Committee on Zoning, Landmarks and Building Standards meeting, July 16, 2024
- When: Tue, Jul 16, 2024, 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/984415832
- Transcript: full text (24,074 words, official captions)
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, chaired by Vice Chair Bennett R. Lawson, deferred several items at the start, including the citywide ADU text amendment, and heard ten public commenters on ADUs, the Western Avenue upzoning, the Six Corners project, and a West Loop development. The committee recommended Swathi Staley and former Alderperson Helen Schiller for appointment to the Zoning Board of Appeals and passed the Milwaukee Avenue Special Character Overlay District with design guidelines and a demolition notification requirement. An ordinance from Alderperson Chris Taliaferro requiring a special use for small indoor event venues was held until Department of Business Affairs and Consumer Protection officials answered questions, then passed. The committee also approved the Hyde Park Union Church landmark designation, the two Western Avenue upzoning map amendments in the 40th Ward, and numerous other map amendments, including a 52-unit affordable senior building on King Drive. The 45th Ward Six Corners item and an 11th Ward item were deferred.
Topics: Zoning Board of Appeals appointments, Milwaukee Avenue overlay district, indoor event venues, Western Avenue upzoning, landmark designation, map amendments, accessory dwelling units, affordable housing, public comment
Agenda items discussed
- 23:34 Deferral of several items, including the ADU text amendment and map amendments in the 10th, 43rd, 39th, 27th and 20th Wards: deferred
- 25:01 Public comment
- 49:12 Appointment of Swathi Staley to the Zoning Board of Appeals: passed
- 57:18 Appointment of Helen Schiller to the Zoning Board of Appeals: passed
- 1:02:57 Milwaukee Avenue Special Character Overlay District (substitute): passed
- 1:15:59 Text amendment regulating indoor event venues as a special use (substitute): passed
- 1:29:49 Landmark designation of Hyde Park Union Church, 5600 S. Woodlawn: passed
- 1:31:47 Two large signs at 2616 E. Ontario (2nd Ward): passed
- 1:33:05 Map amendment at 3904 Hamilton Avenue, RT4 to RS3 (47th Ward): passed
- 1:34:22 Map amendment at 8332-8358 S. King Drive for 52-unit affordable senior housing (6th Ward): passed
- 1:37:55 Western Avenue upzoning map amendments A8892 and A8895 (40th Ward): passed
- 1:52:19 Map amendment at 11350 S. Halsted for Morgan Park Commons (21st Ward): passed
- 1:53:56 Map amendment at 2100-2110 W. Warren for St. Leonard's Ministries (27th Ward): passed
- 1:59:03 Map amendment at 7722 S. Greenwood (8th Ward): passed
- 2:00:21 Map amendment at 510 S. California (27th Ward): passed
- 2:03:00 Map amendment at 6750-6760 N. Northwest Highway (41st Ward): passed
- 2:04:39 Map amendment at 2835 W. Cullerton (25th Ward): passed
- 2:05:46 Map amendment at 1721 W. 18th Place (25th Ward): passed
- 2:09:38 Map amendment at 2622 W. Adams (27th Ward): passed
- 2:10:45 Map amendment at 2338-58 N. Seeley for a 56-unit residential building (32nd Ward): passed
- 2:13:48 Map amendment at 5305-5309 N. Winthrop (48th Ward): passed
- 2:16:33 Map amendment at 2852-56 N. Southport (32nd Ward): passed
- 2:18:52 Map amendment at 8235-8237 W. Irving Park Road (38th Ward): passed
- 2:20:10 Map amendment at 433 W. Diversey Parkway (43rd Ward): passed
- 2:23:41 Map amendment at 3327-3335 N. Lincoln, former Dinkel's Bakery site (32nd Ward): passed
- 2:27:42 Map amendment at 3955 N. Kilpatrick / 3865 N. Milwaukee, Six Corners (45th Ward): deferred
- 2:28:27 Map amendment at 3259 S. Emerald (11th Ward): deferred
- 2:29:02 Map amendment at 2315 W. 24th Place (25th Ward): passed
- 2:32:51 Map amendment at 30 N. Menard (29th Ward): passed
- 2:34:19 Map amendment at 112 S. Sangamon (34th Ward): passed
- 2:37:40 Map amendment at 3120 N. Kedzie (35th Ward): passed
- 2:39:06 Map amendment at 5743 N. Kingsdale (39th Ward): passed
Alderpersons who spoke
- Bennett R. Lawson (chair): Thanked Helen Schiller for returning to public service and noted she would bring a North Lakefront perspective to the ZBA. (1:02:13); Said keeping the affordable requirements in proactive rezoning is key and noted his office is working with planners on Clark and Broadway. (1:43:36); Asked BACP and zoning staff whether any license for venues of 100 or fewer currently requires a traffic plan. (1:50:35)
- David H. Moore (alderperson): Asked ZBA nominee Swathi Staley how much weight she would give to alderpersons' input and what she would add to the board. (53:20); Praised Helen Schiller's record and moved to pass her appointment. (1:00:03)
- Timothy R. Knudsen (alderperson): Recommended Swathi Staley to fill his former ZBA seat, said the two-year vacancy shows the board needs to work better, and described ways to reduce burdens on small businesses. (55:00); Announced an ordinance he would introduce to let ZBA alternates fill vacancies. (56:31); Said the 433 W. Diversey proposal is a good opportunity for that stretch. (2:23:26)
- Pat Dowell (alderperson): Supported Helen Schiller's ZBA appointment, citing her knowledge of the zoning ordinance and community context. (1:00:54); Asked who would review compliance with the Milwaukee Avenue design guidelines and whether DPD design review would apply. (1:14:07); Asked how the zoning division reviewed the event venue ordinance and whether it applies to businesses with Public Place of Amusement licenses. (1:20:49)
- Daniel La Spata (alderperson): Thanked DPD and community groups and said the Milwaukee Avenue design guidelines, shaped by community participation, would give developers predictability and shorten development. (1:08:57); Asked Alderperson Chris Taliaferro whether the ordinance targets commercial spaces converted into event venues, and said he supports it. (1:26:15); Praised the Western Avenue rezoning's use of the zoning code and ARO, and asked about concerns raised in a letter from an auto business group. (1:41:38)
- Chris Taliaferro (alderperson): Said the ordinance would require unregulated event spaces to obtain a special use with DPD review and public notice, citing shootings at such venues. (1:16:50); Explained that the substitute exempts entities like hotels, lodges and religious assembly and targets smaller venues for showers and private parties. (1:23:46); Described businesses that operate as other uses by day and event spaces at night, and said there is currently no special use process for locating event spaces. (1:26:42)
- William E. Hall (alderperson): Said the King Drive site has been vacant for over 20 years and supported the affordable senior housing project. (1:36:58)
- Andre Vasquez Jr. (alderperson): Presented the Western Avenue rezoning based on the DPD corridor study, aiming to increase density, support small businesses, and move away from auto-centric uses. (1:38:53); Said his main concern had been loss of affordability with by-right development, and that ARO requirements remain part of the zoning change. (1:40:39); Said existing businesses would be grandfathered and only future incompatible uses would need a zoning change. (1:42:36)
- Ronnie L. Mosley (alderperson): Said the map amendment separates a fast-food parcel from the planned development so the Morgan Park Commons site can move forward. (1:52:56)
- William Conway (alderperson): Recused himself from the St. Leonard's item under Rule 14, explaining that his father is or will be a significant donor to the organization. (1:56:48); Said he supports the 112 S. Sangamon change after work with the developer on building materials, noting one community group did not approve it. (2:36:34)
- Walter R. Burnett (alderperson): Described St. Leonard's Ministries' campus as well kept and supported the elevator addition and expansion. (1:57:47); Said St. Leonard's met with a community organization and that a community meeting unanimously supported the 510 S. California project. (2:01:26)
- Byron Sigcho-López (alderperson): Thanked the applicant for collaborating to add accessible and affordable units and asked colleagues to support the 2315 W. 24th Place item. (2:32:21)
- Brendan Reilly (alderperson): Said a resident seeking a bathroom addition should not have had to wait the entire meeting and suggested such items be heard first. (2:39:56)
Exchanges between members
- 52:55 Alderperson David H. Moore thanked the chair before questioning the ZBA nominee.
- 1:00:54 Alderperson Pat Dowell thanked the chair before voicing support for the Schiller appointment.
- 1:08:57 Alderperson Daniel La Spata thanked the chair before speaking on the Milwaukee Avenue overlay.
- 1:23:46 Alderperson Chris Taliaferro answered Alderperson Pat Dowell question about which businesses the event venue ordinance covers.
- 1:26:15 Alderperson Daniel La Spata asked Alderperson Chris Taliaferro whether the ordinance targets commercial spaces converted into event venues.
- 1:26:42 Alderperson Chris Taliaferro answered Alderperson Daniel La Spata with examples of businesses that turn into event spaces at night.
- 1:28:05 Alderperson Daniel La Spata said he understood the need and supported Alderperson Chris Taliaferro ordinance.
- 1:28:25 Alderperson Chris Taliaferro thanked Alderperson Daniel La Spata.
- 1:28:51 Alderperson Pat Dowell asked whether Alderperson Chris Taliaferro would agree to hold the ordinance until BACP could answer questions.
- 1:29:18 Alderperson Chris Taliaferro said he had no objection to holding the item and asked whether Alderperson Pat Dowell needed him present.
- 1:41:38 Alderperson Daniel La Spata praised Alderperson Andre Vasquez Jr. rezoning approach and asked about concerns in a submitted letter.
- 1:42:36 Alderperson Andre Vasquez Jr. answered that existing businesses would be grandfathered.
- 1:43:29 Alderperson Daniel La Spata thanked Alderperson Andre Vasquez Jr. for the explanation.
- 1:50:19 Alderperson Pat Dowell thanked the chair after questioning BACP.
- 1:52:56 Alderperson Ronnie L. Mosley thanked the chair before presenting his item.
- 1:56:48 Alderperson William Conway thanked the chair before announcing his recusal.
- 1:57:33 Vice Mayor Walter R. Burnett asked Alderperson William Conway to thank his father for supporting St. Leonard's.
- 2:32:21 Alderperson Byron Sigcho-López thanked the chair after asking for support for his ward's item.
- 2:40:37 Vice Mayor Walter R. Burnett asked for a round of applause for Chairman Bennett R. Lawson stewardship of the committee.
- 2:40:53 Chairman Bennett R. Lawson thanked Vice Mayor Walter R. Burnett.