Committee on Zoning, Landmarks and Building Standards meeting, July 15, 2025

When: Tue, Jul 15, 2025, 10:00 AM (Chicago time)
Where: City Council Chamber, 2nd Floor, City Hall, 121 North LaSalle Street - Chicago, IL 60602
Status: Scheduled & Published
Committee: Committee on Zoning, Landmarks and Building Standards
Video: https://vimeo.com/showcase/8928576/video/1101344162
Transcript: full text (57,066 words, official captions)

Video chapters

14:12 Walter R. Burnett: Thanked colleagues, staff and the mayor and said this was his last meeting as chair.
17:45 Anthony Beale: Pointed out that the public comment rules allowed 30 minutes and recommended two minutes per…
17:57 Walter R. Burnett: Agreed to give public commenters two minutes each after a colleague pointed out the rules…
1:05:09 Deferral of listed items, including 22nd Ward 31st/Kedzie rezonings to September 16 and 46th/47th/48th Ward…
1:10:58 Substitute text amendment expanding accessory dwelling units (conversion units and coach houses) citywide
1:12:28 Bennett R. Lawson: Introduced the ADU substitute, saying changes added limits and home ownership…
1:21:18 Bennett R. Lawson: Said the pilot rarely produced two ADUs on a block, that the ordinance adds gentle…
1:22:36 Walter R. Burnett: Commended Vice Chair Bennett R. Lawson for working with colleagues and making changes to…
1:23:18 Anthony J. Quezada: Said ADUs can help preserve two- to four-flats and legalize existing units that owners…
1:25:33 Anthony Beale: Called the ADU ordinance bad legislation, saying by-right approval removes alderpersons'…
1:27:06 Anthony Beale: Attributed the housing crisis to spending on migrants and said the ordinance would create…
1:30:03 Jessica L. Fuentes: Said research shows immigrants pay taxes and that the housing shortage predates…
1:32:07 Jessica L. Fuentes: Said she was willing to give up some aldermanic control because residents cannot afford…
1:33:18 Brian Hopkins: Supported legalizing ADUs and commended Lawson, but said he would vote no because the…
1:34:27 Brian Hopkins: Cited Lincoln Yards, North Union and the Marcy Street project as examples of approving…
1:36:36 Byron Sigcho-López: As Housing Committee chair, said legalizing existing basement, attic and coach house…
1:38:00 Byron Sigcho-López: Said community needs should come before aldermanic prerogative and that blaming…
1:41:09 Daniel La Spata: Said his ward, a pilot zone, gained 23 ADU units while losing 16 to deconversions, and that…
1:43:33 Nicole T. Lee: Asked how the opt-out limits, owner-occupancy rule, parking waivers and property tax…
1:46:31 Nicole T. Lee: Said she supports adding density through a community process but remained concerned about…
1:49:42 Marty Quinn: Asked the Buildings Commissioner what happens to existing illegal units and how permits trigger…
1:51:15 Marty Quinn: Cited a fatal attic fire in an illegal conversion and asked for the Fire Commissioner's opinion…
1:51:51 Bennett R. Lawson: Said the Fire Department was consulted and that every new unit requires a building permit…
1:53:15 Marty Quinn: Said a real compromise would carve out RS-1, RS-2 and RS-3 with an opt-in, and that the…
2:04:06 Text amendment allowing parking reductions up to 100% near CTA, Metra and bus lines
2:05:18 Daniel La Spata: Presented the parking reform substitute, saying it gives flexibility rather than a mandate…
2:07:45 William Conway: Said the parking ordinance reduces minimums while giving downtown districts flexibility, and…
2:08:58 Anthony J. Quezada: Said removing parking minimums would help build affordable housing near transit and…
2:11:06 Mayor's text amendment limiting obstruction of business windows by signs to 25%
2:16:15 William Conway: Asked whether businesses could close curtains after hours and whether the window ordinance…
2:18:36 Michelle A. Harris: Thanked departments and industry groups and asked colleagues to support the window…
2:20:45 Pat Dowell: Asked whether shelving and other obstructions are covered, requested a BACP letter for…
2:23:18 Jessica L. Fuentes: Asked which licenses the window ordinance covers and said the 25% threshold and…
2:27:18 Anthony J. Quezada: Read a local business owner's concerns about vague language and penalties and asked…
2:34:42 Angela Clay: Asked why cannabis, child care and hotels are exempt and how enforcement of the 25% rule would…
2:39:45 Angela Clay: Said complaint-driven enforcement could be used against small businesses in her diverse ward…
2:44:36 David H. Moore: Suggested the window ordinance be enforced only when the local alderperson complains.
2:46:06 William E. Hall: Asked how the ordinance would address a gas station at 79th and King Drive with fully…
2:48:18 William E. Hall: Asked whether the ordinance would address a fully tinted storefront on East 83rd Street.
2:49:48 Nicole T. Lee: Asked whether the 25% applies to aggregate window space and about outreach in multiple…
2:53:21 Leni Manaa-Hoppenworth: Said police have recommended window displays to deter smash-and-grabs and that local…
2:58:00 Leni Manaa-Hoppenworth: Asked whether the ordinance was discussed with chambers beforehand and asked…
3:00:36 Scott Waguespack: Said past enforcement fined many small businesses and asked that the ordinance be applied…
3:02:42 Michelle A. Harris: Moved to hold the window ordinance until September so colleagues could have briefings…
3:03:57 Text amendment removing portions of the 31st and 36th Wards from the 606 District (Northwest Side housing…
3:12:45 Gilbert Villegas: Said the alderpersons opted into the ordinance willingly and were now opting out, and…
3:15:27 Gilbert Villegas: Asked whether the Department of Housing met with Fannie Mae and Freddie Mac before the…
3:17:42 Brendan Reilly: Said the Fannie Mae issue is unresolved and the committee typically defers to colleagues on…
3:19:24 Felix Cardona Jr.: Said the 606 District ordinance lacks homebuyer education and burdens long-time…
3:26:03 Text amendment authorizing zoning administrator exemptions from minimum lot area for landmark buildings in…
3:26:33 William Conway: Explained his ordinance allowing minimum lot area exceptions for landmark buildings in DC-16…
3:28:00 Brendan Reilly: Thanked Conway for addressing technical concerns and said the landmark ordinance would help…
3:29:27 Adopt-a-Landmark funding agreement for Greenstone United Methodist Church, 11211 S. St. Lawrence Ave.
3:42:18 Correction of zoning reclassification map for 2225 N. Dayton
3:43:18 Map amendment at 1653 W. 35th Street (11th Ward)
3:44:21 Large signs over 100 square feet in multiple wards
3:45:30 Map amendment at 2201 S. State Street (3rd Ward)
3:45:51 Pat Dowell: Said the 2201 S. State rezoning allows community planning regarding future use near a transit…
3:46:18 Downzonings on East 79th Street and South Jeffery Boulevard (8th Ward)
3:47:15 Michelle A. Harris: Said the 79th Street downzonings create a community process for future development and…
3:48:54 Map amendment at 1143 W. 95th Street (21st Ward)
3:49:12 Ronnie L. Mosley: Said rezoning the city lot at 1143 W. 95th Street to residential matches the predominantly…
3:50:30 Rezoning at 3462-64 S. Lituanica and 912 W. 35th Street (11th Ward)
3:52:57 Rezoning at 3135 W. Devon Avenue for synagogue expansion (50th Ward)
3:53:18 Debra L. Silverstein: Requested the zoning change so a synagogue at 3135 W. Devon can add a floor for its…
3:56:21 Rezoning at 7756 S. Burley for Primo Center transitional residence (17th Ward)
4:01:45 Felix Cardona Jr.: Supported rezoning 4516 W. Fullerton so a small dog grooming business can add boarding.
4:02:33 Downzonings at 3037-43 and 3125 N. Cicero Avenue (31st Ward)
4:03:15 Felix Cardona Jr.: Said the Cicero Avenue downzonings align parcels with corridor zoning ahead of an overlay…
4:08:00 Scott Waguespack: Supported the 316 N. Oakley rezoning as a good compromise on a difficult lot.
4:11:48 Rezoning at 2600-2610 N. Clark Street (43rd Ward)
4:12:51 Brian Hopkins: Asked about traffic access and construction impacts at the Clark and Wrightwood corner for…
4:15:21 Rezoning for adaptive reuse of former Briar Street Theater (44th Ward)
4:20:48 Rezoning at 2501 N. Clark Street (43rd Ward)
4:22:19 Timothy R. Knudsen: Said the 2501 N. Clark project adds housing and affordable units on Clark Street after a…
4:35:15 Harvest Homes 2 affordable housing planned development (28th Ward)
4:37:36 Jason C. Ervin: Said Harvest Homes 2 extends affordable housing in Garfield Park, noting heavy demand for…
4:39:27 1840-1866 N. Marcy Avenue residential business planned development (32nd Ward)
4:42:15 Scott Waguespack: Said the 1840 N. Marcy project changed significantly, including affordable housing and…

Meeting notes

AI-written from the transcript. Speakers are inferred from cues in the recording, so treat names as estimates and check the video at the linked time.

The Committee on Zoning, Landmarks and Building Standards held a long meeting that Chairman Walter R. Burnett said was his last as chair. It opened with an extended public comment period, mostly about accessory dwelling units (ADUs), parking reform, the 1840 North Marcy project, downzonings on 79th Street and the window signage ordinance. After lengthy debate, the committee passed Vice Chair Bennett R. Lawson substitute ordinance expanding ADUs citywide; an appeal of the chair's ruling on a proposed carve-out amendment failed, and the ordinance passed 13 to 7, as read aloud. The committee also passed Alderperson Daniel La Spata ordinance reducing parking minimums near transit and an ordinance removing parts of the 31st and 36th Wards from the 606 District housing preservation area. The mayor's window signage ordinance was held at Alderperson Michelle A. Harris request. The committee also approved a landmark grant for Greenstone United Methodist Church and a series of map amendments, large signs and private rezonings, including 1840 North Marcy, and deferred several items.

Topics: accessory dwelling units, parking minimums, window signage ordinance, 606 District housing preservation, aldermanic prerogative, landmark funding, downzoning, map amendments, affordable housing, public comment

Agenda items discussed

1:05:09 Deferral of listed items, including 22nd Ward 31st/Kedzie rezonings to September 16 and 46th/47th/48th Ward map amendments to October 14: deferred
1:10:58 Substitute text amendment expanding accessory dwelling units (conversion units and coach houses) citywide: passed
2:04:06 Text amendment allowing parking reductions up to 100% near CTA, Metra and bus lines: passed
2:11:06 Mayor's text amendment limiting obstruction of business windows by signs to 25% (O2025-0016695): held
3:03:57 Text amendment removing portions of the 31st and 36th Wards from the 606 District (Northwest Side housing preservation) (O2025-0018156): passed
3:26:03 Text amendment authorizing zoning administrator exemptions from minimum lot area for landmark buildings in DC-16 and DX-6 districts: passed
3:29:27 Adopt-a-Landmark funding agreement for Greenstone United Methodist Church, 11211 S. St. Lawrence Ave.: passed
3:42:18 Correction of zoning reclassification map for 2225 N. Dayton (O2025-0018063): passed
3:43:18 Map amendment at 1653 W. 35th Street (11th Ward): passed
3:44:21 Large signs over 100 square feet in multiple wards: passed
3:45:30 Map amendment at 2201 S. State Street (3rd Ward): passed
3:46:18 Downzonings on East 79th Street and South Jeffery Boulevard (8th Ward): passed
3:48:54 Map amendment at 1143 W. 95th Street (21st Ward): passed
3:50:30 Rezoning at 3462-64 S. Lituanica and 912 W. 35th Street (11th Ward): passed
3:52:57 Rezoning at 3135 W. Devon Avenue for synagogue expansion (50th Ward): passed
3:56:21 Rezoning at 7756 S. Burley for Primo Center transitional residence (17th Ward): passed
4:02:33 Downzonings at 3037-43 and 3125 N. Cicero Avenue (31st Ward): passed
4:11:48 Rezoning at 2600-2610 N. Clark Street (43rd Ward): passed
4:15:21 Rezoning for adaptive reuse of former Briar Street Theater (44th Ward): passed
4:20:48 Rezoning at 2501 N. Clark Street (43rd Ward): passed
4:35:15 Harvest Homes 2 affordable housing planned development (28th Ward): passed
4:39:27 1840-1866 N. Marcy Avenue residential business planned development (32nd Ward): passed

Alderpersons who spoke

Walter R. Burnett (chair): Thanked colleagues, staff and the mayor and said this was his last meeting as chair. (14:12); Agreed to give public commenters two minutes each after a colleague pointed out the rules allowed 30 minutes. (17:57); Commended Vice Chair Bennett R. Lawson for working with colleagues and making changes to the ADU ordinance over about two years. (1:22:36)
Bennett R. Lawson (alderperson): Introduced the ADU substitute, saying changes added limits and home ownership requirements for lower density districts plus transparency and data reporting. (1:12:28); Said the pilot rarely produced two ADUs on a block, that the ordinance adds gentle density, keeps the short-term rental ban, and any parking waiver involves the alderperson and neighbors. (1:21:18); Said the Fire Department was consulted and that every new unit requires a building permit meeting life safety codes, including ceiling heights and egress. (1:51:51)
Anthony Beale (alderperson): Pointed out that the public comment rules allowed 30 minutes and recommended two minutes per speaker. (17:45); Called the ADU ordinance bad legislation, saying by-right approval removes alderpersons' ability to control development in their communities. (1:25:33); Attributed the housing crisis to spending on migrants and said the ordinance would create housing for people he said do not pay taxes. (1:27:06)
Anthony J. Quezada (alderperson): Said ADUs can help preserve two- to four-flats and legalize existing units that owners rely on, while noting they are not a silver bullet for affordability. (1:23:18); Said removing parking minimums would help build affordable housing near transit and preserve existing buildings in the 35th Ward. (2:08:58); Read a local business owner's concerns about vague language and penalties and asked whether festive window displays would be penalized. (2:27:18)
Jessica L. Fuentes (alderperson): Said research shows immigrants pay taxes and that the housing shortage predates migrants' arrival and stems from red tape on development. (1:30:03); Said she was willing to give up some aldermanic control because residents cannot afford rising rents and taxes, and would vote yes. (1:32:07); Asked which licenses the window ordinance covers and said the 25% threshold and permitting add costs and red tape for small businesses. (2:23:18)
Brian Hopkins (alderperson): Supported legalizing ADUs and commended Lawson, but said he would vote no because the decision should remain with each alderperson. (1:33:18); Cited Lincoln Yards, North Union and the Marcy Street project as examples of approving housing through the aldermanic process. (1:34:27); Asked about traffic access and construction impacts at the Clark and Wrightwood corner for the 2600 N. Clark project. (4:12:51)
Byron Sigcho-López (alderperson): As Housing Committee chair, said legalizing existing basement, attic and coach house units would add affordable housing and called the ordinance a needed compromise. (1:36:36); Said community needs should come before aldermanic prerogative and that blaming immigrants distracts from housing issues. (1:38:00)
Daniel La Spata (alderperson): Said his ward, a pilot zone, gained 23 ADU units while losing 16 to deconversions, and that ADUs change neighborhood character less than any other development. (1:41:09); Presented the parking reform substitute, saying it gives flexibility rather than a mandate and includes exclusions for D districts and areas near Metra. (2:05:18)
Nicole T. Lee (alderperson): Asked how the opt-out limits, owner-occupancy rule, parking waivers and property tax assessments would work under the ADU ordinance. (1:43:33); Said she supports adding density through a community process but remained concerned about neighbors and alderpersons losing the chance to weigh in. (1:46:31); Asked whether the 25% applies to aggregate window space and about outreach in multiple languages, and asked for more time to work out exemptions. (2:49:48)
Marty Quinn (alderperson): Asked the Buildings Commissioner what happens to existing illegal units and how permits trigger reassessment. (1:49:42); Cited a fatal attic fire in an illegal conversion and asked for the Fire Commissioner's opinion on the ordinance. (1:51:15); Said a real compromise would carve out RS-1, RS-2 and RS-3 with an opt-in, and that the ordinance would harm Bungalow Belt residents. (1:53:15)
William Conway (alderperson): Said the parking ordinance reduces minimums while giving downtown districts flexibility, and thanked La Spata for working with downtown colleagues. (2:07:45); Asked whether businesses could close curtains after hours and whether the window ordinance applies to all licensed businesses. (2:16:15); Explained his ordinance allowing minimum lot area exceptions for landmark buildings in DC-16 and DX-6 districts with alderperson support. (3:26:33)
Michelle A. Harris (alderperson): Thanked departments and industry groups and asked colleagues to support the window ordinance to help bring South and West Side businesses into compliance. (2:18:36); Moved to hold the window ordinance until September so colleagues could have briefings and walk corridors with chambers. (3:02:42); Said the 79th Street downzonings create a community process for future development and do not prevent later upzoning. (3:47:15)
Pat Dowell (alderperson): Asked whether shelving and other obstructions are covered, requested a BACP letter for businesses, and said she would vote in favor. (2:20:45); Said the 2201 S. State rezoning allows community planning regarding future use near a transit station. (3:45:51)
Angela Clay (alderperson): Asked why cannabis, child care and hotels are exempt and how enforcement of the 25% rule would work. (2:34:42); Said complaint-driven enforcement could be used against small businesses in her diverse ward and asked that the rules be tight. (2:39:45)
David H. Moore (alderperson): Suggested the window ordinance be enforced only when the local alderperson complains. (2:44:36)
William E. Hall (alderperson): Asked how the ordinance would address a gas station at 79th and King Drive with fully covered windows where a fatal shooting occurred. (2:46:06); Asked whether the ordinance would address a fully tinted storefront on East 83rd Street. (2:48:18)
Leni Manaa-Hoppenworth (alderperson): Said police have recommended window displays to deter smash-and-grabs and that local chambers have deep concerns about the ordinance. (2:53:21); Asked whether the ordinance was discussed with chambers beforehand and asked departments to communicate initiatives before committee hearings. (2:58:00)
Scott Waguespack (alderperson): Said past enforcement fined many small businesses and asked that the ordinance be applied uniformly with proactive outreach to chambers. (3:00:36); Supported the 316 N. Oakley rezoning as a good compromise on a difficult lot. (4:08:00); Said the 1840 N. Marcy project changed significantly, including affordable housing and parking reductions, and asked for support. (4:42:15)
Gilbert Villegas (alderperson): Said the alderpersons opted into the ordinance willingly and were now opting out, and asked for a vote on that alone. (3:12:45); Asked whether the Department of Housing met with Fannie Mae and Freddie Mac before the ordinance was drafted. (3:15:27)
Brendan Reilly (alderperson): Said the Fannie Mae issue is unresolved and the committee typically defers to colleagues on their own wards, and moved to pass. (3:17:42); Thanked Conway for addressing technical concerns and said the landmark ordinance would help reuse 18 buildings in the 42nd Ward. (3:28:00)
Felix Cardona Jr. (alderperson): Said the 606 District ordinance lacks homebuyer education and burdens long-time owner-occupants, and that real estate and legal stakeholders were not consulted. (3:19:24); Supported rezoning 4516 W. Fullerton so a small dog grooming business can add boarding. (4:01:45); Said the Cicero Avenue downzonings align parcels with corridor zoning ahead of an overlay district and existing businesses can keep operating. (4:03:15)
Ronnie L. Mosley (alderperson): Said rezoning the city lot at 1143 W. 95th Street to residential matches the predominantly residential block. (3:49:12)
Debra L. Silverstein (alderperson): Requested the zoning change so a synagogue at 3135 W. Devon can add a floor for its growing community. (3:53:18)
Timothy R. Knudsen (alderperson): Said the 2501 N. Clark project adds housing and affordable units on Clark Street after a thorough community process. (4:22:19)
Jason C. Ervin (alderperson): Said Harvest Homes 2 extends affordable housing in Garfield Park, noting heavy demand for earlier phases, and will bring business back to Fifth Avenue. (4:37:36)

Exchanges between members

17:45 Beale recommended two minutes per public speaker, and the chair agreed.
1:22:36 Burnett commended Lawson for his patience and work with colleagues on the ADU ordinance.
1:30:03 Fuentes responded to Beale's remarks by saying immigrants pay taxes and the housing shortage predates their arrival.
1:33:57 Hopkins said he differed with the previous speaker about giving up aldermanic decision-making authority.
1:36:43 Sigcho-López thanked Lawson for putting forward the ADU ordinance.
1:41:18 La Spata thanked Vice Chair Bennett R. Lawson for his persistence and willingness to compromise.
1:44:57 Lee asked Lawson what consultation on parking waivers would look like.
1:51:51 Lawson responded to Quinn's fire safety concern by noting Fire Department consultation and permit requirements.
1:52:36 Quinn asked whether the proposal leaves any aldermanic oversight.
1:52:45 Lawson answered that alderpersons can opt out of limits and owner-occupancy rules by ordinance.
1:59:23 Quinn objected that the chair recognized another motion before his amendment and appealed the ruling.
2:05:24 La Spata thanked Conway for feedback that shaped the parking substitute.
2:05:24 La Spata thanked Reilly for feedback that shaped the parking substitute.
2:05:24 La Spata thanked Dowell for feedback that shaped the parking substitute.
2:08:37 Conway thanked La Spata for working with downtown colleagues on parking.
2:20:48 Dowell thanked Harris for bringing the window ordinance forward.
2:34:42 Clay thanked Burnett for his service and help to new members.
3:12:07 Burnett asked Quezada why he opposed colleagues opting their wards out.
3:18:00 Reilly agreed with Villegas's point that consultations with Fannie Mae and Freddie Mac should have happened beforehand.
3:24:42 Quezada told the chair he agreed on mutual respect and explained why he raised the issues publicly.

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