2019 Zoning Cases

+ 1420 North Milwaukee

(Deferred from October 15, 2019 and November 19, 2019 Committee on Zoning. O2019-6856, Application 20152). Proposed rehabilitation of four-unit mixed use building with ground floor retail, to create an eight-unit mixed use building. No changes to the exterior footprint of the building. Wicker Park Committee reviewed the case, and has not provided a recommendation of support. Deferred to complete community process, including resolution of Landmark District concerns. City Clerk information available here. Plans available here.

+ 2455 North California

(Deferred from September 10, 2019 Committee on Zoning. O2019-5531, Application Number 20084). Applicant proposes to rezone RS-3 single-unit district to RM 4.5 multi-unit district, to subdivide existing zoning lot into two separate zoning lots. On the new zoning lot, a three-story, 4-unit condominium is proposed next to existing three-story, 3-unit building. Deferred due to community process, which has included a “First Look” zoning meeting on July 22, 2019; review by Greater Goethe Neighborhood Association (recommended not to proceed, with counter-proposal for alternate development); and separate canvassing efforts by area residents and applicant. City Clerk Case Information available here. Plans available here.

+ 1806 North Monticello

(Deferred under previous 1st Ward Office. Case pending updated application. See “Forthcoming or Active Proposals”). According to 17-13-0309 of the Chicago Zoning Ordinance, “if the City Council does not take action on a proposed zoning map amendment within 6 months of the day the application is filed by the City Clerk with the City Council, the application will be considered to have been denied.” City Clerk Case Information.

+ “Teachers Village Chicago”

a/k/a 2600 – 2624 West Hirsch; 1401 – 1439 North Talman; and 1400 – 1436 North Rockwell. (Deferred pending Plan Commission. O2019-4017; Application 20045). Proposed rehabilitation of former Von Humboldt school building to a mixed-use building including approximately 102 dwelling units, community educational space, and retail space; and construction of five townhomes. City Clerk Case Information available here. Plans (August public meeting set) available here.

+ 1370 North Milwaukee

Originally proposed by an existing medical cannabis dispensary, applicant opted not to pursue this location at the Zoning Board of Appeals adult use recreational cannabis lottery. Currently under review for another potential dispensary-related request; awaiting more information from applicant.

+ 2424 West North

Case referred to West Bucktown Neighborhood Association Zoning Committee. Awaiting more information from applicant.

+ 2501 North Western

Working with applicant on specific details to determine potential community process. Awaiting more information from applicant.

+ 3129 West Armitage

Working with property owner and applicant to determine potential community process. Awaiting more information from applicant.

+ 1914 West Chicago

Working with applicant and East Village Association to determine community zoning process. Awaiting more information from applicant.

+ 1533 – 1535 West Fry

Proposed demolition case, both by a previous applicant (withdrawn; no progress with negotiation about specific project details) and by current property owners. Currently awaiting additional information about existing property; concept review meeting scheduled Tuesday, January 14, 6:30pm, at Large Meeting Room, Chicago Public Library / Goldblatt’s Building (1615 West Chicago). Currently under concept review, no specific plans available.

+ 1900 Block of West Grand

Inquiry regarding potential residential use; current manufacturing district adjacent to the Kinzie Industrial Corridor. Currently determining community process; reaching out to 27th Ward to propose joint-comprehensive planning effort on Grand Avenue. Currently under concept review, no specific plans available.

+ 2450 North Milwaukee

Inquiry regarding transit-served location residential development across from the former “Mega Mall” redevelopment, and adjacent to the recently-approved “Hollander” redevelopment. Currently determining community process. Currently under concept review, no specific plans available.

+ 1800 – 1806 North Monticello

Proposal to construct two 3-unit buildings on existing parking lot, and rehabilitate existing multi-unit building to add a basement dwelling unit. Currently determining community process, no specific plans available.

+ 2820 West Lyndale

Inquiry regarding three adjacent parcels, to build 40 dwelling units on existing vacant lot. Currently determining community process, no specific plans available.

+ 1437 North California

Inquiry regarding a multi-unit dwelling on existing vacant lot. Currently negotiating with applicant about project details; determining community process, no specific plans available.

+ 1327 – 1329 North Western

(Proposal Number 3 at this address) – inquiry regarding multi-unit condominium development with ground-floor residential, including 8 units for sale around $450,000. Currently working with owner of full zoning lot and Zoning Administrator regarding lapsed Type-1 zoning for an existing proposed project, which will need the zoning district re-set (see Chicago Zoning Ordinance 17-13-0311); determining community process.

+ 2655 West Haddon

Bring building into compliance with Chicago Zoning Ordinance to rehabilitate 9 existing units, with no changes to the existing footprint of the building. Plans available here.

+ 1920 North Sawyer

Proposed demolition of existing single-unit residential, to build multi-unit residential building (3 units within a two-story building). Currently working on community process, which included a community meeting on November 6, 2019. Proposed elevations available here; proposed floorplans available here; plat of survey available here.

+ 2418 West Lyndale

Proposed demolition of existing three-story, 3 unit building to construct 4 unit condominium building. Under community review by Greater Goethe Neighborhood Association, with current recommendation not to pursue zoning change. Working with property owner and community group to determine community process; plans currently under revision following community meetings. City Clerk information available here.

+ 1536 West Ohio

Proposed demolition of existing three-story, 3 unit building to construct 9 unit rental building. Reviewed by Eckhart Park Community Council (recommended approval); 1st Ward office sought additional input from Chicago Grand Neighbors Association due to this property’s nature as a border zoning case (recommended approval). Currently awaiting additional information about existing property, and determining additional community process due to the proposed bulk and density of this project. Plans available here.

+ 1212 North Milwaukee

Proposed rezoning of Business to Commercial district to develop a convenient store at this location. Awaiting information from applicant; case referred to Wicker Park Committee.

+ 1820 – 1830 West Grand

(SO2019-7956; Application 20210 – T1). Proposed rehabilitation of existing building, to allow a daycare use on the ground floor. The site includes seven existing parking spaces. This proposal includes no additions to the existing building footprint. Chicago Grand Neighbors Association reviewed the plans and recommended approval (July 2019); 1st Ward Office conducted no additional community meetings because there were no external changes proposed to the building. Passed City Council on November 20, 2019. City Clerk Case Information.

+ 1460 North Milwaukee

(O2019-6874, Application 20167). Proposed rehabilitation and interior building out of existing three-story, 3 unit building, to allow for 5 dwelling units. In lieu of a voluntary Type 1 zoning change, Landmark District protections and a restrictive covenant regarding the proposed density and restoration of the façade ensure conformance with proposed plans. Wicker Park Committee (WPC) reviewed the case and recommended approval (August 2019), and 1st Ward Office pursued no additional meetings due to the scope of the proposal. First submitted to 1st Ward Office in August 2019 after WPC review; passed City Council on November 20, 2019. City Clerk Case Information available here. Proposed elevation here; proposed floor plans here.

+ “The Hollander”: 2418 – 2428 North Milwaukee

(SO2019-6873, Application 20166-T1). Proposed rehabilitation of the existing five-story building (historically, the “Hollander” storage building), and construction of a lateral addition, for a commercial development including retail, lifestyle, and office uses; 16 on-site parking spaces are included, due to a reduction in required parking spaces according to the Transit Served Location portions of the Chicago Zoning Ordinance. Project approved based on a community process that included a “First Look” meeting (August 8, 2019); review of publicly available architectural plans with several residents at the 1st Ward Office throughout summer and autumn 2019; community review by Logan Square Preservation (approved November 2019); and a public meeting at the 1st Ward Office (November 12, 2019). The project continues to be under office review to ensure community benefits through construction hiring and commercial hiring processes; passed City Council on November 20, 2019. City Clerk Case Information, which includes Type 1 Zoning Map Amendment plans. Revised plan set from community process (following Logan Square Preservation review) available here.

October 16, 2019 and October 23, 2019 City Council: no zoning changes.

+ 906 North Ashland

(O2019-6806, Application 20142-T1). Applicant proposed to re-zone condominium property from B1-2 to B1-3, in order to convert the 4th floor exterior open balcony to interior living space. This proposal increased interior livable space by approximately 160 square feet and required no additional changes to any other condominium units in the building, or any changes to the footprint of the building. Applicant received support from the Home Owners’ Association; 1st Ward Office worked with architect and applicant to ensure protocol for completing the enclosure of the porch; 1st Ward Office conducted no additional community meetings because there were no external changes proposed to the building. Passed City Council on September 18, 2019. City Clerk Case Information, which includes Type 1 Zoning Map Amendment plans. Plans available here.

+ 1115 North Hermitage

(SO2019-2685, Application 20008-T1). Applicant originally proposed rezoning existing property to rehabilitate ground floor commercial storefront into residential unit, and adding additional dwelling units above the garage for a total of 8 dwelling units. Following extensive review from East Village Association (recommended denial), discussion with adjacent neighbors, and negotiations with the application, the approved project was reduced to converting the commercial storefront into two residential units (for a total of 5 dwelling units). Community process included numerous meetings with East Village Association and a community meeting at the 1st Ward Office (June 24, 2019). Originally deferred from the June 25 Committee on Zoning meeting, the project was approved with substitute narrative and a substitute ordinance document on September 18, 2019 City Council. City Clerk Case Information. City Clerk features Substitute Ordinance with revised plans.

+ 1838 West Grand

(SO2019-5560, Application 20122-T1). Applicant proposed to change zoning from M1-2 to B1-3 in order to allow for a commercial space on the ground floor of the existing building, which also includes 3 residential units (as existing). No parking exists at the property, and applicant proposes no changes to the existing footprint and height of the building. Chicago Grand Neighbors Association reviewed the case (approved June 2019); 1st Ward Office hosted no additional community meetings since the existing footprint of the building will not be changed. After additional negotiations with the applicant and zoning attorney regarding the nature of the proposed commercial groundfloor use, passed City Council on September 18, 2019. City Clerk Case Information, which includes Type 1 Zoning Map Amendment plans.

+ 2209 North Campbell

(O2019-5528, Application 20081-T1). Applicant proposed to rezone existing three-story, 6 dwelling unit building in order to bring it into conformance with the Chicago Zoning Ordinance. On an adjacent side lot, the applicant proposed to construct a single-unit residence. Greater Goethe Neighborhood Association reviewed the case (approved spring 2019); after additional negotiations and discussions with the applicant, 1st Ward Office held no additional community meetings because the zoning change provided to changes to the footprint of the existing building. A single-unit residence may be constructed by right in the RS-3 district. Passed City Council on September 18, 2019. City Clerk Case Information, which includes Type 1 Zoning Map Amendment plans. Full letters and documents from zoning attorney available here.

+ 1248 North Paulina

(O2019-5523, Application 20076-T1). Applicant proposed to rezone from B3-2 to B2-3 to bring existing non-conforming ground floor residential unit into compliance with the Zoning Ordinance, and expand the upper unit in accordance with B2-3 density. Wicker Park Committee reviewed the project (approved August 2019); 1st Ward Office elected no additional community meetings given the scope of the existing use and the scope of the proposed rehabilitation. Passed City Council on September 18, 2019. City Clerk Case Information, which includes Type 1 Zoning Map Amendment plans.

+ 1510 North Talman

(O2019-3893, Application 20035). Applicant proposed to rezone existing RS-3 district to RT-4 Residential Two-Flat, Townhouse, and Multi-Unit District, in order to bring existing multi-unit dwelling into conformance with the Chicago Zoning Ordinance. An adjacent lot was previously rezoned to construct an additional multi-unit building. Since the adjacent zoning change was already approved, the 1st Ward elected not to host additional community meetings because this zoning change included no changes to the footprint of the existing building. Passed City Council on July 24, 2019. City Clerk Case Information. Previously approved zoning change at 1508 North Talman available here.

+ 1529 West Chicago

(SO2019-3425, Application 20026). Applicant proposed to rezone building from B1-3 to B3-2 to allow a ground floor restaurant use with incidental liquor component. Project includes no proposed changes to the existing building. West Town Chamber of Commerce reviewed and approved the proposed business (approved June 2019). 1st Ward Office elected to host no additional meetings since the project proposed no changes to the existing footprint, and the proposed density of the building decreased (from -3 to -2 in the Business District). Passed City Council on July 24, 2019. City Clerk Case Information.

+ 1572 North Milwaukee

(SO2019-4213, Application 20055-T1). Applicant proposed rezoning existing B2-2 Neighborhood Mixed-Use District to C1-3 Neighborhood Commercial District, in order to establish a retail facility with incidental medium event space in the 1st Floor and basement of the existing four-story building. No changes were proposed to the footprint of the building, or to the additional floors of the interior. Wicker Park Committee reviewed the project (approved June 2019); 1st Ward Office elected no additional meetings due to the scope of the proposed use within this transit-served Milwaukee Avenue corridor, and due to no proposed changes to the remainder of the building. Passed City Council on July 24, 2019. City Clerk Case information, which includes Type 1 Zoning map Amendment plans.

+ June 12, 2019 City Council

No new cases approved. Transitional cases, previously reviewed by community groups and Alderman Moreno under the previous 1st Ward Zoning process, were released from Committee on Zoning (1300 N Milwaukee; 1330 N Leavitt; 1474 W Ohio; 1511 W Erie). Following additional case research; negotiations; and discussions with neighbors and community members, additional transitional cases from Alderman Moreno’s tenure were released from Committee on Zoning (2940 W Lyndale and 3601-3611 W Cortland were released for July 24, 2019 meeting).**

May 29, 2019 City Council: No cases approved.

+ 1838 – 1844 North Western

(Deferred from June 25, 2019 Committee on Zoning. O2019-1347, Application 19958-T1). Proposed demolition of existing commercial use, to construct a six-story, 32 dwelling unit building with 5 parking spaces pursuant to the Transit Served Location provisions of the Chicago Zoning Ordinance. Deferred to complete community process, which included a community meeting on June 24, 2019. According to 17-13-0309 of the Chicago Zoning Ordinance, “if the City Council does not take action on a proposed zoning map amendment within 6 months of the day the application is filed by the City Clerk with the City Council, the application will be considered to have been denied.” City Clerk Case Information, which includes Type 1 Zoning Map Amendment plans.

+ 1815 – 1821 North California

(Deferred from June 25, 2019 Committee on Zoning. O2019-1355, Application 19970-T1). Proposed four-story residential building with 20 dwelling units. This is a Type 1 zoning change, where the proposed zoning map amendment would be restricted to substantial compliance with the proposed plans. Deferred due to community process, which included a community meeting on June 24, 2019. According to 17-13-0309 of the Chicago Zoning Ordinance, “if the City Council does not take action on a proposed zoning map amendment within 6 months of the day the application is filed by the City Clerk with the City Council, the application will be considered to have been denied.” City Clerk Case Information, which includes Type 1 Zoning Map Amendment plans.

+ 2902 – 2904 West Armitage

(August 2019) – proposed demolition of existing two-story commercial space and second-floor residential use, to replace with four-story, 9 unit condominium building. Alderman La Spata and 1st Ward Office did not bring this project to full community review due to lack of consistency with adjacent development, lack of zoning map consistency, proposed bulk and density of development, and viable “by-right” alternative (productive commercial space within existing low density commercial district). No project specific plans were submitted to 1st Ward office; a proposed rendering is available here; a proposed floor plan is available here.

+ 2723 West Medill

(August 2019) – proposed demolition of existing multi-unit building, to be replaced with 3.5 story, 6-unit condominium building with sale prices of $500,000. Alderman La Spata and 1st Ward Office did not bring this project to full community review due to lack of conformance with adjacent development, lack of zoning map consistency, proposed bulk and density of development, and viable “by-right” multi-unit project (applicant may build a two-flat by right on a large zoning lot). Proposal package is available here.

+ 2816 – 2818 West Lyndale

(August 2019) – proposed four-unit condominium project to be built on existing vacant lot. Alderman La Spata and 1st Ward Office did not bring this project to full community review due to lack of zoning map consistency, lack of consistency with adjacent development, proposed bulk and density of development, and viable “by-right” solution (existing RT-4 multi-unit zoning district). Proposal package is available here.

+ 1836 North Albany

(Deferred from June 25, 2019 Committee on Zoning; recommended denial from community zoning process. O2019-2663, Application 19997). Proposed demolition of existing legal non-conforming multi-unit residential use, to construct a three-story, 3 dwelling unit condominium building. After community process, which included one meeting (June 24, 2019), work with adjacent neighbors, and canvassing conducted by area residents, Alderman La Spata elected not to support this application. City Clerk Case Information. Proposed site plan is available here; a proposed floor plan is available here; and a proposed elevation is available here.

+ 3520, 3531, and 3537 West Cortland

(June 2019) – proposal of seven townhomes with sale prices of approximately $599,000, and four 3-flats across numerous lots. 19 total units proposed. Alderman La Spata and 1st Ward Office did not bring this project to full community review due to failed negotiation regarding specific facts about the project. No specific plans were submitted to 1st Ward Office; a townhome rendering is available here; a multi-unit rendering is available here.

+ 1629 North Fairfield

(November 2019). Proposed basement unit addition within existing multi-unit dwelling, to expand from 2 units to 3 unit dwelling. Applicant withdrew application following negotiations about specific project facts.

+ 2612 West Cortland

(Summer 2019). Proposed 3-unit multi-unit dwelling on existing vacant land. Applicant withdrew project, opting to sell land instead. West Bucktown Neighborhood Zoning Committee reviewed project plans and recommended denial of case; additional negotiations with applicant and community group stalled throughout summer 2019. City Clerk Case Information for O2019-2729, Application 20011.

+ 1317 - 1333 N Western

(Proposal Number 2 at this address, summer 2019). “PrimeCare” – potential non-profit redevelopment of existing vacant lot, to provide comprehensive health and well-being services. No update.

+ 847 N Paulina

(Summer 2019) – Rezone to add a unit and expand building during rehabilitation. No update.

+ 2215 W North

(Summer 2019) – proposed rehabilitation of orange-coded landmark church, to multifamily residential. Case was referred to Wicker Park Committee following a “First Look” meeting at the 1st Ward Office (August 22, 2019). No update. Proposed plans too large to upload; please email zoning@the1stward.com.

+ 1549 N Oakley

No update from applicant

+ 1542 N Western

Applicant never followed up

+ 1317 - 1333 N Western

(Proposal Number 1 at this address) — applicant never followed up

+ 2739 W Haddon

Applicant never followed up

+ 550 N Ogden

Applicant never followed up

+ 1924 W Grand

Applicant never followed up

+1753 N Maplewood

Applicant never followed up

+ 2138 N Rockwell

Applicant never followed up