City of Chicago Zoning Board of Appeals met Nov. 15.
Here is the minutes provided by the Board:
Approval of the minutes from the October 18, 2019 regular meeting of the Board.
Approval of the agenda for the November 15, 2019 regular meeting of the Board.
9:00 a.m.
550-19-Z Zoning District: RS-2 Ward: 36
Applicant: Anne Dunne
Owner: Same as applicant
Premises Affected: 3044 N. Rutherford Avenue
Subject: Application for a variation to reduce the front setback from the required 20' to 10', rear setback from 25.04' to zero, north side setback from 6' to zero (south to be 18.11' ), combined side setback to be 18.11' for a north side privacy fence at 8' in height.
Denied
551-19-S Zoning District: B1-1 Ward: 19
Applicant: Completely Styled
Owner: 11070 S. Western, LLC
Premises Affected: 2406 W. 111th Street
Subject: Application for a special use to establish a hair salon.
Continued to December 20, 2019 at 9:00 a.m.
552-19-S Zoning District: B3-2 Ward: 25
Applicant: Nereida Aparicio
Owner: Arturo Cortez
Premises Affected: 1750 W. 18th Street
Subject: Application for a special use to establish a nail salon.
Approved
553-19-S Zoning District: B1-1 Ward: 9
Applicant: Kiana Frederick dba Pretty Flawless Hair
Owner: David Stewart
Premises Affected: 211 W. 119th Street
Subject: Application for a special use to establish a hair salon.
Approved
554-19-S Zoning District: B3-3 Ward: 20
Applicant: Marcial Rosas
Owner: Zeng & Mo Property, LLC
Premises Affected: 1539 W. 47th Street
Subject: Application for a special use to establish a barbershop.
Approved
555-19-S Zoning District: Rt-3.5 Ward: 11
Applicant: Mario Razo
Owner: Same as Applicant
Premises Affected: 3637-39 S. Parnell Avenue
Subject: Application for a variation to reduce the front setback from the required 14.97' to 1.8', (south to be 2.4') combined side setback from 4.8' to 2.8' to allow the subdivision of an existing zoning lot into two zoning lots. The existing two-story, two dwelling unit building shall remain.
Approved
556-19-Z Zoning District: Rt-3.5 Ward: 11
Applicant: Mario Razo
Owner: Same as Applicant
Premises Affected: 3637 S. Parnell Avenue
Subject: Application for a variation to reduce the front setback from the required 14.97' to 11.83' for a proposed two-story, single family residence with two parking stalls.
Approved
557-19-Z Zoning District: Rs-3 Ward: 22
Applicant: Jose Bahena
Owner: Same as Applicant
Premises Affected: 2840 S. Ridgeway Avenue
Subject: Application for a variation to reduce the front setback from the required 20' to 3.10' for a proposed two story, front open porch to serve an existing two-story, two dwelling unit building.
Approved
558-19-Z Zoning District: Rm-5 Ward: 37
Applicant: Og Management Inc.
Owner: Same as Applicant
Premises Affected: 738 N. Avers Avenue
Subject: Application for a variation to reduce the number of parking spaces from the required seven to six for the proposed conversion on an existing three-story, six dwelling unit building to a seven dwelling unit building.
Approved
559-19-Z Zoning District: Rm-5 Ward: 37
Applicant: Og Management Inc.|
Owner: Same as Applicant
Premises Affected: 742 N. Avers Avenue
Subject: Application for a variation to reduce the required parking from four spaces to three for the conversion of an existing three-story, three dwelling unit building to a four dwelling unit building.
Approved
560-19-Z Zoning District: Rt-4 Ward: 27
Applicant: Metropole Group, LLC
Owner: Same as Applicant
Premises Affected: 2801 W. Warren Boulevard
Subject: Application for a variation to reduce the minimum lot area per dwelling unit from the required 1,000 square feet to 982.4 square feet for a proposed three-story, three dwelling unit building.
Approved
561-19-Z Zoning District: B3-2 Ward: 30
Applicant: Wilmot Construction
Owner: Same as Applicant
Premises Affected: 3204 N. Lawndale Avenue / 3702 W. Belmont Avenue
Subject: Application for a variation to reduce the minimum lot area per dwelling unit from the required 1,000 square feet to 935.93 square feet for a proposed four-story mixed use building with an attached sixteen garage.
Approved
562-19-Z Zoning District: B3-3 Ward: 32
Applicant: Kpln Holdings, LLC
Owner: Southport Lincoln Property Series, LLC / L W East Series, LLC
Premises Affected: 2933-37 N. Southport Avenue/ 2956-58 N. Lincoln Avenue
Subject: Application for a variation to reduce the rear setback from the required 30' to zero for a proposed four-story, mixed use building with an attached eleven car garage.
Continued to December 20, 2019 at 2:00 p.m.
563-19-Z Zoning District: B3-3 Ward: 32
Applicant: KPLN Holdings, LLC
Owner: Southport Lincoln Property Series, LLC / L W East Series, LLC
Premises Affected: 2933-37 N. Southport Avenue/ 2956-58 N. Lincoln Avenue
Subject: Application for a variation to reduce the off street parking from the required twelve parking spaces to eleven for a proposed four-story, mixed use building with an attached eleven car garage.
Continued to December 20, 2019 at 2:00 p.m.
564-19-Z Zoning District: Rm-5 Ward: 20
Applicant: KMW Communities, LLC
Owner: Same as applicant
Premises Affected: 6202 S. Greenwood Avenue
Subject: Application for a variation to reduce the front setback from the required 7.92' to 6', south setback from 7.88' to 6' (north to be zero for corner lot) and reduce the roof top stair enclosure setback from 20' to 10' for a proposed four-story, six dwelling unit building.
Continued to January 17, 2020 at 2:00 p.m.
565-19-Z Zoning District: Rm-5 Ward: 20
Applicant: KMW Communities, LLC
Owner: Same as Applicant
Premises Affected: 6202 S. Greenwood Avenue
Subject: Application for a variation to reduce the rear yard open space from the required 273 square feet to zero for a proposed four-story, six dwelling unit building.
Continued to January 17, 2020 at 2:00 p.m.
566-19-Z Zoning District RS-3 WARD: 32
Applicant: Noah Properties, LLC
Owner: John A. Newhouse
Premises Affected: 2339 W. Shakespeare Avenue
Subject: Application for a variation to reduce the front setback from the required 13.03' to 8.5', east setback from 2' to zero, combined side setback from 4.8' to 2', rear setback from 28' to 2’ for a proposed two-story, single family residence with rear open deck and an attached two-car garage with roof deck.
Continued to December 20, 2019 at 2:00 p.m.
567-19-Z Zoning District: RS-3 WARD: 32
Applicant: Noah Properties, LLC
Owner: John A. Newhouse
Premises Affected: 2339 W. Shakespeare Avenue
Subject: Application for a variation to relocate the required 225 square feet of rear yard open space to the proposed garage roof deck which will serve the proposed two-story, single family residence with rear open deck and an attached two-car garage with roof deck.
Continued to December 20, 2019 at 2:00 p.m.
568-19-Z Zoning District: Rs-3 Ward: 32
Applicant: Noah Properties, LLC
Owner: John A. Newhouse
Premises Affected: 2341 W. Shakespeare Avenue
Subject: Application for a variation to reduce the front setback from the required 12.85' to 8.5', both side yard setbacks from 2' to zero, combined side yard setback from 4.8' to zero, rear yard setback from 28' to 2' for a proposed two-story, single family residence with a rear open deck and attached two-car garage with roof deck.
Continued to December 20, 2019 at 2:00 p.m.
569-19-Z Zoning District: Rs-3 Ward: 32
Applicant: Noah Properties, LLC
Owner: John A. Newhouse
Premises Affected: 2341 W. Shakespeare Avenue
Subject: Application for a variation to relocate the required rear yard open space to the roof of the proposed attached garage which will serve the proposed single family residence with a rear open deck and attached two car garage with roof deck.
Continued to December 20, 2019 at 2:00 p.m.
570-19-S Zoning District: B3-2 Ward: 1
Applicant: Marz Community Brewing
Owner: 1965 Exchange, LLC, Boise Baum Trading Co., LLC, District 18 Two, LLC
Premises Affected: 1950 N. Western Avenue
Subject: Application for a special use to establish a tavern.
Approved
571-19-S Zoning District: M1-3 Ward: 3
Applicant: D3: Dre's Diesel Dome, LLC
Owner: 2635 South Wabash Realty, LLC
Premises Affected: 2635 S. Wabash Avenue
Subject: Application for a special use to establish a 4,215 square foot fitness center (Sports and Recreation Participant) in an existing four-story mixed use building.
Continued to December 20, 2019 at 2:00 p.m.
572-19-Z Zoning District: Rm-5 Ward: 27
Applicant: Sustainabuild, LLC 2345
Owner: Same as applicant
Premises Affected: 2345 W. Monroe Street
Subject Application for a variation to reduce the front setback (W. Wilcox Street) from the required 15' to 2', east side setback from 3.84' to zero (west to be zero), combined side setback from 9.6' to zero for a proposed four-story, nine dwelling unit building with detached two car garage with roof deck and access stair and detached four car garage in front (W. Wilcox St.).
Approved with conditions
573-19-Z Zoning District: Rm-5 Ward: 27
Applicant: Sustainabuild, LLC 2345
Owner: Same as applicant
Premises Affected: 2345 W. Monroe Street
Subject: Application for a variation to reduce the required unobstructed midway building separation for through-lots from 26' to zero for a proposed four-story, nine dwelling unit building with detached two car garage with roof deck and access stair and four-car detached garage in front (W. Wilcox St.).
Approved with conditions
574-19-Z Zoning District: Rt-4 Ward: 26
Applicant: Atk Development, Llc Series 2422
Owner: Same as applicant
Premises Affected: 2422 W. Iowa Street
Subject: Application for a variation to reduce the minimum lot area from 3,000 square feet to 2,990.88 for a proposed three-story, three dwelling unit building with rear open porch, rooftop stairway enclosure and three-car parking car port.
Approved
Zoning District: B3-1 Ward: 34
Applicant: Sirrah Food Industries
Owner: Evangeline and Paul Mophos
Premises Affected: 10258 S. Halsted Street
Subject: Application for a special use to establish a two-lane drive through facility to serve a proposed restaurant in an existing one-story building to be converted from a financial service use.
Approved
576-19-Z Zoning District: B2-5 Ward: 46
Applicant: Lawrence 1101, LLLC and Fulton West Loop Lawrence, LLC
Owner: Same as applicant
Premises Affected: 4738-50 N. Winthrop Avenue
Subject: Application for a variation to reduce the front setback from the required 14.42' to zero, rear setback from 30' to 10' on floors containing dwelling units for a proposed four-story, eighty-four total (mix of efficiency and dwelling units) with thirty-seven onsite parking spaces, roof top stair and elevator enclosure with residential roof deck which shall be located within a transit served location.
Approved with conditions
577-19-S Zoning District: B3-1 Ward: 26
Applicant: Jasmine Reyes Dba All Jazzed Up, Llc
Owner: Eduardo DeJesus
Premises Affected: 3822 W. North Avenue
Subject: Application for a special use to establish a nail salon.
Approved
578-19-S Zoning District: B3-2 Ward: 17
Applicant: Best Chicagoland Llc, Dba Urban Luxe Salon
Owner: Same as applicant
Premises Affected: 6848 S. Ashland Avenue
Subject: Application for a special use to establish a hair and nail salon.
Approved
579-19-S Zoning District: Ds-3 Ward: 27
Applicant: Zs Dev Peoria Green, Llc
Owner: Same as applicant
Premises Affected: 123 S. Peoria Street / 128 S. Green Street
Subject: Application for a special use to establish residential use below the second floor for a proposed six-story, twenty-five dwelling unit building.
Approved
580-19-Z Zoning District: Ds-3 Ward: 27
Applicant: Zs Dev Peoria Green, Llc
Owner: Same as applicant
Premises Affected: 123 S. Peoria Street / 128 S. Green Street
Subject: Application for a variation to reduce the rear setback on floors containing dwelling units from the required 30' to zero for a proposed six-story, twenty-five dwelling unit building.
Approved
581-19-S Zoning District: B3-2 Ward: 10
Applicant: Daniel Lopez Torres Dba New York Hairstyle Academy Inc.
Owner: Ted Marvrakis
Premises Affected: 9214 S. Commercial Avenue
Subject: Application for a special use to establish a barber shop.
Approved
582-19-S Zoning District: C1-2 Ward: 11
Applicant: Connie's Pizza Inc.
Owner: JLS Archer, LLC
Premises Affected: 2373 S. Archer Avenue
Subject: Application for a special use to establish a drive-through facility to serve an existing one-story restaurant.
Approved
583-19-S Zoning District: B3-2 Ward: 6
Applicant: Lacore Styling & Company, LLC
Owner: 211 E. 79th St., LLC
Premises Affected: 213 E. 79th Street
Subject: Application for a special use to establish a hair salon.
Approved
2:00 P.M.
584-19-Z Zoning District: RS-2 and RM-5 Ward: 41
Applicant: Delta Life Services, LLC
Owner: Sisters of the Resurrection (an Illinois not-for-profit)
Premises Affected: 7432 and 7500 S. Talcott Avenue
Subject: Application for a variation to reduce the rear setback from the required 50' to 10.6' at the existing convent building at 7432 W. Talcott Avenue to allow the division of an existing zoning lot into two new zoning lots. The existing convent shall be converted to a seventy-two unit assisted living facility. The existing high school building at 7500 W. Talcott Avenue shall remain.
Approved
585-19-Z Zoning District: RS-2 and RM-5 Ward: 41
Applicant: Delta Life Services, LLC
Owner: Sisters of the Resurrection (an Illinois not-for profit)
Premises Affected: 7432 and 7500 W. Talcott Avenue
Subject: Application for a variation to reduce the rear yard open space for the existing convent building at 7432 W. Talcott Avenue from the required 6,859.18 square feet to 970.43 square feet to permit the subdivision of one zoning lot into two zoning lots. The existing convent shall be converted to a seventy-two unit assisted living facility. The existing high school building at 7500 W. Talcott Avenue shall remain.
Approved
586-19-S Zoning District: C1-2 Ward: 32
Applicant: 2149-51 W Belmont, LLC
Owner: Same as applicant
Premises Affected: 2149-51 W. Belmont Avenue
Subject: Application for a special use to establish residential use below the second floor for a proposed four-story, six dwelling unit building with an attached six car garage with roof deck and one story open deck above.
Approved
587-19-Z Zoning District: C1-2 WARD: 32
Applicant: 2149-51 W Belmont, LLC
Owner: Same as applicant
Premises Affected: 2149-51 W. Belmont Avenue
Subject: Application for a variation to reduce the rear setback from the
required 30' to 2' for a proposed four-story, six dwelling unit
building with an attached six car garage with roof deck and one
story open deck above.
Approved
588-19-Z Zoning District: C1-2 Ward: 32
Applicant: 2149-51 W Belmont, LLC
Owner: Same as applicant
Premises Affected: 2149-51 W. Belmont Avenue
Subject: Application for a variation to reduce the minimum lot area per unit from the required 1,000 square feet to 999.6 square feet for a proposed four-story, six dwelling unit building with an attached six car garage with roof deck and one story open deck above.
Approved
589-19-Z Zoning District: RS-3 Ward: 47
Applicant: Matthew Carpenter and Angela Melendez
Owner: Same as applicant
Premises Affected: 3541 N. Hermitage Avenue
Subject: Application for a variation to reduce the north side setback from the required 2' to zero (south to be 3.1') combined side setback from 5' to 3.1' for an existing rear one-story addition and a proposed second floor addition to the existing two-story single family residence.
Approved
590-19-A Zoning District: RT-4 Ward: 32
Applicant: Corine A. O'Hara dba Corett Builders Corp.
Owner: Same as appellant
Premises Affected: 2855 N. Ashland Avenue
Subject: Application for an appeal of the decision of the office of the Zoning Administrator in refusing to recognize 2855 N. Ashland as a two dwelling unit building.
Decision of the Zoning Administrator upheld
591-19-Z Zoning District: C1-3 Ward: 27
Applicant: 1100-1114 W. Randolph Associates, LLC
Owner: Same as applicant
Premises Affected: 1100-12 W. Randolph Street
Subject: Application for a variation to reduce the off-street parking from the required forty-three spaces to zero for a proposed retail and office building which shall be located within 1,320 feet of a CTA rail station.
Approved
592-19-Z Zoning District: C1-3 WARD: 27
Applicant: 1100-1114 W. Randolph Associates, LLC
Owner: Same as applicant
Premises Affected: 1100-12 W. Randolph Street
Subject: Application for a variation to reduce the off-street loading zone requirement from one to zero for a proposed three-story retail and office building which shall be located within 1,320 feet of a CTA rail station.
Approved
593-19-Z Zoning District: RT-4 Ward: 1
Applicant: 2738 W Cortez Condominium Association
Owner: Same as applicant
Premises AffectedD: 2738 W. Cortez Street
Subject: Application for a variation to reduce the rear setback from the required 37.4' to 2', east and west side setback from 2' each to zero, combined side setback from 5' to zero for a proposed garage roof deck with access bridge in the rear of an existing three-story, three dwelling unit building.
Continued to December 20, 2019 at 2:00 p.m.
594-19-Z Zoning District: RT-4 Ward: 1
Applicant: 2738 W Cortez Condominium Association
Owner: Same as applicant
Premises Affected: 2738 W. Cortez Street
Subject: Application for a variation to relocate the required 202 square feet of rear yard open to a proposed garage roof top deck which will serve the existing three-story, three dwelling unit building with garage with access bridge to the proposed roof deck.
Continued to December 20, 2019 at 2:00 p.m.
595-19-Z Zoning District: RT-4 Ward: 1
Applicant: 2738 W Cortez Street Condominium Association
Owner: Same as applicant
Premises Affected: 2738 W. Cortez Street
Subject: Application for a variation to reduce the required number off-street parking three parking spaces to two for a proposed garage roof deck with access bridge at the rear of the existing three-story, three dwelling unit building.
Continued to December 20, 2019 at 2:00 p.m.
596-19-S Zoning District: B2-3 Ward: 28
Applicant: An Abstract Grooming Company / Simeon O Haynes
Owner: Bob Louis Group, LLC
Premises Affected: 900 S. Western Avenue
Subject: Application for a special use to establish a barber shop.
Continued to December 20, 2019 at 2:00 p.m.
327-19-Z Zoning District: B2-3 Ward: 1
Applicant: Tim Pomaville
Owner: Ambrosia Homes of Illinois, LLC Series 39
Premises Affected: 2438 N. Western Avenue
Subject: Application for a variation to reduce the rear setback from 30' to 2' for a proposed detached garage with roof with an attached rear open porch for access which will serve a proposed three-story, three dwelling unit building.
Approved
376-19-S Zoning District: B3-2 Ward: 47
Applicant: Kriser's Feeding Pets For Life, LLC
Owner: MR 3629 Western Waveland, LLC
Premises Affected: 3649 N. Western Avenue
Subject: Application for a special use to establish an animal shelter / boarding, animal training/ day care facility.
Withdrawn
407-19-Z Zoning District: RM-4.5 Ward: 43
Applicant: 1913 N. Halsted Inc.
Owner: Same as applicant
Premises Affected: 1913 N. Halsted Street
Subject: Application for a variation to reduce the rear setback from the required 39.3' to 28.58' for a proposed four-story, two dwelling unit building.
Approved
408-19-Z Zoning District: RM-4.5 Ward: 43
Applicant: 1913 N. Halsted Inc.
Owner: Same as applicant
Premises Affected: 1913 N. Halsted Street
Subject: Application for a variation to establish a new curb cut to serve a proposed four-story, two dwelling unit building.
Approved
415-19-S Zoning District: B3-1 Ward: 35
Applicant: 7-Eleven Inc.
Owner: Same as applicant
Premises Affected: 4346 N. Kimball Avenue
Subject: Application for a special use to establish a gas station.
Withdrawn
465-19-Z Zoning District: C1-3 Ward: 32
Applicant: Gino Battaglia
Owner: Same as applicant
Premises Affected: 1740 N. Milwaukee Avenue
Subject: Application for a variation to reduce the required total off-street parking spaces from the required one to zero for a proposed artist live/ work space on the third floor of an existing three-story, mixed use building.
Approved
524-19-Z Zoning District: RM-4.5 Ward: 43
Applicant: Sarah & Todd Shraiberg
Owner: Same as applicant
Premises Affected: 2204 N. Orchard Street
Subject: Application for a variation to reduce the north and south side setback from 2' to zero, combined side setback from 4.8' to zero, rear setback from 35' to zero for a proposed three-story, single family residence with an attached two-car garage with living area above and roof deck.
Approved
528-19-Z Zoning District: C1-2 Ward: 8
Applicant: Education & Entertainment Inc.
Owner: Leonas Properties, LLC
Premises Affected: 9156 S. Stony Island Avenue
Subject: Application for a variation to establish a public place of amusement license to provide recreational services, live theatrical performances, dancing comedy and rental space which is located within 125' of a residential district.
Continued to December 20, 2019 at 2:00 p.m.
538-19-Z Zoning District: RT-4 Ward: 2
Applicant: Michael Kang
Owner: Same as applicant
Premises Affected: 2147 W. Thomas Street
Subject: Application for a variation to reduce the east side setback from the required 2.4' to zero (west to be zero), combined side setback from 2.4' to zero for a proposed one-story addition to the existing onestory, single family residence.
Approved
539-19-Z Zoning District: RT-4 Ward: 2
Applicant: Michael Kang
Owner: Same as applicant
Premises Affected: 2147 W. Thomas Street
Subject: Application for a variation to reduce the rear yard open space from the required 194.73 square feet to 115 square feet for a proposed rear one-story addition to the existing one-story, single family residence.
Approved
548-19-A Zoning District: RS-1 Ward: 41
Applicant: Irony, LLC
Owner: Same as appellant
Premises Affected: 6854 W. Thorndale Avenue
Subject: Application for an appeal of the decision of the office of the Zoning Administrator in refusing to recognize 6854 W. Thorndale as a buildable lot.
Decision of the Zoning Administrator upheld
Vote Only
359-19-Z Zoning District: RT-4 Ward: 32
Applicant: Chi Partners, LLC 2711 Washtenaw Series
Owner: Same as applicant
Premises Affected: 2711 N. Washtenaw Avenue
Subject: Application for a variation to reduce the minimum lot area from the required 4,000 square feet to 3,893 square feet to add a fourth dwelling unit to an existing three-story, three dwelling unit building.
Denied
360-19-Z Zoning District: RT-4 Ward: 32
Applicant: Chi Partners, LLC 2711 Washtenaw Series
Owner: Same as applicant
Premises Affected: 2711 N. Washtenaw Avenue
Subject: Application for a variation to reduce the required off-street parking from four to three spaces for the proposed addition of a fourth dwelling unit in an existing three-story, three dwelling unit building.
Denied
Motion to approve the written resolutions containing findings of fact consistent with the votes of the Board for Board Cal. Nos. 420-19-S, 421-19-Z, and 464-19-Z.
Motion to approve the written resolutions containing findings of fact consistent with the votes of the Board at its regular meeting of October 18, 2019, with the exception of Board Cal. Nos. 511-19-Z, 512-19-Z, 513-19-Z, 527-19-Z. 528-19-Z, 549-19-Z and 341-19-Z.
Adjournment.
https://www.chicago.gov/content/dam/city/depts/zlup/Administrative_Reviews_and_Approvals/Agendas/ZBA_Nov_2019_Decisions.pdf
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