Broadway Zoning Compromise
As Adopted by 48th Ward
Zoning and Planning Committee

Key Goals and Shared Values

  • Encouraging retail businesses on Broadway that are pedestrian oriented and serve the neighboring community
  • Encouraging local businesses and businesses that fill gaps in current retail offerings
  • Encouraging a diverse mixture of businesses that reflects the diverse nature of the community
  • Continuing to make Broadway a safer street for pedestrians and reducing the intensity and behavior of commuter car traffic
  • Encouraging high-quality design and materials in all new projects proposed
  • Preserving and encouraging adaptive reuse of our historic and architecturally important structures
  • Creating a mix of size and styles of housing units that preserves the diverse nature of the community.
  • Creating housing choices that are affordable across the economic spectrum of buyers and renters
  • Locating larger developments on larger sites and away from the residential areas to minimize deleterious impacts
  • Making Broadway a vital, active and thriving street that serves the surrounding neighborhood, creates jobs for local residents and supports successful business.

Current Zoning

Use Designation-B1
Reduce the use classification on Broadway from Foster to Devon (in the 48th Ward) from the more intense "B3" Community Shopping District classification to "B1" Neighborhood Shopping District.

B1-2 on the West Side
Reduce the bulk and density classification on the West Side of Broadway (to the next west alley) from Foster to Devon (in the 48th Ward) to the dash-2 (B1-2) classification. The only exception would be those properties between Ridge and Hollywood which would remain B1-3.

B1-3 on the East Side
Maintain the traditional bulk and density classification on the East Side of Broadway (to the EL tracks) from Foster to Devon (in the 48th Ward) as dash-3 (B1-3). The only exception would be those properties from Ardmore to Thorndale, which would be classified B1-2.

Future Discussions

While this proposed compromise addresses the key zoning decisions we initially agreed to discuss, other issues have been brought forward. These issues should be topic of future discussions and decision by the community, as it sees fit.

What about projects that require greater zoning than this proposal would allow?
If a project is proposed that requires a change in either the use or the height/density designation, it would go through review and approval by our normal community process of blocks clubs, community organizations and the zoning and planning committee.

Thus, projects in excess of the zoning proposed here could be built, but only after community review and approval.

What about design guidelines?
Some community proposals suggested design guidelines for new development on Broadway. Currently, the Zoning Code does not provide mechanisms for enforcing community design guidelines.

The community can draft design and signage guidelines which my office will encourage developers to follow. Clearly, the community can require stronger adherence to design guidelines for projects which need zoning changes or other approvals.

What about designating Broadway as a Pedestrian "P" Street?
Some community proposals suggested designating Broadway as a "P" or Pedestrian Street, which would eliminate parking lots in front of new developments as well as enforcing certain design guidelines above and beyond the regular Zoning Code. Under the current law Broadway cannot be designated as a "P" street, as it does not meet the criteria set down in the Municipal Code, so we cannot consider a "P" street designation, at this time.

However, the Zoning Administrator and Alderman Banks, Chairman of the Committee on Zoning have indicated that they are willing to work with the community to either expand the definitions of "P" streets to include Broadway or create a new classification under which Broadway would fit, if we so choose.

What about overlay/step districts requiring dash-2 heights, but allowing floor area ratios (FAR) of dash-3 buildings?
Some community proposals suggested this alternative to maintain the maximum height of 4 stories while allowing residential units more in keeping with sizes being sold in the current marketplace. Again, there is no provision in the Zoning Code for this at this time, but the Zoning Administrator and the Chairman of the Committee on Zoning have indicated a willingness to work with the community on this issue in the future, if we so choose.

I will work with our Edgewater community organizations and block clubs to develop a proposal that would retain the 4-story limit, but allow greater zoning density, for areas that choose this option. It is my hope that such a proposal could be presented to the block clubs, community organizations and the 48th Ward Zoning and Planning Committee within the next 18 months for their consideration.

What about creation and preservation of affordable housing?
One of the more important facts that came from the URS-TPAP Zoning and Market Study done in conjunction with our research was that 66% of current Edgewater residents could not afford to purchase homes here today. This has implications for the ongoing economic diversity of our community, for young people with new families wishing to stay in the neighborhood and for seniors wishing to remain in the community.

While zoning is one element that can affect affordability, there are many other elements including property taxes, condo assessments, federal, state and local assistance to developers, etc. that also play critical roles. There are also the other elements of the "affordable living equation": cost of transportation, education, etc. I have convened a working group of experienced developers, affordable housing advocates and other experts to study this issue and make recommendations to the community.