The Department of Planning and Development (DPD) hosted three community meetings in October 2020 about a pending landmark district designation that’s intended to help preserve the character, culture and people of Pilsen. 

The below questions, organized by topic area, were asked by participants through the chat portions of the virtual meetings. They are being reiterated here with DPD responses. Some questions have been edited for content and clarity.

BOUNDARIES

Who designed the landmark map?

Landmarks Commission staff identified the district boundaries based on preservation standards and other criteria that makes the district lawfully eligible for designation. Portions of the proposed district reflect the boundaries of an existing National Register District.

Does the revised presentation being presented (smaller boundary) replace the current landmark district?

The smaller district boundaries were developed in response to an aldermanic request to consider a smaller geography that largely focuses on commercial properties. The original, larger district recommended by the Landmarks Commission is what is pending before Zoning Committee.

What is the threshold that DPD currently has set to change the proposed district boundaries?

To be considered, alternative boundaries would require formal introduced to City Council as a replacement for the current boundaries.

Please explain to us how 949 W. 18th St. is a contributing property to a landmark district?

Dating from approximately 1872, the property of 949 W. 18th St. is an explicit representation of the housing type established by early immigrants to Pilsen. Landmark districts are intended to recognize the overall development patterns that reflect a community’s history, not just the more ornate or fanciful structures that contribute to its character. 

DESIGNATION PROCESS

What community members, leaders, and/or organizations agreed that a Landmark District is the best solution to tackle gentrification?

The district was proposed as a preservation tool by DPD staff in response to goals and strategies identified in multiple community-driven plans, including the “Pilsen and Little Village Action Plan,” “Pilsen Quality of Life Plan,” and the “Pilsen: A Center of Mexican Life” plan. 

Should this process be launched and controlled by the Pilsen community rather than by DPD?

The process was initiated by DPD to help achieve the multiple preservation goals identified in the community-driven plans mentioned above. The district’s formal designation is determined by City Council.

How do you continue to push this historical designation when the community has rejected it?

DPD recognizes that there is an organized resistance to the district that represents a portion of the Pilsen community. The three October meetings were held by DPD as a result of the Zoning Committee’s unanimous decision in August to extend the deadline for designation by six months. DPD has no authority to approve or deny the district designation.

Why is the city still trying to push this proposal?

The district designation was proposed by the Landmarks Commission as a proven tool to mitigate demolition, which is contributing to the displacement of Pilsen residents. 

Doesn’t a landmark status also open up access to some preservation incentives?

Yes, projects involving substantial rehabilitation could be eligible for tax credits, property tax freezes and other incentives.

Can a survey be created for property owners in the proposed district to express desire to opt in/out and be shared to the community?

There are no opt-in/opt-out provisions for landmark districts under Chicago current landmarks ordinance. 

Why are there no landmark districts that represent Latino communities? Did those district fail to protect them?

City landmark districts have typically been designated long after various immigrant groups established and subsequently dispersed from their respective neighborhoods. Pilsen’s district would be a unique, proactive effort to include both the residential and commercial components for the vibrant immigrant community that exists in Pilsen today.

What are the requirements to fix our homes in this historical district?

Basic requirements are the same for landmark and non-landmark properties: City review is required for projects that need a construction permit from the Department of Buildings. There are no extra costs or special materials required for basic repairs to landmark district buildings.

Can a vote on the designation wait until after the pandemic? What’s the rush?

The district is subject to timing requirements established by City Council. The district has been in effect on a preliminary basis for nearly two years. At present, the deadline to vote on the district is in January 2021.

How can residents stop this proposal from coming into effect?

The district is expected to be reviewed during a special meeting of the City Council’s Committee on Zoning, Landmarks and Building Standards on Tuesday, Dec. 1, 2020. The meeting will include opportunity for public comment.

Can someone explain why the designation occurs if no action by city council?

According to existing legislation, the district would automatically be adopted in February 2021 if there’s no City Council decision by January 2021.

Can we present to you the affidavits of property owners who are opposed to this proposal and then after reviewing, will you drop this proposal?

All written materials may be mailed to: Department of Planning and Development, Attn: Pilsen Preservation, 121 N. LaSalle St. #1000, Chicago, IL 60602. 

DEMOLITION MORATORIUM

Instead of a landmark district, why can't the City take other measures like putting a demolition stop?

Demolition moratoriums are temporary and have end dates. They do not provide lawful, long-term protections for residents, buildings, or culture.  

Are you discarding the possibility of an ordinance that establishes a rigid review for the consideration of application for permits to demolish such properties?  

The landmark district is explicitly designed to provide rigid review of demolition proposals. There are no other City tools to permanently serve this purpose.

What other landmark districts in Chicago have helped their communities?

Chicago has 67 existing landmark districts that are successfully preserving the character of their respective neighborhoods. The Pilsen district would be the city’s first to protect the character, culture and people associated with Mexican immigration. 

What are the enforceable plans to stop demolitions, if the landmark district ordinance is not approved?

There is no permanent tool to stop demolitions other than through landmark legislation. An existing demolition-delay ordinance for certain “orange-rated” structures requires a temporary, 90-day delay before a demolition permit is issued.

PROPERTY VALUES AND COSTS

Will the City of Chicago compensate the owners of any properties that are devalued because of the designation?

There are limited correlations between landmark designations and property values, which are more directly influenced by multiple issues relating to market conditions within a neighborhood. 

Can the landmark district be rent controlled?

No. Illinois state law prevents municipalities like Chicago from enacting rent control laws.

REPAIRS AND PERMITS

What are the restrictions as to who can do the work or repair in a landmark district?

A landmark district designation has no control over who repairs or works on district properties. The district simply requires commission staff to review formal building permit applications that are submitted to the Department of Buildings.

Would it always be necessary to obtain a City permit to have any work done to a building in Pilsen?

No, many routine repairs do not require permits. Only repairs that require a permit involving a building’s facade would be subject to the purpose of the designation. 

Will the city waive permit fees and establish an express permit process for landmark required improvements?

Yes. Permit fees can be waived in landmark districts under the landmark ordinance. 

Will DPD testify against the proposal, given community meeting comments, when the landmark ordinance is introduced at the Zoning Committee,?

DPD will confirm its continued support for the district as an effective tool to preserve Pilsen’s people, culture and character. If asked by Zoning Committee members, DPD will also accurately describe what staff heard from the community during the three October community meetings.

What happens to small commercial store owners that cannot find tenants? Would this landmark district help to make it easier to rent stores for residential uses?

Commercial or mixed-use properties that are zoned B-2 are allowed to have residential units on the ground floor. DPD is available to help property owners consider potential zoning changes to accommodate viable residential or other uses.

Is a landmark district a restrictive covenant against our zoning rights?

A landmark district is not a zoning designation. Any use allowed by zoning is allowed in a landmark district.

Will you provide all of us attorneys and architects for free to deal with all of these new rules?

Attorneys and architects are not required for routine repairs that involve a building permit applications. There are no requirements involving who performs or coordinates repairs.

When existing owners need to fix their exteriors, will they need to adhere to landmark standards when they apply for a permit?

There are no special materials, design standards or special costs required for routine repairs. Only elaborate projects, or projects seeking tax benefits or other financial incentives, are reviewed for heightened preservation design standards. 

Given that around 54% of the community consists of 2-4 flats, why not become laser focused on supporting the long-term owners of naturally occurring affordable housing?

DPD is working with the Department of Housing on new and improved resources that can help maintain affordability, including for owners of 2-4 flats.

How is a landmark district supposed to help seniors who are on a fixed income?

Part of the district’s purpose is to prevent the demolition of naturally occurring affordable housing, including units occupied by seniors on fixed incomes. 

What can we do to lower property taxes?

Property tax reform requires extensive coordination with the multiple taxing districts that levy taxes within City limits. Landmark districts have no direct impact on property tax rates, which are determined by Cook County.

Can DPD make the case with examples like Buena Park, Sheridan Park and Wicker Park that landmark designations prevent further gentrification of Pilsen, as DPD seems to be suggesting?

Only Wicker Park currently has a City landmark district designation, which dates to 1991. That district’s purpose was to preserve late 19th century structures originally built by German, Scandinavian and Polish immigrants in a portion of West Town. It was not specifically adopted as an anti-gentrification tool, though it has helped residents determine the type and scope of ongoing construction within its boundaries.

ST. ADALBERT

Why hasn't St. Adalbert Church, rectory and convent not yet been landmarked?

The landmark designation process starts with a preliminary recommendation by the Commission on Chicago Landmarks, which is based on a report by DPD historic preservation staff that takes several months to produce. In response to community input, Commissioner Cox has asked staff to begin drafting a preliminary recommendation report for review by the Landmarks Commission in 2021.

Does your commitment to preparing a report for St Adalbert's mean that you will add St. Adalbert's to the next Landmark Commission agenda for a vote on a preliminary landmark recommendation?

Preliminary recommendations require months to research and and prepare. A preliminary recommendation for St. Adalbert’s could occur this fall or winter. 

Why is St. Adalbert's stuck in the Zoning Commission?

The formal review and approval process for St. Adalbert’s has not started. In early 2021, the Landmarks Commission could consider a preliminary recommendation that could be considered by City Council’s Zoning Committee later in the year.

Is DPD engaged in any discussions regarding a real estate development plan for St. Adalbert’s?

As of fall 2020, no development proposals are under discussion.

Why hasn't City Council’s Zoning Committee moved on downzoning the land to deter developers?

Given the lack of demand for its continued use as a church, the building and adjacent structures have unknown market value and an uncertain future. Efforts to deter potential owners from purchasing and maintaining the structure would not be conducive to its ongoing presence in the neighborhood. 

The plan that we propose for St. Adalbert's has been accepted by Pilsen neighborhood organizations. Why would DPD pursue/explore alternative plans?

DPD does not own the complex and has no plan for the building beyond a pending landmark recommendation. For any purchase and redevelopment proposal to be viable, the project would need financing, a capable development team, market viability, and many other requirements that at present are unknown.

The Archdiocese does not pay property taxes and they are divesting themselves from our communities. Why would DPD and the City put their interests over the community itself?

No ownership interests are being placed before other interests. DPD’s goal is to see the building transferred to an owner with a viable, sustainable plan for its future. 

Why does the archdiocese have to approve/agree to designation for St Adalbert's when individual homeowners are not given such an option?

The archdiocese does not have to consent to a designation. Consent is only required from the owner of a religious building if it is being actively used for religious services.

Why would you want developers interested in St. Adalbert's? This goes against our efforts to preserve it as a Catholic site?

The complex’s continued use for religious services remains an option that would not require City review or approval. However, it would require an agreement with the Archdiocese, likely through a rental or purchase agreement.

Why were both versions of the Landmark district specifically drawn to exclude St. Adalbert's?

The church’s location lacks appropriate proximity to the core of the district.

We do not wish for any type of housing at St. Adalbert's. This will not sustain the church long-term. Why would you advocate for a developer to get involved?

The City is advocating for a responsible party to use and maintain the building for a productive use supported by the community.

Has the planning department done a comprehensive look at all of the 115 churches the Archdiocese is closing over the next 10 years?

No, but planning staff remains engaged with community groups and aldermen across the city to preserve former religious structures as neighborhood focalpoints.

SPECIAL CHARACTER DISTRICT

What is a “special character district” and what would the ramifications be for property and business owners that are in the proposed overlay district?

A special character district has specific boundaries that help control the size, scope and use of construction projects. Pending community input, a district could also include design guidelines to help ensure future projects are compatible with a neighborhood’s character.

How would a special character district be enacted and if, useful, why hasn't it been done already?

This fall, Council adopted new procedures to facilitate the establishment of special character districts citywide. Eight currently exist across the city. The establishment process must include at least one community meeting prior to review and approval by City Council. 

Has anyone considered requiring developers to save facades or have the city/neighborhood approve new building architecture to keep the aesthetic integrity of Pilsen and Chicago’s architectural history?

Yes, the landmark district exclusively involves facades. In the absence of a landmark district, a special character district could achieve community-identified goals involving aesthetic integrity. 

Can DPD please provide the methodology, process rational, and data for the revised overlays for density and the commercial area?

The special character district can be applied to control the density of a construction project, among other criteria. The special character district designation would be contingent on community input and City Council approval.

OTHER

The district designation would include $3 million in funds that would be allocated over three years. How many families would that help?

Allocation amounts depend on the projects that apply for the funds, which are intended for building improvements. Allocations to multi-family structures would likely result in benefits to more families than allocations to single-family homes or two-flats.

Can the City work with community organizations and the Alderman to consider some type of Community Benefits Agreement, in tandem with the proposed Landmark District, including tax breaks?

Community benefits agreements are sometimes used for specific development projects through a community-based negotiations process. One could be considered for a future project somewhere in Pilsen but not for a landmark district designation, which is already designed to achieve multiple community benefits. 

Why don’t you make Ukrainian Village a landmark district?

The Ukrainian Village Landmark District was designated by City Council in 2002 and expanded in 2005 and 2007. 

Why isn’t the 44th ward a landmark district?

The 44th Ward contains multiple landmark districts and individual landmark designations.

If someone wanted to put up community art on the exterior of any of these building, what approval process would be required?

City review would only occur if the mural was part of a project that requires a building permit.

How many landmark districts up north that were heavily latino are still latino?

The City has never designated a landmark district in a Latino neighborhood prior to the proposed Pilsen district.