By Sanford B. Dole
Special to Inside
A year after a well-attended community meeting about a proposed zoning change for a residential lot in Roscoe Village, residents are still waiting for a promised letter from their alderman, Ted Matlak (32nd).
Last year, the alderman promised to send residents his explanation as to why he did not oppose a zoning change from R-3 to RT-3.5 for 1923 W. School St. The new designation now allows for a residential two-flat, a townhouse or a
multi-unit building.
At the time of last year's meeting, the current property owners had proposed to change zoning from R-3 to R-4. Eventually, they filed for a zoning change to RT-3.5, a move area residents also opposed.
Inside has attempted to contact the alderman for his reasons for allowing the change but he has not responded to our request.
Most of Roscoe Village's residential streets are zoned R-3 and the great majority of residents at last year's meeting were adamant that they wanted to preserve the integrity of the neighborhood's zoning. Many said they feared that once a zoning change was granted to an individual, similar zoning changes would be requested throughout the neighborhood.
Neighborhood preservation advocates say zoning changes would destroy the neighborhood's unique "small town charm" and would cause the loss of many of the charming buildings that date to the Victorian Era.
Now under construction, the imposing building on School Street covers nearly the entire city lot — from the sidewalk to the alley.
With its RT-3.5 zoning designation, the building is supposed to have a setback from the sidewalk of at least 15 feet or 12 percent of the lot's depth, whichever is less. This house is not set back enough, especially considering the sideways orientation of the brick steps which present a wall to the sidewalk. Oddly, while new construction is supposed to have an "open space of rear yard," the property lacks an actual yard — but it does have an attached concrete and brick "terrace" that connects the house to the garage. There is nowhere for rainwater to drain. The garage itself lacks a standard-length garage apron and nearly ends at the alley.
While Mayor Richard M. Daley has been an outspoken advocate for planting trees and flowers throughout the city and promoting the concept of "green buildings" throughout the city, it seems odd that a private residence would not have any sort of yard. According to city zoning regulations, with the designation of RT-3.5, a new building must have a minimum yard space of 100 square feet or 6.5 percent of the lot area, whichever is greater. If the "yard" is located on a terrace, it must also be located within four feet of ground level.
While city zoning requires that a ground-level backyard must be substantially covered with grass, ground cover, shrubs, plants, trees, or usable open space features such as walkways or patios, terraces do not have the same qualifications. |
