Abundant Housing Illinois

Link to full article in the Chicago Sun-Times

Fran Spielman’s recent article “‘Bungalow Belt’ City Council members brace for battle over ‘granny flat’ expansion” didn’t address related positive impacts likely to result from allowing “additional dwelling units” (ADUs) citywide. I want to shed light on unmentioned benefits.

Ald. Marty Quinn cited a fire in an illegal attic apartment. A safety benefit of legalizing ADUs citywide is making it easier for homeowners to legalize and renovate parts of a house that were built without a building permit.

When City Hall discovers an unpermitted dwelling — say, after a fire — the homeowner must spend money to remove parts that make it a home (usually the kitchen) because location-specific zoning rules prohibit it from remaining in place. What if the homeowner could spend that money making the attic or basement apartment code-compliant and continue providing a home? Allowing ADUs citywide increases safety citywide.

Another ADU benefit is that homeowners can generate income to help pay their mortgage or to facilitate multi-generational households. Council members should consider how best to implement citywide ADUs so that those benefits accrue to homeowners equitably. A debate exists over whether to allow ADUs in all residential zoning districts “by right” or to require homeowners in the city’s RS-1 and RS-2 zoning districts to get “special use” approval from the Zoning Board of Appeals.

Getting that approval to build an ADU will create a barrier so high that many homeowners will be unable to adapt their property to fit their family’s needs. Special use applications require a $1,000 application fee, plus fees charged by attorneys and consultants (which, while not required, are essential to ensure a successful outcome).

Divergent modes of allowing ADUs — one for families in RS-1 and RS-2, and another for all other zoning districts — extend the right to the majority of property owners but not in one-fifth of the city’s land area. This could perpetuate unsafe homes and cause inequitable disparities in financial opportunities and impositions on homeowners to gain approvals that could be borne more easily by homeowners in Mount Greenwood (median income: $106,538; 83% of the population is white) than in Washington Heights (median income: $55,428; 96% of the population is Black). City Council should choose to level the playing field and allow all homeowners to benefit from the ADU expansion.