A rendering of the housing submitted to the design competition, with the geothermal network in the alley highlighted.

Illinois’s new energy act could facilitate geothermal heating for housing

November 9, 2025 / / 0 Comments

When I learned last night at an industry event that the Clean & Reliable Grid Affordability (CRGA) Act, passed by the Illinois legislature on October 30, would fund geothermal networks for heating and cooling homes my first thought was a proposal from 2023 to build geothermal wells in Chicago alleys that adjacent property owners could tap into. This is useful because the earth, slightly below the surface, has a near constant temperature of about 54°F so less energy is needed, using a refrigerant, which could be water, to make up the difference between that and the desired temperature in a house.

Blacks In Green, teaming up with Tom Bassett-Dilley Architects, submitted an entry to the “Missing Middle Infill Housing” competition proposed that an entity like the City of Chicago would authorize the drilling of public wells in the alley that each property that abuts the alley could connect to, running pipes from a building owner’s heat pump to the wells to carry thermal energy to or from the house, as needed.

The South Side nonprofit Blacks in Green is pursuing…a plan for a multibuilding geothermal system that will tap steady, year-round underground temperatures of about 55 degrees.

In step one of the project, workers will send plastic pipes 450 feet into the ground beneath Chicago alleys. The pipes, which circulate a fluid that absorbs and releases heat, will loop back to up to 69 buildings in a four-block area of West Woodlawn, powering heating and central air.

–Chicago Tribune

Blacks In Green obtained a grant in 2024 of about $10 million from the United States Department of Energy’s Geothermal Technologies Office, but the latest report about their project indicates that the Trump administration may have tried to freeze the funding (that article is from June and I haven’t seen news since then that explains what has happened since then).

A site plan shows the geothermal network being built in all of the alleys in the area bounded by 65th Avenue, Stony Island Avenue, 67th Avenue, and the Metra Electric District tracks in West Woodlawn.

In CRGA, the Illinois Power Agency must create a “Geothermal Homes and Businesses Program” so that the agency can “procure” renewable energy credits from new geothermal networks. The agency’s long-term renewable resources procurement plan should allocate up to $10 million per year to stimulate eligible geothermal systems. The program shall begin on June 1, 2028, and 33 percent of the energy procured each year should be from geothermal networks serving residential uses.

Perhaps despite the Trump administration’s rescission of grants BIG’s proposal can still move forward using state funding priorities that CRGA puts into place.

Illinois legislature adopts People Over Parking Act to ban parking mandates in transit-served areas

October 31, 2025 / / 0 Comments

This article has been re-published and expanded on Streetsblog Chicago. Please read that version.

At about 4:22 AM this morning the Illinois Senate concurred with the Illinois House on bill SB2111 (PDF), approving a revenues and reform package that will close budget gaps and provide additional funding for the state’s 63 transit agencies. Among the reforms are establishing a new oversight authority that will centralize service planning and fare-setting in Chicagoland and assigning powers to build transit-supportive development, among other major and unique policy changes.

Development around the Naperville Metra station cannot be mandated to provide car parking after SB2111 goes into effect.

Additionally, the bill includes the People Over Parking Act, which was introduced by Rep. Buckner earlier this year and prohibits municipalities from requiring car parking for residential and commercial uses in areas served by transit. The bill, which will go into effect on June 1, 2026 (per House Amendment 4), will also apply in home rule communities. This includes Chicago, which passed its own transit-adjacent parking reform that took effect on September 25, 2025.

Specifically, the ban on parking mandates applies when the following is true:

  • a development project is for new construction or renovation and that is not a hotel, motel, bed and breakfast, or other transient lodging
  • the project is located within one-half mile of a public transportation hub (nodes) or one-eighth mile of a public transportation corridor (street segments)

A public transportation hub is a node that includes rail transit stations, a boat or ferry terminal that is served by a bus stop or a rail transit station, and street intersections where two or more bus routes meet and those bus routes have a combined frequency of 15 minutes or less during the morning and afternoon peak commute periods. This means that new housing will soon be able to be developed, at lower cost, within a half mile of the Highland Park Metra station without any parking.

Metra has 168 stations outside of Chicago, and there are also Metrolink rail stations in Illinois communities east of St. Louis, Missouri. That’s in addition to higher-frequency bus service in Champaign and some communities served by Pace bus.

A public transportation corridor is a street segment that has one or more bus routes that have a combined frequency of 15 minutes or less during the morning and afternoon peak commute periods.

Map showing the commercial and vacant properties within a half mile of the Highland Park Metra station. See full map on Chicago Cityscape.

The fine print

Municipalities are still allowed to enact minimum parking requirements for bicycles; and they can establish maximum parking allowances. The act does not apply to existing approved Planned (Unit) Developments but will apply to any amendments or extensions if the amendment or extension will increase the car parking requirement.

In situations where developments are voluntarily providing car parking, municipalities can impose requirements that reserve space for car share vehicles, that some parking be made available to the public, and that parking must be made available for a charge. Municipalities cannot require that parking be made available for free.

I believe that this new law will override Chicago’s requirement that projects in the Downtown zoning districts and projects in transit-serve areas that are served only by Metra obtain an administrative adjustment to build less parking that otherwise required.

Finally, Illinois has existing code regarding electric vehicle charging and sets a standard for how much of the provided parking must be “EV ready”, “EV capable”, and “EV installed” (read the Illinois Electric Vehicle Charging Act) – those requirements are not impacted by the People Over Parking Act.

ADU vote, 46-0

City Council finally passes a permanent ADU law

October 1, 2025 / / 0 Comments

The ADU pilot program the City Council passed in December 2020 and took effect on May 1, 2021, will finally convert to a permanent law on April 1, 2026 – just shy of five years old. The new policy will increase the permanent eligibility area by a little more than double what the pilot areas allowed (a 135 percent expansion to be more precise). Further expansions are optional and up to each alderperson to decide when and where to “opt in” additional parts of their wards. Additionally, the construction of coach houses will have to comply with unusual labor requirements tacked on by an alderperson who called ADUs “an attack on the working class”.

I was shocked when the ADU ordinance (read it here) passed unanimously, 46-0. The ordinance number is SO2024-0008918, and when you open the legislation details page look for the filename called “SO2024-0008918 ADU 9.23.25 (LRB 10a) (2) (1).pdf”

How do I feel? I’m relieved this seven-year-period of ADU advocacy is over, and I’m disappointed in the outcome. More advocacy will be needed to ensure that most alders maximize the eligibility areas in their wards.

Highlights of the new ADU ordinance

  • the ADU eligibility area increases from 12 percent of the city to 29 percent of the city, with options to increase further
  • the arbitrary cap of 700 s.f. of floor area allowed in each coach house has been removed (there is still a site-specific cap)
  • existing off-street parking can be removed in order to build a coach house on the ground level
  • B (business) and C (also business) zoning districts are now part of the eligibility area
  • ground floor space in mixed-use buildings in B and C zoning districts can be converted to ADUs without having to get a “special use”

I wrote an ADU FAQ for Abundant Housing Illinois.

Media coverage of the passage

All of these articles include quotes from me:

a collage of photos of a coach house ADU in Lakeview with the text "yes to ADUs citywide"

This is the month we get ADUs legalized citywide

September 2, 2025 / / 0 Comments

Update: City Council adopted a 135% expansion of the ADUs eligibility area with options to go citywide, on September 25, 2025.

Abundant Housing Illinois has put together a bunch of pro-ADU events this month – two of our own, one with a partner, and one is a City Council meeting – in anticipation of the vote on September 25, 2025.

The house tour is a 3-block away from the Cottage Grove ‘L’ station in Woodlawn, and the address will be provided after you RSVP.

Finally, our ADU petition. We’re trying to collect 500 more signatures to deliver to City Council.

site plan and rendering showing the features and buildings planned for the first game at the stadium
site plan and rendering showing the features and buildings planned for the first game at the stadium. Image: Gensler

Chicago Fire share the stadium plan they plan to share with the Plan Commission

August 22, 2025 / / 0 Comments

Updated September 10 to add this link to the traffic and transportation study, and the town hall video hosted by 3rd Ward Alderperson Pat Dowell.

The Chicago Fire owner, Joe Mansueto, plans to build a soccer stadium on “The 78”, a vacant property in the South Loop. The 78 is a planned development that was approved about six years ago to have office towers and about 10,000 homes in multiple buildings. Since the stadium will significantly alter the approved plan, Related Midwest, the owner of The 78, needs to present the revision to Chicago Plan Commission and gain their approval before also gaining approval from the City Council’s zoning committee and City Council.

Rendering of the stadium, looking north-northeast. Other renderings from the set show the area between the stadium and the riverwalk eventually being redeveloped into buildings and differently-designed outdoor spaces.

Here’s what’s changed

We can see what Mansueto and RM are proposing because they submitted their zoning change application to revise the PD back in July, which was subsequently posted in the City Clerk’s online legislation database. (A zoning change application and a Planned Development amendment are amendments to city law; refer to the approved plan in this PD 1434 document.)

  • The soccer stadium would be located approximately between 13th and 14th Streets. The rights of way for these two streets would be delineated and “dedicated” to the public.
  • Metra tracks would remain where they are. At the north edge of the site they enter the site about 185′ west of Clark Street, and then gradually shift to the east to hug Clark Street. The original plan would realign the tracks so that new streets could intersect Clark Street.
  • For the planners, the PD subareas’ boundaries are reconfigured.
  • Crescent Park is out of the plan. This central park would follow the historical Chicago River alignment, before it was straightened from Polk Street to 18th Street in 1926.
  • The riverwalk would be narrowed to 40′ from the currently approved plan for a 75′ wide riverwalk and 25′ “riverfront amenity zone” adjacent to buildings. (City law requires riverwalks to be a minimum of 30′ wide.)
Proposed open space plan

The stadium would have these pedestrian and bicycle access points:

  1. Wells Street, south from Polk Street
  2. Wentworth Avenue, north from 18th Street
  3. A newly built LaSalle Street, south from the elevated Roosevelt Road. This is also where transit riders from the Roosevelt ‘L’ station or any of the buses that use Roosevelt or Clark would access the site.

There would not be access from Clark Street and points east; some of the Dearborn Park and Burnham Station residents may prefer this, given how some of them reacted when a new CTA Red Line station was proposed at the existing substation on the east side of Clark Street at 15th Street. RM eventually moved the proposal to be within The 78.

The proposed site plan also shows a publicly owned parking structure in phase one, below the Roosevelt Road elevation.

Site plan showing the stadium and a publicly owned parking structure

What’s next

Expect another 3rd Ward town hall, in September before the next Plan Commission meeting on September 18. The Plan Commission agenda hasn’t been set so it’s not confirmed that the development team will present on September 18.

The plan can also change again, between now and the Plan Commission meeting. What’s presented at Plan Commission will be what is presented to City Council.