sorts of projects. It's widely known on social
media that they work together.
It's a shameful display of power to wield an activist group to speak
over your own constituents who voted for you, just to give the perception that the
project is actually being supported. The fact is, it's far from being supported.
There's not a single neighbor in the immediate area that supports this proposal.
The second meeting was an absolute farce.
Thank you, Michael.
Sam Kovnar,
followed by Mariah Mata.
Hi, my name is Sam. I live in the First Ward, and the thing I came to talk about
got booted from the agenda, but I'm already here, so I'm going to say my thing.
I walk by the strip mall at 1704 North Milwaukee Avenue all the
time. I bike by there, too. And I always wonder to myself,
how is it that on one of the most walking and biking-friendly streets in Chicago,
walking distance from two L stops and three bus lines, we have a strip mall?
It really feels out of place on Milwaukee.
The curb cuts for the parking lot make it unpredictable and a bit dangerous for
people walking and biking, and the big parking lot makes that section of street
feel huge and uninviting. A lot of times, people talk about the street
should feel like an outdoor hallway.
This is like if you're trying to do the opposite of that, make it as uninviting as
possible, you'd build more of these strip malls.
So anyway, I was really happy to see that there's a proposal to turn the strip mall
into housing. And I was even happier to see that it's a proposal to not only
provide housing but to keep the businesses currently located there as
ground-floor retail. The new building is an improvement on the old in every way.
It moves the parking entrance off of Milwaukee, so you're reducing conflict points
with exiting cars and people walking or biking.
It brings stores from the back of a parking lot up to the sidewalk level to make it
more accessible. And it ties the streetscape together with the
other buildings in the area to give it that cohesive neighborhood feel.
It would bring in more housing while limiting residential parking to avoid
creating more car traffic, while at the same time bringing in much-needed foot
traffic to local businesses. This is exactly the kind of project that should be
happening on the northwest side. So when this proposal comes up at a future
meeting, I'm really hoping to see the needed zoning change go through.
Thank you.
Thank you, Sam.
Next speaker is Mariah Mata,
followed by Oscar Sanchez.
Hello. Good morning to zoning committee members.
My name is Mariah, and I'm a lifelong Chicagoan, a constituent of the Third Ward,
and the policy fellow at the Chicago Environmental Justice Network.
I'm here again to demonstrate my support of the Hazel M.
Johnson Cumulative Impacts Ordinance that is currently in this committee.
I urge alders to stop lagging and genuinely take the time to understand the
ordinance and vote yes for this comprehensive reform.
Chicago communities can no longer take the brunt of pollution without due diligence
in considering the health and environment of your constituents who live near
and around heavy industrial facilities.
State and federal environmental protections are continuously being attacked.
The repeal of the US EPA's 2009 endangerment findings
established and based on overwhelming scientific evidence that
greenhouse gas emissions threaten public health and the welfare
is a prime example of things that are being rolled back.
So I'm asking you all to not be passive and take action to
ensure that the city is an example of how we can protect our environment.
We cannot bear the brunt of more environmental harm.
If we zoom in on diesel pollution alone, data shows that it is deadly and
expensive. On average, 1,300
deaths and 1,500 new cases of childhood asthma
happen yearly here in the Chicagoland area.
There are $2.2 billion in total healthcare costs, ranging
from $700 per ER visit to up to
$10,000 for hospitalization.
In 2023, Illinois had the fifth highest number of deaths per
capita from PM 2.5, which is emitted from diesel
emissions and enters into our bloodstream
without us asking, and it just occurs to us.
And so the economic impact of these health effects include
missed days from work, restricted activities, death, and medical
treatments, which amount to an estimated
$4.6 billion in 2023.
This cycle demonstrates the impacts of cumulative burden, which impacts all
Chicagoans. So please vote yes.
Thank you, Mariah.
Oscar Sanchez,
followed by M. Ayala.
Good morning, folks, and congratulations, Chair, on
your elected seat. Buenos dias, members of the
committee. I think I want to share a story with you all when
it comes to
family. I've been recently thinking of my grandmother,
her visiting our home, and I got to talk about the food she makes.
One of the foods she makes is this chicken mole, which folks can compare to a
gumbo. It's a spicy chocolate sauce covering chicken,
and it's about our communities making the best of what we have.
And this story was about we're eating with my grandmother, and they're
talking about the different portions given out growing up.
And my grandmother and my mom were laughing.
They're like,
"My grandpa would get the chicken breast.
The youngest would get a thigh." And then my mom asked my
grandma, she's like, "Why would you always want the chicken neck?"
And then my grandma's a funny woman.
She would always be like, "Well, who asks for the chicken neck?" And she's like,
"I never wanted it, but I love you all, and sacrifices
are easy when it comes to those you love."
And I think with that being said, it's about what are we willing to
do for the people we love the most, and then who are the
folks that are receiving this chicken neck?
And then when you're from communities like the southeast side, the southwest side,
we have chicken neck resources. It's a reality.
And the biggest question we ask is how do we handle
pollution and respiratory health issues on these
bare bone budget items?
And continuing that, how are we actually changing that reality?
The reality is we don't know how to trust industry when we have a company
like Pullman Innovations that was earmarked by the
community, had commitments, but they have a million dollars of
fines of MWRD, and on top of that, they're continuing to
operate without a permit for a year.
I'm mentioning this because we want a Hazel M.
Johnson ordinance to ensure we don't have industries like this coming to our
community.
Thank you, Mr. Sanchez.
Before we move on to our next speaker, I'd like to confirm Alderman Conway's
online.
Yes, Mr. Chairman, I'm online. Thank you.
Emmy Ayala, followed by Paul Jacobs.
Hi, good morning, everyone.
Morning.
My name is Emmy Ayala or Em Ayala.
I just wanted to start asking a simple question.
What kind of city are we building if the people impacted by pollution
have the least influence over the decisions being made?
On the southeast side of Chicago, cumulative impacts is not just
something theoretical.
It is something that we are living and experiencing every single
day over the course of several years.
Our kids are inheriting that generational curse of overburdened
pollution. We recently lost a
child due to an asthma attack in the community.
And the reality of that is very striking
and should bring a lot of urgency to the matters of
pollution and the impacts on our health in underserved and overburdened
communities. The gap between
exposure and response from the city is where
trust between the community and the city that we're supposed to
entrust with all of our health and wellness, that's where the divide
really becomes clear. Recently, a fire broke out on
122nd Street and Stony Island Avenue.
It took over a week for the Illinois EPA and CDPH to
respond to it meaningfully.
So that is just one of many examples where we need
more urgency, right? We need more rapid response.
Recently, we've also been seeing how this plays out with Pullman Innovations
costing millions in fines. And
all of this to say that we are urging for cumulative impacts
and for
so much more
enforceable guidelines to protect the health of those in
these predominantly minority communities,
right?
And that is my time.
Thank you, Emmy.
Next speaker is Paul Jacobs, followed by Mr. George Blakemore.
Hello, I'm Paul Jacobs, and I'm here as the executive director of Chicago Growth
Project to speak in
support of 1338 West Lake and 215 North Racine.
Every year, I've seen my rents go up along with all my friends and an
ever-shrinking number of options in areas that we can afford.
We rank number one on the wall of shame in terms of rent increases over the past
three years at 9.5%,
and we also deliver the least amount of housing out of any major metro.
We're competing with cities that are a tenth of our size.
And so I urge all of you to support this project.
Not only does it provide a lot of housing in a desperately needed area, it
also
is a case where an alderman decided to stick out his neck.
There was some opposition based upon the DX zoning, which is
unusual for the West Loop, but I think we should applaud aldermen who are willing
to stick their necks out and approve more housing instead of less housing.
I hope you all support this. It'll grow the tax base, and it will help us grow our
city. Thank you.
Thank you, Mr. Jacobs. Mr. Blakemore?
Mr. Harrison, do you know where you are?
You're in the zoning committee. The most
notorious zoning committee with
Falice, indicted criminal.
And this is the first time that Mr. Gilbert has this.
What was the nationality of
Falice? A Latina? And so what does this mean,
a nationality, a Latina? You don't set up
government like this, with one Black and then another that's a
Black sheep.
This is inherently wrong. I'm going to tell you about this zoning committee.
You can zone anything you want, anytime you want, but you got
to pay to play. You got to pay all these white
attorneys.
You got to pay to play. This is corruption and fraud
here. It's disgraceful here. And to
berate young
and not educate them about the field trip,
not telling them about how this system works, not giving
them an agenda to study before they come here is
disgraceful. What, you didn't have a lesson plan for these young men.
You did not have a lesson plan. You supposed to plan this and
then go back to the school and implement and watch them and give
a test on what they learned here. I'm tired of this mess
hereThis Blackness, this whiteness, this
Hispanic-ness. This is corruption here.
Fraud and abuse here. This is elite.
So crime that teaches that crime pays. Get away from me.
Stay away from me.
Crime pays in the city of Chicago. Did he spend one hour
in jail? No.
No. So it's teaching the young people you can be
a criminal and be rewarded.
Crime pays here
Thank you, Mr. Blakemore. Our next speaker is Taiwan Sims,
followed by David Babosa.
Mr. Sims, before you start, I'd like to also acknowledge Alderman
Mosley for purposes of quorum.
Mr. Sims?
Good morning, committee. Good morning.
I wonder if 67-year-old Jerry Lewis, the prominent
contractor that was assassinated in the west side of
Chicago,
I wonder if he knew that he was targeted or being targeted.
Mr. Lewis was a mentor to
minority construction firms, which we know in the city of
Chicago now is where Blacks or
foundational Black Americans only get 2% of the
contracts here in the city of Chicago.
And that 2% would've been $140 million
out of $7 billion from the 1901
development.
$7 billion.
And what cost Mr. Lewis his life
was a measly $140 million.
Shot down by a 28-year-old and a
31-year-old,
Mason and Harris. I wonder if he knew that he was being
targeted
for just being a change, for just being a pillar in the community.
The 1901 project brings so much
opportunity to a historically divested
area,
right up there near the United Center. Well, see, I lived there as a child.
I was maybe six, seven blocks away.
But to imagine that this man built his life to have it
taken
for what? $140 million
to
stave off Black
forwardness? What?
But hey, remember, I'm just a man that's been under one year of
illegal enforcement for advocating for the city of Chicago.
But I remember when I first walked in here with-
Thank you. Thank you, Mr. Sims.
David
Babosa, and followed by Ms. Jessica Jackson.
Good morning.
Alderman Chico knows that in our community, we had a child pass away after an
asthma attack. We are grateful for his leadership and willingness to
engage these issues seriously, because these are not abstract
conversations for us. Just recently, it took over a week for the Illinois
EPA and CDPH to respond to a fire near
122nd and Stony Island. Families were breathing that air while
agencies moved slowly. We also have the example of
Agrifine, now called Pullman Innovations.
Our community embraced that development.
People wanted to believe the promises about mitigation and accountability.
But today, residents are asking,
"Where are those promises now?"
This facility has required intervention from the
attorney general, the Illinois EPA, and ongoing legal
action. Reports show over a million dollars owed
to MWRD, multiple state air
violations, and operations continuing after functioning
for roughly a year without the proper permit while discharging
into our sewer system.
And what happens next?
Taxpayer money gets used to try to hold them accountable.
Lawyers will get paid, consultants will get paid, but
communities carrying the harm will see almost nothing in return.
Ask the families impacted by the Hillco implosion what
accountability felt like after the dust settled. Thank you.
Ms. Jessica Jackson, followed by our
last speaker, Josh Choter.
It's really glad to see these young Black men here today,
and I wish you all would pay attention,
because what you all are seeing right now is something that you all are
not being told.
You all listen to what they're saying, and I want you to listen to the fact that
you never hear them, not one time, talk about what's for
Black people.
They'll never say it. What's for Black people.
Now, you all, when you came in, were told to stand
over there, to not be next to George Blakemore.
Let me tell you real quickly who this man is.
He's been advocating for Black people in this city for over 30
years. I want you all to understand, he is the one
who fought so that we could even have public speaking at
this mic.
When I first started coming here because the city of Chicago and Cook
County are stealing Black people's real estate.
They're stealing our real estate, specifically on the southeast side,
and they're doing it through JB Pritzker, the
governorThe governor, J.B.
Pritzker, is helping the public administration steal our property.
And by me coming down here for three years talking about it, because George
Blakemore used to call me every single morning and tell me to get up and
come to these meetings. And because of that, I've been coming to these meetings and
I've made the news, I've made all type of platforms, I've made all
type of newspaper articles because of what we're talking about.
I want you all to take some time today.
Go home, look up the organization called Chicago Flips Red,
and I want you all to see what we're talking about.
Jessica Jackson, Zoe Lee, Danielle Carter, Taiwan
Sims, George Blakemore, how we're fighting for Black
people. We fighting hard for y'all because we love y'all.
We love y'all. We love y'all. We fighting for y'all.
Chicago Flips Red, go to it on your internet and see how we getting
down for us.
Thank you, Ms. Jackson. Our final speaker, Josh Schoder.
Stopping.
You're alone.
All right. Hi, everyone. Josh Schoder, First Ward resident.
Thankful to be here today. Just want to congratulate you, Alderman Villegas, on the
chair position. Also want to thank Alderman Lawson for all of the work he's done
over the past few months. Today, I had originally intended to talk about
754 West Belden, but that has been deferred.
So instead, I want to speak in support of the proposal at 3251
Division. This is a project with a local developer, and it is
something where in the last two weeks, we've seen headlines like
WBEZ yesterday, Chicago area home prices are
skyrocketing. Crain's, April 28th, Chicago home
prices rising at five times the speed of the nation.
The Real Deal, scarce listings drive competition and strong home price
growth. We are seeing displacement happen all throughout our communities,
and this is a project with a local developer on a vacant piece of land
that will make use of underutilized space.
This is a project that will support a range of working families and is fully
affordable. It will bring investment into this space, and will
allow current neighborhood residents to remain in the community without
being displaced. This is working-class affordable housing.
This is something where I urge the committee to support this proposal,
because it also does reflect several rounds of community input.
And so, today, I just want to encourage all of you to
continue understanding the shortage that we face, understand that
this is a citywide issue, and Alderman Villegas, as you said when you
spoke in favor of the 2652 West
Chicago project, we need to expand our tax base as a city.
That is the only way we will get out of the budgetary mess that we're
currently in and will be in for the next few decades.
So again, I urge the committee to speak in favor of this proposal, and thank you
all for being here today.
Thank you.
That concludes our
public comment period.
We will now move on to the agenda. We're going to hold our first item till later on
in the meeting, per the sponsoring alderman's request.
He'll be here this afternoon to speak on it.
Next up, we have two historical landmark designations.
The first up is document number
02026-002389 in the Third
Ward, the historical landmark designation for St.
Paul Christian Methodist,
Episcopal-
Episcopal
... Episcopal Church located at 4644 South Dearborn Street.
We have Daniel Kleiber of the Historic Preservation Division of the Department of
Planning and Development to present on this matter.
Mr. Kleiber?
Just tell him.
Go on.
Good morning, Mr. Chairman and members of the committee.
Dan Kleiber with the Department of Planning here.
I'm here today with a proposed ordinance for landmark designation of
the St. Paul Christian Methodist Episcopal Church, a
current image of which is before you now.
For orientation, the church is located at 4644 South Dearborn
Street in the Third Ward and Grand Boulevard community area,
just east of the Dan Ryan Expressway and Metra Rock Island
railroad tracks.
You did.
In 2025, the program committee of the Commission on
Chicago Landmarks received a suggestion for landmark
designation for this building from Reverend Curly Adams and
other members of the church congregation who are here with us this morning.
The church fully supports the designation, as does Third Ward
Alderman Dowell.
In March of this year, the commission found that the designation meets three
criteria for designation, including for heritage,
architecture, and architect. In terms of the significant features,
the ordinance proposes they be all exterior
elevations, including roof lines of the building.
The 1960s education wing, which is immediately to the south,
is excluded from the significant features.
You have a proposed ordinance to that effect.
Thank you.
Is that it, Mr. Kleiber?
Yes, thank you.
Thank you. Chair Dowell, would you like to say a comment on this?
Yes. Thank you, Mr. Chairman. I just ask my colleagues to
support this effort. I believe Reverend
Curly Adams is in the audience, and I want to thank him and the
congregation for putting this landmark
request forward. Thank you.
Thank you, Chair Dowell. Alderman Moore?
Thank you so much, Chairman. And thank you, Chairman Dow, for
bringing this before the
committee. And Pastor, thank you.
I almost had a tear in my eye when I saw this, because what sits across the
street from it is Coleman Elementary School,
a school I went to. I started in kindergarten there.
And why I say that is because this church was a safe
haven for many of us growing up in Robert Taylor Homes
during that time. And
not only did they provide
some after-school activities, but when those fights broke
out
and school wasn't letting you back in, you could run up in that church
and be protected. And so I just remember that from my
childhood, and to see where I am today.
Sometimes you forget, but when you think about the
places and things that had an impact
on your life, this is a meaningful
institution
in that community. So Alderman Dow, thank you so much for bringing this
forward. And I-- way up, that's someone back there.
And I just appreciate that so much.
And I, as Alderman Dow, ask for everybody's favorable
consideration of this item. I move do
pass.
Thank you. Thank you, Alderman Moore.
Are there any other questions from members of the committee?
Hearing none, I heard a motion from Alderman Moore. Do pass.
All in favor, please say aye. Opposed, say nay.
In the opinion of the chair, the ayes have it.
Congratulations.
Next is document
O2026-0023266
in the 34th Ward, the historical landmark designation for 30 North
LaSalle Street. We have Matt Crawford of the Historic Preservation Division of the
Department of Planning and Development here to present on this matter.
Mr. Crawford.
Thank you, Chairman. Thank you, Chairman Villegas, and members of the committee.
I'm a coordinating planner with the Department of Planning and Development, and I'm
here today on behalf of the Commission on Chicago Landmarks to
recommend that 30 North LaSalle be designated as a
Chicago landmark.
This landmark designation is crucial for the building's redevelopment, which aligns
with the city's Loop Revitalization Initiative.
As of mid-2025, more than half of this building's
office space was vacant. Golovin Company, the
new owner, plans a 349-unit residential
conversion of the building with up to $57 million in
tax increment financing
through the city's LaSalle Street Reimagined program.
The $132.5 million project will
repurpose office space on the lower floors as studio
one and two-bedroom apartments, and 30% of these apartments will be
affordable for people owning 60% of the
area medium income.
The building is located at the corner of LaSalle and Washington, right across the
street in the 34th Ward, and Alderman Conway supports the
designation. One part of the
building's history is that it replaced the Chicago Stock Exchange Building, which
was built in 1894. The demolition of the Stock Exchange
Building raised public awareness of the importance of the city's
historic architecture,
and the loss of the building ushered in a more effective preservation
program for the city's most important buildings.
The Landmarks Commission recommendation finds that 30 North LaSalle is a
significant example of the international style of architecture,
with its flat walls and absence of color and
historic ornament.
The commission also identified the building's architect, Thomas E.
Stanley, as significant. He didn't do anything but this building in Chicago, but he
did a lot over the Midwest. He was based in Texas
and he was best known for his modernist corporate office towers
built in the 1960s and '70s, and he really made a
mark in Mid-American cities, like these examples.
So to conclude,
I would recommend on behalf of the Commission on Chicago Landmarks to grant
designation to 30 North LaSalle. Thank you.
Thank you, Mr. Crawford.
Alderman Conway, we'll have you provide testimony on the companion
map amendment following the passage of this landmark.
Sounds good. Thank you.
Alderman Espada.
Thank you so much, Chair. I
was just curious, is this a rated building in the city of Chicago?
Thank you, Alderman Espada. As you know, the Chicago Historic Resources
survey was done between 1986 and 1996.
It was a 10-year effort.
And that survey
rated buildings that were built from the earliest days of the city
up to 1940.
So because this building was built in the early '70s, it
is not identified in the survey. Of course, it was identified as being
rated blue, which means it was after 1940.
So it was not evaluated, but it was identified as being a
post-1940 building.
I knew that in terms of around the historical survey, but I want to name it
out loud to call into something for us to think about
next year.
I feel like council and this committee
is very smartly looking at the historical
context and significance of buildings built between
1960, 1970s,
and I think it is high time for us to think about an updated, renewed
historical survey, because there is a lot worth preserving that has
been built in the last 60 years. So I want to
name that for us to consider together,
while also after Alderman Conway says what
he's going to say, motioning do pass on this item.
Thank you, Alderman Espada. Any other questions from members of the
committee?All right. There's a motion from Alderman
Espada, do pass. All in favor, please say aye.
Opposed, say nay. Independent chair, the ayes have it.
At this time, we're going to go a little out of order, as this item has a
companion map amendment. If committee members could please move to the top of page
23. We're going to hear file number 22315 in the
34th Ward, common address 30 North LaSalle.
The change request is planned development number 596 to
DC-16, downtown core district. We have
Attorney Mariah DiGrino here to present on
this matter. However, before she starts her presentation, we have a small
housekeeping matter. This file is being amended to a Type 1
application. Vice Chair Lawson moves to amend the application to a Type 1
application. All in favor, please say aye. Opposed, say nay.
Independent chair, the ayes have it.
The application is amended to a Type 1.
Attorney DiGrino, if you would like to proceed.
Thank you. Good morning, Chairman Villegas and members of the committee.
My name is Mariah DiGrino of Croke Fairchild Duarte & Barris.
I'm representing the applicant in the matter before you, 30 North LaSalle owner
LLC. I am joined by Lee Golub with Golub & Co., the
owner's rep,
Sean Gloaz of Power Construction, and Emily Ramsey of Ramsey Historic
Advisors.
The application seeks to rezone the property at 30 North LaSalle from planned
development number 596, which was adopted in the mid-'90s,
to DC-16, downtown core district, pursuant to a Type
1 map amendment application. The Type 1 application seeks approval
of an administrative adjustment, approving alternative compliance
with on-site open space standards, and a variation to reduce the required
number of loading berths by one, and all other relief as allowed by code
for the submitted plans.
The purpose of the rezoning is to allow the renovation and conversion of a
portion of the building to residential units under the city's LaSalle
program.
The project will create 349 dwelling units,
30% of which, or 105, which would be affordable
units.
The residential project would occupy levels three through 19, shown in yellow on
the diagram before you, with a ground level lobby entrance on Washington
Street. A new amenity floor would be created at the 11th floor,
replacing a mechanical level with a small outdoor terrace at the northeast corner.
The remainder of the building, represented in blue,
floors 20 through to 44, and the remainder of the ground floor are expected to be
rehabilitated for office uses, a ground floor office lobby entrance on
LaSalle, and ground floor retail space.
The project has been reviewed by the Chicago Landmarks Commission.
As was noted, the project has also been reviewed by the Finance Committee and City
Council related to the $57 million TIF award,
as well as by the Economic Development Committee for a Class L program related to
the office renovation proportion.
The diagrams I'm showing on screen relate to the open space diagrams.
Again, the seeking relief from the on-site open space standards
based on the existing building conditions.
There will be the amenity space at level 11, as well as the ground level.
And then a little view of the facade
representations regarding new glass and aluminum wall at the storefronts.
Landscaping at the ground floor,
and the loading berth is represented on the bottom of the diagram here.
This concludes my presentation. We are available to answer any questions, but
request your favorable consideration.
You done, attorney?
I am done. Thank you.
All right.
Alderman Beale.
Mr. Chairman, and congratulations again on the
Zoning Committee.
Appreciate it, sir.
Absolutely.
Just a couple of questions.
Where's your parking for this development?
There is currently no parking at the building, and none is proposed.
It is-
Mm
... the nature of the landmark designation.
The conversion would not require the addition of parking.
Okay.
And it is well-served by transit as well.
Okay.
The other question that I have, the presentation about the
floors, office space at the top, and residential in the
middle,
why was it not flipped? If a person is
living there, you would think they would want to have the higher
levels versus being in the middle.
State your name, please.
Yeah. Lee Golub, managing principal of Golub & Co.
Alderman Beale, the reason for that is the entire low rise
of this building was almost all vacant when the LaSalle Street reimagined program
came out. The city of Chicago was the prior tenant, and so
the space was there. The rest of the building in the mid and the upper floors had
tenants. So it made sense to go for the low rise to do that.
Okay. That's all I have. Thanks.
Thank you, Alderman Beale. Alderman Hopkins.
Yeah. Thank you, Mr. Chairman. In support of this project, this is a
rare opportunity where with one vote we can accomplish multiple things.
As we previously stated, preserving the historic character and the
landmark designation of this structure, while at the same time,
we are modernizing it. We are moving it into the 21st century,
addressing the continued need for viability in the Loop, and doing
so with the judicious investment of public dollars.
This is the type of project that is exactly designed to maximize
the benefit of spending TIF dollars on something like this.
And it will spark further development as the Reimagine LaSalle Street project
moves forward. So this is an exciting opportunity
for all of us in the city. And I'm pleased to support it.
And at the appropriate time, I would offer a do pass motion. Thank you.
Thank you, Alderman Hopkins.
Alderman Espada.
Thank you, Chair. I definitely support the development.
It's great to see the trend that we're moving in.
This is more of a technical question, but I'm just curious,
how is this not an
amended planned development and rather a wholesale zoning change
based off of the size and scope?
I feel like there's a very long answer to that question.
I think the
short answer I would describe as-
I'll take the short answer
... this was probably the simplest solution.
What instigated the need to change at all
was the plan development was accommodating an existing building
in the '90s in a clearly commercial area.
Residential was not even a twinkle in the eye of the owners at the
time, or probably anyone.
So the PD referenced generally
commercial use is allowed in the underlying district, or use is allowed in the
underlying district, but it didn't provide for any number of dwelling
units. So, that's what instigated the change.
I think the determination was made
that it just seemed simpler to
remove the PD designation, which was arguably
adopted to address the fact that the building did not
contain any parking. And so therefore, the PD
designation really became irrelevant based on today's modern
standards for parking and the transit serve nature of the building.
Sort of a long-ish answer to that.
I'll settle for the longer answer another time off the record.
Thank you so much. Thank you, Chair.
Thank you, Alderman LaSpada. We've been joined by
Alderwoman Taylor, Fuentes, and Alderman Hall.
Alderwoman Taylor, are you there?
Yes. Good morning, Chairman.
Thank you. Alderwoman Fuentes?
Alderman Hall?
President, thank you so much-
Thank you
... and congratulations, Chairman, on your first meeting.
Thank you, sir.
Alderman Riley?
Thank you, Chairman. I also support this project
and want to remind my colleagues we're going to be seeing a lot
more like this, especially in the Central Business District.
Just the changing economy and, frankly, the
extra square footage that we have available for commercial right now isn't
needed. So, I give a lot of credit to the developer and his team
for doing an adaptive reuse project here.
But we're going to be seeing lots more of these as we move forward under your
leadership, Chairman. So,
want to congratulate Alderman Conway and
the development team for putting together a good project.
And I also agree with Alderman LaSpada that
we probably are going to need to get to updating our historic preservation
inventory. We have a lot of more modern
buildings that are qualifying for landmark designation.
A lot of folks don't know this, we have a residential property right in the middle
of my ward at Marina Towers that is a landmark
that the residents of that tower sought, and certainly was deserved, and they've
been able to use resources from that designation
to reinvest in that building and keep it structurally sound and
viable moving forward. So, that's one example.
We're going to see a lot more of these. So, I support the project.
Thank you. Thank you, Alderman Riley.
Any other question from members of the committee?
Thank you. Alderman Conway, would you like to-
Yes
... on this matter?
Yes, please, Mr. Chairman. And all great questions and comments from my
colleague. As alluded to by Alderman Riley and Hopkins and
others,
we have a few problems
downtown in the sense that we have a glut of office space and a shortage of
housing. And this is the type of project that gets
at both those problems here, creating 349
units, 105 of them of affordable. And it's, of course, right out the
front door of City Hall. It's kitty-corner to the building.
So,
the purpose of the
Loop Revitalization plan is to
catalyze some of this adaptive reuse with some
tax investment. And as you hear my children go
nuts in the background, you can tell their passion as well as mine
in terms of catalyzing these adaptive reuse of projects.
And this is really a key project of that plan, and I ask you
all to support it, and thank you for that. Over.
Thank you, Alderman Conway. Alderman Hopkin-
Move to-
... moves to pass. All in favor, please say aye. Opposed, nay.
Independent chair, the ayes have it. The item is passed as amended to a Type one.
Congratulations.
Thank you.
We've also been joined by Alder-
Chairman?
For the purposes of quorum, we also have
Alderwoman-
Chairman, it's Alderperson Fuentes.
When you were calling me for roll calls in the elevator-
Perfect
... I apologize. I'm here.
Thank you. We'll add you to the roll. Thank you.
All right, next up we have large signs over 100 square feet in area, 24 feet
above grade. We will hear them all together.
I'll read the ward, followed by the address, and take a motion at the end.
First up is one sign in the 1st Ward, located at 901 Ashland.
Two signs in the 3rd Ward, one each at 3907 South Martin Luther King
Drive and 4021 South State Street.
In the 25th Ward, 2605 West Cermak Road.
Three signs in the 27th Ward, one located at 1045 West Fulton
Market, and two signs located at 727 North Milwaukee
Avenue. Three signs in the 28th Ward, two located at 2526 West
Cermak, and one at 2551 West Cermak Road.
In the 32nd Ward, two signs located at 1755 West Fullerton.
Staying in the 32nd, one sign located at 3162 North
Clybourn Avenue. Five signs in the 42nd Ward, one sign each at
600 North Michigan, 77 West Wacker Drive, 221 West
Hubbard Street, 33 West Illinois Street, 350 North Orleans.
In the 45th Ward, 4849 North Milwaukee.
Lastly, in the 50th Ward, 5943 North Lincoln Avenue.
If no further questions by committee members, any questions, Alderman Beale
makes a motion to pass on the orders. All in favor, please say aye.
Opposed, nay. Independent chair, the ayes have it.We will now move on to
the map amendments in an effort to ensure the committee meeting runs as smoothly as
possible. Items will be grouped together according to witness and will be
heard in that order rather than ward order.
I would ask the councilors that are here, I know you get paid by the hour, to
please move quickly. We have a full agenda,
so we want to make sure your presentations are as precise as possible.
All right. We have map amendments number
21123, the 27th Ward. Common address 1338
West Lake Street. Change requests, M2-3, light industry
district DX-7, downtown mixed use district, then to
residential-business planned development.
We have here Katie Janke Dale from DLA Piper to present.
Thank you. Good morning. For the record, my name is Katie Janke Dale from the law
firm of DLA Piper. We represent the applicant for this matter, which is an
affiliate of Cedar Street Companies.
I'm joined today by Griffin Epping from Cedar Street.
The
subject property is located at 1338 West Lake, which is the northeast
corner of Lake and Ada.
Did you incorporate the record?
The record from Planning Commission. Oh, already done?
No, we haven't done it.
Okay.
I would note, just as a housekeeping item, this matter was at the February 19th,
2026 Planning Commission, and there is a substitute ordinance.
Thank you. This item was heard and passed by Chicago Plan Commission.
Alderman Spada makes a motion to incorporate all records and findings from that
hearing. All in favor, please say aye. Aye. Opposed say nay.
The opinion of the chair, the ayes have it. The records are incorporated.
Great. Thank you so much. The site's currently zoned M23, and we're proposing
to take it to a TX-10, then to a planned development to allow for a
32-story building containing 321 residential units,
164 parking spaces, and an overall 13.8 FAR.
Of the 321 units, 20% will be provided on-site as
affordable units.
He's back. We worked very closely with both former and current Alderman
Burnett and the various community groups and stakeholders on this project and would
appreciate the committee's support. Thank you.
Thank you. Alderman Burnett, would you like to comment on this?
Yes. Thank you to the team for listening to all the community concerns.
We went back and forth on this one in terms of getting the right proper housing
needed for Fulton Market, trying to get bigger units to make sure that families who
have started in Fulton Market can stay in Fulton Market.
So they took a lot of our concerns.
They're great developers and great partners.
So I ask the committee to support this project.
Thank you. Any other questions from members of the committee?
All right. Seeing none. If there are no further questions by committee members, do
I hear a motion to pass? Alderwoman Clay moves to pass.
All in favor, please say aye. All opposed say nay.
In the opinion of the chair, the ayes have it. The item is passed as revised.
Thank you.
Congratulations. All right.
Item two is a
number... I'm sorry. Strike that.
File number 23020-T1, Second
Ward. Common address 212 East Ohio Street.
Change request, DX-12 downtown mixed use district to
DX-12 downtown mixed use district.
Liz Butler
from Taft is here to present.
Morning, Chairman Vegas and members of the committee.
It's nice to see you all again. My name is Liz Butler.
I'm a partner at the law firm of Taft Stettinius & Hollister, located at
111 East Wacker Drive, and our firm represents the
applicant in this matter, Cubed Investments LLC.
I'm joined today by my colleague Janet Stengel and
Eric Weber on behalf of the applicant.
As a housekeeping matter, we did submit a substitute narrative and plans in
advance of the hearing. The substitutes were to remove an
administrative adjustment to reduce the number of vehicular parking
spaces, which is no longer needed, and to update the floor plans-
Thank you
... to accommodate accessibility requirements.
Thank you. Alderman Cruz moves to accept the substitute narrative and plans for the
Type 1A application. All in favor, please say aye. Aye.
Opposed say nay. In the opinion of the chair, the ayes have it.
The substitute narrative and plans are accepted.
Thank you, Mr. Chairman. The applicant is requesting a Type 1
zoning map amendment for the subject property located at 212
East Ohio Street from the DX-12 downtown mixed use district
to the DX-12 downtown mixed use district with optional administrative
adjustments to reduce the minimum required on-site
open space and a variation to reduce the required off-street loading
from one space to zero spaces. This is to allow the conversion
of an existing five-story commercial and office building
to mixed use with 28 residential units above the ground floor.
The property is located in the block bounded by North Columbus on the east, Ohio on
the south, North St. Clair on the west, and an 18-foot wide public
alley on the north.
Like I said, the property is improved with an existing five-story office building.
The applicant is proposing to complete an interior renovation of the
existing building to convert floors two through five from office to
residential. The existing restaurant on the ground floor will remain.
No changes are proposed to the building's footprint or building envelope.
No building additions are proposed.
So the base zoning district will not change.
The Type 1 is needed to reduce the loading and
on-site open space requirements that are triggered
by the proposed adaptive reuse of the
building.
The applicant discussed the project with Alderman Hopkins and participated in the
Second Ward's development review process, presented the project details
to the Streeterville Organization of Active Residents and to
neighbors of the property, who each provided letters of support for the project,
and we understand that Alderman Hopkins is here and also provided a letter of
support to the committee in advance of this hearing.
So we thank the committee for its consideration of this matter and respectfully
request your favorable recommendation of the change requests.
We're available to answer any questions that-
Thank you, Ms. Butler. Any question from members of the
committee?Alderman Hopkins?
Yeah. Thank you, Mr. Chairman. I'm pleased to support this project similar to what
we just did in Alderman Conway's ward, an office to residential conversion.
A key difference, of course, this one requires public support.
It doesn't require a public subsidy because there is no zoning change, as council
mentioned. There's no FAR change as well.
So we're largely keeping the envelope of the building intact, just
adaptively reusing it to meet the growing demand, which we're all pleased
about, to live downtown. So, happy to move the needle forward on
this project. As council mentioned, the community organization of record,
SOAR, is strongly supportive of this.
In fact, their real estate review committee voted unanimously to support
this project. So with that in mind, I would offer a do pass motion.
Thank you, Alderman Hopkins. No further questions by committee members.
Alderman Hopkins moves do pass. All in favor, please say aye. Aye.
Opposed, say nay. Independent chair, the ayes have it.
The item is passed with substitute narrative and plans. Thank you.
All right. Next up is file number
2300-T1 in the 43rd Ward. Common address
854 West Wrightwood Avenue. Change requests
RT-4 residential two-flat townhouse and multi-unit district to
RM-5 residential multi-unit district.
Liz Butler?
Oh, I'm sorry.
Good morning, Chairman Viegas. I'm Braden Lord, I'm substitute again.
You got it.
Until Liz is joining.
Braden Lord. Okay. Sorry about that.
Liz was unavailable.
All right. Mr. Lord, please proceed.
Yes. Thank you, Chairman Viegas and members of the committee.
As stated, my name is Braden Lord, and I'm an attorney with the law firm of Taft
Stettinius & Hollister LLP, located at 111 East Wacker Drive
in Chicago. Our firm represents the applicant in this matter, 854
W Wrightwood, LLC, and I'm joined today by Steven Blonsky on
behalf of the applicant. Mr. Chairman, as an initial housekeeping matter, we
submitted a substitute narrative and plans in advance of the hearing.
They incorporate minor changes to reflect community feedback and
clarification from DPD, and we respectfully request the committee accept
the substitutes.
Thank you.
Alderman Espada moves to accept the substitute narrative and plans for the Type 1
application. All in favor, please say aye. Aye. Opposed, say nay.
Independent chair, the ayes have it.
The substitute narrative and plans are accepted.
Thank you. The applicant is requesting a Type 1 zoning map amendment for
the property located at 854 West Wrightwood Avenue from the
RT-4 residential two-flat townhouse and multi-unit
district to the RM-5 residential multi-unit district with
optional relief, including an administrative adjustment to reduce the required rear
yard open space from 210 square feet to zero square feet, and
variations to reduce the required front yard setback from
9.63 feet to 4.16 feet, the rear yard setback from
37.5 feet to 34.83 feet, the east side
yard setback from 2.56 feet to zero feet, the west side yard
setback from 2.56 feet to one foot, and the combined side yard
setback from 6.4 feet to one foot. The zoning change and
relief will allow the partial reconstruction and renovation of the existing
multi-unit residential building at the property.
The property is located on the block surrounded by West Schubert Avenue on the
north, North Dayton Street on the east, West Wrightwood
Avenue on the south, and North Mildred Avenue on the west.
It contains approximately 4,000 square feet of site area and is improved with an
approximately 137-year-old multi-unit residential
building with a vinyl rear addition containing five dwelling units, an
unfinished basement, and a detached garage with one vehicular parking
space. The existing rear addition and garage are
substantially old and in need of repair or reconstruction,
and the existing building features several outdated units and a lot of
underutilized space that is economically challenging to
modernize without a modest increase in unit count, like the one proposed.
The applicant proposes to preserve the historic exterior of the building,
reconstruct the aging rear addition, renovate the
interior of the building, and activate the underutilized basement to
add three dwelling units for a total of eight dwelling units, as well as construct
a rear attached deck with private balconies, replace the existing
garage with a new three-car garage with a rooftop deck, and provide three
bicycle parking spaces. The existing footprint will
remain unchanged, but the Type 1 and relief are necessary to
allow the reconstruction of the rear addition, the construction of the garage and
outdoor space, and the modest unit count increase.
The applicant discussed the proposal with the alderman and the Wrightwood
Neighborhood Association and presented the proposal to the
neighbors at a community meeting on March 16th.
The applicant incorporated several items of feedback from the community and
has agreed to a plan of operations with the 43rd Ward addressing several
aspects of the design and property management.
Alderman Knudsen issued a letter of support that was forwarded to the committee in
advance of this hearing, but we respectfully defer to the alderman if he wishes to
make any remarks. Otherwise, we thank the committee for its consideration of
this matter and respectfully request your favorable recommendation.
Thank you. I appreciate that. Any question, Alderman-- Vice Chair Lawson.
Thank you, Chair, and congratulations to you-
Oh, thank you
... as well today. This is not a landmark, is it? Or is it in a landmark district?
No, it is not.
Great. Then,
all my other questions were answered. I think it's a great project.
It feels close to home for me, and I'm glad you're adding units instead of
decreasing them in an area that desperately needs them.
So with that, I'll move do pass. Thank you, Chair.
Thank you. Any other questions from members of the committee?
All right. If no further questions by the committee members, Vice Chair Lawson
moves do pass. All in favor, please say aye. Aye. All opposed, say nay.
Independent chair, the ayes have it.
The item is passed with the substitute narrative and plans. Thank you.
Our next item, our file number is number
23023011, also in the 43rd Ward.
Common address, 2244 North Halsted Street.
Change request RT-4 residential two-flat townhouse and multi-unit district
to RM-6,
residential multi-unit district.
We have Brayden Lord and Liz Butler here to present on this next item.
Thank you again, Chairman Villegas and members of the committee.
Once more for the record, my name is Brayden Lord.
I'm an attorney with the law firm of Taff, Satinius & Hollister LLP, located at
111 East Wacker in Chicago. Our firm represents the co-applicants in
this matter, Graybous, Mink LLC and 2244 N
Halsted LLC. And I am again joined by Steven
Blonsky on behalf of the applicants.
The applicants for this matter are requesting a Type 2 zoning map amendment for the
property located at 2244 North Halsted Street
from the RT-4 residential two-flat townhouse and multi-unit district
to the RM-6 residential multi-unit district to allow the renovation of the
existing building and provide two additional dwelling units therein.
The subject property is located on the block bounded by West Belden
Avenue on the north, North Halsted Street on the east,
West Webster Avenue on the south, and North Dayton Street on the west.
The site contains approximately 3,125 square feet of
site area and is improved with a three-story multi-unit residential building
containing six relatively oversized dwelling units, an unfinished
basement, and a detached garage with two vehicular parking spaces.
The applicants propose to renovate the interior of the existing building, including
converting that underutilized basement space to modernize and reconfigure the
units, as well as to add two units for a total of eight units in the
building. The renovation will consist entirely of interior work,
except for enclosure of an approximately 69 square foot light well on the north
side of the building and the installation of a covering above the garage
patio. The change request is necessary to allow the additional units and light
well enclosure, but otherwise, no new building additions or structures
are proposed. The proposal will increase the community's housing supply and support
the preservation of a vintage building that contributes to the neighborhood's
character. The applicants discussed the proposal with Alderman Knudson and the
Sheffield Neighborhood Association.
Alderman Knudson issued a letter of support that was forwarded to the committee in
advance of this hearing. We respectfully defer to the alderman if he wishes to
make any remarks, but otherwise, we thank the committee for its consideration
of this matter and respectfully request your favorable recommendation.
Thank you, Councilor. There is a letter of file on support for Alderman Knudson.
Any other questions from members of the committee?
All right. Seeing none, no further questions.
Members, do I hear a motion to pass?
Alderman Hopkins makes a motion to pass. All in favor, please say aye. Aye.
All opposed, say nay. In the opinion of the chair, the ayes have it.
The item is passed.
This next file is number
23013 in the Third Ward. Common address,
4727 South Wabash Avenue. Change request
RT-4 residential two-flat townhouse and multi-unit district to
C1-1 neighborhood commercial district.
We have Mark Kupiak that's here to present. Mark?
Mr. Chairman, members of the committee, congratulations, by the way.
Sure.
Mark Kupiak, represent the applicant.
The applicant is The Print Lounge, Inc.
President is Emmanuel Basley. Manny has an existing
business, and it's a silk screening business.
He silk screens T-shirts, hoodies, items of clothing,
sometimes adding embroidery or other embellishments at the request of the
customers. Operates currently in Pilsen, wants to move the business back to the
old neighborhood.
Currently owned by a church. Church is moving, selling their building, and
Manny wants to buy it.
Kind of the adaptive reuse of a church, but it's really not a church building.
It looks like originally a commercial building that the church was using, so not
many changes to the building itself.
It actually would be suitable for Manny's building.
He and his wife did reach out to neighbors on the block, explained the project,
answered their questions. And other than that,
Manny especially and his wife did touch
base with the alderman with respect to explaining the project, and we're here today
asking for your recommendation.
Thank you. There is a letter of support on file. Alderman Dowell?
Yeah. Thank you, Mr. Chairman. Wanted to just say that this
is what I would call an adaptive reuse of a
religious institution,
and not to be left with an empty building adjacent to a
commercial corridor.
I wanted to support this and also support the continued
growth of The Print Lounge, which is a small
business, moving to Bronzeville. Thank you.
Thank you, Chair Dowell. Any other questions from members of the committee?
All right. Seeing no questions, do I hear a motion to pass?
Alderman Mosley makes a motion to pass. All in favor, please say aye.
Aye. All opposed, say nay. In the opinion of the chair, the ayes have it.
The item is passed. Thank you.
Thank you very much.
All right. We're going to go back to the first item.
We're going to first item on page one, which is document number
R2026-0023884,
a resolution to rename the Austin Satellite Senior Center as the
Lillian Drummond Austin Satellite Senior Center.
We have Alderman Taliaferro to present on this resolution.
Alderman Taliaferro?
Thank you, Mr. Chairman, and members of the committee.
I thank you for allowing me to appear before you, and again,
congratulations on your appointment.
Mr. Chairman, I'm joined by my West Side
colleagues, Alderwoman Emma Mitze and Alderman Jason Irving, in
recognizing Ms. Lillian Drummond, who's the matriarch of Austin
community.
One thing I can say about Ms. Drummond, who recently passed at the age of 104 years
old, until her dying days, she has always been a
staunch
supporter of seniors
and is one of the most incredible community
organizers you would want to see on the West Side of
ChicagoHer works and her legacy is
so lengthy and so strong. I will be very brief in telling you
that her responsibilities on a state level, federal level,
and municipal level
rise above all. And I say that with all sincerity.
She was very instrumental in actually bringing the Austin Senior
Satellite Center to the Austin community, and we certainly thank
her for that. And she worked
tirelessly out of the Austin Senior Satellite
Center for many years, just making sure families that were having a
difficult times, and seniors that were having a difficult time,
received resources that would make their quality of life a little
better. So I believe that it's
befitting
to rename the Austin Senior Satellite Center in her
honor.
Our community have met, the Austin community has met, and
we are supported by Congressman Danny K.
Davis, in renaming this
remarkable building in her honor.
And
Mr. Chairman, and
members of the committee, I ask for your favorable consideration.
And once again, thank you so much, and congratulations.
Thank you. Thank you, Alderman Taylor.
Are there any questions from members of the committee?
All right, seeing none.
Alderwoman Harris makes a motion to pass. All in favor, please say aye. Aye.
Opposed, say nay. Independent chair, the ayes have it. The resolution is passed.
Thank you, Mr. Chairman.
Thank you. Now we're going back onto regular business, page four,
file number 23038-T1 in the
27th Ward. Common address, 1456 West Chicago Avenue.
The change request is a B1-2 neighborhood shopping district to a
B2-2 neighborhood mixed use district.
We're joined by Daniel D. Lahr, Esquire.
Chairman, Viegas, good morning.
Morning.
This is 1456 West Chicago,
23038-T1. I represent EZMB.
They're the contract purchaser. The application is from B12 to
B22.
The site is 25 by 119. Currently,
there's a two-story former yellow colored hair
salon with apartments above. It's past its useful life.
The proposal is to demolish and build three new
residential units, including a duplex up. They'll be sold as condominiums.
The height will be 44 feet, nine inches.
The applicant worked extensively with the Akron Park Community Council, and we're
very grateful for the support from Alderman Burnett and his staff
at Ward 27.
Thank you, Councilor. Alderman Burnett?
Yep, thank you. The community supports this project, so I do as well.
I ask my colleagues to approve this project. Thank you.
Thank you. Any questions from members of the committee?
All right, seeing none. Alderwoman
Pat Dowell moves to pass. All in favor, please say aye. Aye.
Opposed, say nay. Independent chair, the ayes have it. The item's passed.
Thank you, Mr. Chairman.
Thank you.
All right. Our next item is number
23043-T1 in the 8th Ward. Common
address, 7811 South Ellis Avenue.
Change request, RS-3 residential single unit, detached house
district to
B3-5
community shopping district. We have Attorney Lewis Powell here to
present.
Good morning.
Morning.
And Mr. Chairman, congratulations.
Thank you, sir.
Very well deserved.
Thank you, sir.
For the record,
my name is Lewis W. Powell III. I'm an attorney.
My office is at 53 West Jackson, Chicago, Illinois.
I'm here on behalf of the applicant,
New Life Covenant Church. Mr. Chairman, please note
that this is a very progressive, well-known church on the South Side of
Chicago. They have over 20,000 members.
They have over 60 ministries, such as youth ministry,
young adult ministry, newly married couple ministry,
so forth and so on. And for the record, at this particular
location, they will actually have 30 employees.
So I just wanted to get that on the record.
Thank you.
For the record, the applicant is seeking approval of a type one
amendment application from a
RS-3 residential
single unit detached housing district to that of a
B3-5 community shopping
district in order to allow the proposed
redevelopment of an existing
three-story vacant former residential shelter
located at 7811 South Ellis Avenue.
The subject property is on a 7,119
square foot lot, approved with a
8,718 square foot building, three-story building,
brick and masonry, which is again, a former shelter
building. The applicant is proposing a change of
use with the proposed redevelopment of the former shelter
into an office use building with two car parking
spaces. And for the record, Mr. Chairman, one of those car spaces will
be ADA accessible.
Furthermore, in order to facilitate the redevelopment of the existing
structure, the applicant is seeking a two-inch
reduction in
required front setback from
the 10 feetTo
9.10 inches.
There are no exterior additions proposed.
Alderman, for the record-- Ms. Chairman, excuse me. Ms.
Chairman, for the record, we have been in contact with Alderman Harris.
She has no objections. She indicates her support.
With me today is Mr. Kalim Mesawar, who's a recognized zoning
expert before this body,
and we're here today to answer any questions there are any.
Thank you, Mr. Powell.
Any questions from members of the committee?
Chair Harris.
Thank you.
The churches have been working on this location for years.
They are one of the biggest redevelopers in that grid,
and so I wholeheartedly support this project and
what it'll mean to the community. Thank you.
Thank you, Chair Harris. Any other questions from members of the committee?
Seeing none, Alderman Hopkins makes a motion do pass. All in favor, please say aye.
Aye. All opposed say nay. In the opinion of the chair, the ayes have it.
The item is passed. Great.
Thank you, Mr. Chairman.
Thank you.
Our next file is number 23032-T1 in the
11th Ward. Common address 4325 to
4341 South Halsted Street. The change request is
RS-1 residential single unit-
Oh
... district,
residential single unit detached house district to B2-1 neighborhood mixed use
district. We have Attorney Paul Kopak
to
present.
If okay.
Mr. Chairman. Sorry.
Good morning, Mr. Chairman. My name is-
Good morning, sir
... Kopak.
Morning.
Represent the applicant,
Danny's Construction Group.
The request is to change the zoning from the current RS-1
single-family unit detached housing to that of a
B2-1. The purpose is to allow the development of an
eight single-family homes, detached homes, on
eight individual lots.
We have met with
Alderman Lee and her community group.
We have
her approval. I believe a letter of support is in the file.
Thank you. Any questions from members of the committee? Alderman Spada.
All right. And I'm going to self-limit to like-
... three regular because we got a long agenda.
I'm just curious, why
the move from B2 from RS for single family homes?
It feels like categorically...
I'm sorry.
The reason, first of all,
the width, the side yards, make the lot.
We had to divide the property into 24-foot lots.
Interesting.
And to do that
in an R-3, we would need five feet of side yard.
I'm sorry about this.
Paul, can you speak into the mic, please?
I'm sorry.
We're going to have to get wireless mics for the future.
We would have to have five-foot side yards in an RS-3, and we
couldn't do it. And therefore, the side yard limitation in the B district
is advantageous to the builder.
Well, there you go. Thank you, sir.
You're welcome.
Thank you, Chair.
Alderman Hopkins.
Thank you, Mr. Chair. I know this is adjacent to the Stockyards industrial
district. Is there an alley access behind this
stretch of Halsted?
Yes, there is.
So the detached garages do not enter, there's no need for curb
cuts-
Correct
... on Halsted itself. Okay. Thank you, Mr. Chairman.
Do you have any questions from members of the-
I will support the project.
Thank you. Any other questions from members of the committee?
All right. Seeing no other questions, Alderman Hopkins' moves do pass.
All in favor, please say aye. Aye. Opposed, say nay.
In the opinion of the chair, the ayes have it. Item is passed. Thank you.
Next up is number 23033 in the 15th Ward.
Common address 500 to 534 West 47th
Street. Change request B1-1 neighborhood shopping district to
B2-2 neighborhood mixed use district.
Attorney Paul Kopak.
Good morning, Mr. Chairman. My name is Paul Kopak.
I represent the applicant, Casper Development Company LLC.
Property is currently zoned B1-1.
The proposal is to a B2-2, Type 1.
The lot size is approximately 46,448 feet.
The purpose is to allow
14 single-family homes. We have met with
Alderman Lopez's community group on a number of occasions.
I believe there's a letter of support in the file from Alderman
Lopez.
Thank you. There is a file of support from Alderman Lopez.
Are there any questions from members of the committee?
Seeing none,
Alderman Moslem moves do pass. All in favor, please say aye. Aye.
All opposed, say nay. In the opinion of the chair, the ayes have it.
The item is passed. Thank you.
Our next file is number
22984-T1 in the 30th Ward.
Common address, 3425 North Lawndale Avenue.
Change request RS-3 residential single-unit detached house
district to RM-4.5 residential multi-unit
district.
Attorney Paul Kopak.
Good morning again, Mr. Chairman. Paul Kopak, represent the applicant.
The question here, there are two files that are filed together,
and I think while they're individual applicants, the purpose of
these two
petitions are to divide the lot. In order to divide the
zoning lot, we had to put the church into
compliance, and that is
application number 22983-T1.
That property is zoned
RS-3. We're going to request RS-3, Type
1.
Some of the buildings on this site were
built prior to a zoning code for the city of Chicago.
We are putting them into compliance.
We are not changing any of the bricks or any of the elevations of the church,
the rectory, or the garage on that
siteOnce that gets approved, then
we can go to the school district, the next
one, because that would put that into compliance and allow the division of the
zoning lot.
We do have a letter of support from Alderwoman Cruz,
and this project has been going on for in excess of four years,
so we're really happy to get towards the end.
Thank you.
Alderman Laspada moves to accept the substitute narrative and plans for the Type 1
application. All in favor, please say "Aye." Aye.
All opposed, say nay. In the opinion of the chair, the ayes have it.
Substitute narrative and plans are accepted.
Then is a companion application
is for the property-
One second. Let's pass this one first, and then-
Okay
... we'll get to the next one.
Fine.
Any other questions from members of the committee? All right.
Seeing none,
Alderman Riley moves do pass. All in favor, please say "Aye." Aye.
All opposed, say nay. In the opinion of the chair, the ayes have it.
The item is passed with the substitute narrative and plans.
Our next item is number 22983-T1 in the
30th Ward. Common address 3401 North Lawndale to
3400 North Monticello Avenue.
Change request R-3 residential single-unit, detached house
district to RS-3 single-unit, detached house district.
Paul Kopack.
Paul Kopack, representing the applicant.
Excuse me. 3425 Lawndale Apartments, LLC.
Since we have been able to divide the lot,
now the purpose is to take the existing school
and place that
from the current RS-3 to RM-4.5.
The project will consist of 28 units, 24 parking
spaces, of which 20% will be affordable.
This project has been, as I mentioned, going on for excess of four
years.
We have had numerous meetings with the community group.
We have a letter of support from Alderwoman Cruz.
I would like to read in her comments of her letter of March 23rd
to supplement the record, if that's okay.
Before we do that,
Alderman Hopkins moves to accept the substitute narrative and plans for the Type 1
application. All in favor, please say "Aye." Aye. All opposed, say nay.
In the opinion of the chair, the ayes have it.
The substitute narrative and plans are accepted.
Thank you.
Mr. Kopack.
Our project consists of no more than 28 units.
Six of the units will be affordable in compliance with the city's 20% affordable
requirement ordinance. One of the affordable units will
be family-sized three-bedroom unit.
Two of the units will be accessible units meeting the
ADA requirements.
There will be no balconies. As we mentioned, we are not changing any of
the
bricks of the outside. This is an entirely interior rehab.
There will be no new curb cuts on the property.
We'll only reuse the existing Monticello Avenue driveways with
no change to the location or size of the existing curb cuts.
We have provided the bicycle racks that all the women in the
community has requested. There are 24 parking spaces, which will
be provided for residents' use only, not for public lease,
and they are
on site. And the green space has met the requirement from the
landscaping ordinance.
Thank you, Attorney Kopack. Any question from members of the committee?
Alderwoman Cruz.
Thank you, Chairman Villegas. And also thank you to
Kopack, Attorney Kopack, for this.
Has been a long, long, long process.
So we are excited we are here, but I do want to say
that a lot of our neighbors were involved.
As you can see, there's a lot of ask, and it will comply with all of us.
So I am thankful for that. And finally, we can see more housing.
Yesterday, this past weekend, I was at a neighbor's
home, and they are looking forward to having more neighbors, having
more density, and I just appreciate the partnership, so thank you.
Thank you. I appreciate it, Alderman Cruz.
No further questions.
I'd like to take one more thing and...
Patrick Murphy, thank you for everything, because he was available
for people from the community who wanted to hear from the
city
that what we were saying was correct, and Patrick was there all the time for it.
This project would not have gone through without his help.
Thank you.
All right. No further questions or comments for our
zoning administrator here. Alderman Casada moves do
pass. All in favor, please say "Aye." Aye. All opposed, say nay.
In the opinion of the chair, the ayes have it.
The item is passed with substitute narrative and plans. Congratulations.
Thank you very much for everything. Be well, be safe.
Thank you.
All right. Next up is file number
23014-T1 in the 11th Ward.
Common address 3633 South Morgan Street,
946 to 958 West 34th Street. Change request
B1-2, neighborhood shopping district to B2-3, neighborhood mixed-use
district. Jimena Castro is here to present. Jimena?
Hi, Mr. Chairman. Congratulations.
Good morning, members of the committee. My name is Jimena Castro.
I am a partner at Acosta Sgar, and I'm here today on three different matters.
The first one is
3360-
Alderman Satter, can you please mute, please? Thank you.
Please proceed.
The first matter is 3363 South Morgan.
We're proposing to rezone the property from a B1-2 to a B2-3.
It is currently a corner lot, improved with a five-car
garageWe're proposing to demolish the garage to build a four-story
mixed-use building with ground floor commercial spaces, six
dwelling units, two parking spaces, and two bicycle spaces.
And we're also seeking,
as this is a Type 1,
variations that are attached to this application.
We
are seeking a reduction from three parking spaces to two, a
reduction of six bicycle spaces to two bicycle spaces, a reduction of the
rear yard setback to 20.64 feet. And
there's actually a small clerical error on the narrative that I have
alerted Christina and Kara at the committee, at
the zoning board, the zoning representatives.
And also, a height increase from 55 feet to 59
feet, and a reduction
in the transparency regulations to 72 square feet.
We underwent a community process, and we have the alderman's,
alderwoman's support in this matter, and seek your favorable consideration, please.
Thank you. I appreciate it. There is a letter of support on file.
Are there any questions from members of the committee?
Alderman Hopkins.
A motion to reflect the correction that Ms.
Castro-
There was none.
No?
No.
Okay. Move do pass, then.
Seeing no questions.
No further questions by members of the committee. Alderman Hopkins moves do pass.
All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it. Thank you.
Thank you very much.
Our next file is number
23017 in the 25th Ward. Common address,
2052 West 21st Street. Change request B3-2,
community shopping district to B2-3, neighborhood mixed-use district.
Attorney Ximena Castro is here to present.
Mr. Chairman, thank you again. For the record, my name is Ximena Castro.
I'm a partner at Acosta Esquer, here today for the matter located at
2052 West 21st Street.
The matter
that we're seeking to do here is to rezone from a B3-2 to a
B2-3. It is currently a vacant lot, and we're proposing to construct
a three-story building with six dwelling units, three parking
spaces, and six bicycle spaces. We underwent the
alderman's
procedure for obtaining support for this matter, and we do have a letter of support
on file, and we would appreciate a favorable consideration for this matter.
Thank you. Are there any questions from members of the committee?
Right. Seeing none,
no further questions. Alderman McClain moves do pass.
All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it. The item is passed.
Thank you very much.
Next file is 22998-T1 in the 48th
Ward. Common address, 1527 West Edgewater Avenue.
Change request RS-3 residential single unit to district to
RM-4.5
residential multi-unit district. Ximena Castro is here to present.
Thank you very much. For the record, one more time, my name is Ximena Castro.
I'm a partner at Acosta Esquer, here today on the matter of
1527 West Edgewater,
speaking on behalf of my partner Rolando, who could not be here.
At this time, I'd like to request that this matter have the
substitute narrative and plans incorporated into the record, please.
Thank you. Alderman Cruz moves to accept the substitute narrative and plans for the
Type 1 application. All in favor, please say aye. Aye.
All opposed say nay. In the opinion of the chair, the ayes have it.
The substitute narrative and plans are accepted.
Thank you very much. We'd like to seek to rezone this property from an RS-3 to an
RM-4.5.
The property is an irregular lot that is improved with a religious assembly
building that is no longer in use. We're seeking to
demolish the building, construct a three-story building with four dwelling
units, four parking spaces, and four bicycle parking spaces.
There will be no commercial use on site, and we're seeking five
variations as part of the application to
reduce the front yard setback to 8.5 feet,
to also increase the height from 49
to 49.58 feet,
and also to relocate the rear yard open space to the garage,
and to reduce the rear yard to zero to accommodate a
deck that is over four feet tall, and also to reduce the east side
setback to zero to accommodate exit stairs.
We underwent the aldermanic zoning advisory
committee process, and also underwent a community process with
the Edgewater Triangle Neighbor Association, and we received favorable
support from both. And we have a letter of support from the
alderperson. We'd like to seek favorable consideration on this matter, please.
Thank you. There is a letter of support from Alderman Mona Hoppenworth on
file. Any question from members of the committee?
All right. Seeing none,
alderman, oh, sorry. Alderman LaSpada.
No, that's just me so moving.
Gotcha. Alderman LaSpada moves do pass.
All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it.
The item is passed with substitute narrative and plans. Thank you.
Thank you very much.
All right.
Next file is 23001-T1 in the
26th Ward. Common address, 3251 to
3263 West Division Street, 1149 to
1159 North Spaulding Avenue. Change request B1-1,
neighborhood shopping district to B2-3, neighborhood mixed-use district. Mr.
Steven Friedland is here to present on this matter.
Good afternoon. My name is Steve Friedland with the law firm of Applegate and
ThornThompson, here on behalf of the applicant,
3251 West Division Street, HHDC. This
is an entity that's wholly owned by Hispanic Housing Development
Corporation. I have with me today the president and CEO of
Hispanic Housing, Tony Hernandez, and our project architect, Todd
Wiltse.This project is at the southeast corner
of Division and Spaulding. It's currently a vacant lot,
and this is what we propose. As you see on the screen, we're
proposing a new six-story, 44-unit residential building with
16 parking spaces. This would be
a rezoning from B1-1 to B2-3.
It is a Type 1 rezoning.
The project will be 100% affordable.
Many of you know Hispanic Housing has been developing affordable housing for the
past 50 years. This is another building that's very
typical that will be in their portfolio.
As part of the Type 1 request, we have requested
certain
adjustments and variations. The rear yard we've requested
be reduced from 30 feet to 15 feet.
We are taking advantage of the transit-served location and
affordable
require-- affordable
benefits of the ordinance to reduce our
minimum lot area,
and to increase our floor area ratio as those
are permitted under the ordinance.
And then we're also requesting an adjustment for
the percentage of EV-ready parking spaces that are
allowed for affordable developments under the code.
We did have two community meetings that were hosted by Alder
Fuentes, one in December and one in January.
Those meetings did result in some changes to the design.
We made the
building a little smaller bulk, we added some parking,
and we reduced the unit count.
I
think I heard that Alder Fuentes is on the call,
but we believe we have her support, and we certainly would
request the committee's support and answer any questions you might have.
I appreciate that. There is written testimony in your packets as well as on the
shared drive.
Are there any other questions from members of the committee? Alderman Beale.
Mr. Chairman, this is a great project.
Could you just briefly give me an overview of the financial
stack on what's the cost and how it's being paid?
Do you want to do that, Tony?
Sure.
Or do you want me?
Yeah. Just introduce yourself.
Thank you, Alderman. Tony Hernandez, President and CEO of Hispanic Housing
Development Corporation. This project would be developed with
affordable housing tax credits
from the Illinois Housing Development Authority.
We are also seeking soft resources from the City of Chicago in
approximately the amount of $10 million.
And there will be a small sponsor loan repurposing ComEd
grants,
and then we'll defer a portion of our developer fee.
There will be permanent debt of just under 4.7 or under $5
million on the project.
Alderman Clay.
Hey, Steve.
Just wanted to know what's the mix of unit sizes.
Sure.
I think I've got that, but let me make sure I
give it to you correctly, Alderwoman.
So the mix, again, there's 44 units.
12 one-bedroom, 25 two-bedroom, and seven
three-bedroom. So there is a mix, and these are family-sized
units, which Hispanic Housing has been doing in their most recent
developments.
Thank you. Alderman Espada, followed by Vice Chair Lawson.
Thank you so much, sir. And
to speak to some of the previous comment, we are, of course, the Zoning
and Land Use Committee. We are not the Finance
Committee. So we're approving, just to name this,
the structure, the buildings that are being approved, rather than who gets to
live there. That said, I want to speak to this because we talked
about
poverty and who
affordable housing is for. Just looking at the most recent area median
income chart, for household size of one, because I'm assuming
we're talking on average 60% AMI. Is that accurate?
That's correct.
Gentlemen?
That's correct, Alder.
Okay. So for an individual, that is 51,000 a year.
For a household of three, that's 65,000.
For a household of four,
72,000. So the folks who serve our
kids lunch at their schools
make less than that.
The people who serve coffee, who wait on us at most
restaurants, most of them make less than that.
And
I know almost every job that I had prior to
this job,
I made an income that I would qualify for affordable housing.
And I just want to name, if our neighbors are good
enough to serve lunch to our kids, to wait on us at
retail establishments, they're good enough to deserve housing in our
communities as well. Want to point that out.
Happy to make a motion to pass at the conclusion of debate. Thank you, sir.
Thank you, Alderman Espada. Vice Chair Lawson.
Thank you, Chair. Just a couple questions. Some have been answered.
You said the site is vacant now?
Yes.
Correct.
Okay.
And then, I think this has been answered based on the unit count, but
are there supportive services on site as well, or is there a partner
providing anything, or is it just strictly independent?
This is
wholly independent, affordable housing.
So no, not a
permanent supportive housing development.
Great. All right. Thank you. That's all.
Thank you. Any other questions from members of the committee?
Alderman Fuentes.
Thank you, Chairman, and thank you all to those who asked questions today.
This development has been important for our community.
I want to echo the sentiment of Alderman Danny Espada.
This development is for working families.
These are for individuals that are the backbone of our community.
But because of the rent increases and the property tax
increases that we seeIn Humboldt Park, so many of those families
cannot afford to live here. Now, this project went through a
community process, two community meetings,
several petitions, over 800 residents
signing a petition in support of this development, and the
developers making serious concessions, decreasing the amount of units,
lowering the heights, committing the ground level to a commercial
space so that a business can move in.
This is what
community-led zoning looks like. I'm proud of the outcome.
Now, there are still going to be criticisms, but at the end
of the day, we're trying to solve for something that's very real in the 26th
Ward, and that is that it is becoming increasingly unaffordable to
live here. And this development is going to make it possible for
families to live in a community that they call home,
and a community that helps inform their identity and helps inform their
security. I'm proud to support this development.
Hispanic Housing have been a trusted developer in our community.
They rightfully own this lot, and we'll be changing the zoning so that this
project is possible. And we're also committed to continued
conversation with community members about how this development can
make community residents proud. Chairman, thank you for having this
item on the agenda today, and I ask for my colleagues' favorable support.
Thank you. Any other questions from members of the committee?
All right, seeing none,
Alderman Beale moves do pass. All in favor, please say aye. Aye.
All opposed say nay. In the opinion of the chair, the ayes have it.
The item is passed. Thank you.
Thank you very much.
Gerald
Garcia.
All right, our next file is number 23039-T1 in
the 21st Ward. Common address 1223
to 1231 West
112th Street. Change request RS-2 residential single
unit to district to RS-3 residential single unit.
Councilor, what's your name?
Samantha Nunez, sitting in behalf of Lisa Duarte.
That was Munoz?
Nunez. I'm sorry. Sorry about that.
Will you be presenting for all of Lisa Duarte's cases?
Yes, all five.
Okay. Thank you. Please proceed, Councilor.
Good afternoon, Chairman Villegas and members of the committee.
My name is Samantha Nunez. I'm an attorney at Croke, Fairchild, Duarte, and
Barris, here representing the applicant, MVP Homes,
Inc.,
for the property located at 1223 through 31
West 112th Street.
The applicant is seeking a zoning change from an RS-2 residential
single-unit detached house district to an
RS-3 residential single-unit detached
house district.
We have submitted a substitute narrative and plans because the
initial submission was not clear on the city's clerk website.
We ask that they be accepted into the record.
Thank you. Alderman Espada moves to accept the substitute narrative plans for the
Type 1 application. All in favor, please say aye. Aye. All opposed, say nay.
In the opinion of the chair, the ayes have it.
The substitute narrative and plans are accepted.
Great. The proposed Type 1 zoning amendment application would
allow the division of the zoning lot, which would maintain the
existing single-family home and construct three new
single-family residences. We are also seeking optional
relief by way of administrative adjustments and variations for
reductions to the front and side setbacks, and all relief
as needed and as allowed by the Chicago Zoning Ordinance.
We met with Alderman Mosley and believe a letter of support was submitted to your
office. We respectfully ask for your favorable consideration.
Are there any questions from members of the committee? Alderman Dowell?
Yeah. Can you tell me what the, is that siding on this?
Is the elevation, I guess it's the...
I don't know what elevation that is. Is that siding material?
It's a Hardie Board.
Could you please identify yourself for record?
Yeah. My name is Gerald Garcia. I'm a zoning consultant.
That's Hardie Board siding.
And what is the
proposed for sale price? Just
curious.
It's supposed to go on market price.
I understand it's market. Do you know what market is in that community?
Pretty cool.
Just give me a range. You don't have to be exact.
About between 250 to 350.
That's a big range. Between 250 and 350.
Thank you.
While
Samantha's going to be presenting, if you can try to get that information-
Okay
... to us-
Yeah
...
to narrow that range a little bit. Okay.
Any other questions from members of the committee?
All right. Alderman Mosley?
Thank you, Chair, and thank you to the workers of this
project. This is part of an infill housing
strategy that so many have been calling for.
Our ward is the size that it is because it is predominantly single-family
homes, and this is an opportunity to restore those
vacant lots with single-family homes.
Our office is in support of this and would ask for the support of my colleagues
with a "do pass" recommendation. Thank you.
Thank you, Alderman Mosley. Any other questions from members of the committee?
All right.
Seeing none, Alderman Cruz moves do pass.
All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it.
The item is passed with the substitute narrative and plans.
Thank you.
Next file is number 23009-T1
in the 20-26 Ward,
common address 1749 North Mozart Street.
Change request RS-3 residential single unit district to
B2-1.5 neighborhood mixed use district.
Samantha Nunez.
Good afternoon, Chairman and members of the committee.
Samantha Nunez, representing applicant Reynaldo Castro for
the property located at 1749 North Mozart
Street. The proposed type one zoning amendment application
to change from RS-3 single family residence detached
house district to a
B2-1.5 neighborhood mixed use
district would allow the conversion of the existing building, which has
been vacant for more than four years, to a single family
residence, and alter the front facade by extending the front
wall on the northwest corner of the existing building with an
infill addition measuring three feet by three feet,
which is nine square feet in area and four and a half square feet per
floor. The subject lot is only 17 feet wide by
89 feet in length, which is
1,513 square feet in lot area. We are
also seeking optional relief by way of administrative adjustments and
variations for reduction of the front and side
setbacks to zero, and all relief as needed and as
allowed by the Chicago Zoning Ordinance.
We met with Alderperson Fuentes and the 26th Ward's Community
Driven Advisory Board. We believe a letter of support has been
submitted to your office, and we respectfully ask for your favorable
consideration.
Thank you. There is a letter of support on file. Alderman Espada.
Thank you, Chair. I'm just curious why this is not
permitted under RS-3 zoning, and what necessitates the
B2-1.5?
Councilor?
Originally, yeah,
they had a permit to deconvert it. There was an error made by...
Can I defer the question to the zoning-
Absolutely
... consultant, Gerald Garcia?
Gerald.
Hi, Gerald Garcia.
What happened is the owner
had a permit, not to deconvert, but his plan reflected a deconversion
from two units to a single family.
Unfortunately, that's when the ordinance came out that if you're close to
the 606 or in a community preservation area,
you cannot have a single family in that district.
By that time, in the meantime, he got
his permit revoked. So he went in for a revision to permit,
and they said, "Oh, now they discovered that this district did
not allow single families."
It was new at the time, so it wasn't too familiar in the eyes of most
examiners.
So he then attempted to do the deconversion to another
permit, and they said, "Oh, you can't do that." Even though the
unit's completely gone, demolished.
So they said, "Your lot size is too small
to allow single family residence." It's only about 1,800 square
feet. You need 2,500 in the RS-3.
So the only district in the city that will allow that single family with that
size lot
is a B2-1.5, and that brings you down to about
1,650 square feet per lot area per unit.
So that was the only way to remedy this.
Alderman Espada?
No further questions. Thank you.
Alderman Beale.
You testified that you say the permit was revoked?
Yes.
Permit was issued. There's a plan up there that reflects that the two units were
being removed.
Unfortunately, they called in a description of work that this is
remodeling of a residence.
So the plan examiner who reviewed it,
it may have been a new ordinance, wasn't familiar with this community
preservation area or the 606.
And also, um...
What was it?
We'll talk offline.
Yeah. It was also reviewed by the building department, who has authority to
review zoning projects, so it may have been new to them
also in reviewing the ordinance.
Patrick Murphy.
Patrick Murphy with the Department of Planning.
I don't know the specifics of this permit history, but
it would be accurate
that if you are deconverting a multiple unit building down to a single
family home, or to anything,
that would be considered to be a newly established single family home.
That's how the ordinance was written.
So it's possible that that
demolition was halted
because it was technically establishing a new single family home where one did not
exist, and because of the context of the block, you couldn't have it under the new
ordinance. But I don't know what the
timing was of all of that, nor the context of this block.
So I
would have to presume what Gerald said was to be accurate, but I don't know those
details.
Alderman
Beale.
Alderman Fuentes.
Thank you, Chairman. I can opine on the concern here.
The permits were applied for before the ordinance had
been passed. There's several issues with the permits on this property,
specifically with the house already being built.
The owner will have to deal with the buildings department
in resolvingThese permit concerns,
the concern we had as a zoning committee, and I, as the owner of the
person that the house is already there, and in order for the house
to be legally there with the sort of
width of the home on the lot size, there does need
to be a zoning change.
And so, it's with a lot of conflict that we approved
this zoning change. And we've since spoken to the Department of
Housing and the Department of Buildings to make sure that they are both
calibrated when permits are approved in
accordance to the ordinance.
So this particular item does have a due pass.
It was not the easiest sort of zoning change to
put through. But I do ask for my colleagues' favorable support so
that the owner can now be in compliance.
Thank you. Any other further questions from members of the committee? All right.
Seeing none,
Vice Chair Lawson moves due pass. All in favor, please say aye. Aye.
All opposed, say nay. Independent chair, the ayes have it.
The item is passed. Thank you.
File number 23042-T1 in the 39th Ward.
Common address, 6342, 63 to
6344 North Pulaski Road
is being deferred.
Alderman Casada makes a motion to defer the previously read item.
All in favor, please say aye. Aye. All opposed,
say nay.
Independent of the chair, the ayes have it. The item is deferred.
File number 23041-T1 in the 39th Ward.
Common address, 6332 to 6340 North Pulaski
Road. Change request B1-1, neighborhood shopping district
to RS-3 residential single unit district.
We have Samantha Nunez also representing. Samantha?
Good afternoon, Chairman. Samantha Nunez, representing applicant
6925 Landowner LLC for the
property located at 6332 through 40 North
Pulaski Road. For the record, a substitute narrative and
plans have been submitted to address a scrivener's error,
and we request that they be incorporated into the record.
Thank you. Alderman Riley moves to accept the substitute narrative and plans for
the type one application. All in favor, please say aye. Aye.
All opposed, say nay. Independent chair, the ayes have it.
The substitute narrative and plans are accepted.
Thank you. The proposed type one zoning amendment application to
change from a B1-1 neighborhood shopping district to an
RS-3 residential single unit detached house
district would allow the construction of five new, two
story with a basement, single family residences, which will
contain two rear parking spaces, and seek optional relief
as needed and as allowed by the Chicago zoning ordinance for
the attached plans, such as the front setback to
11 feet and 6 inches. The applicant
has met with the Sauganash Park Community Association, which voiced
no objection to the change, and we believe a letter of no
objection from the 39th Ward Alderwoman Nugent has been submitted
to your office.
We respectfully ask for your favorable consideration.
Thank you. Alderwoman Nugent has provided a letter of support in
project. Any questions from members of the committee? Chair Dowell.
Yeah. Who's the architect on this?
You know who the architect is?
Michael Cox.
What's his name?
Michael C-O-X.
Michael Cox.
C-O-F. Okay.
X.
Yes.
Cox. Okay.
Nice work.
Any other questions from members of the committee?
All right. Seeing none.
Oh.
Alderman Burnett moves due pass. All in favor, please say aye. Aye.
All opposed, say nay. Independent chair, the ayes have it.
The item is passed with the substitute narrative and plans. Thank you.
Next file number is 23040-T1 in
the 50th Ward. Common address, 6333 to 6335
North Mozart Street. Change request, RT-4
residential two-flat townhouse and multi-unit district to
RM-5
residential multi-unit district.
Attorney Samantha Nunez?
Good afternoon, Chairman. Last one, I promise.
Samantha Nunez, representing applicant
6335 North Mozart LLC for the property
located at 6333 through 35 North Mozart
Avenue.
The proposed type one zoning amendment application to change
from RT-4 residential two-flat townhouse
and multi-unit district to an RM-5 residential
multi-unit district, which would allow the construction of a
three-story, eight-dwelling unit building with a basement,
four rear parking spaces, and eight bicycle spaces.
We are also seeking optional relief by way of administrative adjustments and
variations for reduction of the front and rear setbacks,
and to allow the rear yard open space more than four feet above
ground level. Also, all relief as needed and as
allowed by the Chicago zoning ordinance.
We met with 50th Ward Alderwoman Silverstein and their local neighbors
committee, and we are not aware of any objections.
We believe a letter of support has been submitted to your office, and we
respectfully ask for your favorable consideration.
Thank you. Alderwoman Silverstein has submitted a file of letter of
support on the project. Any other questions from members of the committee?
All right. Seeing none,
Alderman Laspada moves due pass. All in favor, please say aye. Aye.
All opposed, say nay. Independent chair, the ayes have it. The item is passed.
Thank you.
Thank
youTo
my colleagues, we do have some sandwiches and
chips, some cookies, water and soda
to entice you to stay here for the remainder of the meeting.
It's in room 200A, so please feel free to get over there,
get something to eat.
All right.
Page 10.
Top of page 10.
File number 22995-T126. Ward common
address 1616 North St. Louis Avenue.
Change request,
RS-1 residential single unit district to RT-4
residential two-flat townhouse and multi-unit district.
Here to present is Agnes Plecha. Agnes?
Good afternoon, or is it still morning, Mr. Chairman?
Afternoon.
Congratulations.
My name is Agnes Plecha. I represent the applicant, 1616 and St.
Louis LLC, in this proposed rezoning from RS-1
residential single unit district to an RT-4 residential two-flat
townhouse and multi-unit district.
As a historical kind of information, this property was
rezoned
in 2019 to RS-1 to ensure that any future
redevelopment of this still vacant lot
is thoughtfully reviewed by the community.
Since then, the applicant has definitely taken this directive
seriously and approached this proposal with a careful planning and
consideration, and collaboration with the community and
Alderperson Fuentes. The site presents several unique
characteristics. It's a vacant lot.
It's at the end of the block, bordered by two alleys, so it just
makes a particularly well-suited parcel for some lower
density, but still multi-unit developments.
And additionally, the property falls within the predominance of the
block district, which definitely has one of the goals and intends to
preserve and supports lower density multi-unit
improvements. More specifically, the applicant proposes a new
two-story residential building with a basement containing three
dwelling units, and the requested RT-4
designation is to accommodate the proposed
density. And the project really aligns with
whatever else is on the block. There are already several lots which are rezoned to
RT-4 previously, and many of the existing
buildings already contain two flats and three flats on that block.
The applicant has worked closely with Alderperson Fuentes to engage the
community. The outreach resulted in positive support
from everyone.
The applicant actually committed to providing one
voluntary affordable unit, and we'll
be working with Alderperson Fuentes to ensure that the tenants are
properly qualified. So with that, I don't know if
Alderperson Fuentes is still online.
We do have her support letter on file, and we are hoping for
your consideration and support.
Thank you. I appreciate that. There is a letter of support
on file. Alderman Fuentes?
Thank you, Chairman. Again, sorry for my absence.
We're in Springfield here, and sorry for the noise. We're in the House of Chambers.
This project has gone through my community zoning process.
Developer Luis Sacro, who's also in chambers with you all, has
offered one unit at 50% AMIs for the community so that we can
continue to house families that need that affordability.
We have favorable support from our advisory board, and I
ask my colleagues for favorable support on this item. Thank you.
Thank you. Any other further questions from members of the committee?
Seeing none, Alderman Quesada moves do pass.
All in favor, please say aye. Aye. All opposed, say nay.
In the opinion of the chair, the ayes have it. The item is passed. Thank you.
Thank you, sir.
Next is file number
23034-T1 in the 32nd
Ward. Common address 1649 to 1659 West
Wolfram Street. Change request is RS-3 residential single unit
district to RS-3 residential single unit
district as revised. We have Agnes Plecha as attorney at law.
Thank you, sir. For the record, my name is Agnes Plecha.
I represent the applicants, Joseph and Krislyn Juan, in this
proposed rezoning
into an update from the existing RS-3 district to a
revised RS-3 district. So this property has been rezoned
previously, back in 2021,
under a Type 1 application. At that time, this parcel, which is
still a vacant parcel, has 130 feet of frontage along
Wolfram, and the initial plan was to subdivide this parcel into
five single family lots. Since that time, the applicants have
refined their
plans to better reflect the existing market conditions.
So now the revised plans proposes three
well-proportioned zoning lots. There is one 50-foot
lot at the corner, one 40-foot lot in the middle,
and 40.3-foot lot at the most east end.
And each lot will be still improved with a single family home of
similar bulk and
height as it was previously approved.
So the requested zoning change is hoping to achieve an update
to the previously approved Type 1 plan and
narrativeWe do have some additional
notice variation as optional relief, just very briefly.
For 1659 West Wolfram, that's the corner property, the requested front
setback variation accommodates larger front porch
and necessary entry stairs. We have some rear setback relief, which
will allow an entrance and egress
means
to the rooftop deck. And then
variation for the open space, rear open space, which just ensures
that the usable deck is counted toward the technical
requirement. For 1657, we have slight front and
side variations to allow for architectural features, such as
larger bay window and water features.
We also have access stairs, which will contribute to both
livability and an aesthetic quality.
Rear setback and open adjustments, again, will allow for the
usable rooftop deck to be counted toward the technical
rear open space requirement. And finally, 1655
Wolfram, we have proposed front setback relief, which is
actually consistent with the existing single-family homes to the east.
However, because we have some vacant lots, the strict requirement
averages a much larger than usual front setback,
so that variation we'll seek to modify
this. We worked with Alderman Waguespack's office to ensure that
this is still in compliance with the neighborhood intent.
We have his support on file, and we are hoping for a favorable
recommendation on that one as well.
Thank you, Agnes. There is a letter of support on file.
Are there any questions from members of the committee?
All right.
Seeing none, Alderman Espada moves do pass. All in favor, please say aye. Aye.
All opposed say nay. Independent chair, the ayes have it. The item is passed.
Vice Chair Lawson.
Good afternoon.
Bottom of page 10 is document number
22994-21 in the 36th Ward. Common
address, 2150 West Chicago Avenue.
Change request, B32 community shopping district to
B22 neighborhood mixed use district. We have Attorney Agnes Plecka.
And the third time, and final time this afternoon, my
name is Agnes Plecka. For the record, I represent the applicant, 2550W
Chicago, LLC, in this proposed rezoning from B3-2
community shopping to a B2-2 neighborhood mixed use
district. This is a vacant property along the Chicago Avenue
bus corridor.
Very much underutilized site in a transit-served location, and it's
really well-positioned to have some thoughtful residential development.
Specifically, the applicant is proposing four story, three unit
residential building with three parking spaces in an enclosed
garage. We also have some additional optional
relief. While the building is designed in terms of density within the
existing dash 2 density. We're not changing that.
But the B2-2 is necessary, number one, to allow the
residential use on the ground floor, and then allows for some
modest relief. So number one, we have administrative adjustment to
increase on-site parking from two required to three proposed.
Again, one-to-one parking ratio.
These will be condominium units, so that's almost always required
when there is a condo unit. And the second, we are
requesting a small variation from the rear setback
requirements. Even though our building is actually set back 40 feet,
we have
rear stairs, which kind of share the ingress with the
building and the rooftop deck, so hence the technical variation for
that. And then finally, modest 10% increase in the height of the
building from 45 feet to 49 point feet, which will
allow for a little bit taller ceilings for better light and
air circulation. And this proposal also reflects
collaborative and community-driven process.
We worked with Alderman Viegas. We worked with Director
Valadez. We also worked with Ukrainian Village Neighborhood
Association. We received everybody's support, and we are
hoping for
favorable recommendation. And we don't have a support letter on
file, but I'm hoping that Director Valadez or Alderman will
confirm that they still support us.
Great. Thank you. Alderman Viegas? Chairman Viegas?
Thank you, Mr. Chairman. Yes, I do support this project, and the
developer did go through the Ukrainian Village Neighborhood Association, and
this project was supported. So I do support it.
Although I don't have a letter, I do support it in person. Thank you.
Tease you that way. Any questions by committee members?
Thank you, sir.
Seeing none, Alderman Riley moves do pass. All in favor say aye. Aye.
Any opposed say nay. Hearing the chair the ayes have it. Item is passed.
Thank you so much.
We're going to jump a little bit
to the bottom of page 13.
Document number 23029-21 in the 36th Ward.
Common address is 526 Northwestern Avenue.
Change request to C12 neighborhood commercial district to C13
neighborhood commercial district.
We have Attorney Nick Faticas and Fred Augustine.
Who's got this one, guys?
I do.
Fred.
So-
Proceed
Chairman, members of the committee, for the record, Fred Augustin.
I'm attorney with the law office of Sam Banks.
I'm here on behalf of the applicant and owner, 526 Northwestern
LLC. Applicant owns the property at 526 Northwestern.
Property's improved with a two-story commercial building.
The applicant is seeking to rezone the property from the current C-1.2
district to a C-1.3 district.
Chairman, for the record, we have submitted substitute narrative and plans as part
of the application. I would like that incorporated into the record.
We do have that. Alderwoman Dowell moves to accept the substitute narrative and
plans for the Type 1 application. All in favor say aye. Aye. Any opposed say nay.
Hearing the chair that the ayes have it, the sub is before us.
And Chairman, this change is necessary in order to allow the redevelopment of the
property with a new five-story mixed-use building containing commercial
space at grade, nine dwelling units above, and off-street parking for nine
cars. Since this is a Type 1 zoning amendment, we
are also seeking relief to reduce the rear setback from 30 feet to
five feet,
as well as increase the off-street parking requirement in a
transit-served location from five to nine spaces.
We have worked with Alderman Vegas and his office on this matter.
We have worked with the neighboring condominium building to the north,
as well as having a community meeting.
And just for the record, working with the community, we've agreed to set the
building back from its north side property line
by around four feet, six inches and also two feet respectively.
So all we're in support. We're here to answer any questions the committee may have.
Great. Thank you. Is this condo or rental?
It will be, I believe, condominium.
Great.
Chair Vegas.
Thank you, Chairman. As the attorney mentioned, the
developer and the attorney did meet with the condo association next door to get
some concessions, and I support this project.
Great. Any questions by committee members?
Seeing none, Alder Lospata moves to pass. All in favor say aye.
Any opposed say nay. Hearing the chair the ayes have it, the item is passed as
substituted.
Great.
Thank you.
One more. Where are we at?
Oh, that's top of page 14 is document number
23025-T1 in the 36th ward. Common address,
2652 West Chicago Avenue. Change request, C-1.2 neighborhood
commercial district to B-2.3 neighborhood mixed-use district.
And I have attorney Nick Faticas.
Thank you so much. Good afternoon.
Nick Faticas from the law offices of Sam Banks.
For the record, I'm here on behalf of the applicant and property owner,
2652 Chicago LLC.
The program, in this case, is to develop the currently vacant
lot with a new four-story mixed-use building.
This is a Type 1 rezoning application, and we did file a substitute
narrative and plan set. I'd ask that those be incorporated in today's
proceeding.
Yes. Alderman Burnett moves to accept the substitute narrative and plans for the
Type 1 application. All in favor say aye. Aye. Any opposed say nay.
Hearing the chair the ayes have it, substitute narrative and plans are accepted.
Thank you. So the proposed building will have a total of 40 residential
units. Four of those units will be at the grade level, which is why the B-2 is
being requested.
There will also be some retail space offered, approximately 1,680 square feet.
In working with the alderman's office, we are asking for
an increase in the parking ratio from 20 spaces to 23, so there
is a technical administrative adjustment
relief request as part of the application.
And also, in order to maintain a four-story height, we are extending the
building back to the rear of the property line in certain areas, so there is
a rear setback reduction from 30 feet to zero.
Again, we've worked extensively with the alderman's office.
We had, I believe, three community meetings, and this was
essentially the compromise plan that we believe we have support for.
Great. Thank you. Chair Vegas.
Thank you, Chairman. This is a proposal that was put forward
several meetings to discuss a compromise, and this is the compromise, and I fully
support this.
Great. Any questions by committee members?
Seeing none, Alderman Dowell moves to pass. All in favor say aye. Aye.
Any opposed say nay. Hearing the chair the ayes have it, the item is passed as
substituted.
Thank you very much.
What's up?
That's it for me. Sit tight.
Top of page 11, file number 23004-T1,
26 Ward. Common address, 1114 to 1118 North
California Avenue. Change request, B-3.1 community shopping
district to B-2.3
neighborhood mixed-use district.
We have attorney Frederick
Augustin here to present.
Okay. Chairman, again, for the record, Fred Augustin.
I'm here on behalf of the applicant and property owner, 118 North
California LLC. Applicant owns the property at
118 North California. Subject property is a double lot.
One of the lots, which is 114 North California, is improved with an
existing single-family residence, while the second lot, known as
118 North California, is vacant. The applicant is seeking to rezone the
property from the current B-3.1 district to a B-2.3
district. Chairman, the double lot forms one zoning lot.
The rezoning will allow the subdivision of the zoning lot into two separate zoning
lots. The existing single-family residence at 114 North
California will remain while the vacant lot will be redeveloped with a new
four-story building containing five units, as well as three
off-street parking spaces.
This is a Type 1 application.
As part of the Type 1, we are seeking relief to the off-street parking
spaces in a transit-served location, reducing it from five
to three spaces for the building. We have worked with Alderperson
Fuentes and her office on this matter.
We did present before the 26 Ward Zoning Advisory Committee.
I believe all of them are supported.
You should have a letter of support
on file as well. Thank you.
Thank you. There is a letter of support on
fileI need a question from members of the committee.
Seeing none, Alderman Fuentes.
Again, thank you for your support.
This project has gone through our community advisory process. I have support.
I ask my colleague for fair support on this project.
Thank you. If there are no further questions by committee members, Vice Chair
Lawson moves to pass. All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it. The item is passed. Thank you.
Next, file number 23037-T1 in the 43rd
Ward. Common address, 1928 North Lincoln Avenue.
Change request RT-4, residential two-flat townhouse and
multi-unit district to RM-4.5 residential
multi-unit district. Frederick Augustin, please proceed.
I'm sorry, middle of page 11.
Thank you, Chairman. For the record, again, Fred Augustin.
I'm here on behalf of the applicant and owner, Joel Hensel.
Mr. Hensel and his wife own the property at 1928 North
Lincoln. It's currently improved with a two-story residential building containing
two units and a one-car garage. The applicant is seeking to rezone the
property from an RT-4 district to an RM-4.5 district.
The one-car garage will be demolished; however, the existing two-flat will
remain.
The change is necessary in order to construct a new two-story rear addition with a
basement, as well as a new two-car garage with a rooftop deck.
Since this is a type one zoning amendment application, we're also seeking relief
to reduce the rear setback from 32 feet to around
12 feet, reduce the rear yard open space from 151 square
feet to 128 square feet, reduce the front setback from
13 feet to six feet,
reduce the combined side setback from eight feet to zero, as well as
reducing the north side setback from four feet to zero.
We have worked with Alderman Knudsen and his office on this matter.
We presented the project before the Lincoln Central Association.
All were in support. I believe you should have a letter of support on file.
I'm here to answer any questions the committee may have.
Vice Chair Lawson moves to accept
the substitute narrative and plans for the type one application.
All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it.
The substitute narrative and plans are accepted.
Are there any questions from members of the committee?
Alderman Knudsen?
No, Ron. We do have a letter of support on file.
If there are no further questions, Alderman Casada moves do pass.
All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it.
The item is passed with the substitute narrative and plans. Thank you.
File number 230,
bottom of page 11,
230-T1, 47th
Ward. Common address, 4016 North Seeley Avenue.
Change request, RS-3 residential single-unit district to
RM-4.5 residential multi-unit district.
Frederick Augustin is here to present.
Again, Chairman. For the record, Fred Augustin.
Just note this matter and the matter immediately
right after, they're kind of companion cases, but let's handle
this one first. I just want to at least point that out.
The applicant here is George Yates. Mr.
Yates and his wife own the property at 4614 North Seeley.
Property is currently improved with an existing single-family residence and two-car
garage. The applicant is seeking to rezone the property from an RS-3
district to an RM-4.5 district.
Chairman, the property forms one zoning lot with the adjacent property at
2103 West Eastwood.
This change will allow the subdivision of one zoning lot into two separate
zoning lots.
This change will also allow the applicant to construct a dormer addition to the
existing single-family residence.
Since this is a type one zoning amendment application, we're also seeking relief to
the front setback from reducing it from four feet to zero,
reducing the combined side setback requirement from essentially 10
feet to zero, reduce the north side setback from two feet to zero,
reduce the south side setback from two feet to zero, as well as reducing the rear
yard open space from 11 feet to two feet,
and also waiving the rear yard open space from
127.89 square feet to zero. We
have worked with Alderman Martin and his office on this matter.
We presented this project before the Heart of Lincoln Square Neighbors Association,
as well as the Lincoln Square Ravenswood Chamber of Commerce, as well as the
47th Ward Zoning Advisory Committee. All were in support.
I believe you should have a letter on file.
Thank you. There is a letter of support from Alderman Martin on file.
Are there any questions from members of the committee?
All right. Seeing none,
Alderman Burnett moves do pass. All in favor, please say aye. Aye.
All opposed say nay. In the opinion of the chair, the ayes have it.
The item is passed.
Top of page 12, file number
23031-T1 in the 47th Ward. Common
address, 2103 West Eastwood Avenue.
Change request, RS-3 residential single-unit district to
RM-4.5 residential multi-unit district.
Attorney Frederick Augustin is here to present.
Again, Chairman. For the record, Fred Augustin.
I'm here on behalf of the property owner, George Yates.
Similar to the previous matter, Mr.
Yates owns the property at 2103 West Eastwood Avenue.
It's currently improved with an existing residential building containing three
dwelling units. The applicant is seeking to rezone it from the
current RS-3 district to an RM-4.5 district.
Again, similar to the other matter, this property forms one zoning
lot with 4614 North Seeley.
The change will allow theSubdivision of the one zoning lot into
two separate zoning lots. Since, again, this is a Type
1, we are also seeking relief to reduce the rear setback from 20 feet
to three feet, reduce the west side setback from two feet to
1.95 feet, as well as waiving the rear yard
open space from 67.92 square feet to zero.
Similar to the other matter, we have worked with Alderman Martin and his office.
We did present the project before the Heart of Lincoln Square Neighbors
Association, Lincoln Square Ravenswood Chamber of Commerce, as well as the
47th Ward Zoning Advisory Committee.
All were in support. Again, you should have a letter on file,
Chairman, and I'm here to answer any questions the committee may have.
Thank you. Alderman Espada?
Thank you, sir.
The question I suppose to be applied to both, what now happens with these
adjacent RM-4.5 zoning lots?
Is something proposed for those spaces?
So the one currently right now is a three-flat.
That's going to remain.
But the previous matter, which we just heard, which was
4614 North Seeley,
that's improved with the existing single-family home and a garage, that's also
going to remain, but they're also proposing a dormer addition to the
single-family home.
So the dormer necessitates the RM-4.5
zoning?
Well, the reason why we had to seek the RM-4.5 zoning is because
4614 Seeley formed one zoning lot with
2103 Eastwood.
So in order to subdivide it, we need to subdivide it into its own separate
lot. So the one we just heard,
I don't have the lot dimensions in front of me, but it's a three-flat.
So since we are shortening the lot, we needed
proper zoning for the lot to support that three-flat.
So these are adjacent lots?
Yeah, they are.
Oh, okay.
Yep.
This is why visuals help. Okay. All right.
This is
very curious, very interesting. Thank you, gentlemen. Thank you, Chair.
Thank you, Alderman Espada. Any other questions from members of the committee?
I'm not seeing more. None. All right.
There is a letter of file on support for this project.
If there are no further questions by members of the committee, Chair Dowd moves do
pass. All in favor, please say aye. Aye. All opposed, say nay.
In opinion to the Chair, the ayes have it. The item is passed.
Middle of page 12, file number
23027-T1 in the 27th Ward. Common
address, 1257 West Frye Street. Change request,
RS-3 residential single unit district to RM-4.5
residential
multi-unit district.
Attorney Nicholas Fitikas is here to represent.
Good afternoon again. For the record, Nick Fitikas from the law offices of Sam
Banks. I'm here on behalf of the applicant and property owner, 1257
Frye LLC. The project that's being proposed is
a new construction four-story, four-unit residential
building. In this case, it is a Type 1 zoning change, and we are
seeking to increase the parking ratio
from two required parking spaces to four, and we're also
seeking a front setback reduction to eight feet in order to
align the front of our proposed building with the neighboring structures
on our side of the street.
This project went through review with the Acre Park Community
Council,
and I believe based on their support, we had the alderman's support to proceed.
I'll defer to the alderman, of course, on final say.
Any questions from members of the committee?
Alderman Burnett.
Thank you. This process started well before my time on, so the Acre
Park Community Council approved, and thus I will follow their lead, and I hope my
colleagues can support this as well.
Thank you, Alderman.
Seeing no further question from members of the committee, Alderman Riley moves do
pass. All in favor, please say aye. Aye. All opposed, say nay.
In opinion to the Chair, the ayes have it. The item is passed.
Going to the top of page 13.
File number 23026-T1,
32nd Ward. Common address, 2210
to 2214 West Belmont Avenue. Change request, C1-1
neighborhood commercial district to a B2-2 neighborhood mixed use district.
Nick Fitikas, please present.
Thank you again. Nick Fitikas, law offices of Sam Banks.
I'm here on behalf of the applicant, Barrett Homes LLC.
The applicant is proposing to redevelop the subject property with a
new four-story, six-unit residential building.
The building will be supported by a six-car garage.
In order, this is a Type 1 zoning change, and as part of our relief request, we
are seeking to maintain one-to-one parking, as well as a one
foot seven inch height increase to keep consistent floor to
ceiling heights for the four floors below.
This project went through the 32nd Ward review process, and I believe
we received a letter of support from the alderman earlier
today. I'd be happy to answer any questions you or the committee members have.
Thank you. I've just been-- It's just confirmed that there is a letter of support
on file from Alderman Waguespack.
Are there any questions from members of the committee?
All right. Seeing none, Alderman Casada moves do pass.
All in favor, please say aye. Aye. All opposed, say nay.
In opinion to the Chair, the ayes have it.
Middle of page 13, file number
23007-T1 in the 33rd Ward. Common
address, 3240 West Lawrence Avenue.
Change request B1-2, neighborhood shopping district to a B2-5 neighborhood
mixed use district.
Attorney Nick Fotikas.
Thanks again. Nick Fotikas, Law Offices of Sam Banks.
For the record, Chairman, I'm here on behalf of the applicant, EPZ
Holdings LLC.
The applicant actually purchased this property out of foreclosure.
The building that's at the property today is a five-story.
It formerly functioned as a cold storage facility.
So it's built lot line to lot line.
The plan is an adaptive reuse program that would incorporate
retail at the front of the first floor, one residential unit at the rear of
the first floor, and then 25 additional units on the floors
above. This is a Type 1 zoning change, and we are
seeking to reduce the parking to zero.
Again, there's no opportunity to add parking because the existing
structure is built lot line to lot line.
And then with some of the changes that we're making to the fifth floor, we
are seeking a setback reduction of the rear setback for the floors that contain
residential units from 30 feet to 7.62 feet.
There have been no changes to the plan set submitted.
We do have a letter of support from the alderman on file.
Again, happy to answer any questions you or the committee members have.
Thank you. We do have confirmation that there is a letter of support on file.
Any questions or comments from the members of the committee?
Right. Seeing none,
Alderman Burnett moves to pass. All in favor, please say aye. Aye.
All opposed, say nay. Independent chair, the ayes have it.
Going to the top-- I'm sorry, strike that.
Going to the
middle of page 14, file number
23028-T1 in the 46th ward. Common address,
918 to 920 West Eastwood Avenue. Change request
RT-4, residential two-flat townhouse and multi-unit district to
RM-4.5, residential multi-unit district.
Nick Fotikas, please present.
Thanks again. Nick Fotikas from the Law Offices of Sam Banks.
I'm here on behalf of the applicant and property owner, 918 Eastwood
LLC. The subject property at 918 through
20 West Eastwood is improved with a vintage
three-story, six-unit residential building.
The plan is to add two additional units actually in the basement
level. This project came about as the EDU program
was being discussed. We had already filed the application
with the city.
But we are, as part of our Type 1 application, seeking to increase the
parking ratio
from 50% to 100%.
So we will be able to maintain one-to-one parking.
Again, this project went through Alderman Clay's review process.
I believe a survey was circulated, and based on the positive response, I believe we
have a letter of support from the alderman on file.
We do have a letter of support on file.
Any questions from members of the committee?
Alderwoman Clay.
No. Hey, Nick.
Just want to say thank you for working on this.
This is our opportunity to use all of the space that we have
in a very dense ward in a really great way to provide
housing. So we just need two more units, you all.
Would love your favorable consideration.
Thank you.
Seeing no other questions from members of the committee, Alderman Burnett moves to
pass. All in favor, please say aye. Aye.
All opposed, say nay. Independent chair, the ayes have it.
The item is passed. Bottom of page
14, file number 23008-T1, 47th
ward. Common address, 4000 North Lincoln Avenue.
Change request B1-1, neighborhood shopping district to
B1-3, neighborhood shopping district. Nick Fotikas, please present.
Thank you again, Chairman. For the record, Nick Fotikas from the Law Offices of Sam
Banks. I'm here on behalf of the applicant and property owner,
V3F 4000 Lincoln
LLC. The existing structure is actually the plot
itself is a triangular lot at the corner of Lincoln and Irving Park
Road. It's improved with a two-story office
and retail building. The plan is to maintain the retail space at grade, but
then permit four residential units on the building's second floor.
The lot area total is approximately 4,100 square feet, so we're seeking
the
dash three zoning in order to permit the unit total.
The structure itself, though, will remain the same.
There's no proposed additions or expansions of the existing
structure. We did work through the 47th Ward review
process, presented to the Zoning Advisory Committee, and I believe based on
that, the alderman, Alderman Martin, had provided a letter of support for
the zoning change.
Thank you. We do have confirmation that there is a letter of support from Alderman
Martin. Any questions or comments from members of the committee?
All right. Seeing none, Alderwoman Clay moves to pass.
All in favor, please say aye. Aye. All opposed, say nay.
Independent chair, the ayes have it. The item is passed.
Top of page 15, file number 23024-T1,
also in the 47th Ward. Common address, 2137 to 2147
West Irving Park Road. Change request B1-1, neighborhood shopping
district, and B3-1, community shopping district to
B3-3, community shopping district.
Nick Fotikas is here to present.
Thank you, Chairman. Again, for the record, Nick Fotikas from the Law Offices of
Sam Banks. I'm here on behalf of the applicant, Barrett Homes LLC.
Barrett Homes is proposing to redevelop the subject property with a
new four-story mixed-use building that'll contain approximately 4,500 square
feet of retail space at grade and a total of 24 dwelling units above.
The program in this case is actually a for sale condominium product for the
residential units, and we are seeking to increase the parking ratio, even though it
is a transit serve location,
from 12 parking spaces to 24 to maintain the one-to-one parking
ratio. We also, in maintaining that four-story height,
pushed the building back further on the lot.
So we are seeking companion variation relief to reduce the rear
setback for the residential floors from 30 feet to
3.5 inches.
This process also went through the 47th Ward Zoning
Advisory Council, along with the local chamber, and
based on the
positive response, we believe we have support from the alderman to proceed.
I believe a letter was already provided. Oh, I'm sorry.
And on this one, we do have a substitute narrative.
The plan set didn't change, but we are seeking to
reduce... We're using option four of the
ARO compliance to provide 10% at a lower
ARO threshold. So, that was something that was incorporated into the narrative.
Thank you. Alderman Beale moves to accept the substitute narrative for the Type 1
application. All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it.
The substitute narrative are accepted. Is accepted, rather.
Are there any other question from members of the committee?
Seeing none. If no further
questions by committee members,
Alderman Beale moves do pass. All in favor, please say aye.
Aye. All opposed say nay. In the opinion of the chair, the ayes have it.
The item is passed with the substituted narrative.
Thank you, sir.
All right. Bottom of page 15, file number
22987 in the 27th Ward. Common address
1415 North Dayton Street, 811 West Evergreen Avenue,
821 West Eastman Street, 1415 North
Kingsbury Street. The change request is a C-3-5
commercial manufacturing employment district to a C-2-5 motor
vehicle-related commercial district, then to residential planned development.
Tyler Manick is here to present.
Thank you, Mr. Chairman and members of the committee. My name is Tyler Manick.
I'm an attorney with Shane, Banks, Kenny & Schwartz.
I'm here on behalf of the property owner of 1415 North Dayton.
We're seeking a residential planned development to construct a
28-story, 340-dwelling unit residential
building. On March 19th, 2026, the Chicago Plan
Commission reviewed and unanimously recommended approval of this
project. As a result, I respectfully request that the
proceedings report and findings of the Plan Commission be incorporated
herein.
Thank you. This item was heard and passed by the Chicago Plan Commission.
Alderman Casada makes a motion to incorporate all records and findings from that
hearing. All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it. The records are incorporated.
Thank you. This project anticipated the cost over $100
million, generate 400-plus union construction jobs,
25-plus permanent jobs, and over $6 million in
local tax revenue, as well as provide 68 on-site affordable
housing units. The applicant has met with Alderman Burnett and
received support from the Near North Unity program.
And I do believe Alderman Burnett's here to speak on this
project.
Thank you. Any question from members of the committee?
Alderman Burnett.
Another one that the community supports, and I'm in support of as well.
Thank you.
Seeing no other questions from members of the committee,
Vice Chair Lawson moves do pass. All in favor, please say aye. Aye.
All opposed say nay. In the opinion of the chair, the ayes have it.
The item is passed as revised.
Top of page 16, file number 23012 in the
27th Ward.
Common address, 2813 West Wilcox Street.
Change requests, RT-4 residential two-flat townhouse and multi-unit
district to a B3-2 community shopping district. Attorney Tyler Manick.
Thank you again, Mr. Chairman and members of the committee. Again, Tyler Manick.
I'm here on behalf of Bandwidth
Music, which is a not-for-profit, which provides access to free,
high-quality performing arts programs to the city's youth since
2013. Recently, Bandwidth purchased a
25,000 square foot building at 148
South California as
its permanent home to house all of its core programs and create
job training activities for its youth.
As part of its acquisition, it also purchased a lot next door
at 2813 West Wilcox, which it intends to use for
accessory parking and seeks to rezone this parcel from
RT-4 to B3-2 to permit that parking.
The applicant has met with Alderman Burnett,
who has been instrumental in bringing this program to fruition, and I
believe he's here to speak on this project.
Thank you. We also do have a letter of support on file. Alderman Burnett.
Yeah. I just want to give a shout-out to Bandwidth.
They've just been amazing community partners since they've been there.
I think they opened in November, shortly after I took over.
And just the amount of energy that has come to that
California near Madison and Jackson areas has been
fantastic.
The parking lot, or the lot that they're utilizing, has been a parking lot
long before they were there. So this is just an opportunity to make it right
and allow them to use it in the proper sense.
So I'm supportive and ask my colleagues to do such.
Thank you. Any questions from members of the committee?
Seeing none, Alderman Dowell moves do pass. All in favor, please say aye. Aye.
All opposed say nay. In the opinion of the chair, the ayes have it.
The item is passed.
Thank you, Mr. Chairman.
Middle of page
16, file number 23019-T1,
30th Ward. Common address, 3702 North Kedvale Avenue.
Change request, RS-2 residential single unit to a
RS-3 residential single unit. Here to present is Attorney Tyler
Manick.
Thank you again, Mr. Chairman and members of the committee. Again, Tyler Manick.
I'm here on behalf of the homeowners at 3702 North Kedvale.
3702 North Kedvale is
improved with a one-and-a-half story detached house.
The homeowners seek to construct a full second story addition to accommodate their
family, but they're prevented from doing so due to the current
RS-2 floor area limit and the existing basement that is more
than 50% above gradeTo accomplish the second
floor addition, the applicants seek to rezone their house from
RS2 to an RS3 zoning district. The applicant has
submitted a substitute narrative and plans to be incorporated
into this record.
Sorry about that.
Vice Chair Lawson moves to accept the substitute narrative and plans for the type
one application. All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it.
The substitute narrative and plans are accepted.
Thank you. As part of the application, the applicant also seeks to reduce the
south side setback to zero and the north side setback to
2.47 feet, plus a variation to allow the
expansion of the detached house by an amount not more than
15% of the square footage not existing 50 years
ago.
The homeowners have met with
the alderwoman and engaged in her community review process, and the alderwoman
has given this committee her letter of support, and I'd be happy to answer
any questions about this project.
Thank you. We do have a letter of support on file for Alderwoman
Cruz. Are there any questions from members of the committee?
Seeing none, Alderman Burnett moves do pass.
All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it.
The item is passed with the substitute narrative and plans.
Bottom of page 16, file number 22992-T1 in the
33rd ward. Common address, 3039 West Irving Park
Road. Change request B3-1, community shopping district to
B2-3, neighborhood mixed use district.
Attorney Tyler Manick is here to present.
Thank you, Mr. Chairman and members of the committee. Again, Tyler Manick.
I'm here on behalf of the property owner of 3039
West Irving Park Road to rezone this parcel from
B3-1 to a B2-3. Property's currently improved with a
two-story mixed use building containing ground floor commercial space and two
dwelling units on the second floor.
The commercial space suffers from a long time vacancy, and the owner seeks to
activate this commercial space by converting it to two dwelling units
similar to the floor above. To do so, the applicant seeks to rezone the
property to a B2-3, which also includes a
variation to establish the existing rear setback
at zero feet.
The project has underwent the 33rd Ward community
process, and the alderwoman has given this committee her letter of support.
Thank you. There is a letter of support on file.
Are there any questions from members of the committee?
Seeing none, Alderman Quesada makes a motion do pass.
All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it. The item is passed.
Top of page 17,
file number 22991-T1 in the 39th ward.
Common address, 4518 West Lawrence Avenue.
Change request C1-1, neighborhood commercial district to C1-3,
neighborhood commercial district. Here to present is Attorney Tyler Manick.
Thank you again, Mr. Chairman and members of the committee.
For the record, my name is Tyler Manick.
I'm here on behalf of the property owner of 4518 West Lawrence.
The owner seeks a zoning map amendment to rezone the parcel from a
C1-1 to a C1-3 zoning district to construct a
six dwelling
unit building with ground floor commercial space.
Since filing the application, we did submit a substitute ordinance to correct a
typo that I would like
to be incorporated into the record.
Thank you. Alderman Beale makes a motion to accept the substitute ordinance.
All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it. The substitute is before us.
Thank you. The applicant has met with Pulaski Elston Business
Association, who supports this project,
along with meeting with Alderwoman Nugent, who has given this
committee a letter of no objection to this rezoning.
With that support and no objection, I respectfully request this
committee's recommendation to approve the zoning map
amendment to rezone this parcel from C1-1 to
C1-3, and I'd be happy to answer any questions.
Thank you. Are there any questions or comments from members of the committee?
Seeing none, Alderman Burnett moves do pass. All in favor, please say aye. Aye.
All opposed say nay. In the opinion of the chair, the ayes have
it. The item is passed as substituted. Thank you.
Middle of page 17, file number 22953-T1
in the 44th ward. Common address, 3841-3843
North Lakewood Avenue. Change request RT-3.5
residential two-flat townhouse and a multi-unit district to a
RM-5 residential multi-unit district.
Here to present is Attorney Tyler Manick.
Thank you again, Mr. Chairman and members of the committee.
Again, Tyler Manick. I'm here on behalf of the owner of
3841 and 3843 North Lakewood, which is
improved with a three-dwelling unit building at
3843 North Lakewood, and 3841 North
Lakewood is a vacant lot.
The applicant seeks a zoning map amendment to rezone the entire parcel in
order to bring 3843 North Lakewood into a conforming zoning
district and split the zoning lot in order to construct a
detached house on the vacant lot. As part of this application,
relief is sought to reduce the front setback to 3.25 feet,
the north and south side setbacks to zero feet,
and the rear yard open space to zero to formalize the existing
building footprint at 3843 North
Lakewood. And given the substandard lot depths of
3841 North Lakewood, relief is
sought to reduce the front setback to four feet, nine inches, the
rear setback to 15 and a half feet, and the rear yard open space to zero
for the detached house.We did submit substitute
narrative and plans for this project that I respectfully request to be
incorporated in the record.
Alderman Beale moves to accept the substitute narrative and plans for the Type 1
application. All in favor, please say aye. Aye.
All opposed, say nay. In the opinion of the chair, the ayes have it.
The substitute narrative and plans are accepted.
The applicant has met with Alderman Lawson and the Southport
Neighbors Association. The Southport Neighbors Association did give
Alderman Lawson a letter of support, and I believe Alderman Lawson's here to
speak on this project.
We do have a letter of support on file.
Any questions from members of the committee?
Vice Chair Lawson.
Thank you, Chair. As Attorney Mannix said, short lot,
narrow lot. It's a good project. So it's got my full support, and I ask for my
colleagues' support. Thank you.
All right. Alderman Casale moves due pass. All in favor, please say aye.
All opposed, say nay. In the opinion of the chair, the ayes have it.
The item is passed with the substitute narrative and plans.
Bottom of page 17, file number 23018 in the 27th Ward.
Common address, 3000 West Madison Street.
Change request B3-2, community shopping district to C2-1,
motor vehicle related commercial district.
Here to present is Attorney Patrick Turner.
Good afternoon, Mr. Chairman, members of the committee.
Thank you.
My name is Patrick Turner with offices in Elmhurst,
Illinois. I'm here today on behalf of the applicant, T&J Auto
Sales & Repairs, Inc.
The applicant is a tenant of the subject property located at 3000 West
Madison. The property is a lot containing
about 17,477 square feet and is currently
vacant.
We are here seeking rezoning from B3-2 community shopping
district to C2-1 motor vehicle related
district.
The property is improved with a one-story brick building that will
remain. The reason for the zoning change is to allow a car
dealership,
essentially light equipment sales, all outdoor.
Mr. Edwards, who is the principal of the applicant,
has worked with Alderman Burnett's office,
and also presented before the Garfield Park Community
Council, who was in support. I believe
Alderman Burnett had issued a letter of support as well.
We respectfully request your favorable consideration.
Thank you. We do have a
letter of support on file. Any question from members of the committee?
Alderman Burnett.
We do not go against the community in 27.
Okay.
We don't go against the community in the 27th Ward.
So I am in support, and I ask my colleagues to support this as well.
Smart move.
Vice Chair Lawson moves due pass. All in favor, please say aye. Aye.
All opposed, say nay. In the opinion of the chair, the ayes have it.
The item is passed. Thank you.
Thank you, Mr. Chairman, members of the committee.
We're going to hear the next three items in the 30th Ward
together. I will read all three into the record.
There will be one presentation, and then we will take a motion for all three at the
end. First is file number 22988, common address
4024 to 4110 West Melrose Street,
3233 to 3243 North Karlov Avenue,
3232 to 3256 North Karlov Avenue, and
4101 to 4111 West School Street. Change request
is planned development number 462 to RM 4.5
residential multi-district. The next file is 22990, common
address 3300 North Karlov Avenue.
Change request, planned development number 462 to RT4
residential two-flat, townhouse, and multi-unit district.
Lastly, file number 22989-T1, common address
3301 to 3309 North Karlov Avenue,
4048 to 4058 West School Street. Change request is
planned development number 462 to RM
4.5 residential multi-unit district.
We have Andrew Scott to present on these three matters. Attorney Scott.
Thank you very much, Mr. Chairman.
For the record, my name is Andrew Scott with the law offices of Dykema Gossett.
I'm here on behalf of the applicant, Universal Health Realty Income
Trust. They are the owner of all of the property that are subject of
these three applications, except for 3300 North Karlov.
That property is owned by Jason Sandoval and Yanni Sandoval, and we make the
application to rezone the 3300 North Karlov
property with their consent.
As you had mentioned, the property is zoned institutional planned development
number 465. This is the former site of Kindred
Hospital, which actually discontinued operations, I believe it was in late
2021. All of the buildings on the subject property,
except for 3300 North Karlov, have been demolished, so they're vacant
now. And so basically what we're doing is sunsetting the planned development
and breaking it into individual zoning lots.
So the property at 3300 North Karlov, which is improved with
a
two-flat, that is being rezoned to RT4.
The property at 3301 to 3309 North Karlov,
is actually my client is under contract to sell that, and the
buyer intends to build two six-unit buildings
on that property. And so that property is being rezoned to RM
4.5 Type 1. And then finally, the balance of the site,
which is, as I mentioned, vacant, that's being zoned to RM
4.5 with the hope of future
redevelopment with residential uses.
We met with Alderwoman Cruz
regarding the proposed rezonings.
She actually did a survey to her constituents, folks in the community,
to get their feedback. And I believe you should have letters of support for all
three applications on file. So we'd appreciate your favorable
consideration, and I can answer any questions.
Thank you, Attorney Scott. We do have a letter of support on
file. Are there any other questions from members of the committee?
All right.Seeing...
We'll strike that.
Vice Chair Lawson makes a motion, do pass on files 22988,
22989-T1, and 22990. All
in favor, please say aye. Aye. Opposed, say nay.
In the opinion of the chair, the ayes have it.
The amendments are passed.
Thank you.
Okay.
Top of page 19, file number 2296 in the
32nd Ward. Common address, 3043 North Ashland Avenue.
Change request, B3-2, community shopping district to a B2-3
neighborhood mixed-use district. We have Attorney Thomas Moore to present. Thomas?
Thank you, Mr. Chairman. My name, for the record, is Thomas Moore.
This is an existing
commercial ground floor with two apartments above it
building.
The new owner has been unable to rent the
ground floor. It's not even built like a commercial unit.
And
we went through a community meeting, and
have the support of the alderman to
change it to an all-residential building to
convert the ground floor to a residential unit.
And
the zoning change would allow us to do that.
There'd be no changes to the rest of the building.
We do have a substitute
that we would request
adding first.
Thank you. Alderman Burnett moves to amend the application to a Type 1
application. All in favor, please say aye. Aye. All opposed, say nay.
In the opinion of the chair, the ayes have it.
The application is amended to a Type 1 application.
And we did go through a committee process, and we do have a letter of support
from Alderman Waguespack, and we'd request your support as well.
Thank you. We do have a
letter of support on file. Do we have any questions from members of the committees?
All right, seeing none, Alderman Beale moves do pass.
All in favor, please say aye. Aye. All opposed, say nay.
In the opinion of the chair, the ayes have it. The item is passed as amended.
Thank you.
Middle of page 19 is file number
23023-T1, 45th Ward. Common
address, 5677 to 5679 West Higgins
Avenue. Change request, RS-3 residential single-unit district to
RT-4 residential two-flat townhouse and multi-unit district.
We have Attorney Thomas Moore to present.
Thank you, Mr. Chairman.
This is an existing four-unit
in Alderman Gardner's ward.
The
zoning change from an RS-3 to an
RT-4 would allow the addition of two basement units.
There'll be no changes to the external.
There was a community
process, and we have Alderman Gardner's support, and we request
your support as well.
Thank you, Attorney. Are there any questions or comments from members of the
committee?
Seeing none, Alderman Dowell makes a motion do pass. All in favor, please say aye.
Aye. All opposed, say nay. In the opinion of the chair, the ayes have it.
The item is passed.
Bottom of page 19, file number 2297-T1,
47th Ward. Common address, 3639 North Ashland Avenue.
Change request, C1-2 neighborhood commercial district to a
B2-5 neighborhood mixed-use district.
We have Attorney Thomas Moore to present.
Thank you, Mr. Chairman. This is an existing
two-unit commercial building on Ashland Avenue.
It's very down at the heels. It looks like something that should be torn
down, but this developer is going
to renovate it into an eight-unit.
And
we went through four different community meetings, one with the
Chamber of Commerce, two
community meetings, and the ward,
their Zac committee. And
we have unanimous support of everybody, and we'd request your support
as well. This is a Type 1,
and there is one
rear yard variance included in the Type 1.
Thank you, Attorney Moore. Are there any question or comments from the
committee members?
All right. Seeing none, Vice Chair Lawson moves do pass.
All in favor, please say aye. Aye. All opposed, say nay.
The opinion of the chair, the ayes have it. The item is passed.
We will recognize
Alderman Byron Sigcho-Lopez for the purposes of quorum.
Thank you, Chairman. Yeah, thank you, Chairman.
You'll be added to the roll.
Yes.
Alderman Byron Sigcho-Lopez has requested to attend a meeting by remote means under
the provisions of Rule 59. May I have a motion to accept
Alderman Byron Sigcho-Lopez?
Alderman Dowell makes that motion.
Alderman Byron Sigcho-Lopez?
He was on for a minute. He's good. Okay. All right, thank you.
Yeah.
Good. You're good.
Vice Chair Lawson makes a motion do pass.
All in favor, please say aye. All opposed, say nay.
In the opinion of the chair, the ayes have it. The item is passed.
You have one more, right?
Sure.
All right. Top of page 20,
file number 22943 in the 46th Ward.
Common address, 3611 to 3625 North Halsted
Street. Change request, C1-2 neighborhood commercial district to a
C1-5 neighborhood commercial district.
We have Thomas Moore to present.
Thank you, Mr. Chairman.
Murphy
All those names are the same, huh? This
went through the plan commission process, and we'd ask to
include
the record and the documents submitted to the plan commission, as well
as its approval.
All right. This item was heard and passed by the Chicago Plan Commission.
Vice Chair Lawson makes a motion to incorporate all records and findings from that
hearing. All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it. The records are incorporated.
Thank you.
With me today is Mr. Dave Gassman, who's made many
projects before, but this is kind of his
crown jewel. It's a 188-unit
project with 38
affordable units, and the affordable units range from
40% AMI up to 80% AMI.
They average out to 60% AMI. It's going to be an
all thermal,
geothermal
project, the heating and cooling, and it's one
of the only ones in the city. Mr.
Gassman has done two before.
And we've been through an elaborate community
process. We had many community meetings,
and
we have the support of the community
and of Alderman Clay, and we request your support as
well.
Alderman Clay was here.
Yeah.
She's going back and forth to another meeting.
Yeah. We'll wait for one minute. This is an exciting project.
I like the fact that you were able to-
Yeah
... get that side yard as well for-
The alley vacay.
Yeah, the alley vacation.
Well, that's true. We
have and are filing a request for, and it
was part of our filing in front of the planning commission,
to vacate the alley to the south. And
it will become a green space and a dog walk,
and
we have an arrangement with the neighbors to the south.
One of the buildings there is going to use the dog walk as well.
Yeah.
So again, it's
been a wonderful process that has included all sorts of elements
of the community.
Excellent. Vice Chair Lawson?
Thank you, Chairman. I was just going to kill some time before my neighbor got
here.
Thought so too.
But while I have the floor, I will say that I really appreciate Dave
Gassman's work on this project. You did the building just
two blocks north of here, the Eagles building-
Correct
... which is very, very successful, and we get a lot of compliments on.
My ward, like I said, is across the street on Halsted.
I know we've talked about the affordable units and partnering with the Center
on Halsted and Center on Addison, and whatever linkages we can
have with that great resource that's across the street, I know we want to pursue.
Many years ago,
Alderwoman Clay's predecessors and mine down zoned Halsted.
There was concern about density in an entertainment area,
and we're going the other way. We've done some larger buildings, certainly on the
northern end. I've looked at some more density
hotel-wise and others on the southern end, on my half of Halsted, and
I think it's a really good addition to what is a bustling, vibrant
neighborhood. So, it has my full support, and thank you for all putting it
together.
Thank you, Vice Chair.
Any other questions from members of the committee?
Alderwoman Clay.
Thank you so much, Chairman. Really, really excited about this
project, you all. In the 46 Ward, we are
dense, so that means I don't have a lot of space to extend, and this
lot has been vacant for several years now.
It is at the mouth of the beautiful Addison Red Line
stop, great transit, within walking distance of the lake,
and beautiful, vibrant businesses.
So, to have this proposal in front of you is really historic for us
today.
In addition to just Dave listening to the community, I
really appreciate you taking the feedback that neighbors came with.
Obviously, building a building of this capacity brings
concerns for neighbors, but we've been able to hit them every single step
of the way. And also, the affordability piece.
In our communities, we want to make sure that we have a vibrant
mix of affordable units, market rate units,
that are going to be accessible to everyone.
So, this building is going to be a beautiful, beautiful brand new building in
addition to our ward, and I appreciate your favorable
consideration.
Thank you, Alderwoman Clay. How many units was it again?
188. Thank you.
Any other questions or comments from members of the committee? All right.
Seeing none,
Alderman Burnett moves do pass. All in favor, please say aye. Aye.
All opposed say nay. In the opinion of the chair, the ayes have it.
The item is passed as revised. Thank you.
Thank you very much.
All right. Middle of page 20, file number
23036 in the 40th Ward.
Common address 2415 to 2425 West Peterson Avenue.
Change request B3-2, community shopping district to C1-2, neighborhood
commercial district. Nicholas Standiford is here to
present. Nicholas?
Good afternoon, Mr. Chairman.
Afternoon.
I'm Nick Standiford. I'm from Bill Banks' office, Shane Banks.
This pleased today to present on behalf of the Eagle Dispensaries of Illinois.
This is a proposed adult use cannabis dispensary.
It's a majority minority-owned applicant with a conditional license from the State
of Illinois. It's been a long search to find a proper location,
and we found a good one. The problem is it's not zoned correctly, so we're seeking
to change the zoning from B3-2 to
C1-2. We met with Alderman Vasquez as the first step, went through the
community-driven process, fortunate to receive a favorable
recommendation. The only feedback we got was that
to change the name from Dispensary Den to the Neighborhood
JointSo we're looking at that name now.
We ask for a positive recommendation and a favorable vote. Thank you very much.
I appreciate it. Thank you.
We do have
a letter of recommendation on file.
Are there any questions or comments from members of the committee?
All right. Vice Chair Lawson moves to pass.
All in favor, please say "Aye."
Aye.
All opposed, say "Nay." In the opinion of the chair, the ayes have it, the item is
passed. Thank you.
All right. Bottom of page 20, file number
22993-T1 in the 45th Ward. Common address,
3948 to 3954 North Elston Avenue. Change
request C1-1, neighborhood commercial district to C1-3,
neighborhood commercial district. Josh Browdy is here to present.
Good afternoon, Chair and members of the committee.
My name is Josh Browdy-
Browdy.
No problem. With Birchwood Law, and I'm here on behalf of the applicant, 34
Holdings, LLC, regarding the property located at 3950 West
Elston Avenue. There is a substitute narrative for this matter, and we
request approval for it to be incorporated into today's proceeding.
Thank you. Alderman Burnett moves to accept the substitute narrative and plans for
the Type 1 application. All in favor, please say "Aye."
Aye.
All opposed, say "Nay." In the opinion of the chair, the ayes have it.
The substitute narrative and plans are accepted.
Thank you. The applicant, 34 Holdings, LLC, seeks to rezone the
building from a C1-1 to a C1-3 zoning to bring the
building into compliance.
The map amendment would
bring the minimum required lot area per unit from 2,500 square feet
down to 400 square feet, with the smallest existing unit being approximately
550 square feet. This will legalize the seven occupied
residential units, which were in existence prior to the current owner's acquisition
of the property. The applicant does not plan for any structural work
on the building, as the goal with this map amendment is to maintain status quo.
As a Type 1 rezoning, the applicant is requesting additional relief, including
two administrative adjustments.
The first
is to reduce the required parking by one space from
15 spaces to 14 spaces, as this is a transit-served
location due to the proximity of the nearest
bus stop at Irving Park and Central Park Avenues.
And the second administrative adjustment is due to the impossibility of bike
parking, due to the requirement of
the first administrative adjustment.
We've worked extensively with Alderman Gardner and his staff and have met with
the Sixth Corner
Chamber and Greater Independence Park
Neighborhood Association to ensure support for
this project and do have their support.
And with that, we request your favorable consideration.
Thank you.
Are there any questions or comments from members of the committee?
All right. Alderman Beale moves to pass.
All in favor, please say "Aye."
Aye.
All opposed, say "Nay." In the opinion of the chair, the ayes have it, the item is
passed with the substitute narrative and plans. Thank you.
Top of page
21, file number 22934-T1 in the
11th Ward. Common address, 3423 to 3427
South Morgan Street. Change request, RS-3,
residential single unit district to RT-4, residential
two-flat townhouse and multi-unit district.
Monte Boatwright will be here to present.
Thanks for waking me up.
Did you?
Hello to all, and good afternoon.
Good afternoon.
My name is Monte Boatwright, attorney.
Present with me is the owner, Michael Bertucci, and of
course, Sam Martini is our architect.
This is a property known as 3423-27 South
Morgan. This is one of your simpler cases.
This is
a
Type 1 zoning change.
For the last 30 years, it's been a four-unit building, but technically
to conform, we have to change the zoning, and we're seeking the zoning change
from RS-3 to RT-4.
The building does not need any changes to it, no additions to
it.
We've met with the alderman.
We've had a
community meeting. We've also agreed to enter
an agreement, and we have provided to the alderman where there will be no
short-term rentals of this property.
And to my understanding, we do have a letter-
Yeah
... letter of consent.
Perfect. Thank you. We do have a letter of support on file.
Are there any questions from members of the committee?
All right. Seeing none, Alderman Burnett moves to pass.
All in favor, please say "Aye."
Aye.
All opposed, say "Nay." In the opinion of the chair, the ayes have it, the item is
passed. Thank you.
All right. Middle of page 21,
file number 22987. Strike that. File number
22978-T1 in the 20th Ward. Common address,
6151 to 6159 South University Avenue,
1144 to 1160 East 62nd Street.
Change request, RM-5, residential unit district to RM-6,
residential multi-unit district.
We have Lenny Asaro, attorney to present.
Lenny?
Thank you, Chairman. Lenny Asaro, partner at Taft
Stettinius & Hollister at 111
East Wacker, Chicago 60601. First, I
want to congratulate you for your appointment, Chairman,
and thank you for your service as always.
Also want to thank Alderman Lawson for his
service while serving this role. Thank you.
Chairman, I represent the applicant, Woodlawn Manor,
LP.
The owner is Woodlawn Baptist Church Incorporated.
Before providing an overview of this project, I'd like to submit a
substitute plan set
as part of the record. The change in the plan set was
to remove just a visual depiction of
an accessory parking lot across the street on the church property.
And with that, I'd ask for that substitute plan set to be admitted.
Thank you.
Alderwoman Dowell moves to accept the substitute narrative and plans for the Type 1
application. All in favor, please say aye. Aye.
All opposed, say nay. In the opinion of the chair, the ayes have it.
The substitute narrative and plans are accepted.
Thank you, Chairman. As indicated, this is a collaboration between the applicant
and owner. Woodlawn Baptist Church is located across the street at
6207 South University. The church is led by Pastor Jeffrey
Campbell. This is an application where the applicant seeks to develop a
six-story, 66-foot high,
52,180 square foot,
46-unit, 100% affordable
elderly housing building with four ADA-accessible off-street
vehicle spaces. The current RM-5 zoning will not
accommodate this proposed project, the bulk and density needed for
this project, therefore, we're seeking a change to the RM-6 district.
In addition to the zoning change,
we are requesting
a variation from the front setback to reduce it from the minimum
required setback from 15 feet to zero feet.
We are also seeking a variation from the rear setback
from the minimum required rear setback of 50 feet
to a reduced dimension of 34 feet 3 inches.
We're also seeking a variation from the side setback along
the north property line. The minimum is 10 feet,
and we are proposing
a setback at that particular area of eight feet.
I believe that Alderman Taylor has
submitted a letter of support or has expressed
to the committee her support for this project.
Yes, we do have a letter of support on file.
Are there any questions or comments from members of the committee?
All right, seeing none. Alderman Burnett moves to pass.
All in favor, please say aye. Aye. All opposed, say nay.
In the opinion of the chair, the ayes have it. The item is passed.
Thank you.
Bottom of page 21, file number
22940-T1 in the 26th Ward.
Change request RS-3 residential single unit district to RT-4
residential two-flat townhouse and multi-unit district.
We have Adam Kingsley here to present.
Thank you. I'll jump.
Been a while.
It's okay.
Thanks. So I represent Kevin Chan, the owner of the property.
This is a request to rezone, as you said, from RS-3
to RT-4.
This is currently a four-unit rental building.
We're not asking for any physical changes in the building.
We're simply asking for a change in zoning so that the building will
then conform with the
RT-4 zoning. I believe that we have Alderperson
Fuentes' approval on this, and we worked with her office,
and I'd ask that it be approved.
Thank you. We do have a letter of support on file. Alderwoman Fuentes.
Thank you, Chairman. This has gone through my community-led zoning process.
It received favorable support, as my colleagues could also provide
favorable support on this item. Thank you.
Thank you. Alderman Burnett moves to pass. All in favor, please say aye. Aye.
All opposed, say nay. In the opinion of the chair, the ayes have it.
The item is passed. Thank you.
A light at the tunnel. Last page
. Last page. Thank you everyone for hanging in there.
All right, last page. 22, file number
22741 in the 27th Ward.
Common address 215 North Racine Avenue.
Change request DX-5 downtown mixed-use district to DX-16
downtown mixed-use district, and then to residential business plan development.
We have Timothy Barton that's here to present.
Tom Rains is here to present.
But Tim Barton is here.
Tom and Tim are here to present.
Oh.
Chairman, congratulations.
Mr. Speaker.
Thank you.
My name is Thomas Rains from the law office of Thomas R. Rains, Attorney at Law.
With me on my left is Timothy Barton, another attorney from my office.
On my right is Philip Ciaccio, and one over
extra is his brother Steve, principals of the applicant, 213
Property, LLC. In the middle here is Cosmin
Baracatuoro.
I've had a lot of trouble with that in this process.
The architect for the project.
And so 213 Property, LLC is the applicant, and
the proposal is to rezone the current property at
215 North Racine,
from its current DX-5 downtown mixed-use district to that of a
DX-16 downtown mixed-use district, and then to a
residential business plan development for a 29-story,
364-foot-tall,
347-dwelling unit building with 88
vehicular parking spaces and ground floor commercial space.
There will be 40 affordable units on site.
The base FAR is a 16...
70 affordable units. What'd I say?
40, I apologize. 70 affordable units.
I just put my glasses on in case you didn't realize that.
The base FAR will be 16 with an 8.7 FAR bonus
taken, bringing the overall FAR to 24/7.
For that bonus, my clients will be paying the city
$2.662 million.
Additionally,
because of the size of the site, which is
13,190 square feet,
there was some deficiency in the original design with respect to the open space.
Alderman Burnett implored us to find open space
nearby for a public park, to make up that
deficiency. And so as a result, a piece of property about
11,000 square feet, just under, was purchased at 2470
West Carroll by the applicant
1240?
1240 West Carroll by the applicant, and
it will be converted into a public park for the benefit,
with the off-site open space, giving a
surplus of 5,882 square feet of open space.
This item was heard and passed by the Chicago Plan Commission.
Alderman Dowell makes a motion to incorporate all records and findings from that
hearing. All in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it. The records are incorporated.
Are there any questions or comments from members of the committee?
None to pass. All right. Alderman Burnett.
Yes. I just want to say thank you to the developers
for working with us here. I think it's been very clear that Fulton Market
needs more green space, so their commitment to making a public park, not something
that's just an amenity for the building, is extremely important.
In addition, the 70 affordable units, 70,
not 40,
are going to be very vital for this community, especially because a
big chunk of this project is family-style
units. Which is, again, something that we desperately need in Fulton Market.
And so, I think the unique parts of this deal, including the
park, the family-style units, the affordable housing, but also the
structure of this deal to be
constructed exactly as how they proposed it,
is extremely important context for this.
So we're very excited for this residential tower, which fits into the context of
the neighborhood. And we had supporters who came out.
Both we had the local group who supported this, but also supporters in the
neighborhood come to the planning meeting to voice their support of
this project. So, very excited for this, and I ask my colleagues to support it as
well.
Thank you, Alderman Burnett. There are written testimony in your packets as well as
in the shared drive.
The park is also going to be maintained by the owner,
correct?
Correct. Well, it'll be subject to a DEMA that will be done prior to
occupancy-
Excellent
... for the final occupancy for the residential tower.
Appreciate it. Thank you. Alderman Moore moves to pass.
All
in favor, please say aye. Aye. All opposed say nay.
In the opinion of the chair, the ayes have it. The item is passed as revised.
Congratulations.
Thank you.
Right. Middle of page
22, file number 22887, deck one.
Also in the 27th Ward. Common address, 1201 to 1219
West Kinzie
Street, and 366 to 372 North Racine
Avenue. Change requests. M2-3, light industry
district, so DX-5 downtown mixed-use
district.
Attorney Scott Boorstein is here to present.
Thank you, Mr. Chairman. Again, congratulations on the appointment.
We'll look forward to working with you.
Yep.
Yes. This is a project at 1201 West Kinzie.
I'm joined by our project team. We've got Gabe
Lehou from LG Development, and Justin DeGroff, our project
architect.
This is two
cleanup items.
Because the project is located in the Kinzie Industrial Corridor, we had to go
through an approval with the Plan Commission earlier in March, and so we
had requested all the conclusions and findings from that
hearing be incorporated into the records today.
In addition, we had a very minor
substitute narrative and
plans, and so we'd ask that those be incorporated in the record today.
This item was heard and passed by the Chicago Plan Commission, and Vice Chair
Lawson makes a motion to incorporate all records and findings from that hearing.
All in favor, please say aye.
Aye. All opposed say nay. In the opinion of the chair, the ayes have it.
All records are incorporated.
Thank you. So again, this is a straightforward rezoning, type
one from the M23 to the DX-5.
The zoning application also includes a request to reduce the rear
yard from 30 feet to zero feet, and also to
reduce the parking from 33 to 14.
We did go through several community meetings,
worked closely with the alderman. All the affordable is on site.
And I appreciate the alderman's patience here
today,
and also his continued support for the project, and I hope he will indicate that
today.
So with that, we'd answer any questions, but turn it over to the
alderman.
Thank you. Before we do that, how many units are we talking about here?
66. Thank you. Okay.
Are there any questions or comments from members of the committee? All right.
Alderman Burnett.
Thank you. Yeah, this is an interesting stretch of the Kinzie
Corridor, which is on the border of Fulton Market and neighbors
in the River West area. More so on the Fulton Market side, and
so that area's becoming more of a residential live, work, play.
So this development is fitting well into the context by providing,
again, larger units,
and allowing for what has been a desolate part
of that neighborhood to continue to develop in the greater
context of everything that's going on.
Some neighbors
expressed concerns with parking.
But as we know, the TOD,
the transit nature of this area, the proximity to the trains, the buses,
the way things are moving, people aren't utilizing it as much, so it's not as much
of a concern, but we still have opportunities to figure out our traffic
and
the density in this area. And so the use and the scale makes a
ton of sense where it is. And so
one community group of the two, the one that is more prevalent in this area,
supported this, so I will go in favor of the community group that supported and ask
my colleagues to do so as well.
Gotcha. Thank you.
Okay.
Alderman Dowell moves to pass. All in favor, please say aye. Aye.
All opposed say nay. In the opinion of the chair, the ayes have it.
The item is passed as revised.
Thank you so much.
All right. Ladies and gentlemen, we are at the final
itemFinal item,
bottom of page 22, file number 22959 in
the 34th Ward. Common address, 1061 West Van Buren
Street. Change request, Planned Development 1300 to Planned Development
1300, as amended. Edward J. Kus is here to present.
Thank you, Mr. Chairman. For the record, Ed Kus, attorney with the Taft Law Firm,
located at 111 East Wacker in Chicago.
I'm pleased to be here this afternoon on behalf of 1061 West Van
Buren Partners, LLC.
We are amending PD-1300.
First, Mr. Chairman, I would ask that the record of proceedings from the February
19th, 2026, Plan Commission meeting be
incorporated into today's proceeding.
This item was heard and passed by the Chicago Plan Commission.
Alderman Moore makes a motion to incorporate all records and findings from that
hearing. All in favor, please say aye. Aye. All opposed, say nay.
In the opinion of the chair, the ayes have it. The records are incorporated.
Thank you. This is a technical amendment to
PD-1300. It merely adds
uses to the list of permitted uses, and
specifically, it adds personal service, daycare, and
children's play center.
PD-1300 was initially approved on November
18th, 2015. It's a mixed-use building containing
298 dwelling units and 82 parking spaces.
There will be no new construction, site changes, or modifications of the
existing building or previously approved planned development.
The addition of the personal service use will allow for
a new tenant to occupy approximately 2,000 square feet on the ground
floor, and that tenant is Junior Chef's Kitchen,
which offers hands-on cooking and classes for children aged 2 to 18.
And with that, Mr. Chairman, I would ask your approval for this matter.
Thank you, Counselor. Any questions or comments from members of the committee?
All right. Seeing no questions,
Alderman Moore moves do pass. All in favor, please say aye. Aye.
All opposed, say nay. In the opinion of the chair, the ayes have it.
The item is passed as revised.
Thank you.
Ladies and gentlemen, today's hard work,
almost 2,000 units were approved today, and so we're
definitely trying to get the city back to work.
So thank you to my colleagues that stood here the majority of the
time, and then to those colleagues that stood here the whole time, Alderman Moore
and Vice Chair Lawson. So thank you very much.
With that, this committee is adjourned.