Why Does Ramirez-Rosa Want to Rezone a Parking Lot by the Logan Stop?

map-of-Logan-Square-CTA-station
The Emmett Street parking lot is connected to the Logan Square CTA station via a small sidewalk.

A parking lot next to the Logan Square Blue Line station that’s ripe for redevelopment is under review for a zoning change. 35th Ward alder Carlos Ramirez-Rosa intends to change the zoning district from a very low-density, mixed-use B1-1 designation to RT-4, a residential district designation. That type of zoning allows only single-family homes and two-flats.

Rodrigo Anzures-Oyorzabal, the 35th Ward’s legislative and policy director, said that the proposed zoning change is in response to input from community groups who feel that zoning districts in the ward should be changed to be consistent. The prevailing zoning district on Emmett Street, on the north side of the parking lot, is RT-4, although many of the buildings don’t conform to this because they have more units than the current designation allows. The RT-4 zone makes it ineligible for parking minimum reductions that the TOD ordinance allows.

The zoning change doesn’t move the parking lot any further along to being developed, and conflicts with recommendations from a series of charrettes that gathered input from nearby residents on what they would like to see on the land, currently used for car storage.

Anzures-Oyorzabal said that while no community group contacted the office specifically about the parking lot, “we know this lot is going to be important to many people,” adding that the zoning consistency change isn’t unique to this lot.

Rosa ended up deferring the zoning change discussion at this week’s meeting because the Chicago Department of Planning and Development (DPD) said they needed more time to review the zoning change’s potential effect on the city’s contract with LAZ Parking to manage and maintain the parking lot. LAZ also manages the city’s pay-and-display parking meters.

DPD has multiple options for pursuing private development on city-owned land. They can issue a request for proposals from developers, stating specific guidelines for the type of land use they would like to see. Ideally the development prerequisites in the RFP would be shaped by the alder and residents.

DPD can also sell the land via a closed bidding process. Anzures-Oyorzabal said he believes DPD is actively creating an RFP for this parking lot, but the department hasn’t yet responded to my questions about the subject. Whether the land is sold via an RFP or closed bidding, the sale must also be approved by the Chicago Plan Commission.

Maintaining low-density zoning on a land parcel is a common tactic by alders to force developers to seek their approval in order to build more than one or two housing units on a land parcel. However, that can sometimes result in the developer choosing to build single-family home or two-flats rather than seeking a zoning change for higher density.

In fall 2014 previous 35th Ward alder Rey Colón invited the Metropolitan Planning Council to hold three public input sessions to create a vision for the train station and parking lot. Anzures-Oyorzabal said Rosa “participated in the MPC [charrettes] as a constituent.”

Logan Square residents discuss the CTA station and adjacent parking lot
Logan Square residents discuss the CTA station and adjacent parking lot at one of three charrettes MPC hosted in fall 2014. Photo: Steven Vance

Anzures-Oyorzabal said his office has heard from ward residents that the charrettes “did not satisfy the desires of our communities.”

“We have heard from stakeholders, many of whom have different interests [including transit-oriented development, affordable housing, and green space], that the sort of development discussed at the [charrettes] was not reflective of their desires,” Anzures-Oyorzabal added. He said Ramirez-Rosa is looking for a new process that will ensure that all of these considerations are taken into account in the redevelopment of the Emmett Street lot.

Daniel La Spata, a board member with the Logan Square Neighborhood Association, argues that the MPC planners presented a limited formula for how to finance development at this location. He says that guided participants into development concepts that are much denser and market-rate focused than LSNA would like to see at this location. “There are many tools that a developer could utilize to create a 100-percent affordable development, particular since this is city-owned land in a [tax-increment financing] district and [Chicago Housing Authority] opportunity area.”

MPC’s report said most of the charrette participants wanted affordable housing, saying they wanted between 50 and 100 percent of units designated as affordable. MPC recommended that it be required for a development to designated at least 50 percent of the units as affordable. The report stated, “Of the proposals participants created during the second workshop, 37 percent included no affordable housing, 30 percent included all affordable housing, and 33 percent included a mix of affordable and market-rate units.”

Ramirez-Rosa has created a new “community driven zoning and development process.” A document on his website describes what a property owner must do in order to get a zoning change, zoning variance, or special use permit.

The property owner or developer would be partnered with a pre-designated neighbor-led organization to have a hearing, with written notices given neighbors within 750 feet. The city’s zoning code also requires that property owners within 250 feet receive a mailed notice. Ramirez-Rosa will use the organization’s input to decide whether to approve the requested change.

MPC spokesperson Mandy Burrell said that with new leadership in the ward office, and continuing housing pressure in Logan Square, it makes sense to have additional community input on the redevelopment of the parking lot. However, she added that the charrettes and the final report “captured the full range of what people who attended the meetings said.”

Burrell added that people provided feedback online and via text message. “[MPC] really strived to capture the sentiment of the residents and worked with locals to turn out folks,” she said. “We stand by our report, but neighborhood issues evolve and if they want to take a fresh look at that, we want to be supportive.”

Anzures-Oyorzabal said there are currently no plans for the Emmett Street parking lot, but that making the zoning districts consistent in the ward just happened to start with the lot. “The downzoning is not reflective of any pre-development of the lot and we have no timeline for the sale and development of the lot,” he said.

  • BlueFairlane

    Good catch on this one.

  • JacobEPeters

    This would be a great place to build a development with a mixture of market rate, affordable, & public housing units (to restore the north side public housing units that have been lost at Lathrop over the years). I don’t see how changing from B1-1 to RT-4 increases his negotiating for that lot. If we end up with single family luxury homes on that lot next to a 24 hour CTA station, it will be a failed opportunity.

  • Free market lowers housing cos

    He is hands down one of the most delusional alderman. He advocates strong protectionist policies that only perpetuate increases in housing costs for the very folks he claims to defend.

  • Roland Solinski

    Bigger issue is LAZ Parking. The parking meter contract won’t allow those spaces to just disappear.

    Assuming most of the users are monthly pass holders, that’s approximately $112,500 in revenue lost every year that has to be offset somehow, either with new paid spaces created on side streets or direct payments to LAZ.

    I don’t mind 100% affordable housing on the site, but it should be dense and transit-oriented with no parking available except for the disabled. Maybe you reserve the ground floor for commuter/accessory parking, since ground-floor housing is undesirable.

  • ohsweetnothing

    I could be wrong, but I was under the impression this is one of the city-owned lot and that touching it would not affect the meter contract with CPM (not LAZ). I think LAZ is just hired to manage this particular lot for the City.

    If my memory is correct, you could argue that selling this lot would actually help the City in the meter “true-up” formula, as it would push more parking to the on-street meter spaces. You would probably also have to take free Sunday parking away from that area as well.

  • ohsweetnothing

    I was also at the charrettes and both of the alternative funding paths mentioned in this article were discussed. Anyone familiar with the current political landscape of the 35th ward and Logan Square in general knows exactly what is going on here.

  • Pat

    Yah, this is city owned and separate from the parking meter deal. LAZ, the face of the meters, just operates those for CPM.

  • Jeff Gio

    Can you elaborate?

  • ohsweetnothing

    I’d rather not mostly because I hesitate to get into something that can veer into mudslinging territory, but it’s apparent that there’s a pro-density v. anti-density fight taking place throughout Logan Square, especially in the role density plays in gentrification/affordable housing.
    One group in particular has the current Alderman’s ear and a lot of their positions on issues are being publicly communicated as “what the community wants” when the reality is not nearly as black and white.

  • JKM13

    Million dollar+ SFHs on this lot will definitely Keep Logan Affordable.

    Brilliant.

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