November 29, 2016

NNA Lot Coverage Opinion Letter

Dear Ald. Pawar,

Our neighborhood has experienced a significant number of teardowns[1] in recent years, especially since 2011. As a result, we have come to more fully appreciate the impacts, positive and negative, that such change creates. While not opposed to redevelopment of homes that no longer meet contemporary needs, NNA wants to maintain the existing fabric of buildings to the greatest extent possible. The Zoning Committee of the Northcenter Neighborhood Association (NNA) has spent time over the past year considering issues associated with the teardown/redevelopment phenomenon.

  1. water runoff;
  2. shading and solar access;
  3. lot coverage;
  4. building height.

While we encourage our neighbors to preserve the historic character of their homes, we realize that some will want to create additional living space. For that reason, we would like to provide homeowners the flexibility to modify existing buildings rather than demolish them. We want to address those restrictions that act to encourage the demolition of those homes and their replacement with new homes with much larger footprints.

The attached study[2] demonstrates that the current zoning ordinance allows construction of new homes that cover substantially more of their lots than do the older homes that are typical of our community. This increased lot coverage reduces the amount of permeable surface on each affected lot leading to additional rainwater runoff and thereby exacerbating surface and basement flooding in the area. The loss of garden area also reduces available habitat for birds and other animals.

These new homes also extend deeper into the lot than most older homes, which negatively impacts the solar access of adjacent lots. The result is that adjoining backyards are more shaded and there is a loss of community connections across garden fences.

Outside of the commercial corridors of the arterial streets, residential streets in the NNA area have an RS-3 zoning designation. Selective up zoning requests have been considered by the Alderman, the Zoning Advisory Committee and in turn by the NNA Zoning Committee, where appropriate. After considering the impacts of new development, we would like to establish criteria that allow for spot up zoning that encourages the preservation of existing buildings, especially the traditional brick two-flat structures.

  1. Via Administrative Adjustment[3] the allowable 30-foot building height would be increased to 35 feet. This would allow for a third-story addition.
  2. Any portion of a structure that is more than 30 feet above grade would be required to be set back by at least 10 feet from the street facade of the building.
  3. No additional FAR would be permitted above the 0.9 currently permitted under RS-3.

The Zoning Committee would like to see modifications to the Zoning Ordinance as listed below.

  1. Minimum rear setback requirements would be established via the same mechanism as front setbacks. That is, as an average of the nearest two properties on either side. This would prevent the larger new RS-3 buildings from dominating the gardens of their neighbors.
  2. Minimum rear yard open space requirements would be increased from a 15-foot minimum to a 20-foot minimum.
  3. 75 percent of rear yard open space must be allocated to a permeable surface.

It is not the Committee’s intent to negatively impact property values but rather to preserve what makes our neighborhood appealing and accessible to people from all socio-economic strata. By allowing third-floor additions it is hoped that some of the existing two-flats can still offer rental units while giving owners the opportunity to add new living area with little or no increase of the building footprint. We feel that this is very consistent with the stated aims of the Zoning Ordinance.

Extracts from Chicago Zoning Ordinance

17-2-0100 District Descriptions

17-2-0101 Generally

The “R”, residential districts are intended to create, maintain and promote e variety of housing opportunities for individual households and to maintain the desired physical character of the city’s existing neighborhoods. While the districts primarily accommodate residential use types, non-residential uses that are compatible with residential neighborhoods are also allowed.

Administrative Adjustments

Administrative adjustments are intended to provide a streamlined approval procedure for minor modifications of selected zoning standards.
Made by the City'szoning administrator, administrative adjustments enable developments that are more in keeping with the established character of local neighborhoods, provide flexibility that will help promote rehabilitation and reuse of existing buildings, and provide limited flexibility for new construction to address unusual development conditions.

Zoning issues eligible for the administrative adjustment process include:

Lot area
Floor area ratio
Porch and stairwell enclosures
Below-grade terraces
Setbacks
Rear yard open spaces
Building heights / Spacing between townhouses
Nonconforming licensed taverns
Frontages on private streets
Certain parking requirements
Wireless communications facilities
Driveway/vehicle access standards
Ground-floor commercial space requirements

Best regards,

Kate Kreinbring

President

Mary Jo Nathan

Zoning Committee Co-chair

Northcenter Neighborhood Association

PO Box 180180

Chicago, IL 60618

p. (773) 326-2440

northcenterneighborhood.org

NORTHCENTER NEIGHBORHOOD ASSOCIATION

773-326-2440 | |

POBOX 180180CHICAGO, IL60618

[1]

[2]Zoning Committee Lot Coverage & Solar Access study by Perimeter Architects, dated June 1, 2016

[3]