Committee on Zoning, Landmarks and Building Standards

Meeting is livestreamed online. *(A note that this is the last Zoom committee meeting, and meetings will resume in person for next time.)

Agenda can be found here: [https://chicago.legistar.com/MeetingDetail.aspx?ID=1000114&GUID=AF3191F5-9433-44EB-BFF0-9548EB5E5132&Options=info|&Search=] The meeting begins by deferring several agenda items. 1 public speaker is listed for public commentary: Rodney, business owner and Bronzeville resident of 27+ years.

Rodney’s commercial space received public notice of zone change from C3-2 to Residential. Residential housing on both sides of the property were only built in 2018, but the storefront zone has been commercial for 30 years.

Zoning for businesses 200 ft away have not changed. He believes that it is not beneficial, and is objecting to the zone change being strictly residential.

Next up is Adam Rubin, who is appointed as member of the Commission to complete term of Paola Aguirre Serrano, expiring March 11 2023. Rubin has worked in not for profit preservation in NY and LA, and currently at the Chicago Architecture Center as Director of Interpretation.

Chairman Tunney asks since he is a transplant: what kind of vision do you have for preservation? / Rubin responds ‘Preservation means to understand that your job is not to preserve in amber.’

Historical Landmark of Ludlow Typographic Building at 2028-2062 N Clybourn Ave is seeking permit fee waiver for the adaptive reuse and expansion of the site.

Permits were issued regarding large signs over 100’ in area, 24’ above grade. All 43 sign orders were passed.

Typical agenda order is updated: items grouped together by witness and attorney instead of ward order for efficiency. This is also the last zoom meeting until further notice and will be live for the next meeting. Tunney braces for a long meeting.

Change request at 8147 S Vincennes Ave from M1-1 Limited Manufacturing District, RS3 residential single unit district and institutional planned development 783 all to IPD 783 for new driver’s ed facility at Simeon High School. Plan includes pavement and landscaping. Item passes.

Change request for 3357-3367 N Lincoln Ave from C1-3 commercial neighborhood to B3-2 community shopping district. Alderman Martin mentions community support for these transit oriented developments. Item passes.

Change request for 4157 N Lincoln Ave from C1-2 neighborhood commercial to B1-2 neighborhood shopping district for auto house that would provide enclosure between main storefront and back garage. This is reverting zoning back after construction of enclosure. Item passes.

Change request for 2159 W Addison, C1-2 neighborhood commercial to RT4 residential 2 flat, townhouse and multiunit district to allow Roscoe Village Pub to continue operations. Zoning is being reverted to the original. Item passes.

Change request for 1757 W School St from RM4.5 residential multiunit to RS3 residential single unit detached. Alder Martin mentions that this is a reverting back to original zoning. Item passes.

Change request for 6036 N Broadway from B1-2 neighborhood shopping to C1-2 neighborhood commercial to allow for a bar to apply for permanent outdoor patio license. Item passes.

Change request for 2600 W Superior from RS3 residential single unit to RM4.5 residential multiunit. Owners thought they purchased a 2 flat with a coach house and wish to update zoning. Item passes.

Change request for 1931-35 W 95th St from B1-1 neighborhood shopping to C1-1 neighborhood commercial. Owner of Bijou Body Spa has an existing facility and wishes to expand to do additional lymphatic massage services. Item passes.

Change request for 7108 S Greenwood from RS3 residential single unit detached to RT4 residential/2flat/multiunit district. Site has vacant lot that used to be a dumping ground with a proposed 3 flat building. Item passes.

Change request for 1900 N Maud Ave, M1-2 limited manufacturing to RM 4.5 residential multiunit. Item passes with substitute narrative and plans to convert 4 units into 1 single family unit. Item passes.

Change request for 1931-33 S Jefferson St from C1-2 neighborhood commercial to B2-3 neighborhood mixed use. Alder Sigcho-Lopez speaks in support. Item passes.

Change request for 5940 N Sheridan Rd from B1-1 neighborhood shopping to B3-2 community shopping. Owner intends to broaden the uses of the formerly restored mansion: coworking office space, banquet facility with onsite kitchen and catering. Item passes.

Change request for 3051 W Irving Park Rd from B3-1 community shopping to B3-2 community shopping to allow new building to replace original fire-damaged building and to allow 3 residential units with letter of aldermanic support. Item passes.

Change request for 3300 W Franklin Blvd from M1-2 limited manufacturing to M2-2 light industry district Applicant, a cannabis company, is seeking zoning change prior to applying for special use approval. Applicant met with alder, community and schools. Item passes.

Change request for 2026 S Washtenaw Ave from C1-2 neighborhood commercial to B2-3 neighborhood mixed-use for an existing 7 unit residential with commercial to be updated to include to bring into compliance.

Due to the lot size, variation will be required to bring existing building conditions into code compliance. Item passes.

Change request for 8035 S Dobson from RS3 residential single unit detached to RT4 residential 2flat, townhouse and multiunit to permit a 4th garden unit into the existing footprint of the building. Item passes.

Change request for 2635 S Wabash from M1-3 limited manufacturing/business park to B3-3 community shopping. Letter of support from Alder Dowell for rehabbing an existing underutilized building. Item passes.

Change request for 6341 N Clark St from B3-2 community shopping to C1-2 neighborhood commercial to allow the applicant to occupy ground floor commercial space for a tavern called Randall’s Pub. Item passes.

Applicant Chicago Jesuit Academy to expand their campus to near Jackson/Leamington. CJA is seeking zone change from IPD1103 and RT4 to RM4.5 and then to IPD1103. Letter of aldermanic support is included. Item is passed as revised.

Change request for 6248 W Hyacinth St from RS2 residential single unit to RS3 residential single unit to allow for a building addition to existing single family residence due to change in FAR. Item passes.

Change request for 2449 W 79th St from B1-1 neighborhood shopping to C1-1 neighborhood commercial. There is an existing art gallery, Gallery LKC, and the applicant would like to expand to include banquet space and cater and to upgrade the existing kitchen. Item passes.

Change request for 3242 N Sheffield Ave from B3-2 community shopping to B2-3 neighborhood mixed use district. Applicant is bringing existing illegal units into correct zoning so building can include 4 residential units. Item passes.

Change request for 2100-02 W 18th Pl, 1814-24 S Hoyne Ave from RT4 residential 2flat/townhouse/multiunit to B2-3 neighborhood mixed-use district. Applicant is proposing construction of 4 story residential building w/ 8 units. Item passes.

Change request for 1956-58, S Damen Ave from RT4 residential 2flat/townhouse/multiunit to B2-3 neighborhood mixed use district. Applicant is also a TOD (transit oriented development) and conducted meetings with the zoning advisory board. Item passes.

Change request for 2244 S Sawyer from RT4 residential multiunit- RM 4.5 residential multiunit district. Residential with 3 dwelling units to allow 1 additional for 8 total units with letter of aldermanic support. Item passes.

Change request for 2435 California RT4 residential 2flat/townhouse/multiunit - RM 6 residential multiunit. Item passes.

Change request for 2719 W 24th St from RT4 residential 2flat/townhouse/multiunit to RM residential multi-unit 5. Applicant seeks to rezone to legalize 3 existing illegal units and update 1 unit for total of 6 units on site with letter of aldermanic support. Item passes.

Change request for 3239 W 23rd St from RT4 residential townhouse/multiunit - RM4.5 residential multiunit. Applicant seeks to add 1 dwelling unit for total of 4 units on site. Item passes.

Change request for 2545 S Albany Ave, RT4 residential 2flat/townhouse/multiunit to RM4.5 residential multiunit district. Property includes 3 units and 1 parking, seeking to add 1 for 4 units on site for total of 3 parking spaces. Item passes.

Change request for 1255-57 N Central Ave from RS-3 residential single unit detached to RM 4.5 residential multiunit district. property has 6 unit residential building and seeks to convert basement units into 3 for total of 9 units with 5 total parking. Item passes.

Change request for 3635-37 W 59th Pl from RS2 residential single unit detached to RS3 residential single unit detached. Applicant’s property includes 2 legal lots and seeks to amend zoning to subdivide lots to include a single family home. Item passes.

3833-59 W Chicago Ave/739-57 N Springfield Ave / 746-56 N Avers Ave from C1-1 neighborhood commercial to B3-2 community shopping to Residential Business PD. Applicant seeks to build 4 story mixed use building with 80% affordable onsite with solar panels on roof.

The exception was about the material, architects changed to precast. Item passes as revised.

Change request for 2948 N Narangansett Ave from B3-1 community shopping to B2-2 neighborhood mixed use district to allow for a 2 dwelling unit building. Item passes.

Change request for 3811-13 W Montrose from B3-1 community shopping to B2-3 neighborhood mixed use district. Applicant seeks to legalize the zoning for these long standing residential units. Applicant has aldermanic letter of support. Item passes.

Change request for 641-47 E 47th St from B1-1 neighborhood shopping to B2-3 neighborhood shopping. Applicant is restaurant acquiring adjacent property to develop as 5 story mixed use building, 3 ground floor commercial and 8 dwelling units. Item passes.

Change request for 3545 W Belmont Ave for B3-1community shopping to B2-3 neighborhood mixed use district. Vacant lot for mixed use building with 4 dwelling units and 1 offstreet parking space. Item passes.

Change request for 2334 Hoyne change request from RS3 to B2-3 neighborhood mixed use district. Item is deferred at request of Alder Sigcho-Lopez.

Change request for 3959 W Fullerton Ave, from B1-1neighborhood shopping to B3-1 community shopping. Applicant seeks to remodel gas station, discontinue auto repair business, and build rear addition as minimart. (B1 districts cannot include gas stations, but B3 does.) Item passes.

Change request for 3457-59 N Milwaukee Ave from C1-1 neighborhood commercial to B2-2 neighborhood mixed use district. Applicant seeks to build with 7 dwelling units. Item passes.

Change request for 2106-08 N Sawyer Ave from RS3 residential single unit detached to RM4.5 residential multiunit district. Applicant seeks to legalize the existing building and allow additional unit for total of 7 dwelling units. Item passes.

Change request for 2924 W Nelson from RS3 residential single unit detached - RM5 residential multi unit district. Applicant seeks to improve rooftop deck and pergola over existing 4 story 3 dwelling residential unit. Item passes.

Change request for 1905 W Fullerton Ave from to B2-2 neighborhood mixed use to B2-2 neighborhood mixed use district. Applicant seeks to construct 4 story mixed use with commercial on ground and 2 dwelling units above. Item passes.

Change request for 2453 N Cicero from B1-1 neighborhood shopping to C2-1 motor vehicle related district in order to establish antique auto storage and car wrapping facility for custom vinyl wrapping.

Site is existing building that was a used car dealership. Many in the area are looking for antique auto storage. Item passes.

Change request for 5852-58 W August Blvd from RS3 residential detached to B2-3 neighborhood mixed use district for the purpose of receiving all proper licenses. Item passes.

Change request for 320 W 83rd St from M1-1 limited manufacturing to M2-1 light industry district to establish cannabis business use with a letter of aldermanic approval. Item passes.

Change request for 1356-66 W Lake St M2-3 light manufacturing to DS3 downtown service district. Applicant was not aware that they needed to go before the Chicago Plan Commission – Item is deferred until next month.

Change request for 4644-4658 S Drexel Blvd /832-50 E 47th St from RM5 residential multiunit to B1-1 neighborhood shopping district. Applicant seeks to convert existing building into new medical clinic. Item passes.

Change request for 301-323 S Green St / 815-823 W Jackson Blvd from DS3 to DX7 to RPD. Applicant seeks to develop 36 story building with a FAR of 4.5 with total of 11.5 FAR in West Loop.

Applicant is supplying all 73 ARO units on site. Applicant incorporated prior feedback like setbacks and 4 way stops. Item passes.

Change request for 3413 W Harrison St from M1-2 limited manufacturing business park to RT4, residential/2flat/multi-unit. Site is residential in an M1 district in order to obtain rehab permit and legalize existing basement apartment with letter of aldermanic support. Item passes.

Change request for 2549 S Hamlin from RT4 residential 2 flat/townhouse/multi-unit - B2-2 neighborhood mixed use district. Site is existing beauty parlor, seeks to bring to legal use. Item passes.

Change request for 9517-35 S Western Ave, from B1-2 neighborhood shopping to B2-3 community shopping district. Applicant is requesting change to allow operation of a veterinary clinic in a shopping center. Item passes.

Change request for 928 W 37th Pl from M1-2 limited manufacturing business park to RT3.5, residential 2flat and mixed use district to legalize an existing dwelling unit. Applicant purchased 9 years ago and seeks to upgrade zoning to legalize all uses. Item passes.

Change request for 8800 S Mackinaw, RS2 residential single unit detached to C1.1 neighborhood commercial district. Site has currently 2 story residential with 3 units, and seeking to convert first floor to clinical massage school and second floor into residential. Item passes.

Change request for 8857 S State St from RS2 residential single unit detached to B1-1 neighborhood shopping district. Applicant seeks to rezone for office suites on first floor space. Alder Beale, asks to explain opposition if they have signatures.

Ppl were concerned about previous experiences, traffic, and unwarranted businesses within a block or 2.

Beale asks to address some of the complaints like alley permits. Jessica, owner, addressed that dept of buildings are in process of securing construction permit, and last portion is data review and architectural and fire review.

Alder Beale in support of the projects, but have to put a few fires out in the community. They would like to move forward, but to make sure that it will be used for professional office space. Item passes.

Change request for 4731-59 S Cottage Grove from RM5 residential multi-unit to B3-3 community shopping district. Alder King is in support of the new 4-story mixed use facility including a food market and NFT gallery. Item passes.

Change request for 1319-23 N Ashland, B2-3 community shopping to B3-3 community shopping district. Applicant seeks to preserve the building at 1319 N Ashland, and to improve with a 4 story mixed use building. Project has a letter of aldermanic support. Item passes.

Items 21043 and 21049 are presented jointly with change requests of 1) from M2-3 to C1-5 to DX7 to residential PD and 2) from C1-5 to DX7 to residential PD.

Overall project will allow for up to 2269 units with 20% affordable on-site. Applicant seeks an adaptive reuse of the Salvation Army Building with the other parcels being reviewed at a later time.

PD’s are seeking 4.5 FAR bonus, total is around 15 million, 80% into neighborhood opportunity fund, 10% into landmarks, 10% locally. Applicant is also considering neighborhood opportunity funds. Alder Burnett brings up site enhancements alongside casino plans. Items are passed.

Change request for 330 W Chestnut St from C1-5 to DX-5 to residential PD. Applicant seeks to rezone for construction of 9 story building with 20% affordable housing on site. Item is passed as revised.

This concludes meeting for Committee on Zoning, Landmarks and Building Standards. Meeting is adjourned at 1:51 PM.