Board of Appeals
Chicago Zoning Board of Appeals
Development
Friday, Feb. 15, 2019
9:00 a.m. — 11:00 a.m. CST
121 N LaSalle St Chicago, IL 60602 (Directions)
The Zoning Board of Appeals reviews land use issues that pertain to the Chicago Zoning Ordinance, including proposed variations from the zoning code, special uses that require review to determine compatibility with adjacent properties, and appeals of decisions made by the Zoning Administrator. Established in 1923, the board has five members that are appointed by the Mayor with City Council consent. Staff services are provided by the Zoning Ordinance Administration Division of the Department of Planning and Development. Meetings are held on the third Friday of every month, usually at City Hall, 121 N. LaSalle St., in City Council chambers.
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Reporting
Edited and summarized by the Chicago - IL Documenters Team
Live reporting by
India Daniels
The ZBA meets once a month to review issues and land use proposals that deviate from the zoning code. chicago.gov/city/en/depts/…
chicago.gov/city/en/depts/…
The 5 members are appointed by @ChicagosMayor , though currently it’s only @shainadoar , @SolAmoresFlores , Sam Toia, and Amanda Williams. It looks like former chairman Blake Sercye stepped down when he got promoted to partner at Jenner & Block last month. prnewswire.com/news-releases/…
prnewswire.com/news-releases/…
Proposals are concentrated to the north. More “special use” requests than anything else on the South Side.
Start on pg. 9 for this afternoon’s agenda. I’ll add photos in a sec. chicago.gov/content/dam/ci…
chicago.gov/content/dam/ci…
A table at the door has a sheet for each address up for review. Attendees in favor sign at the top and opponents sign at the bottom.
The meeting is called to order at 2:12pm. It’s a quorum with Doar, Toia, and Williams present.
Attendees line up to speak, so the cases do not proceed in any particular order.
Susan King, a resident of the block, speaks against continuance, saying 7 people live in this house, there is a lack of proper egress and ventilation, plus 🐀 🐀 🐀
Four other residents also speak against continuance of 642-18-Z, saying there have been issues for years.
Chairman Toia warns Paraskevoulakos: don’t come back in 60 days without making changes.
It’s very difficult to hear the public speakers—a mix of poor sound set-up and mumbling.
Most cases so far have resulted in Toia bruskly telling applicants to come back in 1-2 months.
After a brief whispered convo between board, staffers, and @AldTomTunney , they switch to the main attraction of the day: four proposals for Wrigleyville.
Lawyer representing 134-19-Z and 135-19-Z on behalf of Wrigley Field Parking Operations, LLC, seeks updates to parking and hospitality area for player families.
1st witness: Carl Rice III, VP of WFPO, LLC, testifies in support of the project.
Rice has brought building material samples: green chain link fencing, steel, and fabric.
Mr. Kissell (sp?) shares findings from his urban planning report on the feasibility of the proposal.
Kissell speaks well of the proposal, saying the site’s unique dimensions present many “legitimate practical difficulties.” The proposed variation is meant to serve a particular purpose and it’s likely the most practical use of the space.
By the way, Sol Flores joined the meeting a few minutes in. Yesterday she celebrated the grand opening of La Casa Norte, a facility for homeless teens, in Humboldt Park. chicagobusiness.com/nonprofits-phi…
chicagobusiness.com/nonprofits-phi…
Back to Wrigleyville—resident shares concerns about the structure being an eyesore but overall thinks it will be an improvement and is a reasonable compromise.
Another resident: when we moved here 5 years ago we knew we were moving next to a parking lot but we didn’t expect construction vehicles and materials to be parked there year-round.
Bridget’s family has lived on the same block for 4 generations. She has brought photographs of before and after trees were unexpectedly cut down on their street. She asks they hold WFPO, LLC to a higher standard and restore the landscaping.
Rice: opening day is coming up and there are some logistical challenges of replacing the cut trees with ones of the same type and maturity.
They’ve worked with a landscape architect, paid careful attention to the ordinance, assessed health/species/maturity of trees. This is being worked out with the Department of Planning and Development and the Zoning Bureau.
Applicant affirms they have worked with the community in the planning process but the uprooting of long-standing trees sounds like it was unexpected and dismaying. 🌳 🌳 🌳
This row of residents speaks in favor of the proposal and the community input process, adding they’d like to prioritize trees (though they don’t want them bumping into power lines).
Ald. Tunney: neighbors “have been through construction hell” but through cooperation with residents, the Cubs, CDOT over the past few years we’ve made a lot of progress.
Doar circles back to the mesh materials: Rice says it’s just the mesh they use throughout the ballpark but opponents say it rips and sags. It will be replaced regularly though.
Rice: the trailers aren’t actually for construction. They’re VIP areas for player’s family and guests! The proximity is important.
Because players stay in the park for an extended period of time, the trailers are a safe place for guests to wait outside of the park. Toia interjects that this isn’t entirely within the purview of the ZBA.
Residents: The trailers do look exactly like construction trailers. Isn’t there a hospitality suite in the fancy new office buildings?
Williams: she’s an artist and doesn’t presume to know how MLB teams operate but would suggest they look into tasteful alternatives! 🎨 @ChicagoDCASE
At 3:39pm, Toia concludes discussion, thanks those for coming and says the ZBA will take it into consideration.
It appears they’re moving on to another case, though this may be an informal break. According to the Open Meetings Act, any vote they make needs to be public though. 🤷🏻♀️
Lawyer for this case says this building predates the Chicago Zoning Ordinance. They’re appealing that the city admit it got it wrong and that the building has 3, not 2, dwelling units.
An architect spoke and now a real estate agent speaks to the increased value of the property as a 3-unit. Toia finds this line of questioning beyond the scope of the ZBA.
Opponent: believes this building was designated a 3-unit via the easy permit process. chicago.gov/city/en/depts/…
chicago.gov/city/en/depts/…
But a later city inspector did not agree. And in 1949 and 1993 zoning review record it as a 2-story, 2-dwelling unit property.
So sometime since then, this 2.5 story cottage because 3 stories, but there are no building permits on record ‼️
“I believe there’s a third unit in there but I don’t know how it got there.”
At a bit of an impasse here—applicant maintains the third unit is original, Department of Planning and Development person (pictured above) says it doesn’t add up and ZBA commissioners seem unsure of how to proceed.
Found him! He’s Steven Valenziano, Assistant Zoning Administrator, same guy who spoke well of the Wrigleyville parking lot project previously. Isn’t this organizational hierarchy diagram for the DPD great? chicago.gov/content/dam/ci…
chicago.gov/content/dam/ci…
Real estate agent spoke with past representatives of sale of the property in 2006, 2007 and 2009 and found all proper zoning certifications were in order.
Doar: I just looked the property up on Redfin . . . redfin.com/IL/Chicago/192…
redfin.com/IL/Chicago/192…
Real estate agent suggests something about REO sale but Toia announces they’ve heard enough and are moving on to the next case.
Short comments from a few neighbors in favor of a fence to divide residential area from an empty used car dealership lot.
Sabrina Thomas previously ran and a hair and nail salon for six years and is trying to get back into business. The Department of Planning and Development has evaluated the proposal to be beneficial.
But when they seem unsure, Sol Flores speaks to him directly in Spanish.
They want a safe space for their pets to play, and are seeking certification for a roof that’s already been built.
Lawyer, developer, architect: want to add a roof deck and 8-inch connection in Pilsen but the lot is irregularly shaped. Toia: didn’t he know that when he bought the lot?
ZBA seems to be treating this differently because he’s a developer, not a homeowner who didn’t know what self-created hardship he was getting himself into with this lot.
Lawyer: a typical Chicago lot is 25x125 ft, which is very restrictive. We’re just asking for 8 inches to make this a nice place for people to live.
Other guy on the project jumps in: self-created hardship is just a factor and it’s not like they created the lot.
The same architect designed the building and garage several years ago, so ZBA asks if they never considered that they might add a roof deck down the line.
Developer: wasn’t really planning on a roof deck at first but the property has no outdoor space and they realized it was a desirable amenity.
Toia: I’m a little perturbed that people do things and then think they can come here and get the variance.
They touch on a nerve—Pilsen is changing. Developer: grew up in Pilsen, his dad owned a shop there, he’s moving back soon and wants to support the community. He’s developing empty lots, not trying to displace people.
On to the next one. The second case doesn’t apply anymore because it’s on a bus route so the parking space requirement changed.
They’re trying to turn the building into 6 units and want to replace the flat roof with a gabled one so the ceilings aren’t just 7 ft high.
Jacqueline Crittle wants to open a hair salon. Her prior experience with hair salons is only as a customer but her salon will focus on styles and products for natural curly hair. 👩🏾🦱
Representative of a community organization says previous agreement was for 1 salon chair but now Crittle is proposing 2 chairs.
Crittle emphasizes she’s trying to start an educational hair supplier and boutique. 2 chairs is enough.
The community org representative seems in favor of the 2 chairs but frustrated that the official org approval processes were not all followed/informed.
Department of Planning and Development representative speaks in favor of the proposal.
Want to make sure bedrooms in the addition are big enough (at least 10x10?).
Miranda currently owns a hall that’s used for youth and other private events but is applying for variation to operate it as a more “adult-themed” venue in the evening.
What will he do to ensure patrons don’t disturb his neighbors? ZBA wants to ensure the peace and asks if he will have a security guard and attend CAPS meetings.
Applicant wants to adapt an old spring factory into residential units, has worked with Ald. @Ameya_Pawar_IL and community to develop plan.
A resident who had to leave earlier told us there is a small bridge connecting the factory to a neigboring building. The bridge belongs to the neighbor, not the applicant and this may be an issue.
Arteaga has 10 years of experience working in a barbershop in Guatemala and wants to start his own shop here. 💈
Owner of @BijansBistro in River North wants to renovate a property so he can move closer to work.
It’s getting late, we’re down to the last case and there are definitely a lot fewer questions being asked.
Additions to William Howard Taft High School. Neighbors were concerned about peepers into their windows but there will be a screen.
At 6:47 p.m., they recess for closed session to make decisions on all the cases they’ve heard today! Toia explains to us it should take around half an hour.
Because Monday is Presidents Day the official decisions will likely be posted online Tuesday afternoon.
They run through each of the proposals. The vast majority receive an “aye” from each commissioner or “continuance” designation.
On 129-19-A, they side with the Zoning Administrator: the owner has to sell the building as a 2-unit, not 3-unit.
He could try to get the building rezoned consensus is he took a gamble buying the building in the first place.
The adult gaming/liquor lounge is approved on the condition that a security guard is present.
Meeting adjourned at 7:37 p.m. This concludes my coverage of the February 15, 2019, Zoning Board of Appeals meeting. For more information, see documenters.org @CHIdocumenters @city_bureau #ChiDocumenters
documenters.org
P.S. on 127-19-Z and 128-19-Z, which was approved unanimously. https://twitter.com/ctoner/status/1096568693646073856?s=21
Attachments
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Agency Information
Chicago Zoning Board of Appeals
To hear appeals of decisions by the Zoning Administrator.