Cool. Thank you.
Figure it out.
Folks folks everyone take your seats. We'll begin in just a
moment. Thank you.
Morning, it is 10:21 a.m. On June 11th, 2024 and the
meeting this meeting of the
This Chicago City council's committee on zoning landmarks
and building standards is called to order. We'll start with
the row roll call. Uh Vice chair Lawson is President
Alderman laspada almond Hopkins.
all the women Dow
Alvin Hall will get to all the women Harris.
Allman Bill all the 1
uh, Alderman Moore
Remote all the Mosley a little bit more.
Al Lopez we'll see you later Alderman Bernette
all the women Cruise
on the Conway
Alderman Ramirez Rosa
Alvin Vega
almond Riley cruzen
all the women clay
we have 10 members. We have a quorum. I also see all the
men in the palatin all the women lie, uh for notes great.
Thank you. Uh all there's Fuentes Hall and more have
requested to attend this meeting by remote means of the
provisions of rule 59 due to unrelated circumstances. Uh,
all their laspata makes a motion to approve the author's
requests all in favor. Say I
Any opposed say nay continue to the chair the eyes have it
welcome Alders.
1 item to be deferred it can't it can be found on page 8
file number 22425 for the address commonly known as 3631
through 3657 North Central and 5547 to 55557 West Waveland.
No questions by committee members all their Crews makes a
motion to defer the previously listed items on favor. Say I
The eyes have it and the items are deferred at this time. We
will begin the public comment period public comment period
will be limited to 30 minutes out of respect for everyone's
Time. Each speaker is limited to 3 minutes. Actually, we
had 12 come in. So I'm going to let 12 speak, uh for
today's hearing. We will hear from them now. Uh, first up
is Molly Fleck.
Who will be followed by sud?
saraswat
the step to the microphone
Good morning morning. Um, my name is Molly Fleck. Uh, and I
live in Lincoln Park in the second word and I'm here to
speak today in favor of 2 items actually on today's agenda,
uh, the development of 2033 North Kingsbury and the
ordinance to legalize 80 use Citywide. Um, I'm a board
member of the Sheffield neighborhood association and last
week our board voted in support of the development at 2033
North Kingsbury Neighbors in the area have valid concerns
about Transportation infrastructure in the area
accommodating an influx of thousands of new residents
between Lincoln yards and the development of the Clybourn
quarter overall, and I hope that c Dot and the CTA will
work together to bring new Transit like a Clybourn bus
protected by bike Lanes on Clybourn and a bus lane for the
number 73 bus on Courtland to fruition so that the area
doesn't become Total Car gridlock. Um, but Lincoln Park
needs more housing.
And the development at 2033 North Kingsbury helps to
fulfill that need.
Uh, and so does the Adu ordinance So currently it's illegal
for Lincoln Parkers to build adus legalizing adus. Citywide
will create naturally affordable housing and it will gently
densify Transit serve neighborhoods like mine. Um, I would
love to build an Adu in my backyard. I currently live in a
single family home. That's an 8 minute walk to the Brown
Line and it's zoned rt4, but I can't utilize that unused
zoning capacity of my home. Um, and I think that that
should be my choice as a homeowner whether I would like to
build an Adu and not the city council's um,
Decision to make for me. So I'm here to support the Adu
ordinance and hope that um all homeowners in the city of
Chicago will have the ability, uh that certain homeowners
currently do Under the pilot program. Thank you.
Thank you. Miss luck.
We have all the women clay here for person purposes of
Quorum. Uh, next up is sued saraswat followed by uh,
Katherine.
dharmat
Hi nice to meet you. Um, I am actually a resident of
Oldtown, but I do also own property elsewhere in the city.
And uh, I am in uh, I am Pro for this particular bill.
I have a couple comments 1 it's economical. It's it's good
for existing homeowners to be able to capture, uh
residential demand. If you're a homeowner, like myself, I
see that there's a lot of people looking to move into the
area. I would I and other homeowners would love to be able
to provide housing and also make a little extra money on
the side and form of rent. Um, secondly, it's good for
businesses more consumers means more spending for local
businesses. That's kind of their lifeblood without that. We
won't be able to raise taxes so that we can pay for the
things that the city desperately needs.
thirdly, um, it's unobtrusive existing homeowners tend to
come out in opposition to development because it changes
the way that the neighborhood looks but when you have adus
they're hidden, they're uh, they're not in the line of
sight homeowners don't tend to be as opposed to it. And so
you are able to pass you're able to increase housing
density without actually negatively impacting anybody's
views. And then finally, I think electorally speaking when
you don't have uh adus,
Or when you when you build housing that is obtrusive or does
kind of rile up neighborhood associations. Then it makes it
harder for us to build housing. But with adus you can do
that and basically pass an an increase in housing without
without actually bothering anybody. So I'm fully in support
of this particular Bill. Thank you. Thank you. Uh, next is
Katherine Dhat dstat.
All right followed by Zoe.
It's good morning everyone and thank you. My name is
Katherine dstat. Um and I am an architect and owner of
latent design. Uh, thank you for convening this hearing and
believing in the transformative power that have expanded
Adu policy will have across Chicago as an architect. We've
talked to clients, um across the city both, um around
converting basement Adu units and new construction Co Coach
House adus both cases and both typologies have provided new
housing options for extended family to age in place safely
affordable and with care close by however today, I want to
talk about the conversions that didn't happen why I support
the Adu policy and how this will expand this expanded
ordinance will improve housing across the city. We received
more calls from existing and prospective homeowners who
want to improve their building with a basement Adu that may
already be occupied often. These units are non-compliant in
minor ways, but are serving.
As existing affordable housing, uh already within
neighborhoods by providing Pathways to legalization that
allows for these housing options to remain active to not
display, um to that displays existing homeowners and to
also um continue to allow for housing to exist deeper
within neighborhoods.
another element that we do also see is with the expanded,
uh definitions around coach houses by eliminating, um,
minimums and maximums in terms of both square footage and
in terms of parking this allows for uh, Coach House adus to
be constructed in true accessible nature when we think
about aging in place, we want to think about how people are
able to access the units without stairs, um to be able to
improve their properties in a variety of ways overall. We
feel that this ordinance and the the expanded ordinance
will allow to keep housing with deeper within our
neighborhoods allow for more building owners and homeowners
to think about how they invest um on their properties and
then also to think very clearly about aging in place within
our neighborhoods. So thank you for that. Thank you very
much.
Uh next up. We have Zoe Lee followed by Janet protos.
Yeah, so this committee on zoning landmark and building
standards and as you know the city of Chicago.
Knocked down my building. Um, and they were not supposed to
you know, they were under the impression for some reason
that they own the building and they haven't owned the
building ever, uh, the building my grand my godfather. My
mother bought that building in December 13th, 1965 1 to
arguments that David Moore tells, uh, plenty of his
colleagues when they do ask was the reason why they knocked
the building down was because of building violations and
uh, my mother was working on the building, but even if she
wasn't working on the building there's a law called
blighted property act 1947 1949 and a lot of people don't
know about this law, but you cannot knock down any
property, even if you feel like it's blighted or it's in a
blighted area unless you go to the governor the governor
has to go to the attorney general and they have to do it on
top of that. You guys always say that um, Marlene Hopkins
says that if it's an emergency,
Direct they don't have to notify the person um, that sounds
uh, very illegal and insane but you know, Chicago gonna do
what they're gonna do anyway, but you still cannot do that.
Um, there is a process to demolish a building, you know,
and you have to go into you have to go to the commissioner.
The commissioner has to go to judge like you it's a whole
process. You just can't knock somebody's building down but
you guys do this and you do this in the black community
mainly so you guys can have vacant Lots so then y'all can
run in here and get this Tif money for these affordable
housing projects, which is a scam. It's going to always be
a scam and y'all only do it and and you don't never work
with the black you don't never use that money because the
money the Tif money is supposed to be for Blinded areas and
for like a building like my mother's then when she started
asking for the the Tif money to use to start to to start
rehabbing our building all of a sudden the building gets
knocked down.
instead of
alderman Moore or whoever else was supposed to go to
committee and see if she can work out something with
getting the Tif money. That's the whole purpose of tax
increment funding and because a lot of black people don't
know that in our areas you guys use it as a piggy bank. So
I need help. I see all these gay flags downstairs. I'm gay
as hell and my gay ass needs some help Bennett Lawson. So
since you're part of building standards, why don't you come
and help another person who's been coming here for 33
weeks. Thank you.
Thank you. Uh, next up is Janet produce followed by George
Blake Barn.
Hi, my name is Janet Proteus. And I'm here as a resident of
this city in Alderman. Conway's Ward and I support ID use
for a variety of reasons, but the 1 that I wanted to
emphasize today is the ability they give someone to take
care of their parents as they age and keep them nearby and
I just can't stress the importance of that and how it can
change the trajectory of both the parents life and the
child's life in multiple ways. So I encourage you to
approve this. Thank you.
Thank you very much. Uh next is George Blakemore followed
by Christina gallo.
The game that people play I'm so excited. I couldn't
believe it. I kept on knocking on the door actually 11 so
many weak.
People here in the city of Chicago weak white folks.
We black people weak Hispanic and Asian people I said come
on in the back out open this door and the people they maybe
y'all didn't comprehend.
Maybe y'all don't understand our government work. It
doesn't work. This man is Rosa. He's he's a vice chairman
brother was fighting a a black person down here.
You don't know how government works. I I said y'all. Come
on in bam bam. I hit on the door. And this man over here
say you hit on the door 1 more time. I'm gonna have you
arrested I hit on it a 100 more times.
It's something evil here corrupt anything could be done
anywhere and any time and any place. Well, all you have to
do is pay these ultimates.
They corrupt the ultimate and they'll get a corrupt
attorney.
And are irregular lot when nothing can be built on it tall
or nothing can be he he become regular with money.
with money and this 1 party
6 of him call the chef Democrats. I've been delivering it
but put on Trump hat. Come by here Trump. Trump is a racist
for 5 minutes 2. I'm gonna vote for Trump on my way to
Freedom land.
To make up we got to make America great.
We have it's never been great to black people enslaved us
and and and abused us.
So again, it's very important for a man like Mr. Blakemore
to show up and speak out. I said yo, yeah say like in you
house and they look look they just scared y'all. Just been
beaten down by the government. You don't know how I work.
This is your city council.
You control it?
You tell them what to do. They don't tell you.
So the gains that people play.
The game we we we settled soon.
Y'all just look so scared of these people.
These people are corrupt people.
These people are evil people all of them. You know, what a
1 party system where everybody is 69 each other all
Democrats. No Market party stuff worse than coming this
channel work than fasting Germany.
What than Putin Russia right here.
Right here.
And that man where's Rosa?
Thank you, Mr. Blakemore. Next up is Christina Gallo
followed by TJ Hughes?
Good morning, everyone. My name is Christina go. I am an
architect and owner of via Chicago or an architecture firm
based in Logan Square where I also reside uh today I'm here
to support the addo ordinance expansion Citywide. Uh, but I
specifically want to talk about the expansion of the
ordinance in B and C districts. Um, our firm has ample
experience constructing adus both basement units and Coach
houses, and I want to focus on the inquiries from our
neighbors in Logan Square that we have to sadly pass on
because um, the ordinance is not include B and C districts
these districts. We know are inherently, um supportive of
mixed-use properties and are
motivators towards expanding small business resilience and
allowing small business owners who often reside and live
within these properties to have housing options that fit
their needs. So with really, uh, showing support towards
bringing more affordable housing options to B and C
districts. Um, we're allowing small businesses other routes
to maintain ownership of their properties and truly expand,
um, their opportunities for growth growing, uh, well within
these neighborhoods. Um, thank you to all my colleagues who
are here supporting the expansion of the ordinance
Citywide. Thank you. Thank you very much. Uh next is TJ
Hughes followed by Monica chaddha.
You Raven. Good morning. Okay, good morning. Uh, my name is
Teresa TJ Hughes and I am here to bring back a question
that I had at the last zoning meeting in regards to forms.
Um, you stated that you have a quorum.
and I according to the open meetings act you have may have
a quorum but you have to have a majority if you you have a
committee of 20, so you should have 11.
for your quorum
out of that 11. You should have 6 when you get ready to
vote on stuff.
That are present.
and
or the actual 11 that's on the on the committee. So if you
do not have these numbers.
When you pass things and there's only 2 or 3 people that
are ordering here is illegal.
I've been doing my research and according to the open
meetings act which I'm sure that you all know about in the
open meetings law. It is illegal to have these forms. I
mean to have these meetings and vote stuff out.
When you don't have the people present that the people on
the little videos up there, they they don't count either.
They supposed to be here. We are taxpayers. We are paying
the people to be here. You're supposed to serve us.
And you're just serving yourselves. I had some meetings and
um, they say well, you know, we have to get out we might
have to go somewhere and blah blah blah. Well set your
other meetings up.
Away from around the time of the meeting you're supposed to
start on time, which that has not happened in a in a while
since I've been coming to meetings and I'm upset about
that.
The last thing I want to say, is this 2%
of
black contractors getting worked through Eileen Velasquez
and procurement Department
that needs to be addressed.
immediately and and and Zoning you you guys
changed things up so that you can build more housing and
build more this and that I'd like to have the chair report
back out.
the status of all these
changes and um as far as how many black contractors are
going to be on these, um projects when you start building
them.
um
That's that's basically about what I want to say as far as
zoning.
so
I would like for the chair to address that issue can the
chair get back to me as a citizen of the city of Chicago
with those? Ah, those answers to the questions that I just
asked 1 what constitutes the form in writing?
What is legally done to make you be able to pass things out
when you don't have enough people?
Okay, because I know I can go to the States Attorney. All
right. Thank you Mrs. Uh next is Monica Chadha followed by
Danny V Lobos.
Good morning.
Uh, my name is Monica Chadha. I am architect, uh owner and
principal of Civic projects architecture. I am also here to
speak on behalf of the accessory dwelling unit expansion.
We were consistently our uh offices in Woodlong. We were
consistently in areas and wards that are not currently
under the extended accessory dwelling unit. And we have um,
we are repeatedly having to tell our clients we're telling
residents that they don't qualify in their unable to uh
have access to this opportunity for uh, increased income
increased support of their extended family members, uh,
increased parental or Child Care depending on their needs,
um, a couple things I wanted to add to that is that there's
an opportunity to build equity across neighborhoods and I
really support and hope that uh, the committee will
consider, uh, the equity need to provide this across
neighborhoods. Uh, it allows for naturally occurring, uh,
Affordability in rental for those who are able to live in
the accessory dwelling units.
And what we're also finding is with the current
restrictions, uh, the limits on square footage and some of
the setback requirements make it difficult to provide all
of the services or all of the opportunities that these
neighbors need. Um, and this applies both to coach houses
and to a basement units because we are also in communities
and working in communities where there isn't access, um to
legalizing dwelling units that folks are already living in.
So, uh, I repeat we are in support and I look forward to
hearing more.
Thank you very much. Uh next is Danny via Lobos followed by
Amy Masters.
And everyone's going short on time. So I think we're going
to get through everybody. So, thank you.
Hello, good morning. My name is Danny via Lobos. I'm a
lifelong resident of vitamin Park neighborhood in Garfield
Ridge. I'm here today to voice my support for allowing adus
to be permitted Citywide and convey why it is a sound
proposal.
permitting adus is as mentor of a is as a matter of an
economic justice as it is about solving the housing
shortage as a first generation Latino. I particularly find
adus with disproportionately Empower my working class
immigrant majority Hispanic neighborhood. Here's why
This is a chance for us to shape policy in a way that better
better reflects Our Community Values supportive towards
others and a drive to getting ahead.
This is a chance for us to put into writing something we
Hispanics already do and that is lending a helping hand
across Generations. Why not allow a community like my own
earn extra income while doing it. Let's make it easier not
harder.
Adus would bring greater affordability stability and
support to Hispanic communities needed to advance
economically and provide for their multi-generational
families. Meanwhile getting passive income literally
flowing into our backyards building generational wealth
that circulates within our neighborhoods. That's what I'm
fighting for. When times are tough. We look after each
other why not create a safe and permitted process that
formalizes the act of housing each other.
This is not outside special interest looking for a quick
dollar. This is a about permitting a organic.
Communal effort of stepping up in the face of homelessness
and financially rewarding those who do it. I know vitam
Park and the rest of the southwest side stand to benefit.
Let's not pass up on this opportunity for economic Justice
and Community Development. Thank you.
Thank you, sir. Uh next is Amy Masters followed by Eduardo
Ortiz.
Good morning. Chairman Lawson members of the zoning
committee. My name is Amy Masters. I'm representing the
building owners and Managers Association of Chicago or
Bulma Chicago and I'm commenting today about the vacant
storefront ordinance. I would like to thank uh Alderman
napalitan the department of buildings and chairman Lawson
for taking time to
Talk to building owners across the city and hear our
concerns. We appreciate the Amendments that were made to
ensure that buildings that are truly out. There are trying
to uh lease or sell their storefronts are not considered
vacant and we also believe that these adjustments will help
to ensure that those Bad actors those buildings that are
not following the laws and regulations will actually will
be focused upon. Um, and also will help to keep secure and
safe communities as well. So thank you again for including
it all the stakeholders in the process.
Thank you, Miss Masters. Uh Eduardo Ortiz followed by
Austin kadrovska.
Uh, good morning everyone, uh esteemed members of the
zoning committee. My name is Eduardo Ortiz a member of the
Puerto Rican community on the northwest side of the city
and I'm here to voice support for the proposed zoning
change that would allow for the building of the National
bodea Archives and collections Research Center marked in
today's agenda as number 88887 for for years the Puerto
Rican community in Chicago has thrived and given back to
the city will always staying true to his roots.
This new center is a big part of continuing that work.
As 1 example Chicago has been a home for Puerto Ricans in
the city the islands and across the diaspora during times
of Crisis. Chicago is 1 of the first to respond to
Hurricane Marine in 2017, and took care of so many people
and so many families. I moved to Chicago just a few days
prior to Hurricane Maria and the community rally around me
and supported me during my struggle.
With with the center does is further extend that commitment
to not just the Puerto Rican people but their culture their
history and their future by dedicating this state of the
Art Space to the task of of preserving history Puerto
Ricans and Latinos across the city have another pillar that
sustains the pride and engagement of these bright of these
vibrant communities. It would be a place to Foster learning
and make history tangible for our young people after that
the impact that it would have on research on local
businesses and tourism through the facilities versatile
design multiple use potentials and initiative to promote
Puerto Rican small business created products losing so much
history art and culture to time and disinvestment would be
a tremendous loss to the Puerto Rican and Latino.
communities across the city
um
Not only across the city but across the country and the
island the center would ensure that we had that we have a
dedicated space to preserving the contributions of the
Puerto Rican community so that we can build and expand upon
them. Please consider approving the zoning change and
allowing this project to go forward. Thank you.
Great. Thank you very much, Mr. Ortiz Austin kroski
followed by theirs McMillan.
Hello there. Uh, I'm Austin kadrovska.
Um recently, um, we've gained more and more signatures
since I last spoke in April, um to the point of 1,100
people who have signed it and there are quite a few
comments on that petition. I'm here to share some of those
folks, um words
So, um first off Jackson said let the whole city build 80
use it gives freedom to homeowners and brings down, uh
rents for renters and who doesn't want to live in a Coach
House interesting opportunity. Um, more renters means more
taxpayers and more funding for the city projects and
improvements from Danny. I'm a big fan of adus. I used to
live in 1 and I think I should have the right to build 1 of
my own land now, please support this and other Pro housing
policies Ki says adus will allow families to stay in their
homes longer and encourages intergenerational living which
alleviates pressure for care needs for both young children
and seniors. Both our constituents you care deeply for
please vote Yes on this initiative from Laura adding more
housing will help keep rents lower from Meredith.
I have children, although born and raised in this
neighborhood, uh, who will not be able to stay here and add
to this community as they finish college because they
cannot afford to live here adus would help us personally
and the community at Large.
from Marcia
Please provide the opportunity for an Adu in my
neighborhood. It's very difficult for my mother to afford
the cost of living on her own.
Therefore having an Adu can make things better for her and
my entire family and from Alicia adus are great. Um,
clearly Chicago and support adus. Let's revisit this
ordinance and vote to allow adus Citywide. Thank you for
your time. Thank you, Mr. Kadasi. Um actually staff Chaz.
Will you connect I don't think we have your petition and I
want to make sure we get it on the record. Oh sure. So, uh,
we'll swap emails. Awesome. Thank you. Uh, next is Teresa
McMillan followed by Nick Sarah and then Aaron Feldman and
that'll be it for today. Good morning. Uh, my name is
Terrence McMillan. I'm here for the ninth ward ugh for
almond bills proposal and I'm here in favor of that
proposal, um to change a lot of those zoning areas from uh
Community shopping to residential in some for mixed use
property. Anybody that's been in the ninth order rows on
the area knows. It hasn't we haven't had Community shopping
over there in well over 15 years at this point. So I think
those changes will help benefit that Community, uh,
especially with the tax breaks that need especially for a
community that's really lacking resources so we can get
help with that.
Situation to help be able to look at the way those buildings
are assessed and the way those buildings are taxed. I think
it benefits the neighborhood. It benefits the community. It
benefits businesses that may want to come in and help to be
able to look at those things as well. Because like I said
that Community is so lacking resources. So hopefully this
type of change will Revitalize and help rejuvenate a
community. That's so solely needs. Thank you.
Thank you very much, Nick Sarah followed by Aaron Feldman.
Uh, hi, I'm Nick Sarah and not to be the dead horse, but I
support expanding the Adu Zone.
Um, I'm a real estate developer that's built over 1080 use
and I currently have 5 adus underway currently.
Um, I'll try to cover some fields that haven't already been
covered. Um jobs small businesses on average each Adu, we
build with the exception of ko ko houses cost about
250,000.
That gets paid to my architect and her team up in Albany
Park.
My framers and his crew down in pilson my foreman in
Ukrainian Village on the job sites. We walk to get lunch we
go to get coffee. We swing by the hardware stores.
the butterfly effect on these small businesses in the
surrounding areas where we're able to do these projects, uh
is um, you know significant
um tax bills a lot of folks in this room just received
double digit increases in their tax assessed values
allowing adus and Coach houses will increase the tax base
proportionally reducing the tax burden on all Chicagoans.
You know, obviously this won't solve the problem alone, but
it's a step in the right direction.
Uh for renters the primary Catalyst in our record high
rental prices is the lack of Supply, uh, supply and demand
is 101 economics.
Uh increasing the supply of units will necessarily decrease
the price of them.
Uh for homeowners adding an Adu unit to your property
increases the appraised and resale value of your property
even just the potential to add a unit to your property
increases that property is resale value.
As a developer, I'm only looking for projects where I can
add units and I only buy properties where I can add units.
It's no coincidence that I very very seldom do a project
outside of the Adu zones.
Um, you know in conclusion 1 program or 1 piece of
legislation will not solve all the problems. Uh, but
expansion of this program is a step in the right direction.
Um, thank you for your time. And I appreciate your
consideration.
Thank you, sir. And finally Aaron Feldman, please.
Hi, uh, my name is Aaron Feldman. I'm 1 of the co-leads of
the strong towns, uh Chicago chapter. So 1 of strong Town's
main principles is to support all types of people with
different incomes and backgrounds. So in that aim, I'm here
to Advocate on expansion of the Adu program, uh Citywide
and thank you for allowing me to speak to today, uh almond
uh Lawson. So in a survey sent out by Urban
environmentalists that Austin just referenced, um, the vast
majority of altars that responded supported ID use of the
23 altars that responded 21 supported adus. So if this is
indeed the case that most Alders support adus I see no
reason why we shouldn't act promptly, uh to expand the
ordinance not only are adus seemingly popular amongst, uh
Alder persons, but they are also a popular way to address a
housing shortage in the city with over 1,100 people signing
a petition to expand the ordinance, uh recently and it's no
wonder that adus are popular as they offer multiple
benefits. Uh first there are affordable as adus provide a
new housing option for young adults retirees and small
families, uh second. They allow Aging in place as Elder.
Individuals can downsize while staying close to family and
friends third. They allow for multi-generational
households. So people can have family support nearby, uh
forth. They provide additional rental income. Um, and this
additional income stream can help prevent the displacement
of lower income folks, uh, fifth. They provide gentle
density which provides new housing and existing
neighborhoods.
Which doesn't impact its appearance and lastly adus or
climate friendly, um building new homes and existing
neighborhoods. That's more people live in walk walkable
communities. Uh, it's simultaneously reduces demand for
sprawling Greenfield development that destroys natural
habitats and encourages driving, uh, new construction adus
are also highly efficient and often all electric, uh,
leveraging clean Technologies such as heat pumps and uh
induction ranges. Um, thanks for allowing me the time to
speak today. Uh, please vote on the ordinance at your June
25th meeting to allow adus to be built across Chicago, and
also want to say there's some other folks here. I know
we're at time but they're also here in support of the Adu
ordinance. So it's popular we should do it. Um, thank you.
Yeah.
Thank you. Thank you, Mr. Feldman, uh that will conclude
public comments. Uh also for a core and vice mayor brunette
is here, um moving on to the regular agenda. First matter
up is the re referral of document number 0 2024 0000096
under rule 37 the committee on zoning landmarks and
building standards does not have jurisdiction over this
ordinance. Therefore, it should properly be re-referred to
the committee on housing and real estate. Can I have a
motion to re-referred?
Our Mosley motions all in favor. Say I
any opposed nay?
Continue to share the eyes have it and the ordinance is
re-referred to the committee on housing and real estate.
Uh moving on to the text amendments first up. We have an
ordinance introduced by alurn Anthony depalo an amendment
of the municipal code chapters, 14 x-12 and 14 a-3
regarding regulation and registration of vacant or
abandoned commercial storefronts. This item has a
substitute committee members will find a copy of the
substitute ordinance as well as a summary in your packets.
Um at this time all their Fuentes moves to accept the
substitute all in favor. Say I
Any opposed say nay?
Opinion the chair of the ice have it and the item is
substituted. We ALS have all these Rosa for purposes of
Quorum all the palitan. Uh, we have you here to present.
Thank you chairman. Um, first of all, thank you chairman
for hearing this today. Thank you to my colleagues for
being in attendance. Um, this is we were just talking about
this is 8 months in the making uh, which I think is
terrific because it just shows that you don't want to
create something in Russia through. Um, you want to take
the time to make sure the process is correct. And for that
reason I want to uh reach out and thank Bulma at like to
thank our Realtors. Um, I'd like to thank our Chamber of
Commerce in the city of Chicago as well. Um, right off the
bat. I know that this might not be perfect all the way
through but the conversation that you have given
Given me and given our team. Um was absolutely incredible
the whole way. Um, we held it a couple times because all of
us realized that it wasn't perfect and there's ways that we
can make this better and we sat down and we did so and my
short 10 years here. Um, I felt that was by far the best
conversation that I was a part of on behalf of changing
ordinances and rules and the way that the city of Chicago
operates. Um,
the biggest reason why we put this ordinance together was
to um to go after the Bad actors and and not at all go go
after our our vast majority of good actors when it comes to
storefronts, uh, our goal was to um to highlight those
businesses that are staying dormant or staying vacant
purposely in order to collect, uh tax exemptions or that
really hurts most small business corridors or even on the
larger scale business corridors is a lot of those
storefronts weren't putting um investment or putting
opportunity to clean up that store make it a vanilla box
and get it marketed properly and out there. Um, I do know
the market right now the economy, um is not the strongest
it has been but this has been going on even when our
economy was strong. Um,
When we originally proposed this it had a lot more sanctions
and rules and and guidances on it. And we really reeled it
back, um to make sure that we're not hurt in businesses,
but we're bringing to light that there are some bad actors
out there, uh and creating this registry. Um, so
On that note. I just want to go back to what I started. I
want to thank everybody again for the time and effort you
put into this as I always say if I got something wrong on
this we can go back and amend it later and fix it make it
better and stronger. Um, but I do think we need to
stimulate the economy a little bit more and make sure some
of these storefronts are active and become more vibrant,
even if they're not getting the um,
the uh, the lease that they're hoping for that. They're
they're they're showing that Corridor that they're at least
part of it and part of the system of making that Commerce a
little bit stronger and better. Thank you chairman. Thank
you Alderman. I wanted to point out. We have Deputy
Commissioner Grant all record here from the building
department as well. Um, we'll move on to questions almond
Hopkins.
Mr. Chairman, uh, I want to commend the sponsor almond for
bringing this important issue before us and for making the
improvements to this ordinance. Uh, this is definitely a
better version, uh than the various drafts that went
through. I'm in full support of this. Uh, and I just want
to point out that 1 of the assumptions that I think
underlined, uh, some of the Clauses that are no longer in
here. I I just want to push back on and that is the belief
that we have a plethora of land.
Landlords who don't want to collect rent who would much
rather have a vacant building than have a tenant paying
rent every month. That just doesn't make sense. Uh, I'm
sure it does happen on occasion for various reasons. I'm
not aware of any situation like that at least not in my
ward. So, you know, we we should be looking for ways, uh to
provide a carrot as well as a stick, um incentivize
landlords to do the right thing maintain their property put
that for rent sign, um and sooner or later you're going to
have someone that knocks on the door and says, hey I want
to put a nail salon in here or you know, whatever it's
going to be. Um, so I just think we need to lean into that
a little bit more and and this version of the ordinance
does that uh, so it's the right thing to do. I also want to
suggest that uh, um, after we pass this today and hopefully
we will um The Next Step might be to consider, uh
additional measures that could help landlords that have
storefronts 1 thing that's been discussed in recent years
is to allow for additional, uh, commercial advertising on
vacant storefronts while they're looking to attract a
tenant.
it happens now unofficially, you know, you see people uh,
you know, putting ads up and you know, poster boards and uh
wheat pasting, you know, there's a a poster of an old
Rodeo. So to speak on the window of a vacant storefront.
Why not allow the property owner in the landlord to do that
legally to pay for a permit, um to have an advertising
space in that window while they're waiting for a permanent
tenant to come in or while they're waiting for a pop-up
store, uh to occupy that space and generate the kind of
money that can help that landlord maintain the building
which is what we all want.
We want properly maintained buildings, um in our community,
uh, and I think this ordinance will will help get us there.
So again, I commend the sponsor, uh, I will support this
and I urge and I vote for my colleagues. Thank you.
Thank you Alderman anyone else questions or comments on
this ordinance?
I would be more has his hand up. Uh Alderman Moore. Sorry.
I have my back to you know, I understand thank you so much.
Um, first of all, I want to thank um, ottoman mpala Tano
for bringing this, but if I could ask I haven't seen a
substitute I had a couple of issues going on in my War.
That's why I couldn't be here to today. So I haven't looked
at the substitute, but I'm going to give us a scenario. Um
and you you let let me know because I'm a just uh in a
small way and I sort of push back on what Alderman Hopkins
said, but tell people they are 2 truths. Um, the 2 truths
and that is that what he's what he's seen and he said what
he's seen in his community that there he don't believe that
they are landlords who want to see the apartment, um units
vacant. Um, that's a truth in his community. Um and my
community that's not a truth. There are landlords who
purposely leave these vacant, um properties, um,
consistently, um year over year without any efforts of
trying to um, put um them on
The market or get people to buy them or we reach out to
them. I can't find anyone. And um, also when you look at
bills, they got a tax bill of about $800 for the whole
year, but I have no doubt that from their federal taxes
that they're writing off much much more or possibly as my
constituents believe doing some type of um money laundering
activity. I don't know but it it makes it don't make good
sense for somebody not even try to um lease out or even
want to sell property. Um, so uh, uh for for example, I
have 1 new property and it's going to lead to my question
all the Nano. I have 1 property that was built brand new
supposed to been a daycare guy never opened. It couldn't
find him and then Grand started growing up with writing
tickets people start breaking in stealing stuff a brand new
property built and no 1 never moves in and so when you have
situations like that and they're not um, putting or even
trying to rent please and apologize on it tells me how how
does this ordinance help me in that situation.
Yep. So what this does now this creates that registry that
you didn't have before it gives you that contact with that
building owner, uh gives you the ability on on the building
side and I'm sure the building department will be able to
answer this a little bit better, um where we have seen uh,
and and I I'd like to stick with um what my colleague had
mentioned Molen Hopkins, I do feel it's on the on the
smaller.
Portion of of Bad actors, um that you have these Rave
parties pop up these situations where there is, uh, people
operating or using these locations without even the
building owner maybe even knowing about it because that
that that uh, storefront is kind of going dark at the time.
So when the police do arrive or the building department
does arrive in on an inspection, they have nobody to
contact, uh, it takes days weeks not in some cases even
months to get a hold of somebody to tell them what's going
uh, what's going on with this location. So this registry,
uh gives them a little bit more of um, uh teeth in the
situation who to go to immediately as far as the owner and
I'm sure the billing department could answer that a little
bit better for you. Yeah, somebody answered better because
I'm lost because I thought we already had a vacant building
registry.
I'm going to ask a Deputy Commissioner. All right to
address that all in 1 yeah, good morning, uh managing
Deputy Building Commissioner Grant, um, you know, just
wanted to say thank you on behalf of commissioner Hopkins
and and the mayor to aldermen and piloto for bringing this
forward, um, but Alderman more to your question, so an
entirely vacant building and it sounds like that new
construction supposed to be a daycare that never opened
that's already subject to registration requirements and
penalties under existing ordinances. This new ordinance is
applying to vacant storefronts or or similar ground level
spaces in occupied buildings. Um, so you may have those
other places in your ward. This is now going to those
vacant storefronts maybe with residential or
Or office above where they are not actively looking to lease
them out or actively doing work in that building under a
permit or applying for a permit. So, uh, it it really is
going to those Bad actors. Sometimes I think I heard uh in
some of the references they are being used for illegal
parties that night which is a problem for both us and and
bacp and other enforcement departments to police uh, and
and for you and your community, so this is going to that
specific situation of vacant storefronts at the ground
level street level of of occupied buildings and uh,
creating new registration programs and some maintenance and
insurance requirements to get at those Bad actors will not
getting at the good actors who are trying to lease them
out, uh, maintaining those buildings in in occupiable
condition.
okay, so given the fact that we have already the vacant, um
registry so this expands, um expands what is already there
from the complete vacancy to where there's residential so I
get that part in terms of his ordinance. So right now in
terms of what we have the vacant buildings where there's no
leasing at all going on anywhere at bottom or top and
I I did we put something in place somebody help me. Remember
did we put something in place that if people are not
actively trying to lease these buildings, um that the city
I thought it was under the ram Emanuel Administration, but
correct me if I'm wrong. What do we have in place right now
to either force or the city intervenes when people are not
leasing these properties.
or even trying to
managing Deputy or that that's not a program. I'm familiar
with so from the building department side. If they are have
not registered a vacant building. They're not maintaining a
building. Um, they don't have the proper insurance for an
entirely vacant building we can do things about that today
if there's an address, uh, you know, if you want to reach
out to commissioner Hopkins or myself we can certainly work
with you, uh on that specific property or properties in
in your ward. Um, but I am not familiar with the sort of
provision you described. Um, that might be something
another department. Okay, I'll get with I'll get with um
commissioner Hopkins on it. We'll look at it. And if
something we're going to have to have probably codify
something as relates to that because it's we got people
that want to do stuff. We we can't contact people and
they're not even trying to lease up these building but I
think um armano for uh, you know expanding this um, and I
know what it definitely work throughout the city of
Chicago, especially
in in those communities, um, definitely, um that have this
problem but we have the bigger problem and um vacancies not
even trying to be filled and we can't even contact these
owners sometimes so I sit down with Marley hop, I mean
commissioner Hopkins and will um will come up with
something and I look at what's on the books now, but I know
someone tried maybe it failed under the Roman Roman manual
Administration, but we have to look at that and force these
people either to, you know, try to lease up or um something
we we had those conversations, but thank you so much and
I'm definitely in support of this ordinance. Thank you.
Thank you. All right. We have all Lopez.
Thank you. Uh, thank you chairman. And um also want to
thank Alderman Napolitano for for working with
Administration on this important piece of legislation
around uh, vacancies, uh vacancies are very costly to the
small home owner the small business, uh, when those are um
appeals or credits that are uh, given to those who don't
need it. Those are those are all ultimately payments that
the small home owner today are feeling it, uh,
tremendously. Uh, I do think that there are some important
features here as the registration of uh of these entities
right now in my community. We have a number of llc's for
instance. We don't even know who they are. They claim
significant amount of subsidies, uh from uh the county and
this comes to a great expense to our community, uh or
property.
Taxes in pilson in particular went over an average of 46%
but in many cases double or triple. Uh, I also want to uh,
say it and I do agree with Alderman Hopkins. This does not
apply for the vast majority of people who are vested and
want the success of the city of Chicago but in particular
by corporations, like Blackstone that quite frankly, uh,
buy property, uh by the dozens don't even know where they
are buying property and that becomes a big problem when
Or Community has to now be subject to proposals. Don't even
fit the social fabric of our neighborhood. So I do think
there's a number of of things that we can do and we should
continue to do uh to address the vacancies, uh that again
are paid by the small homeowner the small business owner
who want to continue to invest in our city and need some
help. So certainly I welcome the the dialogue on what else
we can do to help those small homeowners that are really
and the small businesses that entire need to be helped to
help so that they can remodel they can actually occupy
their storefront. So I do think that this is a step in the
right direction. I do think that and I will be welcome to
work with the zoning committee to talk and maybe have a
subject matter hearing on with the assessor so that we can
discuss other ways including the board of review, uh,
because those subsidies ultimately are paid by the small
home owner when we don't know who those subsidies.
getting or who are receiving those sub
Strongly support these um these ordinance and I welcome the
collaboration to work on this line as well. Thank you
chairman. Thank you Alderman. Uh, we have all the laspada
cruise and then Dal.
Thank you very much. Thank you very much chair. My my hat's
genuinely off to Alderman napala tono because this is a
really difficult needle to thread in addressing commercial
storefronts in Chicago and
Commercial corridors in Chicago are so varied in the recent
reasons for vacancies are so very there's areas where
the rents that you could command don't stand up to the cost
to actually bring a storefront into productive use and then
there's areas like all in Milwaukee Avenue or Armitage
where sure there's a 4 Lease sign up as long as you're
willing to pay roughly 4 times the leases that everybody
else on the Block is paying.
It's a really a disparity on how we have to address
commercial vacancies. But what we have in front of us is
actually
Solid enough in common sense enough that it works as
effectively on the North side as on the South Side on the
west side and that is a very difficult thing to do with an
ordinance. So my my hats off again to that you all ottoman
Napolitano and to the team that worked with you on this.
Thank you chair.
No other other 1 Cruse, thank you chairman. I also want to
express my support for this ordinance. I remember speaking
with other menop palatin about this and I want to thank him
for doing this. Um, and actually bringing some action into
this empty, um storefronts and also to for showing a great
collaboration not only with the administration but with uh,
Bulma with law and even with those business owners as well
who had concerns at 1 time, um, and making the changes that
he did to be able to accommodate everyone but at the same
time everybody being in the same page, it is frustrating to
hear some of the business, um tenants who want to come in
to my ward and say some of these business owners rather
say, you know, I make more money having an empty storefront
rather than renting to you that is very discouraging when
we're trying to bring in to you know, the commercial
quarter, um, you know be vibrant again bring in some
storefronts in this ordinance.
You know will empower.
those who want to bring um that vibrancy to our communities
by not only enhancing the appearance of our communities,
but also attracting new businesses and Economic
Opportunity. So again, I want to express my gratitude, um
to other menop for taking the time to be able to do this
and 8 months actually sounds really good. So, thank you so
much. Thank you Al
Thank you, Mr. Chairman. I want to also thank uh Alderman
Nala Tano for putting forth this uh ordinance. Um, I agree
with Alderman Moore regarding, uh, the need to look at
those properties where the in Norman Crews those properties
that the owners are not um actively seeking to rent. Um,
but in the meantime, I especially appreciate the creation
of a registry and also the requirement to remove the
business identification sign, um, if it's no longer,
If the business is no longer there, it would actually help
to clean up the corridor. Um, so I wanted to thank him for
that. I do have a couple of questions. I just wanted to ask
the building department. Uh
whether or not this ordinance aligns with the vacant
property ordinance in terms of the registration fees and
the
uh
re you know reapplication fees and if you could speak to
the uh requirements for maintaining the exterior that's
only referenced in section 14x 12-1 122.4
Thank you. Bye.
The first question about the fees. So the fees under the
entirely vacant building ordinances that we have today. Uh,
we have 1 for owners and then I I think I worked with you a
while ago when we added mortgages. So we have existing
things certain buildings and foreclosure mortgages have to
register. Uh, the existing fee is $30 for every 6 months,
uh, that was adjusted as part of some fine and fee reforms
that we didn't last Administration. Um, those fees are are
staying the same. There's a higher initial fee for some of
the mortgages. Uh, and then there are some penalty fees if
we catch you, uh with a a vacant building before it gets
registered under this ordinance for the vacant storefronts
and partially occupied buildings. The fee is a hundred
dollars for every 6 months and there's a $50 penalty fee.
If you are caught before correctly registering, um, there's
some additional complexity to us, uh in enforcing this
ordinance and and partially occupied building.
It's harder to figure out if a building complies or or or
this ordinance applies. So that partially contributes to
higher fee. Also, these buildings are generating some
revenue from the occupied parts of the building. Um, so
that's why the fee is is different for this than the
existing ordinance around entirely vacant buildings.
But did you want those requirements as well? Just speak to
if you don't have them you can send them to me through the
chair. I just want to make sure that the exterior
requirements are similar in both, uh ordinances and does
this also cover mortgages.
Uh, this does not cover a mortgages for
vacant storefronts and occupied buildings. So no, there's
not a a mortgage e component to registration for okay that
um, but back to the exterior maintenance. So this ordinance
is amending in all of those sections about property
maintenance that apply to entirely vacant buildings today
also apply to occupied buildings. All right with the vacant
storefront so very good. Um, it's about snow and and weeds
and things like that all apply very good. Um Nepal almond
Nepal litano. This is really a good piece of work. And uh,
thank you for bringing it forward.
Thank you all the women lie.
Thank you Vice chair. Um
I'm not on the zoning committee. So please forgive the
ignorance. And um, I think this is a great ordinance
Alderman Napolitano. I just have a couple of questions. Um,
What's does this apply to a vacant storefront? That is
currently not zoned for any business or commercial use?
I asked because I have this in my ward currently. Uh, well,
I think we've all run into that in our Wards over time. Uh,
I don't believe we have any zoning, uh,
discussion on it at all so grants or
yeah, that that's
an interesting 1 we might have to look at specifically but
the intention is if it looks like a storefront whether the
zoning is there or not. Uh, so the definition is an area
within a building that is or would be suitable for
occupancy for a non accessory non-residential use, assuming
any violations of the code of the property are fully
remedied and at the ground level. So, um, you know, if
anything non-residential can go in there not necessarily a
business. Uh, most of these are going to be commercial
storefronts, but we did make it a little more open and
there are some uses so I I think that yes this applies, but
we can look at that specifically in your ward.
I would love to just noodle this around a little bit because
I do, you know, I I'm 2 years into my office and there are
many places in the world that were down Zone to RS3 that
were previously, you know, some sort of commercial
Corridor. Um, so I have Property Owners right now who would
love to rent out their properties, but they literally can't
without a zoning change without having to go through the
additional expense of a zoning change.
Um, and you know that requires a process and if there's
enough Community push back then, you know can't really do
it. So, um, I'd hate to penalize people who would really
like to rent it out but um our prohibited by doing from
doing so by the circumstances that they find themselves in
I know it's a small sort of thing, but I think it won't
feel small to uh, a property owner who who's in this
situation. So if that's something that we can look at I
certainly need to not trying to hold up the legislation. I
think it's good legislation. I think it could be improved
with just thinking through um some of those uh, little
details
That's all I've got. Sure. I will say this has come up in
my word, you know, 20 years ago when they rewrote the code,
they were large areas that were zoned are for right which
included the storefront on a corner, right? Um, now a lot
of the storefronts have gone residential just because
that's where the Market's gone. But right the inability to
lease due to zoning maybe is 1 of those conditions we can
tack on. Uh,
And like a trailer Bill something like that. Yeah. No, I I'd
be interested in that again. I know I'm not on the the
committee but no, I think it's a good point though. And I
yeah all the Nepal Tano. Can I just ask question are you
talking like when you would see something like that that
house that's been converted into a bar like that?
I have a couple of use the mic. Oh, sorry, I'm talking
about sorry. Not my first rodeo here. Um
There's a there's a mixed use, um commercial and
residential building apartments on top and office build
office spaces on the bottom. Um, when the zoning was
changed to R3 on that whole block, um, anybody that had a
business in those storefronts downstairs was grandfathered
in
if uh, and I have 1 I have 1 instance right now where uh,
the woman's tenant stopped renting and because it was zoned
our 3 and it was more than 18 months. Nothing else could go
in it. So that's where she is right now.
So in this case, if this passes the way it is, she would be
subject to this piece of legislation and then would have to
pay additional fees. So and I I have I have this in quite a
few places in the world.
let's let's chat offline about uh
Maybe maybe because I've I've had to do you documents for
them. Um, but then I think also we can we can tack that on
because right the ability to rent a storefront is dependent
on being properly zoned for it, too.
So I think I think we can work on that.
Great. Thank you. Appreciate it guys. Got it.
Anything else anyone else?
All right. I will thank Alderman Napolitano and the
building department and everyone else, uh our partners with
Bulma Realtors chamber for their work on this, uh all
along. I think it's a tool we're all going to find useful,
uh with a tweak or 2 to get right in our neighborhood. So
no further questions by committee members. Um, I'll take a
motion do pass.
by all the women Crews on favor say I
Any opposed the eyes have it? The item is passed as amended
will be reported out tomorrow. Thank you. Thank you Alvin.
Uh next up. We have 3 Landmark feed waivers. I will read
the ward followed by the address and take a motion at the
end the fourth ward the property located at 30 3300 and
33302 South Giles Avenue the 35th Ward the property located
at 2401 to 2403 North Kedzie Boulevard lastly in the 35th
Ward the property located at 3116 to 3124 West Logan
Boulevard.
No questions by committee members. Uh, all the woman Harris
makes a motion do pass on the orders all in favor. Say I
I post their name in the chair of the eyes have it. We'll be
reported out at Council next up large signs over 100 square
square feet in area 24 feet above grade. I will hear them
all together. We'll read the word followed by the address
and take a motion at the end.
in the 19th Ward 9920 South Western Avenue in the 23rd Ward
5764 South Archer Avenue, 3 signs of the 27th Ward located
at 1623 West Fulton Avenue staring at the 27th Ward 1 sign
located at 1908 West Harrison Street, the 27th Ward 2100
West Harrison Street, 2 signs in the 27th Ward located at
520, South California, 3 signs of the 27th Ward loc located
at 362 West Chicago 1 sine in the 27th word located at 101
West Division Street, 2 signs of the 28th Ward located at
710 South Seeley Avenue 2 signs in the 32nd Ward located at
25501 North Damen 1 sign in the 32nd Ward located at 1645
West Fullerton.
1 sign in the 41st Ward located at 81101 West Higgins and
in the 42nd Ward 500 North lacell staying in 42300 East
Hubbard Street, 2 signs in the 42nd Ward at 1 West Superior
2 signs in the 42nd Ward at 10 East Grand Avenue 1 sign in
the 42nd Ward located at 1:13 East Oak Street, 2 signs in
the 45th Ward located at 5160 North Northwest Highway 1
sign in the 46th Ward located at 3939 to 41, North Ashland
Avenue.
1 sign in the 47th Ward located at 3620 North Lincoln
Avenue. Lastly 1 sign in the 50th Ward located at 2545 West
Devon, but no further questions by committee members Alder
Mosley makes a motion to pass on the orders all in favor.
Say I
may oppose nay looking to chair the eyes have and the
orders are passed. All right, we will now move on to the
map amendments.
An effort to ensure this committee meeting runs as smoothly
as possible items are grouped together according to
witness.
Most of you guys today, uh, and of our traditional order.
All right, first up we have a series of map amendments in
the 9th Ward introduced by Alderman Anthony Beale on April
17th 2024.
I will read the 11 items into the record. We will hear 1
presentation on the matters as they all pertain to 1
initiative. We will then take a motion at the end.
before us we have file number a 88875 for the property
commonly known as 11707 to 1709 South Michigan Avenue
change request is b31 community shopping district to be 211
neighborhood mixed use District file number a 88876 for the
property commonly known as 25 through 27 East 119th Street
change requests is B13 Community shopping district to be
211 neighborhood mixed juice District file number 887788877
for the proper property commonly known as 305 East
Kensington Avenue change request is b31 community shopping
district to rt4 residential 2 flat townhouse and multi-unit
District.
File number 887 sorry a 8878 for the property commonly known
as 339 341 East Kensington change request is b31 community
shopping district to rt4 residential 2 flat townhouse and
multi-unit District file number 88879 for the property
commonly known as 355 to 357 East Kensington Avenue change
request is b31 community shopping district 2 rt4,
residential 2 flat townhouse and multi-unit District file
number a 88880 for the property commonly known as 371 to
373 East Kensington Avenue change request is b31 community
shopping district to an rt4 residential 2 flat townhouse
and multi-unit District file number 888881 for the property
commonly known as 372 East Kensington Avenue change request
is b31 community shopping district to rt4 residential 2
flat townhouse and multi-unit District.
File number 88882 for the properly commonly known as 1801
to 1805 South Michigan Avenue and 1808 to 1/810 South
Michigan Avenue change requests is b32 community shopping
district to be 211 neighborhood mix mixed use District.
File number a 8883 for the property commonly known as 11819
South Michigan Avenue change requests. B32 Community
shopping district to be 21 neighborhood mixed use District.
file number a 8884 for the property commonly known as 1853
South Michigan Avenue change request is b32 community
shopping district to B21 Community neighborhood mixed use
District.
file number a 88885 for the property commonly known as 1938
South Michigan Avenue change request is b31 community
shopping district to be 211 neighborhood mixed use
districts. We have Erica silky from the Department of
Planning and Development to present on this matter Erica.
Please proceed.
Thank you. Again. My name is Erica sulky. I'm the lead
planner for the far south region with Department of
planning and development.
So this is a proposed rezoning to facilitate the
development of homes in the Kenzington area of Rossland.
Uh, so the Kensington areas generally south of 115th
Street, um and between State and the Metro tracks to the
east, uh,
so the current zoning is generally B3 and on the map on the
screen. The B3 zoning is in the darker orange color.
Uh, B3 does not permit residential on ground floors. And um
as you can see in this picture along Kensington that
doesn't really reflect the current development patterns
along, uh these areas. So, uh, you could see in the picture
on Kensington that there were probably you know, 50 or so
years ago, uh retail uses on the ground floor now, they've
been converted into residential
Uh, just so for a little bit of background. Um,
this map shows the city-owned and Cook County land bank
owned properties in the area. The city-owned parcels are
the darker blue. Um Cook County Land Bank own Parcels are
lighter blue. They're a bit hard to see on the map.
Unfortunately. Um, but you can see there's a lot of
opportunity here, uh for new development, um, and in
particular the red line extension, which you can see on the
map the red line and uh the proposed station at uh,
Kensington with the Red Dot, um with that line expected to
open in 2029, uh, there'll be a lot of uh, uh opportunities
for new development, um in particular with the city-owned
properties, there's a large parcel on which the station
will actually sit so you can see that dark blue parcel
there. Um, that is an opportunity for a large multi-family
building with ground floor commercial and other uses open
space uses the city actually put out an RFQ for the site.
Um, and we're now reviewing um responses to that. So that's
a big development site. There's also another parcel up at
112, uh near Palmer Park. Um, that was the former gate lead
people store site that's available for uh, multi-family
development and also the site outlined in pink up towards
the top of the map is
Is in the Rossland Medical District and uh is the proposed
Development Area for new, um uses related to the roles of
Medical District. Um, so in all there's quite a bit of
opportunity here for new development.
uh in 2023 the Chicago plan commission adopted a plan for
the area around the 4 new red line extension stations. The
map you see on the slide is for the area around the 115th
Street Station. So, uh, you can see um on the right hand
side of the map where it says Kensington Avenue that darker
orange calls for um more housing opportunities, and that's
the site that's currently zoned. Um B3
Um, and then it also calls for more, uh, mixed use
development along Michigan Avenue and 115th Street.
um
So, uh, this would again focus more residential on
Kensington and more mixed use on, Michigan.
so for the proposed zoning change, um, uh, this map is the
land use map the uh, darker gray Parcels are vacant so you
can see there's quite a bit of um available space for new
development. Uh, and I'll show a blow up of each of these
locations here following here. But uh, the yellow outline
lots are proposed for the rezoning and that would
facilitate the development of um, housing on those sites.
Uh, so this is a close-up of uh, the Michigan Avenue
section and you can see the parcels outlined in yellow are
city-owned that would be sold to um the developer for
housing. Um, and those would be resand from a B3 to a B2
District to uh, permit housing on the ground floor.
Um, and if that
Uh development doesn't go through it would still allow for
uh retail at the ground floor.
and we move over towards Kensington Avenue area the yellow
outline Lots again are those that would be uh city-owned
sold to the developer and here we're proposing an rt4
District. Um, which again would allow housing on the ground
floor which would facilitate the development of those
parcels.
Um, so uh, that is my presentation.
And happy to answer questions. Great. Thank you. Miss
silky. I know we also have Tracy Murray from the ninth ward
office with us on on Zoom Tracy. Did you want to add
anything?
I'm actually here on behalf of the Alderman and to let you
all know that the alderman do support all of these zoning
changes.
Thank you so much. Uh, do I have any questions by committee
members?
on the spot
Thank you so much Terry. I really appreciate the
presentation. I appreciate.
The the thoughtfulness and how we're trying to guide
development relevant development around the new forthcoming
CTA station.
with the rt-4
zoning. Is it our hope to Spur multi-family housing or what
what's being proposed for those sites?
Um, so I believe this is under the city lots for Working
Families program. So these would be single family houses.
that would be um developed on these particular sites. Um,
but you can see there's there's vacancy along, um the
streets which could uh, you know house other types of
development in the future.
Can you share why we're doing rt-4 which is I mean
traditionally I would think about that as a multi-family
zoning category. Are there substandard Lots or what's the
story?
Um, they they are um, actually quite long and narrow Lots
they're different from the typical 125, um by 25 lot. Um,
you can sort of see the difference there. Um,
So, uh, we felt that our T4 was appropriate. Um, and
especially focusing more on residential as opposed to
continuing the commercial.
type development
Okay, I I appreciate the explanation. Thank you very much.
Thank you chair. Thank you any other questions?
All right hearing none. Can I have a motion to do pass on
items, a 888758876877? 88788798888 z 8881888
8885.
Uh Alderman gz Rosa so moves all in favor. Say I
I'll oppose name.
Of the chair the eyes have it and the ordinances are
passed. Thank you.
All right.
Now we are back to
there's more in the ninth word.
11 11th word. All right bottom of page 6 it can't be
anything else left to the ninth word. Um document number a
8886 the 11th word ordinance referred 41724 common address
is 515 through 41 West 40th Place 518 to 42 West 41st
Street and 4039 to 41 South Wallace Street change requests
RS3 residential single unit detached house district rt4,
residential 2 flat townhouse and multi-unit district and
M23 Light Industry and plant manufacturing District 2 RT
3.5 residential 2 flat townhouse and multi-unit District
Other Woman lie
Thank you Vice chair, um from seeking this map amendment to
create some conformity in a rather mixed up area. Um, you
know previously there was a lot of manufacturing in the
ward, um and over the last several decades, uh, more and
more residentials but kind of popped up in and around it.
So this is an attempt, uh in this area in particular to uh,
create some conformity in the area. We did consult with uh,
the zoning department, uh, as to what the uh, what the best
uh Zoning for this area would be given the makeup of what's
in the area. So, um bit by bit. I'm trying to do this
around the ward where as you heard earlier. Um, there's
some zoning that doesn't necessarily make sense and where
it uh,
We have the opportunity. I'll be doing a little bit more of
this. So that's why I'm seeking this, uh, this map
amendment to create conformity in the area make it a little
bit easier for the residents in the area if they want to
make any changes to their properties that they don't have
to go through a zoning change request to get that done. So,
uh, I hope that the uh, committee will look favorably and
uh support this Initiative for me. Alright, thank you all
the womanly any questions by committee members.
Um, we enjoy having you here and happy to help uh get this
right for for the 11th work. Uh, all their laspata moves
due pass all in favor. Say I
post say and a and the chair the eyes have it item is
passed. Thank you all the women lay.
Uh next item in the 23rd War. Do we have anyone here from
all the women? Tomorrow's office? Yes. I'm here. Uh
chairman Alderman to bars is here. Ah, thank you. Thank you
uh document number 88872 and the 23rd Ward ordinance
referred 41724 common address is 5353 South Archer Avenue
change request b31 Community shopping district to rs2
residential single unit detached house district all in
tomorrow's
yes, so this this ordinance is to request, um, the Archer
Heights civic association a community organization in my
ward is requesting the down zoning of this property to a
single family residential classification this rezoning, um
will help us get community input. Um, so that residents
have more input and determining what
Will be more compatible with the neighborhood. Um, so I
asked for uh support from the committee.
Thank you all the women tomorrow. So any questions by
committee members all over in laspada. Yeah, I do have a a
question. So this kind of comes out of our
commercial storefront conversation just now this
would it would bring the existing storefront out of
conformance with its?
Zoning is that accurate that it would need then a zoning
change to be occupied for commercial use, is that correct?
Correct?
yes, so this this this used to be a former Midas muffler
shop and it's been vacant for about 2 years already and
during this period there was just it was a Dumping Ground
for garbage bags of clothing and pop-up vegetable and fruit
stands. And so, um it it hasn't been very maintained. Um,
and the community organization is asking to get input from
the community and work with this business who um the
property owner to to get input from the residents in order
to see what would be catered to for the community.
And so the the the notion is that the downzoning is to
compel.
Cooperation from the business. Is that accurate? Yes.
Okay.
I I don't need things to be held but I would be I would
prefer to be recorded as a no vote on this item. Thank you
chair any other questions by committee members?
Uh saying none, uh, all the woman Ramirez Moses do pass all
in favor. Say I
oppose say a
the chair the items passed without the division tomorrow at
Council and if I could just respond to that no vote.
Listen. I'm trying to respond to the needs of my community.
I got a letter.
I got the president of the civic association like as an
alderman. I'm responding to the needs of my community. They
sent me a letter. This is what they want the resident that
live around this area. So thank you great. Thank you. All
the women. I will report out at tomorrow's council meeting.
Uh, next up is uh document number a
88874 in the 26th Ward ordinance referred 41724 common
address is 2533 to 2537 West Division Street change request
b11 neighborhood shopping district to be 12 neighborhood
shopping district. Uh, we have 26 Sports staff. Uh, great
Alexis Meyer Deion
Thank you. I'm uh speaking on behalf of Alder Fuentes this
ordinance calls for the Lots at
2533 and 2537 west division to be resand from b11 to B12
this zoning map amendment allows for the construction of a
national museum of Puerto Rican arts and culture archives
and collection Research Center more specifically the
rezoning allows for increased floor area ratio from 1.2 to
2.2. There are no changes to allowed height or setbacks
required.
um, these lots are located in Chicago's Puerto Rico town
and on humble Parks historic baso Corridor the rezoning
aligns with the 26 W Broad broader land use planning and
goals by transforming a vacant space into a vibrant
cultural institution this amendment completed our
community-driven zoning review process and was unanimously
supported a letter from the prcc the Puerto Rican Cultural
Center in support of this project has been submitted to the
committee.
I will now pass the microphone to museum president bilio
Casio former Alderman to provide a additional information.
Thank you. All the no cost. You're welcome back. Hello.
Thank you Mr. Chair. And thank you Alderman. Um and
alderwoman all the persons. Thank you all for allowing us
here today. Um, this is a much needed building we are
our museum is the only Puerto Rican Museum outside of the
outside of the island. And uh and you follow Puerto Rico.
There is all sorts of uh climate crisis is in Puerto Rico
the electrical great keeps going out. And so those museums
out there have reached out to us to see what we could do.
We were planning on doing a smaller building on the
property where the museum is at. Uh, there was some
Community opposition to that. Um, thanks to all the person.
Uh, Jesse Fuentes who is doing a fantastic job. She stepped
forward within an alternative and something that we could
all live with. Uh, and actually it came out to be a lot
better than what we were thinking. Uh, so this is a much
needed building for us. It'll be uh, 12,000 square feet of
uh, basically archives and collections, uh research
centers. So they'll be will be partnering with the Puerto
Rican studies program out of Hunter College in New York
City, uh, digitizing all of their files of digitizing all
of our
Our files as well as the communities files here in Chicago.
Um, it will allow for anybody doing research or
investigations into uh, the Puerto Rican culture and its
Arts. Uh, it'll allow for anybody to be able to do that.
Uh, it's we had a community meeting on October 3rd. This
was the 1 that everybody uh moved forward on so, um, we
wanted to thank you all for uh considering it and thank all
the person uh, Jesse fentes for uh, working with all of us
all of the community stakeholders.
Thank you all cost you. I know all the person fences was
going to try and jump in on Zoom Alexis do she I am here.
Thank you chair. Hello, please go proceed. How are you? I
just I want to extend my support for this particular
project is why we're doing it through an all the manic
introduction. You know, I think it's important for my
colleagues to understand in the Puerto Rican community and
I've talked about it a ton when we talk about housing and
displacement. Uh, we have to work really hard to maintain
the historical memory and the culture of the Puerto Rican
Community. The national museum of Puerto Rican arts and
culture is 1 of its kind in the United States, um with 1 of
the largest Puerto Rican diasporas here this archive Center
not only is going to digitize and secure the safety of our
historical memory and artifacts but it becomes an academic
institution and which residents and young people can learn
about who they are and where they come from
Therefore becoming agents of change in our community. Um and
the leaders that we need to work that we're doing as a
state designated Cultural District. This particular archive
Center is not just important to the museum, but it's
important to the entire vision of what it means to stay in
Puerto Rico town. And so I asked for all of my colleagues
to support this zoning change this matter will uh, go
before uh, housing is there will be a negotiated land sale
between the city, uh and the museum but we want to make
sure that the museum has the zoning needed to uh, begin the
development.
Thank you chair. Great. Thank you. All the person Fuentes
any questions by committee members.
No question. So moved by Alderman David Moore. It's a good
project. But thank you. Thank you all all have been more
definitely an exciting project and and glad uh to to
support it. Uh father more makes the motion all in favor.
Say I
I I say no in the trailer. I just have it we'll be reported
out at Council. Thank you.
Um, next up is uh item number a 88887 also in the 26th Ward
ordinance referred 52224 common address is 2626 West
Division Street change requests b11 neighborhood shopping
district to B25 neighborhood mixed use District.
Alexis Meyer DeLeon, thank you. I'm uh speaking again on
behalf of Alder Fuentes to introduce this ordinance, uh,
which calls for the law at 2626 West Division to be resand
from b11 to B25 this zoning Amendment will allow for the
construction of a new nonprofit culturally relevant
Community Center known as the ducasse project. This law is
located also on, uh, Paso barrica in Humble Park the 26th
26th Ward once had a Puerto Rican Community Center, um, and
that was demolished in 2019. So this new project um is
seeking to fill fill a void that was not just the loss of a
building but the loss of a really important, um Gathering
space for Puerto Rican Elders Youth and families to
celebrate their heritage.
This uh, zoning Amendment also completed our
community-driven zoning process and was unanimously
supported there is also a letter of support from the Puerto
Rican cultural center that was submitted to the committee
and I will um see the floor to Alder Fontes if she would
like to provide additional comment. Alright, I'll do
Fuentes you still with us. Thank you. Thank you chair and
thank you Alexis, uh, look when uh, we all run for office.
We all uh, make commitments to support the needs of our
community. Um, and it's why we love to do the work that we
do and the Puerto Rican Community. We have a large aging
population.
uh that lost a place that treated them with the humanity and
dignity that they needed as the elders in our community a
place where they could be authentically themselves and
Unapologetic about their roots in this community.
Unfortunately that Center was demolished, uh, because of
Prior leadership, uh did not have the type of fiduciary
responsibility needed to keep that building up. Uh, there
was a commitment made by me to ensure that I returned that
same sort of cultural center for our elders to be able to
uh to spend their days in and to celebrate who they are as
a people. Uh, when we think about City lots and when I
think about City Lots, I think about how do we return them
to the community? And how do we ensure that? They have the
community benefit benefit needed to ensure Safety and
Security, uh, bringing Duke gashat to the Puerto Rico Town
Corridor, uh is a place that allows our aging populations,
uh to be treated with full dignity and respect and to feel
fully a part of this community often we go to places where
Elders um are not treated uh the same because they're
elderly right and in our community, uh, we just don't treat
our seniors that way we want to make sure that they're uh
treated as the full human beings that they are as the
stakeholders that they are and as the leaders they are Duke
assassins returning that space for them to have agency in
our community, but really excited about this particular
project. It is going to be LED under the Gomez sisters who
are the uh producers of Festa, but now it's the largest
Puerto Rican festival in the
Midwest, um who do great programming
and who want to be a part of bringing our seniors to
resources that they need and so this is another project
through all the manic introduction that we believe is going
to have the community benefit, uh, Puerto Rico Town
deserves. Thank you chair.
Thank you all the person. Uh, I checked in on her
yesterday. And now she has recovered from all the Puerto
Rican festivities from the weekend. So that's why she's not
with us certainly all of the spot.
Thank you. Thank you so much, Tara.
I'm just curious with the dash 5 zoning is the is the
partner planning to do mixed use like housing, uh above the
ground floor. What how are they planning to to utilize the
capacity of the zoning category?
All the person or Alexis. Do you want to take that?
Hi, um, it's my understanding that there will be many uses
of the cultural space. Of course, it'll be an event space.
But um, there's hopes to also provide educational
programming such as um trade, uh workshops and um, I don't
believe there's a residential element to the space. But um,
there will be
different uses aside from just a gathering and event space.
Okay, just curious. Thank you Alexis. Thank you chair.
Thank you. All there any other questions by committee
members?
Seeing none. Uh, all the Clin moves due pass all in favor.
Say I
any opposed say nay and the chair of the eyes have it will
be reported out tomorrow. Thank you very much.
all right top of page 8
Uh document number 22389 dt1 in the First Ward ordinance
referred 32024 common address is 2418 to 2426 North
Milwaukee Avenue change request c22 motor vehicle related
commercial District to C13 neighborhood commercial
District. Uh, we have Sarah Barnes.
Thank you. Good morning. I think it's still morning or
afternoon, um, Mr. Chairman and esteemed, um committee
members, my name is Sarah Barnes and I'm an attorney with
the lapses of Go's decky Americas and Bic. I'm happy to be
here today on the applicant GW Logan Square LLC. Uh, so
here with me, um as the managing member of the applicant
Mitch GS.
Before I begin Mr. Chairman, um, I would like to note a
couple.
Of items of housekeeping for the record. Um first is we did
submit a substitute ordinance plans and a substitute
narrative prior to this these proceedings, um within that
substitute ordinance were actually taking the underlying
zoning classification from a c22 motor vehicle related
commercial District to a C15 -5 neighborhood commercial
district, and that's because we are dealing with an
existing non-con the preservation of an existing
non-conforming building that required the additional bump
in in density and um floor area, so
Any, um determinations made here today sure. Uh, all their
Dao was makes the most should accept the substitute
ordinance all in favor. Say I
any opposed say nay make sure the eyes have it. The
substitute is before us all the claim was to accept the
substitute narrative in plans for the type. 1 application
all in favor. Say I
any opposed say nay the chair of the eyes have it the
substitute narrative and plans are accepted. Thank you so
much proceed. Um, we're here today speaking at type 1
zoning map Amendment with um, supplemental administrative
adjustment and variation relief pursuant to section 1713
0303 D of the current zoning ordinance and that will allow
for the ad.
Aptive revitalization of the existing, um Hollander storage
building which is an orange rated building. That's
basically the Gateway into the Logan Square neighborhood.
Um, as well as the Redevelopment of the adjacent vacant
parking lot into a new collaborative community-based
mixed-use development the programming for the new proposed
development calls for the preservation and renovation of
the existing store store Hollander storage building which
you'll see on the left in the rendering above. Um, it's an
existing 5-star structure with lofted ceilings as such the
height is a little um taller than your typical 5-star
commercial building towards that end the programming also
calls for the erection of a 6 story lateral Edition, um
that you see also depicted on the renderings, although it
is 6 store.
Stories internally, um, it will match the height of the
existing storage building and follow the walls of the same
directly lateral.
um
The Proposal will allow for the establishment of commercial
retail and Civic uses on the ground floor of the new
development as well as some additional commercial spaces on
the second floor. Um, in addition, there are 2 we are proud
to be bringing 62 diverse new unit types, um residential
unit types to the neighborhood that will be situated on the
second through sixth floors. Um, 12 of those units will be
designated as affordable pursuant to the city's affordable
requirements ordinance and all of those units will be
provided on site towards that end. We've worked with
Alderman less-bad and our continuing to work with Alderman
laspada and the Department of Housing on um, some
alternative accommodations for those affordable housing
units so that they are available to a more diverse mix of
residents.
Um, in addition, there are 2 this is a Transit served
location. So in an effort to promote more sustainable
transportation and also mitigate congestion in the area The
Proposal calls for an 85% reduction in on-site parking
which will allow for um, the provision of 9 on-site parking
spaces.
Um, that's the administrative adjustment relief. We are
seeking and the variation relief is because the existing
storage building is basically occupies the entire site and
therefore has a zero rear setback. So we needed the
variation for the um, 30 foot rear yard setback
requirement. Um, we have worked for several years with
Alderman laspada as well as the Logan Square preservation
Society, um towards the programming that you have before
you here today.
We very respectfully request the support of these this
committee.
Great. Thank you. Miss Barnes. Uh all the MP anything to
add.
I would only add like I'm I'm glad to have walked this road
together. We've been thinking and working together to
figure out how to bring this property how to bring this
block into productive use for a while. Now, I I would think
not only the Logan Square preservation, uh organization,
but also palinki Ellis snake for weighing in for helping
bring this to be something beautiful. I'll also say like
even on a voluntary basis. Um,
Mr. Goats like your participation in the Milwaukee Avenue
zoning overlay District process. Which going to be bringing
back to you by the end of the year thinking about how um,
we preserve the aesthetic character of Logan squares,
Milwaukee Avenue, not only now but for generations to come
You didn't have to do that. But to be there to see the
design standards that we're attempting to bring to
Milwaukee Avenue reflected into this process your
commitment to continuing working with our office and the
Department of Housing to deepen affordability on site. Um,
so something about your commitment to Bringing quality
Equitable development to the Logan Square community. And so
with that said happy for any other questions about my
colleagues, but also would ask your favorable consideration
all the woman down.
Thank you, Mr. Chairman. I just wanted to get clarity when
you said you're working with the alderman to ensure a
diverse group of residents. It sounded more special than
um, just providing 12 affordable.
Housing units on site what does that mean specifically?
I'll speak into that. There's a lot of number 1 there's
been a lot of
Lot of movement with this development to make sure that
we're creating family-sized units. We have a lot of
Students at our local schools around the corner we travel
1520 minutes to get to school. So our ability to create
family-sized housing is important, but there's also real
interest in potentially increasing the number of affordable
units on site finding subsidies that allow us to deepen the
affordability. Um, I I'll share with you forgive me for
going on but as part of this zoning overlay process are
look at the existing conditions shows that while we've
created about a thousand new jobs along Milwaukee Avenue in
the last 15 years about 80% of those jobs pay less than
$40,000 a year. So that significantly less even than the
60% area median income standard that we go with if there's
ways that we can work with this developer to deepen that
affordability look at income grading, but also look at
additional subsidies, that's a a process that we're
committed to and having a development partner who's
committed to that as well.
Has a lot of value to me.
Thank you.
Great any other questions by members?
Hearing none all the woman down those due pass all in
favor. Say I
my poster
in the chair the eyes have it item is passed as amended and
substituted. Okay as amended. All right, our final map
Amendment then is document number 211047 in the 32nd Ward
ordinance referred 62222 common address is 2746 North
Clybourn Avenue change requests business plan development
number 728 to business plan development number 728 as
amended.
Uh, we have Brendan Penny to present on this.
Uh, this item was heard and passed by the Chicago plan
commission. Vice mayor brunette makes a motion to
incorporate all records in findings from that hearing all
in favor. Say I
oppose continue the chair the eyes have it and the uh plan
cushion records are before us Mr. Penny.
Thank you. Thank you, Mr. Chairman and members of the
committee. Uh, again, my name for the record is Brendan
Penny from The Law Office of military pil and still here on
the applicant. I'm joined today by Larry geric. Uh, he is a
uh consultant and a real estate consultant here on the
ground in Illinois for Costco. And also, uh kaen Bernett
who's a real estate manager for Costco in on behalf of the
applicant.
Uh, so this application was originally filed back in 2022
and has since been revised to accommodate, uh additions and
revisions to the initial plans, uh to you know,
specifically to incorporate a new Bank building on the
North Point of the development and into incorporate, uh,
the parcel on the Southeast corner of the plan development,
which is labeled on the uh image on the screen as the auto
body parcel, uh, and in with respect to that we have also
submitted substitute application, uh, narrative ordinance
and plans. So I would ask that those be made a part of the
record today and incorporated into the proceedings.
So, uh, so yes. Well, we've Incorporated those records
substitute narrative and plans. Thank you. Uh, and then
again just to recap um, what what we're proposing to do
with the plan development, um is a number of modifications
and improvements to the site which include, uh, the
expansion of the existing fuel pumps, uh to include 5
additional pumps and 6 EV level 3 fast Chargers, which is
an improvement from the original EV Chargers that were
proposed originally in 2022, uh to reconfigure the parking
lot so that the drivers and uh, the additional parking
spaces work, uh in coordination with the um, right away
improvements there, uh on the uh, what is the top of the
plan there along Damen Avenue which will include a new uh,
traffic signal crosswalk and certain bike path
modifications as well. Uh, there will be demolition of
existing, uh re Standalone retail on the East portion of
the site, um, which is along Clybourn Avenue to support the
implementation of a new pocket park as well as the new
Chase Bank building on the North
Point of the development which is at the intersection of
Clyde born and Damon. Um, and then um,
Certain Riverwalk improvements in the future expansion of
the Costco Wholesale warehouse, which is identified on the
plan shown on the screen in Blue, uh, finally the uh,
substitute ordinance incorporates the expansion of the
existing PD boundary to incorporate what is currently uh,
uh, the cnw auto body parcel commonly known as 2626
Clybourn which is identified on the plan shown on the
screen in red.
um, the applicant has undergone, uh significant, uh,
Community outreach programs and sent around uh,
notifications and requests for discussion with Community,
uh, Community representatives and has worked extensively
with the Alderman's office to finalize and revise the plans
as they're shown today. Um, and I believe that the
committee is in possession of the letter support from
Alderman waga with respect to this matter we are
Perfect.
Um, and with that, uh, I think I'll turn it over to the
committee and we have uh, a representative here to answer
any questions you have. Thank you any questions by
committee members.
All them in the spa.
Not have any question. It's it was a great presentation at
the plan commission folks. You want to check out the
website. It's worth going back to because the stories
you're there. It is really fantastic. Like not only is the
traffic design really improved to get people in and out of
Costco better the new part traffic Arrangement on Damen
fantastic Landscaping great, but it really is the most
thoughtful parklet like actual you useful open space that
we've seen on a lot of these kinds of contexts. So my hats
off to you all on this, thank you so much and any other
questions, um, I have 1 a quick 1. Is this the busiest
Costco?
Anywhere, it seems it seems like it. Okay, great. I mean it
shows the whole north side. Right? I mean, it's it's busy.
It's busy, right? All right, great, um hearing no other
questions all of the spotter moves do pass. Um, all in
favor say I
I'll post say nay. Can you have the chair of the eyes have
it? It passed as revised?
All right, if it's time, we will begin the subject matter
hearing on the accessory dwelling unit ordinance. Uh, I
know we have witnesses in a presentation to TF.
It was just a second and we'll start that.
They're bringing in the witnesses over there.
All right.
uh
do document number is so 202400008918 introduced by 44th
Ward Alderman ordinance referred 52423. It's an amendment
of the municipal code chapter 17-7 by adding modifications
to section.
1770570 17757 and 1770572 regarding additional dwelling
units, please note. This item is listed for subject matter
purposes only. We're not taking a final vote today. Um, we
have several members here to present. Um, we have zoning
administrator man managing Deputy Commissioner Patrick
Murphy. Um, we have
interim director of policy research and legislative affairs
for the Department of Housing Matt Stern. We have managing
Deputy Commissioner Grant alric from the Department of
buildings and a slew of folks. We're going to hear from in
a second, uh in the box. So, uh first we have the
presentation then our Witnesses and then we'll move into
Q&A and comment. So I will turn it over to uh, Patrick and
Matt. Okay, uh, thank you Vice chairman, uh for the record.
Again. My name is Patrick Murphy with the Department of
planning. I joined here with Grant and Matt from the
department of building and housing. Uh, I'd like to just
make 1 additional comment about the introduction just so
that it also affects, uh chapter 2- 44-16, uh in regards to
some of the terms that Matt will get to later on in the
presentation. Thank you.
So the afternoon, uh, we're going to run through, uh, Matt
and I uh, and then the 3 of us or the 2 of us along with
Grant can answer any questions, uh, what the original
ordinances intent was what we ended up with from a
structure standpoint as far as the geography and the
regulations, uh, Matt's going to run through some of the
affordability terms refresher on the requirements and some
new regulations and then I'll go back into what some of the
new conditions are from a zoning standpoint and we have
some additional renderings that were shared, uh, 3 4 years
ago when we went through the original presentation just as
a a reminder to folks and especially some of the council
members who are not on Council back in May of 2020, uh,
where these adus can be found how they would typically
blend into existing construction on a block.
So the original ordinance, uh much like the new ordinance
that we'll get to breaks out, uh additional dwelling units
into 2 different categories that our coach houses and
conversion units. Both are generally designed to
accommodate the same thing, which is provided additional
dwelling units within the confines of an existing zoning
lot with an existing structures without needing a map
Amendment, uh, however because of how they're constructed
where they're located. They have slightly different
regulations slightly different rules these bullet points up
here just kind of summarize where we landed on things 4
years ago, uh starting with conversion unit. Yes. Yes. Um,
Right, the sergeant-at-arms. We can hear uh, the screaming
from the hallway all the way up here. Can we have that
situation dealt with please?
Thank you, please please back there.
Thank you. Madam. Chair, let's
continue Okay, so
First dealing with conversion units on the top of the sheet
or the top of the slide in front of you, uh, delineate the
zoning districts where they were allowed to be established.
Uh, it also talked about the breakout as far as the
quantity of of density. So the quantity of units that you
could establish
and then what exemptions were put in place in order to
streamline the ability to provide these units just from a
matter of practicality many instances of adding dwelling
units to a particular piece of property in many cases
regardless of the zoning can run into obstacles related to
parking provision open space. And so we wanted to uh,
create a path that allowed in these Pilots that ultimately
came from the first ordinance an ability to do these on a
more expedited manner coach houses were a bit more
expansive as far as the regulations that came into play.
They were newly reintroduced through this ordinance after
nearly 60-year hiatus.
It allowed for the legalization of Coach units that had or
coach houses that had historically been present on a
particular piece of property and it also set parameters as
far as the scale of the structure that could be provided
for new construction.
we based a lot of the calculations on the sizes of
accessory structures garages for single family homes 2
flats Residential Properties in regards to the footprint of
the building the size of the unit that could be established
and then we worked with the fire department and the
department of buildings and this will become more evident.
When I refresh everyone on the pictures as far as where
these coach houses can be located in the block how high
they can be in relation to uh, particularly power lines in
the alley and so that was a lot of the there was a lot of
The Guiding regulations that we had that resulted in how
the coach houses were situated from a zoning standpoint.
We left a lot of creativity up to individual applicants and
Architects as far as how to fill that box, but we wanted to
come out with some guidelines that at least gave people an
understanding of the scale of these structures. Uh, there
are there was no ability in the original pilot for both
unit types to be provided on the same zoning lot and there
was a preclusion on any usage of the units derived from
this ordinance or any shared housing ability.
There were also additional pilot regulations that were put
into place on the slide that put tighter regulations on the
quantity of units and the prevalence of them in certain
areas of the city on these pilot zones.
So looking through the benefits, uh for many years. We've
tried to establish variations of what ultimately became the
Adu ordinance. Uh, we worked with uh other departments in
the city. Uh, we also had many many Outreach sessions with
the general public talking about what the benefits could be
how we could structure this program. All of these bullet
points on the slide are just designed to give a snapshot of
what some of the positive benefits are that we feel could
come from coach houses of which we've heard back from many
of you and your colleagues plus individuals who have gone
ahead and pursued these projects over the last 4 years. I'm
sorry 3 years.
This is just a reminder of the timeline that we had, uh
under the original ordinance, uh, the the steps that we
went through from uh, a hearing with city council, uh, the
ultimate passage of the ordinance about 5 months later, uh,
or sorry 7 months later and then the ultimate
implementation or the opening of the portal to be able to
apply and go through the program. We needed some time to
work, uh to establish the website and make sure that there
was enough, uh, you know technical coordination amongst the
3 departments in order to process these as smoothly as
possible.
Uh, this is just a refresher on where the pilot zones were
originally. These are.
geographically locked and the only reason I say it that way
is that
coming out of the most recent census and then the
redistricting that took place through city council the
wards or portions of wards that were contained in some of
these Pilots, uh deviated. So regardless of whether there
was a new elected official in that particular Ward, there
may be portions of a word that were not previously included
some precincts may be in that were out before and there may
be new precincts from a ward that was not previously
included that all of a sudden found themselves in the
pilot. So even though the geography the the dirt didn't
change some of the political boundaries, uh,
What were altered a little coming out of uh coming out of
the redistricting?
So with that, I'll turn it over to Matt for his portion
from the housing department.
Thank you. Good afternoon, everyone. Um, yeah for the
record, my name is Matt Stern. I'm the interim policy
director at the Department of Housing. Uh, thank you for
having me today.
So
As Patrick was indicating. Uh, there are 2 2 styles of of
adus currently allowed in the 5 Pilots conversion units and
Coach houses for conversion units. Uh, there is 1
conversion unit allowed at present. If you are in 1 of the
pilot areas, uh in a building that has between 1 and 4
units above 4 units at that point the allowable number of
conversion units, uh is a percentage of the total number of
units.
Which has been rounded based on uh, the nearest integer. And
And so the way that that works out. Is that a 5 to 7 unit
building, uh, can uh receive. Um,
Uh by right zoning, um authority to build up to 2
conversion units an 8 to 10 could build up to 3 Etc. Uh,
coach houses are always limited to 1 per property.
There has been a lot of uh, valuable conversation about
adus and affordability both during the uh, initial
ordinance and the recent engagement that has been um, uh
occurring over the last few years since the original
ordinance was passed generally and this is a very important
point for the Department of Housing generally adus tends to
be more naturally affording affordable without subsidy than
the housing in any Community where an Adu is located and so
in our mind, this is a very important benefit of adus in
that they provide housing Choice within any neighborhood in
which an Adu is being built and a range of housing cost
options. I'll cite for example a study that a AARP
completed a handful of years ago in which they found that
in 7 American cities 1-bedroom a to use rented for between
100 and 700 Less on average than a non-ad 1-bedroom
apartment in the same city.
Moving beyond, uh, the naturally occurring affordable nature
of many adus, uh, the zoning change that was made a number
of years ago instituted a requirement that we are not
proposing to change in the ordinance that is in front of
you today.
Uh in which any property that is requesting to or more adus
must make every other unit affordable at 60% Ami. Um 60%
Ami for a um, a 1 to 4.
person household is going to be that that rent level is
going to be around 1100 to 1,000 a month, uh, depending on
family size and this provision is designed to ensure that
where Adu development does occur in larger buildings where
where multiple adus may be possible that we are increasing
access to deeply affordable housing and in those
communities
then the last thing that I'll mention beyond that
requirement is that there are further opportunities, uh for
adus to um,
To be affordable and more deeply affordable than they might
otherwise be which is through connecting to subsidy
programs such as housing Choice vouchers or the Chicago
low-income housing trust fund both of which give
opportunities for um homeowners or landlords that build
adus to uh, be paired with a a resident at a lower income
and and receive a subsidy, uh, beyond the affordable rent
of the tenant could pay
After the pilot ordinance was passed 3 years ago the
Department of Housing stood up a application portal at
chicago.gov Adu. This website is the starting point for
anyone who wants to build a accessory dwelling unit in the
city. Uh, and we expect this portal to be continued, uh in
the event that a a Citywide expansion of uh, adus is passed
here.
When you when a when an applicant goes to this website,
they will be able to access a wide variety of supporting
and and informational documentation. They can also submit
for pre-approval through the Department of Housing.
Uh, this pre-approval process is a is a relatively
streamlined process in which today we're checking to make
sure that a homeowner is in a pilot area, uh looking at
their existing number of units determining the number of
units, they would be able to build um and in those areas,
um,
In those pilot areas with the special requirements in the
Pilot We are um going through a special, uh confirmation
process that an applicant has has met those thresholds.
uh, additionally, this is also where we uh confirm that
applicants have complied with the aldermanic and neighbor
notification requirements, uh and confirm that any
applicant who who uh is obligated to do a affordable
conversion unit, uh has submitted the necessary, um
documentation for that.
Uh once do issues a pre-approval, uh at that point an
applicant can move on, uh, via a standard Department of
buildings, uh, permit application process, um and and move
on through, uh, the permitting and construction of their of
their Adu
so at this point what I'd like to do is move in to a uh
summary of the report that you are all um, uh emailed a few
weeks ago and and I believe uh, received a hard copy of
this morning, um under the pilot Ordnance Department of
Housing Department of planning, uh were asked to uh review
the impacts of the pilot ordinance, uh at the 3 year point
and report back to council and so, um that report is is our
um, our compliance with that, um expectation that that you
all asked of us. Uh, and I'd like to summarize some of
those details here today. So the Department of Housing
across all 5 pilot areas received 729 intake applications,
um between May 1st 2021, which was the first state that um
that
The um pilot program was open, uh through April 17th of
this year, which is when we pulled down data to do this
analysis.
of those 729 we have issued pre-approvals for 553
applications, um of those 553215 have made it have have not
only applied for permits but received, uh building permits
for their uh, for their adus, uh, it's worth noting that
because these are um small enough, uh permits there is no
certificate of occupancy issued. So, uh, the last status
that we have from our colleagues at the department of
buildings, um is whether or not a permit has been inspected
upon which is our indication. The construction is underway
and leads us to conclude that that construction, uh,
presumably, uh completed accordingly. Uh, so we have 215 of
those permits for a total of 250 adus the difference
between those numbers is the number of um of sites that
have asked to build more than 1 conversion unit, right that
margin that difference of the sites that have
Asked to build more than 1 conversion unit. Those are the
units that must comply with the additional affordability
requirements of the ordinance. And so that Delta has led to
the development of 26, um, mandated AC use affordable
conversion units under the ordinance. Those are the ones
that do, um monitors for ongoing compliance for that 60%
Ami threshold.
The next few slides have a few um charts, uh that report on
data that is also described in the in the report in front
of you this slide talks to uh where Adu permit applications
have been issued and inspected across the 5 pilot areas as
you can see, the majority of Adu applications have been in
the north and Northwest pilot areas, uh in the department
of housing's uh, analysis are are estimation. Is that the
uh, the smaller number of applications coming from the
south Southeast and West pilot areas are coming likely from
a handful of different reasons 1 is uh, uh, just a
difference in market conditions that may lead to a a
different demand for adus and so a different calculus for
owners who may be interested in building them, uh, 1 is
inequities and access to Capital. Uh, we um have heard and
you will hear from me and from our subject matter experts a
little bit later on. Um, that adus are are not inexpensive.
to build and so that access to Capital is going to have a a
meaningful impact on where we're seeing them and then
finally the South South Southeast and West um pilot areas
are those areas with those additional requirements that
Patrick was mentioning. And so that may be um, putting some
downward pressure on on Adu development as well.
Not pictured on this slide. Um, I do want to mention
because 1 of those requirements in those 3 Wards is about
owner occupancy, uh, 46% of all approvals that do has
issued and 27% of uh permits that have been issued by dob
are for buildings that are owner occupied and that's across
all 5 areas even in the north and Northwest areas where
that owner occupancy requirement does not exist.
On this slide you can see. Um, we're we're still looking at
differences across the 5 pilot areas, but here we're
looking at whether adus uh have been permanent in in what
types of Baseline dwelling units or what types of zoning
um, not zoning Lots, but what types of of primary buildings
exist on those lots and so what you will see is that the
majority of adus have been created on um properties that
include existing 2 to 6 unit buildings. Uh, there's a
substantial majority in that category versus um, coach
houses or convert.
Units that are built on single family lots or on lots that
have multi family buildings with 7 units or greater.
Not pictured on this slide is the distinction between coach
houses and um and conversion units that have been built
there have been 59 coach houses that have been permitted
overall through the program. Uh, that's a a minority in
comparison with conversion units. And again a conversion
unit is that unit that is built within the bounds of an
existing building. So typically going to be an attic unit
or a basement unit.
what this data shows us, uh, is that the substantial
majority of Adu development is a current in 1 of a few
primary typologies the most common Adu typology that we're
seeing is a conversion unit in a a single conversion unit
being built in a middle density neighborhood, uh with a
predominance of 2 to 6 unit buildings already in that
neighborhood other common typologies are coach houses on
Parcels with single family buildings and Coach houses on
Parcels with 2 to 6 unit buildings.
returning to the distinction between a um, a Adu that is
not income restricted and an Adu that is income restricted
under the terms of the ordinance.
What we've seen is that even though 85% of adus have been
permitted in multi-unit buildings the vast majority of
building owners elect to only build a single Adu regardless
of whether that's a conversion unit or a coach house and
what that means is that those single units do not have any
Associated affordability requirement.
um
About uh, just over 20 building owners have built multiple
adus only 1 or 2 have sought to build more than 2 and so
the vast majority of the 26 affordable units that we see
spread across the north northwest and South zones. Uh,
those are um akos affordable conversion units that are
built um in a um, a 4 to to you know, however many number
of unit building, uh, that is seeking authority to build to
conversion units.
The last slide for me today. I just want to summarize some
of the outcomes that we've seen, uh based on our research
both of um, what has occurred over the last 3 years here in
the city as well as uh data that we've reviewed uh from
cities around the country.
The high-level takeaway is that what we've seen is a
consistent but not an overwhelming demand for adus. We
don't see adus as a Panacea to our housing shortage, but we
do see it as a critical part of that mix what we're seeing
is a very gentle increase in density across neighborhoods
that are impacted 1 or 2 units here or there. Uh, the
highest demand is coming, uh for a to use in those North
and Northwest pilot zones for the reasons that I mentioned
earlier. Um, and those those reasons are are issues of of
substantial concern and interest for the Department of
Housing and and issues. We hope to continue to work on in
the coming years in terms of equity of access to Capital,
uh across the city in order to take on projects like this
and then a review of those key typologies. I just
mentioned, um, the addition of a single Garden or attic
unit in 2 to 6 unit buildings. That is the single biggest
making up about half of all of the conversion or all of the
Adu permits that we've seen and then
other key typologies are coach houses in single family and
2 to 6 unit buildings.
what we've seen
is that uh, we see 6 primary benefits of Adu development.
We see the the addition of housing to neighborhoods all
across the city of a wide variety of densities and contexts
without changing the underlying context of that
neighborhood or block.
We see adus producing affordable housing, even though they
are not subsidized which free up uh Department of Housing
resources to pursue other types of affordable housing work.
We see.
Excuse me. We see adus creating an additional source of
income for homeowners supporting home ownership across the
Spectrum. We also see adus creating an income stream for
owners of 2 to 6 unit buildings 2 to 6 unit buildings are
our most critical source of naturally occurring affordable
housing in the city and also the category of housing that
we're losing the most of and so any Adu built in a 2 to 6
unit building is is helping the owner of that building
preserve that building um in its current uh in its current
use which is a very important benefit.
finally as you heard from a number of commenters at the top
of this meeting adus can provide very important
opportunities for intergenerational living Aging in place
and accessibility. And then finally, uh, what something we
haven't spoken about much today is that the re permitting
of adus through this process allows us to legalize existing
adus that that may have been built illegally. Uh, we
estimate that there are thousands of illegal adus across
the city and if we can bring them into the fold, uh, that
is uh, very significant in terms of our ability to protect
those homeowners and tenants, uh, in the events of of um,
you know, future, uh future conflict, uh with that I will
turn it back on.
over to Patrick
All right. Thank you.
So the next couple of slides I will just run through some
of the proposed changes as they pertain to the zoning
regulations and all of these, uh bullet points. All of
these items have kind of worked as we expected in the sense
that when the pilot was created. It was started with a
smaller, uh, zoning designation or smaller group of zoning
designations as well as restrictions that we worked through
on various models knowing that through the course of
implementation. There may be some changes that we would
need to propose. Uh, we've already been back here once uh
to propose and it was approved by Council to allow for
interior stairs accessing a coach house. So stairs from a
first floor of a garage accessing a a Coach House to be
excluded from the 700 square feet. So as to not
unnecessarily eat up square footage that could otherwise be
used for Living Spaces these items on the screen here and
on the next slide also depict, uh issues that we've been
faced with as far as how to address both zoning districts
stand.
Point as well as some other elements about the actual
layout of the units, so starting from the top this proposal
like we were saying before eliminates the 5 pilot zones, so
it it allows for the establishment of adus both coach
houses and conversion units anywhere in the city.
pursuant to the ultimate decision by Council regarding the
zoning districts that will be eligible for such adus the
ordinances that sits in front of you that Alderman Lawson
introduced.
has its in the substitute column has as a special use
requirement adus within rs1 and rs2, uh, the the the
expansion of the permitted ability for adus in this case
extends to the BNC districts of which we've seen many
projects come in that applicants are pursuing or interested
in establishing an Adu, however, because they have business
or commercial zoning, they weren't able to take advantage
of the Pilot's rules. Even if they were in the proper
geography. So this helps lift some of those restrictions
because the the the solution to some of those situations
was to establish residential zoning along some of our
primary arterioles, which is not always conducive to how we
would want to see the zoning used in certain neighborhoods
and then moving further down the chart the C3 districts do
not allow residential use today. So those would still
remain prohibited from a residential Adu standpoint,
obviously manufacturing plan manufacturing and
transportation districts would remain excluded and then the
D for downtown
Uh would maintain the exclusion of the adus in the downtown
area. There are uh, 2 factors that weighed into the
downtown portion 1 being that the minimum lot area
standards that exist in downtown zoning district downtown
zoning districts is far more permissive than you find in a
lot of neighborhood zoning districts nearly all
neighborhoods zoning districts and secondarily, there are
significantly less properties that are improved with single
family home and lower density buildings. That would even
have the physical space to take advantage of the
establishment of a coach house. So, uh looking at the last
column on this chart, uh in line with the administration's,
uh efforts towards cut the tape, um, um proposals 1
possible alternative for Council to consider is
establishing as a permitted use in the rs1 and rs2 the
establishment of Coach houses or conversion units, uh,
depending on the situation.
Moving down to the last 2 bullet points, uh, the original
ordinance contained notice requirements that are consistent
with all administrative adjustments in that adjacent
Property Owners. So the adjacent neighbors as well as the
local aldermanic office have to be notified.
Of The Proposal, uh, unlike other administrative
adjustments. The applicants were required to adhere to the
municipal code requirements related to in most cases. It
was conversion unit. I'm sorry coach houses, but in many
cases conversion units and there was the fact that they
were even able to be issued a permit met that they meant
that they had met all of the requirements. So there was not
uh, there was not an evaluation that we were eligible to
perform on whether a particular property that otherwise met
the criteria should be denied a conversion unit. Uh, so
therefore it was creating or many of your Awards a lot of
unnecessary angst and discontent amongst Neighbors in that
people were notified of adus, but the city was not in a
position to prohibit it from proceeding provided they met
all of the regulation requirements from an ordinance
standpoint. So moving forward, we're proposing in this
ordinance to only have the notice still continue going to
the aldermanic offices, but not the adjacent Neighbors.
Uh last thing on this sheet is the prohibition on both unit
types being eligible for a zoning lot in the current
ordinance. Like I was saying before that's prohibited under
this ordinance, that would be allowed.
And then specific to conversion units are coach houses.
I'll go through the first bullet point slowly because it
might sound kind of confusing in in B2 zoning districts.
You can have residential uses you can have a residential
unit below the second floor. So you could have a duplex
down into a basement. You could have a ground floor
residential unit. Uh, you do not have to have commercial on
the first floor. However,
acknowledging that many of our other zoning districts have
uh can have problems, uh, maintaining occupancy from a
commercial standpoint.
If you're in another zoning District besides B2.
Then the ordinance is written today that the conversion
unit can go on the ground floor.
uh provided that 40% of the front portion of the property
is occupied with a commercial use
So when when folks come in for a permit, they have to
declare a front property line.
We would make this calculation based on where that
declaration is and the floor plan is it moves back through
the lot?
For Coach houses. There are a couple of additional items.
Uh, all of which have come up at various points in
reviewing coach houses beyond the staircase issue that we
talked about before. Uh, first of all, we've had a handful
of Coach houses that have come in and want to provide Ada
accessibility on the ground floor and given the current
structure of the ordinance where parking that exists must
be maintained that precluded some of those uh from actually
coming to fruition in certain cases. There were ways that
they could work around based on the size of a lot or the
location of the accessory building but in most cases that
was prohibited this ordinance would allow through an
administrative adjustment the elimination of
Accessory parking so that a Coach House could be
established at grade in the rear of the lot.
Uh, another issue that came up is we worked very hard under
the previous ordinance or the current ordinance to maintain
lines of sight and open space in the rear of property. So
right now under the zoning code, there are restrictions
based on your lot size and your zoning District in regards
to open space and setbacks and the location of accessory
buildings in comparison to the location of your principal
building.
at the time of the original ordinance, we had a strict
requirement that a 15 foot separation be maintained and
there was no provision under that ordinance to allow for
deviation. This ordinance would allow for a reduction of
that to 10 feet based on our discussions with the
Department of buildings. And the fire department provided
their comfortable with the proposal only on lots that are
of a substandard depth so less than 125 Square. I'm sorry
less than 125 ft.
The idea behind this is we did not want to preclude someone
who has the unfortunate situation of having a lot that is
less than a standard depth from being able to establish a
coach house within reason and within consultation with the
Department of buildings and the fire department.
Uh, we maintained and expanded throughout the ordinance the
requirement that the principal building be established on
the zoning lot prior to the Coach House.
And we've eliminated the 700 square foot cap on a coach
house. So this last bullet point would mostly come into
play if someone has an inordinately oversized yard
oversized lot so that their 60% threshold could result in a
greater than 700 square foot coach house. So provided open
space setbacks and other mathematical limitations are met
the 700 square foot would not be an artificial cap.
And then the following slides are just a refresh of typical
layouts for Coach houses and conversion units, uh, all of
this information Remains the Same from 4 years ago.
The idea just being able to show uh, generally where these
uh units could be located how they could be situated, uh
with or without parking, uh, given the size compared to the
principal building and things of that nature, uh, Vice
chairman that concludes our presentation.
Great, uh, thank you very much. Uh, we have uh series of
witnesses and then we'll do questions. So, um, we will
start with uh, swasti Shaw from the Urban Land Institute.
Thank you. Good morning.
Good afternoon. Actually, I'm swastika and I'm speaking on
behalf of the Urban Land Institute of Chicago. Thank you
for having me here today and since 2020 when the housing
and the zoning committees were first discussing the pilot
ordinance you allow Chicago has supported legalizing adus.
And our support is based on findings from a year-long
initiatives with initiative where we studied Adu best
practices across the country and convened over 50 local
industry and community members including many City
representatives to assess opportunities in challenges for
legalizing adus here in Chicago.
After many intense working sessions are initiative
participants expressed overwhelming support for adus. Our
findings are documented in our publicly available report on
our website. Please let me know if you need access to that.
and
today Chicago continues to face a housing affordability
crisis and allowing adus. Citywide can help alleviate this
crisis you've heard from Matt and our public comment, um in
public comment session earlier several of these but I just
want to reiterate some of the reasons why
Uh 1 80 use promote new unsubsidized housing at a lower
cost than typical new construction units.
And it use are typically more affordable to rent than
regular units in the same neighborhood because they utilize
non-primary spaces such as basements and backyards.
Adus can increase Financial stability for homeowners by
providing a rental income stream, or they can be a place
for a family member allowing intergenerational living and
aging in place.
Adus are also an environmentally sustainable choice because
they utilize existing infrastructure Road water sewer.
However,
We also seen that adus are not always easy to build that's
because most of the people building them are homeowners or
small property owners. And if the process is too complex or
too expensive, they're not going to be able to go through
with it.
therefore in addition to allowing, Adu Citywide
Simplifying the process providing adequate Staffing to
support applicants and bolstering Technical and financial
assistance, especially for lower income and middle income
homeowners is key to a successful Equitable Adu program.
Thank you, Misha. And we're going to send the report from
you Ally to our community members. Um and thank you for
being involved on this and TOD. Next up is Enrique Castillo
from cmap.
Hello, good afternoon. Um, thank you for having us here
today. Uh, again, my name is Enrique Castillo. I'm a senior
planner at the Chicago metropolitan Agency for planning, um
as the federal lead designated transportation office and
state Charter planning Organization for Northeast North
Eastern, Illinois, the comments shared reflects cmap's
Regional activities across 284 municipality 7 counties that
we serve including, uh, the city of Chicago and at 77
Community areas, uh with outcomes of achieving a greater
diversity of housing choices and access to transportation
and Economic Opportunity. We have partnered with agencies
such as the mayor's Metropolitan caucus the Illinois
Housing Development Authority and AARP, uh, 7
municipalities to deliver technical assistance to support
advancing Housing Development, including our policy brief
and toolkit for the inspection, uh, expansion of um, adus
through municipal building and Zoning code reforms cmap has
seen the value of exploring strategies and increasing the
accessibility and affordability of housing, including the
expansion of adus.
our on 22050 Regional comprehensive plan calls for the
creation of more housing options municipalities are
motivated to approve uh adus because they are convenient
and affordable housing options that can maintain
neighborhood character provide housing opportunities for
older adults empty nesters and young adults who want to
live close to family members it uses.
Help meet the growing demand for housing increase access to
job and services who promotes compact development and
supports multi-generational, uh, living in addition to
supporting. Uh, Transit we here um are here to make a
statement that the expansion expansion of Chicago's adu's
policy is a positive advancement.
Um, yeah as the regional agency we attest that there is no
1 size fits all solution for the municipalities. We
strongly support an advocate for public conversations such
as this 1 to ensure that Adu policies are appropriate for
the city, and we appreciate the opportunity to contribute
to the the discourse. Thank you. Thank you Mr. Castillo
from AARP. We have Samar job.
Hello everyone. Can you hear me?
Yes proceed. Perfect, uh, good afternoon chairperson Lawson
and members of the committee on zoning landmark and
building standards. My name is samardza government Affairs
director, Mr. Job 1 second. We got some feedback.
All right, uh Mr. Job. Can you go ahead and try again?
Yeah, um, can you hear me again or is there any yeah speak
up but proceed. All right. Good afternoon. I'll start
again. My name is Sam Raja. I'm from ARP. Its government
Affairs team. I'm here today on behalf of AARP, Illinois,
and it's 250,000 members in the city of Chicago.
ARP welcomes, uh this opportunity to address the Urgent
housing needs of the city of Chicago's older adults and to
discuss solutions to address them. The current state of
housing is precarious for too many older adults and their
families in the city is threatening the quality of life as
the older adult population grows in the years ahead
concrete steps are needed at all levels and throughout
Society to prepare to meet to meet the housing needs of
older adults.
according to Arps 2021 Home and Community preference survey
more than 75% of people aged 50 plus want to age in place
to address the concerns AARP supports passage of Adu
regulations that will increase housing options for people
of all ages adus provides separate living and independent
quarters, and because they tend to be smaller they can be
good housing options for older adults who want to downsize
but still live in a neighborhood setting you may have heard
8 users refer to with other terms such as accessory
Apartments garage garage apartments granny Flats Etc and 1
of the most important 1 of the most famous persons to have
ever lived in an Adu was Farms from Happy Days who lived in
an above garage apartment. So it's not a New Concept. It's
been there for a long time and it's just that we are
starting the conversation again according to the previous.
so as I had mentioned 60% of adults older adults indicated
that their willingness to consider options like adus to
live near someone but maintain their own space save money
or and also get get help with daily activities adus are
particularly suited for older homeowners as they allow a
separate unit inside or outside the home which can be used
for family nearby.
to house a caregiver
or to supplement fix income ARP across the country now
Advocate advocates for adoption of more flexible land use
policies to allow homeowners to construct adus if they
choose to older does in the city of Chicago want to stay in
their homes and Community as they age while also providing
accessible housing designated to fit their needs including
Supportive Services that we enable them to live with
dignity and Independence in their own homes and stay
connected to the communities while allowing adus to be
built Citywide is not the only solution to solve the
housing crisis. However, we we believe adus can ease the
housing Supply crisis create more affordable housing
options and allow older adults to stay in community as they
belong to in closing. I would like to thank the committee
of the committee for the chance to testify and we look
forward to collaborating to work on a legislative solutions
to help the city of Chicago to ease the housing crisis. And
we also would like to thank Mayor Johnson chairperson
Lawson Co co-sponsors of the ordinance and the uh City's
Department of
Housing and Department of planning and development for
leading the effort to streamline and simplify the
regulations on adus my colleague Adam Ballard who is also
online, uh, and me are here to answer your questions. Thank
you so much.
Thank you, Mr. John. Thank you for channeling the funds
from happy days. So lived in a coach house, uh, next up
next Miguel chakon, uh who's an agent with real estate, uh
real estate agent with compass and the neighborhood
building owners Alliance. Thank you. Excuse me. Thank you
Alderman Lawson. Yes, I'm local housing provider. I'm a
realtor here in Chicago and uh, I'm here to express my uh
in favor of being of the expanding the 80u ordinance. Uh, I
really want to speak about who is the ones that would
benefit the most as as a broker. I've seen thousands of
buildings have been plenty of guard departments and Coach
houses in every community and at every price point and
whether we acknowledge it or not, these kinds of units
already exist and are integral part of every Community
across Chicago. Um, we uh, we don't we often aren't even
aware that they're part of our community and behind that
long gang way or there's a coach house. There's a guard
Department door, and these are the people that are working
in our schools. They pay taxes and perhaps you're saving to
buy a home. There are people that are often in the
background that they nonetheless deserve homes.
to code with proper exits.
importantly a
property owner Garden level or Coach House units generally
rent for about 15% less than those that are above grade and
these apartments are the very definition of naturally
occurring affordable housing. It's important to note that
80 use cost City taxpayers. Absolutely. Nothing since most
do not receive any city state or federal subsidies and for
context of the 28 units of a portable units that have been
built through the Adu pilot program that would have
collectively cost the city of Chicago 15 million at the
average cost of construction for 1 unit of affordable
housing as a realtor. I've sat across many kitchen tables
with elderly clients who discussed the challenges of paying
their ever increasing property taxes and their medical
expenses and yet they have a full basement. They can't use
to generate supplemental income. I sold homes to young
couples who purchase a single family property with 5
bedrooms 4 baths 3 levels 2 kitchens and sometimes only 1
child, but they aren't legally allowed to rent out their
Garden level apartment to save for their kids college fund
or to provide for an in-law suite for their aging parents
adus are not going to solve all
Our problems but for many renters and for property owners
alike, it's a Lifeline. They need to stay in their homes
stay in their communities and in some cases to stay in our
city. We do urge everyone to pass this ordinance and and
provide Equitable access to Safe naturally occurring
affordable housing in the entire city of Chicago.
Thank you, Mr. Chuck on uh, next is Stephen Vance from the
urban environmentalists.
Hello, my name is Stephen Vance. I'm an urban planner and
consultant in Chicago. And I'm also a member of urban
environmentalist, Illinois. So I've been studying promoting
and collaborating with City officials and others around 80
use for 6 years in Chicago. I was also on Uli Chicago's
task force have presented to various groups about how to
build an Adu and created a free directory on Chicago
cityscape that lists local Architects and companies who can
design and build adus several of which gave uh, comment
earlier today.
given that background of some of my Adu work, I feel that I
understand a lot of how the adoption of adus in the last 3
years has fared and can point out future benefits of the
city will gain if the proposed ordinance is adopted and I
will highlight some of those benefits.
Uh removing the maximum Coach House size that um, Patrick
Murphy described. So, uh allowing larger coach houses on
larger size properties will allow more family-sized units
with 2 or more bedrooms. It can also be more cost-effective
to build because coach houses have high fixed costs. Um,
and that the proposed ordinance could facilitate more
family-sized coach houses in our currently being built.
uh, another change would be allowing ground level coach
houses through the administrative adjustment for a parking
uh reduction. So that would mean that you could build a
coach house at grade which would make it or could make it
uh accessible. This would make it easier for families to
decide to build a small house for an aging family member
who may very well be the current owner as well as put a
dent in the dirt of accessible housing in the city.
A secondary benefit of this change is that ground level
construction is significantly cheaper than building a top
of garage.
Uh, a third benefit is allowing all residential buildings
in non-residential zones to participate. So the proposed
ordinance would allow thousands of residential only
buildings that are currently in b or c zoning districts to
add an Adu The Institute for housing studies at deepal
University found that 25% of buildings with 5 or more units
fit into this category, but are currently ineligible. These
are the building sizes that are most capable of adding 2 or
more adus and we heard earlier that if 2 or more 80 ewes
are built then every other 1 must be rented at an
affordable rate.
Uh, a fourth benefit is allowing coach houses and
conversion units on the same lot can also be Pro
cost-effective for the property owner. This is because
building either the conversion unit or the Coach House
often requires a water service upgrade or an electrical
service upgrade and having to do that for both units, uh
would make it, uh, serving both units would make it more
cost-effective because now you're getting 2 units fixed
costs, uh, instead of just 1 unit for that same amount of
upgrade cost. But I believe that the biggest gains in Adu
policy will come from allowing them Citywide and all
residential and mixed use zoning districts. Citywide
expansion makes it simpler for the Departments to
administer makes all buildings that are capable of adding
an Adu become.
Eligible to add an Adu makes it easier for homeowners to add
an additional home to fit their changing household needs
needs, which I think Miguel covered quite well, and let's
other property owners add to the city's housing abundance.
Thereby slowing down rent increases that the city is
currently experiencing. Thank you.
Thank you, Mr. Vance and our Final witness is Maggie
Cassidy with the preservation compact.
Good afternoon. I am Maggie Cassidy director of the
preservation compact. The compact is a policy collaborative
bringing together government agencies Advocates and
nonprofit and for-profit housing developers and operators
to preserve affordable rental housing. We focus on both
subsidized government assisted housing and uh pertinent to
today's conversation on subsidized naturally occurring
affordable housing.
The compact is housed at Community Investment corporation
or cic cic is a nonprofit mission-driven lender that
improves and preserves rental housing throughout the
Chicago region.
Cic clients are small businesses and local owner operators
of quality affordable rental housing.
I am pleased to be here today to speak in support of the
expansion of the city's Adu pilot program even before
recent policy changes. The Chicago region has long had an
existing stock of adus primarily Garden units, but also
coach houses these existing adus tend to be naturally more
affordable than other types of units.
In our current climate of rapidly increasing operating
costs for housing providers a new or newly legalized Adu
increases the resiliency of the small to medium-sized owner
operators that cic serves making operations more
sustainable while also providing more affordable options
for tenants.
We believe in the legalization of existing non-conforming
units and the construction of new adus particularly. The
conversion units can help add to the naturally occurring
affordable housing stock in our city. Thank you.
All right. Thank you. Uh, Miss Cassidy. Um
Grant did you want to add anything? We're good. Okay, we're
good. We're going to move on to questions. Then I know all
the Dow
I'm not sure how I feel about.
The say to you, you know, it's the expansion. Um
You know I saw in the presentation.
so often
produces affordable affordable housing without subsidy
and I would say rarely.
Based on the numbers that we were presented with today.
So I would like to have here more discussion about how we
use this tool to really increase affordable housing
opportunities in the city. I don't feel that this
ordinance. Does that that's 1 Thing?
you also mentioned that uh
People can get subsidies from cha or the Chicago low-income
housing trust fund or Chicago rents, and I'm wondering if
you have any data.
That uh tells us how many people actually sought subsidies
from these entities.
I would like to get some more information on how
affordability is enforced.
Um, I think you mentioned that your staff does that but I
don't really have a sense of how that happens.
Has has the team given any thought to how we might um
incentivize the uh creation of adus in the South and West
sides of the city where the numbers have been, uh as we've
been presented with today. They're very very low.
What what can be done to do that?
I guess the things that I like I like the fact that uh,
coach houses, uh cannot be established on Lots without a
uh, principal residential structure.
um a lot of the
um, I like that, um
And I'm wondering if you could speak to the minor tweaks to
procedural requirements to ensure compliance for conversion
units.
of the 102 units and and on the North side and the
103 units on the northwest side where
Are these 26 affordable units?
That's I have a lot of questions, but I will stop there
because I I think Matt's turned from housing is going to
take most of them and and Patrick will likely jump that.
Yes, thank you all the wrong. And I I appreciate those.
Excellent questions. I've
jotted down 5. I'll try to answer those 5 and if I missed
anything feel, uh, feel free to to correct me.
um
The first question was about subsidy. We absolutely want to
do more work to pair a do you uh Builders and owners with
ongoing rental subsidy programs. We don't have that data
today, um the um compliance
For for someone who is not required to rent their Adu at an
affordable rate. Our last point of contact with them is
getting the verification that they have applied for permits
and had those permits inspected. Uh, because there is no
ongoing compliance action for us to take we actually don't
currently have any details about um, whether they are using
that unit for a family member or whether they're renting it
and if if they're renting it by what means we do at the
Department of Housing, uh, relatively recently have a staff
position that is 50% focused on adus and 1 of the things
that we're very hopeful for is that um, we can harness that
additional staff capacity to really work on um learning
more about um
The different use cases for adus around the city as well as
to do the incentivization work and the and the promotion of
adus in in neighborhoods where where we're seeing less
uptake.
Um
How do we enforce uh, so for the 26 affordable units, uh
mandated affordable units that we currently have the
process as laid out an ordinance is that
The Department of Housing notifies that applicant. Okay,
you've requested 2 or more units that means you are
obligated to keep um a number of units, uh affordable maybe
1 maybe maybe more if they're building, um, more than more
than 3, uh conversion units in their building and then we
will work with them on approving a um, a legal notice that
they then have to record against their deed, uh, and then
send proof of that recordation to us for our tracking and
so that legal notice runs with the land and so even if that
homeowner or building owner sells, um, a future owner would
still be obligated to comply with that and then we have an
have an annual compliance process, uh, in which um, uh
owners complete affidavits verifying that they are
complying with that notice that is legally recorded against
their property.
um in terms of incentivization, we we absolutely agree that
that the disparity and where Adu development has happened
in the pilots is something that we all need to work on. Um,
there has been some uh, um,
Good terms of events at a at a national level in terms of
uh rules coming from federal lenders that will Target
middle and lower income homeowners to allow them for the
first time to calculate in their loan to cost, you know
calculations to to use the expected future rent of an Adu
as a um income stream for proving out that they are
eligible to receive a rehab loan that could actually fund
the Adu. So that's 1 example of hopefully it's a relatively
new rule and hopefully we'll see some benefit to moderate
income and lower income homeowners through that program.
And the other thing of course is is um, you know, do we as
a city want to uh, create a a grant type opportunity in
which we are supporting, um, uh directly, uh, lower and
moderate income homeowners to to build adus and that you
know, the the ordinance in front of you today.
Is a zoning ordinance it does not uh, imagine a grant
program. But but that's definitely something that we'd be
interested in talking to you and and and this body about in
the future.
Um minor tweaks, uh from a reporting perspective. So at the
top of this meeting when Patrick mentioned that there are
some changes to 24416, uh, as well as um, title 17. Those
are the changes, um, that that we're talking about when we
talk about those minor changes and so, um, we are doing
some things that are as small as allowing our construction
and compliance team to set the annual date at which we
receive those annual compliance affidavit. Um, it just so
happens that the ordinance specified January 15th, uh,
which is a very bad month for that division, uh, based on
all of the other work that they do, uh, it wasn't a big
deal when they were only 26 of them but in a city-wide
expansion when we hope that that that compliance mandate
grows, uh, we want to give the commissioner, uh, the
authority to to determine annually, uh, what what time of
year those
Davids are collected. So it's it's changes like that. Um,
uh, there's even 1 or 2. Um, uh typos that were correcting
in this section of the code, um, as well as clarifying some
of the reporting expectations, um and giving us some
flexibility on how we handle the aldermanic reporting
section. And so we're hoping in the near term to create a
um, an automatic tool where you are notified, um, uh,
electronically through a portal system of an Adu request in
your award. Um, and so it's it's creating the flexibility
for those kinds of future systems to be put in place.
Um, yes, I was going to just thank you for the um.
uh
complexity of your answers. I appreciate that and I I do I
would recommend that we look at chairman a companion.
To the ordinance that helps to incentivi incentivize, uh
adus in the west and the South sides of the city. Um, and
that if you're asking me to vote on this to support
something like this Citywide, I would like to see um some
Uh consideration given to helping those people who you know
might for example, you know.
A parent dies in the children take over but they while they
could be helpful.
Um
They may have some means to to move it.
To create a you know an Adu unit or build a coach house or
convert a building. They need some assistance. Um, so thank
you, Mr. Chairman.
Thank you. Uh, all of them D. I think uh, you're going to
see a couple companion ordinances on uh on both writer
incentives and tweaking the affordability having that
discussion. So we get more affordable units subsidized
units as well. So, um stay tuned. I know Alderman vice
mayor Bernette. Did you have I'm sorry Patrick. Do you want
to add?
Okay. Sure. Sorry. Yes, you have no Patrick made a made an
excellent point which is that 1 of the things that that is
already changing in. This current ordinance in front of you
is the uh is the removal of the current requirement that
adus are only built on owner occupied. Um homes in 1 to 3
unit, um, uh 1 to 3 unit Baseline homes. And so that's a
restriction that that was placed during the pilot due to
some concerns that at the time but we think that actually
lifting that may in fact help uh and b 1 of the steps, uh,
that that could promote additional Adu development in in
the 3 Pilots that that
We didn't see very much during the last 3 years.
Thank you. Vice president.
Thank you. So, um couple of questions.
Uh 1 I saw where you had.
uh 7 floors from 7 Floors Plus
7 units 7 units plus 7 floors, right? Thank you. So so now
that's a change right? Is that a change know it always been
you on this plus so if you have 7 units plus that mean you
can do something in your basement or you can do a coach
house or both.
any
Building that otherwise qualifies Can Build 1 1 or more
conversion units. So at present 1 to 4 unit building is
eligible for a single conversion unit, uh 5 to 7 for 2, um,
8 to 11 for 3. I think I'm getting that math 3, right. So
when you say conversion units, they take 1 to their
apartments and say this is the 80u apartment now, no, sorry
a conversion unit. It is a excuse me. It is a somewhat
confusing term. It is the conversion of existing unutilized
space in the building into an additional dwelling unit. And
so that is typically a garden or basement or potentially an
attic unit. Uh, it's the addition of a unit it is not the
conversion of an existing unit so they can have a basement
and they can have a attic and and and now we're saying that
they can do the first floor, too.
the first floor the in residential districts the conversion
unit rules are agnostic to where the unit gets placed.
Theoretically if a unit if a building had unused first
floor space
in a residential Zone, uh, that could be converted into a
conversion unit. That's not likely but it is possible. The
change that Patrick was talking about is specifically for
certain BNC districts, uh where that don't currently allow
residential in their storefront, right? So so most in in
uh, BNC districts is not residential on the first floor. So
now you saying we can have residential on the first floor,
but in the back right in the back, and so now we're not
requiring so so so so they get relief from the parking
requirements.
Uh, the parking requirements or relief from the parking
requirements. Yes, but that particular passage essentially
just relieves those applicants from having to seek a
special use for putting a residential use below the second.
We won't have to do the special uses. Correct. It just
eliminate that the big benefit is it eliminates a special
use but it doesn't completely cannibalize, uh commercial
ability on the ground floor. So that's why there's a 40%
commercial in the front commercial in the front resident.
You can avoid the special use for the rear so you can live
in the back and have your have your there are front well
and that's on separated. Yes.
Yeah, but that I've had a few buildings like that belt
actually. Yeah, but that's on the first floor. Yes, sir.
Correct. Right. So, um, so also um, so I saw the different,
uh,
So I was wondering the pilots and I appreciate it. But I
saw the uh the different.
uh
buildings that you had built
I didn't see any Coach House.
um a coach houses included
Coach houses have and you know coach houses and I heard you
talking about the square footage Coach House is generally I
like 20 feet wide.
Right, so, okay. So this shows just a typical block of
where they could be positioned but coach houses are
included in the adus. So they're in the ordinance, but
they're they're excluded from the affordability requirement
because the cost to build the Coach House.
Would lend them not being I'm sorry. I said Coach House. I
meant town houses town houses are generally 20 feet wide,
right? They're not they don't a lot of they they don't have
a uh side yard, right? Well, they do have side yards, but
they wouldn't have a they would typically would not have
the
depth of open space
specific to 1 unit. So a townhouse development is in many
cases either going to have a significantly sized detached
garage or it's going to have individual parking on the
ground floor of whatever the individual units are.
so in theory, you wouldn't be prohibited from doing a coach
house or conversion unit, but it's
it's unlikely, I guess unless in the situation where you
uh have underutilized space or there are
uh, there are there are units within the townhouse
development that were not fully built out for residential
purposes. So I wouldn't say it's impossible, but it's
probably very unlikely and I can't think of a permit that's
come through to
house into a townhouse development
I don't know Grant. Can you think I can't think of 1 no
he's so no.
So they haven't been anything. I can we cannot think of 1
collectively right? Because I don't know where they allow
you say they they are allowed. Well, they wouldn't be
prohibited. It's just finding the space within a townhouse
development to put a conversion unit or find, you know
Finding hotels.
Oh, right, or fee or finding an ability to put a Coach
House?
Within whatever the parking structure is for a townhouse.
It's probably not very conducive to putting in an Adu.
Why because they don't have enough space? Well, they
probably don't have enough unused space. There are probably
but what would you what if they what if they built a what
if they built a building there?
To build a coach. So okay. So I guess if a townhouse had a
standalone independent.
garage
It's possible. They could find a path to eliminate that
parking build a Coach House in its place. The only caveat I
would add to that is I don't know what type of restrictions
might exist in a private Townhouse Association that may
preclude them from doing that anyway, right? So so what
about and I'm asking all of this because I thought in the
past there was some concerns about like fire stuff. Uh,
okay. So 1 of the things we did not change, uh that I was
alluding to with the Department of buildings earlier in the
fire department is the size of the Coach House itself. So
the 22 feet in height the uh, and the location when it's in
the middle of a block so if it's not a budding an ally
We specifically included and I believe there's going to be a
depiction. Well, it might be hard to see but we
specifically included a requirement that a passageway be
kept on the side of the Coach House interior to the block 3
feet wide, no obstructions so that there can be access to
the second floor in case of an emergency that that is still
remaining. So right they couldn't be a budding each other.
Consecutively down a block that that would still that may be
1 of the preclusive for a townhouse.
Parking structure to actually establish a Coach House in 1
of those on 1 in L of some of those parking spaces.
Okay, so so I think this is great that we expanding this.
this will help to get more affordable housing. I I I
recognize what uh, and I appreciate all the experts coming
down and testifying um
you know, I understand what ottoman uh, Dow was speaking of
is concerned about and and some of the communities they
can't afford to build the Coach House, right? Uh, and and
then may have challenges converting their basement or
addicts into uh, adus, uh, without some type of financial
assistance. So that'll come down the line dealing with
housing and we can be creative with that in the future. But
I think this is great. I think this will help to get more
affordability in our communities, uh, and and seeing as
though uh, we're moving
more away from more parking
in communities and and and more residents and communities.
I think this will help us to be competitive with building
our population in the city of Chicago. So so so now if
someone wanted to
Did they so someone can just come with a brand new
development?
and they can come with a brand new development and they can
have uh more
Living Spaces on that vacant land now they can come and say
I'm a build a
7 unit building I'mma build a a coach house too. Right? So
they they could do the so originally they could do the
Coach House at the time of original construction, but you
could never and you still can't under this proposal provide
conversion units until the physical structure. The
principal building is at least 20 years old. The idea being
we had there are certain restrictions related to density.
We're not looking to create a workaround for additional
units to be provided above and beyond the zoning code. We
were looking for an ability to seamlessly reuse
underutilized space. So it would conversion units were not
intended to apply to new construction coach house though
with with no problem.
All right. Okay. Thank you. Great. Thank you. Vice mayor
all of them on the spot.
thank you very much chair, uh
Really excited for this presentation. There's a there's no
small part of me that wishes. We were having this
conversation a year ago, um in part because this really has
been
In many ways in on mitigated success in Chicago or at least
I can speak for the first war that has had such an
enthusiastic reception for 80 years. An Adu was my first uh
apartment second apartment of after college. So many
friends who live in those units now there's a non hoping to
add 1 in our building in the future, but it it works and
it's the first tool really uh against what we could have
called deconversion units over the past 10-15 years with so
many spaces in the First Ward where we've seen 3 Flats the
opposite of this happen all about to create 4,000 5,000
square foot single family homes, and now to have expanding
tools for adding and bringing back gentle density.
Is just a meaningful powerful thing. I know we talked about
the notice and those notices that we get in the ward office
is just wonderful every time that we get a letter from a
new applicant in the First Ward is very exciting for our
office. I'm excited for what chairwoman dowel talked about
earlier in terms of new financing tools for expanding Co
houses, um excited to see the zones move forward the the
only
Condition I want to ask about is.
if there's ways to expand, uh the cap on the number of
units being created which is to say as we expand this, um,
when we look at C zoning B zoning to potentially buildings
with a larger footprint we have had cases where
Folks have the choice essentially between 2,400 square foot
adus or 4. Um, 700 square foot 2 bedrooms. We would love to
see them do the 4 units particularly where we can get 2
units in advance, but where we've been precluded from that
by the existing zoning and I would love to figure that out.
Uh, so that probably would be a discussion. So the only way
to address that through the Adu ordinance would be to alter
the 33% figure in the second bullet point. So your ratio
could get
uh more intense. Yeah, and you could add more units that
that would be a discussion about the 33% It's secondarily a
discussion about all density throughout zoning districts.
80 US aside would be a much larger discussion separate from
this order. So if you want to have a discussion about the
33% we could certainly do that, you know to lower that um,
You know lower that threshold to allow more units. Um, but
that's so that that would be another item for consideration
along with the other, uh, the other items from this slide
that kind of detail some of the zoning these 2 slides that
detail some of the zoning text changes. I mean, it's a
relatively small quibble at the end of the day against the
exceptional power of what this ordinance can bring to
Chicago. So I'm glad that we're we're in this lots of
people coming in.
I'll address that. All right. All right, you know, I'll
just close by saying later for the conversation that we're
having now. I'll be even happier when we have the
opportunity to vote on this matter. But thank you chair for
your leadership. Thank you all from the spot. I appreciate
everyone's patience as we wrap up. Uh, I think it was just
1 more speaker. Um and CDC will start shortly after
appreciate you staying quiet. Thank you all in future
Lopez.
Thank you chairman. And um, I appreciate the subject matter
hearing. This is an important issue actually as good as
seedway for the next meeting that we have on the CDC. Um,
as you know with property taxes increasing so rapidly and
the stagnation on the supply of homes in general, uh,
Citywide but across the country the need for an increase of
affordable housing is critical 1 of the obstacles and I
think I Echo. Um, all the women dowel is the incentives of
how we can help those small homeowners who are struggling
to actually make those repairs on basements and Coach
houses. So that is 1 of the main obstacles that that we
face so that we can legalize and ultimately utilize uh, ah,
ah surely needed supply of affordable housing, um through
the natural according of which was a small home owners. So
in terms of like, um programs that the city has in order to
incentivize and help those as homeowners. I just you know,
again, we do have our own local plan that we will propose
so that we can help those small homeowners, but I want
their Citywide. How could be um, how can we help you know,
and there's a fund available to incentivize those areas on
the city that could benefit by this program. But again, I
appreciate the the zoning. Um,
um expedition in terms of some of the zoning obstacles, but
in terms of repairs that are expensive right now, uh, how
we can do that in areas that I really need the support and
we do need some help also with funds.
Thank you, Matt.
Thank thank you Alderman. It's it's an excellent question.
It's a great Point. Um, and as I mentioned earlier, right
this ordinance is a is a zoning change ordinance. We're not
talking about creating a a funding program here, uh, you
know budget season will be upon us sooner than any of us,
uh, uh, you know, probably uh, realize or want. Um, and if
if we want to have a conversation about ways that the city,
uh can do the kind of thing that you're talking about. I
think the housing department would be very interested in
that conversation. We believe at Baseline that Adu for all
of the reasons that the subject matter experts and that
Patrick and I have mentioned today that at Baseline Adu
expansion Citywide even without additional subsidy is a
good thing for housing affordability and housing Choice.
Uh, how do we take the next step is an excellent question.
I think it goes back to to all the Roman dowels questions
as well. Um, and it's definitely a conversation we're
willing to keep talking about
Now let me ask though. Uh, are there any existing Assistance
programs for homeowners that could apply in an Adu
situation?
so we we do know that the county assessor has uh, what 1 of
the the projects that he's been working on is adjusting
assessments based on commitments to affordability. And so
in the event that a uh, uh, Adu was created even an Adu
that wasn't mandated by the housing departments to be
affordable in the event that a homeowner chose to say, I'm
going to make this an affordable unit. I think there would
be an interesting conversation with the assessor's office
about whether that would impact property tax bills. Um,
there are certainly ongoing conversations within the
housing department about policies and strategies that that
we might be able to create but those are in their early
stages.
Thank you chairman. And again, I just I know that we have
another meeting coming up. But again, I reiterate my uh a
call to a subject matter hearing with the assessor, uh to
discuss these proposals and how we can help those as more
home owners wearing needs. So again budget season coming
up. So I really encourage your colleagues to think about
this as well. Thank you. Thank you. Absolutely. Thank you
Alderman, sir, Lopez and appreciate those comments. I think
uh, we have a list of a little bit more work to do after we
pass this piece, um that uh concluding the questions from
uh members, uh, they're being no further business before
the body all the women Dow moves. We adjourn on favor say I
I'll post
Didn't show the eyes of it. We are adjourned.