Community Meeting to Review Proposal to Upzone Part of Bell (7200 Block)

Dear Neighbor,

I am writing to invite you to attend a community meeting to review and discuss a proposal to upzone portions of the 7200 Block of North Bell. The meeting will be held on Tuesday, July 1st, 7:00 p.m., at St. Margaret Mary's Activity Center, 7341 N. Claremont.

The purpose of the proposed upzoning is to make legal several basement apartments that already exist on the block. The block is part of a larger area that was downzoned in 2006 from RT4 to RT3, pursuant to my 49th Ward zoning remap process. Fifteen 2-flat buildings exist on the block. Thirteen of those 2-flat buildings also contain a basement apartment, which effectively makes them two-story 3-flats. One of those buildings, 7241 N. Bell, was purchased recently by Juan Martinez, who owns and resides at 7235 N. Bell.

Shortly after purchasing 7241 N. Bell, Mr. Martinez discovered that the existing basement apartment in the building was illegal. Under the old RT4 zoning classification, Mr. Martinez could have made the basement apartment legal simply by pulling a permit because 3-flats are permitted in RT4 zones. Under the new RT3 zoning classification, however, Mr. Martinez would be required to de-convert the unit and evict the existing tenants because only single family homes and 2-flats are allowed in RT3 zones.

My staff conducted a survey of the block and discovered that the owners of as many as seven two-story 3-flats on the block may face a similar predicament in that the existing basement units in their buildings cannot be made legal under the new R3 zoning classification.

Mr. Martinez asked me to support his application for a zoning change for his property from RT3 to RT3.5. The RT3.5 classification would allow for a 3-flat, and make legal the basement apartment in his building. Mr. Martinez's application was reviewed by the 49th Ward Zoning and Land Use Advisory Committee. The Committee voted to recommend that I support Mr. Martinez's application, but also recommended that I introduce into the City Council a zoning amendment changing the zoning from RT3 to RT3.5 for the entire block of 7200 N. Bell so that the other owners on the block could also legalize their existing basement apartments.

The Committee reasoned that there was no evidence that the basement apartments were added after the RT3 zoning went into effect in 2006 and that no public policy purpose would be served by requiring the owners to evict their tenants and de-convert their buildings. The Committee further reasoned that an RT3.5 zoning classification would legalize that which is already in existence, but not add to the neighborhood's density.

If I accept the Committee's recommendation, I would introduce an ordinance changing the zoning for the entire block from RT3 to RT3.5. However, I would exclude from the zoning change any single family homes on the block so as not to add to the neighborhood's density.

I urge you to attend the meeting especially if you live on the 7200 block of Bell. If you are not able to attend, please feel free to share your views on this proposal by replying to this e-mail or calling my office at 773-338-5796.

Sincerely,

Joe Moore