Chicago, IL Zoning
Districts & Requirements
Every zoning district in Chicago with permitted uses, setbacks, height limits, and density requirements — in plain English. Chicago's zoning is governed by Title 17 of the Municipal Code (adopted 2004, heavily amended since). Districts use a letter-dash-number system: the letters indicate use type (RS, RT, RM, B, C, DX, DC, M), and the dash number controls bulk — FAR, height, and density. The 2022 Connected Communities Ordinance overhauled TOD incentives, tying density bonuses directly to on-site affordable housing. The Affordable Requirements Ordinance (ARO) applies to any 10+ unit project receiving a zoning change, city land, or city financial assistance.
16
Zoning districts
6
Overlay districts
2,700,000
Population
2024
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| RS-3 | Detached houses and two-flats on standard 25-ft city lots. 0.9 FAR. Bread-and-butter Chicago residential. | 30 ft | 0.90 |
| RT-3.5 | Two-flats, townhouses, small multi-unit. 1.05 FAR. Low-density missing middle. | 30 ft | 1.05 |
| RT-4 | Higher-density two-flat/townhouse district. 1.2 FAR, 38 ft, 1,000 SF per unit. | 38 ft | 1.20 |
| RM-4.5 | Walk-up apartments, 1.7 FAR, 700 SF per unit. Entry-level multifamily density. | 38 ft | 1.70 |
| RM-5 | Mid-density apartments, 2.0 FAR, 400 SF per unit, 45 ft. Courtyard buildings and 4-story walk-ups. | 45 ft | 2.00 |
| RM-5.5 | 2.5 FAR, 400 SF per unit, 50 ft. 5-story elevator buildings in dense neighborhoods. | 50 ft | 2.50 |
| RM-6 | High-density residential. 4.4 FAR, 200 SF per unit, 70 ft. Mid-rise apartment buildings. | 70 ft | 4.40 |
| B1-2 | Small-scale retail and service corridor. 2.0 FAR, residential above ground floor. | 50 ft | 2.00 |
| B3-2 | Broader commercial uses, no size cap per establishment. 2.0 FAR. Larger-format neighborhood retail. | 50 ft | 2.00 |
| C1-3 | Auto-oriented commercial with 3.0 FAR. Higher density than B districts. More use flexibility. | 55 ft | 3.00 |
| C2-5 | High-intensity commercial. 5.0 FAR. Auto sales, service, and any B/C1 use at scale. | 80 ft | 5.00 |
| DX-7 | Downtown fringe. 7.0 FAR base, bonuses available via Neighborhood Opportunity Fund. Mid-rise to high-rise. | No fixed max (controlled by FAR and PD) | 7.00 base (bonuses available) |
| DX-12 | 12.0 FAR base. Major downtown development sites. Most projects require Planned Development approval. | No fixed max (controlled by FAR and PD) | 12.00 base (bonuses above) |
| DC-16 | Loop core. 16.0 FAR base. Chicago's most valuable zoning. Supertall potential with bonuses. | No fixed max (FAR + PD) | 16.00 base (bonuses above) |
| M1-2 | Light industrial, warehouse, office. 2.0 FAR. No residential by-right. Conversion play in hot neighborhoods. | 50 ft | 2.00 |
| PMD | Protected industrial. No residential, no rezoning without City Council supermajority. Long-term industrial hold. | Varies by PMD subdistrict | Varies by PMD subdistrict |
Residential — Single-Unit
1 district in Chicago
RS-3
Residential Single-Unit (3)The most common RS district. Covers the majority of Chicago's single-family neighborhoods. Two-flats are allowed, making every RS-3 lot a potential income property.
What you can build
- ✓Detached house
- ✓Two-flat
- ✓Home occupation
- ✓Accessory dwelling unit (coach house pilot areas)
- ✗Three-flats or larger multifamily
- ✗Townhouses
- ✗Commercial or retail
Key numbers
- Height
- 30 ft
- Lot min
- 2,500 SF
- Width
- 25 ft
- Coverage
- 0.90
- Front
- 15 ft or avg of adjacent lots, whichever is less
- Side
- Combined 5 ft (2 ft min per side)
- Rear
- 30 ft
What this means in practice
On a standard 25x125 Chicago lot (3,125 SF), 0.9 FAR = 2,812 SF of building. That's a tight two-flat — two 1,400 SF units stacked. The two-flat entitlement is the play: owner-occupy one unit, rent the other, and your basis drops significantly. If you're assembling RS-3 lots near an RM or B corridor, the rezoning upside is real.
Residential — Two-Flat / Townhouse
2 districts in Chicago
RT-3.5
Residential Two-Flat, Townhouse & Multi-Unit (3.5)Transitional district between single-family and denser neighborhoods. Allows townhouses and small multi-unit buildings in addition to two-flats.
What you can build
- ✓Detached house
- ✓Two-flat
- ✓Townhouses
- ✓Multi-unit residential (3-4 units typical)
- ✗Large apartment buildings
- ✗Commercial or retail
Key numbers
- Height
- 30 ft
- Lot min
- 1,250 SF
- Width
- 25 ft
- Coverage
- 1.05
- Front
- 15 ft or avg of adjacent lots, whichever is less
- Side
- Combined 5 ft (2 ft min per side)
- Rear
- 30 ft
What this means in practice
1,250 SF per unit on a standard 3,125 SF lot = 2 units. You need a double lot (6,250 SF) to hit 4-5 units. At 1.05 FAR on a double lot, that's 6,562 SF of building — enough for five 1,200 SF units if your floor plan is efficient. Townhouse projects are the sweet spot here.
RT-4
Residential Two-Flat, Townhouse & Multi-Unit (4)The denser RT variant. 38-ft height unlocks a full 3 stories, and 1,000 SF per unit pushes unit counts higher. Common in neighborhoods transitioning from single-family to multi-unit.
What you can build
- ✓Detached house
- ✓Two-flat or three-flat
- ✓Townhouses
- ✓Multi-unit residential
- ✗Large apartment buildings
- ✗Commercial or retail
Key numbers
- Height
- 38 ft
- Lot min
- 1,000 SF
- Width
- 25 ft
- Coverage
- 1.20
- Front
- 15 ft or avg of adjacent lots, whichever is less
- Side
- Combined 5 ft (2 ft min per side)
- Rear
- 30 ft
What this means in practice
On a standard 3,125 SF lot: 1.2 FAR = 3,750 SF of building, 3 units by-right. That's a classic Chicago three-flat — the most proven small multifamily product in the city. On a double lot (6,250 SF): 6 units at 7,500 SF total. Three-flats in RT-4 are the workhorse of Chicago small-scale development.
Residential — Multi-Unit
4 districts in Chicago
RM-4.5
Residential Multi-Unit (4.5)The lowest-density RM district. Accommodates walk-up apartment buildings — the classic Chicago 6-flat or 8-flat. Height stays low enough to avoid elevator requirements.
What you can build
- ✓Multi-unit residential
- ✓Two-flats and three-flats
- ✓Walk-up apartments
- ✓Townhouses
- ✗Mid-rise or high-rise apartments
- ✗Commercial (standalone)
Key numbers
- Height
- 38 ft
- Lot min
- 700 SF
- Width
- 25 ft
- Coverage
- 1.70
- Front
- 15 ft or avg of adjacent lots, whichever is less
- Side
- Combined 5 ft (2 ft min per side)
- Rear
- 30 ft (portions 6+ ft above grade)
What this means in practice
700 SF per unit on a 6,250 SF double lot = 8 units. At 1.7 FAR that's 10,625 SF of building — a 3-story, 8-unit walk-up is the standard product. No elevator needed under 4 stories, which saves $200K+ in construction costs. This is the economics that built Chicago's courtyard apartment stock.
RM-5
Residential Multi-Unit (5)The workhorse multifamily district. 2.0 FAR and 400 SF per unit produce the density that makes apartment projects pencil. Covers large swaths of Lakeview, Lincoln Park, Logan Square, and Uptown.
What you can build
- ✓Apartment buildings (walk-up and elevator)
- ✓Condominiums
- ✓Senior housing
- ✓Townhouses
- ✗Mid-rise over 45 ft
- ✗Commercial (standalone)
Key numbers
- Height
- 45 ft
- Lot min
- 400 SF
- Width
- 25 ft
- Coverage
- 2.00
- Front
- 15 ft or avg of adjacent lots, whichever is less
- Side
- Combined 5 ft (2 ft min per side)
- Rear
- 30 ft (portions 6+ ft above grade)
What this means in practice
400 SF per unit on a 6,250 SF double lot = 15 units. At 2.0 FAR = 12,500 SF building. A 4-story building with 12-15 units averaging 800 SF is the standard RM-5 product. You'll likely need an elevator at 4 stories, so factor ~$250K into your budget. Compare carefully with RM-4.5 walk-ups — sometimes the lower density pencils better.
RM-5.5
Residential Multi-Unit (5.5)Steps up from RM-5 with more FAR and height. Allows 5-story buildings. Common in denser lakefront neighborhoods and along transit corridors.
What you can build
- ✓5-story apartment buildings
- ✓Condominiums
- ✓Senior housing
- ✓Mixed-income projects
- ✗Mid-rise over 50 ft
- ✗Commercial (standalone)
Key numbers
- Height
- 50 ft
- Lot min
- 400 SF
- Width
- 25 ft
- Coverage
- 2.50
- Front
- 15 ft or avg of adjacent lots, whichever is less
- Side
- Combined 5 ft (2 ft min per side)
- Rear
- 30 ft (portions 6+ ft above grade)
What this means in practice
On a 12,500 SF assemblage: 2.5 FAR = 31,250 SF building, up to 31 units at 400 SF per unit (though you'll target 900-1,100 SF averages for ~28-30 units). The extra story over RM-5 adds significant value — one more floor of units on the same land cost. Structured parking starts making sense at this scale.
RM-6
Residential Multi-Unit (6)High-density residential allowing mid-rise buildings. Found along the lakefront, near downtown, and along major transit lines. This is where serious apartment development happens.
What you can build
- ✓Mid-rise apartment buildings
- ✓High-rise with Planned Development
- ✓Condominiums
- ✓Senior housing
- ✗Commercial (standalone)
- ✗Industrial
Key numbers
- Height
- 70 ft
- Lot min
- 200 SF
- Width
- 25 ft
- Coverage
- 4.40
- Front
- 15 ft or avg of adjacent lots, whichever is less
- Side
- Combined 5 ft (2 ft min per side)
- Rear
- 30 ft (portions 18+ ft above grade)
What this means in practice
200 SF per unit is extremely dense — on a 12,500 SF site, that's 62 units allowed by density. At 4.4 FAR = 55,000 SF of building, which realistically yields 50-60 units at 850-950 SF average. You'll need structured parking at this density. RM-6 sites near CTA stations are the most sought-after residential development land in Chicago outside downtown.
Business
2 districts in Chicago
B1-2
Neighborhood Shopping (Dash 2)Chicago's neighborhood commercial strips. Small retail on the ground floor, apartments above. Establishments capped at 25,000 SF — no big-box. Found along virtually every neighborhood main street.
What you can build
- ✓Retail and service (up to 25,000 SF per establishment)
- ✓Restaurants
- ✓Apartments above ground floor
- ✓Office
- ✗Drive-throughs
- ✗Auto repair or sales
- ✗Manufacturing
- ✗Big-box retail over 25,000 SF
Key numbers
- Height
- 50 ft
- Lot min
- None
- Width
- None
- Coverage
- 2.00
- Front
- 0 ft (build-to-line on transit streets)
- Side
- None required
- Rear
- 30 ft (if abutting R district)
What this means in practice
The classic Chicago mixed-use play: 13-ft ground-floor retail (code minimum for multi-story B districts), 3 floors of apartments above. On a 5,000 SF lot at 2.0 FAR = 10,000 SF total. Budget $30-50/SF premium for commercial ground-floor buildout over residential. Retail rents on strong corridors (Division, Armitage, Clark) run $30-50/SF NNN.
B3-2
Community Shopping (Dash 2)The more permissive business district — no establishment size cap, broader commercial uses than B1. Accommodates shopping centers, larger restaurants, and entertainment venues.
What you can build
- ✓Retail (no size limit per establishment)
- ✓Restaurants and entertainment
- ✓Apartments above commercial
- ✓Office
- ✓Hotels
- ✗Heavy manufacturing
- ✗Outdoor storage
Key numbers
- Height
- 50 ft
- Lot min
- None
- Width
- None
- Coverage
- 2.00
- Front
- 0 ft (build-to-line on transit streets)
- Side
- None required
- Rear
- 30 ft (if abutting R district)
What this means in practice
B3 is where you can do larger-format retail that B1 caps at 25,000 SF. Grocery-anchored mixed-use, fitness centers, larger restaurants. On bigger sites, ground-floor commercial with 3-4 floors of apartments is the highest-value use. If you're looking at B3 near CTA, check Connected Communities eligibility — the TOD bonus can push your FAR significantly higher.
Commercial
2 districts in Chicago
C1-3
Neighborhood Commercial (Dash 3)Broader commercial uses than B districts, including auto-oriented uses like gas stations and car washes. The dash-3 FAR makes mid-rise mixed-use viable. Common along arterials.
What you can build
- ✓Retail and service
- ✓Auto-oriented commercial (gas stations, car wash)
- ✓Apartments above commercial
- ✓Office buildings
- ✓Hotels
- ✗Heavy manufacturing
- ✗Warehousing
Key numbers
- Height
- 55 ft
- Lot min
- None
- Width
- None
- Coverage
- 3.00
- Front
- 0 ft
- Side
- None required
- Rear
- 30 ft (if abutting R district)
What this means in practice
C1-3 at 3.0 FAR is where mid-rise mixed-use gets interesting. On a 10,000 SF lot: 30,000 SF of building — 5,000 SF commercial ground floor + 25,000 SF residential = ~25-30 apartments. The auto-oriented use permission means you can also do gas stations and drive-throughs, but the highest value use is almost always mixed-use residential over retail.
C2-5
Motor Vehicle-Related Commercial (Dash 5)The most permissive non-downtown commercial district. Allows everything from auto dealerships to high-rise mixed-use at 5.0 FAR. Found along major arterials and near expressway interchanges.
What you can build
- ✓All B and C1 uses
- ✓Auto dealerships and repair
- ✓High-rise mixed-use
- ✓Large-format retail
- ✓Warehousing (limited)
- ✗Heavy manufacturing
- ✗Extractive uses
Key numbers
- Height
- 80 ft
- Lot min
- None
- Width
- None
- Coverage
- 5.00
- Front
- 0 ft
- Side
- None required
- Rear
- 30 ft (if abutting R district)
What this means in practice
C2-5 is an undervalued zoning in neighborhoods with improving fundamentals. 5.0 FAR by-right on an arterial means you can build a substantial mixed-use project without a Planned Development. On a half-acre site: 5.0 FAR = 108,900 SF — that's 80-100 apartments over ground-floor retail. If you're avoiding PD review, C2-5 is the densest you can go outside downtown.
Downtown
3 districts in Chicago
DX-7
Downtown Mixed-Use (Dash 7)The workhorse downtown district outside the core Loop. Covers River North, South Loop, West Loop edges. 7.0 base FAR with bonus potential through the Neighborhood Opportunity Fund.
What you can build
- ✓High-rise residential
- ✓Office towers
- ✓Hotels
- ✓Mixed-use
- ✓Entertainment venues
- ✓Ground-floor retail
- ✗Manufacturing
- ✗Auto-oriented uses
- ✗Warehousing
Key numbers
- Height
- No fixed max (controlled by FAR and PD)
- Lot min
- None
- Width
- None
- Coverage
- 7.00 base (bonuses available)
- Front
- 0 ft (build-to-line)
- Side
- None
- Rear
- 30 ft (if abutting R district)
What this means in practice
Most DX-7 projects exceeding the base FAR go through Planned Development, which means City Council approval, community meetings, and 6-12 months of entitlement. FAR bonuses are purchased through the Neighborhood Opportunity Fund at approximately $28/SF of bonus floor area. On a 20,000 SF site at 7.0 FAR = 140,000 SF — roughly a 12-15 story building depending on floor plates.
DX-12
Downtown Mixed-Use (Dash 12)High-density downtown. Covers significant portions of River North, the West Loop, and South Loop. Nearly every project at this FAR requires Planned Development review.
What you can build
- ✓High-rise residential and office towers
- ✓Hotels
- ✓Mixed-use complexes
- ✓Entertainment and cultural facilities
- ✗Manufacturing
- ✗Auto-oriented uses
Key numbers
- Height
- No fixed max (controlled by FAR and PD)
- Lot min
- None
- Width
- None
- Coverage
- 12.00 base (bonuses above)
- Front
- 0 ft (build-to-line)
- Side
- None
- Rear
- As per PD
What this means in practice
At 12.0 FAR, even a modest 15,000 SF lot supports 180,000 SF of development — a 15-20 story tower. Bonus FAR through the Neighborhood Opportunity Fund can push you higher. Budget $28/SF for bonus floor area plus 10% to the Local Impact Fund (improvements within 1 mile of your site). PD approval timeline: 6-12 months minimum.
DC-16
Downtown Core (Dash 16)The Loop and its immediate surroundings. 16.0 base FAR is the highest in the city. This is where Chicago's tallest buildings go. Every significant project is a Planned Development.
What you can build
- ✓Supertall mixed-use towers
- ✓Class A office
- ✓Luxury hotels
- ✓Large-scale mixed-use
- ✗Manufacturing
- ✗Auto-oriented uses
- ✗Low-density residential
Key numbers
- Height
- No fixed max (FAR + PD)
- Lot min
- None
- Width
- None
- Coverage
- 16.00 base (bonuses above)
- Front
- 0 ft (build-to-line)
- Side
- None
- Rear
- As per PD
What this means in practice
DC-16 is trophy development land. On a 40,000 SF site at 16.0 FAR = 640,000 SF before bonuses. That's a 50+ story tower. Bonus FAR pushes several recent projects above 20.0 effective FAR. Land trades at $300-600/SF. The entitlement process is long and political — plan for 12-18 months of PD review, aldermanic engagement, and community meetings.
Manufacturing
2 districts in Chicago
M1-2
Limited Manufacturing / Business Park (Dash 2)Low-impact manufacturing, warehousing, and office within enclosed buildings. Found throughout Chicago's industrial corridors. No residential allowed by-right — requires rezoning.
What you can build
- ✓Light manufacturing (enclosed)
- ✓Warehousing and distribution
- ✓Office and business park
- ✓Wholesale and contractor yards
- ✓Artist studios and maker spaces
- ✗Residential (requires rezoning)
- ✗Retail (except limited ancillary)
- ✗Heavy manufacturing
Key numbers
- Height
- 50 ft
- Lot min
- None
- Width
- None
- Coverage
- 2.00
- Front
- 0 ft
- Side
- None
- Rear
- 30 ft (if abutting R district)
What this means in practice
M1-2 is the most common industrial zoning in Chicago. The play for developers: rezone M1 to B or C in gentrifying corridors (Pilsen, Logan Square, Avondale). An M1-2 parcel rezoned to B2-3 can triple in value overnight. But the alderman controls the rezoning process in Chicago — without aldermanic support, you're not getting a map amendment. Existing M1 buildings also have creative reuse potential: loft offices, breweries, maker spaces.
PMD
Planned Manufacturing DistrictChicago's 15 Planned Manufacturing Districts are zoning fortresses — protected from residential conversion to preserve industrial jobs. Rezoning requires a supermajority of City Council, not just aldermanic approval.
What you can build
- ✓Manufacturing and assembly
- ✓Warehousing and logistics
- ✓Food production
- ✓Office (ancillary to industrial)
- ✗Residential (extremely difficult to rezone)
- ✗Retail
- ✗Hotels
Key numbers
- Height
- Varies by PMD subdistrict
- Lot min
- None
- Width
- None
- Coverage
- Varies by PMD subdistrict
- Front
- Varies
- Side
- Varies
- Rear
- Varies
What this means in practice
Don't buy PMD land hoping to rezone to residential. The supermajority requirement makes it nearly impossible. Instead, evaluate it for industrial use: logistics near expressways, last-mile distribution, food production, data centers. PMD land trades at a steep discount to adjacent B or C parcels — that's the correct price for the entitlement constraint. If you see a PMD parcel with residential comps, someone is mispricing the zoning risk.
Development Bonus Program
Chicago has two major bonus/incentive programs that interact with each other. The Connected Communities Ordinance (2022) provides TOD bonuses near transit: parking reduction up to 100%, FAR increases (up to 4.0 in areas with 3.0 base), and height bonuses. Maximum bonuses require all ARO-required affordable units on-site. The Neighborhood Opportunity Fund provides downtown FAR bonuses at ~$28/SF of bonus floor area, with 80% going to neighborhood commercial grants and 10% to local improvements within 1 mile. The Affordable Requirements Ordinance (ARO) is triggered by any 10+ unit project receiving a zoning change, city land, or financial assistance: 10% affordable units required (20% with financial assistance). In-lieu fees range from $50,000 to $225,000/unit depending on zone — downtown fees are highest. Run the pro forma both ways: on-site units vs. fee-in-lieu. In higher-income areas, the fee can exceed $175,000/unit, which often makes building the affordable units cheaper than paying out.
Overlay Districts
Lakefront Protection Overlay
Applies to all parcels near Lake Michigan. Divided into Water Zone, Public Use Zone, and Private Use Zone. Projects in the Private Use Zone require Chicago Plan Commission review. Adds 2-4 months to entitlement. Height and setback restrictions protect lake views and public access. If your site is within the Lakefront Protection boundary, assume Plan Commission review before you close.
Planned Development (PD)
Required for projects above base FAR in downtown districts and any project over certain thresholds (generally 75+ units or 75,000+ SF outside downtown). Requires Plan Commission hearing, community meetings, and City Council approval. Budget 6-18 months. The PD process gives the alderman and community significant leverage over design, affordability, and community benefits.
Chicago Landmark / Landmark District
Over 400 individual landmarks and 60+ landmark districts. Any exterior alteration, new construction, or demolition within a landmark district requires a permit from the Commission on Chicago Landmarks. Demolition of a landmark building is extremely difficult to approve. Factor in 2-4 months for Landmarks review and potential design modifications.
TOD / Connected Communities Area
Within 1/2 mile of any CTA or Metra rail station, or 1/4 mile of a high-frequency bus route. Eligible projects receive reduced parking requirements (up to 50% by-right, 100% with adjustment), increased FAR, and height bonuses. Maximum bonuses require 100% of ARO units on-site. The parking swap bonus lets you convert eliminated parking spaces into additional dwelling units.
Pedestrian Street Designation
Applied to specific street segments (Armitage, Division, Clark, Milwaukee, etc.). Requires ground-floor commercial uses to be built to the front property line with transparent facades. No parking between the building and the street. Drive-throughs prohibited. These streets command the highest neighborhood retail rents in the city.
Special Character Overlay
Neighborhood-specific design standards that restrict building height, bulk, and materials beyond the base zoning. Found in historic neighborhoods like Wicker Park, Bucktown, and Andersonville. Check overlay boundaries carefully — requirements can restrict an otherwise permissive base zoning.
Frequently Asked Questions
How do I check zoning for a specific property in Chicago?
Use the City's interactive zoning map at gisapps.chicago.gov/ZoningMapWeb. Enter an address to see the base zoning district, any overlays, Planned Development numbers, and landmark status. For a complete picture you also need to check the Cook County Assessor for lot dimensions and the Chicago Building Permit portal for active permits.
What does the dash number mean in Chicago zoning?
The dash number controls bulk — primarily FAR. B1-2 means Neighborhood Shopping at 2.0 FAR. C1-5 means Neighborhood Commercial at 5.0 FAR. DX-12 means Downtown Mixed-Use at 12.0 FAR. Higher dash number = more building. The letter prefix controls use type, the dash number controls how much you can build.
How does the Connected Communities Ordinance affect my project?
If your site is within 1/2 mile of a CTA or Metra station, or 1/4 mile of a high-frequency bus route, you get density bonuses and parking reductions. Parking can be reduced 50% by-right, 100% with administrative adjustment. FAR bonuses are tied to on-site affordable housing — build 100% of required ARO units on-site to get the maximum bonus. The parking swap lets you add dwelling units in place of eliminated parking spaces.
When does the Affordable Requirements Ordinance apply?
ARO triggers on any residential project of 10+ units that receives a zoning change, city-owned land, or city financial assistance (TIF, tax credits, etc.). Standard requirement is 10% affordable units. If you receive financial assistance, it's 20%. You can pay a fee-in-lieu instead of building units: $50,000-$225,000 per required unit depending on the geographic zone. Downtown projects pay the highest fees.
What is a Planned Development and when do I need one?
A PD is Chicago's discretionary review process for large or complex projects. You need one for any project above the base FAR in downtown districts, any development over ~75 units or 75,000 SF outside downtown, or any project the alderman requests it for. PD approval requires Plan Commission hearing, community meetings, and a full City Council vote. Budget 6-18 months and significant legal and design costs.
How much power does the alderman have over development?
In practice, enormous. Chicago operates under 'aldermanic prerogative' — the local alderman effectively controls zoning changes in their ward. A rezoning without aldermanic support will not pass City Council. Most PD approvals, special uses, and zoning amendments require the alderman's consent before they reach committee. Engage the alderman's office early, before you invest in design and engineering.
Can I convert a manufacturing-zoned building to residential?
In standard M districts (M1, M2, M3): yes, with a rezoning. You need aldermanic support and a zoning map amendment through City Council. In Planned Manufacturing Districts (PMD): effectively no. PMD rezoning requires a City Council supermajority, which is extremely rare. Check whether your site is in a PMD before making an offer — the zoning map distinguishes between M and PMD.
How do parking requirements work in Chicago?
Base parking requirements vary by district and use — typically 1 space per unit in residential, 0.5-1 per unit in higher-density zones. In TOD areas under Connected Communities, parking can be reduced 50% by-right and up to 100% with an adjustment. Projects with 50%+ affordable units can eliminate parking entirely by-right. Outside TOD areas, parking reductions require a zoning variance.
Get the full property profile for
any address in Chicago
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.