[remote or in person] Committee on Zoning, Landmarks and Building Standards

Chicago City Council

Development

Politics

Tuesday, April 16, 2024
10:00 a.m. — 1:00 p.m. CDT

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121 N LaSalle St Chicago, IL 60602 (Directions)

Chicago 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

Accessible Dwelling Units (ADUs), Marlene Hopkins appointed Building Commissioner, Landmarking Apollo's 2000

View notes

Live reporting by Parker Garlough

Accessible Dwelling Units (ADUs), Marlene Hopkins appointed Building Commissioner, Landmarking Apollo's 2000

Parker Garlough @parker_garlough

Hi, I’ll be live-tweeting today's Chicago City Council Committee on Zoning, Landmarks and Building Standards meeting for #CHIdocumenters @CHIdocumenters

09:50 AM Apr 16, 2024 CDT

Parker Garlough @parker_garlough 2/70

The meeting has not yet adjourned, but "What You Won’t Do for Love" by @bobbycaldwell is being played over the livestream

Parker Garlough @parker_garlough 3/70

Committee members are now visible on screen, but their mics are muted. The meeting does not appear to have been called to order

Parker Garlough @parker_garlough 4/70

@bobbycaldwell *been called to order, not adjourned

Parker Garlough @parker_garlough 5/70

The meeting has been called to order

Parker Garlough @parker_garlough 6/70

Public speaking is about to begin. There are expected to be a lot of speakers.

Parker Garlough @parker_garlough 7/70

Aaron Feldman advocates for the expansion of the ADUs ordinance, which surveys show are popular with both alderpeople and voters. Benefits include family support from multigenerational housing, rental income to prevent displacement of low-income homeowners, and climate benefits

Parker Garlough @parker_garlough 8/70

@stevevance , land use consultant and founder, says in the 3 years since ADUs were first permitted, they have helped decrease the housing shortage. However, not enough have been approved, and Vance says Chicago should prioritize expanding the ordinance

chicagocityscape.com

Parker Garlough @parker_garlough 9/70

@stevevance Mr. Blakemore (didn't catch his first name) complains about the shortening of public comment time to 2 minutes rather than 3 minutes per person

Parker Garlough @parker_garlough 10/70

@stevevance Brian Peterman, 47th ward homeowner, speaks in support of ADUs. His mother-in-law lives in a coach house on his property, which he says has allowed him to be able to afford to raise a young child in Chicago

Parker Garlough @parker_garlough 11/70

@stevevance He proposes removing the square footage cap, and expanding the program citywide.

Parker Garlough @parker_garlough 12/70

@stevevance Joseph Miscimerra @jmisci, resident of an ADU, spoke in support of expanding the program. He says it will prevent displacement and high-pressure bidding wars. It will also be beneficial for children, elderly people, and the planet.

Parker Garlough @parker_garlough 13/70

Molly Fleck @LampingFleckPC , Lincoln Park resident, supports the ADU expansion. ADUs are banned in her neighborhood but she would like to build one. She describes benefits including flexibility, popularity, and benefits for children.

Parker Garlough @parker_garlough 14/70

Tom Mayer spoke in opposition to the proposed residential building at 5404 N Ashland because it will be a "godzilla," blocking light and causing flooding. "I'm for affordable housing, but we can do better," he said.

Parker Garlough @parker_garlough 15/70

Austin Kadrowsky, @UrbanEnviroIL member, supports the expansion of ADUs to the rest of the city. He read a series of supportive comments from other UEI members.

Parker Garlough @parker_garlough 16/70

Jeralyn Fallon, attorney, spoke against the 5404 N Ashland development. She cited letters and petitions against the zoning change, saying there is "no reason" to grant it—the developers could build within the existing zoning parameters.

Parker Garlough @parker_garlough 17/70

It is 4 stories tall compared to 2-3 for other nearby buildings and will "tower over all the other buildings."

Parker Garlough @parker_garlough 18/70

Matthew Keen supports expanding the ADU ordinance. He said it will better meet market demand, fight gentrification, and support multifamily homes. As a resident of Lakeview, an ADU pilot area, he says the effect on neighborhood character has been minimal.

Parker Garlough @parker_garlough 19/70

One public commenter spoke in opposition to the 5400 N Ashland development because it would take away parking spaces and he feels the increased density would ruin the character of the neighborhood.

Parker Garlough @parker_garlough 20/70

Marlene Hopkins, appointed by @ChicagosMayor as Commissioner of Department of Buildings, expressed her appreciation to the committtee. She has worked in the Department of Buildings for 17 years.

Parker Garlough @parker_garlough 21/70

She has been criticized for her role in a 2020 Little Village coal plant implosion.

chicago.suntimes.com/the-watchdogs/…

Parker Garlough @parker_garlough 22/70

She cites community engagement and efficiency as ongoing priorities, and thanks the committee for considering her appointment.

Parker Garlough @parker_garlough 23/70

Judge Leonard Murray supports her appointment, saying she has "an iron fist and a velvet glove" and is "overqualified" for the position.

Parker Garlough @parker_garlough 24/70

Daniel Cruz, Faithworld Church pastor, said Hopkins compassionately supported Faithworld's 2015 move to a new location. "Marlene Hopkins is a true hero in our eyes. We will always remember her kindness and generosity," he said.

Parker Garlough @parker_garlough 25/70

Donald Finn, IBEW Local 134 union Business Manager, said Hopkins has helped "guide young African American and Hispanic people into our trades." He urges the committee to vote yes.

Parker Garlough @parker_garlough 26/70

Ryan Rivera, Chicago Commanding Fire Marshal, says Hopkins has "aided our large-scale complex investigations," helped acquire equipment, and "streamlined the process of addressing derelict buildings that are a danger to the public."

Parker Garlough @parker_garlough 27/70

Edgar Diaz @Chief2912, AFSCME Council 31 staff representative, said Hopkins has helped employees find mutually beneficial solutions, and has always been there for them.

Parker Garlough @parker_garlough 28/70

@AldermanHarris described Hopkins as responsive, knowledgeable, and closely involved with the community.

Parker Garlough @parker_garlough 29/70

@Alderman_Beale said he has always reached out directly to Hopkins for help even before she became the Commissioner, and has known her to be dependable for a long time.

Parker Garlough @parker_garlough 30/70

@AldermanHopkins urged every committee member who is considering voting no to "change your mind right now" so the appointment could be a unanimous yes.

Parker Garlough @parker_garlough 31/70

@AldermanHMoore asked Hopkins about her professional background, then summarized it as demonstrating that she has always aimed for perfection.

Parker Garlough @parker_garlough 32/70

@46thWardChi said Hopkins was helpful to her as a new alderperson, and has helped her problem-solve. She asked about preventative measures for homeowners, and Hopkins said there is no one-size-fits-all solution.

Parker Garlough @parker_garlough 33/70

@AldermanBurnett said the effective functioning of the Department of Buildings is important both for safety and for economic development, and that he trusts Hopkins to perform well. He describes her experience within the department as beneficial.

Parker Garlough @parker_garlough 34/70

@AldermanBurnett @AldermanLaSpata said the Cut the Tape initiative is "not a slogan," it's about "a hundred non-sexy, non-headline grabbing" tasks that he trusts Hopkins to do well.

Parker Garlough @parker_garlough 35/70

@AldermanBurnett @AldermanLaSpata @the48thward thanked Hopkins for her work with disabled residents. She supported Hopkins' commitment to modernizing the online data portal.

Parker Garlough @parker_garlough 36/70

@AldermanBurnett @AldermanLaSpata @the48thward I believe this is the portal in question

data.cityofchicago.org/widgets/ydr8-5…

Parker Garlough @parker_garlough 37/70

@AldermanBurnett @AldermanLaSpata @the48thward @lawsonfor44 praised Hopkins commitment to action, not just talk.

Parker Garlough @parker_garlough 38/70

Marlene Hopkins' appointed was confirmed unanimously.

Parker Garlough @parker_garlough 39/70

Matt Crawford, on behalf of the Department of Planning of Development, recommended that Apollo's 2000 be designated as a historic landmark.

Parker Garlough @parker_garlough 40/70

blockclubchicago.org/2023/12/07/apo…

Parker Garlough @parker_garlough 41/70

chicago.urbanize.city/post/apollos-2…

Parker Garlough @parker_garlough 42/70

Crawford said the 1989 conversion from a closed movie theater to an event venue saved the building from demolition, and praised the owners' work to make that happen.

Parker Garlough @parker_garlough 43/70

The ordinance was passed unanimously.

Parker Garlough @parker_garlough 44/70

Permits for large signs were granted to 4 locations: 2 Advocate Illinois Masonic Medical Center facilities, Extra Space Storage, and Small Cheval.

Parker Garlough @parker_garlough 45/70

Small Cheval had some controversy over a large sign in a different location.

therecordnorthshore.org/2024/01/12/wil…

Parker Garlough @parker_garlough 46/70

Regarding the Ashland affordable housing building: applicant Josh Bradley and his attorney, Thomas Moore, are presenting on the development. Moore described community engagement processes and responsive changes to the project.

Parker Garlough @parker_garlough 47/70

Moore denied the assertion that there are no other 4-story buildings in the neighborhood. "It's ideally located to place some density near the commercial center and transportation there. There is almost no affordable housing in the area."

Parker Garlough @parker_garlough 48/70

@Andrefor40th says early community meetings got 300-400 written responses, about evenly split between support and disapproval. Disapproving responses tended to be based on aesthetics and height.

Parker Garlough @parker_garlough 49/70

Vasquez said he supports the development, and does not buy the argument that affordable housing ruins a neighborhood.

Parker Garlough @parker_garlough 50/70

The ordinance passed with no objections.

Parker Garlough @parker_garlough 51/70

Nick Ftikas, attorney, presented on behalf of Azaad LLC. They would construct a residential building with 43 units, 9 of which would be designated affordable housing units. The development would include interior parking. The ordinance passed.

chicago.urbanize.city/post/residenti…

Parker Garlough @parker_garlough 52/70

Sara Barnes, attorney, presented on behalf of applicant Development Group LLC- Wrigley Branch about the proposed construction of a 4-story 3-unit residential building and detached 3-story parking garage. The group went through a very similar process in June of 2023, Barnes said

Parker Garlough @parker_garlough 53/70

The item passed without objections.

Parker Garlough @parker_garlough 54/70

Marcus Perkins, owner of the Swift mansion in Bronzeville, requested a conversion from 3 to 8 dwelling units. The building recently suffered from fire damage.

Parker Garlough @parker_garlough 55/70

blockclubchicago.org/2023/12/04/swi…

Parker Garlough @parker_garlough 56/70

Attorney Warren Silver, on behalf of Trimtab LLC, spoke about the return of a Lincoln Ave property to its previous zoning after remodeling. The project brought in 35 jobs, Silver said. The item passed without objections.

Parker Garlough @parker_garlough 57/70

@GrowGreater's proposed zoning change to establish a community center on Stewart Ave passed without objections.

Parker Garlough @parker_garlough 58/70

@jessiefor26th spoke in support of two proposed changes by William Aquino, saying they will bring in more affordable housing and prevent gentrification that has occurred since construction of the 606. "We love building 3-flats on vacant lots. It's exactly what our families need."

Parker Garlough @parker_garlough 59/70

The items both passed without objections.

Parker Garlough @parker_garlough 60/70

Applicant Crystal L. Hammond's request to permit the construction of a 3-story multi-unit residential building on a vacant lot passed without objection.

Parker Garlough @parker_garlough 61/70

Applicant Jeff Ng proposes to divide a lot on South Hillock Ave into two lots; one would contain the existing single-family home and the other would have a 3-unit residential building constructed. The item passed without objections.

Parker Garlough @parker_garlough 62/70

The zoning change for a proposed Southport 7-unit residential building was first approved in 2020, but the applicant was unable to complete the project due to pandemic complications. The item passed without objections.

Parker Garlough @parker_garlough 63/70

^This was according to attorney Tyler Manic

Parker Garlough @parker_garlough 64/70

The oning change for the conversion of the vacant ground floor of a mixed-use building into a residential unit on Blue Island Avenue passed without objections.

Parker Garlough @parker_garlough 65/70

@RolyAcostaJAGCo said the proposed rezoning for a Bryn Mawr property was approved pre-2020 and fell through, but the developer now has the funds to complete the project. It would add 3 stories to an existing 4-story building, adding 30 dwelling units.

Parker Garlough @parker_garlough 66/70

The building has been vacant for at least a decade, and was previously a commercial building, Acosta said.

Parker Garlough @parker_garlough 67/70

The item passed without objections.

Parker Garlough @parker_garlough 68/70

1157 W Grand Ave currently is commercial use on the ground floor and residential on the top floor. The proposed zoning change would allow the residential floor to become a time-share property, with no changes to the building. The item passed without objections.

Parker Garlough @parker_garlough 69/70

Last agenda item: redevelopment of a N Carpenter property to include commercial space and up to 72 residential units. Range 455 Owner LLC asks to reduce the required parking from 60 to 30 spaces and reduce the rear yard setback to 12 feet. The item passed without objections.

Parker Garlough @parker_garlough 70/70

The meeting is adjourned.

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Agency Information

Chicago City Council

chicityclerkelms.chicago.gov

(312) 744-3166

@ChiCouncil

See Documenters reporting

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.

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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.