Ald. Leni Manaa-Hoppenworth (forty eighth Ward) and the Chicago Division of Planning and Growth are advancing a plan to dramatically upzone properties alongside Broadway in Edgewater. Regardless of its important potential to reshape the character of certainly one of Chicago’s densest neighborhoods, this plan is shifting ahead with out significant group engagement or a coordinated planning course of.
Why the frenzy?
The planning division unveiled the plan final October and has held one further in-person assembly on Dec. 16, 2024. At these conferences, they offered a plan that’s already full, somewhat than proactively participating the group within the planning course of. The alternatives for group enter have included sticking Submit-it notes on presentation boards and filling out a web based survey. Hardly strong group engagement. Regardless of neighborhood outcry, the Planning Fee has authorized this plan with out modifications and it’ll transfer ahead to Metropolis Council.
The planning division’s acknowledged aim is larger transparency and consistency for builders, however what about transparency for individuals who reside right here? These are the individuals who will really feel the actual and lasting impacts of such zoning modifications, but their voices are being neglected.
As an reasonably priced housing developer, I perceive that the zoning course of can lengthen timelines. However I’ve additionally seen how participating with the group early and sometimes improves tasks, making them stronger and extra aligned with native wants. Instruments like complete group planning methods, design tips, and high quality of life plans can be found to information improvement whereas guaranteeing transparency and fairness. Nevertheless, implementing these instruments requires foresight, constant effort, and a willingness to pay attention — of that are being demonstrated in Edgewater.
Not an answer to reasonably priced housing
As an alternative, the plan is a blanket upzoning to what’s generally known as “sprint 5” zoning, the densest classification allowed outdoors of Chicago’s downtown core. This variation would allow buildings as tall as 13 tales — with Deliberate Growth approval — to be constructed subsequent to neighborhoods of three-story walk-ups, two-flats, and single-family properties. And it’s all occurring and not using a strong course of for public enter.
There’s a large want for housing in Chicago, significantly reasonably priced housing. We now have a scarcity of over 120,000 reasonably priced residences primarily based on the newest knowledge revealed by Housing Motion Illinois. Pre-emptive upzoning received’t magically remedy that downside. Sure, these heaps will likely be topic to the Inexpensive Necessities Ordinance and might want to have 20% of any future residences meet affordability necessities. However that very same ordinance applies for any proposed future upzoning. Upzoning now eliminates the chance for the group to safe commitments for higher affordability sooner or later.
Edgewater has at all times welcomed the inclusion of reasonably priced housing in our group. Simply as now we have welcomed the suitable density to make such tasks economically possible. However the group has at all times had a voice and the chance for enter.
Broadway presents a possibility for considerate, incremental improvement. Completely different areas of the hall have completely different wants, and improvement proposals needs to be reviewed individually to make sure they improve, not undermine, the encircling group. A wholesale upzoning ignores these complexities and abdicates the alderwoman’s duty to symbolize her constituents successfully.
Furthermore, this push for upzoning doesn’t align with the present financial realities. Rising rates of interest, record-high building prices, and a brand new wave of tariffs on supplies like metal and lumber make large-scale improvement extremely unlikely within the close to time period. The truth is, Chicago’s building business has slowed considerably; solely 5 tower crane permits have been issued citywide in 2024, in keeping with BuildingUpChicago.com, and two of these cranes hadn’t even been erected by 12 months’s finish. So, what’s the frenzy?
Edgewater deserves higher. Preemptive upzoning with out group enter is a missed alternative to construct belief, improve transparency, and create a imaginative and prescient for Broadway that displays the values of the individuals who name this neighborhood dwelling. It’s time to decelerate, have interaction the group, and get this course of proper. There’s nothing to lose from an open and clear public course of — and every thing to realize
Joe Dunne is an reasonably priced housing developer and resident of Edgewater.
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