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Monday, November 4, 2024

City of Chicago Zoning Board of Appeals Met Nov. 20.

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City of Chicago Zoning Board of Appeals Met Nov. 20.

Here is the minutes provided by the board:

The Chairman Has Determined That An In-Person Meeting Is Not Practical Or Prudent. Accordingly, Attendance At This Meeting Will Not Have A Physical Location And Will Be By Remote Means Only. Instructions For How To Access This Meeting, Provide Written Comment And Participate In Public Testimony Are Provided On The Board’s Website: www.chicago.gov/zba.

Approval of the minutes from the October 16, 2020 regular meeting of the Zoning Board of  Appeals (“Board”).  

Approval of the agenda for the November 20, 2020 regular meeting of the Board.  

354-20-Z ZONING DISTRICT: RS-3 WARD: 22  

APPLICANT: Adrian Ledesma  

OWNER: Same as applicant  

PREMISES AFFECTED: 2812 S. Trumbull Avenue  

SUBJECT: Application for a variation to reduce the front setback from the  minimum 8.27' to 1.5' for a proposed staircase and second floor deck entrance and removal of light pole for an existing two-story, two dwelling unit building.  

 Approved 

355-20-Z ZONING DISTRICT: RS-2 WARD: 18  

APPLICANT: The Chicago Trust Company Trustee B3Bec 4638 dated 4/5/18  

OWNER: Same as applicant  

PREMISES AFFECTED: 8168 S. Kenneth Avenue  

SUBJECT: Application for a variation to reduce the combined side setback  from the required 12.9' to 9.1' (north to be 4.8', south to be 4.3') for a proposed carport to serve an existing two-story single family residence.  

 Approved 

356-20-S ZONING DISTRICT: B3-2 WARD: 38  

APPLICANT: Hair by Tuti  

OWNER: A & P Management Series, LLC 7644 Series  

PREMISES AFFECTED: 7644 W. Belmont Avenue  

SUBJECT: Application for a special use to establish a hair and nail salon.  

 Approved

357-20-S ZONING DISTRICT: B1-2 WARD: 26  

APPLICANT: Adam Rios dba A1 Cutz, LLC  

OWNER: Doris Mercado  

PREMISES AFFECTED: 4035 W. North Avenue  

SUBJECT: Application for a special use to establish a barber shop.  

 Approved 

358-20-S ZONING DISTRICT: B3-1 WARD: 21 

APPLICANT: Lucky Hair Braiding  

OWNER: Winchester Retail Plaza  

PREMISES AFFECTED: 1905 W. 87th Street  

SUBJECT: Application for a special use to establish a hair braiding salon. 

 Approved 

359-20-S ZONING DISTRICT: B1-1 WARD: 19  

APPLICANT: The Hair Loft II, LLC  

OWNER: Pricon, LLC  

PREMISES AFFECTED: 2215 W. 95th Street  

SUBJECT: Application for a special use to establish a hair salon.  

 Approved 

360-20-S ZONING DISTRICT: B3-1 WARD: 41  

APPLICANT: The Parlour Ladies, LLC  

OWNER: Lee & Jack Investments, LLC  

PREMISES AFFECTED: 7224 N. Harlem Avenue  

SUBJECT: Application for a special use to establish a hair and nail salon.  

 Approved 

361-20-Z ZONING DISTRICT: RM-5 WARD: 5  

APPLICANT: Crown Holdings Group, LLC 1411 E 67th, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 1411 E. 67th Place  

SUBJECT: Application for a variation to reduce the rear yard open space from  the required 327 square feet to zero for the proposed conversion of an existing three-story, six dwelling unit building to a seven dwelling unit building with six new on-site parking spaces.  

 Approved 

362-20-Z ZONING DISTRICT: B2-3 WARD: 25  

APPLICANT: 1900 W 17th, LLC  

OWNER: Same as applicant.  

PREMISES AFFECTED: 1900 W. 17th Street  

SUBJECT: Application for a variation to reduce the rear setback on floors  containing dwelling units from 30' to 16.25' for a proposed third floor addition and the conversion of an existing two-story, 8 dwelling unit building to a three-story, eleven dwelling unit building.  

 Approved

363-20-Z ZONING DISTRICT: B2-3 WARD: 40  

APPLICANT: Lincoln and Foster, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 2465-79 W. Foster Avenue / 5151-59 N. Lincoln Avenue  

SUBJECT: Application for a variation to reduce the rear setback from the  required 30' to 3.67' for a proposed five-story, forty-two dwelling unit building with retail use, two business live/work units and twenty parking spaces on the ground floor.  

 Approved 

364-20-Z ZONING DISTRICT: B2-3 WARD: 40  

APPLICANT: Lincoln and Foster, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 2465-79 W. Foster Avenue / 5151-59 N. Lincoln Avenue  

SUBJECT: Application for a variation to eliminate the one required 10' x 25'  loading berth for a proposed five-story, forty two dwelling unit mixed used building with retail use, two business live work units and twenty ground floor parking spaces.  

 Approved 

365-20-Z ZONING DISTRICT: RS-2 WARD: 16  

APPLICANT: Omar Perez  

OWNER: Same as applicant  

PREMISES AFFECTED: 5656 S. California Avenue  

SUBJECT: Application for a variation to reduce the north side setback from  the required 4' to 1.3' (south to be 2.1') combined side yard setback from 7.32' to 3.4' for a proposed second floor addition, rear two story addition, rear one story addition, new rear covered deck and  new detached two car garage for the existing two-story single family residence.  

 Approved 

366-20-S ZONING DISTRICT: B3-1 WARD: 50  

APPLICANT: Merkos Linyonei Chinuch Lubavitch NFP 

OWNER: Same as applicant  

PREMISES AFFECTED: 2825 W. Howard Street  

SUBJECT: Application for a special use to establish a proposed two-story,  religious assembly facility with twelve on-site parking spaces.  

 Approved 

367-20-Z ZONING DISTRICT: B3-1 WARD: 50  

APPLICANT: Merkos Linyonei Chinuch Lubavitch NFP  

OWNER: Same as applicant  

PREMISES AFFECTED: 2825 W. Howard Street  

SUBJECT: Application for a variation to reduce the front setback from the  required 7.08' to zero, east side setback from 4' to 2.5' for a proposed two-story religious assembly facility with twelve on-site parking spaces.  

 Approved

368-20-S ZONING DISTRICT: B3-1 WARD: 50  

APPLICANT: Merkos Linyonei Chinuch Lubavitch NFP  

OWNER: Meirim Food Holdings, LLC  

PREMISES AFFECTED: 7555 N. California Avenue / 2749 W. Howard Street  

SUBJECT: Application for a special use to establish a required accessory off site parking lot with eleven parking spaces to serve the proposed religious assembly located at 2825 W. Howard Street which is located within 600 feet from the nearest off-site parking space.  

 Approved 

369-20-S ZONING DISTRICT: DX-5 WARD: 27 

APPLICANT: The Herbal Care Center, Inc.  

OWNER: 222 South Halsted, LLC  

PREMISES AFFECTED: 222-24 S. Halsted Street  

SUBJECT: Application for a special use to establish an adult use cannabis  dispensary.  

 Approved 

370-20-S ZONING DISTRICT: B2-3 WARD: 2  

APPLICANT: RUUM, Inc.  

OWNER: 1431 N. Ashland, LLC  

PREMISES AFFECTED: 1431 S. Ashland Avenue  

SUBJECT: Application for a special use to establish a hair and nail salon.  

 Approved 

371-20-S ZONING DISTRICT: B3-2 WARD: 1  APPLICANT: RUUM, Inc.  

OWNER: 1809 W. Chicago Partners, LLC  

PREMISES AFFECTED: 1809 W. Chicago Avenue  

SUBJECT: Applications for two special uses to establish a hair and nail salon  and a body art service (microblading).  

 Approved 

372-20-Z ZONING DISTRICT: RS-2 WARD: 50  

APPLICANT: Eli and Chana Webster  

OWNER: same as applicant.  

PREMISES AFFECTED: 3555 W. Granville Avenue  

SUBJECT: Application for a variation to increase the floor area ratio from .67  to .75 for a proposed two-story, single family residence with an attached two car garage.  

 Continued to February 19, 2021

373-20-Z ZONING DISTRICT: RS-2 WARD: 50  

APPLICANT: Eli and Chana Webster  

OWNER: Same as applicant  

PREMISES AFFECTED: 3555 W. Granville Avenue  

SUBJECT: Application for a variation to reduce the required front setback  from the required 20.31' to 10.33', rear setback from 34.83' to 22.83' for a proposed two-story single family residence with an attached two-car garage.  

 Continued to February 19, 2021 

374-20-Z ZONING DISTRICT: B3-2 WARD: 32  

APPLICANT: 1923 North Damen Condominium Association  OWNER: Same as applicant 

PREMISES AFFECTED: 1923 N. Damen Avenue  

SUBJECT: Application for a variation to reduce the rear setback from the  required 30' to 1.51' for a proposed detached two car garage with roof deck accessed by a new connection from landing of existing rear open stair, new garage, roof top pergola and new full covered roof over garage roof deck accessory to the existing four-story, three dwelling unit building.  

 Approved 

375-20-Z ZONING DISTRICT: B3-2 WARD: 32  

APPLICANT: 1923 North Condominium Association  

OWNER: Same as applicant  

PREMISES AFFECTED: 1923 N. Damen Avenue  

SUBJECT: Application for a variation to reduce the required off-street parking  from three space to two spaces to replace the existing three open parking spaces with a new detached two car garage with roof deck accessory to the existing four-story, three dwelling unit building.  

 Approved 

376-20-Z ZONING DISTRICT: C1-2 WARD: 32  

APPLICANT: MSAS Properties II, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 2046 W. Belmont Avenue  

SUBJECT: Application for a variation to reduce the required parking from one  space to zero for a proposed day care on the first floor of the existing four-story multi-use building,  

 Approved 

377-20-S ZONING DISTRICT: B3-2 WARD: 32  APPLICANT: Christopher Salon Corp.  

OWNER: Clybourn Apartments, LLC  

PREMISES AFFECTED: 2851 N. Clybourn Avenue  

SUBJECT: Application for a special use to establish a hair salon.   Approved

378-20-Z ZONING DISTRICT: RM-5 WARD: 2  

APPLICANT: Greif Properties, Inc.  

OWNER: Same as applicant  

PREMISES AFFECTED: 1638 N. Sedgewick Street  

SUBJECT: Application for a variation to reduce the front setback from the  required 15' to 9.46', north side setback from 2' to zero (south to be 3.42'), combined side setback from 4.8' to 3.42' for a proposed four-story, three dwelling unit building, three-story rear stairs, roof top enclosure and deck and two car parking pad.  

 Approved 

379-20-Z ZONING DISTRICT: B3-3 WARD: 2  

APPLICANT: Public 2, LLC  

OWNER: Estate of Sean McKeough  

PREMISES AFFECTED: 2107-11 W. Caton Street  

SUBJECT: Application for a variation to reduce the rear setback from the  required 30' to 1' on floors containing dwelling units for a proposed four-story building with ground floor retail and eight dwelling units above and an attached eight car garage with roof deck, roof top stairway enclosure.  

 Approved 

380-20-S ZONING DISTRICT: B3-1 WARD: 1  

APPLICANT: Fullerton Food Mart, Inc.  

OWNER: Fullerton Enterprises, LLC  

PREMISES AFFECTED: 2801 W. Fullerton Avenue  

SUBJECT: Application for a special use to expand the existing floor area  exceeding 25% of the existing floor area of an accessory convenience store serving an existing gas station.  

 Approved 

381-20-Z ZONING DISTRICT: B3-1 WARD: 1  

APPLICANT: Fullerton Foodmart Inc.  

OWNER: Fullerton Enterprises, LLC  

PREMISES AFFECTED: 2801 W. Fullerton Avenue  

SUBJECT: Application for a variation to reduce the lot area from the required  20,000 square feet to 15,625 square feet for a proposed addition to the accessory convenience store that serve the existing gas station.  

 Approved 

382-20-Z ZONING DISTRICT: RS-2 WARD: 33  

APPLICANT: Katharine Dryden and Ashley Holmes  

OWNER: Same as applicant  

PREMISES AFFECTED: 4750 N. Manor Avenue  

SUBJECT: Application for a variation to reduce the rear setback from the  required 12.43' to 0.51' for a proposed one- story addition to an existing two-story, single family residence.  

 Approved

383-20-Z ZONING DISTRICT: RS-2 WARD: 33  

APPLICANT: Katharine Dryden and Ashley Holmes  

OWNER: Same as applicant  

PREMISES AFFECTED: 4750 N. Manor Avenue  

SUBJECT: Application for a variation to reduce the rear yard open space from  the required 400 square feet to zero for a proposed one-story addition to an existing two-story single family residence. 

 Approved 

384-20-Z ZONING DISTRICT: RT-4 WARD: 28  

APPLICANT: East Douglas Partners, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 1239 S. Fairfield Avenue  

SUBJECT: Application for a variation to reduce the minimum lot area from  the required 3,000 square feet to 2,996.88 square feet for a proposed three-story, three dwelling unit building with three unenclosed parking spaces.  

 Approved 

385-20-Z ZONING DISTRICT: RT-4 WARD: 28  

APPLICANT: East Douglas Partners, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 1241 S. Fairfield Avenue  

SUBJECT: Application for a variation to reduce the required minimum lot area  from the required 3,000 square feet to 2,996.88 square feet for a proposed three-story, three dwelling unit building with three unenclosed parking spaces.  

 Approved 

386-20-Z ZONING DISTRICT: RT-4 WARD: 28  

APPLICANT: East Douglas Partners, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 1243 S. Fairfield Avenue  

SUBJECT: Application for a variation to reduce the minimum lot area from  the required 3,000 square feet to 2,996.88 square feet for a proposed three-story, three dwelling unit building with three unenclosed parking spaces.  

 Approved 

387-20-S ZONING DISTRICT: C1-2 WARD: 32  

APPLICANT: 2345 West Roscoe, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 2345 W. Roscoe Street  

SUBJECT: Application for a special use to establish residential use below the  second floor for a proposed four-story, six dwelling unit building with a detached six car garage. 

 Approved

388-20-Z ZONING DISTRICT: C1-2 WARD: 32  

APPLICANT: 2345 West Roscoe, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 2345 W. Roscoe Street  

SUBJECT: Application for a variation to reduce the minimum lot area from  the required 6,000 square feet to 5,750 square feet for a proposed four-story, six dwelling unit building with a detached six car garage.  

 Approved 

389-20-Z ZONING DISTRICT: C1-2 WARD: 32  

APPLICANT: 2345 West Roscoe, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 2345 W. Roscoe  

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 a detached six car garage.  

 Approved 

390-20-Z ZONING DISTRICT: B3-2 WARD: 25  

APPLICANT: Fox Chicago, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 1730 W. 18th Street  

SUBJECT: Application for a variation to reduce the rear setback on floors  containing dwelling units from the required 30' to 18.33' for a proposed four-story building with ground floor retail and three dwelling units above.  

 Approved 

391-20-Z ZONING DISTRICT: B3-2 WARD: 25  

APPLICANT: Fox Chicago, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 1732 W. 18th Street  

SUBJECT: Application for a variation to reduce the rear setback on floors  containing dwelling units from the required 30' to 18.33' for a proposed third and fourth floor addition, a rear three story addition and rear open porch on to the existing two story building with ground floor retail and to convert from two dwelling units to three dwelling units above.  

 Approved 

392-20-Z ZONING DISTRICT: B3-2 WARD: 25

APPLICANT: Fox Chicago, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 1734 W. 18th Street  

SUBJECT: Application for a variation to reduce the rear setback on floors  containing dwelling units from the required 30' to 18.33' for a proposed partial third and a fourth floor addition, a rear three story addition and rear open porch on the existing two story building with ground floor retail use and to convert from one dwelling unit to three dwelling units above.  

 Approved 

393-20-S ZONING DISTRICT: DX-7 WARD: 2  

APPLICANT: BRP LaSalle, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 753 N. LaSalle Street / 129 W. Chicago Avenue  SUBJECT: Application for a special use to establish group living (more  specifically regulated as co-living) in a new nine-story building with ground floor retail and twenty-eight dwelling units above.  

 Withdrawn 

394-20-S ZONING DISTRICT: DX-5 WARD: 2  

APPLICANT: PC AU1, LLC  

OWNER: RPO 60 W. Superior, LLC  

PREMISES AFFECTED: 60 W. Superior Street  

SUBJECT: Application for a special use to establish an adult use cannabis  dispensary.  

 Approved 

395-20-S ZONING DISTRICT: RM-6 WARD: 44  

APPLICANT: Million Dollar Highway, LLC  

OWNER: Same as applicant  

PREMISES AFFECTED: 533 W. Barry Avenue  

SUBJECT: Application for a special use to lease seventy two (45%) of the one  hundred sixty-one required residential accessory parking spaces located in an existing two- story parking garage.  

 Approved 

396-20-Z ZONING DISTRICT: RS-3 WARD: 13 

 APPLICANT: Royale Renovation Group, Inc.  

OWNER: Same as applicant  

PREMISES AFFECTED: 5713 W. 64th Place  

SUBJECT: Application for a variation to reduce the rear setback from the  required rear setback from the required 35.09' to 1.09', west side setback from 2' to 1.25' (east to be 3.28'), combined side setback from 5' to 4.53' for a proposed one-story front addition, a two-story rear addition and a rear second floor addition above the attached garage at the existing single family residence.  

 Approved

397-20-S ZONING DISTRICT: B3-1 WARD: 34 

APPLICANT: Tre'Bella Nail Spa*  

OWNER: 103rd & Halsted, LLC  

PREMISES AFFECTED: 10349 S. Halsted Street  

SUBJECT: Application for a special use to establish a nail salon. 

 Approved 

398-20-S ZONING DISTRICT: DX-16 WARD: 42  

APPLICANT: Yizar Nochimowski  

OWNER: Mallers Building, LLC  

PREMISES AFFECTED: 67 E. Madison Street # 1920  

SUBJECT: Application for a special use to establish a valuable objects dealer.  

 Approved 

399-20-Z ZONING DISTRICT: RM-4.5 WARD: 40  

APPLICANT: Matthew Collopy  

OWNER: Same as applicant  

PREMISES AFFECTED: 5138 N. Claremont Avenue  

SUBJECT: Application for a variation to reduce the front setback from the  required 15' to 11.6', south side yard setback from 2.48' to 0.91' (north to be 3.41'), combined side yard setback from 6.2' to 4.32' to subdivide one zoning lot into two zoning lots. The existing three story residential building being converted from three dwelling units to four dwelling units shall remain. The newly created lot (5134 N. Claremont) shall be vacant.  

 Approved 

400-20-S ZONING DISTRICT: B3-2 WARD: 44  

APPLICANT: 4 star 3358 Southport, LLC dba Tuco and Blondie  OWNER: Big Tree Chute, LLC  

PREMISES AFFECTED: 3356-58 N. Southport Avenue  

SUBJECT: Application for a special use to reduce the required parking from  four parking spaces to one to serve an existing three-story restaurant with a four dwelling unit building with a proposed outdoor bar addition. This is a transit served location.  

 Approved 

401-20-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 which will allow for an existing one-story building to be used for transit maintenance with outdoor vehicle storage.  

 Continued to December 18, 2020 

*Amended at hearing

402-20-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 which would allow for an existing one-story building to be used for transit maintenance and outdoor vehicle storage.  

 Continued to December 18, 2020 

403-20-S ZONING DISTRICT: B3-2 WARD: 44  

APPLICANT: 3458 Norclark Restaurant, LLC  

OWNER: 3458 N. Clark, LLC  

PREMISES AFFECTED: 3458 N. Clark Street  

SUBJECT: Application for a special use to establish two new outdoor rooftop  patio areas with retractable roof system at an existing two-story general restaurant building.  

 Approved 

404-20-S ZONING DISTRICT: PMD-4A WARD: 27  

APPLICANT: Public Building Commission of Chicago  

OWNER: City of Chicago  

PREMISES AFFECTED: 2555 W. Grand Avenue  

SUBJECT: Application for a special use to establish a major utilities and  services.  

 Continued to January 15, 2021 

405-20-Z ZONING DISTRICT: PMD-4A WARD: 27  

APPLICANT: Public Building Commission of Chicago  

OWNER: City of Chicago  

PREMISES AFFECTED: 2555 W. Grand Avenue  

SUBJECT: Application for a variation to retain the existing conditions that  includes twenty-three trees within the landscape setback instead of ornamental fencing and reduce the number of trees from 157 to 94. Applicant is providing alternative treatments that exceed the required interior green space.  

 Continued to January 15, 2021 

Designation of Chairman Knudsen as the Board officer to receive annual training on compliance  with the Open Meetings Act in accordance with Section 1.05 of the Open Meetings Act.  

Approval of the written resolutions containing findings of fact consistent with the votes of the  Board for Board Cal. Nos. 266-20-S, 274-20-Z, 275-20-Z, 285-20-S, 288-20-S and 289-20-S.  

Approval of the written resolutions containing findings of fact consistent with the votes of the  Board at its October 16, 2020 regular meeting, with the exception of Board Cal. Nos. 329-20-S,  332-20-Z, 345-20-S, 348-20-Z, 349-20-Z, 277-20-S, 278-20-Z, 279-20-Z, 280-20-Z and 290-20- S.  

Adjournment. 

https://www.chicago.gov/content/dam/city/depts/zlup/Administrative_Reviews_and_Approvals/Agendas/ZBA_Nov_2020_Decisions.pdf

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