[remote or in person] Committee on Zoning, Landmarks and Building Standards
Chicago City Council
Development
Politics
Tuesday, June 25, 2024
10:00 a.m. — 12:30 p.m. CDT
121 N LaSalle St Chicago, IL 60602 (Directions)
City Hall, 2nd floor, Council Chambers
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Reporting
Edited and summarized by the Chicago - IL Documenters Team
Note-taking by
Brooke Greene
There are a number of new larger residential developments in the works.
Live reporting by
Ayesha Riaz
ayesha_offline
@ayesha_offline
Morning Chicago, covering today’s meeting: Committee on Zoning, Landmarks and Building Standards meeting for @CHIdocumenters.
10:05 AM Jun 25, 2024 CDT
The Committee on Zoning, Landmarks and Building Standards has jurisdiction over all zoning matters, land use policy and recommendations, building code ordinances, and the designation, maintenance and preservation of historical and architectural landmarks.
Meeting is scheduled to begin at 10:00 AM, meeting is live-streamed online with an agenda that was made available to the public and can be viewed here: [].
…storagev1.blob.core.usgovcloudapi.net/meetingattachm…
As of 10:15 AM, the meeting has not yet started, but audio was heard with someone shouting
“Don’t touch me!” and “Don't throw me out!”.
“Don’t touch me!” and “Don't throw me out!”.
Roll call is taken and quorum has been established at 10:19 AM. Time is given for public commentary.
Speaker 1: Pete S., in support of Kilpatrick project with 69 ARO units and the need for housing in the NW side. 3955 units should have been approved on April 16 but it was deferred, and deferred again in May, and deferred again in June.
Former alder Ed Burke was sentenced for illegally exchanging zoning information for bribes, substance, and clout. He is questioning if after 4 zoning meetings, another local alder is not also withholding zoning approval illegally esp when the alder has reported history of bribery
The city plays an active part in public segregation, and a ‘local veto’ can cause a deferral.
Speaker 2: David Canario, opposed to the Sheffield project, calls it displacement and destruction of the unique character of the neighborhood. Has seen the city tear down buildings to put up cheapest for profit housing, w/ disregard to community in favor of $$$ and developers.
Speaker 3: Steven Bann, urban planner brings up lack of members on the Zoning Board of Appeals, which jeopardizes the rate and efficiency of proposals, including a homeless shelter in Uptown, which could have been passed.
The city should prioritize filling the members for ZBA for a timely approach, and should allow code alternatives for shelters and places of transition.
Speaker 4: Jon, protesting the rezoning on Sheffield 3637, Believes that the building should be constructed on a main street as opposed to residential housing and families and that more attention should be given to those in the area.
Speaker 5: Danny V., resident in strong support for building 4000+ on N Marcy, W Chicago, N Aberdeen, S Michigan Ave and N Kingsbury St. Lincoln Park has tax base to absorb the shock, but what happens to places like Archer Heights and Pilsen. What is local affects all.
Speaker 6: Z. City of Chicago unlawfully demolished their family property, which they had owned the building since 1972. Needs someone to go and ask why the City of Chicago thinks they owned that building if they didn’t even have a deed.
Speaker 7: James R Anderson, in support of developments at Marcy, W Chicago, N Aberdeen, S Michigan Ave and N Kingsbury St, some of which have been deferred. This represents 4000+ housing units as migrants, displaced people and climate refugees from the Rust Belt settle here.
Objections from community meetings include objections to change. Nostalgia is powerful emotion. 1980’s was different and the needs of Chicago and industry has changed. It’s now evident that a car dominated landscape will destroy the city.
Speaker 8: Tiwon Simms, shot in the stomach by police in August 2023, has been declined FOIA. Request number is P951699. He was stonewalled due to ongoing investigation and can’t understand why his FOIA request is denied. Wants to understand how the law works for Black Americans.
Speaker 9: Patrick Grossi, regarding N Sheffield and Preservation Chicago, disappointed to learn of the demolition. They rarely get in the way of zoning ordinances, and urges design approach that keeps historical facades.
Regarding 3633 N Sheffield, it is green-rated but the document is 30+ years old. Any building over 50 years of age should trigger a demolition review, including demolition of perfectly occupiable buildings.
Speaker 10: George Blakemore, has been coming to city meetings for 30-40 years, saying that all politicians “Pay to Play” and refers to Chicago as “the most corrupt city in America!” and states that it is not a democracy and everybody is “crooking”.
Speaker 11: Lisa Sorenson, in opposition of the Sheffield Project and the demolition of three 100+ year old buildings, suspected that the alder had been hiding this project since it was only introduced in February. When asked for a separate meeting, the alder did not answer.
Online petition was started on June 10th after seeing public notice that tenants would received a significant rent increase. Signatures reached 2300 with majority from immediate zip code. She wishes for committee to consider the rezone and the historic resources.
Speaker 12: S. Saraswat, resident and homeowner recently read article that IL is the least tax-friendly state in the entire country.
To homeowners advocating against developments: we don't have good weather year round or booming tech industry, but we are the last big city in the country that is mildly affordable.
“Every no on new development is an automatic tax increase on yourself in the future” Renters and business can leave and the only people who will bear burden of tax will be owners.
Regarding re-referral to Committee on Transportation and Public Way: O2024-0010037, approval of plat of Central Eight Resubdivision.
Regarding large signs 100+ feet in area and 24 ft above grade, 9 permits were granted for 360 N Green St, 1601 N Milwaukee, 7159 W Higgins Rd, 550 N State St, and 70 E Walton St.
Regarding Map Amendments:
Variation request for 1854 N Howe St from RM4.5 to RM4.5 residential multi unit district. Requests amendment to permit construction of 3 story single family residence and detached 2 car garage. Item passes.
Variation request for 1854 N Howe St from RM4.5 to RM4.5 residential multi unit district. Requests amendment to permit construction of 3 story single family residence and detached 2 car garage. Item passes.
Change request for 1313 W Wrightwood Ave from C1-1 neighborhood commercial district to RT-4 residential 2flat, townhouse and multi unit. Proposal for new 3 story with basement with 3 units and detached 3 car garage. Item passes.
Change request for 3327-3335 N Lincoln Ave from B3-3 community shopping district to B3-3 community shopping district due to roof access issues, request to defer to July 16 2024. Item passes.
Change request for 1415 W Morse Ave from B2-3 neighborhood mixed-use district to B2-3 for variation, rear addition for 4 story and 14 dwelling units and proposed reductions in rear yard setback, parking and loading berths from 1 to 0. Item passes.
Change request for 7325-31 N Honore St from RT-4 residential 2 flat, townhouse and multi-unit to RM-6 residential multi-unit district. The applicant is adding four dwelling units to the existing buildings lower level.
There is also an adjustment to reduce parking due to proximity of transit, and relocation of required open space from the rear yard to the courtyard. Item passes.
Change request for 1528 N Lasalle Dr, RM-5 residential multiunit district to B2-5 neighborhood mixed-use district. Applicant seeks a fifth floor addition on existing 4 story building and 5 story addition to rear of existing building to increase number of units from 4 to 8 total.
Change request for 3842 S Hermitage from RS-3 residential single unit district to RM4.5 residential multi-unit district for applicant seeking to do interior renovations to legalize 2 illegal units in the attic and basement. Item passes.
Change request for 5221-5259 N Broadway from B1-3 neighborhood shopping district to B3-3 community district for a variation rezone due to the addition of veterinary services. Item passes.
Change request for 2600 W Montrose from B3-2 community shopping district to B2-5 neighborhood mixed use building. Conversion of 25 dwelling unit to 28 dwelling units by converting main floor storage space by adding 3 garden units. Item passes.
Change request for 2200 N Ashland Ave, C1-1 neighborhood commercial district to C2-1 motor vehicle related district to allow for outdoor uses for dog park accessory to animal services use. Item passes.
Change request for 5920 N Ridge from C1-2 neighborhood commercial district to B2-5 neighborhood mixed-use district for 17 new dwelling units on first floor. Building currently has 52 units above grade. Item passes.
Change request for 1464 W Farragut from RS-3 residential single unit district to RT-4 residential 2 flat, townhouse and multi-unit district to permit a proposed 2 story rear addition and will be downzoned after. Item passes.
Change request for 3627-3633 N Sheffield, from RT-4 residential 2 flat townhouse and multiunit district to B2-3 neighborhood mixed use district. Development for addition of 5 story residential building containing 29 dwelling units.
Alder Riley asks them to describe the community process since theyve had active opposition from constituents and preservationists. It was mentioned in the alder newsletter and has been in several publications, had several conversations.
It was mentioned that the buildings are not visible due to being behind the right field scoreboard. Alder LaSpata asks about the architects. The architecture firm is DXU Architects, with the project on the 7th iteration of plan and facade. Item passes with substitute narrative.
Change request for 1923 W Race Ave from RT3.5 residential 2flat, townhouse and multiunit district to RT-4 residential 2flat townhouse and multiunit. Proposal to construct single family home in rear of existing single family home at subject property. Item passes.
Change request for 2426-28 N Clyborn Ave from M1-2 limited manufacturing/business park district to RM5 residential multi-unit district. Due to atypical and irregularly shaped plot, request for no offstreet parking.
Applicant wishes to split the lot for zoning to include 3 story building with 3 dwelling units. Item passes.
Change request for 3036 N Lincoln from B1-2 neighborhood shopping district to B3-3 community shopping district. Proposal for adaptive reuse for retail at grade and 16 residential units above. Item passes.
Change request for 1073 W Polk St / 1065 W Polk from RT4 residential 2flat, townhouse and multiunit district to RM-4.5 residential multiunit district. Proposal for 3 story residential building with 3 dwelling units and 2 parking spots. Item passes with substitute narrative.
Change request for 1034-36 W North Ave from C1-2 neighborhood commercial district to B3-3 community shopping district. Proposal for adapt and reuse an existing 3 story building for 8 dwelling units. Property is in transit served location. Item passes.
Change request for 6019 W Fullerton Ave from B3-2 community shopping district to B2-2 neighborhood mixed use district to allow existing building and converting existing commercial into residential dwelling unit. Item passes.
Change request for 4041-43 N Melvina Ave from RS-2 residential single unit detached to RS3 residential single unit district. Proposal for demolition on existing building for 2 story single family home and 2 car detached garage. Item passes.
Change request for 2120 W Lawrence Ave from RS-3 residential single unit district to B1-1 neighborhood shopping district. Proposal seeks amendment to bring conformity to existing building which operates as a daycare facility. Item passes.
Change request for 4041 N Milwaukee Ave from B1-3 neighborhood shopping district to B3-3 community shopping district. Proposal seeks to expand to allow for wider range of tenant uses. Item passes.
Change request for 2819 S Throop St from RS3 residential single unit detached to RM 4.5 residential multi-unit district. Due to 100+ age of building, no permit records were found, issue is to have 3 dwelling units in the existing building. Item passes.
Change request for 5308-10 N Damen Ave from B1-2 neighborhood shopping distinct and B1-3 neighborhood shopping district to B2-3 neighborhood mixed use district. Amendment to increase to convert storefronts to dwelling units to allow parking spaces to remain. Item passes.
Change request for 1334 N Ridgeway Ave from RS3 residential single unit district to RT 4 residential 2flat, townhouse and multiunit district. Seeks variation request to allow existing basement dwelling unit to convert from 2 units to 3 units.
Also requesting 0 parking spaces as a garage is permitted but carport is not. Item passes.
Change request for 2616 W Haddon Ave from RS3 residential single unit district to RT 4 residential 2flat, townhouse and multiunit. Applicant has nonconforming use due to building age, proposal to demolish and redevelop with 3 story residential with 3 parking spaces. Item passes.
Change request for 11416 S Throop St from RS2 residential single unit detached to RT 3.5 residential 2flat townhouse and multiunit district. Applicant wishes to legalize existing basement unit. Item passes.
Change request for 2328 S Michigan Ave from DS downtown service district to DX downtown mixed use district then to residential business planned development. Recommended for approval at the June 20th meeting.
Proposal of 18 story buildings with 256 dwelling units with 25% onsite as affordable, 10 parking spaces and 3000 sq ft of commercial space. Item passes.
Change request for 345 N Aberdeen from M2-3 light industry district to DX7 downtown mixed use then to Residential Business Planned development.
Construction of 45 story building with 559 residential units and 255 vehicular parking spots with 126 affordable units and creation of 2,800 construction jobs. Item passes.
Change request for 2031-33 N Kingsbury St from M2-2 light industry district to B3-5 community shopping district then to residential business planned development.
Proposal for construction of 15 story building with 359 dwelling units, 205 parking spaces with commercial and retail uses. Item passes.
Change request for 1001-1235 W 119th St and 1000-1234 W 120th St from PMD 10 planned manufacturing districts to an Industrial Planned Development. Site was initially used for industry and manufacturing and is now vacant.
Applicant has proposed to redevelop with light industrial facility. Brownfield site that has affected nearby residents, would like to continue with residents be able to walk to their jobs. Item passes.
Change request for Beyond the Ball, 2759 S Lawndale Ave from RS 3 residential single unit district to B1-2 neighborhood shopping district. Proposal for 2 story office building, greenhouse and community space. Attached greenhouse will be 203 sq ft. Item passes.
Change request for 1434 W 76th St from M1-2 limited manufacturing/business park district to M2-2 light industry district. Applicant wishes to amend for variation use of outdoor fleet storage for transportation business. Item passes.
Change request for 335-375 N Pulaski Ave from PMD 9 to institutional planned development to permit operation of training and control center from Chicago Transit Authority. Existing facility in West Loop and will be relocated. Item passes.
Change request for 3631-3657 N Central / 5547-5557 W Waveland from Business Planned Development 1450 to Business Planned Development 1450, as amended. Requesting amendment for operation of adult-use cannabis dispensary. Item passes.
Attachments
Agency Information
Chicago City Council
The Chicago City Council is the legislative branch of the government of the City of Chicago and consists of the Mayor and Aldermen elected from each of the City’s fifty wards. Source
If you attend a meeting in person, be prepared to go through a security checkpoint and show photo ID.
Meetings are also livestreamed at https://www.chicityclerk.com/.
At this link, scroll down to “Meeting Notices.” Look for “Watch now” and click on the link with the meeting title to go to a livestream page. If you don’t see a link for the meeting, you may be early or the meeting may be starting late. Wait a few moments and try refreshing your Internet tab.
Recordings of past City Council meetings may be found here: https://vimeo.com/user100351763/videos/sort:date.
See also: “What to Expect at a Meeting of Chicago’s City Council” via the Better Government Association.
Documents
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