Category: Housing

Ald. Fuentes: “Additional dwelling units historically in the city of Chicago have been naturally occurring affordable units for our families”

July 27, 2025 / / 0 Comments

26th Ward Alderperson Jessie Fuentes responded to 9th Ward Alderperson Anthony Beal at the July 15, 2025, meeting of the Chicago Committee on Zoning, Landmarks, and Building Standards, and added her own perspective on why ADUs are important for families. The text of her statement is below.

The committee voted to approve the citywide ADUs ordinance but it was deferred and published the following day during the City Council meeting.

First and foremost, you know I have to correct the record. Every body of research and data will tell you the immigrants pay taxes and the city of Chicago and any other city that they live in. In fact, we won’t even, we won’t be able to build our city without immigrants.

Now for the reason that we’re here. ’cause it’s not about migrants, immigrants not paying taxes, it’s about housing. And we had a housing shortage well before migrants arrived to the city of Chicago. And it is because there is so much red tape around development, around adding units and around bringing affordability to our communities.

That’s not some sort of, like, tall tale story. It’s a reality that many of our communities experience whether you are representing Wrigleyville, whether you’re representing Hermosa, whether you’re representing Humboldt Park or any other community across the city of Chicago.

The reality is, is that there’s a lot of red tape that small landlords in particular have to jump through just to be able to provide units for our community. Additional dwelling units historically in the city of Chicago have been naturally occurring affordable units for our families.

Often when people are creating basements, attics, or whether that’s a coach house in the back of their yard, they’re doing so for relatives, for friends so that they could keep them close. Or for a neighbor that may not be able to afford a market rate unit in our community.

Landlords shouldn’t have to go through so many different loopholes or to be in favor with their alderperson to be able to add a unit for a family to live in. And so I’m okay with letting go some of control because I didn’t come to be an elected official to keep control of every problem in my ward.

I came to be a representative of the people and people in my community, in the 26th Ward, are telling me every single day that they can’t afford to live in my community because of the increase in rent, the astronomical increases that we see in property taxes.

The type of rapid gentrification that we are seeing in communities like mine is a form of violence. When you displace people the way families in my community have been displaced, you have to be able to look at the toolbox to say, what tools am I gonna add here so that I can preserve families in my community?

For me that means making sure we tack on fees for the demolition and deconversions, that tenants have the right of first refusal and that homeowners and building owners have the opportunity to add additional dwelling units if that’s what’s gonna keep people in place.

And so today I’ll be voting yes on this ordinance. Thank you, chairman. Thank you.

The transcript above was automatically generated by Vimeo AI and edited by me.

Aerial photo of the Humboldt Park neighborhood in Chicago

Guest post: Chicago has multiple crises that more housing could mitigate

June 23, 2025 / / 0 Comments

Chicago currently faces a dire financial crisis that could leave the city with a $1.2 billion budget deficit in 2026 and a potentially higher deficit in 2027. One way the city can attempt to chip away at this deficit is by expanding access to affordable and abundant residential housing across the city. This article by Joshua Chodor focuses on the communities impacted by Chicago’s shortage of affordable residential housing, why more home choices will be needed and the potential strategies that can create housing abundance.

In his 1999 book Homeland Earth, French philosopher and sociologist Edgar Morin developed a term that would encapsulate the interconnectivity and complexity of modern crises across the world. Spurred by growing fears of global warming, resource depletion and environmental destruction leading to novel diseases, Morin defined his concerns through the term “polycrisis“. 

As Morin projected, today’s modern polycrisis is defined by the convergence of climate change, international migration and humanitarian crises, the increasing rise of authoritarian governments and misinformation driving civil and social unrest globally. To call Chicago’s myriad issues a polycrisis may diminish the word’s more complex meaning. However, when identifying Chicago’s critical issues – a budget crisis, a housing crisis, a cost of living crisis and the political target that the current presidential administration has set on the city – polycrisis emerges as a valid description of the situation.

Chicago must follow a common sense agenda that creates an abundance of housing at all price points in order to alleviate these intertwined crises.

Chicago is only now seeing positive population growth after years of decline, but the stagnant pace of development has left residents with few affordable home choices within the communities they live and work. Monthly rents are reaching new highs and continued inflation contributes to a cost of living crisis impacting everyone. Rising rents with a minimal volume of new unit development not only inhibits those seeking to move into Chicago from elsewhere, but also may price existing residents out. This cycle could potentially displace long-time Chicagoans without mitigating the severe housing shortage that currently exists. 

To make Chicago a more affordable place to live for its current and future residents – and untangle this polycrisis – the city must be laser-focused on creating housing abundance. Building more housing is directly linked to the migration of new residents into the city, specifically from political migration, climate migration and international migration. 

1. Political Migration

As Republican-led states legislate against LGBTQ+ rights, attack marginalized communities and dismantle abortion and women’s healthcare access, at-risk groups and individuals will increasingly seek refuge in “blue” areas that offer them the rights and dignities that they deserve everywhere. Governor J.B. Pritzker has ensured that Illinois remains safe and welcoming to those communities unfairly targeted by an arbitrary and capricious war against anything considered “woke” – a catch-all pejorative used as an insult toward those seeking social justice. Chicago – and Illinois as a whole – must show it supports individuals of all backgrounds by expanding opportunities for new housing. In addition, as some state public health services are refuting science-backed advancements in healthcare such as the removal of fluoride from drinking water, Chicago is in a prime position to benefit from a potential influx of red state transplants for reasons related to their health and welfare. 

2. Climate Migration

After years of residential growth, sun belt states face glaring climate concerns related to extreme heat and water access. Climate change is worsening storms, floods and hurricanes, and the current presidential administration has all but asserted that it does not see this as an issue. With extreme weather and the dismantling of NOAA, FEMA and other protective agencies, many areas of the country will increasingly become unlivable – at least, for those who don’t have the means to move elsewhere. Natural disasters have become more intense, potentially jeopardizing residents’ access to clean drinking water, a situation which will drive migration out of the most threatened areas. The Great Lakes region will, in all expectation, grow in population as a direct and indirect result of unstable weather in other regions. Chicagoland will be a primary destination as one of the largest markets that can sustain a sizable population influx. Without additional housing, the climate-based migration of wealthier families and individuals could price out existing marginalized communities from their homes; Chicago must be ready for this increase of potential new residents.

3. International & Humanitarian Migration

When discussing the topic of immigration, the conversation inevitably focuses on the southern border and the law enforcement actions which target and demonize those attempting to legally migrate into the country. A clear example of this is in Texas, where razor wire has been installed on floating buoys to dissuade migration, an inhumane strategy that has led to an increase in drowning-related deaths. Some states actively dehumanize immigrants through legislation meant to instill fear in already vulnerable communities. The consequences of this crisis in Illinois magnify a noticeable difference between policies in Chicagoland compared to the rest of the state. While Chicago has strengthened its “sanctuary” protections over recent months, more than a dozen Illinois counties enacted “non-sanctuary” laws or regulations designed to antagonize immigrant communities. It is clear why international migrants, if given the opportunity, would go to a place that offers them more protection compared to the cruelty that other locations seem to enjoy inflicting. This problem will remain pervasive and, until states no longer enact dehumanizing and cruel immigration-related laws, the Chicagoland region must create more affordable and safe housing options for vulnerable immigrant communities.

Chicago must prioritize expanding its housing supply and residential development in the city and surrounding areas in order to not only mitigate existing financial concerns, but also proactively prepare for an influx of new residents. Policies, both implicit (aldermanic prerogative) and explicit (segregationist zoning codes) have created a set of individual yet interconnected crises that have stymied housing growth, worsening Chicago’s budget shortfall while maintaining racial and ethnic divisions through the denial of critical new affordable housing options. This uncertainty will continue to leave residents – both current and prospective – stuck with fewer affordable and viable housing options. 

Chicago must address its intertwined issues holistically, as its current piecemeal approach has severely hindered the city’s ability to be a desirable and affordable place to call home. In a future post, I will identify short- and long-term actions and suggest solutions toward alleviating Chicago’s housing shortage, such as expanding the city’s accessory dwelling units (ADU) ordinance, allowing 4-flats by right, removing parking mandates, and enacting a land value tax, among other ideas. 

Fortunately, a number of volunteer organizations are focusing on addressing Chicago’s housing shortage, such as Abundant Housing Illinois and Strong Towns Chicago. That these groups have grown drastically in size over the past year is a clear sign that city residents will no longer sit back and wait for City Hall to unravel the threads of Chicago’s polycrisis.  

Josh Chodor is a master’s student in the University of Illinois Chicago’s Urban Planning and Policy program as well as a member of Abundant Housing Illinois and Strong Towns Chicago.

photo of the interior of an ADU coach house in Lakeview built in 2023
Interior of Brian’s coach house

AARP Illinois talks to Brian and Steven about legalizing ADUs citywide and statewide

March 25, 2025 / / 0 Comments

Adam Ballard, the Associate State Director for AARP Illinois, the local chapter for AARP, interviewed Brian P. and I about accessory dwelling units. We discussed:

The conversation is 28 minutes long; if you haven’t dived into ADUs yet, this is a great video to help get you up to speed!

Bonus content: AARP is the largest organizational supporter of allowing accessory dwelling units in all communities because of how they expand the options for people to “age in place” (continue living in the same neighborhood when their housing needs change), earn additional income, or rent their big house to their adult children’s families. Explore AARP’s ADU resources.

screen grab from Kirsten's video that is an aerial view of the enclosed yard

Exploring Radish: a model for cottage courts from Oakland

December 23, 2024 / / 0 Comments

One of the many benefits of allowing pocket neighborhoods and cottage courts is being able to share high land costs. That, and sharing child care duties, are primary reasons that Phil Levin and Kristen Berman created “Radish”, a pocket neighborhood in Oakland.

Phil founded Live Near Friends, a website advising people on which steps to take to eventually live near friends and family and live happier by focusing on the hard part of finding appropriate real estate, setting up community standards, and arranging rent and legal concerns. He also is a co-founder of Culdesac, in Tempe, Arizona, an apartment complex with a traditional design of close-together buildings and shops near transit.

Phil takes Kirsten Dirksen, who produces videos about uncommon homes, on a tour of Radish, where the viewer can meet the residents, and learn about the architecture of the buildings and outdoor space plus a little about the process to combine two lots into what he calls a “friend compound”.

I previously wrote about cottage courts and how the Chicago zoning code does not allow them, primarily by disallowing more than one house per property. For Chicago, cottage courts can additionally offer the benefit of achieving the same density as a series of two-flats – so as not to reduce the population or population capacity of a neighborhood – while responding to the demand for detached housing and yards – which are putting pressure on two-flats and leading to their deconversions or teardowns. Two-flats have been a typical way for Chicagoans to live in a multigenerational setting, something that cottage courts can also promote.

Radish comprises two properties that started with two existing apartment buildings and an existing backyard house. Levin et. al. added another backyard house (ADU), a small building for a coworking office and shared kitchen (called “Blueberry” on the site plan below), and an RV for housing guests. All of those additions encircle a large shared space with a grassy yard, communal and scattered seating, a fire pit, a hot tub, and a sauna, separated from the car parking area by a privacy fence.

The lot area of the two parcels is about 18,859 s.f. The site plan is from 2020 and the population count reflects that year. Site plan: Supernuclear

In total, there are eight dwelling units on the property in four houses on an 18,589 s.f. set of two parcels. That lot area is the equivalent of six standard size lots in Chicago, on which 12-18 dwelling units will typically be found. But, that large lot size is atypical for Oakland.

Another aspect of cottage courts is that they can facilitate sharing food, high-cost resources (like a hot tub), and child care. Phil, the other residents, and even former residents who live nearby and stop by during the filming, describe how the cooking and child care is shared in the video. Phil’s blog details how he and his wife, Kristen, “built Radish to be a great place to have kids”.

Stay tuned for another blog post on this topic. I worked with Jamin Nollsch to create a cottage court site plan specific for Chicagoans to pair with a memo and sample ordinance that I wrote to promote legalizing this form of housing and living here.

Prepared remarks: the ordinance to expand ADUs citywide has multiple benefits

June 11, 2024 / / 0 Comments

Alongside representatives from CMAP, Community Investment Corporation and Preservation Compact, ULI Chicago, and the Chicago Association of Realtors, I also spoke at a subject matter hearing on June 11, 2024, to the Chicago City Council’s zoning committee about the necessity to expand accessory dwelling units to be allowed citywide. Read more about the proposed ordinance.

Hello, my name is Steven Vance. I am an urban planner and consultant in Chicago. I am also a member of Urban Environmentalists Illinois. I have been studying, promoting, and collaborating around ADUs for six years. I was on ULI Chicago’s task force, have presented to various groups about building an ADU, and created a free directory on ChicagoCityscape.com that lists local architects and companies who can design and build ADUs. 

1st Ward Alderperson La Spata comments on the proposed ADU expansion ordinance during the subject matter hearing.

Given that background of some of my ADU work I feel that I understand a lot of how the adoption of ADUs in the last three years has fared and can point out future benefits that the city will gain if the proposed ordinance is adopted. I will highlight some of those future benefits.

Removing the maximum coach house size cap. The proposed ordinance would change the cap on how much floor area a coach house could have. Allowing larger coach houses on larger lots will allow more family-sized units with two or more bedrooms. Additionally, larger coach houses can make them more cost effective to build, because of the high fixed costs in building a coach house of any size. The proposed ordinance could facilitate more family-sized coach houses than are currently being built.

Allowing ground level coach houses through the administrative adjustment for parking. The proposed ordinance would allow property owners to build a coach house at grade, meaning it can be accessible. This would make it easier for families to decide to build a small house for an aging family member, who may very well be the current owner, as well as put a dent in the dearth of accessible housing. A second benefit of this change is that ground level construction is significantly cheaper than building atop a garage.

Allowing all-residential buildings in non-residential zones to participate. The proposed ordinance would allow thousands of residential-only buildings that are in B and C zoning districts to add an ADU. The Institute for Housing Studies at DePaul University found that 25 percent of buildings with 5 or more units fit into this category but are currently ineligible. These are the building sizes that are most capable of adding two or more ADUs. If two or more ADUs are built, half must be rented affordably. Adopting this ordinance means those buildings would be able to add ADUs.

Allowing coach house and conversion units on the same lot can also be cost effective for property owners. Either one would likely require a water service or electric service upgrade so it makes sense to make one upgrade to serve multiple new homes.

I believe that the biggest gains in the city’s ADU policy will come from allowing them citywide, in all residential and mixed-use zoning districts. Citywide expansion makes it simpler for the departments to administer, makes all buildings capable of adding an ADU eligible to add an ADU, makes it easier for homeowners to add an additional home to fit their changing household needs, and lets other property owners add to the city’s housing abundance thereby slowing down rent increases that the city is experiencing.

Note: The plan, as explained in Crain’s and the Chicago Tribune, is to vote on the ordinance at the June 25, 2024, zoning committee meeting, and if approved there the City Council would vote at their July meeting. (City Council does not meet in August.)