Neighborhood News
35th Street Upzoning Focus of Cross-Ward Meeting
In a first step for upzoning West 35th Street to encourage more businesses to open, about 50 community members learned about the area's current zoning history and what impact changes could have on the McKinley Park neighborhood street in a meeting on August 2, 2023.
The 11th and 12th ward alderwomen — Nicole Lee and Julia Ramirez, respectively — sponsored the meeting. The wards of each share a boundary along 35th Street from South Damen Avenue to South Paulina Avenue.
McKinley Park's proposed "Social Hub" lies at West 35th Street and South Wolcott Avenue in a design conception from UIC's College of Urban Planning and Public Affairs.Kate Eakin, president of meeting co-sponsor the McKinley Park Development Council, explained the 35th Street planning process underway with the council and graduate students from the College of Urban Planning and Public Affairs at the University of Illinois Chicago (UIC). She noted three proposed, distinct areas that might be built on 35th Street:
- The "Social Hub" at West 35th Street and South Wolcott Avenue, which might host public art or a farmers market in the Walgreen’s parking lot.
- The "Heart of McKinley Park" at West 35th Street and South Wood Street, where the Nathanael Greene Elementary School parking lot could hold a green space for sitting, a play area and possibly art in the alley.
- The "Portal" at the Orange Line station at West 35th Street and South Archer Avenue. Eakin said a safer streetscape might be built in the alley behind the Family Dollar leading to 35th Street.
These are ideas now; funding would have to be found to make them happen, Eakin said.
Downzoned in 2004
12th Ward Alderwoman Julia Ramirez speaks at the zoning meeting on August 2, 2023.Bill Drew, Ramirez's chief of staff, explained different zoning designations for West 35th Street, which currently is zoned R3 - residential. A number of buildings on 35th Street are currently homes, including some commercial buildings where the first floor has been converted to residential use. Former 11th Ward Alderman James Balcer established this R3 zoning on 35th Street in 2004.
"A change to B2 zoning would permit many businesses, such as coffee shops and stores," Drew said. B3 zoning would allow a tavern or package goods store. However, much of the street is under a liquor moratorium, which would have to be lifted to allow tavern or package alcohol sales. Also, a tavern would require a special use permit.
Pochos Moved Away
Drew also noted that a B2-3 designation would allow a four story building, with commercial on the first floor and three floors above with residential units. A B3-3 designation would not allow a building that tall, but would allow a larger unit to be built on each floor. It also would allow a tavern.
As an example of a bustling commercial district, Drew presented a photo from the Pilsen neighborhood of West 18th Street from South Paulina Avenue to South Wood Street.
"The Heart of McKinley Park" beckons at West 35th Street and South Wood Street in a proposed design from UIC's College of Urban Planning and Public Affairs.The popular Pochos restaurant recently moved to this district from its previous McKinley Park neighborhood location at West 35th Street and South Seeley Avenue due to a landlord dispute.
Businesses on New First Floors
A neighbor who owns a residential building on West 35th Street asked what would happen to his building if the street were upzoned to business use. Alderwoman Lee said his building could still be residential, but if he tore it down, a commercial use would be required on the first floor.
Local resident Tina Wong requested that the impact of every zoning variation be explained in full at future meetings. Alderwoman Lee said staff would develop a list of Frequently Asked Questions (FAQ) so neighbors fully understand what upzoning would mean.
A Third Place
"The Portal" proposes development improvements next to the 35th Street Orange Line El station in a design from UIC's College of Urban Planning and Public Affairs.Anthony Wojtal, a board member of the McKinley Park Development Coucil, said he supports the B3 zoning, which would allow taverns.
“People want a third place to go, after home and work,” Wojtal said.
Next Steps
Both alderwomen said they would be accepting public comments via email at ward11@cityofchicago.org and ward12@cityofchicaog.org. Then, the two alderwomen will work together to develop both a FAQ and a proposal for zoning map amendments. They would share them with residents at a future community meeting, they said.
Photography by Kevin O'Neil
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