Broadway Land Use - Frequently Asked Questions
In this post:
A Message from Alderwoman Leni Manaa-Hoppenworth
Frequently Asked Questions about the Broadway Land Use Planning Project
Neighbors,
In Edgewater and Uptown, many of our local businesses along Broadway are struggling and neighbors are feeling the impact of Chicago’s housing crisis. Here in the 48th ward, families like mine have relied on naturally occurring affordable housing, but without legal protection, that affordability is at risk.
To address these long-standing issues, we partnered with you, our community, and made space at the table for those of us not historically included in zoning decisions.
After an extensive community engagement process, we presented the Broadway Land Use Framework to the Chicago Plan Commission, where it passed by a vote of 12-1. The framework translates community priorities for a pedestrian-friendly, mixed-use corridor into a tool for future decision-making on Broadway from Devon to Montrose. It outlines intentional and transparent development expectations that attract activity and investment along this important corridor.
To further implement our vision for a pedestrian-friendly corridor with thriving businesses and diverse housing stock, my colleagues and I will be introducing a series of zoning ordinances to City Council on April 16. The zoning ordinances were developed to:
Support the success and expansion of existing businesses while also streamlining new business development.
Encourage transit-oriented development along Broadway (one of the best-served transit corridors in the city) in the wake of significant public investment in CTA train stations.
Generate private investment on Broadway to improve housing affordability and quality of life along the corridor.
These investments can also lead to crime reduction by increasing positive activity in the community.
The map below reflects the zoning ordinances being introduced to City Council. It includes a modification from the original B3-5 zoning recommendation to B3-3 on the west side of Broadway from Foster to Balmoral. This change is based on community feedback and the parcel configuration on these blocks.
Proposed Zoning Ordinances Map
I want to thank the 48th ward for your engagement throughout this process.
Change won’t happen overnight - development takes decades not days which is why it’s important to start now. I look forward to continuing to work with you on our shared vision for the future of Broadway.
Yours in Community,
Leni Manaa-Hoppenworth
FREQUENTLY ASKED QUESTIONS:
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Chicago’s Business and Commercial zoning district abbreviations consist of two parts:
Allowed Uses: established by the first half of the abbreviation (B1, B2, B3, C1, C2, C3). See Zoning Allowed Uses Chart below.
Bulk and Density Allowances: established by the second half of the abbreviation (-1, -1.5, -2, -3, -5). See Zoning Dimensions Chart below.
Examples: a development in a B3-5 zoning district might be a multi-floor residential building (B3) that is 80 ft tall (-5).
Below are charts outlining common uses that are allowed in each zoning district and the maximum building mass that could be allowed in each density designation. Please note that the density designations outlined in red in image 2 require additional, discretionary approval and are not guaranteed for new development.
Zoning Allowed Uses Chart
Zoning Dimensions Chart
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50-80 ft. depending on the lot size. A development’s size is restricted by both the zoning district and the dimensions of the property. Smaller, narrower lots yield smaller buildings than larger, wider lots, even when they share the same zoning district.
-5 Zoning districts allow a height of 50-80 feet depending on lot frontage (length of the front of the property). -3 Zoning districts have a height limit of 50-65 feet depending on lot frontage. See Frontage and Height Limit Chart below.
Note: Developments are required to keep 30 feet of space between the building and the back of the property line (i.e. 30 ft. rear setback) for new residential floors in B and C districts regardless of parcel size and dimensions.
Frontage and Height Limit Chart
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No. The urban canyon effect is a condition where tall buildings on either side of a street impact conditions like light, temperature, and air flow. Urban canyons are defined based on the ratio of building height to street width. Because Broadway is typically 100 ft. wide, there would need to be a 100+ ft. tall building built right up to the property line to create an urban-canyon effect. This is unachievable within the proposed zoning.
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Pedestrian Streets include special design requirements (ex: entry from street) and restrict some vehicle uses (ex: driveway curb cuts). These conditions help enhance and maintain pedestrian-oriented shopping districts by promoting transit, and making the street safer and more comfortable for pedestrians. You can see all Pedestrian Street requirements and a list of existing Pedestrian Streets—including two in the 48th ward project area—in the zoning code.
The zoning ordinances will include an extension of an existing Pedestrian Street to include Broadway from Winona to Montrose. It’s helpful to pair a Pedestrian Street extension with proposed C1 zoning districts in Uptown because it allows for certain types of entertainment and service uses that the community supports while restricting vehicle uses, making for a safer, walkable commercial district.
North of Winona, the existing character of Broadway is less pedestrian-oriented and therefore less aligned with Pedestrian Street requirements. A Pedestrian Street designation north of Winona would force too many existing properties out of zoning compliance. However, because the entire study area qualifies as a Transit-Served Location, many of the Pedestrian Street design requirements will still apply to new construction in non-pedestrian-street B and C districts (see 17-3-0308 to learn more about Transit-Served Location design provisions).
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Supporting local businesses and reducing storefront vacancies were clear community priorities. The proposed zoning accomplishes these goals by:
Supporting the success and expansion of existing businesses.
Streamlining the establishment of new local businesses.
Creating more consistent rules for properties along Broadway and near CTA stations. This allows local businesses to expand or find new space nearby without needing to navigate a different set of regulations and additional approvals.
Encouraging investment and more pedestrian-oriented development, which attracts more foot traffic and potential customers to the neighborhood.
All legally operating businesses may continue to do so indefinitely, regardless of zoning. Most existing businesses will see no direct impact based on the zoning changes. Zoning changes do not automatically trigger property sale or redevelopment; these changes will continue to happen gradually and incrementally, as they do today. You can read the Edgewater Chamber of Commerce letter of support here, and the Uptown United letter of support here.
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48th ward neighbors are feeling the impact of Chicago’s housing crisis. Housing affordability—for all household types at all income levels—was the leading priority for the community throughout the planning process. This plan will stabilize naturally-occurring affordable housing and increase legally protected affordable housing by:
Building new affordable units
The Affordable Requirements Ordinance (ARO) (requiring 20% of new units be held as affordable to households making 60% of the Area Median income) will be enforced for by-right development that arises due to this rezoning process.
Currently, the ARO only applies to projects that require rezoning or other City support. Proactively rezoning could significantly increase the number of affordable homes produced in Edgewater and Uptown, even without direct funding from the City.
The Department of Housing (DOH) recently released a map of rental properties with ARO units in Chicago, and there is a note-worthy lack of ARO units in Edgewater.
Stabilizing the housing market and improving affordability for all
Adding housing units reduces competition for existing housing which lowers demand. Lower demand means landlords are less likely to make major rent increases.
Reducing competition for existing housing helps to preserve older and less expensive housing, helping long-time residents stay in the neighborhood.
Rezoning helps streamline housing production and better allow housing supply to meet housing needs.
While historically many 48th ward neighbors were drawn to Edgewater and Uptown, in part, because of the naturally occurring affordable housing, without legal protection, that affordability is at risk. The most recent analysis of affordable housing, which was commissioned in 2019 and uses data from 2013-2017, tells us that about 10 years ago:
25% of all units in Edgewater were affordable (9% legally protected and 16% naturally occurring)
35% of all units in Uptown were affordable (16% legally protected and 19% naturally occurring)
While new housing development is possible under current zoning, it is notable that no new housing development has been constructed on the west side of Broadway between Foster and Devon (1.5 miles) since it was downzoned in the mid-2000s. Increasing the allowed density makes it easier to build, encouraging investment and housing production.
Ald. Manaa-Hoppenworth is exploring a Low Affordability Community (LAC) designation for the 48th ward. This would create a tax incentive for by–right developments to provide up to 20% affordable units, providing another tool to encourage the development of new affordable units.
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Celebrating the unique history and culture of the corridor and surrounding neighborhoods was a key value identified through the community engagement process. The 48th Ward will continue to work with the City, local preservation advocates, and property owners to protect and celebrate our history. This is our approach to preservation alongside this project:
1) Utilizing all preservation tools including:
Existing protected Chicago Landmarks and a Landmark District (Uptown) within the study area.
“Orange"-rated buildings which have a delay on demolitions to allow the City time to research and potentially recommend Landmark designation.
Existing National Register of Historic Places districts in the neighborhood which support preservation via financial assistance to eligible properties.
2) Evaluating the possibility of a future Chicago Landmark District on Bryn Mawr
The Bryn Mawr historic district is currently being evaluated for Chicago Landmark District status. This designation comes with substantial protections related to demolitions and design requirements.
3) Encouraging adaptive re-use
Right-sizing the study area’s zoning can help property owners by allowing a wider range of uses to fill vacant spaces and making it easier to renovate/add housing units without a time and resource-intensive rezoning process.
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Rezoning does not have a direct impact on tax assessments. Tax assessments are driven by factors related to how a property is being used but not the zoning district. For commercial tax appeals, the County can request information on zoning to help clarify how a property is being used, but the district itself does not factor into the assessment. New development constructed after a zoning change could be assessed differently because the property would be used differently than before.
Generally, taxes go up as property values rise in an area. This is due to high demand, not new development causing higher taxes for surrounding properties.
See the Cook County Assessor website for information on how properties are assessed:
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Parking requirements apply to new properties in the project area. Since the entire Broadway project area is within ½ mile of a CTA station and major bus corridor, the Zoning Administrator may approve an Administrative Adjustment to reduce the parking requirement when appropriate.
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Absolutely. Community input is vital to the success of the future of Broadway and a top priority for our office. This project streamlines midsize development while also preserving essential community feedback on:
Planned Developments: reviewed by Chicago Plan Commission, Committee on Zoning, Landmarks, and Building Standards, City Council. (additional review and approval triggered by height, unit count, site dimensions, uses and other factors)
Rezoning Applications: reviewed by Committee on Zoning, Landmarks, and Building Standards, City Council
Special Uses and Variations: reviewed by Zoning Board of Appeals
Historic Preservation Approvals for Landmark Buildings or Districts: reviewed by Commission on Chicago Landmarks, Committee on Zoning, Landmarks, and Building Standards, City Council
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Our plan for the future of Broadway is based on past visioning efforts and recent community engagement, all intended to identify common values, goals, and priorities for development. While the community has evolved, our goals have remained consistent: Our neighbors want a pedestrian-friendly corridor with thriving businesses and affordable housing.
Since fall of 2024, neighbors have continued to provide vital feedback, allowing us to shape and refine a plan for Broadway development that reflects the evolving needs of our community. The planning process included robust engagement across multiple formats and followed national best practices to create welcoming and approachable ways for the community to engage:
6 ward-hosted community meetings with 350+ total attendees
7 community-hosted meetings—attended by the alder and ward staff—with 400+ total attendees
1 virtual info session with 475 attendees and 530+ online views
1,600 written responses through the project’s online feedback forms.
Read key takeaways here.
View all written responses on the project page under “Past Events.”
447 pages of written comment were submitted to the Chicago Plan Commission.
Door-to-door outreach to 35+ businesses throughout the ward
Read more about the community engagement process in a previous blog post here.
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This work is ongoing. Here a few of the next steps:
The Zoning Ordinances will be introduced to City Council in April with a potential Committee on Zoning hearing as soon as May. Mailed notice will go out to property owners within 250 ft of rezoned addresses.
Ald. Manaa-Hoppenworth is working with DPD to evaluate the feasibility of a Chicago Landmark District on Bryn Mawr.
CTA to complete construction of the RPM Phase 1 project summer 2025 and release four properties in the 48th Ward for transit-oriented development in late 2026/early 2027 with guidance from the Broadway Land Use Framework.
Ald. Manaa-Hoppenworth is one of the primary sponsors of the Green Social Housing Ordinance, which, if passed, will establish permanently affordable, mixed-income, and environmentally sustainable housing development without relying on typical subsidy sources. Ald. Manaa-Hoppenworth is advocating to use the largest of the CTA parcels for one of the first Green Social Housing projects in Chicago. The development would include at least 40% affordable units.
We will break ground on a 90-unit affordable housing development on city-owned land at 5853 N Broadway in fall 2025. This project was approved by Chicago Plan Commission on March 20, 2025 and is expected to begin leasing in 2027.
Ald. Manaa-Hoppenworth is currently coordinating with City Council colleagues and DPD on refinements B3 district allowed uses, including ways to discourage new incompatible uses such as storage facilities and data centers.
