Chicago’s planning agency Thursday endorsed a framework for redevelopment along Broadway in Uptown and Edgewater, aiming to encourage housing and business growth despite concerns that it invites congestion and mid-rise buildings out of character with residential blocks.

Called a “land use framework,” the proposal recommends that the city replace a quilt of zoning rules for property along Broadway mostly with a category that critics said could allow for the densest development outside of downtown.

The proposal sets “clear expectations” for growth, said Katharyn Hurd of the city’s Department of Planning and Development. But it doesn’t authorize any project or zoning change, matters that would require City Council approval.

The Chicago Plan Commission endorsed the framework 12-1 for Broadway from Montrose to Devon avenues after hearing two hours of public testimony, mostly in opposition. The commission got about 450 pages of written comments before its meeting, the majority backing the proposal.

Only one commission member, Ald. Gilbert Villegas (36th), opposed the framework. He’s a frequent critic of Mayor Brandon Johnson, whose appointees dominate the panel.

Ciere Boatright, Johnson’s planning commissioner, emphasized that the framework is advisory. She distinguished it from an actionable plan.

“Will the framework adoption unleash a new corridor reality overnight? No. Over several years? Maybe. Over the next decade or so? Hopefully,” she said.

Three North Side alderpersons support the framework. Groups advocating for affordable housing and more use of the CTA Red Line said it aligns with those goals. The CTA’s Red Line abuts Broadway and its improvement was an impetus for the city to examine the area. A site at Bryn Mawr Avenue and Broadway — now with CTA construction equipment — could be freed for affordable housing.

But the proposal has exposed class and political tensions on the North Side. Advocates said the opposition comes mostly from wealthy, whiter enclaves of Edgewater west of Broadway. Charges of NIMBYism — for “not in my backyard” — are thrown about.

Housing expert Daniel Kay Hertz, an Edgewater resident, backed the proposal, saying in a written submission: “The question for the Plan Commission is whether we want to be a city that continues the century-long tradition of using planning laws to further these income and racial divides — as some people are asking you to do, by yet again applying more restrictive laws to multifamily housing west of Broadway — or start a new tradition that aims to offer just as many housing opportunities west of Broadway as east of it.”

Another commenter, Ryan Deterding, called for the city to “please approve and stop letting NIMBYs, aka old boomers, stifle Chicago’s growth.”

Critics decried labels applied to them and said the framework could have unintended effects of displacing businesses and affordable apartments if new mid-rises are built. They also said Edgewater traditionally has welcomed affordable housing.

“We are not against development. We are against this proposal,” Edgewater resident Marjorie Fritz-Birch told the Plan Commission.

Under the framework, new residential buildings of more than 10 units must reserve 20% of them as affordable under the city’s ordinance, which sets maximum incomes for eligible renters.

Many assailed what they called a “radical upzoning,” or a move to more density, without further study with more community input. City officials contend much of Broadway is underdeveloped, with uses such as parking, car lots or storage facilities.

The fracas increases political pressure on Ald. Leni Manaa-Hoppenworth, whose 48th ward covers Edgewater. She told the commission, “I support this plan because it supports people.”

She emphasized that “there are more conversations to be had” for any Broadway projects in the future. “I want to stress to the community that this is not the end. This is the beginning,” she said.

On her blog, Manaa-Hoppenworth said she will “push back” on the recommendation that both sides of Broadway get B3-5 zoning, which can allow for buildings up to eight stories.

She said she wants to see a plan “that differentiates between the east and west sides of the street, and will keep everyone informed as the zoning ordinance develops.”

But that might not satisfy critics.

“We feel the alderman is not listening to her constituents,” Edgewater resident Norm Cratty told commissioners.