

We just came across these letters received by residents living near Broadway and Wilson. Any ideas what our Alderman is up to now?
We remember this area was to be downzoned from B3-3 to B3-2, back in May. And why does it take 9 months to finally get this change on Broadway rolling? What is the difference between a "neighborhood mixed used district" and a "community shopping district?"
Update: We added the other mailing received by a nearby resident. It appears that the mailing dealing with common address "4601-19 North Kenmore Ave" pertains to the vacant lot to the west of McDonald's on Wilson. See the photo below.
A little birdie told us that Alderman Shiller originally wanted "Labor Ready" to go in the vacant spot left by "Elim Wigs" on Broadway across from the Wilson El station. That would be excellent for that stretch of Broadway, dontchathink?
ReplyDeleteYou can check here:
ReplyDeleteThe B2 allows ground floor residential where a B3 won't. There are some other differences as well:
http://egov.cityofchicago.org/webportal/COCWebPortal/COC_EDITORIAL/03_Business_and_Commercial_Districts.pdf
Sorry I forgot to html my link:
ReplyDeleteZoning Code about B districts
Is that why Joyce Dugan said "not on Broadway?"
ReplyDeleteI also just received a zoning notice change for "Leland to Wilson along Broadway" to change from B3-3 Community Shopping District to B3-2 Community Shopping District.
ReplyDeleteDid anyone attend the block club or community meetings pertaining to these zoning changes?
ReplyDelete"The B2 allows ground floor residential where a B3 won't."
ReplyDeleteresidential on the ground floor is allowed, either permitted by rights or as a special use, in ALL B zonings
see 17-3-0207 Use Table and Standards
use group A-4
Dwelling Units located on the ground floor
the proposal is B3-3 to B3-2
ReplyDeletethis is no change in uses
B3-3 & B3-2 are both B3
so we are staying in the B3 column in the use table
see use category V1 Day Labor Employment Agency, the dash in the table indicates it is a special use in B3
special uses go before the Zoning Board of Appeals, not the alderman-Zoning Committee-City Council
Review & Approval Procedures
as a matter of fact, reading across te table, the only way Shiller could rezone to permit a day labor agency by rights would be to zone C3, which would be clearly inappropriate for this area
dash 3 to dash 2 is a density decrease
ReplyDeletedash 3 requires 400 square feet of land area for each residential unit
dash 2 requires 1000 square feet of land area for each residential unit
so Shiller is reducing the number of condos a developer could build by 60%
see 17-3-0402 Lot Area per Unit (Density)
Hugh there are two different notices shown with different addresses. One stays within B3 but the other goes from B3 to B2 (the bottom one).
ReplyDeleteBut yes you are correct that with a variance (or exception or whatever they call it now) you can have ground floor residential in any B.