Property owners of the long-vacant lot on the northwest corner of South Ashland Avenue and West Pershing Road are seeking a zoning change to allow them to build a strip mall hosting 10 small businesses, developers said at an 11th Ward zoning meeting on Monday, May 18, 2026.
Business partners Michael and Dominic Bertucci said they’d like to change zoning designation of one of three adjacent parcels from a manufacturing M1-2 designation to match the C1-2 commercial zoning of the other parcels to enable construction at 3834 to 3854 S. Ashland Ave., Chicago.
“This is for small businesses,” Michael Bertucci said, stating that their tenants would likely be small shops and personal services like doctor’s offices, based on interest they’ve already received from advance marketing outreach.
A video shows a walk around the proposed strip mall development site at 3834 to 3854 S. Ashland Ave., Chicago.
Local Builders
The Bertuccis, of M&M Bertucci Builders in Chicago’s Bridgeport neighborhood, noted their lifelong local residency, nearby successful development projects and care for the community.
“We’re not interested in undesirable businesses,” Dominic Bertucci said.
Development Council Opposes
An architect's plan displays the proposed strip mall layout as shown at the 11th Ward zoning meeting.However, at the zoning meeting, McKinley Park Development Council President Kate Eakin said the council opposed the plan and demanded that developers remove parking spaces and instead build residential units on top of sidewalk-adjacent retail.
This is not a viable use of the space, Dominic Bertucci said, because the shallow lot prevents residential development, and the property is not zoned for residential.
Hampers Ability to Rent
Also, accessible off-street parking is a top priority for commercial tenants, he said.
“The early issue we have as developers is whether we can rent it or not,” Dominic Bertucci said. Removing parking “hampers our ability to rent.”
Take the Bus Instead
Eakin said that equitable transit-oriented development is a priority, and customers of the strip mall should take the CTA bus instead of driving.
“The development also has to be viable,” Michael Bertucci said. Removing parking “makes this less desirable. Tenants won’t rent it.”
40,000 Cars Daily
Michael Bertucci noted the property’s location at the intersection of two major state roads with around 40,000 cars passing through the intersection daily.
The property lies at the far corner of Chicago’s McKinley Park neighborhood, across the street from the City of Chicago's Planned Manufacturing District No. 8 and historic Central Manufacturing District.
Priority for Infill
11th Ward Alderwoman Nicole Lee runs the zoning meeting alongside developer Michael Bertucci, center, and architect Sam Martorina.Developers bought the corner lot in 2020, Michael Bertucci said, and were approached by owners of the adjacent property to sell it when those owners retired from running their Chinese restaurant there.
Property improvements to date have included removal of three underground gasoline storage tanks left from a former gas station at the site, Michael Bertucci said.
Taxpayer-Funded Council
Eakin said the McKinley Park Neighborhood Plan prohibited developments like this. However, the plan highlighted the property as a priority area for infill development as designated by the Chicago Metropolitan Agency for Planning.
The McKinley Park Development Council, a 501(c)(3) non-profit group funded in part by taxpayer dollars, has no membership; consists of self-appointed officers, board members and paid employees; and has not queried the community about the development project or zoning change.
Upcoming Ward Decision
The council’s next meeting is at 6 p.m. tonight, Wednesday, May 20, 2026, at the McKinley Park branch of the Chicago Public Library, 1915 W. 35th St., Chicago.
Lee said that the 11th Ward would not be making any decisions about zoning changes at this time and would revisit the issue in an upcoming public zoning meeting.
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