The recent column by Edward Keegan in the Tribune highlights a pressing issue for Chicago’s North Side, particularly in the Edgewater community, where uninspired architecture is becoming alarmingly prevalent.
In the past few years, Edgewater has faced what some describe as a relentless influx of poorly designed buildings along its residential and commercial streets.
Now, with the introduction of a controversial upzoning plan by Mayor Brandon Johnson’s administration, there is a concern that this trickle of unattractive developments may turn into a torrent of oversized, box-like structures that could jeopardize the unique urban vibrancy the area is known for.
At the core of this proposed plan is a dramatic decision to upzone most properties along Broadway between Montrose and Devon avenues.
Currently, the zoning allows for thousands of additional housing units, but the new proposal could potentially add around 10,000 units, matching the existing dense housing along Edgewater’s Kenmore-Winthrop corridor just east of Broadway.
Additionally, there are about 10,000 more housing units located along Sheridan Road, adding to the already significant housing landscape in Edgewater.
The potential impact of this plan raises alarm for advocates of historic preservation, particularly concerning over 40 significant Broadway properties that have contributed character to the street for over a century.
These historic buildings house small businesses and affordable housing options, which could be at significant risk if the upzoning goes forward.
In 2019, a thorough survey conducted by the Edgewater Historical Society documented the importance of these properties.
Regrettably, one beloved structure from the survey—a unique mission-style auto showroom at the intersection of Broadway and Hollywood Avenue—has already been demolished, leaving an empty lot in its place.
The Edgewater Historical Society is now calling for the city to exempt these historic structures from the proposed upzoning, hoping to mitigate economic incentives for further demolitions.
Proposed changes would elevate the current four-story height limit to eight stories, a significant increase that has sparked discussions on its implications.
Proponents argue that this upzoning could trigger a housing construction boom, potentially lowering rents and boosting ridership for the struggling CTA’s Red Line.
However, a quick online search reveals that many rental units in the Edgewater and Uptown areas are currently available at rates below the citywide average, challenging the assertion of a drastic housing shortage.
Chicago’s historical approach to urban planning has shown that a blend of new development alongside preservation can lead to successful neighborhoods, as exemplified by the Fulton Market Historic District, which was established a decade ago.
This collaborative planning recognized the appeal young professionals find in communities that balance modern structures with Chicago’s stunning architectural heritage.
By contrast, the discussions surrounding Broadway have lacked the depth and thoughtfulness that characterized the Fulton initiative.
Ironically, some proponents of the Broadway upzoning believe it will inject a similar vibrancy into the area that is seen on Clark Street, the hub of Andersonville’s thriving commercial district.
However, this perspective overlooks an essential truth: the popularity of Clark Street is largely due to its well-preserved, architecturally interesting buildings that create a human-scale environment.
The Edgewater Historical Society, alongside local block clubs, does not oppose development but advocates for projects that are well-designed, contextually appropriate, and align with the community’s character.
Such thoughtful development is not only more aesthetically pleasing but also environmentally sustainable.
Moreover, numerous vacant properties exist along Broadway that could accommodate future growth without the need for drastic upzoning.
Since 2006, following a comprehensive community engagement process that established the current zoning, nearly 850 housing units have been added in Edgewater’s Broadway corridor, with another 500 units currently under development.
Over the past five decades, urban revivals across various cities have demonstrated that successful planning is often rooted in preserving historical contexts.
For Edgewater to retain its appeal as a community of choice, there must be careful consideration to integrate new development with the existing architectural heritage, rather than discarding it in pursuit of rapid change.
The Johnson administration’s proposed upzoning plan may profoundly impact the community without fostering the balanced development that enhances both past and future urban life.
image source from：https://www.chicagotribune.com/2025/04/25/opinion-chicago-zoning-edgewater-housing/
