City of Chicago Zoning Board of Appeals met May 15.
Here is the minutes provided by the board:
Approval of the minutes from the February 21, 2020 regular meeting of the Board.
Approval of the minutes from the March 6, 2020 special meeting of the Board.
Approval of the agenda for the March 20, 2020 regular meeting of the Board now rescheduled to May 15, 2020.
Special Use Extension Request
112-19-S ZONING DISTRICT: B3-1 WARD: 14
APPLICANT: Modern Guapos Company
OWNER: Freddie Estrada
PREMISES AFFECTED: 6020 S. Archer Avenue
SUBJECT: Application for a special use to establish a barber shop.
· Approved
Regular Call
119-20-Z ZONING DISTRICT: B2-3 WARD: 40
APPLICANT: Western Carmen Bldg, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 2402 W. Carmen Avenue
SUBJECT: Application for a variation to reduce the rear setback from the required 30' to 2' for a proposed four-story, twenty four dwelling unit, mixed use building with ground floor-retail.
· Approved
120-20-Z ZONING DISTRICT: B2-3 WARD: 40
APPLICANT: Western Carmen Bldg, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 2402 W. Carmen Avenue
SUBJECT: Application for a variation to eliminate the one required 10' x 25' loading space for a proposed four-story, twenty-four dwelling unit building with ground floor retail.
· Approved
121-20-A ZONING DISTRICT: B1-1 WARD: 31
APPLICANT: Scott Addison
OWNER: The 2737 Company, LLC and Davis Samuels
PREMISES AFFECTED: 2737 and 2767 N. Cicero Avenue
SUBJECT: Application for an appeal of the decision of the Office of the Zoning Administrator in refusing to establish auto sales in a B1-1 Zoning District.
· Continued to June 19, 2020
122-20-Z ZONING DISTRICT: RS-2 WARD: 19
APPLICANT: Michael Clancy
OWNER: Same as applicant
PREMISES AFFECTED: 10815 S. St. Louis Avenue
SUBJECT: Application for a variation to reduce the south setback from the required 6' to 3' (north to be 11') combined side setback from 18' to 14', front yard setback from 25.89' to 15.67' for a proposed twostory, single family residence.
· Approved
123-20-Z ZONING DISTRICT: RT-4 WARD: 11
APPLICANT: Richard Ferro
OWNER: Same as applicant
PREMISES AFFECTED: 3134 S. Shields Avenue
SUBJECT: Application for a variation to reduce the front setback from the required 15' to 2' on Stewart Avenue, the parking setback from the front property line on Stewart Avenue to prevent the obstruction of the sidewalk by parked cars from 20' to 2', the unobstructed open space width required along the north property line from 5' to 3', the open space along the south property line from 5' to 2' for a proposed three-story, three welling unit building with side open stairs and the north wall and three unenclosed parking spaces on a through lot.
· Approved
124-20-Z ZONING DISTRICT: RT-4 WARD: 11
APPLICANT: Richard Ferro
OWNER: Nicholas Ferro Trustee of 3114 S. Princeton Land Trust dated
October 14, 2009
PREMISES AFFECTED: 3136 S. Shields Avenue
SUBJECT: Application for a variation to reduce the front setback from the required 15' to 2' on Stewart Avenue, the parking setback from the front property line on Stewart Avenue to prevent the obstruction of the sidewalk by parked cars from 20' to 2', the unobstructed open space width required along the north property line from 5' to 3', the open space along the south property line from 5' to 2' for a proposed three-story, three welling unit building with side open stairs and the north wall and three unenclosed parking spaces on a through lot.
· Approved
125-20-Z ZONING DISTRICT: RS-3 WARD: 1
APPLICANT: Michelle E. Aponte Boska
OWNER: Chicago Title and Land Trust #8002381199
PREMISES AFFECTED: 2004 W. Superior Street
SUBJECT: Application for a variation to reduce the front setback along Lee Place from 28.3' to zero, reduce the combined side setback from 4.8' to 4.5 (west to be 2' and east shall be 2.5') for a proposed twostory, single family residence with detached two-car garage.
· Approved
126-20-Z ZONING DISTRICT: RS-3 WARD: 1
APPLICANT: Michelle E. Aponte Boska
OWNER: Chicago Title and Land Trust #8002381199
PREMISES AFFECTED: 2004 W. Superior Street
SUBJECT: Application for a variation to reduce the front property line along Lee Place to the proposed garage from 20' to zero for a proposed two-story, single family residence with a detached two-car garage.
· Approved
127-20-S ZONING DISTRICT: B3-3 WARD: 44
APPLICANT: Paradise Cliffs, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 668 W. Diversey Parkway
SUBJECT: Application for a special use to establish a massage establishment.
· Approved
128-20-S ZONING DISTRICT: B3-1 WARD: 14
APPLICANT: Juan Carlos Santillian dba BRBL No. 2, LLC
OWNER: Arturo Huerta
PREMISES AFFECTED: 5040 S. Archer Avenue, 1st Floor
SUBJECT: Application for a special use to establish a barber shop.
· Approved
129-20-S ZONING DISTRICT: B3-2 WARD: 47
APPLICANT: Linh Pham Lincoln Square Nails Inc.
OWNER: Qing Qing Zhang
PREMISES AFFECTED: 4614 N. Western Avenue
SUBJECT: Application for a special to establish a nail salon.
· Approved
130-20-Z ZONING DISTRICT: RS-2 WARD: 19
APPLICANT: Michael Clancy
OWNER: Same as applicant
PREMISES AFFECTED: 10504 S. Spaulding Avenue
SUBJECT: Application for a variation to reduce the combined side setback from the required 11.1' to 9' (north to be 4', south to be 5') for a proposed two-story, single family residence.
· Approved
131-20-Z ZONING DISTRICT: RS-3 WARD: 12
APPLICANT: Creative Property Group, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 3357-59 W. 37th Place
SUBJECT: Application for a variation to reduce the front setback from the required 13.5' to zero, west setback from 2.43' to zero (east to be 9.7'') combined side setback to be 9.7' for the subdivision of one zoning lot into two zoning lots. The existing one-story single family residence shall remain. A single family residence is proposed for the vacant lot.
· Approved
132-20-Z ZONING DISTRICT: B3-3 WARD: 30
APPLICANT: Wilmot Construction Inc.
OWNER: Same as applicant
PREMISES AFFECTED: 3207 N. Lawndale Avenue
SUBJECT: Application for a variation to reduce the rear setback from the required 30' to 12' on floors containing dwelling units for a proposed four-story building with rooftop stairway and elevator enclosures and an attached nine-car garage for a retail use and nine dwelling unit building.
· Approved
133-20-Z ZONING DISTRICT: B3-3 WARD: 44
APPLICANT: CA Residential 3542 N Southport, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 3542 N. Southport Avenue
SUBJECT: Application for a variation to reduce the rear setback from the 30' to 6.69 for a proposed four-story, mixed use building with private residential roof deck and roof top elevator and stair penthouse enclosures and an attached two-car garage with roof deck from the second story.
· Continued to June 5, 2020
134-20-Z ZONING DISTRICT: B3-3 WARD: 44
APPLICANT: CA Residential 3542 N Southport, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 3542 N. Southport Avenue
SUBJECT: Application for a variation to increase the height from 50’ to 55’for a proposed four-story, mixed use building with private residential roof deck and roof top elevator and stair penthouse enclosures and an attached two-car garage with roof deck from the second story.
· Continued to June 5, 2020
135-20-Z ZONING DISTRICT: RT-4 WARD: 12
APPLICANT: Maria Saaverda
OWNER: Same as applicant
PREMISES AFFECTED: 2900 W. 25th Street
SUBJECT: Application for a variation to reduce the rear setback from the required 33.6' to 3.64' west setback from 2.5' to zero, (east be zero for abutting a public street) for a proposed rear fence with rolling gate at 8.5' in height and a rear patio at the rear of the existing twostory building.
· Approved
136-20-Z ZONING DISTRICT: B2-2 WARD: 35
APPLICANT: John Downes Construction Inc.
OWNER: Same as applicant
PREMISES AFFECTED: 3149 N. Sawyer Avenue
SUBJECT: Application for a variation to reduce the front setback on N. Sawyer Street from the required 6.27' to zero a proposed threestory, seven dwelling unit building and a three and four car attached garages.
· Continued to June 5, 2020
137-20-Z ZONING DISTRICT: B1-3 WARD: 29
APPLICANT: Five Thirty One partners, LLC
OWNER: North Columbian, LLC
PREMISES AFFECTED: 6700-20 W. North Avenue
SUBJECT: Application for a variation to reduce the rear setback from 30' to zero to convert an existing two-story building to residential use and construct a third story addition and establish thirty-six new dwelling units over an existing vacant ground floor financial service use.
· Approved
138-20-Z ZONING DISTRICT: B1-3 WARD: 29
APPLICANT: Five Thirty One partners, LLC
OWNER: North Columbian, LLC
PREMISES AFFECTED: 6700-20 W. North Avenue
SUBJECT: Application for a variation to reduce the off-street loading zone Requirement from one to zero to convert an existing two-story building to residential use and construct a third story addition and establish thirty-six new dwelling units over an existing vacant ground floor financial service use.
· Approved
139-20-S ZONING DISTRICT: B1-1 WARD: 29
APPLICANT: Five Thirty One Partners
OWNER: North Columbian, LLC
PREMISES AFFECTED: 6746-58 W. North Avenue
SUBJECT: Application for a special use to establish an off-site required accessory parking lot with thirty-six parking spaces to serve the proposed thirty-six dwelling unit building located at 6700-20 W. North Avenue which is located within 600 feet of the nearest offsite parking space.
· Approved
140-20-S ZONING DISTRICT: B3-2 WARD: 32
APPLICANT: Edward Clark
OWNER: Same as applicant
PREMISES AFFECTED: 1905 W. Belmont Avenue
SUBJECT: Application for a special use to establish a hair and nail salon.
· Approved
141-20-Z ZONING DISTRICT: RS-3 WARD: 32
APPLICANT: Jay Shetty
OWNER: Same as applicant
PREMISES AFFECTED: 2220 W. Dickens Avenue
SUBJECT: Application for a variation to increase the floor area ratio from 2,634 square feet to 2,698 square feet for a proposed west side addition to the existing two-story single family residence.
· Approved
142-20-Z ZONING DISTRICT: RS-3 WARD: 32
APPLICANT: Jay Shetty
OWNER: Same as applicant
PREMISES AFFECTED: 2220 W. Dickens Avenue
SUBJECT: Application for a variation to reduce the west setback rom 2' to 0.94' (south setback to be 3.67'), combined side yard setback from 4.83' to 4.61' for a proposed west side addition to the existing single family residence.
· Approved
143-20-S ZONING DISTRICT: B1-2 WARD: 11
APPLICANT: Lakeside Bank, an Illinois Banking Corporation
OWNER: Same as applicant
PREMISES AFFECTED: 3849-59 S. Halsted Street
SUBJECT: Application for a special use to amend an existing special use for a two lane drive through facility to serve a bank. The amendment request will alter the bulk and function of the existing special use, from the design conditions specified by the Zoning Board of Appeals at the time of the approval specifically to re-design the exterior parking lay out ingress and egress. The parking shall be provided across the alley at 3850-52 S. Emerald Avenue.
· Approved
144-20-Z ZONING DISTRICT: RS-3 WARD: 48
APPLICANT: 1443 W Summerdale Partners, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 1443 W. Summerdale Avenue
SUBJECT: Application for a variation to reduce the rear setback from the required 35.15' to 2', east setback from 2.4' to zero (west to be zero) combined side setback from 7' to zero for a proposed front and rear addition, rear open deck, two car garage with roof deck and access stair directly from the rear deck to an existing twostory, two dwelling unit building to be converted to a single family residence.
· Continued to June 19, 2020
145-20-Z ZONING DISTRICT: RS-3 WARD: 48
APPLICANT: 1443 W Summerdale Partners, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 1443 W. Summerdale Avenue
SUBJECT: Application for a variation to increase the allowed floor area from the maximum 3,389 square feet (0.9) to 3,766 square feet (1.0) for a proposed front and rear addition, rear open deck, two-car detached garage with roof deck and access stair directly from the rear deck to an existing two-story, two dwelling unit building to be converted to a single family residence.
· Continued to June 19, 2020
146-20-S ZONING DISTRICT: B1-2 WARD: 19
APPLICANT: Sika Blanche Toneho dba Gloria Africa Beauty
OWNER: RNS Properties, LLC
PREMISES AFFECTED: 2332 W. 111th Street
SUBJECT: Application for a special use to establish a hair braiding salon.
· Approved
147-20-S ZONING DISTRICT: B2-5 WARD: 44
APPLICANT: Fletcher Lofts, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 3133-43 N. Sheffield Avenue
SUBJECT: Application for a special use to reduce the amount of required onsite parking for a transit served location from eighty-six spaces to twenty-nine spaces to convert the existing five-story building to an eight six dwelling unit building with twenty-nine parking spaces in the basement.
· Approved
148-20-Z ZONING DISTRICT: B2-5 WARD: 44
APPLICANT: Fletcher Lofts, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 3133-43 N. Sheffield Avenue
SUBJECT: Application for a variation to reduce the minimum lot area from the required 15,578.9 square feet to 14,512.15 square feet to convert the existing five-story building to an eighty-six dwelling unit building with twenty-nine parking spaces in the basement.
· Approved
149-20-S ZONING DISTRICT: B3-2 WARD: 40
APPLICANT: Coen Developers, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 4932 N. Damen Avenue
SUBJECT: Application for a special use to establish residential use below the second floor for a proposed three-story, three dwelling unit building and a detached three-car garage with roof deck and access from the three-story open porch and stairs in the rear.
· Approved
150-20-Z ZONING DISTRICT: B3-2 WARD: 40
APPLICANT: Coen Developers, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 4932 N. Damen Avenue
SUBJECT: Application for a variation to reduce the rear setback from the required 30' to 2' for a proposed three-story, three dwelling unit building with detached three-car garage with roof deck and direct access from the three-story open porch and stairs.
· Approved
151-20-S ZONING DISTRICT: C1-2 WARD: 8
APPLICANT: A.I.M. Art in Motion
OWNER: Galactica Partners, LLC
PREMISES AFFECTED: 7401-45 S. East End Avenue
SUBJECT: Application for a special use to expand an existing special use for a school with a one story addition. The applicant will occupy
117,998 square feet of the 125,037 square foot expanded building.
There will be on-site parking spaces for employees, visitors, student drop off and pick up and a landscaped plaza.
· Withdrawn
152-20-S ZONING DISTRICT: DX-7 WARD: 2
APPLICANT: PC AU 3, LLC
OWNER: Twelve West Maple. LLC
PREMISES AFFECTED: 12-14 W. Maple Street
SUBJECT: Application for a special use to establish an Adult Use Cannabis Dispensary.
• Continued by the Chairman pursuant to his authority under the Emergency Rules until such time that the Board can either: (1) resume in-person hearings; or (2) the Chairman feels the virtual meeting format is sufficient to accommodate everyone who wishes to speak on this application.
153-20-S ZONING DISTRICT: DX-7 WARD: 2
APPLICANT: PDI Medical III, LLC
OWNER: Risolia and McKeaney Partners c/o Lodge Management
PREMISES AFFECTED: 21-29 W. Division Street
SUBJECT: Application for a special use to establish an Adult Use Cannabis
Dispensary.
• Continued by the Chairman pursuant to his authority under the Emergency Rules until such time that the Board can either: (1) resume in-person hearings; or (2) the Chairman feels the virtual meeting format is sufficient to accommodate everyone who wishes to speak on this application.
CONTINUANCES
18-20-S ZONING DISTRICT: B3-2 WARD: 25
APPLICANT: Pilsen Church
OWNER: Same as applicant
PREMISES AFFECTED: 1809 S. Racine Avenue
SUBJECT: Application for a special use to establish an eighty-four seat religious assembly facility.
· Approved
19-20-S ZONING DISTRICT: B3-2 WARD: 25
APPLICANT: Pilsen Church
OWNER: The Resurrection Project, an Illinois IFP
PREMISES AFFECTED: 1854 S. Racine Avenue
SUBJECT: Application for a special use to establish eleven, off-site parking spaces to serve the religious assembly located at 1809 S. Racine Avenue.
· Withdrawn
20-20-Z ZONING DISTRICT: B3-2 WARD: 25
APPLICANT: Pilsen Church
OWNER: The Resurrection Project, an Illinois NFP
PREMISES AFFECTED: 1854 S. Racine Avenue
SUBJECT: Application for a variation to establish shared parking for two nonresidential uses with different hours of operation, with proposed off-site parking to serve a religious assembly at 1809 S. Racine Avenue.
· Withdrawn
26-20-Z ZONING DISTRICT: RT-4 WARD: 43
APPLICANT: Webster 914, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 916 W. Webster Avenue
SUBJECT: Application for a variation to reduce the combined side setback from the required 4.8' to 4.', rear setback from 34.50' to 21.67' for a proposed three-story, two dwelling unit building with roof top deck, detached three car garage with roof deck and wood fence.
· Approved
55-20-Z ZONING DISTRICT: B2-3 WARD: 34
APPLICANT: Joseph Caldwell, Jr
OWNER: Same as applicant
PREMISES AFFECTED: 901 W. 129th Place SUBJECT: Application for a variation to reduce the front setback from the required 15.41' to zero, east side setback from 6.83' to zero, west side setback from 5' to zero for a proposed one-story addition connecting a new one-story addition with parking and a rear twostory addition to the existing one-story single family residence being converted to two dwelling units.
· Continued to June 5, 2020
65-20-Z ZONING DISTRICT: RM-5 WARD: 11
APPLICANT: FJ Homestead, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 1044 W. Polk Street
SUBJECT: Application for a variation to reduce the east side setback from 2' to 0.33', (west side setback shall be 3'), combined side setback from 4.8' to 3.33', rear setback from 28.8' to 19.33' for a proposed new stair bridge connection that will access a proposed roof deck top deck on an existing detached two-car garage from the existing rear open porch that serves the existing four-story, two dwelling unit building.
· Approved
78-20-Z ZONING DISTRICT: RM-5 WARD: 32
APPLICANT: 3027-29 W. Logan, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 3027-29 W. Logan Boulevard
SUBJECT: Application for a variation to reduce the east setback from the required 4.24' to 3.83', west setback from 4.24' to 3.25', combined side setback from 10.6' to 7.08', rear setback from 32.54' to 3.6' for a proposed rear three-story addition to the existing three story, seven dwelling unit building to be converted to a fifteen dwelling unit building.
· Continued at the request of the applicant until such time that the Emergency Rules are repealed and the Board can resume in-person hearings
79-20-Z ZONING DISTRICT: RM-5 WARD: 32
APPLICANT: 3027-29 W. Logan, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 3027-29 W. Logan Boulevard
SUBJECT: Application for a variation to reduce the rear yard open space from the required 540 square feet to zero for a proposed three story addition to the existing three story, seven dwelling unit building to be converted to a fifteen dwelling unit building.
· Continued at the request of the applicant until such time that the Emergency Rules are repealed and the Board can resume in-person hearings
86-20-S ZONING DISTRICT: PMD-8A WARD: 11
APPLICANT: TP Packers, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 4301 S. Packers Avenue
SUBJECT: Application for a special use to establish a major utilities and service use which would allow for an existing one-story building to be used for transit maintenance with outdoor vehicle storage.
· Withdrawn
87-20-S ZONING DISTRICT: PMD-8A WARD: 11
APPLICANT: TP Packers, LLC
OWNER: Same as applicant
PREMISES AFFECTED: 4301 S. Packers Avenue
SUBJECT: Application for a special use to establish outdoor vehicle storage for a proposed transit maintenance facility in an existing one-story building.
· Withdrawn
90-20-S ZONING DISTRICT: C1-3 WARD: 29
APPLICANT: Jimmy's Food and Deli Inc.
OWNER: Madison & Central, LLC
PREMISES AFFECTED: 5601 W. Madison Street
SUBJECT: Application for a special use to establish a one-lane drive through facility to serve a one-story grocery/ deli building.
· Approved with conditions
Approval of the written resolutions containing findings of fact consistent with the votes of the Board for Board Cal. Nos. 618-19-Z, 619-19-Z, 626-19-S, 627-19-Z, 536-19-Z, 6-20-S, 10-20-Z, 44-20-Z, 45-20-Z, 46-20-Z, 60-20-Z, 71-20-S, 72-20-Z, 77-20-Z, 82-20-S, 83-20-Z, 99-20-Z and100-20-Z.
Approval of the written resolutions containing findings of fact consistent with the votes of the Board at its special meeting of March 6, 2020.
Approval of the written resolutions containing findings of fact consistent with the votes of the Board at its regular meeting of February 21, 2020.
Adjournment.
https://www.chicago.gov/content/dam/city/depts/zlup/Administrative_Reviews_and_Approvals/Agendas/ZBA_May_2020_Decisions.pdf
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