Upzoning of 35th Street to Buoy Density, Business Development

Two alderwomen who represent the McKinley Park neighborhood business district of West 35th Street are betting that upzoning the stretch between South Ashland and Seeley avenues will spur new development.

In a community meeting on Monday, July 22, 2024, at the McKinley Park branch of the Chicago Public Library, 12th Ward Alderwoman Julia Ramirez and 11th Ward Alderwoman Nicole Lee presented a plan that would allow more diverse business uses and up to three residential units above streetside businesses.

“The desire here is to create a uniform business district that will attract shoppers to the street,” Lee said.

Restaurants With Alcohol

Currently that stretch of West 35th Street is mostly zoned R3. That means if a business wanted to open on 35th, it would have to apply for a zoning change, which requires extra work and cost.

A map provided by the 12th Ward office shows properties along West 35th Street to potentially be excluded from rezoning mandates.

Changing the zoning to B3-2 would automatically allow most businesses to open, including a restaurant serving alcohol, shifting the stretch from primarily residential to business use.

First Considered August 2023

"The rezoning ... is part of a larger effort to revitalize this commercial corridor and spur economic development in McKinley Park, allowing businesses to open more easily, without having to go through all the red tape," Ramirez wrote in a newsletter update.

The July 2024 rezoning meeting followed a community meeting on Aug. 2, 2023, when both alderwomen first presented the upzoning idea. Since that meeting, the two alderwoman said they have heard concerns from current businesses and homeowners on West 35th Street.

Opt-In for B3-2

At the August 2023 meeting, some homeowners raised concerns about upzoning to business use. At that meeting, Lee said that their building could still be residential, but if they tore it down, a commercial use would be required on the 1st floor.

Due to concerns of homeowners, many of whom own buildings in the three blocks to the west of South Ashland Avenue on the north side of West 35th Street, the alderwomen decided to exclude residential homes and allow them to “opt-in” to the B3-2 zoning if they wish, Lee said.

Redistricting Split

At the meeting’s outset, Ramirez said it was important and noteworthy that she and Lee “worked closely together” on the upzoning.

Ward redistricting in 2022 split the McKinley Park neighborhood: Currently, Ramirez represents the south side of West 35th Street west of South Paulina Street, and Lee represents the north side of West 35th Street east of South Damen Avenue.

The interactive ward map of McKinley Park displays Chicago's 11th Ward area with a tan overlay and the 12th Ward area with a blue overlay.

“We needed coordination and cooperation,” Lee said.

Questions and Answers

McKinley Park neighborhood resident Shawn Ursini speaks at the 35th Street rezoning meeting on July 22, 2024.During the most recent meeting's question-answer period, attendees asked about issues such as parking and increasing density.

“Aquinas tutors now are having problems finding parking around 35th and Wood,” said Ken Ricci, the owner of the building housing Aquinas Literacy Center at 1751 W. 35th St.

Ramirez said she was working with Ricci and Aquinas to find parking.

More Living on 35th

Other attendees encouraged more pedestrian use, and more biking and bike lanes.

“We need to stop being afraid of density,” said neighborhood resident Shawn Ursini. “We need to get more people living on 35th Street.”

Lee said that McKinley Park residents could continue to weigh in on the upzoning proposal through August 2024.

October Zoning Hearing

The upzoning ordinance will be submitted to the Chicago City Council in September 2024, and then heard by the Chicago Committee on Zoning, Landmarks and Building Standards with the potential of a vote in October, Lee said.

“We don’t want to get analysis paralysis,” Lee said. “We need to move forward now with the B3-2 upzoning.”

Photography by Kevin O'Neil