Ald. Leni Manaa-Hoppenworth (48th Ward) and the Chicago Department of Planning and Development are advancing a plan to dramatically upzone properties along Broadway in Edgewater. Despite its significant potential to reshape the character of one of Chicago’s densest neighborhoods, this plan is moving forward without meaningful community engagement or a coordinated planning process.
Why the rush?
The planning department unveiled the plan last October and has held one additional in-person meeting on Dec. 16, 2024. At these meetings, they presented a plan that is already complete, rather than proactively engaging the community in the planning process. The opportunities for community input have included sticking Post-it notes on presentation boards and filling out an online survey. Hardly robust community engagement. Despite neighborhood outcry, the Planning Commission has approved this plan without changes and it will move forward to City Council.
The planning department’s stated goal is greater transparency and consistency for developers, but what about transparency for those who live here? These are the people who will feel the real and lasting impacts of such zoning changes, yet their voices are being overlooked.
As an affordable housing developer, I understand that the zoning process can extend timelines. But I’ve also seen how engaging with the community early and often improves projects, making them stronger and more aligned with local needs. Tools like comprehensive community planning strategies, design guidelines, and quality of life plans are available to guide development while ensuring transparency and equity. However, implementing these tools requires foresight, consistent effort, and a willingness to listen — of which are being demonstrated in Edgewater.
Not a solution to affordable housing
Instead, the plan is a blanket upzoning to what’s known as “dash five” zoning, the densest classification allowed outside of Chicago’s downtown core. This change would permit buildings as tall as 13 stories — with Planned Development approval — to be constructed next to neighborhoods of three-story walk-ups, two-flats, and single-family homes. And it’s all happening without a robust process for public input.
There is a tremendous need for housing in Chicago, particularly affordable housing. We have a shortage of over 120,000 affordable apartments based on the most recent data published by Housing Action Illinois. Pre-emptive upzoning won’t magically solve that problem. Yes, these lots will be subject to the Affordable Requirements Ordinance and will need to have 20% of any future residences meet affordability requirements. But that same ordinance applies for any proposed future upzoning. Upzoning now eliminates the opportunity for the community to secure commitments for greater affordability in the future.
Edgewater has always welcomed the inclusion of affordable housing in our community. Just as we have welcomed the appropriate density to make such projects economically feasible. But the community has always had a voice and the opportunity for input.
Broadway presents an opportunity for thoughtful, incremental development. Different areas of the corridor have different needs, and development proposals should be reviewed individually to ensure they enhance, not undermine, the surrounding community. A wholesale upzoning ignores these complexities and abdicates the alderwoman’s responsibility to represent her constituents effectively.
Moreover, this push for upzoning doesn’t align with the current economic realities. Rising interest rates, record-high construction costs, and a new wave of tariffs on materials like steel and lumber make large-scale development highly unlikely in the near term. In fact, Chicago’s construction industry has slowed significantly; only five tower crane permits were issued citywide in 2024, according to BuildingUpChicago.com, and two of those cranes hadn’t even been erected by year’s end. So, what’s the rush?
Edgewater deserves better. Preemptive upzoning without community input is a missed opportunity to build trust, enhance transparency, and create a vision for Broadway that reflects the values of the people who call this neighborhood home. It’s time to slow down, engage the community, and get this process right. There is nothing to lose from an open and transparent public process — and everything to gain
Joe Dunne is an affordable housing developer and resident of Edgewater.
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