may lead to a breach of the peace, or disrupt the orderly conduct of the meeting, is not permitted.
Disruptive or distracting actions, such as the stomping of feet, waving of arms, throwing any item,
whistling, booing, shouting, or other loud utterances, are not permitted when in the judgment of the
meeting's chair, or the sergeant-at-arms, such actions are disrupting or impeding the orderly
conduct of the meeting. Any item that poses a potential safety hazards, as determined by the
sergeant-at-arms, is prohibited in the gallery. Such items include, but are not limited to,
1. Any pointed objects, including knives of any kind. 2. Banners, flyers, or other forms of signage.
3. Food and beverages, including in glass or metal canisters. 4. Backpacks, large bags,
and sealed packages. Clear bags, not tinted in color, that do not exceed 12 inches by 6 inches
by 12, are permitted and subject to search. And 5. Firearms, ammunition, fireworks, laser pointers,
stun guns, tasers, mace pepper spray, and toy weapons. Cell phones and other small handheld
recording devices must be placed in silent mode, can only be used while seated, and can only be used
in a manner that does not interfere with the ability other individuals to view or hear the
proceedings. Individuals or groups failing to adhere to these rules will be subject to removal
from the remainder of the meeting by the sergeant-at-arms. City of Chicago City Council Rules of Conduct for
Public Meetings, 2023-2027. Pursuant to Rule 58 of the Chicago City Council Rules of Order and
Procedure, the sergeant-at-arms sets forth the following rules of conduct for members of the
public. These rules shall be in effect at all times that a viewing gallery or room is open for a meeting
of the City Council or any of its committees. All individuals and their belongings are subject to
search at entry or upon request. Individuals must remain seated at all times except, 1, when entering or
exiting the gallery, 2, when providing public comment during the portion of a meeting set aside for that
purpose, or 3, when asked to rise and be acknowledged by a member of the City Council. Profane, threatening,
harassing, abusive, or defamatory behavior, or speech, which in the judgment of the meeting's chair,
or the sergeant-at-arms, may lead to a breach of the peace, or disrupt the orderly conduct of the
meeting, is not permitted. Disruptive or distracting actions, such as the stomping of feet, waving of arms,
throwing any item, whistling, booing, shouting, or other loud utterances, are not permitted when in the
judgment of the meeting's chair, or the sergeant-at-arms, such actions are disrupting or impeding the orderly
conduct of the meeting. Any item that poses a potential safety hazards, as determined by the sergeant-at-arms,
is prohibited in the gallery. Such items include, but are not limited to, 1, any pointed objects,
including knives of any kind, 2, banners, flyers, or other forms of signage, 3, food and beverages,
including in glass or metal canisters, 4, backpacks, large bags, and sealed packages, clear bags,
not tinted in color, that do not exceed 12 inches by 6 inches by 12, are permitted and subject to
search. And 5, firearms, ammunition, fireworks, laser pointers, stun guns, tasers, mace pepper spray,
and toy weapons. Cell phones and other small handheld recording devices must be placed in silent mode,
can only be used while seated, and can only be used in a manner that does not interfere
with the ability other individuals to view or hear the proceedings. Individuals or groups
failing to adhere to these rules will be subject to removal from the remainder of the meeting
by the sergeant-at-arms. City of Chicago City Council Rules of Conduct for Public Meetings,
2023-2027. Pursuant to Rule 58 of the Chicago City Council Rules of Order and Procedure,
The sergeant-at-arms sets forth the following rules of conduct for members of the public.
These rules shall be in effect at all times, that a viewing gallery or room is open for a meeting of
the City Council or any of its committees. All individuals and their belongings are subject to
search at entry, or upon request. Individuals must remain seated at all times except, 1, when entering or
exiting the gallery, 2, when providing public comment during the portion of a meeting, set aside for
that purpose. Or 3, when asked to rise and be acknowledged by a member of the City Council.
Profane, threatening, harassing, abusive, or defamatory behavior, or speech, which in the judgment of the
meeting's chair, or the sergeant-at-arms, may lead to a breach of the piece, or disrupt the orderly
conduct of the meeting, is not permitted. Disruptive or distracting actions, such as the stomping of feet,
waving of arms, throwing any item, whistling, booing, shouting, or other loud utterances, are not permitted
when in the judgment of the meeting's chair, or the sergeant-at-arms. Such actions are disrupting or
impeding the orderly conduct of the meeting. Any item that poses a potential safety hazards,
as determined by the sergeant-at-arms, is prohibited in the gallery. Such items include, but are not
limited to, 1, any pointed objects, including knives of any kind, 2, banners, flyers, or other forms of
signage. 3. Food and beverages, including in glass or metal canisters. 4. Backpacks, large bags, and sealed
packages. Clear bags, not tinted in color, that do not exceed 12 inches by 6 inches by 12, are permitted
and subject to search. And 5. Firearms, ammunition, fireworks, laser pointers, stun guns, tasers, mace pepper
spray, and toy weapons. Cell phones and other small handheld recording devices must be placed
in silent mode, can only be used while seated, and can only be used in a manner that does not
interfere with the ability other individuals to view or hear the proceedings. Individuals or groups
failing to adhere to these rules will be subject to removal from the remainder of the meeting by the
sergeant-at-arms. City of Chicago City Council Rules of Conduct for Public Meetings 2023-2027
Pursuant to Rule 58 of the Chicago City Council Rules of Order and Procedure, the sergeant-at-arms
sets forth the following rules of conduct for members of the public. These rules shall be in effect at all
times that a viewing gallery or room is open for a meeting of the city council or any of its
committees. All individuals and their belongings are subject to search at entry or upon request.
Individuals must remain seated at all times except 1. when entering or exiting the gallery,
2. when providing public comment during the portion of a meeting set aside for that purpose,
or 3. when asked to rise and be acknowledged by a member of the city council.
Profane, threatening, harassing, abusive, or defamatory behavior, or speech, which in the
judgment of the meeting's chair or the sergeant-at-arms may lead to a breach of the peace or disrupt the
orderly conduct of the meeting, is not permitted. Disruptive or distracting actions, such as the
stomping of feet, waving of arms, throwing any item, whistling, booing, shouting, or other loud
utterances, are not permitted when in the judgment of the meeting's chair or the sergeant-at-arms,
such actions are disrupting or impeding the orderly conduct of the meeting. Any item that poses a potential
safety hazards, as determined by the sergeant-at-arms, is prohibited in the gallery. Such items include,
but are not limited to, 1. any pointed objects, including knives of any kind. 2. banners, flyers,
or other forms of signage. 3. food and beverages, including in glass or metal canisters. 4. backpacks,
large bags, and sealed packages. Clear bags, not tinted in color, that do not exceed 12 inches by 6 inches
by 12, are permitted and subject to search. And 5. Firearms, ammunition, fireworks, laser pointers,
stun guns, tasers, mace pepper spray, and toy weapons. Cell phones and other small handheld
recording devices must be placed in silent mode, can only be used while seated, and can only be used
in a manner that does not interfere with the ability other individuals to view.
or hear the proceedings. Individuals or groups failing to adhere to these rules
will be subject to removal from the remainder of the meeting by the Sergeant-at-Arms.
City of Chicago City Council Rules of Conduct for Public Meetings 2023-2027
Pursuant to Rule 58 of the Chicago City Council Rules of Order and Procedure,
the Sergeant-at-Arms sets forth the following rules of conduct for members of the public.
These rules shall be in effect at all times that a viewing gallery or room is open for a meeting of
the City Council or any of its committees. All individuals and their belongings are subject
to search at entry or upon request. Individuals must remain seated at all times except 1.
1. When entering or exiting the gallery. 2. When providing public comment during the portion
of a meeting set aside for that purpose. Or 3. When asked to rise and be acknowledged by a member
of the City Council. Profane, threatening, harassing, abusive, or defamatory behavior or speech which
in the judgment of the meeting's chair or the Sergeant-at-Arms may lead to a breach of the piece
or disrupt the orderly conduct of the meeting is not permitted. Disruptive or distracting actions,
such as the stomping of feet, waving of arms, throwing any item, whistling, booing, shouting,
or other loud utterances, are not permitted when in the judgment of the meeting's chair or the Sergeant-at-Arms,
such actions are disrupting or impeding the orderly conduct of the meeting.
Any item that poses a potential safety hazards, as determined by the Sergeant-at-Arms,
is prohibited in the gallery. Such items include, but are not limited to,
1. Any pointed objects, including knives of any kind.
2. Banners, flyers, or other forms of signage.
3. Food and beverages, including in glass or metal canisters.
4. Backpacks, large bags, and sealed packages.
Clear bags, not tinted in color, that do not exceed 12 inches by 6 inches by 12,
are permitted and subject to search.
And 5. Firearms, ammunition, fireworks, laser pointers, stun guns, tasers,
mace pepper spray, and toy weapons.
Cell phones and other small handheld recording devices must be placed in silent mode,
can only be used while seated, and can only be used in a manner
that does not interfere with the ability other individuals to view or hear the proceedings.
Individuals or groups failing to adhere to these rules
will be subject to removal from the remainder of the meeting by the Sergeant-at-Arms.
City of Chicago, City Council, Rules of Conduct for Public Meetings, 2023-2027
Pursuant to Rule 58 of the Chicago City Council Rules of Order and Procedure,
the Sergeant-at-Arms sets forth the following rules of conduct for members of the public.
These rules shall be in effect at all times that a viewing gallery or room
is open for a meeting of the City Council or any of its committees.
All individuals and their belongings are subject to search at entry or upon request.
Individuals must remain seated at all times except
1. When entering or exiting the gallery.
2. When providing public comment during the portion of a meeting,
set aside for that purpose.
or 3. When asked to rise and be acknowledged by a member of the City Council.
Profane, threatening, harassing, abusive, or defamatory behavior, or speech,
which in the judgment of the meeting's chair or the Sergeant-at-Arms
may lead to a breach of the peace
or disrupt the orderly conduct of the meeting, is not permitted.
4. Disruptive or distracting actions, such as the stomping of feet, waving of arms,
throwing any item, whistling, booing, shouting, or other loud utterances,
are not permitted when in the judgment of the meeting's chair or the Sergeant-at-Arms.
5. Such actions are disrupting or impeding the orderly conduct of the meeting.
6. Any item that poses a potential safety hazards, as determined by the Sergeant-at-Arms,
is prohibited in the gallery. Such items include, but are not limited to,
1. Any pointed objects, including knives of any kind.
2. Banners, flyers, or other forms of signage.
3. Food and beverages, including in glass or metal canisters.
4. Backpacks, large bags, and sealed packages.
Clear bags, not tinted in color, that do not exceed 12 inches by 6 inches by 12,
are permitted and subject to search.
And 5. Firearms, ammunition, fireworks, laser pointers, stun guns, tasers,
mace pepper spray, and toy weapons.
Cell phones and other small handheld recording devices must be placed in silent mode,
can only be used while seated, and can only be used in a manner
that does not interfere with the ability other individuals to view or hear the proceedings.
Individuals or groups failing to adhere to these rules
will be subject to removal from the remainder of the meeting by the Sergeant-at-Arms.
City of Chicago, City Council, Rules of Conduct for Public Meetings, 2023-2027.
Pursuant to Rule 58 of the Chicago City Council Rules of Order and Procedure,
the Sergeant-at-Arms sets forth the following rules of conduct for members of the public.
These rules shall be in effect at all times,
that a viewing gallery or room is open for a meeting of the City Council or any of its committees.
All individuals and their belongings are subject to search at entry or upon request.
Individuals must remain seated at all times except,
1. When entering or exiting the gallery.
2. When providing public comment during the portion of a meeting, set aside for that purpose.
3. When asked to rise and be acknowledged by a member of the City Council.
4. Profane, threatening, harassing, abusive, or defamatory behavior, or speech,
which in the judgment of the meeting's chair or the Sergeant-at-Arms
may lead to a breach of the peace or disrupt the orderly conduct of the meeting, is not permitted.
5. Disruptive or distracting actions, such as the stomping of feet, waving of arms, throwing any item,
whistling, booing, shouting, or other loud utterances,
are not permitted when in the judgment of the meeting's chair or the Sergeant-at-Arms,
such actions are disrupting or impeding the orderly conduct of the meeting.
Any item that poses a potential safety hazards, as determined by the Sergeant-at-Arms,
is prohibited in the gallery.
Such items include, but are not limited to,
1. Any pointed objects, including knives of any kind.
2. Banners, flyers, or other forms of signage.
3. Food and beverages, including in glass or metal canisters.
4. Backpacks, large bags, and sealed packages.
Clear bags, not tinted in color, that do not exceed 12 inches by 6 inches by 12,
are permitted and subject to search.
5. Firearms, ammunition, fireworks, laser pointers, stun guns, tasers, mace pepper spray, and toy weapons.
6. Cell phones and other small handheld recording devices must be placed in silent mode,
7. Can only be used while seated, and can only be used in a manner that does not interfere with the ability
other individuals to view or hear the proceedings.
7. Individuals or groups failing to adhere to these rules will be subject to removal from the remainder of the meeting by the Sergeant-at-Arms.
7. City of Chicago City Council Rules of Conduct for Public Meetings, 2023-2027
7. Pursuant to Rule 58 of the Chicago City Council Rules of Order and Procedure,
the Sergeant-at-Arms sets forth the following rules of conduct for members of the public.
8. These rules shall be in effect at all times, that a viewing gallery or room is open for a meeting of the City Council or any of its committees.
9. All individuals and their belongings are subject to search at entry, or upon request.
9. Individuals must remain seated at all times except, 1. when entering or exiting the gallery.
10. When providing public comment during the portion of a meeting, set aside for that purpose.
10. Or 3. When asked to rise and be acknowledged by a member of the City Council.
11. Profane, threatening, harassing, abusive, or defamatory behavior, or speech,
which in the judgment of the meeting's chair or the Sergeant-at-Arms may lead to a breach of the peace
or disrupt the orderly conduct of the meeting, is not permitted.
11. Disruptive or distracting actions, such as the stomping of feet, waving of arms,
and crew of hands.
11. Disruptive or arching of wings.
throwing any item, whistling, booing, shouting, or other loud utterances, are not permitted when
in the judgment of the meeting's chair, or the sergeant-at-arms, such actions are disrupting
or impeding the orderly conduct of the meeting. Any item that poses a potential safety hazards,
as determined by the sergeant-at-arms, is prohibited in the gallery. Such items include,
but are not limited to, 1. Any pointed objects, including knives of any kind. 2. Banners,
flyers, or other forms of signage. 3. Food and beverages, including in glass or metal canisters.
4. Backpacks, large bags, and sealed packages. Clear bags, not tinted in color, that do not
exceed 12 inches by 6 inches by 12, are permitted and subject to search. And 5.
5. Firearms, ammunition, fireworks, laser pointers, stun guns, tasers, mace pepper spray,
and toy weapons. Cell phones and other small handheld recording devices must be placed in
silent mode, can only be used while seated, and can only be used in a manner that does not interfere
with the ability other individuals to view or hear the proceedings. Individuals or groups failing to
adhere to these rules will be subject to removal from the remainder of the meeting by the sergeant-at-arms.
City of Chicago City Council Rules of Conduct for Public Meetings 2023-2027
Pursuant to Rule 58 of the Chicago City Council Rules of Order and Procedure, the sergeant-at-arms
sets forth the following rules of conduct for members of the public. These rules shall be in effect at all
times that a viewing gallery or room is open for a meeting of the City Council or any of its committees.
All individuals and their belongings are subject to search at entry or upon request. Individuals must
remain seated at all times except 1. when entering or exiting the gallery, 2. when providing public
comment during the portion of a meeting, 3. when asked to rise and be acknowledged by a member of
the City Council. Profane, threatening, harassing, abusive, or defamatory behavior or speech, which in
the judgment of the meeting's chair or the sergeant-at-arms may lead to a breach of the peace or disrupt the
orderly conduct of the meeting, is not permitted. Disruptive or distracting actions, such as the
stomping of feet, waving of arms, throwing any item, whistling, booing, shouting, or other loud
utterances, are not permitted when in the judgment of the meeting's chair or the sergeant-at-arms, such
actions are disrupting or impeding the orderly conduct of the meeting. Any item that poses a potential
safety hazards, as determined by the sergeant-at-arms, is prohibited in the gallery. Such items include,
but are not limited to, 1. any pointed objects, including knives of any kind, 2. banners, flyers,
or other forms of signage, 3. food and beverages, including in glass or metal canisters, 4. backpacks,
large bags, and sealed packages. Clear bags, not tinted in color, that do not exceed 12 inches by 6
inches by 12, are permitted and subject to search. And 5. Firearms, ammunition, fireworks, laser pointers,
stun guns, tasers, mace pepper spray, and toy weapons. Cell phones and other small handheld recording
devices must be placed in silent mode, can only be used while seated, and can only be used in a manner
that does not interfere with the ability other individuals to view or hear the proceedings.
Individuals or groups failing to adhere to these rules will be subject to removal from the remainder
of the meeting by the sergeant-at-arms. City of Chicago, City Council, Rules of Conduct for Public
Meetings, 2023 to 2027. Pursuant to Rule 58 of the Chicago City Council Rules of Order and Procedure,
the sergeant-at-arms sets forth the following rules of conduct for members of the public.
These rules shall be in effect at all times. And Brian's here too. Yep. How are you feeling,
Brian? Better? Good. Good morning, ladies and gentlemen. It is 1020 on September 22nd, 2026,
and the meeting of the Chicago City Council's Committee on Zoning, Landmarks, and Building Standards
is called to order. We will start off with a roll call. Nicole, please take the roll.
Alder Laspata. Alder Hopkins. Alderwoman Dowell. Alderman Hall. Alderwoman Harris. Alderman Beal.
Alderwoman Ramirez. Alderman Moore. Alderman Mosley. Alder Cicho Lopez. Alder Fuentes.
Alderman Burnett. Alderman Burnett. Alderwoman Cruz. Alder Conway. Alderman Quesada. Alderman Reilly.
Alderman Knudsen. Alderwoman Clay. Vice Chair Lawson. Chair Villegas. President.
We have a quorum. Thank you. Ladies and gentlemen, we have a quorum. Alderman Clay, Alderman Moore,
and Alderman Cruz have requested to attend this meeting by remote means under provisions of Rule 59.
Vice Chair Lawson makes a motion to approve the Alderman's request. All in favor, please say aye.
Aye. Oppose nay. In opinion, Chair, the ayes have it. We're going to start this morning off with the approval
of the Rule 45 report containing the minutes of July meeting. All members of this committee should have
received a copy of this report electronically via the shared drive. Alderman Fuentes makes a motion
to approve the report. All in favor, please say aye. Aye. Oppose nay. In opinion, Chair, the ayes
have it. Moving on, I will now read the items to be deferred. I will read the page number and description
then take a motion for all at the end. Oh, no, he said one second. All right. We're going to start the
first item on the agenda. Top of page one, docket number 02026-0026265 for the sponsor, Mayor Johnson.
Moving now to the middle of page eight, file number 23130 for the address commonly known as 1807
to 1809 West Augusta Boulevard. Moving on to page 17, all of pages 17 to 20, including file number 23131
for the address commonly known as 1608 South Wabash Avenue. File number 23087 for various addresses,
on State Street, South State Street, South Dearborn, South Federal, and West Pershing. File number
23010-T1 for the address commonly known as 2721 North Monticello. File number 22818-T1 for the address
commonly known as 2212 to 2216 South Levitt. File number 22822-T1 for the address commonly known as
2219 to 2221 West Cermak Road. File number 23122, address commonly known as 1133 West Kinsey. File
number 23146-T1, common address 1415 West Diversity Parkway. File number 23117 for various addresses on
North Sheridan, West Diversity Parkway, and North Lakeview Avenue. File number 23118 for various addresses
on North Sheridan Road, West Surf Street, North Commonwealth Avenue, North Lakeshore Drive, and
West Diversity Parkway. Lastly, file number 23119 address commonly known as 5946 to 5962 and 5937
to 5965 North Sheridan Road. Alderman LaSpada makes a motion to defer the previously listed items. All in favor,
please say aye, aye, oppose, nay, independent of the chair, the ayes have it, and the items are deferred.
I'd like to add to the purposes for purposes of quorum, Alderman Conway as well as Alderman Byron C.
Chalopez to the quorum call. All right. At this time, we will begin the public comment period in
accordance with the city council's rules of order and procedure. Public comment will be limited to
a minute and a half, since there are a lot of speakers this morning, and we will have a lottery.
So with that, we'll have Nicole identify the first 20 speakers, and your time is limited to 90
seconds, a minute and a half, please. Thank you. So I will call out your name, and then I'll call
out the second name. Please be prepared to provide public testimony. Our first speaker is
Gabriel Medina followed by Kimberly Robinson. Gabriel Medina followed by Kimberly Robinson.
I'd like to also add Alderman Quesada to the role for the purposes of quorum.
Mr. Medina?
Good evening, members of the zoning committee.
My name is Gabriel Medina, and I'm here on behalf of the Southside Flourish Movement and the Ford City for Families Coalition and residents concerned about application number 22814.
This application is not a small development.
It proposes changing the zoning at 7600-7400 South Costner Avenue and 7601 South Cicero Avenue from a B32 community shopping district to M2 light district, followed by industrial plan development.
The proposal calls for four warehouse and distribution buildings, tolling approximately 912,880 square feet, with buildings as tall as 68 feet, 923 parking spaces, and 92 loading docks.
That is an enormous industrial development in Ford City.
And the question before this committee should be bigger than whether the buildings technically fit within a zoning framework.
The question is, what will this project mean for the people who already live here?
Nearly a million square feet of warehouse space means a major industrial presence, with the associated vehicle activity, loading operations, noise, lighting, and changes to the character and future development potential of the part of the Southside.
So, I ask this committee to demand clear answers.
What is the projected truck traffic?
What are the expected impacts of surrounding streets and nearby residents?
Thank you.
Thank you, Mr. Medina.
Our next speaker is Kimberly Robinson, followed by Heather Hopner.
Good morning, all.
My name is Kimberly Robinson.
I represent the 7100 block of Woodlawn, which is in the Fifth Ward.
And we are opposing the change from R3S to RT4 because you all would like to build buildings with businesses at the bottom on the first floor and everything.
We are opposing that because that will invite more crime into our neighborhood.
And so far, the neighborhood is very peaceful.
So, we don't need anything or anyone coming into the neighborhood, inviting more crime along the metro lines.
And then we have to deal with issues of homelessness, of people sleeping on the metro line.
That's over there on 75th.
Thank you.
Thank you, Ms. Robinson.
Our next speaker is Heather Hopner, followed by Andrew Davis.
Hi, my name is Heather Hopner.
I'm a resident of the 43rd Ward.
I am a former resident of Belden Avenue and the former lead of the Parker, Francis Parker Community Neighbors Organization, at the time of which Parker pursued a residential building on Belden.
I was in the unusual circumstance of stepping into that role when I was approached, flagging that Parker was taking over residential buildings.
Much has been covered on the history.
I will not rehash.
What I do want to remind everyone, however, is that the process that was undergone disregarded much of the community's voice, and that voice has continued to be disregarded through this process.
I have deep respect for Alderman Knudsen, who has done a lot of great work within the community.
This is one issue, as he knows, that I do strongly disagree with.
The vast majority of residents who live within the immediate Parker community have opposed this expansion consistently and clearly.
Unfortunately, the data used to suggest that there is tremendous community support for this expansion is inaccurate.
The community does not want this.
There is affordable housing and family housing, myself of which benefited from that as a young family.
My students or my kids are students at our local public school.
My oldest is now a private school student.
I am not opposed to private school.
I think Parker has a lot of value.
However, we don't need to pursue this in order to fulfill Parker's goals.
I strongly encourage this committee to say no.
There are other options.
And, Alderman Knudsen, you have a way of supporting the community.
Thank you.
Thank you, Ms. Hefner.
Our next speaker is Andrew Davis, followed by Sandra Barreto.
Good morning.
Morning.
My name is Andrew Davis.
I'm a lifelong Chicagoan and a resident of the 43rd Ward for the last 50 years.
I also have strong ties with the Francis Parker community.
Five members of my family are graduates and two family members taught there.
I support Parker's desire to meet the future new facilities.
And Mosley.
The plan submitted for your consideration today, though, while it meets Parker's needs, does not meet the needs and interests of the larger community nor the city of Chicago.
The city of Chicago has many challenges.
They include a precarious financial position and a severe housing shortage.
The housing shortage is so dire that early this year, Mayor Brandon Johnson and the Chicago Housing Department announced a $300 million investment to create and preserve 1,223 housing units across the city.
The city's investment per house will be roughly $245,000.
Meanwhile, Chicago's long-term financial obligations measure in the billions of dollars, while this year's preliminary budget deficit is measured well into the hundreds of millions.
The plan that Francis Parker seeks your approval of today will make both crises worse.
The proposed budget will remove millions of dollars of high-quality housing from the city's tax base and destroy 15 homes.
Now, 15 homes is not a large number in a great city, and the millions of dollars of tax base the city will lose won't by itself cause the city's bondholders to quake.
But they are each a step in the wrong direction.
It makes little sense for the city to approve the demolition of housing at a cost to the city of over $600,000 per unit while paying $245,000.
Thank you, Mr. Davis.
Our next speaker is Sandra Barreto, followed by Glenford Flowers.
Good morning.
Morning.
My name is Sandra Barreto, and I am a mother at Parker.
And also, I am a neighbor very close to the building.
I'm here today to speak in support of Parker's School and Neighborhood Improvement Proposal, which is in front of this committee today for your consideration.
I'm joined today by many Parker students, families, and community who are here to show an unweavening support for Parker's proposal, if you can.
But it's not just us here today who see the importance of this proposal.
It has the support of Alderman Knudsen and received unanimous approval from the Chicago Plan Commission for 125 years.
Parker has been a nationally recognized leader and innovator for K-12 students.
Educators travel to Chicago from around the country and, indeed, the world to learn about and to learn from Parker.
And Parker is also a school-rooted, deep-letting place in Lincoln Park neighborhood and the city of Chicago.
Thank you, Ms. Barreto.
Thank you.
Our next speaker is Ms. Glenford Flowers, followed by Josh Chador.
Good morning, Chairman Villegas and members of the Committee on Zoning Landmarks and Building Standards.
My name is Glenford Flowers, Jr., and I'm speaking on behalf of the Southside Flourish Movement, Ford City for Families Coalition, and residents opposing application number 22814.
I want to address the difference between recording our opposition and acting on it.
Record F2026-0027615 expresses opposition to rezoning Ford City from commercial zoning to light industrial zoning.
We appreciate that this opposition is now part of the official city council record, but that communication has been designated, placed on file.
It is not a moratorium.
It does not pause permits.
It does not require a cumulative impact study.
It does not protect residents from additional trucking, truck traffic, industrial noise, or air pollution.
A communication is not protection.
A file document is not action.
Application 22814 would convert a major commercial property into an industrial plan development containing approximately 913,000 square feet of warehouse space, 92 loading docks, and 900 parking spaces.
This is not a minor zoning adjustment.
It is a permanent change in the economic and environmental direction of Ford City and surrounding Southwest Side.
Residents are not asking this committee to abandon the property.
We are asking you to not make an irreversible decision before the city understands its cumulative consequences.
Therefore, we respectfully request three actions.
First, defer application 22814 and keep it in committee.
Second, introduce a separate binding 180-day moratorium ordinance at the next city council meeting.
That ordinance should temporarily pause zoning approvals and permits affecting this property.
Third,
Third,
Third,
Third,
Thank you.
Use that period to complete an independent cumulative air quality noise traffic and public health assessment.
Thank you. Thank you, Mr. Flowers.
Our next speaker is Josh Chodor, followed by Stacey Scopino.
Good morning, Chairman and members of the committee.
My name is Josh Chodor. I'm a First Ward resident and concerned about the housing shortage that Chicago faces.
As many of you have heard the headlines, one of the recent ones from Axios, August 25th,
Chicago housing shortage pushes home prices higher.
This is something where last week we heard in both the housing committee and the zoning committee that we have a supply shortage in this city.
And so I encourage all of the older people here to continue voting in favor of projects that allow for more housing.
There is a bill at the state level called Build that would accomplish many of the projects that this committee has talked about.
During last week's hearing and in the opinion article you wrote, Chairman, you spoke about Nashville, Austin, Phoenix,
places that are growing their housing network.
And so I encourage us to continue modeling those cities, what those reforms are doing to ensure that this housing shortage can actually be addressed.
Thank you all.
Thank you, Mr. Chodor.
Our next speaker is Stacey Capino, followed by Fonji Slimadouk.
I hope I didn't I hope I didn't butcher that.
Please proceed.
Stacey Capino, I just wanted to register for the record that I am strongly opposed to the Francis Parker School expansion and to the process with which this issue has been considered.
There is an aspirational code of conduct for the city, which says that all elected, appointed and city officials must consider the public interest and making impartial decisions and not prefer a private interest.
This process has not considered the public interest.
It is only considered a private interest and it has been conducted completely inappropriately.
Parker has not consulted with the community.
They have talked at the community and the alderman has not considered more than twenty two hundred petition signatures, of which sixty five percent are in the 43rd ward and thirty five percent are in the neighborhood immediately surrounding the Francis Parker Parker School.
He has not considered any of those objections.
He has not considered the community support or objections to Parker.
So I would like to register that this process has been corrupt.
It has not been impartial.
It has preferred a private interest to public good.
And there is no demonstrable benefit to the public by destroying family homes and putting stadium lights, shining into HUD housing, the most affordable housing in the city of Chicago, in Lincoln Park.
So I strongly object to this proposal.
Thank you, Ms. Capino.
Our next speaker is Fangji Slimaduk.
All right.
Let's get another speaker.
Our next speaker is Carla Longo McNamara, followed by Anita Johnson.
Carla Longo McNamara.
OK, followed by Ania Johnson.
Ania Johnson.
Hi, good afternoon.
Thank you for letting me speak today.
My name is Carla Longo.
I am the owner of the property at 4643, 4639 South Wallace.
Last year, I worked with the local council and city aldermen to change the property zoning from RS-3 to the existing B2-3 district.
Type 1 approval was ratified by city council on September 25th of 2025.
Since that approval, I have invested over $125,000 of private investment in professional and developmental expenses, pursuing permits for the project, consistent with the type 1 zoning approval.
The currently proposed down zone of this property and the ordinance would take away those developmental rights.
My plan for the property remains the same.
I am proposing to develop the property with a mixed-use building that will contain my child care center that has been established for over 20 years, along with six residential units, one that I will reside in.
I have resided at this property for 20 years, and I've owned it since 2005.
I respectfully request the Committee on Zoning either defer its vote on this matter until the permits for the already approved type 1 zoning project are issued or denied the aldermanic request entirely.
I am happy to provide any additional information to the committee as its request for consideration on this matter.
Thank you very much.
I'd like to also add Autowoman Ramirez for purposes of quorum.
One more time, Fangji Slaymaker, and that will be after Ania Johnson.
Good morning, Mr. Chairman and other members of the board.
Thank you for allowing me to speak today.
My name is Ania Johnson.
I am a resident in the 5th District.
I, on several occasions, have tried to have face-to-face communication with my alderman in regards to the rezoning within that area.
It is very disheartening to know that we are facing a tremendous amount of issues that have gone untreated and unnoticed at all.
Currently, we have a bar at the corner of 7100 and Woodlawn, which maintains overactivity of patrons coming in and out of our neighborhood, defacing our property, defecating, just as well as leaving behind litter.
There is a numerous amount of abandoned homes that have gone unattended, but yes, the alderman's excuse is they're under trust and the city is not responsible.
I, myself, along with other neighbors, have had to pay out of our own pocket to have either the grass cut and these particular properties boarded up.
We also face an overgrown population of raccoons.
Although that is a protected species, there are several kids in that area, my daughter being one of them, who's artistic and that is nonverbal.
So if one of these animals were able to come after her, God only knows what will happen.
I am heavily opposed.
Thank you, Ms. Johnson.
Our next speaker is Fonji Sleymaker, followed by Patricia Caldwell.
Hi, my name is Fonji Sleymaker.
I live in 43, 43rd Red World and also a mom of Parker.
I'm really strongly to create a build of this neighborhood for more school so that children can get a better education.
Thank you.
Thank you, Ms. Sleymaker.
Our next speaker is Patricia Caldwell, followed by Todd Bassett.
Good morning.
Thank you for a long, Mr. Chairman and everyone else on the board.
My name is Patricia Caldwell.
I've been in the Woodline area for over 50 years, and I oppose the rezoning in our area.
Again, yes, we have several abandoned homes that need to be taken care of.
We have an abundance of activity going on in the neighborhood and just the thought of additional buildings being built.
And, you know, just that overpopulation in our area that's not being taken care of as of now, I'm opposed because we don't need it.
Thank you.
Thank you, Ms. Caldwell.
Our next speaker is Todd Bassett, followed by Adolfo Castro-Castrehan.
Chair Villegas and the committee members, thank you.
My name is Todd Bassett, and I am speaking as co-chair and on behalf of the Edgewater Historical Society Bryn Mawr Avenue Historic District Advocacy Task Force.
Our role is to protect and preserve the buildings in the district and to support efforts for the district's revitalization.
As presented and defended by the DPD Historic Preservation Division and the Commission on Chicago Landmarks,
the legacy and collection of contributing buildings on Bryn Mawr is of great value to our city and to Edgewater.
The commission has unanimously approved making the district a Chicago landmark on July 9th.
The 90-day period for the city to take action on this matter is upon us.
We ask that you continue to uphold the decision of the Commission on Chicago Landmarks to deny the demolition of the contributing building,
1114 West Bryn Mawr, known as the Fisher Building.
And we are here to ask the commission's support and approval to make the district a Chicago landmark designation
and move forward to the city council for final approval within the 90-day period.
Thank you very much.
Thank you, Mr. Baish.
Our next speaker is Adolfo Castrehan, followed by John Karolitz.
Good morning, Chairman and committee members.
Thank you.
I'm sorry.
I just want to say, you know, what are we doing here?
We're going to prove a million square feet of space of industrial zoning and black and brown community.
When we could be investing in transit, we could be extending the green line connected to the orange line, put some housing in there.
The Chicago Park District can have this land.
Instead, we're going to condemn it.
It's still going to be industrial space 100 years after we're gone.
We could bring in suburbanites into the city.
This is such a critical space of zoning, and we're just going to give it up.
We don't know what's in the soil.
We don't know.
There's claims of flooding underneath the mall.
We don't know anything about that.
So I'm asking the zoning committee to pump the brakes, figure out, you know, what's going on, and come up with a better solution.
Because they're going to invest 200 million.
They're going to make their money right back, and they're going to laugh in all our faces.
And meanwhile, the people will be disinvested, and we can't have access to that green space, which we need.
I'm a Southwest Side longtime resident.
I'm the leader of the West Lawn Conservation Club.
I work in conservation, Chicago Park District, Forest Preserves.
I know all the natural spaces, all the green spaces in your wards.
And I know how are you going to vote for commercial retail housing in your ward and not offer us the same opportunity?
You know, that's what we're asking.
If you're asking for new parts in your ward, we want the same opportunity.
Instead, you're cutting us at our feet.
Thank you, Mr. Gasterhan.
Our next speaker is John Karolitz, followed by Jonathan Turk.
Good morning to the committee.
My name is John Karolitz, and I'm a parent at Francis W. Parker School.
And I appreciate the opportunity to be part of this robust democratic process.
I want to come back to the Parker proposal.
This proposal builds upon the school's values of access and affordability with significant benefits across education, safety, and housing.
The new building that's being proposed would allow Parker to grow its student body by approximately 125 students.
That's 125 more Chicago students who would have access to a world-class education every year.
It's an investment in the future of students in the city of Chicago.
As part of this program, Parker would work to increase its endowment to offer financial assistance to up to 65 more students per year.
And that's on top of the 185 students that we offer financial assistance to now.
More students and staff will bring a direct economic benefit to Lincoln Park and to Chicago, both through jobs created by and helping to attract and retain residents of Lincoln Park.
But this is about even more than that.
As part of this proposal, Parker would contribute a total of $500,000 over the next 20 years to support Lincoln Elementary and Lincoln Park High School.
That's a direct investment in nearby public schools.
With this proposal, Parker's betting on and making a privately funded investment in Chicago's future, setting the stage for the next 125 years.
Our mission is to serve the greater good, and I can see no better illustration of that mission than this proposal.
Thank you very much.
Thank you, Mr. Kerlitz.
Next speaker is Jonathan Turk, followed by Melissa Masel.
Masek.
Great.
Good morning.
My name is Jonathan Turk.
I'm a life trustee of Francis Parker, having had two students go there for approximately 18 years.
And when I was on the board, I was part of the discussions about the project in question very heavily.
So Chicago is a city of neighborhoods, and as a proud Chicagoan, the charm and character of those neighborhoods is important to me.
To be clear, the rental apartment building that Parker owns at 327-335 West Belden is not historically significant.
The city's own planning department, through its historic preservation vision, reviewed the building and determined it is not historically nor architecturally significant.
And yet, despite that ruling, and because Parker wants to be responsive to neighborhood concerns, Parker is still making sure its new building will honor the architectural character of the existing structure,
reusing original decorative elements, brick, stone, and wood materials whenever possible.
The streetscape presentation that I've seen looks really beautiful.
The building is in harmony with the character of the street, and the building height fits right in.
A point that's often been overlooked is that it is currently zoned, that as it's currently zoned, Parker could build something significantly taller, but is choosing not to.
Parker committed to neighbors years ago that the height of the new building would be consistent with the residential feel of the street.
That's why the proposed building is only five stories tall.
If Parker sold the building to a developer, the developer could build something significantly taller and would not be as concerned with neighborhood input as Parker is and has been.
Thank you.
Thank you, Mr. Turk.
Next speaker is Melissa Maselik, followed by Stephanie Cohen.
Hi, my name is Melissa Maselik.
I'm the president of Mid-North Association.
Parker sits within the Mid-North neighborhood.
The Mid-North district was designated a Chicago landmark in the 70s.
Mid-North strongly urges this committee to deny Parker's plans to broaden its footprint by demolishing a historic family residential building on Belden to deny the installation of stadium lighting.
We conveyed this to Alderman Knitsen at a meeting on May 11th that the Mid-North board unanimously voted to reject Parker's plans.
The feedback we've received and continue to receive from local residents has been over 90 percent opposed to Parker's current plans for a number of reasons, including the fact that it displaces residents and removes affordable housing.
You just heard someone say that this is not significant.
However, we disagree.
This building housed a well-known pioneering female architect, and it's also one of the earliest courtyard buildings in Lincoln Park.
The Commission on Landmark stated that we are a cohesive neighborhood, and that is our strength.
So by attacking this, you attack the neighborhood as a whole.
You're also going to hear that there's been a lot of meeting with the neighborhood.
However, we've been talked at, we haven't been talked to.
And finally, as well, you're going to hear the Alderman worked with the neighborhood.
However, after we met with him on May 11th to express our feedback, as well as the petition of over 2,100 signatures and the alternative plan, we found out that he closed feedback on May 10th, one day before we met.
We're not opposed to Sparker expanding.
We want them to expand on their footprint.
Please deny, give us a...
Thank you, Ms. Malik.
Our next speaker is Stephanie Cohen, followed by Colleen Kopach.
Good morning.
My name is Stephanie Cohen.
I'm a current parent at Parker.
I'm here to speak in support of Parker's school and neighborhood improvement proposal.
I hear people compare the loss of the 15 rental units at 327 to 335 West Belden to the addition of the seven affordable housing units at 2236 North Clark to make the point that it isn't an equal trade.
The affordable housing on Clark was never intended to be a tradeoff for the rental units on building Belden.
Also, the units at 327 to 335 West Belden cannot be considered affordable housing.
The average rent is over $5,000 per month.
Again, Parker is not viewing the units on Clark as a swap with those and isn't suggesting that the Belden neighbors go live there.
The real tradeoff of turning those 15 rental units into an educational building is that after the expansion, 125 more Chicago students each year will have the opportunity to attend Parker, positively changing lives for generations to come.
I understand that this is stressful for the 15 renters and their families.
Relocating is difficult and disruptive, and we all sympathize.
But the tradeoff is that expanding Parker will positively impact the lives of thousands of Chicago students forevermore.
And let's not forget that many of those added students will come from families who would not otherwise have been able to afford the tuition.
This proposal has support from Alderman Knudsen and unanimous support from the Chicago Planning Commission.
I urge the committee to favorably recommend this proposal today.
Thank you.
Thank you, Ms. Cohen.
Our next speaker is Colleen Kolpak, followed by Nate Petrini.
Good morning.
My name is Colleen Kolpak.
I live at the corner of Commonwealth and Belden across the street from the proposed expansion by Francis Parker.
I appreciate the opportunity to make my voice heard.
I'm here speaking on behalf of my community, my neighbors.
I have four children in the public schools.
I walk my children to school every day.
I have a dog.
I'm talking to my neighbors on a regular.
None of us want this expansion.
It's frustrating because it feels that during the past decade, Parker has used their money and power to do what they want in the neighborhood.
They took over two buildings.
They want to shine bright lights in the backyard of my neighbors and friends.
And they want to make traffic congestion even worse.
Every day, at 3 o'clock, again at 4 o'clock, at 5 o'clock, cars line the blocks, blocking traffic on Clark, Webster, and Lincoln Park West.
They state that they've had analysis that shows expanding to 125 additional students won't create this.
The math doesn't add up.
I'm asking the committee to think of the neighbors and hear our voices and those of the thousands that have signed the petition.
This is the Chicago I know in which right beats might.
Please consider our needs and that of the community.
Thank you for this time.
Thank you, Ms. Kolpak.
Our next speaker is Nate.
Petrini, followed by Deji Jamal.
Good morning, members of city council and the zoning committee.
My name is Nate Petrini, and I'm the CEO of High Jump.
We are an education nonprofit serving the entire city of Chicago, low-income students with free middle school and high school programs.
And I'm here to speak in favor of the Francis Parker expansion.
I'm not an employee there.
I don't send my kids there.
I'm a former CPS principal.
My kids go to our Southside Neighborhood School.
And I know that when a school says they support a whole city, it has to mean more than just the children who attend your school.
And from our founding as a nonprofit, 37 years ago, when we were serving just 16 students a year, Parker has said, we want to be the kind of school that supports students in every way that we can.
37 years later, we've served over 3,500 students.
Our students perform better in school than they would otherwise.
Otherwise, our students earn more after they graduate college than they would otherwise.
And Francis Parker has leaned in all the way for those 37 years with generosity.
Every single time we run programming for 175 students, it is in that building for free with donated space, donated resources.
And every time we need something to support our students, the people at Parker say yes.
And that involvement has been supercharged since Dan Frank became the head of school in 2001.
And they've provided everything we've ever asked because they care about letting their space be more than just supporting their own students.
It's a space for the whole city.
And I know that more high jump students and more programs like ours will get access with this expansion plan.
And so I encourage you and urge you to vote yes, just as the planning commission did.
Thank you, Mr. Petrini.
Our final speaker is Deji Jamo.
Morning, Chairman and members of the Zoning Committee.
My name is Deji Jamo.
I serve as the board president of the Francis W. Parker School.
I'm here today to speak in support of Parker School and Neighborhood Improvement Proposal.
An important element of Parker's proposal is the addition of new field lights.
Field lights is the operative term here.
These are not stadium lights.
These are lights for a school athletic field here with a small setup of leacher seats.
This is not a Friday night light situation.
I would be thrilled if Parker could add lights to the field because student athletes would then be able to get full practices and full games in the fall and spring.
Games regularly get called after 15 to 20 minutes of play due to lack of light.
Parker is simply trying to get more play and practice time for younger and JV athletes who suffer the most from lack of light.
Parker's varsity teams also play first because they have to get a full game per Illinois conference rules.
So the younger players who are still developing their skills miss out.
I'm also impressed with how much work Parker has done to find a way to light a field that is respectful of its neighbors.
Their plan is to use the latest technology and get the field certified by Dark Sky.
A Dark Sky field would allow for safe play with minimal light spillover onto the surrounding neighborhood.
I also understand that Lincoln Park Zoo's leadership has reviewed the plan and expressed support for it because of how carefully it protects local wildlife.
Also really proud that Parker will offer the field to Lincoln Park Elementary, Lincoln Park High School, so that other Chicago kids can benefit.
Thank you.
Ladies and gentlemen, that concludes the public comment period.
First up, we have document number 02026-0027187, introduced by Alder Daniel LaSpada, that amends the Milwaukee Avenue Special Character Overlay District.
We have Alderman Daniel LaSpada here to present on the matter.
Alderman Casala makes a motion to accept the substitute ordinance.
All in favor, please say aye.
Aye.
Opposed, say nay.
Impedent, chair, the ayes have it.
The substitute is before us.
Alderman LaSpada here to present on the matter.
Ladies and gentlemen, please, order, please.
Mr. Blakemore, there's a lottery.
Mr. Blakemore, there's a lottery.
We have multiple people sign up.
Mr. Blakemore, that's a decision by the chairman.
Mr. Blakemore, please.
Mr. Blakemore, please.
Mr. Blakemore, please.
Mr. Blakemore, please.
There'll be an order in here.
Sergeant at Arms, please remove Mr. Blakemore.
Thank you.
Mr. Blakemore, Mr. Blakemore, you'll be asked to leave if you.
Mr. Blakemore, please.
We'd like to add Alderman Burnett to the role for the purposes of quorum.
Alderman LaSpada, please proceed.
Thank you so much.
Mr. Blakemore just shares my enthusiasm for bringing a Trader Joe's to Logan Square, and I don't blame him.
So the purpose of this ordinance goes back to the Milwaukee Avenue Special Character Overlay District, which was worked on by myself, then Alderman Rosa and Alderman Wagsback, creating design and architectural standards for development along Milwaukee Avenue between Western and I want to say Belmont.
The ordinance as a whole has been remarkably successful, but tucked in there was a piece related to what's called strip centers, i.e. multiple storefronts within a single commercial space with parking in the front.
The challenge of this is we have existing buildings by right that meet this description, which is hard to activate based off of the overlay district as it exists.
In this case, we do have folks who would like to bring a Trader Joe's to our community, but do not need all of the commercial space square footage in the building that they're looking at.
They would like to be able to subdivide it into three separate commercial spaces, which is currently prohibited within the Milwaukee Avenue Special Character Overlay District or mascot.
So what we're doing is creating a pretty much a singular exception for strip centers specifically related to adaptive reuse.
I think at most in the first ward, we have two properties that would make use of this exception.
The fact is we have commercial spaces in the city and on Milwaukee Avenue that are larger than the kinds of uses that we're finding these days.
And so this is actually going to be catalytic for bringing economic activity to Milwaukee Avenue.
And I would ask the favorable consideration of my colleagues.
Thank you, Alderman Espada.
Are there any questions from members of the committee?
Seeing no questions, Alderman Quesada moves do pass.
All in favor, please say aye.
Aye.
Oppose nay and opinion to share the ayes.
Have it.
The ordinance is passed as amended.
The ordinance is passed as amended.
No problem.
Next, we have document 02026-0024882, an ordinance introduced by Alderman Knudsen that amends the municipal code to include religious assembly and non-accessory parking restrictions in RT4 and higher zoning restrictions, higher districts.
This item has a substitute ordinance.
All committee members will find a copy of the substitute ordinance in their shared drive and in the packets before you.
Alderman Burnett makes a motion to accept the substitute ordinance.
All in favor, please say aye.
Aye.
Oppose nay.
Independent, Chair, the ayes have it.
The substitute is before us.
We have Alderman Knudsen here to present on this matter.
Alderman Knudsen.
Thank you, Chair.
The idea for this ordinance came from one of our community institutions in the 43rd Ward, Church of Our Savior, who had been trying to rent out a few of their parking spots.
They have a small parking lot attached to increase revenue pretty moderately.
As we all know, churches right now, a lot of their members have moved to a more remote viewership, and it's not the same as it was in the past where, you know, you pass around maybe a bowl and raise revenue at sermons.
And we know that our church and faith communities are looking for new creative ways to boost revenue.
What they found when they wanted to rent out these few parking spots is they'd have to go through a lengthy and costly zoning board of appeals process.
And we had a discussion really parallel to now CPS schools being able to rent out their parking spots.
And what if we adjusted the zoning code so that a church could rent out a moderate number of units by right, so long as that they were in our T4 or higher district?
I brought this in front of the committee initially a few months ago, and it had several questions from my colleagues.
After discussions with Chairperson Dowell, who I respect greatly, we decided to cap the number of parking spaces that a church could rent out by right in this kind of district to eight parking spaces.
This is to make sure that we view it citywide in a way where a very large church, maybe it's near a stadium, like my neighboring 44th Ward, can't then become a large for-lease parking lot.
So I'm hopeful that the committee passes this today.
I'm open to any questions.
And what I can say is we've heard from church leaders throughout the city of Chicago, really excitement and gratitude that they'll be able to raise what, again, is pretty moderate revenue, but revenue that they need.
Thank you, Alderman.
Any question from members of the committee?
Alderman Beal, followed by Vice Chair Lawson.
Thank you, Mr. Chairman.
Mr. Chairman, are we going to get tax revenue from these parking spaces that are going to be rented out?
Alderman Coniston, have you done a financial analysis on this?
We have not done a financial analysis.
It would be parallel to when CPS schools rent out their parking spaces.
When you rent a parking space on an app, say it's Spot Hero or another piece, you pay sales tax.
So indirectly, yes.
Alderman Beal?
I'm not sure if that directly answered my question because usually if CPS rents there is out there, not for profit, and it goes towards our educational system.
And so I'm just trying to figure out will we get sales tax or revenue from these parking spaces, point blank.
Yeah, Alderman Beal, I think based off of Alderman Coniston's response, I think if the church or the entity that's renting that parking lot is using an app, they'd be subject to some type of tax.
But if you – would you like to add a little bit more, Alderman Coniston?
No, that's correct.
I mean, it is their choice right now under whether or not they want to use an app or rent them out in a different way.
They are a nonprofit.
Faith institutions are nonprofits in the city.
So if they did it directly, they might not have a tax revenue.
Vice Chair Lawson followed by Alderman Riley.
Thank you, Chair.
We have a lot of parking lots and unconventional spaces in the 44th Ward.
And I know that if you're parking more than three cars, you still require a city license.
And did that come up in the conversations?
Or I would imagine that would still hold true here like it does for schools and other organizations?
A city license to park them out?
Yes, yeah.
Right.
So to my colleague Alderman Beal's question, if they have a city license, they should be charging and remitting all of the city parking taxes for that space,
whether that's through Spot Hero or cash in hand on the streets, that would be the code for any space like this.
Because we do see smaller lots.
I've got larger lots.
Because if someone had a 50-car parking lot in an area that could raise revenue, they still have the ability to do this.
They just can't do it by right.
They would still have to get a zoning change or go to special use.
And I know some lots work better than others of size.
If it's on a commercial street, it's a lot easier than if it's on a side street.
So, you know, I appreciate the cap on this because I think that's helpful with anything by right as someone who knows the Wild West of parking.
So I will be in support, but, you know, happy to work through any details if we need.
Thank you, Chair.
Thank you.
And I'll add, and absolutely, and one thing about these parking spaces in particular, similar to why we passed this for CPS,
a large portion of the week, these lots are empty.
People are not going to the churches often, you know, from 9 to 5, Monday through Friday, with exceptions, of course.
And it's a good utilization of what's an empty space.
Thank you.
Alderman Ryan, I'm sorry, Alderman Bill, point of information.
Can we have our zoning administrator chime in on that question?
Absolutely.
Mr. Murphy?
Well, in regards to the zoning allowability of it and the working with the non-accessory parking allowances that already exist for CPS,
this does match what that requirement is, albeit it's not capped.
I would have to defer to BACP regarding any of your previous license questions.
Thank you.
Absolutely.
We'll get someone from BACP to respond.
Alderman Riley?
Thank you, Chairman.
Chairman, I'm going to support the ordinance as well.
I think it's a creative solution to help faith institutions raise additional revenue.
But I would like to hear from possibly the law department and finance to understand how a church,
which is a nonprofit entity, would be remitting taxes with regard to the parking tax.
So if we could, before a council vote, I'd appreciate that, Chairman.
Absolutely, Alderman Riley.
We'll get that information from the law department as well as BACP, as well as finance as well.
Cheer it out.
Yes.
Thank you, Mr. Chairman.
I, too, wanted to thank Alderman Knutzen for working with us around this issue.
We have a lot of churches in my community.
Some have very large parking lots.
And to cap it but still allow for an additional number through the regular process is something that I can't support.
Thank you.
Thank you, Chair Dole.
Any other questions from members of the committee or non-members?
Okay.
Seeing none, Vice Chair Lawson makes a motion to accept the substitute ordinance.
All in favor, please say aye.
Opposed, nay.
In opinion, Chair, the ayes have it.
We will have that information prior to city council, so that way you guys can take a look at it.
All right.
Next up, we have two historical – I thought we took a motion.
Yeah, it's okay.
Next up, we have two historical landmark designations.
First is document number 02026-0027058, the historical landmark designation of the shop building at Altgale Gardens located at 131 South Ellis Avenue in the 10th Ward.
We have Matt Crawford of the Historic Preservation Division of the Department of Planning and Development to present on this matter.
Thank you, Chairman.
I'm a planner and historian with the Department of Planning and Development.
I'm here on behalf of the Commission on Chicago Landmarks that I also staff to recommend to you that this building is known to shop building at Altgale Gardens.
It's also known as the Up Top by Altgale Residents.
The Landmarks Commission is recommending to you that this become a Chicago landmark.
It's a modern building.
It's a central component of Altgale Gardens, which is a self-contained public housing project that was developed in the 40s during World War II for black defense workers and their families.
Location is the Riverdale community area in the 10th Ward, and Alderman Chico supports the landmark proposal.
For much of the 20th century, the building served as a gathering place for the Altgale community that housed essentials, including a doctor's office, pharmacy, and a grocery store.
And the grocery store was initially run by the Altgale Gardens Consumer Cooperative.
This was a nonprofit owned and operated by Altgale residents.
As a self-contained community of approximately 7,000 people, Altgale Gardens was ideal for a cooperative.
And by 1947, this co-op was the largest store of its kind in the country.
The shop building is also associated with Altgale resident Hazel Johnson.
During the last decades of the 20th century, the building housed the offices of People for Community Recovery.
This was an environmental justice organization that Johnson founded, which addressed environmental issues at Altgale Gardens.
This project is going to look familiar to you on this committee, for in July, an amendment to the planned development came through this committee.
The landmark designation is coupled with that.
It's a planned rehabilitation of this building by its new owner, by the Hand Club for Kids.
It's a nonprofit organization that operates after-school programs for kids.
You can see what they want to do to the building in the rendering below.
It will be converted to a youth community center with a new gym, something that the Landmarks Commission has reviewed and approved.
And they want landmark designation to take advantage of the permit fee waiver for landmarks.
So to conclude, the commission is recommending landmark designation.
Thank you.
Thank you, Mr. Crawford.
Any questions from members of the committee?
Alderman Beal.
Thank you, Mr. Chairman.
Mr. Chairman and members of the committee, I know this building so well.
I represented that area for over 25 years.
And a lot of the redevelopment started years ago where we rehabbed the entire facility of the Altgale Gardens community to the tune of $435 million.
And to see that, you know, this is one of the final pieces.
And I'm really excited that Alderman Chico took the bull by the horn and is bringing this over the finish line.
So it's a great piece of property, has a great history behind it.
And the people of the Altgale community, the ones that are there and the ones that have left, will love to see this building come back online.
So it's a key piece of the community, and I support it wholeheartedly.
Thank you, Alderman Beal.
Any other questions or comments from members of the committee?
All right.
Seeing none, Alderman Beal moves do pass of this item.
All in favor, please say aye.
Aye.
I oppose nay and opinion to chair the ayes have it.
The item is passed.
Next is document 02026-0027059, the historical landmark designation of the Bryn Mawr Avenue District located at 900 through 1100 blocks of West Bryn Mawr Avenue.
We have Eilish Tuffy of the Historic Preservation Division of the Department of Planning and Development to present on this matter.
Ms. Tuffy.
Good morning, committee members.
The proposed Bryn Mawr Landmark District spans the 900 through 1150 West Bryn Mawr Avenue in Edgewater Community Area within the 48th Ward.
This is a map of the district boundaries as proposed.
This view towards the lake shows the eastern portion of the district from the Bryn Mawr Red Line platform.
To the west, the district extends one block ending at Broadway.
The Commission on Chicago Landmarks found the district meets four criteria for landmark designation, including criterion one for heritage as the first neighborhood commercial corridor in Edgewater, subdivided in the 1880s by developer John Lewis Cochran.
The district meets criterion four for its significant architectural design seen in both the older lower scale buildings and the 1920s residential high rises, which include the pink Edgewater Beach apartment building in the center photo.
The district meets criterion five because a number of buildings were designed by architects of note.
And finally, the commission found the district meets criterion six for its theme as a district, which reads as a whole.
The protected features of the district are all publicly visible building elevations and roof lines.
In total, the district includes 22 buildings.
Fifteen are considered historically contributing and seven were deemed non-contributing.
Early outreach to owners spanned nine months from July of 2025 through the commission's April 2026 vote to initiate landmark designation.
This designation was carried out through an expedited process.
The reason for that expedited process is because demolition applications were received for the half-acre site outlined above after the initiation of the landmark district.
The expedited review ensures the property owner's demo applications are not held up by the city's designation process.
Of the three wrecking applications reviewed by the commission, two were approved and one was denied.
The two non-contributing buildings on the site were approved for demolition, leaving the area shaded in blue in this image fully open for redevelopment.
The application to demolish the one contributing building on the block, seen here in the bottom left corner, was denied.
That denial is what initiated the expedited landmark district review.
The commission is ready to review a proposal at one of their monthly meetings just as soon as the applicant submits those plans for their review.
At this time, the commission on Chicago landmarks recommends final approval of the Bryn Mawr Avenue Landmark District.
This concludes my presentation.
I'm happy to answer any questions.
Thank you, Mr. Tuffy.
Are there any questions from members of the committee?
Yes.
Thank you, Chair.
Thank you, Alish, for the presentation.
Would you go back to the slide showing non-contributing properties within that demolition?
Yes.
So I was just curious, because it definitely is a great place for transit-oriented development.
I was curious whether the developer will have to design within the architectural character of the surrounding landmark district.
Yes, that's correct.
Fantastic.
Good to hear.
Thank you, Chair.
Thank you, Audemarski.
Any other questions from members of the committee?
Seeing none.
Ordwin Mana Hoppenworth?
Excuse me.
Thank you, Chair.
I wanted to thank the Chicago Landmarks Commission for your work on this project.
And I want to especially thank my community, the Edgewater Historical Society, Bryn Mawr Avenue, Historic District Advocacy Task Force Committee, for their many years of work on this project.
We are excited to have this happen.
And this is, as Alderman Lesbada pointed out, a transit-oriented development district.
It's seen its ups and downs.
We want to preserve the beautiful buildings.
And we also want development to happen.
I'm asking for my colleagues' favorable consideration for this designation at this time.
Thank you.
Mana Hoppenworth.
No more questions.
Alderman Fuentes, moves do pass.
All in favor, please say aye.
Aye.
Opposed nay.
And opinion, Chair, the ayes have it.
The item is passed.
Next, we have two permit fee waivers for historical landmark property, landmarked property.
The first is document number OR-2026-0026945, a permit fee waiver for landmark property located at 30 North LaSalle.
We have John Ritsu of the Historic Preservation Division of the Department of Planning and Development to present on this matter.
Mr. Ritsu.
Thank you, Chairman.
Good morning and good morning to the committee as well.
The first permit fee waiver is for the conversion of the lower 18 floors of an office building into residential uses at 30 North LaSalle Street.
The project is in the 34th Ward, Alderman Conway, in the central planning region, Loop Community Area No. 32.
The landmark building is on the west side of North LaSalle Street between West Washington Street and West Calhoun Place.
30 North LaSalle has been recently designated a landmark.
The scope of the work is to convert the lower 18 floors of office space into 349 apartment units.
Residential amenity areas and a residential lobby will be provided.
The owner plans to spend $99 million on renovations and seeks a permit fee waiver in the amount of $317,000.
The staff of the commission has reviewed the plans and scope of the work for the project and determines that it meets historic preservation guidelines.
Alderman Conway is in support of the permit fee waiver, has provided a signed order, and has transmitted the order to the city clerk for city council introduction.
That concludes my presentation on this fee waiver.
Thank you, Mr. Ritsu.
Any questions from members of the committee?
Seeing none, Alderman Conway?
Oh, okay.
This is, as you all know, this is already landmarked, so therefore it qualifies for this fee waiver.
I'd ask you to support it, which is commonly part of the practice we enjoy here in the city of Chicago.
Thank you kindly.
Thank you, Alderman Conway.
Seeing no more questions, Alderman LaSpara moves do pass.
All in favor, please say aye.
Aye.
Opposed, nay.
If you're in the chair, the ayes have it.
The item is passed.
Next up, we have large signs.
That's John Ritsu.
Yeah, there's a second.
I'm sorry.
My fault.
Okay.
Thank you.
Next up is document number OR2026-0026802 for permit fee waiver for landmark property located at 26 West Chestnut Street.
Once again, we have John Ritsu.
Right.
This permit fee waiver is for the interior renovation of a three-story residential single-family dwelling house with a detached garage and coach house at 26 West Chestnut Street.
Okay.
This was a fee waiver that was approved in the past and actually is a reapplication.
The project is in the 42nd Ward, Alderman Riley, Central Planning Region, near Northside Community Area No. 8.
The building is within the Washington Square Historic District Extension.
The building is in the north side of the avenue mid-block.
The existing building is a three-story single-family house with detached garage coach house.
It is located within a designated landmark district.
It is an infill building located mid-block adjacent to existing face brick row houses.
The scope of the work is a new interior renovation.
No exterior renovation will be done.
Parking will be provided for at least two cars in the detached garage off of the alley.
The owner plans to spend $500,000 on the construction of the renovation and seeks a permit fee waiver in the amount of $1,800.
The staff of the commission has reviewed the plans and scope of the work for the project and determined that it meets historic preservation guidelines.
Alderman Riley is in support of the permit fee waiver, has provided a signed order, and has transmitted the order to the city clerk for city council introduction.
That concludes my presentation on this fee waiver.
Thank you, Mr. Ritsu.
Any questions from members of the committee?
Seeing none, Alderman Riley.
Thank you, Chairman.
The current owner of this structure has been a good steward and obviously is putting more money in to improve it.
and in doing so within the guidelines set forth by the Landmarks Department.
So I'd appreciate a favorable vote by my colleagues.
Thank you.
Thank you, Alderman Riley.
Seeing no further questions, Alderman Cecil Lopez moves to pass.
All in favor, please say aye.
Aye.
Opposed, say nay.
And pin it in the chair of the ayes.
I have it.
The item is passed.
Next up, we have large signs over 100 square feet, an 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 in the first ward, one sign located at 1819 West Division Street.
In the second ward, one sign each at 1201 North State Parkway, 1933 North Marcy Street.
In the 14th ward, 2744 West 55th Street.
Two signs in the 27th ward located at 400 North Aberdeen Street.
Two signs in the 32nd ward located at 2639 North Elston Avenue.
In the 34th ward, 550 West Randolph Street.
One sign each in the 41st ward located at 11601 West Toohey and 8600 West Bryn Mawr.
Four signs in the 42nd ward located at 600 North Michigan Avenue.
One sign in the 42nd ward located at 21 East Hubbard Street.
Two signs in the 42nd ward at 304 North Michigan Avenue.
Four signs in the 45th ward located at 4777 North Milwaukee Avenue.
Two signs in the 46th ward located at 804 West Montrose Avenue.
Lastly, one sign in the 50th ward located at 6199 North Lincoln Avenue.
If there are no further questions by committee members, Alderman Lissan.
Alderman Moore.
Alderman Moore?
I'm just saying move to pass.
I appreciate it.
Thank you.
Alderman Moore makes a motion to do pass.
On the orders, all in favor, please say aye.
Aye.
Opposed, say nay.
In the opinion, the chair of the ayes have it.
The orders are passed.
We will now move on to the map amendments.
In an effort to ensure the committee meeting runs smoothly as possible, items will be grouped
together according to witness and will be heard in that order rather than ward order.
First up is a series of three map amendments introduced by Alderman Yancey in the 5th ward.
I will read them all into the record.
We will have one presentation and take a vote all at the end.
File number A-9139.
Common address 2132 to 2238 East 71st Street and 2135 to 2325 East 71st Street.
Change requests B1-2, B1-3, B3-3, and C1-3 to B2-3.
File number A-9140, common address 1600 to 1820 East 71st Street.
The change request is a C2-2 and B3-2 to a B2-3.
And file number A-9141, common address 1834 to 2126 East 71st Street, 1853 to 2070 71st Street,
7109 to 7129 South Bennett Avenue, and then 7108 to 7116 South Euclid Avenue.
The change request is B1-3, B3-2, and B3-3 to a B3-3.
We have London Walther and Justin Peterson of the Department of Planning and Development here to present on these matters.
Gentlemen.
Good morning, Chairman and members of the committee.
My name is Justin Peterson.
I'm the supervising planner for the Southeast Planning Region of the Department of Planning and Development.
I'm here today to present the proposed zoning changes on 71st Street from approximately Stoney Island to Yates Boulevard.
The rezoning recommendations presented today are a direct response to the 2025 South Shore Chamber of Commerce's plan called Corridor Live,
which included multiple stakeholder meetings and public engagements.
DVD was engaged with the South Shore Chamber and their planning team from the beginning and provided guidance and connections to other agencies like METRA and CDOT,
although this was not officially adopted by a plan commission.
These are the existing conditions on 71st Street.
This is one of the more intact historical commercial corridors in the Southeast region with several blocks of multi-story buildings centered around the intersection and transit METRA electric stop there at Jeffrey Boulevard.
As you move west and east on either end of the corridor, their vacancy increases, including large vacant lots.
The city owns five sites immediately adjacent to 71st Street, two of which are reserved for affordable housing under the Jackson Park Ordinance.
Those are highlighted.
It's a little hard to see, but in the red outline boxes.
These are the land use recommendations from the Corridor Live plan, which promoted streetscaping and mixed-use development to increase walkability and active retail businesses,
with an emphasis on restaurants and bars, cafes, and other active retail spaces.
Notably, the plan recommended prohibiting non-local auto-intensive uses such as gas stations, car washes, and repair shops.
This is the current zoning, the dashed line on the west and on the southern portion there.
That's actually in the seventh ward scope, so that'll be something that follows in the next month.
What's before us today is just what's in the fifth ward, which is outlined in the darker red line.
Note that except for the C2 district close to Stony Island, most of this is actually B1 or B3 currently,
and in most cases the FAR is dash 3 or dash 2.
These are the zoning recommendations.
So essentially what we're doing is keeping a B3 close to Jeffrey Boulevard there,
and that's in order to just provide more flexibility in terms of the ground floor uses and, again, promote the bars and restaurants and so forth.
And then on the either end, a B2, which will allow, in addition to a pretty broad range of local commercial uses,
ground floor residential and relive work units, which we've seen more and more recently as a way to activate,
provide active street fronts in the southeast region.
This is just a comparison of the B and C districts, which you can see here that we're looking at B2 and B3,
and, again, the B2 is more restrictive on the auto-oriented uses.
And, again, the logic there, if we go back to the map, is those vacant sites that tend to be on the west and east end,
the B2 just provides another level of protection against, again, things like car washes and auto repair shops.
And, again, just to note that this geography is within the Jackson Park ordinance,
so we have, again, the two affordable housing sites on the corridor.
And this zoning would support the development of those sites as such.
DPD recommends the passage of this proposed zoning district to help the continued revitalization of 71st Street
and is happy to answer any further questions.
Thank you.
Thank you.
Are there any questions from members of the committee?
All right.
Seeing none, Vice Chair Lawson makes a motion to pass.
And the fifth word, all dramatic applications, A-9139, 9140, and 9141.
All in favor, please say aye.
Aye.
Opposed, say nay.
And the opinion of the Chair, the ayes have it.
And the ordinances are passed.
Next up, we have two MAP amendments.
Introduced by Alderman LeYancey in the fifth ward.
I'll read them together.
We will have one presentation and take a vote for both at the end.
First is file number A1948-9142.
Common address, 7104 to 7128 South Drexel Avenue.
7105 to 7135 South Drexel Avenue.
7102 to 7154 South Ingleside Avenue.
7105 to 7201 South Ingleside Avenue.
7102 to 72220 South Ellis Avenue.
7103 to 7243 South Ellis Avenue.
7100 to 7244 South Dobson Avenue.
7103 to 7157 South Dobson Avenue.
7102 to 73326 South Greenwood Avenue.
7103 to 7345 South Greenwood Avenue.
7102 to 7358 South University Avenue.
7103 to 7357 South University Avenue.
6900 to 7356 South Woodlawn Avenue.
7901 to 7293 South Woodlawn Avenue.
6900 to 7056 South Kimbark Avenue.
6901 to 7055 South Kimbark Avenue.
1200 to 1318 East 69th Street.
1215 to 1241 East 71st Street.
1214 to 1238 East 71st Place.
1211 to 1237 East 71st Place.
1204 to 1230 East 72nd Street.
1201 to 1229 East 72nd Street.
1212 to 1226 East 72nd Place.
1211 to 1221 East 72nd Place.
1200 to 1216 East 73rd Street.
The change request is RS3 to an RSR24.
The second file is A-9143.
Common address 7343 South Woodlawn Avenue.
And that change request is M1-2 to B2-3.
Once again, we have London Walther and Justin Peterson
of the Department of Planning and Development
here to present on these matters.
Thank you, Chair.
Again, my name is Justin Peterson
with the Southeast Planning Region.
I'm here today to present proposed zoning change
from RS3 to RT4,
primarily in the Greater Grand Crossing area
from approximately 69th to 75th Street.
This is just...
off of Oakwood Cemetery between the Skyway and the Metra electric tracks.
This is a map of the existing ownership, land ownership in the area.
The city owns about 35 parcels, half of which are reserved for city lots for working families program
with the Department of Housing under the Jackson Park Ordinance.
There are also about 50 tax delinquent parcels in this geography.
The proposed zoning is intended to improve the financial feasibility of redeveloping these vacant and tax delinquent properties
by expanding development possibilities beyond single-family homes.
The question is, why change the RS zoning?
This is essentially an economics question.
The cost to construct a new single-family home in the city of Chicago starts at about $500,000.
Without subsidy, the purchase price of that tends to be around $700,000 or more.
So this is only affordable to households making approximately $180,000 a year,
which is almost twice the area median income for the Chicago area.
The average single-family home also costs – a new construction single-family home also costs twice as much
as existing homes in neighborhoods like Auburn-Gresham and Chatham.
So there's not much of a market really for new construction of single-family homes in this area.
Virtually all of the market-rate construction that DPD has facilitated through land sales has been in RT4
and RM5 districts on the south side.
It's also difficult to finance the renovation of nonconforming buildings like two-flats or three-flats when the zoning is RS.
It's just a lending issue.
It's easier to get lending to deconvert that to a single-family home than to maintain the two units.
So that directly leads to a loss of housing units and gentrification.
This is the recommended zoning again to RT4.
It does not, of course, prohibit single-family zoning, but will allow up to three units on a standard city lot.
We're also – the ordinance is also proposing changing the one larger city-owned site on South Woodlawn
next to the Metro Electric stop at 75th Street – that's the lower right-hand corner there – to B23 to allow for future transit-oriented development.
That's a city-owned site, so it could be subject to a future RFP.
We work with the community and the Fifth Ward, of course, to outline that.
These are just some examples of the nonconforming buildings that are currently in RS3.
So the six-flat, for example, there, again, it's difficult to get financing to renovate that.
And, again, back to the housing economics.
Ultimately, a three-flat, of course, is a more expensive building, but when you divide that by three households,
it's a more affordable housing option that's closer to the area median income and closer to the just general household size.
Also, just on this point that – this is from the DePaul Institute of Housing Studies showing that Chicago is losing a lot of small –
these small multifamily buildings.
It's really been one of the foundations of our naturally occurring affordable housing stock.
So it's a typology that we need to help rebuild.
And then, finally, again, DPD has seen significant success in our region, in the southeast side, southeast region,
with new construction in RT4 and RM5 districts.
We're currently managing about 200 infill residential land sale applications, proposing up to about 800 units in this geography alone.
So it is – you know, we're hoping that by increasing the development rights here that we'll be able to also improve the feasibility of, again,
marketing those vacant lots and building new housing.
This kind of scale of housing is really the most cost-effective way for us to build new units right now.
So DPD recommends the passage of the proposed zoning change to help facilitate new construction,
greater cram costing, and increased housing supply, and return dozens of vacant parcels to the tax roll.
Happy to answer your questions.
Thank you.
Thank you, Mr. Peterman.
I'm going to spot a follow-up by Vice Chair Lawson.
Thank you, Chair.
First, a bit of a logistical question.
Did we have to send a mailing to every property within that area?
This is a sizable map amendment.
I'm genuinely curious.
So, yes, and I can tell you that our committee, based on some of the members' actions and upzoning,
our budget has been impacted.
Which, again, we're more than happy to help do the work.
We're just going to be asking for some type of amendment at some point.
There's been a ton of mailings that have been mailed out for Broadway, this project,
and other projects that are in the queue.
So, yes.
I was going to say, I was going to say, because I genuinely applaud the appetite and the ambition
of the level of map amendments we've been seeing, particularly over the past year.
But, man, the postage budget that this represents is striking.
So, curious on that point.
But also, this whole presentation is so compelling in helping us think about the true cost of housing in the city of Chicago
and what is permitted by right, how transformative map amendments like this can be.
Could I just ask for this presentation to be provided through the chair?
Sure.
Absolutely.
It should be in your shared drive, but more than happy to have it directed to you.
Thank you so much.
Thank you.
Vice Chair Lawson.
Thank you, Chair.
I will, I guess, echo the comments of my colleagues from the first ward.
I think this is a really good presentation, and there's a lot of good information here we can use in other parts of the city.
And so I know it was in our zip drive maybe yesterday, but it's worth bumping that because, you know,
our forest is the workhorse of our urban density, and I don't think anyone's actually afraid of a three-flat,
no matter where you live.
And we need to create opportunities for more three-flats everywhere.
So kudos to my colleague, Alderman Yancey, who's taken a real look at his ward.
I'll say the same while I have the mic for Alderman Mosley, who's done a lot of very thoughtful zoning work in his ward as well,
because I know it's not easy to do.
So thank you, and I'll make the motion when needed.
Thanks.
I concur on that as well, Vice Chair.
Any questions from members of the committee?
Any other questions?
All right.
Seeing none, Vice Chair Lawson makes a motion do pass on fifth ward automatic applications, A-9142.
And A-9143.
All in favor, please say aye.
Aye.
Opposed, say nay.
And opinion of Chair, the ayes have it.
And the ordinances are passed.
Our next item we will skip.
The next item, the sponsor is not here.
Next up, we have a series of four MAP amendments introduced by Alderman Mosley in the 21st Ward.
I'll read them all into the record.
We'll have one presentation and take a vote for all at the end.
File number A-9131, common address 355 to 725 West 111th Street, 360 to 420 West 111th Street, 11031 South Eggleston Avenue.
And that change request is RT4 and a B1-1 and a B3-1 and C1-1 district to B2-3.
The next file is A-9132.
The common address is 111.15 South 111.57 South Normal Avenue.
111.14 to 111.54 South Eggleston Avenue.
111.15 to 111.57 South Eggleston Avenue.
111.14 to 111.48 South Stewart Avenue.
And 406 to 410 West 112th Street.
And that change request is RS2 and RS3 to an RT4.
The last file is the file number A-9133.
The common address is 301 to 347 West 108th Place, 300 to 346 West 109th Street, 301 to 347 West 109th Street, 318 to 346 West 109th Place,
301 to 341 West 109th Place, 300 to 340 West 110th Street, 301 to 347 West 110th Street, 302 to 346 West 110th Place,
301 to 345 West 110th Place, 300 to 314 West 111th Street, 303 to 329 West 111th Street, 300 to 332 West 111th Place,
301 to 331 West 111th Place, 300 to 334 West 112th Street, 301 to 329 West 112th Street,
and then 302 to 324 West 112th Place.
And that change request is RS3 to an M1-1 to an RT4.
And then lastly, file number A-9134.
The common address is 318 to 344 West 111th Street.
That change request is a C-1-1 to a B-2-3.
We have Jasmine Gunn of the Department of Planning and Development here to present on these matters.
Ms. Gunn?
Yes.
Thank you, Chairman, and good morning to you and the members of the committee.
For the record, my name is Jasmine Gunn, and I'm a planner with the Far South Region at the City of Chicago Department of Planning and Development.
I am here to present and speak to the items surrounding 111th Street and Eggleston and 21st Ward.
So the parcels here in the map amendment are located in the 21st Ward with Alderman Mosley in the Roseland Community Area
and is located in the DPD's Far South Planning Region.
The main driver behind the proposed zoning changes is the Red Line Extension Project,
which will extend the Red Line 5.6 miles from 95th Street to 130th, adding four new accessible stations.
As seen on the map in the slide, the 111th Street Station will be the second of the four new stations to be created.
So after being promised for almost 60 years, the project reached a major milestone.
with the groundbreaking taking place in April of last year, of this year.
So construction is expected to be completed in 2030.
So in order to successfully secure funding for the project,
one of the requirements was of the Chicago Transit Authority,
in partnership with the Department of Planning and Development,
was to complete and create a transit-supportive development plan.
This process included engagement with residents, business owners,
and local organizations who helped to create a vision
and identify opportunities for economic development and investment
in the communities surrounding the new transit stations.
This was adopted by Plan Commission in 2023.
So for the 111th Street area in the plan,
this diagram shows what new development could look like
if the vacant land and buildings were activated.
The yellow buildings were vacant buildings that were identified that could be rehabbed,
and the orange was vacant land that could be reactivated with new buildings.
The property, circled in red near the station, was identified as a catalyst site,
where investment in these locations could spur additional investment in the surrounding area.
So to this point, another reason for the timing of the rezoning and the map amendments
is a request for proposals that DPD released this summer to get developers to propose their vision
for the city-owned site highlighted in yellow on the screen here.
Proposals are due September 30th, and again, it's located directly next to the 111th Street site.
So this image shows what development could look like along that site with higher-density buildings
and mixed-use buildings along 111th Street itself,
and then the buildings and the housing would step down in scale as it goes deeper back into the neighborhood.
This is a rendering from that same plan that just shows a pedestrian-level view of what development could look like at this site, 111th.
So the target area for the site for this map amendment was specifically the corridor right along 111th Street
that does have business and commercial uses now, and then residential areas that have higher amounts of vacant land
and buildings that have the potential for change over time as the building, as the train is being developed.
So the existing zoning in the area varies.
It has a large range.
You can see it under the red category, the red column.
Right now, a lot of the existing zoning does allow for auto-oriented uses, such as auto shops and gas stations.
They really undermine the large transit investment that is being made.
So we are proposing zoning changes that will still allow for a variety of housing options
and still allow for a lot of businesses but to discourage some of those more auto-oriented uses.
So this is just a map showing what the existing zoning is.
There's a lot of RS3 and RS2 in the residential area, and then there's C and B districts along 111th Street.
And then the proposed zoning would reflect the character of the community, putting RT4 where there's largely residential,
and then B2-3 where there's largely business and commercial districts now.
With that, I will conclude my presentation and open it up for any questions.
Thank you, Ms. Gunn.
Are there any other questions from members of the committee?
Seeing none, Alderman Mosley?
Thank you, Chair, and good morning, committee.
I want to first congratulate Jasmine on this amazing work that she has been a true partner in,
helping to usher in this development that has taken nearly 60 years.
This is exactly what we want to start doing to prep sites to prepare for that groundbreaking,
catalystic development and would ask for this committee's favorable support.
Thank you.
Thank you, Alderman Mosley.
Seeing no other questions from members of the committee, Alderman Ramirez makes a motion.
Do pass on 21st Ward Automatic Applications, A-9131, 9132, 9133, and 9134.
All in favor, please say aye.
Aye.
Oppose?
Nay.
And opinion, Chair, the ayes have it.
And the ordinances are passed.
Congratulations.
Now we're moving to the bottom of page four.
File number A-9131 in the 21st Ward, document number 02026-0026313, common address 355 to 725 West 111th Street,
360 to 420 West 111th Street, and 11031 South Eggleston Avenue.
The change request, I'm sorry, a change request is RT4 Residential 2 Flat, Townhouse and Multi-Unit District, B1-1 Neighborhood Shopping District.
I'm sorry.
I'm sorry.
My bad.
Yeah.
I said the bottom of page four and I went to the top of page four.
My apologies.
Strike all that, please.
Bottom of page four.
File number A-9145 in the 23rd Ward, common address is 5345-5353 South Archer Avenue.
The applicant is Alderwoman Silvana Tavares.
The change request is RS-2 Residential Single Unit, Detached House District to B3-1 Community Shopping District.
We have Emma Ortega of the 23rd Ward here to present.
Ms. Ortega.
Many members, thank you for the opportunity to speak today.
My name is Emma Ortega.
I'm with the 23rd Ward, Alderman Silvana Tavares' office.
I'm here to ask for your support on behalf of Alderman Tavares for 02026-0026887 for the zoning reclassification of map number 12K at 5345-5353 South Archer Avenue.
This zoning reclassification is for a current lot that is vacant and will then allow a Paisans pizzeria to be built for the 23rd Ward community.
The 23rd Ward has garnered community support from both the Archer Heights Civics Association and the Midway Chamber of Commerce.
This zoning, we respectfully request your support for 02026-0026887 for the zoning reclassification map of number 12K at 5345-5353 South Archer.
Thank you for your attention on this matter.
Thank you, Ms. Ortega.
Are there any questions from members of the committee?
Seeing none, Alderman LaSpada makes a motion do pass.
All in favor, please say aye.
Aye.
The poll say nay.
And the opinion of the chair of the ayes have it.
We're going to skip the next two items.
We'll skip the next two items, and we will be file number 23135 in the 3rd Ward.
Common address is 3927 to 3933 South King Drive.
The change request is RM5 Residential Multi-Unit District to B3-3 Community Shopping District.
Vice Chair Lawson makes a motion to defer the previously read item.
All in favor, please say aye.
Aye.
Oppose say nay.
And the opinion of the chair of the ayes have it.
The item is deferred.
Back up here.
That sounds good.
Okay, cool.
All right.
On the bottom of page 5, file number 23134 in the 30th Ward, the common address is 3745 North Cicero Avenue.
The change request is a B3-1 Community Shopping District to C1-2 Neighborhood Commercial District.
Attorney Mark Kupiak is here to present on the item.
Mr. Chairman, members of the committee, my name is Mark Kupiak.
I represent the applicant of this case.
The applicant has a business there on Cicero Avenue.
Actually, he makes salsa.
He has two buildings.
He's got this principal building where he's got the business office where he has his current business license.
But he also, right down the block, has an off-site small warehouse.
And business licensing paid him a visit and told him that he needs a separate license for the warehouse building because it's a separate building.
So we're asking for the zoning change so he can get that business license and continue his business.
Thank you, Mr. Kupiak.
Are there any questions from members of the committee?
Seeing none, Alderman Harris makes a motion to do pass.
All in favor, please say aye.
Aye.
I will say nay.
In the opinion of the chair, the ayes have it.
The item is passed.
Thank you, Mr. Kupiak.
Thank you.
All right.
Top of page 6, file number 23145 in the 8th Ward.
Common address is 7200 South Dorchester Avenue.
The change request is RT4 Residential 2 Flat Townhouse and Multi-Unit District to B2-2 Neighborhood Mixed-Use District.
Attorney Jessica Watkins is here to present on that matter.
Please proceed when prepared, Ms. Watkins.
Hi.
Good morning, Alderman Villejas and members of the committee.
My name is Jessica Watkins.
My name is Jessica Watkins, and I'm an attorney with the law offices on 1917 West 103rd Street.
I'm here on behalf of applicant and property owner Rebuild Foundation, not-for-profit, located at 7200 South Dorchester.
Avenue. The subject property is a 24,833 square foot lot improved with an existing three-story
brick building with a basement and 15 off-street parking spaces, one of which is ADA accessible
with access to two existing driveway facilities onto East 72nd Street. The applicant is seeking
approval of a MAP amendment application from the current RT4 residential two-flat townhouse
in multi-unit district to that of B22 neighborhood mixed-use district. For this reason, we are
required to file a type 1 MAP amendment application. This application is being filed in order to allow
for the addition of a proposed limited-use restaurant, a cafe, inside the existing improved with no change
to the building footprint. The existing community center with offices and rooms and meeting rooms
are to remain. I've spoken to Alderman Harris's office and she has indicated her support for this
application. With me today is representative for the applicant, Ms. Afton Battle, and Mr. Kareem
Musawir, our land-use consultant. Should the committee or chairman have any questions, we are here to
answer them. Otherwise, we humbly seek approval of the amendment of the zoning property from RT4 to B22.
Thank you, Chairman Villejas and committee for your grace in this matter, and thank you to the zoning
staff for your help and consideration. Thank you, Ms. Watkins. You do mention that you needed to
a MENTA type 1 in your presentation? Yes.
One second. Give our zoning staff one minute. It's good? It's not a type 1, Ms. Watkins.
According to zoning. Would you like to comment, sir?
And the zoning is allowing it to go forward without a type 1, and that's fine. The reason that
is because it's going from a RS3 to a business district in the floor area is increasing more
than double. Okay. Yep. Zony's weighed in. They're okay with it being as is. Right. Thank you.
Are there any questions for members of the committee? Seeing none, Chair Harris.
Thank you, Mr. Chairman. For people that don't know, this building has gone through an extraordinary
change. It's an existing 100-year-old plus building that was there. It was formerly belonged to St.
Lawrence from the Catholic side of the universe, and it was a school. In fact, it was my daycare,
my first preschool program that I was entered into when we moved early into the community.
And so they have rehabbed it. It's a beautiful existence structure that is amazing. It's artist
lofts. It's a beautiful auditorium. And so I am in 1,000% support along with my community. So I asked
for a favorable vote on this item. It's an amazing place and what they have done to transform the former
St. Lawrence School. So only 1,000%? Okay. Only 1,000. I could go 10,000, too, if you want me to.
All right. See no other questions from colleagues. Chair Dyle makes a motion. Do pass. All in favor,
please say aye. Aye. Oppose, say nay. In opinion, Chair, the ayes have it. The item is passed. Thank you.
Thank you. Congratulations.
All right. Before we move on to the next item, we'll go back to file number A-9144. In the 15th
Ward, the common address is 4639 to 4643 South Wallace Avenue. Alderman Knudsen makes a motion to
defer the previously read item. All in favor, please say aye. Aye. Oppose, say nay. In opinion,
Chair, the ayes have it. The item is deferred. Two. Right here. Right. Miss Wilson. Okay. All
right. File, we're going, now we're up top of page five, file number 8-9135 in the 33rd Ward.
The common address is 3034 to 3042 West Lawrence Avenue. The applicant is all the way with Rosanna
Rodriguez-Sanchez. And the change request is to de-designate as pedestrian street a segment of West
Lawrence Avenue, right of way, a line 149.73 feet east of parallel to North Albany Avenue in the west,
and a line of 349.73 feet west of and parallel to North Sacramento on the east along West Lawrence
Avenue. Miss Rodriguez-Sanchez to present on the item. Thank you, Chair. We are requesting that the
designation of this fragment of Lawrence as a pedestrian street. We have a long-standing
business in that area that is a body shop. And for a very long time, this business just had lots of
cars everywhere. It was a mess, and it was a threat to safety as well. We have done a lot of work in the
area since we designated that area pedestrian street with curb bump-outs, bigger sidewalks,
and we have made it a lot safer. The owner of the business acquired the lot next to his business,
and now he has gotten all of his cars in order. Everything is organized and beautiful. There is
beautiful lighting. And in order for him to be able to continue operating, we need that stretch to be
de-designated, but also with all of the safeguards that we have been able to create together as a
community. So I am requesting a do-pass for this item. Thank you. Thank you. Any questions from members
of the committee? Seeing none, on the spot, I'll make some motion to recommend passing this item. All in
favor, please say aye. Aye. Opposed, say nay. The ayes have it. The item is passed.
All right. Next file is number A-9102 in the 39th Ward. Common address is 4626 North Knox Avenue.
The applicant is Alderwoman Samantha Nugent. The change request is RS3 Residential Senior Unit
Detached House District to C1-1 Neighborhood Commercial District. Alderwoman Nugent.
Good morning. Good morning, and thank you, Chairman and members of the committee.
I met with the Irish American Heritage Center regarding their proposal to change 4626 North
Knox Avenue from an RS3 Residential Single Unit District to a C1-1 Neighborhood Commercial District
for the sole purpose of applying for an outdoor patio license. After the issuance of the license,
the property will be returned to an RS3. I've met with neighbors and spoken to the community
association regarding this proposal and have no objection as of today. I ask for your favorable
consideration of this matter. Thank you. Thank you, Alderwoman Nugent. Any questions from members
of the committee? Seeing none, Alderwoman Ramirez makes a motion to do pass. All in favor, please say
aye. Aye. Opposed, say nay. In the opinion of the Chair, the ayes have it. The item is passed.
Going to the bottom of page nine, file number 23141-T1, also in the 39th Ward. Common address is 4865
North Elston Avenue. The change request is a C1-1 Neighborhood Commercial District to a C1-3 Commercial
Neighborhood District. Attorney Paul Kopach is here to present on the item.
Good afternoon, Mr. Chairman. Thank you very much for taking me out of order. My name is Paul Kopach. I
represent the applicant JNN Group, LLC, to change the existing zoning from C1-1 to that of the C1-3 to erect a
three-story building with commercial and residential components. A lot will be measured at 3,750 feet,
and there will be four dwelling units with four off-street parking. The plans and the narrative
have not changed, and we ask that they be included in the representation. We have met with Alderman
Nugent and her advisory committee. We do have a letter of support, and I believe the Alderman would
agree. Are there any questions from members of the committee? Seeing none, Alderman Nugent.
Thank you again, Chairman, members of the committee. As Mr. Kopach said, I did meet with the applicant
for 4865 North Elston Avenue, reviewed their requested amendment and plans, shared them with
community, and have received no objections. I, too, have no objection to this application,
and again, ask for your favorable consideration. Thank you, Alderman Nugent. Alderman Knudsen makes a
motion due pass. All in favor, please say aye. Aye. All opposed, say nay. In opinion,
the chair of the ayes have it. That item is passed. Regular order. All right, now we're back to the
regular order of business. Second item on page six, file number 23137-T1 in 11th Ward. Common address
is 2815 to 2819 South Stewart Avenue. The change request is M1-2 Limited Manufacturing Business Park
District to RM5 Residential Multi-Unit District. Attorney Tyler Maddock is here to present on the
item. Thank you, Mr. Chairman and members of the committee.
My name is Tyler Manick. I'm an attorney with Shane Banks, Kenyon Schwartz. I'm the land use
attorney for the property owner Grantland 2819 South Stewart LLC, which owns the property at
2815 to 2819 South Stewart. The property is currently unimproved and surrounded by
residential uses, including townhouses, making the current manufacturing zoning
incompatible with the surrounding uses. The applicant seeks to rezone the parcel from M12
Limited Manufacturing Business Park District to RM5 Residential Multi-Unit District to
construct eight townhouses. The application also requests an administrative adjustment to
increase parking to 100% parking ratio and a variation to reduce the end wall setback from
the street from 10 feet to 4 feet. We did submit substitute type 1 narrative that I would like
incorporated into the record, please. Okay. There's no amendment. What's that? No type 1
amendment. It's the substitute narrative. Plans and ordinance are the same. Right. Vice Chair
Lawson moves to accept the substitute narrative plans for the type 1 application. All in favor,
please say aye. Aye. All opposed say nay. It appeared to cheer the ayes head. Substitute narrative
plans are accepted. Thank you. The applicant met with Alderwoman Lee and participated in a general
community meeting hosted by the Alderwoman. And the Alderwoman has provided this committee with her
letter of support. In sum, I respectfully request this committee's recommendation to pass the zoning map
amendment application rezoning 2815 to 2819 South Stewart from an M12 to an RM5 zoning district. And I'd be
happy to answer any questions. Thank you, Mr. Manning. Any questions from members of the committee?
Seeing none, Chair Harris moves to do pass. All in favor, please say aye. Aye. All opposed say nay.
And depending on the chair, the ayes have it. The item is passed. Thank you.
Our next item up is file number 23126-T1 34th Ward. The common address is 1331 West Florinoy Street.
Change request is RT4 Residential 2 Flat Townhouse and Multi-Unit District to RM5 Residential Multi-Unit
District. Nick Fatikas from the Office of Samuel VP Banks is here to present on the item.
Mr. Fatikas. Thank you, Chairman. For the record, Nick Fatikas from the Office of Sam Banks.
We are seeking a zoning change in this case for the property of 1331 West Florinoy from RT4 to RM5
in order to bring an existing five-unit residential building into full compliance. No physical changes
or expansions are proposed to the existing structure. This is a Type 1 zoning change. There's
no parking currently provided, nor will there be any after the permitting bringing the five units
into compliance is complete. This, as a Type 1, though, we did seek for additional setback relief
for those existing building conditions. There was no substitute on this one. No plan set. Everything
stayed the same. And based on that, I believe we have Alderman Conway support to proceed today.
Thank you, Mr. Fatikas. Any questions from members of the committee?
Seeing none, Mr. Steve Valenciano is here from the 34th Ward to present on this item.
Yeah, Steve Valenciano representing Alderman Conway. And everything that Nick laid out is correct.
This is an existing situation. And it's just making this legal non-conforming building,
or non-conforming building, a legal non-conforming building. And it will be rezoned back to the RT4
after permits are pulled to adjust everything.
Thank you, Steve. Any other questions from members of the committee? Seeing none, Alderman Beal makes a motion.
Do pass. All in favor, please say aye. Aye.
Host say nay. And the opinion of the chair of the item is passed. Thank you.
Top of page 7, file number 23128-T1 in the 47th Ward.
Common address is 4545 North Ravenswood Avenue. The change request is a C3-3 Commercial Manufacturing
and Employment District to a B3-5 Community Shopping District.
Nick Fatikas from the Law Office of Samuel B.P. Banks is here to present on the item.
Mr. Fatikas.
Chair again, for the record, Nick Fatikas from the Law Office of Sam Banks,
representing the applicant and property owner. Chair, in this case, the existing – or the property is
currently improved with a four-story retail and office building.
The proposed rezoning from C3-3 to B3-5 will permit the residential conversion of the floors above grade.
The retail component at grade will remain.
The project also proposes a partial fifth floor addition for a total of 15 residential units.
And for the record, the affordable housing units that are triggered as part of the zoning change will all be provided on site.
We worked very closely with Alderman Matt Martin's office, and I believe a letter of support is on file.
No changes to the plan's narrative or ordinance on this type 1 application.
Thank you, Mr. Fatikas.
Any questions from members of the committee?
Alderman Beal?
All the units are in this project.
Say it one more time.
Three.
And all three will be on site.
Okay. Thank you.
Any questions – any other questions from members of the committee?
Seeing – we do have a file – we do have a letter on file from Alderman Martin.
Seeing no other questions, Alderman Byron Citro-Lopez makes a motion to pass.
All in favor, please say aye.
Aye.
Opposed, say nay.
In opinion, Chair, the ayes have – the item is passed.
File number 23075-T1, 27th Ward, common address, 219th North Elizabeth Street.
Change request is N2-3 Light Industry District to DX-3 Downtown Mixed-Use District.
Attorney Nick Fatikas is here to present on the item.
Mr. Fatikas.
Chairman, again, for the record, Nick Fatikas from the Law Offices of Sandbanks.
I'm here on behalf of the applicant and property owner, 219 North Elizabeth LLC.
The applicant is proposing to adapt and reuse the existing building and construct a partial third floor addition to it in order to establish a restaurant on the first two floors of the building.
The property was located – or is currently located in a manufacturing district, which limits the size of a restaurant to less than 4,000 square feet.
The proposed restaurant will be – will contain approximately 6,000.
This project, as a matter of procedure, was presented to the Chicago Plan Commission because it is located within a industrial corridor.
So I would ask that the Plan Commission recommendation be incorporated into today's proceeding.
This item was heard and passed by the Chicago Plan Commission.
Alderman Cicciolovas makes a motion to incorporate all records and findings from that hearing.
All in favor, please say aye.
Aye.
All opposed, say nay.
And opinion, Chair, the ayes have it.
The records are incorporated.
And then, Chair, also, as a matter of procedure, just to be safe, we filed a substitute plan set.
No changes to the narrative, no changes to the ordinance.
But we did file a substitute plan set with staff to make sure that the plans that were presented to Plan Commission matched the Type 1 submittal.
Got you.
Thank you for that explanation.
Any other questions from members of – are there any questions from members of the committee?
Vice Chair Lawson.
Thank you, Chair.
You mentioned it was a restaurant user.
Yes.
Is it a new one or an expansion?
It's a new location.
It is Chef Eric Williams.
That's all I'm allowed to say at this point.
That's exciting.
It's enough to say.
It's like I move do pass.
Thanks.
All right.
Seeing no other questions from members of the committee, Vice Chair Lawson makes a motion to do pass.
All in favor, please say aye.
Aye.
All opposed, say nay.
Thank you, Chair.
The items have it.
The item is passed.
As revised.
Our next is file number 23076-T1 in the 28th Ward.
Common address is 2954 West Roosevelt Road.
The change request is a C1-3 Commercial Neighborhood District to a C3-1 District.
Nick Fatikas from the Law Office of the Assembly of VP Banks is here to present on the matter.
Thank you, Chair.
Again, for the record, Nick Fatikas from the Law Offices of the Assembly of Banks.
I'm here on behalf of the applicant and property owner.
The proposal in this case is to develop the subject property at 2954 West Roosevelt with a new gas station and retail convenience store.
In this case, Chair, we are seeking a rezoning to the C3-1 Commercial Manufacturing and Employment District.
This is a Type 1 application consistent with the recent change in the ordinance to allow the establishment of the gas station,
irrespective of some of the limitations that have recently been in place on gas stations.
I will point out for the record, too, that we did file substitute plans and a substitute narrative.
I'd ask that those be incorporated into today's proceeding.
Alderman Spada moves to accept the substitute narrative plans for the Type 1 application.
All in favor, please say aye.
Aye.
All opposed, say nay.
In opinion, Chair, the ayes have it.
Substitute narrative plans are accepted.
And, Chair, we work directly with Alderman Irvin on this application.
I believe he's provided support or confirmation of support to proceed today.
There is confirmation of support from Alderman Irvin.
All in need, a question from members of the committee.
Seeing none, Chair Harris makes a motion.
Do pass.
All in favor, please say aye.
Aye.
All opposed, say nay.
In opinion, Chair, the ayes have it.
The item is passed.
Good afternoon, folks.
In the top of page 8 is document number 23127-T1 in the 36th Ward.
Common address is 2431 West Thomas Street.
Change requests to RT4, Residential Two-Flat Townhouse and Multi-Unit District, to RM5, Residential Multi-Unit.
District with Attorney Nick Fatikas.
So, again, for the record, Nick Fatikas, Law Offices of Sam Banks.
I'm here representing the applicant and property owner, Castleview Holdings, LLC.
Vice Chair, in this case, the proposal is to redevelop the subject property with a new three-unit residential building.
In this case, we also did – it's filed as a type one.
There are no changes to the plan, set, narrative, or ordinance.
We are seeking, though, relief to reduce the setbacks, increase the parking ratio to 100%.
As well as any relief that's required for the proposal.
We also worked closely with Alderman Villegas' office, as well as our immediate neighbor.
And I don't believe there's any objection to the project proceeding today.
Great. Thank you. Chairman?
Thank you, Vice Chair Lawson.
I look for favorable consideration of this matter.
Nick Fatikas worked closely with our office and the neighbor immediately adjacent to the property.
Thank you. Any questions by committee members?
Seeing none, Alderman Spada moves due pass.
All in favor, say aye.
Aye.
Any opposed to say nay?
Make sure the ayes have it.
Item is passed.
Thank you, sir.
Thank you, Vice Chair.
You got it.
All right.
We are on the bottom of page 8, file number 231- – I'm sorry, strike that – file number 23129-T1,
27th Ward.
Common address is 2339-49 West Grand Avenue.
The change request is M1-2, Limited Manufacturing Business Park District, and B3-3 Community Shopping District to a B2-5, Neighborhood Mixed Use District.
Attorney Nick Fatikas is here.
And the law office of Sam will be VP Banks to present on the matter.
Thank you again, Chair, for the record, Nick Fatikas, law office of Sam Banks.
In this application, Chairman, we are seeking a zoning change from a split-zoned M1-2 and B3-3 district to a uniform B2-5 zoning district in order to permit an eight-unit residential building.
In this case, the proposed DASH-5 zoning will overcome the subject lot's 105-foot lot depth dimension, so it's allowing for the size and height of the proposed structure.
This is a type 1 application where, again, we are seeking to increase the parking ratio as well as reduce the rear setback and any other relief needed for the project.
There are no changes to the plan, set, ordinance, or narrative in this case.
We did work with Alderman Burnett's office, and I believe he's confirmed support to proceed.
There is confirmation of that support from Alderman Burnett.
Any questions from members of the committee?
Alderman Espada.
Thank you, Chair.
I just want to make sure I heard it right.
B2-5, five stories, and there's eight units?
Correct.
Okay.
All right.
Thank you, Chair.
Any other questions from members of the committee?
Seeing none, Alderman Knudsen makes a motion.
Do pass.
All in favor, please say aye.
Aye.
All opposed, say nay.
In the opinion, Chair, the ayes have it.
The item is passed.
Thank you.
Thank you.
All right.
Top page nine, file number 23133 in 11th Ward.
Common address is 3540 to 3542 South Halstead Street.
The change request is the B1-1 Neighborhood Shopping District to C1-2 Neighborhood Commercial District.
Monty Boatwright is here to present on the item.
Yeah, that's fine.
Hello, Chairman, Committee.
Good afternoon.
My name is Monty Boatwright, Attorney.
Here with me is the applicant, Mr. Michael Bartucci.
Also present is the architect, Sam Martina.
Thank you.
This is a request for a zoning change or rezoning from B1-1 to C1-2.
The intended use for this location is a very high-end auto repair shop and sports car assessment,
and in the front is going to be a very nice coffee shop to merge together.
We also wish to thank Alderwoman Nicole Lee for her support on this one.
Thank you, Mr. Boatwright.
Are there any questions from members of the committee?
All right.
Seeing none, Chair Dowell makes a motion.
Do pass.
All in favor, please say aye.
Aye.
All polls say nay.
And opinion, Chair, the ayes have it.
The item is passed.
Thank you.
Thank you, Paul.
All right.
Next item is file number 23139-T1 in 11th Ward.
Common address is 2901 to 05 South Lowell Avenue.
Change request is RS3 Residential Single Unit Detached House District to RM4-5 Residential Multi-Unit District.
John Pekarski is here to present on the matter.
Ms. Pekarski?
Good afternoon, Mr. Chairman, members of the new committee.
I am Tom Pekarski of the law firm of Gordon and Pekarski, representing the applicant, Paul Wong.
Before you, seeking approval of an application to amend the zoning of the property, commonly known as 2901-05 South Lowell Street,
from the current RS3 to that of an RT4.5.
Subject property is 50 by 124 feet, and that is currently improved with a single-family home that is Mr. Wong's residence.
Mr. Wong seeks the zoning amendment to subdivide the existing 50-foot-wide zoning lot into two 25-foot-wide lots.
The resulting lot at 2901 South Lowell will maintain the existing home.
The resulting lot at 2905 South Lowell will be improved with three residential units,
with the intention they be occupied by Mr. Wong's family.
The block on which the proposed development is located is largely composed of multi-unit buildings,
so a three-unit is consistent with the area.
This will also allow a long-time resident of the block to continue to live in the community with his family.
We have reviewed the proposal with Alderman Lee, who has issued her support in the form of a letter previously submitted to the chair.
We have presented the plan through a rigorous community review and have received community support.
Therefore, we ask a vote up by the committee recommending approval of the application to the full city council.
Thank you, Mr. Pekarski.
Are there any questions from members of the committee?
Seeing none, Chair Harris makes a motion to pass.
All in favor, please say aye.
Aye.
All opposed, say nay.
In the opinion to the chair of the ayes, have it.
The item is passed.
Thank you, Mr. Pekarski.
Thank you.
Thank you.
We're going to go out of order to page 16 in the middle of page 16, file number 22814 in the 18th Ward.
Common address 7600 to 7400 South Costner Avenue, 7601 South Cicero Avenue.
The change request is a B3-2 Community Shopping District to M2-2 Light Industry District, then to an industrial planned development.
Attorney Liz Butler is here to present on the item.
Liz Butler, when you're ready.
Good morning, Chairman Vegas and members of the committee.
For the record, my name is Liz Butler.
I'm a partner at the law firm of Taft, Stettinius, and Hollister.
We're located at 111 East Wacker Drive in Chicago.
Our firm represents the applicant in this matter, Midwest RE Acquisitions LLC, an affiliate of Chicago-based industrial developer Curve Industrial.
I'm joined today by members of the development team, including representatives of Curve Industrial,
Space Co., the civil engineer for the project.
Catherine Talti Associates, the landscape architect for the project.
K-L-O-A, our traffic engineer.
And Roo, our air quality consultant, as well as Arco Murray and our community engagement consultant,
Empower Strategies Group, and my colleague, Janet Sengel.
The applicant is before the committee today seeking its favorable recommendation on a planned development application for the redevelopment of the approximately 67-acre Ford City Mall site located at 7601 South Cicero Avenue.
The application was considered by the Chicago Plan Commission at its August 20th hearing and received a favorable recommendation.
We would respectfully request that the transcript and record of the Plan Commission proceedings be incorporated into the record here today.
This item was heard and passed by the Chicago Plan Commission.
On the spot, I'll make 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, you guys have it.
The records are incorporated.
Thank you.
Thank you.
E3-2 Community Shopping District to an M2-2 Light Industry District, and then to an Industrial
Plan Development. Because the site exceeds the applicable acreage threshold for industrial
development on M-zoned land, this was a mandatory plan development. The property includes the now
vacant Ford City Mall and the surrounding parking lots, surface parking lots. The site's history is
closely tied to industrial development. During World War II, it was part of the massive Dodge
Chicago plant, which constructed aircraft engines for the war effort. Ford Motor Company later
operated at the property, which gave Ford City its name. A portion of the former industrial complex
was subsequently redeveloped as the Ford City Mall, which opened in 1965. In recent decades,
the mall experienced significant decline and disinvestment. Today, it is completely vacant,
and the property has deteriorated to the point that the mall was ordered to be closed
due to public health and safety concerns. The proposal before you today would replace the
vacant and obsolete property with a modern industrial campus and would return this historically industrial
site to a productive economic use. Curve Industrial is the contract purchaser of the property and proposes to
demolish the existing mall, undertake environmental remediation necessary to redevelop the site,
and construct four new Class A industrial buildings totaling approximately 1.1 million square feet
and floor area. The buildings are being developed on a speculative basis, so no specific end users have
been identified yet. The buildings are designed to accommodate modern industrial logistics, distribution,
and manufacturing users, consistent with the proposed zoning and the planned development.
The development has been comprehensively master-planned as a campus, with truck loading,
employee parking, and internal circulation organized within the site to minimize impacts on surrounding
properties. Particular attention has been given to separating truck traffic from passenger vehicles
wherever possible and providing safe and efficient circulation throughout the development.
Importantly, this is more than the construction of four new buildings. The redevelopment includes
substantial investment in infrastructure that serves both the property and the surrounding area,
including a new CTA bus terminal, new and reconstructed roadways and sidewalks,
new utilities, and significant water and sewer infrastructure. The project also includes
approximately 913 new trees and more than eight acres of native landscaping and stormwater management
improvements. The property currently lacks modern stormwater management infrastructure.
The development will also introduce a comprehensive stormwater management system that's designed to
substantially improve conditions on the site and reduce potential for flooding.
The project will be designed to achieve LEED gold certification and will comply with the city's
sustainable development policy, achieving 100 points from that sustainable development policy matrix.
The development will also establish the Ford City Heritage Plaza, a new publicly accessible landscaped gathering
space that will recognize the unique history and evolution of the Ford City property.
Altogether, the development represents an investment of approximately $200 million and is anticipated to
create approximately 185 permanent jobs and 90 construction jobs. The developer has also established MBE and WBE
participation goals of 26% and 6% respectively.
The application was filed in July 2025. The project has undergone more than a year of extensive community,
stakeholder, and departmental reviews. During that time, the development team worked closely with
the Department of Planning and Development, CDOT, the Department of Water Management, the Department of Buildings,
the Law Department, as well as the CTA to address infrastructure, transportation, and operational issues
associated with the redevelopment of this unusually large and complex site. Alderman Curtis hosted community
meetings in September 2025 and again in September 2026. The development team also met with the Greater
Southwest Development Corporation on several occasions and with the property's immediate neighbors and other
community stakeholders. Those discussions resulted in meaningful changes and enhancements to the
proposal, particularly with respect to public safety, open space, traffic management, infrastructure,
landscaping, and minimizing impacts on surrounding properties. The project has received strong
support from neighboring property owners and stakeholders including Tootsie Roll, the ownership of Dart Solo
Cup, the owner of the Holiday Inn, and the developer working to rehabilitate approximately 300 affordable
housing units at the Ford City condos across the street. A consistent theme in the letters of support that
were provided to the committee in advance of this hearing is the importance of reinvesting in this long-challenged
property and replacing this shuttered, vacant, and unsafe structure with productive new development.
This application represents the culmination of more than a year of planning, community engagement,
and departmental review. It will replace a vacant and deteriorated mall with substantial new private
investment, return a historically industrial property to productive use, create new employment opportunities,
and deliver significant improvements to infrastructure, transportation, landscaping, and stormwater management.
If the project receives favorable recommendation from the committee today and proceeds through city council
approval, the developer intends to acquire the property by the end of this year and move promptly to
demolition and site preparation with construction of the development anticipated over approximately two-year period.
On behalf of Midwest RE Acquisitions and the development team, we respectfully request the committee's
favorable recommendation and our team is available to answer any questions that you might have.
Thank you, Ms. Butler. Are there any questions from members of the committee?
Chair Harris.
Thank you, Mr. Chairman. I just want to say that I grew up going to Ford City Mall, and so I'm familiar with
the back roads and all the roads and the ways that you get into the complex. And I, as an alderman,
understand how difficult it is to manage big sites like this and to get a new project that works for
everybody. I want to commend Alderman Curtis on finding something that fits on the site of this size and
this magnitude and commend him on working on it on time over time to get where you need to be for your
community. And so I am enthusiastically supporting this development. And I know that my colleague has
done his due diligence in his community. And so I will be voting in support of this project.
Thank you, Chair Harris. Any other questions from members of the committees? Alderman Ramirez?
Well, just like you, Chairwoman, I grew up going to Ford City. And so I'm southwest side adjacent to the
18th Ward, but I have a lot of fond memories of going to Ford City Mall. Actually, the movie theater was
one of the first places that I ever got to go on my own with my friends when I was in grade school. And so when I
think about that, I think about sort of like, you know, what's next for that area and what it's done
for so many of us. I guess in the Chicagoland area, because Chairwoman, you're a bit further away.
So it's cool that you would go to Ford City. And so, you know, I'm asking questions on behalf of
a lot of folks that I know that are in the 18th Ward, more closely adjacent to the area. And people do
have concerns, and this has happened also in my ward. But can you guys talk a little bit about
what demolition will look like for the surrounding area, for the neighbors, and what they should expect
in terms of any soil testing that has been done and public reports that they should be expecting
moving forward? Ms. Butler? Just have your person from your team identify prior to speaking.
Kurt Pascoe. Good afternoon. My name is Kurt Pascoe. I am the Vice President of Development
with Curve Industrial. I'll start with the questions related to the demolition process. The City of Chicago
has a very well-defined process. This would be what is considered a complex demolition, which also includes
detailed plans that are shared with the City, as well as an additional, I believe, community meeting
required as part of that permit process. So any demolition that we undertake here would be
compliant with not only the City's processes, but as well as other county and state jurisdictions that
apply for a complex demolition such as this. As it relates to soil testing and other testing done at
the site, we've completed some initial testing. There's nothing particularly unique about the property.
You know, it's typical construction methods and so forth. Curve Industrial has a long history of
working on complex urban infill properties and are excited to.
you know,
work on this one as well. Awesome. Thank you. I just wanted to make sure that that was on the
record because there are concerns once reaching that point, and people just want to make sure
that they remain safe. And then, I'm sorry if I missed this, are there any current tenants that
are looking to utilize this space? No. At this time, we would propose to construct all four
buildings speculatively or without tenants, and then lease them to tenants upon completion.
Do you have any sort of idea of any prospects or anything that the community could possibly look
forward to seeing? Not at this time, no. Given the long construction process, as Liz noted, with it
being complete in early 2029, it's not typical to see tenants until they need space six months or
12 months ahead. So, it would be typical to not have tenants identified at this time.
Right. Thank you. And just curious about green space. Can you guys sort of reiterate what sort
of space you guys are going to be utilizing, you know, for community on the grounds?
Yes, Butler.
Yeah. Thank you for the question. Part of the development includes the Ford City Heritage Plaza,
which is shown on the screen now. This is about three and a half an acre, or how large is the?
The Heritage Plaza itself is approximately one half an acre.
An acre. And then, Kirk, could you talk about the landscape plan?
Yeah, I would turn it over to our landscape architect, Catherine Talti.
Good afternoon. I'm Catherine Talti. The plaza, as proposed, is a little bit over a half an acre.
And intended to be kind of a passive recreation space with a monument to the previous use of Ford City.
Could we pull up the landscape and open space plan?
So, furthermore, we anticipate providing a total of 644,000 square feet of green space on the site.
Previously, we calculated the green space to equal about 127,000 square feet.
We are also proposing to be in compliance with the Chicago Landscape Ordinance and provide over 913 trees.
Great. Thank you. Well, thank you for taking my questions.
You know, I do, on the record, want to make sure that the folks that are in the community,
they shared with me that they hosted additional meetings that you guys may have not participated in.
And I'm so curious if anybody wants to sort of speak about that engagement,
or if you guys are aware that other meetings were held about this property.
And if not, that's fine.
We were aware of other meetings, but we didn't attend them.
So, you can't speak to the conversations that took place at those meetings.
Yeah. So, I just want to speak on behalf of the groups that they shared with me
that they had a total of seven town hall meetings where they didn't have folks that are here today
presenting on this project.
They weren't able to attend those meetings.
And so, you know, all I ask is that you guys engage with those community groups moving forward.
Because I think it's fair, you know, to sort of imagine this space as you guys are asking for a rezoning.
And this really changes the dynamic of the usage of this space.
And people just want you guys to be a little bit more creative in terms of the green space.
And, you know, there's been ideas like extending the orange line over into the 18th Ward community.
And so, I wanted to make sure that I shared those voices here today.
But I will be a no on this project.
So, thank you.
Thank you, Alderman Ramirez.
Any other questions from members of the committee?
Alderman Byron C. Chalopez?
Thank you.
Thank you, Chairman.
And I appreciate the remarks of Alderman Ramirez in terms of the implications for the area for this large development.
We talk about 1.1 million square footage.
I know that in Planning Commission we had some questions around environmental impact.
I continue to have concerns about the community impact, especially environmental impact, on nearby residents.
The proximity to the facility is literally touching almost porches of residential areas.
So, I want to reiterate my concerns and also ask once again, because some of the assumptions made, especially when trucks are idling.
And I want to make sure that committee members understand how large and how much the impact on the well-being of residents can be.
So, just for the record, if you can, if the applicant can share with us, how many dockets do we have for, especially for trucks?
What kind of trucks are expected?
What are the assumptions made in terms of the idling and the pollution that will come to residential areas?
And if there have been conversations, there are schools, at least one of schools of very, very close proximity to this site.
So, in Planning Commission, I brought up these concerns.
I do not, I was not satisfied with the answer, especially around the environmental implications.
So, just for the record, the number of docks that you're going to have for trucks, how much the impact will be in terms of pollution around idling in particular,
and the community impact, because there are already a lot of traffic coming from Midway.
So, I want to make sure that it is on the record, the environmental impact, and what was the environmental study that was produced.
So, I don't know if it was presented to the committee members, but maybe they can be presented to committee today.
Ms. Butler?
Thank you for the question.
It was, I think, a multi-part question, so we'll do our best to address this.
This project was subject to the city's air quality zoning ordinance, and so an air quality study was performed, and a traffic study was performed.
Both of those documents were submitted to the city and reviewed by the Department of Public Health and the Department of Transportation as part of the planned development review.
A community meeting was held to review those reports, and all of those reports were posted publicly on the city's website
and were available to members of the community to answer the questions about docks and assumptions.
In the air quality study, we have our traffic engineer from KLOA and our environmental consultant available to address those questions.
The project does commit to an anti-idling policy on site, and I'm not sure what the specific question on idling was,
but we can say the project has committed to that.
Louie, could you speak to the docks and the truck count?
Good afternoon.
My name is Louie Abuna.
I'm a principal with KLOA.
As far as the number of docks, there will be about 100 docks proposed for the entirety of this development.
In terms of the amount of truck traffic that will be generated,
these type of developments generate truck traffic that is spread throughout the day,
so there's not a high concentration of truck traffic during any time period.
That will help, obviously, reduce the impact on the area roadway system,
as well as any congestion that might occur as a result.
Meir, could you speak to the air quality study that was performed in the assumptions?
Good afternoon.
My name is Meir Seydabasi, and I'm the technical director at RU Associates.
And RU has conducted the air quality impact statement for this project.
As Ms. Butler said, this has gone through the CDPH review of the air quality study.
And for that, we have looked at the worst case scenarios of all of the trucks idling at a site,
all of them at the same time, for one minute.
And as Ms. Butler said, there is an anti-idling signs are going to be on the site.
So, following that policy, this is a very worst case scenario that we have assumed for the site.
And we have made a lot of worst case conservative assumptions for this air quality impact study.
This was submitted at the time to the CDPH, and they reviewed and approved this.
This is an anti-idling sign.
They went through all of the technical aspects of it, the air dispersion modeling of it, and it was posted on their websites for all the community to comment on it, and it was approved at the end.
So we don't expect this to have any kind of impact on the National Ambient Air Quality Studies. We have included all the background concentrations of the pollutants that the city of Chicago is worried about, nitrogen dioxide and particulate matters, and that we have found that with all of the worst-case conditions and assumptions,
the project is going to have a very insignificant impact on the overall air quality in the area, and it's not going to have any adverse impact.
They're going to be all of them below the EPA standards of the National Ambient Air Quality.
And if you have any other questions, I'm happy to answer.
Carmen Lopez.
Chairman, I just want to be clear in terms of the – because it does matter in terms of how many docks there are.
I think in Planning Commission, at least, I thought some of the presentation added 216 loading docks.
Now I'm hearing it's 100, or there's 160 dedicated trailer parking spaces.
So I just want to be clear how many actual – because you're making an assumption in terms of how much, even how much time.
Well, that one's one minute.
I still think that, you know, that – I'm not sure how realistic that is.
But in terms of, like, you know, I'm hearing it's 100, it's 216.
How many docks are there?
Thank you for the question.
It's 216 loading spaces and 160 truck parking spaces.
Okay, so that's got to be clear, because what I heard was early was 100.
It makes a very big difference if you do 100 versus 216, right?
And if you had those assumptions, what the assumptions were made –
The traffic study does follow these assumptions that are in the plan development.
Mm-hmm.
So I'm correct, because I heard that you were expecting 100 docks.
Is that correct?
I'm just repeating that was based on what the applicant said.
I think that I just answered the question.
It was 160 truck parking spaces and 216 loading spaces, and the traffic study includes those pieces of data.
Right.
And has analyzed that.
Okay.
I just want to make sure I answered the question that was asked.
Thank you.
In terms of the air quality, then, and how many trucks, then, did you assume that will be idling at any given point?
So empty dock is not going to produce any air emissions.
The way that we look at, based on the results of the traffic study and the number of trucks that enter, idle, and exit the site, that is what matters during the day.
On the peak hours, which is, like, we have the trip generation from the traffic study, and so the number of the trucks that are going to be at the site varies throughout the day, and it's not going to be equal the number of docks or the loading stations.
If there is an empty dock, there's not going to be any emission there.
So our calculations into the air dispersion model would be based on the results of the traffic study and the trucks that go into the site, idle at the site.
They are not allowed to idle at the site, but we have assumed that they are, every truck that is on site, on every hour, they are going to idle, which is a very, very worst case conservative assumption.
But, again, to your question.
How many are those trucks?
That's what I'm asking.
What was the assumption?
Based on one minute, all of them idling, how many of those trucks did you calculate?
I don't have the actual number of trucks.
I mean, I can look it up.
I'm just saying that there's a very basic question.
Alderman, the way that the city's review process works is that the plan development includes the number of truck parking and loading spaces.
The traffic study is based on the proposed plan development and includes that data.
And then the air quality study is based on the traffic study.
So the quantities in each of the studies follow what is proposed in the plan development.
And the review process ensures that they all match, correspond, have analyzed the same numbers.
So we're happy to provide those studies through the chair.
But they have been reviewed by all of the departments to ensure that the assumptions are based on and follow and correspond with the plan development as proposed.
Thank you, Ms. Butler.
What I'm concerned about is, I mean, in some of the calculations that I've seen, calculations talk about about 470 semi-trucks per day.
I am very concerned about that is a high level of traffic, right?
I am concerned about the diesel emissions.
And these are very toxic emissions that are going to be in clocks proximity to residential areas.
So I am very concerned that we don't even have a specific number, based on something that we already went through planning commission.
We do have a specific number.
Yes, we do have a specific number.
It is in the Appendix B of the air quality impact study that was submitted to the CDPH and reviewed by them and approved by them.
And, again, it varies throughout the day.
And it is in the orders of 10 to 20 trucks every hour that we have assumed for the entire 24 hours.
Again, variable based on the trip generation and the peak hours of the day and the way that it has resulted from the traffic study.
So that is directly coming from the traffic study.
And that has gone through the CDOT review and approval.
So, again, just looking at the number of docks or number of parking lots, there's, I mean, if you look at this, the Fort City Mall parking lots, it is empty and there is no air emission from them right now.
So, it is based on the number of trucks that go on site, idle, if any, at the site and leave the site and their movement on site, in addition to all the passenger cars and everything.
So, again, it's not going to be in the hundreds per hour.
What are the precautions that you take in terms of, again, because we do have some concerns still and remain concerned about the actual numbers.
But are there going to be air monitors?
How are we going to make sure that we have accountability in terms of what you're telling me is going to happen once those facilities, when the logistics facility opens?
Are there going to be air monitors?
How do we check on that this is not going to affect the quality of life of residents?
Go ahead.
The project is not proposing to have air quality monitors, and that's not something that's been required for projects of this nature in the city of Chicago.
The studies are based on projections that are based on the Institute of Traffic Engineering.
It's based on the floor area and the proposed use.
So, these are engineering-best projections for the proposed traffic volume that's accepted throughout the industry for development.
In terms of noise pollution, was there anything that was study assessed in terms of noise pollution as well?
Again, because of the close proximity and also the safety of children, because the hours that the trucks are going to be in and out,
I want to make sure that also was there anything done around the schools, around nearby schools, assessing the risk, the safety of crossing, pedestrians, especially children, as well as noise pollution.
Is there anything in the study that provides that information?
There was not a noise study performed.
Do you expect any problems in terms of noise pollution?
No.
So, my concern, again, at all, Curtis on this in planning commission, is that these large facilities do represent a serious issue in terms of the health and well-being to residents.
This is a highly residential area, already polluted by high-traffic area that goes to Midway.
Adding to that, I'm not sure how much benefit versus the cost that will implicate to the residents in the area.
I am concerned.
I think, like, logistic facilities should be at the bottom, not at the top of proposals going from commercial, residential, to logistics facility of this nature.
I think we'll have a serious effect in the quality of life of residents on the 18th Ward, and that does, I will vote in opposition of this item.
Thank you, Chairman.
Thank you, Alderman C. Lopez.
Alderman Beal?
A couple of questions.
Okay.
How many cars or trucks are going through there right now?
Ms. Butler?
I'm going to ask our traffic engineer if we have that baseline data.
Again, Louie Abuna with KLOA.
Cicero Avenue carries about 58,000 cars a day.
No, I'm referring to the site itself.
How many cars and trucks are going through this site today?
It's an empty site, correct?
It is, but...
So that would be zero.
There are some.
That would be zero.
There is some truck traffic.
Okay, that would...
Sorry, go ahead.
Okay, so when this project was at its peak, when it was Ford City Mall at its peak, how
many cars were going through here?
Do we have that number?
Yes, we do.
And, again, that's obviously because the mall is empty or...
I want to know, when it was in its peak, when it was thriving, full of stores and traffic,
how many cars do we know was going through this site every day?
About 35,000 cars.
35,000 cars.
And nobody asked for a traffic study.
Nobody asked for an environmental study.
Nobody asked for monitors.
And nobody asked for anything with 35,000 cars and trucks going through this site every day.
Okay, now we have a site that is being put into reuse that's going to create over 500 jobs with less traffic, less truck traffic, but still creating opportunity.
How much revenue...
How much tax revenue is this site generating right now?
Ms. Butler?
Hi, Kurt Pascoe with Curve Industrial.
Today, the property generates approximately $1.6 million in annual property taxes.
But if the property remains vacant in its current condition, we would estimate that that would drop to approximately $1.3 million in annual property taxes.
Because you will go in and get a reduction because it's vacant under ULASC, right?
So once it's fully operational, what's the proposed tax implication once it's fully operational?
If the property was redeveloped as proposed, we estimate that it would generate approximately $3.5 million in annual property taxes.
If redeveloped as proposed, we would estimate that it will generate approximately $3.5 million in annual property taxes.
$3.5 million, that goes...
Half of that goes to our schools, doesn't it?
Yes.
Oh, okay.
All right.
I'm just trying to understand, you know, that we have a vacant site that's not generating anything.
Um, and the alderman has looked to put an adaptive reuse in place, um, but I understand, he's had several community meetings.
Um, and I think this is a great opportunity to put this, this big plot of land back in operation that will have less impact than it did when it was at its peak of 35,000 cars and still generating tax revenue.
Uh, I, I, you know, I think this is a great opportunity and, you know, I, I commend the alderman for putting this together.
I commend everybody who has done the traffic studies, the, um, track, all the studies that went into this environmental studies and everything, because I'm looking at the green spaces being, what?
Going from 114,000 square feet to 400,000 square feet.
So we're, you know, we're being environmentally friendly with this particular site while putting it back in reuse.
I think this is a great opportunity.
I want to commend you, alderman, uh, for putting this back in place.
I want to commend everybody who's making it happen.
Thank you, uh, alderman, um, Beal.
I'd like to have, um, alderman Curtis close if that's okay.
Thank you.
Any other questions from members of the committee?
All right.
Miss, go ahead.
Very important for the record.
Diesel trucks are exponentially, exponentially different than regular trucks.
Final clarification, 500 trucks is probably the equivalent, if not more, than those 35,000 cars.
Just for the record, because it's important that committee members understand the difference between diesel and not.
And also, for the record, I would like to see maybe we can have the results of the test of the soil as well,
because that is also important as we redevelop it.
Thank you.
So whatever, whatever tests, um, were submitted to, uh, the city, um, whatever was required,
we'll be more than happy to submit that through the chair to either the shared driver or to the members that request it.
No problem.
Alderman Curtis.
Thank you, uh, Chairman Villegas and the committee.
I'm here today to strongly support the proposed redevelopment of Ford City Mall and the 18th Ward.
As many of you know, Ford City has been a part of the southwest side for generations.
We remember this property once, what it once was, and we also know what it has become.
For me, the most important issue has always been public safety.
A vacant property of this size is difficult to secure.
We have seen unlawful activity at this site.
We have seen the tragic loss of life.
This summer, the court ordered the property vacated because of safety concerns,
and the fire department has raised concerns regarding deteriorating infrastructure and emergency access.
We can continue trying to manage those problems, or we can address them by putting this property back in productive use.
I believe this redevelopment gives us that opportunity.
My office has been closely involved with this project from the beginning.
We have pushed the development team to listen to the community, work with surrounding property owners and businesses,
and make meaningful investments in the 18th Ward.
The proposal before you reflects that work.
This project represents nearly $200 million in new investment on the southwest side.
It will replace a vacant, deteriorated property with new development that can bring jobs and economic activity back to Ford City.
This project includes significant investments in infrastructure that has been failing for years.
It will reconstruct 76th Street, provide new roads and sidewalks, replace underground water, sewer, and utility infrastructure,
improve stormwater management, deliver a new CTA terminal, which right now they're using port-a-potties.
It also includes substantial new landscaping, near 1,000 new trees and public space, recognizing the history of Ford City.
The Planning Commission has recommended approval of this project, and I'm asking this committee to help move this forward.
Thank you.
The Alderman Curtis, Alderman Beals, made a motion, do pass.
All in favor, please say aye.
Aye.
Opposed, say nay.
Alderman Cichar Lopez and Alderman Ramirez would be like to be recorded as voting no on this matter.
All right.
This motion does pass, so congratulations.
Okay.
Pass as revised.
Thank you.
At the top of page 10.
That'll be good to it.
All right.
Ladies and gentlemen, back to the top of page 10, file number 23144-T1 in the 25th Ward.
Common address is 1704 South Racine Avenue.
The change request is RT4 Residential Two-Flat Townhouse and Multi-Unit District to RM4.5 Residential Multi-Unit District.
Attorney Jimena Castro will be presenting on this matter.
Ms. Castro, when you're ready.
I had to look at the time.
Good afternoon, Mr. Chairman and members of the committee.
My name is Jimena Castro.
I am a partner at Acosta Esger here today on several matters on behalf of my firm.
The first one located at 1704 South Racine, located in the 25th Ward.
The property is located in an RT4 zoning district.
It is TSL to the Blue Island bus, and it is comprised of a one-and-a-half-story residential building with two dwelling units, zero parking spaces.
And we are proposing to rezone it to an RM4.5 to construct a three-story residential building with four dwelling units and three parking spaces.
We are seeking two variations as part of this type one, which will include a reduction of the front space.
that back to zero, and an increase of parking from zero to three.
We do have Aldermanic support, and we went through the Aldermanic review and process
with his zoning advisory board, and we'd like to seek your favorable consideration.
Thank you, Ms. Castro.
Alderman Ciccio Lopez?
Yes, Chairman.
Yes, I am in support, and I ask my colleagues for a favorable support on this item.
Thank you.
Any questions by committee members?
Seeing none, Alderman Hopkins moves do pass.
All in favor say aye.
Aye, aye.
Any opposed say nay.
Give me sure the ayes have it.
Item is passed.
Middle of the page is document number 23016-T1 in the 26th Ward.
Common address is 3601 to 3611 West Cortland Street, 1844 to 1856 North Central Park Avenue.
Change request to RM5 Residential Multi-Unit District to RM5 Residential Multi-Unit District.
I'm Ms. Castro.
Thank you again, Mr. Chairman and members of the committee.
For the record, my name is Humana Castro.
I am a partner at Acosta Esger.
Here, representing the applicant for the property located at 3601 through 11 West Cortland, I'd
like to ask at this time of the Substitute Narrative and Plans to please be incorporated
into the record.
Thank you.
Alderman Beal moves to accept the Substitute Narrative and Plans for the Type 1 application.
All in favor say aye.
Aye.
Any opposed say nay.
Make sure the ayes have it.
Substitute Narrative and Plans are accepted.
Thank you very much.
The property is located in RM5 Zoning District.
It is improved with a five-story residential building with 15 parking spaces.
Previously, it included a transitional residence use for teenagers.
We are seeking to rezone it to an RM5, but with a Type 1 to allow for the renovation of
the building to include a four-story addition, 42 units, ARO units will be on-site, and 34
parking spaces.
We are also seeking variations as part of the Type 1, which will include the following, a
reduction of the front setback to zero, a reduction of the north side setback to zero, a reduction
of the south side setback to zero, a reduction of the combined setbacks to zero, combined side
setbacks to zero, reduction of parking 20 percent from 42 to 44 parking spaces to reduce the loading
birds from one to zero, to reduce the rearward open space to zero, and to allow for a height
increase for addition, for the addition to be 59.83 feet, which is not more than the existing
height of 64.42 feet.
We're also seeking relief from the landscape ordinance to reduce the interior landscaping from
580 square feet to 256 square feet.
And we're seeking, lastly, to reduce the interior trees from 5 to 0.
And all of these variations are required because it's an existing building, and we're merely trying
to work with what is already existing on the site while also providing parking.
And we have presented to the community multiple times.
This is a project that has been under community review for several years now.
And we'd like to ask, now that we have the Alderwoman's support for the Committee on Zoning, to please
vote favorably for this project.
Thank you.
We do have a letter from Alderperson Fuentes.
Do we have any questions by committee members?
Alderman Beal.
Chairman, how much is this project?
I am not sure.
You're not sure?
So this project I'm covering for my partner, Rolando Acosta.
I am unsure of the number, but I can find out and get back to you.
Is Alderman here?
Are we going to ask questions?
How much this project is?
I know she was in.
There's another committee, too, so she may be in another.
Do you want – we can come back to it if you want.
Yeah.
I'm just curious.
I want to know how much the project is, how much city money, how much private money, how much
are we borrowing, how many units, how much per unit.
I'd like to know.
Sure.
So we'll go ahead and hold this for now.
You've got a couple others, I think?
Yes.
One of which is in the 25th Ward.
Or the 36th Ward is next.
32nd Ward is next.
Jeez.
That's why I need this.
All right.
So we'll hold document number 23016-T1.
Moving on to the bottom of page 10 is document number 23069 in the 32nd Ward.
Common address is 2235 through 59 West Oakdale Avenue and 2901 through 27 North Oakley Avenue.
Change request to WRPD 1127 slash M12 to RM5 and then WRPD 1127 as amended.
Once again, Ms. Castro.
Thank you again, Mr. Chairman.
My name is Ximena Castro.
I'm a partner at Acosta Esger.
I'm here today for the property located at 2235 through 59 West Oakdale and also located on Oakley.
I am covering for my partner, Michael Esger.
For this, as a preliminary matter, this was heard and unanimously approved in the August 20th
Planning Commission hearing.
And I respectfully request that the record of that proceeding be incorporated into the record today.
This item was heard and passed by the Chicago Planning Commission.
Alderman Beal makes a motion to incorporate all records and findings from that hearing.
All in favor say aye.
Aye.
Any opposed say nay.
Give the chair the ayes have it.
And the records are incorporated.
Thank you.
This property was approved as a planned development from a year ago, allowing for the new construction
of 35 townhomes.
The applicant now seeks to amend this previously approved planned development to permit the
construction of 14 additional three to four bedroom townhomes, each with attached garage
parking.
The buildings have a maximum height of 51 feet.
As part of this planned development, the applicant is extending the publicly accessible riverwalk
from the Lathrop Homes to the east, all the way to Oakley Avenue, which has been closed
to vehicular and pedestrian traffic for many years.
We have worked closely with Alderman Wagesbeck and the 32nd Ward Office, as well as CDOT to
open and significantly improve Oakley Avenues right of way, and to include wayfinding signage
for the riverwalk so that the public will have a nicely paved entrance to the riverwalk,
which you can see on the slides.
The Alderman has expressed support for this project, and we're available to answer any
questions.
Thank you.
Any questions by committee members?
You said these are all townhomes?
Yes.
Single family.
Okay.
Seeing none, Alderman Hopkins moves do pass.
All in favor say aye.
Aye.
Any opposed say nay.
Give the chair the ayes have it.
Item is passed.
Thank you.
As revised.
Top of page 11, document number 23140-T1 in the 27th Ward.
Common address is 167 through 171 North Morgan Street.
Change request.
C12 Neighborhood Commercial District to DX5 Downtown Mixed Use District.
Ms. Castro.
Thank you very much.
For the record, again, my name is Ximena Castro, partner at Acosta Esger.
representing the applicant here today for the property located at 167 through 171 North Morgan
Street.
The property consists of an existing industrial building that has been vacant for many years,
and it is located on the east side of Morgan Street, approximately 140 feet from the Morgan
Lake CTA station.
The applicant proposes to construct a new five-story mixed-use residential building containing 20 units, including four boardable units on site,
with no automobile access or spaces, as there's no alley in the back, and 20 bicycle parking spaces, and also ground floor commercial space.
The proposed maximum height of the building is 68 feet and 3 inches.
To allow the proposed development, the applicant seeks a zoning change for the subject property from a C12 to a DX5, and the applicant is filing a type 1 rezoning application and seeks all relief necessary and as allowed by the committee on zoning,
including by not limited to a variation to reduce the required setback to zero, a variation to eliminate the on-site open space requirement, and lastly, a variation to reduce the required number of automobile spaces from 10 to zero.
We have worked closely with Alderman Burnett for the 27th Ward zoning process, presented to two community organizations, had a full community meeting, and we have received no objections from Wilco,
and we have a letter of support from WCA, and a letter of support from the Alderman, which the committee has.
And we are available for any questions.
Thank you.
We do have a letter from Alderman Burnett.
Any questions by committee members?
Seeing none, Alderman Quesada moves to pass.
All in favor say aye.
Aye.
Any opposed to say nay?
Give me sure the ayes have it.
Item is passed.
We're going to go back, then, to the middle of page 10 in the 26th Ward, document number 23016-T1 at 3601 through 11 West Cortland Street and 1844 through 1856 North Central Park Avenue.
Change request here is RM5 to RM5, which was already read in.
Alderman Beal had some questions that the local alderperson, Alderperson Fuentes, who's rejoined us, may be able to answer.
Alderman Beal.
Thank you, Mr. Chairman.
I just had a couple of questions regarding this project.
Can you give me the full financial stack on this entire project?
Are you able to answer that, other person?
Are you able to answer that, other person, or are you able to answer that, other person, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that, or are you able to answer that.
Uh, no, this, uh, I don't have the financial stack for this project.
And if you're referring to the project we discussed, it's not this one.
It's in finance.
The next one.
Okay.
That's the next one.
This, uh, the project you're worried about is not in this committee.
It's in finance.
This is just a zoning variation for a project that had already been approved on Cortland.
Okay.
I apologize.
Move to pass.
All right.
Thank you.
All in favor, say aye.
All right.
Any opposed to say nay.
Can you make sure ayes have it?
Item is passed.
Middle of page 11 is document number 23143 in the 37th Ward.
Common address, 1640 North Linder Avenue.
Change request, RS3, Residential Single Unit, Detached House District, 2RT4, Residential
Two-Flat Townhouse and Multi-Unit District.
Ms. Castro.
Thank you very much, Mr. Chairman.
For the record, again, my name is Humana Castro, a partner at Acosta Esger, here today for the
property located at 1640 North Linder.
The property is located in an RS3 zoning district.
It is improved with a two-story building with basement and a two-car garage.
The building includes two dwelling units on the upper floors and one dwelling unit on the
basement that is non-conforming.
We're seeking to rezone to an RT4 to legalize the basement unit, and we do have aldermanic support for this matter, and we seek your favorable consideration.
Thank you.
Any questions by committee members?
I'll ask a quick one.
If this were in an ADU zone, could we use that mechanism, or is it too big or too?
For this one, I believe we discussed it with the alderwoman, and rezoning was recommended.
Thank you.
Seeing no questions, alderman Hopkins moves do pass.
All in favor, say aye.
Aye.
Any opposed, say nay.
Make sure your ayes have it.
Item is passed.
Bottom of page 11 is document number 23097 in the 43rd Ward.
Common address is 1724 North Dayton Street.
Change request.
RT4, residential two-flat townhouse and multi-unit district, to RM5, residential multi-unit district.
Ms. Castro.
Thank you very much, Mr. Chairman.
Again, for the record, my name is Jimena Castro.
I'm a partner at Acosta Esger.
Here today to represent the matter located at 1724 North Dayton.
I'd like to ask at this time if the substitute narrative and plans please be incorporated into the record.
Yes.
All the person Fuentes moves to accept the substitute narrative and plans for the Type 1 application.
All in favor, say aye.
Aye.
Any opposed, say nay.
Make sure the ayes have it.
Substitute narrative and plans are accepted.
Thank you.
The property is located in an RT4 zoning district, improved with a single-family home that is three stories,
and includes a two-car garage that is attached with a garage roof deck as well.
We are proposing to rezone this to an RM4.5 to construct a partial third-floor addition to increase additional living space for the family.
The parking will stay the same.
The height also will stay the same.
And as part of the Type 1 filing, we're seeking the following variations.
To reduce the north side setback, to reduce the south side setback, to reduce the combined side setbacks,
to reduce the rear yard setback to zero, and to relocate the rear yard open space to the existing garage roof deck.
The aldermen and the community have reviewed this matter, and the alderman has no opposition.
We seek your favor of consideration.
Thank you.
Any questions by committee members?
Seeing none, all of Mancito Lopez moves to pass.
All in favor, say aye.
Aye.
Any opposed, say nay.
Make sure the ayes have it.
Item is passed.
We're going to skip around again.
We're going to go to the top of page 19.
Document number 23142-T1 in the 40th Ward.
Common address is 5636-40 North Ashland Avenue.
Change request, RS3 Residential Single Unit Detached House District to RM6 Residential Multi-Unit District.
Ms. Castro.
Thank you again, Mr. Chairman.
My name is Ximena Castro.
Again, for the record, partner at Acosta Esgar.
Here today for the matter located at 5636-40 North Ashland.
And at this time, I'd like to ask the substitute narrative and plans to please be incorporated into the record.
Yes.
All the case item was to accept the substitute narrative and plans for the Type 1 application.
All in favor, say aye.
Aye.
Any opposed, say nay.
Make sure the ayes have it.
The substitute narrative and plans are accepted.
Thank you.
The property is located in an RS3 zoning district.
It is also TSL to the Clark Street bus.
It is comprised of three lots, each improved with a two-story residential building.
We're proposing to rezone it to an RM6, per the community's request, to improve the property with a new five-story building with 27 dwelling units, 13 parking spaces, 24 bikes.
There will be no ground floor commercial, and we will have five ARO on site.
As part of the Type 1 filing, we're seeking the following variations.
To reduce the front yard setback, to reduce the rear yard setback to 12 feet, reduce both size setbacks, and to reduce the loading berth from 1 to 0.
We do have all dramatic support for this matter, and we'd like to seek your favorable consideration.
Thank you.
Any questions by committee members?
Seeing none, Alderman Knutson moves to accept, moves do pass.
All in favor, say aye.
Aye.
Any opposed to say nay.
Paying to share the ayes have it.
Item is passed.
Thank you, Ms. Castro.
Thank you.
Thank you.
Returning to the top of page 12, document number 23125-T1 in the 26th Ward.
Common address is 3300 West Pierce Avenue.
Change request, RS3 Residential Single Unit Detached House District to B25 Neighborhood Mixed-Use District.
We have Graham Grady on his way.
Good morning.
Good afternoon.
Mr. Vice Chair and members of the committee, my name is Graham Grady.
I'm a partner at the law firm of Taft, Satineas, and Hollister, located at 111 East Wacker, Chicago.
I'm pleased to be here with my client, Mr. Nicholas Vandervoort, who is the representative of the applicant.
This is an application to rezone a property located at the subject address from RS3 to a B25.
This is an exciting project because it presents an opportunity for an adaptive reuse of a church that was constructed in 1899.
It's currently vacant.
The proposal will allow the adaptive reuse to establish 20 dwelling units, six of which will be affordable.
The project is TSL located with bus lines close by on North Avenue and on Kedzee.
We would like to thank Alderperson Fuentes for her support and that of her staff.
We are unaware of any opposition to the project.
We're happy to answer any questions that you may have about the matter.
We appreciate your favorable consideration.
There's also a letter on file from the Alderperson.
My notes say that there's a substitute narrative and plans for this application as well.
You beat me to it, yes.
We have a substitute narrative and plans that we'd like to have the committee incorporate into the application.
Alderman Hopkins moves to accept the substitute narrative and plans for this type 1 application.
All in favor say aye.
Any opposed say nay.
Give me the chair that ayes have it.
Substitute narrative and plans are accepted.
Alderperson Fuentes?
Yes, thank you, Chairman.
We have gone through a robust community process for the adaptive reuse of a church that has been in our community for a very long time.
And it has sat vacant for years.
Nick is a developer who has done many projects across the city of Chicago and who heard the concerns of residents in the Humboldt Park area,
giving us more affordability in this project and working out parking solutions across the community.
With that, our community-driven zoning committee has approved this project.
Therefore, it has my support.
Thank you, Chairman.
Thank you, Alderperson.
Any questions by committee members?
Seeing none, Alderman Knudsen moves to do pass.
All in favor say aye.
Aye.
Any opposed say nay.
Give me the chair ayes have it.
Item is passed.
Thank you.
Thank you both.
Middle of page 12 is document number 23121 in the 27th Ward.
Common address 370 North Morgan, 400 North Morgan, 401 North Morgan, and 403 North Carpenter.
Change request is M23 Light Industry District to DX7 Downtown Mixed-Use District as well as DX7 Downtown Mixed-Use District and Residential Business Plan Development No. 1578 to Residential Business Plan Development No. 1578 as amended.
I'll turn to Katie Janky Dale.
Thank you.
Good afternoon for the record.
My name is Katie Janky Dale from the law firm of DLA Piper.
Along with my colleague, Hannah Warren, we represent the applicant for this matter, which is an affiliate of New York-based Vista Property Group.
As a preliminary matter, this application was heard by the Planning Commission last Thursday at the September 17th meeting, and we'd request that the record of that proceeding be incorporated today.
This item was heard and passed by the Chicago Planning Commission.
Audra Casado makes a motion to incorporate all records and findings from that hearing.
All in favor, please say aye.
Aye.
All opposed say nay.
In opinion, the chair of the ayes have it.
Records are incorporated.
Thank you.
The proposed amendment would expand the plan development to incorporate additional property at the northeast corner of Kinsey and Carpenter and also revise the plans for the next phase of development, which will be a 427-unit building with an overall FAR in the plan development of 10.02.
We work very closely with the local community groups and Alderman Burnett on this matter.
I think he's still here.
I would respectfully request a positive recommendation from the committee.
Thank you.
Are there any questions from members of the committee?
All right, seeing none, Alderman Burnett.
Thank you, Chairman.
I want to say thank you to the developer here for going above and beyond to provide more green space and full-to-market.
This has been something that has been requested not only by me but from the community for two decades now.
And as this area continues to develop, courtesy of the amazing projects that Vista are creating in between the two train tracks,
it's going to be even more important that we have thoughtful retail and more homes that allow this to be a more walkable and accessible community.
And so their ability to gather all the land needed in order to make this possible
and then utilizing that land to create space for the community to use, both for the residents in the building
but also for the broader neighborhood, is extremely important.
And I thank them for working with the community groups, which have approved this, both WCA as well as Wilco.
And we're really excited about this, and I ask my colleagues for their support.
Thank you, Alderman Burnett.
Any other questions from members of the committee?
Seeing none, Alderman Hopkins makes a motion.
Do pass.
As revised.
All in favor, please say aye.
Aye.
Opposed?
Nay.
And opinionated chair, the ayes have it.
Item is passed.
Next file is number 22491 in the 34th Ward.
Common address is 37 South Sangamon.
The change request is a planned development in 1948.
The planned development in 1948 as amended.
Katie Janko Dale is here to present on this matter.
Thank you.
All right.
Good afternoon, Mr. Chair and committee members.
My name is Hannah Warren with the law firm DLA Piper on behalf of the applicant Sangamon Rowe, LLC, and affiliate of Fern Hill.
This matter was heard at the August 20th, 2026 Plan Commission hearing, and we request that the transcript from the Plan Commission hearing be incorporated into the record today.
The property is located at the north.
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.
Opposed?
Say nay.
And opinionated chair, the ayes have it.
The records are incorporated.
Thank you.
Thank you.
The property is located at the northeast corner of South Sangamon and West Monroe.
It is currently zoned PD 1498, which was approved in 2021 to allow for a 258-foot, 80-unit multifamily building.
The applicant is seeking to amend the plan development to make the underlying zoning, DX7, and change the use to residential to allow for a 302-foot, 70-unit condo building and 14 off-site affordable condos.
The development team worked closely with DPD and Alderman Conway and various community organizations, and I'm available to answer any questions.
Thank you for your time.
I have any questions from members of the committee.
Seeing none, Steve from Alderman Conway's office.
Steve Valenziano, representing Alderman Conway.
The Alderman supports this application.
Notably, this is very similar to what was previously approved in 2021, except that it has an addition of public restrooms to be for park users at Mary Bartlemay Park right across the street,
and some storage space that can also be used by the park as much needed for the markets and other thing else that occurs at this location.
So he strongly supports this application.
Thank you, Steve.
Seeing no other questions, Alderman Conway makes a motion.
Do pass as revised.
All in favor, please say aye.
Aye.
All opposed, say nay.
In opinion, chair of the guys have it.
The item passes.
Thank you.
Top of page 13, file number 23123-T1 in the 27th Ward, common address 940 to 942 West Erie Street, 660 to 662 North Milwaukee Avenue.
Change request M1-3 Limited Manufacturing Business Park District to DR-5 Downtown Residential District.
Agnes Pleka is here to present on the item.
Good afternoon, Mr. Chairman, members of the committee.
For the record, my name is Agnes Pleka.
I'm an attorney with Law Firm of Jeffy and Berlin LLC, and I'm here on behalf of the applicant, Bakula Development, Inc.
And number one thing, since our original filing, we've done some additional changes in response to the feedback from the community,
and we did submit substitute plans and narrative, and we respectfully ask to proceed on those substitute plans and narrative.
Thank you.
Alderman Beal 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 opinion, chair of the ayes have it.
Substitute narrative and plans are accepted.
Thank you, sir.
Very simply, we have a very unique location, northwest corner of North Milwaukee and West Erie.
We have a trapezoid irregular lot, and it's already improved with an existing three-story commercial building,
which also was actually originally improved with zero front and zero rear setback.
The applicant is proposing to demolish this existing building and redevelop with new seven-story residential building with 48 dwelling units,
with 24 parking spaces, with some rooftop deck and open common space on the principal building.
We do need that rezoning in order to allow residential use of the property and also to comply with the underlying bulk requirements.
Most importantly, this project will generate 10 AR units.
All of those units will be built and provided on site.
We do have a TSA location.
We are complying with this 0.5 space for each unit.
However, we do ask, because this is such a challenging site to design, we do ask for some variations,
and we do ask for elimination of that one loading space.
The variations are for the rear and front setback.
Again, very challenging site, trapezoid shape.
So we are asking to reduce from 24 feet on the rear setback to 8 inches and to 10 inches on the front setback.
We worked very closely with Alderman Burnett.
We had multiple community meetings.
We've met with Riverwest.
The applicant incorporated multiple revisions to their plans to accommodate those feedbacks.
And Alderman previously expressed his support.
We're hoping he will confirm that today as well.
And we ask for your favorable recommendation as well.
Thank you, Agnes.
Could you – what is the square footage on this lot?
Square footage on this entire lot?
On the entire land?
Lot.
Lot.
I would have to go back to my –
But just get it to me afterwards.
I'm asking only because I have two of these, and I'd love to see something done.
It's a triangular lot as well.
So I'm just curious when you're done.
Yeah, yeah, yeah.
I will send it to you, sir.
I appreciate it.
Yeah.
Any questions from members of the committee?
Seeing none.
Alderman Burnett?
Again, thank you, Chairman.
I want to say thank you to the owner and the developer here for so much community input.
This was multiple revisions and back and forwards over months in order to get to this final product.
And it came to a conclusion where the community was happy.
Me, personally, too much parking, but that's what the community desire.
And the amount of work that they've done in order to be amenable to their neighbors directly adjacent and to the remainder of the folks in the broader neighborhood is really admirable.
And so providing additional housing, more family-sized units, parking for those families in an area that it's a tough lot.
It's not an easy lot to build on.
So I'm very grateful for their continued partnership and the way that they engage in this community process because we've seen in this neighborhood, particularly in River West, that not every project gets approved and not everyone actually does the work to make everyone feel comfortable.
So they really did go above and beyond, and I asked my colleagues to support it as well.
Thank you, Alderman Burnett.
Alderman Knudsen makes a motion.
Do pass.
All in favor, please say aye.
Aye.
All opposed, say nay.
Independent chair, the ayes have it.
The item is passed.
Thank you.
The substitute narrative.
Has amended?
Okay.
All right.
Next is file number 23124 in the 33rd Ward.
Common address 4634 to 36 North Avers Avenue.
The change request is RS3 Residential Single Unit Detached House.
District to RT4 Residential 2 Flat Townhouse.
A multi-unit district, as well as the RS3 Residential Single Unit Detached House District.
Agnes Pleka is here to present on the item.
Thank you, sir.
Again, for the record, my name is Agnes Pleka.
I'm an attorney with law firm of Jeffy and Berlin LLC.
And I'm here to represent 4634 Avers LLC.
And very simply, this rezoning is sort of like a technical fix for improvements that were not really done recently,
but to actually subdivide an existing improved zoning lot.
We have two lots.
One of the lot is improved with an older 100-year-old two-flat, two units.
The other lot is vacant.
And in the past, they were under common ownership.
These days, they have been split without obtaining proper variations and proper MLA compliance.
So, this zoning change is proposing to rezone the lot with the two-flat to an RT4 district to comply with those MLA and setback requirements with optional relief.
Thank you, sir.
But it will be developed with a single-family home, which was actually designed in strict compliance with the underlying RS3 district.
So that portion will stay RS3.
We worked extensively with Alder Rodriguez-Sanchez.
We responded to their community concerns as well.
Alder expressed her support for the project, and hopefully you guys have the letter filed.
So we ask for your favorable recommendation on this one as well.
Thank you.
We do have a letter filed on support for this project.
Are there any 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.
Independent chair, the ayes have it.
Thank you.
Thank you so much.
All right.
Next item is number 23132 in the 27th Ward.
Common address, 2739 West Monroe Street.
Change requests as RT4 resident to two-flat townhouse and multi-unit district.
To our RM5 residential multi-unit district.
We have Sabrina Harrell, here to present on the item.
Ms. Harrell.
Good afternoon, Mr. Chairman.
For the record, Sabrina Harrell of Logic Legal on behalf of the owner-applicant of the
vacant lot at 2739 West Monroe Street.
The applicant seeks a rezone from RT4 to RM5 to permit the construction of a four-story
building consisting of eight dwelling units.
The applicant did have a community meeting with Alderman Burnett as well in November 2025.
And the applicant actually has been working to bring new housing to this particular community.
A project at 2655 West Monroe was completed a couple years ago.
And currently, they're working at a property at 2653 West Monroe.
And this would be another addition to that.
So, we hope we have your support.
And I'm here to answer any questions you may have.
Thank you, Ms. Harrell.
Any questions from members of the committee?
Seeing none.
Alderman Burnett?
So, we have more development in the 27th world outside of the full-to-market area.
So, this is really exciting.
Yeah, we do it all over.
But, again, amazing developer, building their chops over on the west side, continuously working
with the community, both commitment to community hiring, but also diligent in the community
engagement process.
So, we're super excited to support diverse developers and ask my colleagues to support
it as well.
Thank you.
Thank you, Alderman Burnett.
Seeing no other questions, Chair Dowell makes a motion.
Do pass.
All in favor, please say aye.
Aye.
All the poll say nay.
In the opinion of the chair, the ayes have it.
Items passed.
Thank you, Mr. Rowell.
Thank you.
Have a great day.
Our next item up is number 23120 in the 32nd Ward.
Common address is 1838 to 1842 North Elston Avenue, 1839 to 1843 North Besley Court.
The change request is a residential building plan development, number 1506 to a residential building
plan development, 1506 as amended.
We have Katrina McGuire here to present on the item.
Good afternoon, Mr. Chairman, members of the committee.
Katrina McGuire from Thompson-Coburn here on behalf of 1838 Elston Avenue, LLC.
This is a rather straightforward request to where we are seeking to amend the use list
in the existing PD, which was initially approved in 2021.
The matter was heard by the Planning Commission in August, and the Planning Commission recommended
approval, and accordingly, we would request that the transcript and findings of the Plan
Commission be incorporated herein.
This item was heard and passed by the Chicago Plan Commission.
Alderman Cecil Lopez makes a motion to incorporate all records and findings from that hearing.
All in favor, please say aye.
Aye.
All poll say nay.
In opinion, the ayes have it.
The records are incorporated.
So the request here is simply to add construction sales and services as well as building maintenance
services to the PD use list, and I believe that Alderman Wagsbeck did issue a letter of
no objection.
Thank you.
We do have a letter of support from Alderman Wagsbeck on file.
Are there any questions from members of the committee?
Seeing none, Alderman Casala makes a motion.
Do pass, as revised.
All in favor, please say aye.
All in favor, say nay.
In opinion, the ayes have it.
The item is passed.
Thank you.
Thank you.
Middle of page 14, number 23136-T1, the 35th Ward, common address is 2522 to 2524 West
Diversity Avenue.
Change request is RS3 Residential Single Unit Detached House District to a B2-3 Neighborhood
Mixed Use District.
Sarah Barnes is here to present on the item.
Ms. Barnes, when you're ready.
Good afternoon, Honorable Chair and esteemed members of the committee.
For the record, my name is Sarah Barnes, and I'm a partner with Neal and LaRoy, located
at 20 South Clark Street, Chicago, Illinois, and I have with me here today my colleague,
Jordan Briggs.
We are here this afternoon on behalf of the applicant MCL Developments, LLC, seeking a
type 1 zoning map amendment with any required secondary relief for administrative adjustments
or variations as deemed required at the time of permitting.
And that's in order to redevelop the subject site with a new four-story, eight-unit, multifamily
residential building that will feature on-site parking for nine vehicles and five bicycles.
I do want to commend Alderman Cozada for having just such a robust and meaningful, open, community-driven
process, development process.
We've spent almost two years on this development, and it was worth every day and minute.
Towards that end, I do want to note that because the project doesn't otherwise fall under the
Affordable Requirements Ordinance, but acknowledging the need for more affordable housing opportunities
in the 35th Ward, the applicant and our development team did work very closely with Alderman Cozada
as well as Logan Square Preservation and the Logan Square Foundation towards an agreement to help make
more, create more affordable housing throughout the 35th Ward so that it is better dispersed throughout
the ward and not just saturated.
So we're very proud to have been a part of that process as well.
And with that, I just respectfully request your support.
Thank you, Ms. Barnes.
Are there any other questions from members of the committee?
Seeing none, Alderman Cozada.
Thank you, Chairman.
Yes, this went through our community-driven zoning development process, met through our
neighbor-led committees and organizations.
This has the support of our community, and I ask for favorable consideration.
Thank you.
Alderman Cozada makes a motion.
Do pass.
All in favor, please say aye.
Aye.
All opposed, say nay.
In opinion, Chair, the ayes have it.
This item is passed.
Thank you, Ms. Barnes.
Thank you.
Our next item is number 23138-T1 in the 37th Ward.
The common address is 4701 to 25 West North Avenue.
The change request is M2-2 Light Industry District to C3-2 Commercial Manufacturing
and Employment District.
Alderman Cozada moves to accept the substitute narrative plans for the Type 1 application.
All in favor, please say aye.
Aye.
All opposed, say nay.
In opinion, Chair, the ayes have it.
Substitute narrative and plans are before us.
Patrick Thompson is the attorney representing the matter.
Mr. Thompson.
Thank you, Mr. Chairman and members of the committee.
Thank you for accepting the substitute narrative and plans.
The applicant is the contract purchaser of subject property.
Property is currently zoned M2-2 and pursuant to 17901-90H.
The applicant is seeking a Type 1 zoning map amendment to rezone the property to a C3-2
Commercial Manufacturing Employment District for the purpose of constructing a gas station.
It's within 1,000 feet of another gas station, which is why we're doing the Type 1,
and it's also within 2,600 feet of a metro station.
So we need to comply with the landscape and screening.
We're seeking variations on that and the setbacks, as well as the zoning change part of this Type 1.
Alderman Mitts is very supportive of this project and I believe has submitted a letter to you.
Mr. Thompson, we do have a letter of support from Alderman Woman Mitts.
Are there any other questions from members of the committee?
Vice Chair Lawson.
Thank you, Chair.
I know we've changed our ordinance recently.
With the zoning change to Type 1, do you still have to do special use, or is it all wrapped into this change?
It's wrapped into the change as part of the ordinance that you guys had amended.
Great.
Thank you.
I move to pass.
Thank you, Vice Chair.
Vice Chair Lawson makes a motion to do pass.
All in favor, please say aye.
Polls say nay and opinion to Chair of the ayes.
Have it.
Pass as amended.
Thank you.
Thank you.
Next, top of page 15, file number 23092, 2nd Ward.
Common address is 301 to 363 East Euron Street, 300 to 362 East Erie Street, 333 to 425 East Erie Street, 659 to 679 North Fairbanks Court, 628 to 678 North McClure Court, 629 to 649 North McClure Court, and 400 to 424 East Ontario Street.
The change request is a DR-10 downtown residential district, DX-12 downtown mixed use district, and an institutional plan development number 1214 to a DX-16 downtown.
Office of Salvation Institute, 621 to 579 to 479 to 649 to 649 to 689 to 679 to 489 to 679 to 659 to 689 to 659 to 689 to 689 to 679 to 689 to 699 to 699 to 689 to 679 to 699 to 769.
town mixed-use district, and then to an institutional plan development number 1214
as amended. Carol Stubblefield is here to present on the matter.
Thank you, Mr. Chairman. Thank you.
For the record, Carol Stubblefield with Neal and Roy. Office is located at 20 South Clark
here on behalf of the applicant Northwestern Memorial Hospital. With me today from the
applicant team is Charlie Cloutier from Northwestern, Jerry Johnson,
our principal architect with Perkins & Will, Sophia Camp, our traffic
consultant from Kim Lee Horn, and Jack George, attorney for Shirley Ryan Ability
Lab. Mr. Chairman, this matter was presented, heard,
and unanimously approved at the September 17,
2026 Chicago Planning Commission. We ask that all the findings, conclusions,
documents, drawings, plans, reports, and findings
that were given to the Department of Planning and Development be adopted
into today's record. This item was heard and passed by the Chicago Planning Commission.
Parliament Cicho-Lopez 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, Mr. Chair. The applicant proposes to amend Plan Development
1214 to expand the boundaries of the existing plan development to create three sub-areas for the
purpose of constructing a new hospital with two pedestrian overpass connections to Galter,
Feinberg, and Shirley Ryan Ability Lab. The project is located in Streeterville Northwestern
Campus and the Second Ward. Sub-areas A and B are owned by Northwestern Memorial Hospital and
sub-area C is owned by the Shirley Ryan Ability Lab. The new hospital will have over 200 new medical,
surgical, and intensive care beds to increase patient capacity. This is a 1.2 million square foot
hospital building with three levels of below-grade parking with 600 parking spaces. Ingress and egress
will be off of East Huron Street with ingress only and passenger drop-off along East Erie.
The project has been designed to increase access to nature for patients, staff, physicians, and the
public with a meaningful setback at grade providing open space and a fourth floor roof garden. This project
is approximately a $1.8 billion project that will create 3,000 temporary construction jobs and 1,000 new
full-time employee permanent jobs. The applicant has engaged in an extensive community process with
multiple hearings and meetings with neighborhood organizations, condo boards, residents, and two
Alderman-sponsored community meetings. The project has the full support of Alderman Hopkins and that
completes our testimony today. We'd be happy to answer any questions. Respectfully ask your favorable
approval of the matter. Thank you. Thank you. Are there any questions from members of the committee?
Looks like a great project, great investment in the city of Chicago. Alderman Hopkins.
Yeah, thank you, Mr. Chairman. I'm pleased to support this project. It was an extensive community
process, as the counselor has alluded to, but it did result in significant community support,
which I do want to point out is remarkable when you're building a new tower in the middle of
residential area. Typically, you get the types of NIMBY pushback, people lose their views, etc. That
didn't happen here, largely because people recognize the importance of the use. Northwestern Hospital has
documented a 30% increase in the demand for cancer treatment. This facility will not only treat cancer
patients, a disease that we've all been touched by at some point in our lives with friends, family,
loved ones, or even us personally, but there'll be the site of clinical research here. They will be
testing new treatments, new drugs, new medications. This will be eventually a global center for cancer
research, and who knows what could happen right here in Chicago as a result of it. So it's necessary,
it's needed, and people understand that, and they support it, and even the neighborhood of
Streeterville considers it an honor to house a facility like what this will eventually be.
I have a letter on file, which is part of the record from SOAR, the Neighborhood Organization of
Record, that says SOAR strongly supports this new tower and believes it is necessary to enhance
health care opportunities for the entire region. I also want to go back to 2004, quite a long time ago,
when the site was first acquired by the hospital and cleared. There was some talk of putting a surface
parking lot there. Instead, SOAR worked closely with then Alderman Riley, who represented that area at
the time, to ensure that it would be open green space for the duration until these plans came to
fruition today. And I just want to read from a Tribune article back then. The Tribune was quoted as saying,
the site will support a medical complex of between 1 million and 1.5 million square feet.
It's clear something will eventually be built there. There's no city block more ideally suited for
medical expansion in this town, said a source at Northwestern Hospital. It's been the key to our
expansion plans for decades. Again, that was 2004. So for those newer residents in the neighborhood who said,
you know, why are you taking away green space? Well, you know, it's been officially on the books for a
long time that a new facility would eventually be built there. We wanted it to be green space in the
interim. That did happen. As Councilor said, there will be additional green space that will be preserved
for the foreseeable future after this project is completed on the eastern portion of it, with also
some rooftop space and healing gardens and things like that for the patients and staff at Northwestern.
So we're doing our best to keep the green space that we can for the period of time that we can.
But I just wanted that to be part of the record that the community has known about this stay
for decades. And we're actually glad that this stay has finally come. So I urge my colleagues to
support this project with an aye vote. Thank you, Dr. Hopkins. And those records are on file in the
shared drive for those that want to look at it. Any other questions from members of the committee?
All right. Seeing none. Alderman Beal makes a motion. Do pass. I'm sorry. Strike that.
But I'm sorry. Alderman Beal. I've just got a quick question. Are there any representative from
Northwestern here? Yeah. Okay. Thank you. I have an offline question for you. But I just want to say
this is an absolutely gorgeous building. I was looking at the architecture. It is, I mean,
it's very complimentary of the overall community. It's appealing. So I want to just commend my
colleague for, you know, bringing us to where we are today. And good luck going forward.
You'll also make the motion as well. All right. Seeing no other questions or comments from my
colleagues on Beal makes a motion. Do pass. All in favor, please say aye. Polls say nay.
And opinion to chair. The ayes have it. It's passed as revised. Thank you. Congratulations.
Our next is number 23093 in the 43rd Ward. Common address is 330 West Webster Avenue, 327 to 335
West Belden Avenue. Change request is RM6 Residential Multi-Unit District and Institutional
Plan Development No. 697 as amended to Institutional Plan Development No. 697 as amended. We have
Carol Stubblefield here to present on the map. Ms. Stubblefield, when you're ready.
Mr. Chairman, members of the committee, for the record, Carol Stubblefield with Neal and Leroy here
on behalf of the applicant, Francis Parker School. With me today is my colleague Langdon Neal, Dan
Frank, principal with Francis Parker, Chip Von Weisse, principal architect with Von Weisse
Architects, and Sophia Camp with Kim Lee Horn, our traffic consultant for the project. Mr. Chairman,
this matter was heard and unanimously approved at the September 17, 2026 Chicago Plan Commission.
We ask that the findings and conclusions of the Chicago Plan Commission, all documents,
drawings, plans, and reports given to the Department of Planning and Development be adopted into today's
record. 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. Records are incorporated.
Thank you, Mr. Chair. The applicant proposes to amend Plan Development 697 to expand the boundaries of
the existing PD to add a parcel on West Belden Avenue for the purpose of constructing a new
educational building with a pedestrian overpass connection to the existing school and certain
improvements, primarily lighting to the existing athletic field. This is a new five-story school
building that will be approximately 59,000 square feet and 53 feet in height. The project is located in
the Lincoln Park community within the 43rd Ward. This new project will allow for the addition of 125 new
students over a seven-year period. With the exception of the bridge on the, or excuse me, with the exception
of the pedestrian bridge connection to the existing building across the alley, there are no proposed changes
to the existing school building. The applicant proposes to incorporate brick, stone, wood, and other
architectural materials that are compatible with the surrounding residential neighborhood and that is
consistent with in the context of the neighborhood. The project will create approximately 60 temporary
construction jobs and 30 new full-time employee permanent jobs. The applicant has engaged in an extensive
community review process over the last two years and has met with neighborhood stakeholders, community
groups, condo boards, Lincoln Park Zoo, adjacent property owners, and the Mid-North Association. The project
has the full support of Alderman
Knudson, that concludes our testimony today. We respectfully request your approval of this matter
and the team is available to answer any questions. Thank you. Are there any questions from members
of the committee? Seeing none, Alderman Knudson. Thank you, Chair. For nearly a decade, the Lincoln
Park community has discussed Francis W. Parker's proposed expansion, including an extensive
community review process led by my office over the past three years. Our goal has been to ensure
that any plan serves not only future generations of students at the school, but also the community
at large. Today, the plan development amendments Parker is requesting would allow the school to
expand to provide access for more students and add athletic field lighting. The expansion would
convert an existing market-rate residential building on Belden Avenue to educational use, which is a
permitted use under the building's current zoning. Parker has been a fixture of the Lincoln Park
community for more than 125 years. That said, we do not take a change like this lightly. In 2025,
Parker presented a previous version of this plan to nearby homeowners and the Mid-North Association.
Based on feedback from that plan, I told the school I was not willing to bring that plan to the broader
Lincoln Park community without significant revisions and additional community benefits.
Parker subsequently made new commitments related to affordable housing and the preservation of
residential housing on Belden. After securing those initial commitments, I agreed to hold a full
community meeting this past March. We presented the plans and collected feedback for more than a month
by phone, email, and in writing to my office. While opinions were divided, a majority of respondents to our
feedback process supported both the proposed expansion and the addition of athletic field lighting.
Given that mix of opinions, my office entered into extensive negotiations with Parker to strengthen the
proposal and secure additional benefits for the surrounding community. I believe that the resulting
agreement represents one of the city's most in-depth community benefits agreements to date. Importantly, many of
these commitments, including those related to affordable housing and historic preservation, were not a part of
Parker's original proposal and directly responded to concerns raised by the community. I want to highlight just
several of the major commitments that resulted from these negotiations and that are now built into a plan of
operations. Number one, Parker has committed $500,000 in direct unrestricted support to Lincoln Park High School and
Abraham Lincoln Elementary School. This is in addition to field and facility use for those public schools and I believe
represents a Chicago first of its kind direct financial investment by a private school into its neighboring
public schools. Number two, Parker has agreed to keep its property at 317 to 25 West Belden as a
multifamily rental apartment building for at least the next 30 years. Number three, Parker is committed to
converting its office building at 2236 North Clark Street into seven 100% affordable units under Chicago's ARO
standards. These units will be targeted towards qualifying first responders and public school
teachers. To do so, Parker will contribute the roughly $1.5 million building plus $500,000 in cash for
renovations and this property will then return to the city's tax roll. Number four, for the athletic field
lights, Parker is committed to dark sky certified technology to minimize light spillover. The lights may not
operate earlier than 6 30 a.m. and may not operate later than 9 p.m. The lights also must be off at all
times when the field is not in use. To start closing, striking a balance between the needs of a long-standing
institution like Parker and the surrounding community is no simple task. The Mid-North Association remains
opposed to the expansion and has voiced its concerns throughout this process. Those concerns have been carried into
our negotiations. Today, after years of community discussion and negotiation, I am proud to announce
my office's formal support for the proposed Francis W. Parker school expansion. I believe the commitments
secured through this process are significant, and in many cases they are unprecedented, and they represent
a balanced outcome for both a long-standing institution and the broader community. I respectfully ask my
colleagues to support this project as well. Thank you. Thank you, Alderman Knudsen. Are there any questions
from members of the committee? Alderman Hopkins, followed by Alderman Beal. Yeah, I just want to
commend my colleague for managing a contentious process. As you mentioned, you know, there were some
strong opinions on both sides. Reasonable compromises were sought and largely attained. Is everybody satisfied?
No, of course not, but that's normally the case in a situation like this. But the bottom line is,
this is an outstanding project, and several hundred more kids will get an opportunity to go to a great
school like Parker because of it. So I'm pleased to support this outcome, and I urge an aye vote. In fact,
I'll make the appropriate motion. Thank you, Alderman Hawkins. Alderman Beal. Thank you, Mr. Chairman. I too wanted to
commend my colleague on this project managing both sides. I know sometimes it's not easy when you're
bringing a development like this forward, and you have to do what's best for everybody. But if
everybody comes out of it not happy, then it's usually a pretty good project. And so I do have
one question for the Alderman. What's the logic behind the 9.30 on the lights? Yeah, I think it's 9 p.m. on
the lights. And maybe I'd punt this to the school, but there's a time where IHSA games,
you need the lights to be staying on until for IHSA to allow games. And it was a bit of a negotiation
because they originally, I think, asked for 10 p.m. So we pushed it as early as we could in a way that
would still allow for IHSA games to be played on this field. The reason I ask is, I mean, you know,
I'm still a high school baseball coach, and I can assure you games are going to go past 9 o'clock
sometimes. And so I don't want you all to lock yourselves in to having the lights just being
shut off in the middle of a game because we've had that happen. And so you need some flexibility,
especially if you have a game where you have the varsity playing first and the JV playing second,
the JV game is going to be pushed and possibly, you know, past 9 o'clock. So I just want to be,
I just want to caution you on that because I've had games where the lights just automatically shut off
in the middle of a ball game. And so I don't want the kids to be at a disadvantage because of
going just past 9 o'clock.
Thank you, Alderman Beal. Any other questions from members of the committee?
Alderman Conway.
Yeah, I guess it's a point of information in response to Alderman Beal's. I went to a,
have to go to a rival high school of Parker's. And I believe the baseball games are played
Lincoln Park, not the park, not the soccer field that is at Parker. I mean, it's not that big.
We would be hitting home runs all the time. So the baseball games are going to deal with the
park district, not with the, with the area that's at issue here for what it's worth.
Yeah. And it's a, it's an athletic soccer field that's used for different activities like field
hockey that are played on the soccer field. Principal Frank, do you want to, do you want
to address the field in lighting use?
Yes. Thank you. My name is Dan Frank. I'm the principal at Francis Parker. The field is used
for recess, physical education classes, and probably three quarters of our students play
on athletic teams. Kids love to play. And there just isn't enough sunlight. I appreciate the
Alderman's thought about games running longer. We are going to do our very best to make sure
that doesn't happen. It's 9 p.m. That's our commitment. And we'll make sure we back end all
scheduling to make sure that it all fits within those time parameters to be respectful to
our neighbors and to honor our commitment. Thank you. Thank you. Thank you, principal.
All right. Seeing no questions, no more questions. Vice Chair Lawson makes a motion.
Do pass as revised. All in favor, please say aye. All opposed, nay. And pin it to the chair.
The guys have it. The item does pass as revised. Thank you. Thank you.
Next item is number 23068 in the 14th Ward. Common address, 2800 to 3156 West 51st Street,
4911 to 5061 South Kedzie Avenue, and 4914 to 5058 South California Avenue. The change request
is the M2-2 Light Industry District to plan development. Attorney Mara George is here to
present on the item. Good afternoon, Chairman Villegas and members of the zoning committee.
My name is Mara. Second. One second. Mara Georges. Ladies and gentlemen, let's go. Thank you.
Attorney Georges. Chairman Villegas and members of the zoning committee. My name is Mara Georges,
and I and my colleague, Rich Toth, represent the applicant in this matter, Amazon.com Services, LLC.
Here with me today to present from the development team, from the owner, which is Amazon,
Asher Cousin, and Kyle DiGiulio, from the development team, which is Venture One, Jeff Calley. The architect
is Progressive Companies. Jason Vincent is with us. The civil engineer is Atwell. Cody Ringham is with us.
Our traffic consultant is Kayla O.A., and Louie Albuna is with us. Our general contractor is Power
Tour.
joint venture, and that's Sean Gloaz and Ron Maldonado. The site contains approximately 69
acres and is bounded on the north by the CTA Orange Line and other rail lines, on the east
by California Avenue, on the south by 51st Street, and on the west by Kedzie Avenue.
The property is zoned M2-2 Light Industry District, and that underlying zoning will remain
under a proposed new industrial plan development. The site was previously operated by Central Steel
and Wire, but its operations were discontinued years ago. Amazon.com Services and Venture One
seek to replace the former Central Steel and Wire complex and establish a new state-of-the-art
fulfillment center, supporting Amazon's last-mile delivery network in Chicago. The project will
greatly increase landscaping at a site that is currently covered in concrete. Over the past
several months, Amazon has been working with various city departments and agencies, local
residents, and 14th Ward Alderwoman Hailu Gutierrez to best integrate the project into the fabric
of the neighborhood. On behalf of the applicant, I'd like to give a special thanks to Alderwoman
Gutierrez, as well as members of DPD, including Yang Di Wang and Noah Zafranik, who supported
us throughout. This application was presented to and received the recommendation of the Chicago
Plan Commission at its meeting on July 16, 2026. I ask that the report of proceedings before the
Plan Commission, together with the records and drawings previously transmitted to DPD and the
Plan Commission findings and recommendations, be made part of this record.
This item was heard and passed by the Chicago Plan Commission. Alderman Knutzen makes a motion to
incorporate all records and findings from that hearing. All in favor, please say aye. Aye.
All the polls say nay. In the opinion of the chair, the ayes have it. Records are incorporated.
Thank you. Alderman Gutierrez has provided a letter of support. I do have an extra copy if you need one,
Mr. Chair. We have a record. We have a copy of the record on file. Thank you.
Thank you. I am going to turn the presentation over to Jeff Calley, the Senior Vice President of
Development Services with VentureOne, to take you through a couple of the slides.
Thank you. Thank you, Chairman. My name is Jeff Calley. I'm the Senior Vice President of Development
Services at VentureOne Real Estate based in Rosemont, Illinois. We are the developer.
What you can see on the screen is the heart of what makes this proposal unusual for a side of this scale.
This is a single-story building roughly 44 feet tall with parking and circulation that only encompasses
about 30 acres of the 69-acre site. The M2-2 zoning would permit a significantly larger structure
equaling millions of square feet of floor space, yet we are proposing roughly 235,000 square feet.
In other words, we're thrilled to propose one of, if not the lowest density uses of this site,
could reasonably hold, and that has possibly ever been proposed in Chicago, with the exception of a park.
We're taking a property that has been fully industrial since the late 30s,
most recently a steel and wire fabrication and distribution plant, and replacing it with low-profile,
heavily landscaped facility that gives a great deal of land back to open space.
That low density is what drives the pedestrian experience along the street.
The site has almost a mile of frontage, about 4,800 lineal feet, and rather than build up right to the
sidewalk, we've pulled the building deep within the site. It's not a tall structure, and it will be
heavily screened by trees and shrubs. Along 51st Street and Kedzie Avenue, we're dedicating right
of way to create a wider roadway and safer sidewalk, and we're providing an internal pedestrian path to
Kedzie Avenue so employees can walk directly to Orange Line station and bus routes.
We've also set aside approximately two acres at the southeast corner for open space that we intend to
donate to the Chicago Park District. The environmental story here is just as strong. Today, the site is
about 69 acres of impervious surface. Our plan cuts that more than half, a 51% reduction, with four new
dry stormwater basins and significant native and adaptive landscaping. The building is fully
electrified. We're exceeding the energy code, and the site is built for an electric delivery fleet with
108 EV charging stalls. Under the city's sustainable development policy, our strategies total 110 points
against a 100-point requirement. I also want to note that prior demolition, the available electrical power
to the site from previous use was approximately 40 megawatts, large enough for our data center, and we're
reducing that need down to 5 megawatts, returning significant capacity back to the surrounding
grid. The community benefits are real as well. Roughly 105 million invested, about 350 construction
jobs, and about 200 permanent Amazon positions starting at $21.50 an hour with full benefits plus
400 plus driver roles throughout through delivery partners. Finally, on process, this has been a genuine
conversation and collaboration with Alderman Gutierrez, the surrounding neighborhood, and the ward.
We presented at community meetings hosted by Alderman Gutierrez on February 17 and again on May 12.
Delayed our filing at her request, so we had time to implement enhancements she worked tirelessly to
incorporate, both in and around the site, contiguous and non-contiguous, with further benefit to the
community. Other members of our design team are here to address any questions you may have. Thank you.
Subject to the plan development approval today, all bulk use and density items will be in compliance with the
zoning ordinance. On behalf of the applicant, I request your favorable recommendation.
Thank you, Attorney Georges. Alderman Beal.
Thank you, Mr. Chairman.
How many last mile facilities do we have in the city of Chicago right now?
I'm going to turn that over to Kyle. Kyle DiGiulio from Amazon.
We have three currently. Three.
Okay. Well, you know, I am the recipient of one of the very first Amazon facilities
here in the city of Chicago, and I can tell you, you know, we have a fleet of 100% electric vehicles,
so there's no emission, but the traffic that it has brought to the area is the reason why I have
so many other opportunities in the area because of the traffic that it has generated, and so I commend
my colleague for bringing this to the 14th Ward. It is going to be a huge asset to you. It's going to
bring a lot of jobs and a lot of traffic, and I look forward to other projects that this is going to
generate because of this facility, so congratulations, and thank you.
Thank you so much, Alderman Beal.
Any other questions from members of the committee? Seeing none, Alderman Gutierrez.
Thank you so much, Chairman. As you all know, over the past months, I've been working regularly
in conversations with Amazon, but most importantly with our community, and I do appreciate their
willingness to listen, engage, and recognize that they're coming into a community that historically
has been underserved and too often overlooked for investment. That is why my office hosted two
community meetings, giving residents the opportunity to hear directly from Amazon, ask questions,
and voice their concerns. In addition, Amazon created a dedicated website where residents could
continue submitting questions and feedback throughout the process, especially right now during demolition.
The overwhelming message we heard was the need to address traffic and pedestrian safety.
I understand and respect and share the concerns that many of my residents have expressed.
Traffic, pedestrian safety, and quality of life are valid concerns, and my office has taken
those concerns seriously throughout this process. At this time, it's important to remember that this
property was purchased in 2021 and has long been zoned for industrial use. Industrial corridors are a
critical part of our city's economy, creating jobs, and supporting small businesses. As we can see in the
plans before us today, Amazon is also making a significant investment in the site's green infrastructure.
A large portion of the property will be dedicated to landscaping and stormwater detention. But most
importantly, in addition, Amazon has committed on donating two acres, but not only donated that land, but
also to fund the construction of that space. Our community is happy to learn that they're being good
neighbors, and I hope to continue taking those concerns, those questions, and anything that arose
seriously, and that they continue to respond to those commitments. As a result of these
conversations, my expectation and this partnership I hope is not over after the construction. It's over, and I
hope Amazon continues showing up, listening to residents, honoring the commitments, and being a good
neighbor. I look forward to continuing to work with Amazon to ensure these investments benefit both the
residents of the 14th Ward and the company for years to come. For these reasons, I respectfully ask for
your support to this planned development. Thank you, Chairman. Thank you. Thank you.
Thank you. Okay. Seeing no other questions or comments, Alderman Knipson makes a motion do pass as revised.
Thank you, today, amen.
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All in favor.
All right. Our next item is 23070, also in the 14th Ward, common address 5050 South Kedsey Avenue.
The change request, rather, is a business plan development number 272 to B3-1 Community Shopping District,
and then to business plan development number 272 as amended.
Liz Butler and Janet Stengel is here to present on the item. Attorneys?
Thank you, Chairman Villegas and members of the committee.
My name is Janet Stengel, and I'm an attorney with the law firm of Taft, Cetinius & Hollister, located at 11 East Wacker in Chicago.
Our firm represents the applicant in this matter, LXG Kedsey Retail LLC, an affiliate of Level Capital.
I'm joined today by my colleague Liz Butler, partner at Taft, and Jin Yu, Vice President of Development and Construction for Level Capital.
The applicant is requesting to rezone the property generally located at 5050 South Kedsey from business plan development number 272 to the B3-1 Community Shopping District,
and then to business plan development number 272 as amended to allow additional business and commercial uses as permitted uses to the plan development.
The plan development application was considered by the plan commission at its September 17th meeting and received a favorable recommendation.
We request the transcript and the record of the plan commission proceedings be incorporated and made a part of the proceedings here today.
This item was heard and passed by the Chicago Plan Commission.
Alderman Riley 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.
The property contains approximately 10 acres of site area and is improved with an existing 174,000 square foot, single-story commercial building and a large surface parking lot.
The shopping center has experienced significant vacancy and disinvestment.
The site was previously anchored by a Kmart, which closed in 2016.
Today, the applicant seeks approval of a planned development amendment to restore the site as a southwest Chicago shopping destination, including national retail tenants.
The amendment will permit additional use types, including food and beverage retail sales, to support expanded dining options and a new food hall along South Ketzee.
The proposal includes two new outlawed buildings in the parking area and sub-areas A and B to modernize the development.
The project includes several modifications to the site, including updated building facades, enhanced landscaping, upgraded parking areas, and changes to site access, circulation, and loading.
These improvements are allowed under the planned development and were reviewed and approved administratively earlier this year.
The planned development amendment application was filed in May, 2026.
Alderwoman Gutierrez hosted a community meeting on June 15, 2026, where the proposed development was presented to community members.
The outreach resulted in support for the project.
The committee has received a letter of support from Alderwoman Gutierrez, a letter signed by several vendors of the existing shopping center, and a letter of support from the Back of the Yards Neighborhood Council.
The redevelopment represents an approximately $30 million investment, which includes tenant improvement costs.
The project is anticipated to create approximately 150 to 200 construction jobs and 150 to 200 permanent jobs.
In conclusion, the project will transform an underutilized commercial site into a more active, marketable shopping center with a diverse range of retail, dining, and service uses.
We thank the committee for its consideration of this matter and respectfully request your favorable recommendation of this request.
We're available to answer any questions.
Thanks.
Thank you, attorneys.
Any questions from Alderman Laspada?
A very quick question here.
I'm so curious because there was one.
There's a rendering that is your generic favorite places to shop, like retail tenant.
And then there was another one that showed specific names attached.
Do we have interested lessees for these spaces?
Jen from Level Capital.
As of now, we have – there's two existing tenants.
They're national-wide.
And then there's – as of this morning, we just – the two additional lease got executed.
And there's two of them that is – we're just waiting on final signee.
Well, all righty then.
That's fantastic.
Congratulations and congratulations in the back.
Thank you, Chair.
Thank you, Alderman Laspada.
Any questions from members of the committee?
Seeing none, all of them get that is.
Thank you, Chairman.
I'm just happy to see these developments to come to the 14th Ward.
But not only that, especially important for our ward because it's – all of these projects and developments have been with our community up front.
There'll be the ones coming to our meetings.
There'll be the ones asking questions, concerns.
And it's been beautiful to see how the community now has a voice in our office.
And they know that all decisions made at the end, yeah, I'll send out a letter of support.
But at the end, that decision is made because of them.
So I just want to reiterate that, that I'll continue to uphold our community and make sure that the processes continue to be transparent and with our community in the forefront of every decision.
As we've said, this property has experienced significant vacancy and disinvestment for over 10 years.
And I'm just happy to see that the new owner is acquiring this property and is having a great project that is going to not only benefit our community, but also is going to create more jobs.
As you saw the first picture, it's so sad to see the conditions that the building is now, but I'm happy to see what it will become.
The redevelopment includes several site design improvements, but also he's committed to bringing some safety measures, also some more trees, but also security in the parking lot.
And we've spoken about many things that need to stop around there, and I'm happy to know that they have the commitment to help in this.
But most importantly, I'm happy to support this project because our community also oftentimes, you know, they need to travel far to get what they need.
And I'm just happy to know that now it will be in a walking distance or maybe just driving a couple blocks and they'll be able to shop with dignity and also having these type of things that we all deserve in the southwest side.
With all of these, I just I'm happy to support this project.
And I ask my colleagues to please support it as well.
Thank you.
Thank you.
Thank you, Audowoman.
Seeing no further questions on La Spada, make some motion, make some motion, do pass as revised.
All in favor, please say aye.
Aye.
Opposed, say nay.
In the opinion of the chair, the ayes have it.
This item passes.
Congratulations.
Our final item is number 22999-T1 in 43rd Ward.
Common address is 754 West Belden Avenue.
The change request is RT-4 Residential 2 Flat Townhouse and Multi-Unit District to B2-3 Neighborhood Mixed Use District.
Liz Butler and Brandon Lord are here to represent on this matter.
You can take this up, please.
Alderman La Spada moves to accept a substitute narrative and plans for the Type 1 application.
All in favor, please say aye.
Aye.
All opposed, say nay.
In opinion of the chair, the ayes have it.
The substitute narrative plans are accepted.
Thank you, Chair.
I'm keeping an eye out for my client who might have stepped out of the room, but we'll get started.
Thank you, Chair, and members of the committee for the record.
Again, my name is Liz Butler.
I'm a partner at the law firm of Taft, Statinius, and Hollister located at 111 East Wacker Drive in Chicago.
Our firm represents the applicant who is also the property owner over the Rainbow Association, or OTR.
OTR is a nonprofit organization that develops and operates affordable, accessible housing for adults with physical disabilities.
My client is somewhere in City Hall, and he may be joining me soon, Eric Huffman, who is the executive director of Over the Rainbow Association.
The applicant is requesting a Type 1 zoning map amendment for the property located at 754 West Belden Avenue from the RT4 residential two-flat townhouse and multi-unit district
to the B2-3 neighborhood mixed-use district with optional administrative adjustments and variations for related to bicycle parking, building location, off-street loading, and setback adjustments.
The zoning change is to redevelop the property with a new five-story, 30-unit, affordable, barrier-free residential building.
This is an approximately 9,375-square-foot property that is currently improved with a two-story building with eight existing affordable, barrier-free apartments and a surface parking lot.
OTR has owned and operated affordable, accessible housing at this property since 1982.
The existing building is more than 40 years old, and the demand for OTR's accessible housing dramatically exceeds the available units.
The waiting list for this property frequently exceeds 80 individuals for the existing eight apartments.
So the applicant is proposing to replace the existing building with a five-story.
Approximately 58-foot-tall building with 30 barrier-free dwelling units.
All 30 apartments will remain affordable and income-restricted.
No commercial space or on-site parking is proposed.
The project will remove the existing surface parking lot and close a curb cut, an existing curb cut,
and provide new landscaped open space and an outdoor patio as a residential amenity for the tenants of the building.
The applicant worked closely with Alderman Knudsen in the 43rd Ward Office with DePaul University,
the Lincoln Central Association, and neighborhood residents throughout the review process.
A community meeting was held on August 12th, and the plans for the project were subsequently refined in response to community feedback,
including changes to the building design, exterior materials, and the west facade geometry.
The applicant also agreed to a plan of operations, which we worked on closely with the alderman and his team.
The project will allow Over the Rainbow to continue its mission that has existed at this location for more than 40 years,
while increasing the number of affordable, fully accessible apartments from 8 to 30.
We thank the committee for its consideration of this matter,
and we respectfully request your favorable recommendation of the zoning change,
and we're available to answer any questions that you might have.
All right.
Any questions?
Vice Chair Lawson.
Thank you, Chair.
No questions.
I just wanted to commend Over the Rainbow and Eric Huffman for the work that they do.
They recently completed a 37-unit building that is similar in nature right across from the 19th District Station on Addison,
two blocks east of Wrigley Field.
They were great partners throughout.
The lease-up went well, and they deliver a product that is not often found and sorely needed in dense neighborhoods like ours.
So this has my full support, and I just wanted to thank the team.
Thank you, Chair.
Any other questions or comments from my colleagues?
Seeing none, Alderman Riley makes a motion to do pass.
As amended, all in favor, please say aye.
Aye.
Sorry.
I thought you knew.
I told Nicole.
Right?
Riley's ready to go, so I'm ready to go, too.
Alderman, my apologies.
Before we make the motion, Alderman Knudsen, to close.
My apologies.
No, thank you, Chair, and I know I've spoken quite a bit today, and this one won't be as long as the last one,
but it's a really important project for the 43rd Ward and one that I am and my whole team is incredibly proud to support.
As Liz said, and Liz has worked so hard on this, Over the Rainbow is building a new five-story building at 754 West Belden with 30 fully affordable and accessible one-bedroom apartments for adults with physical disabilities.
These units will be deeply affordable, with residents generally below 30% of the AMI.
It is also worth highlighting on the project that this project is being developed without a direct City of Chicago capital subsidy utilizing IDA financing and tax credits.
The location is in a dense area with many businesses, public transportation, and museums, all of which I know new residents will utilize.
The need for affordable, accessible housing is significant.
In fact, earlier this year, the city entered into a settlement with Access Living that requires Chicago to identify or build 2,800 affordable, accessible units over the next decade.
This project, although just 30 units, is a great example of the type of accessible housing we need more of in the city.
Our team held a community meeting like we always do on this project,
and what I can say is residents were really enthusiastic.
The applicant was great at negotiating with us on items like brick tone.
We wanted to make sure that the brick matched with the rest of the community,
making sure the loading zone worked and that the awnings fit as well.
I'm very grateful to OTR.
Separately, I want to note our office is going to be working with CDOT to support traffic and pedestrian safety improvements and investment around this infrastructure.
So, thank you again.
This is a great project.
I want to thank Over the Rainbow.
This is not a new project.
When I came in as an older person, we talked about it immediately.
So, I'm so happy that we're finally getting it across the finish line.
And I hope all of us on Committee on Zoning will support this.
So, thank you.
Thank you, Alderman Knudsen.
Alderman Riley renews his motion.
Do pass as amended.
All in favor, please say aye.
Aye.
Oppose, say nay.
And opinion, Chair, the ayes have it.
Ladies, there being no further business before the Chair of the Committee on Zoning, Landmarks, and Buildings, this meeting is adjourned.