City Plan Commission approves Broadway upzoning framework

By Bob Zuley - Inside-Booster - Feb. 26, 2025 (pdf)

Alderman opposed upzoning plan that she voted to approve

As expected, the Chicago Plan Commission [CPC] approved the Broadway Land Use Framework at City Hall on Friday. More than 40 people gathered to present opinions with about two-thirds against the framework proposal and one-third in support.

The CPC is a 23 member body established in 1909 responsible for the review of proposals involving Planned Developments, Lakefront Protection Ordinance, Planned Manufacturing Districts, Industrial Corridors, and Tax Increment Financing Districts.

In addition to the nine appointed members, an additional 14 serve as ex-officio voting members assuring that any city-sponsored proposal is warmly received. Ex-officio members include Mayor Brandon Johnson, CTA Chairman Lester Barclay, Planning Cmsr. Ciere Boatright, Transportation Cmsr. Tom Carney, Housing Cmsr. Lissette Casteneda, Park District Cmsr. Rosa Escareno, and Zoning Administrator Patrick Murphey. Additionally, six city aldermen sit on the CPC.

The most recent Broadway Land Use Framework policy document published by the Chicago Dept. of Planning and Development [DPD] dated Feb. 20, openly thanked Aldermen Leni Manaa-Hoppenworth [48th], Matt Martin[47th], and Angela Clay [46th] for working together to develop and execute the Broadway upzoning planning process.

A newsletter from Ald. Leni Manaa-Hoppenworth dated Feb. 20, noted that she, “.... spoke in favor of the Broadway Land Use Framework, a plan which translates community priorities for a pedestrian-friendly, mixed-use corridor into a tool for future decision-making on Broadway from Devon to Montrose.”

However, one week earlier on Feb. 13, Manaa-Hoppenworth announced on her official blog that she had heard concerns from neighbors on the west side of Broadway north of Foster about ‘ -5’ zoning, “...and am pushing back on the recommendation to zone both sides of Broadway as a -5. I have requested a plan from the [DPD] that differentiates between the east and west sides of the street, and will keep everyone informed as the zoning ordinance develops.”

“Once we have a zoning plan to attract activity and investment that reflects our values and aligns with our goals, we’ll submit an ordinance to update zoning along Broadway. This is expected to happen in the coming months,” she wrote.So not only is Manaa-Hoppenworth on record for approving the upzoning frame-work as she anticipates new investment in a matter of months, she is also on record for opposing the one-size-fits-all upzoning framework for west side of Broadway between Foster and Devon that she acknowledges her resident constituents oppose.

Patricia Sharkey, an Edgewater resident and president of the Edgewater North Neighbors/North Edgewater Neighbors Organization block club emailed this reporter with a statement on the Alderman’s apparent flip-flop.

“Leni’s statement about pushing back on the [DPD] regarding different upzoning for the West side [of Broadway] was in her blog before the CPC meeting. Those of us watching this carefully had hoped it meant that DPD would be modifying its proposal before the CPC meeting – but they didn’t,” Sharkey wrote.

“It looks like this is another instance in which [the Alderman] either doesn’t understand her power or actually doesn’t want to use it… [any] responsible Alder would have put the brakes on this long ago. Leni should be telling DPD that she will not support DPD’s proposal without a plan that addresses her constituents concerns, including no greater than four stories on the West side. If she doesn’t stop the train wreck coming for Broadway, she’s going to own it,” Sharkey concluded.

Only one CPC commissioner, Ald. Gilbert Villegas [36th], voted in opposition of the upzoning plan, stating that the Broadway upzoning plan should be decided on the ward level. “I’m a huge proponent of community engagement,” Villegas declared.

Villegas then asked DPD Deputy Cmsr. Cindy Chan Roubik, “What is the difference between a framework and a plan?” The question referred to “plan” for upzoning 95th St. and a “plan” for upzoning Western Ave. while Broadway is referred to as a “framework.”

“Roubik replied, “This is a framework plan.”

According to the city’s website, a “plan” is a specific action item, while a “frame-work” is a planning tool that guides the review of plans. “The DPD uses both plans and frameworks to promote the city’s growth and sustainability.”

The concern about the west side of Broadway north of Foster is important to the community due to the depth of the lots.

Lots on the west side of Broadway are approximately 125 feet deep while lots on the east side are approx. 250 feet deep – from Broadway to the CTA’s Red/Purple line train tracks, with the tracks providing a buffer to the east.

So a newly constructed eight-story mid-rise residential building on the west side built under the new “B3-5” zoning code would be literally towering over the back yard of a single-family home on the west side of Magnolia with only an alley separating the properties.

Opponents of the upzoning framework ask the DPD to conduct a number of fundamental analyses such as Economic Impact Study, a Traffic and Transportation Study, an Infrastructure Analysis, and a Land Use Impact Study, all of which haven’t been conducted to date.

What local residents are finding out is that this current version of City Hall doesn’t much care what the community thinks about community issues.

Next week, we’ll delve into the arguments both in favor and in opposition to the approved Broadway upzoning framework.