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17-7-0101 Described. Overlay districts deal with special situations or accomplish specific city goals that cannot be easily or efficiently addressed through the use of base districts. As the name implies, overlay districts "overlay" applicable base district classifications to alter some or all of the zoning regulations that apply to particular sites. Overlay districts are shown on the maps in the Official Zoning Atlas.
17-7-0102 Effect. Overlay district regulations supplement the zoning regulations of the applicable base district. When overlay district standards conflict with applicable base district standards or other regulations of this Zoning Ordinance, the regulations of the overlay district always govern. When no special overlay district standards are specified, the base district standards and all other applicable regulations of this Zoning Ordinance will govern.
(Added Coun. J. 5-26-04, p. 25275)
17-7-0201 Boundaries. The Near North Historic Overlay District No. 1 consists of all parcels within the area bounded by: North Boulevard; North State Parkway; East Burton Place; North Astor Street; East Goethe Street; North Lake Shore Drive; East Division Street; the alley next east of and parallel to North State Parkway; a line 27 feet north of and parallel to East Division Street; North State Parkway; a line 120 feet north of and parallel to West Division Street; North Dearborn Street; a line 170 feet north of and parallel to West Division Street; the alley next west of and parallel to North Dearborn Street; a line 218.44 feet south of and parallel to West Goethe Street; North Dearborn Street; a line 69.94 feet south of and parallel to West Goethe Street; and the alley next west of and parallel to North Dearborn Street.
Base District Zoning Classification | Maximum Building Height (whichever is greater) | |
Feet | Stories | |
RM5 | 45 | 4 |
RM6 | 90 | 8 |
RM6.5 | 125* | 11* |
* The maximum building height in RM6.5 may be increased to a maximum of 175 feet or 16 stories if reviewed and approved as a Planned Development in accordance with the procedures of Sec. 17-13-0600.
17-7-0204 Administrative Adjustments. Notwithstanding any other provision of this Zoning Ordinance, the Zoning Administrator is expressly authorized to consider and decide requests for administrative adjustments to exceed the height limits of Sec. 17-7-0203-A by up to 10%. (See Sec. 17-13-1003-O)
17-7-0205 Other Regulations. Except as expressly stated in this section, and to the extent not inconsistent with the provisions of this section, all other regulations of this Zoning Ordinance, the Chicago Landmark Ordinance and the Lake Michigan and Chicago Lakefront Protection Ordinance apply to parcels in the Near North Historic Overlay District No. 1. In case of conflict between the regulations of this section and other regulations of this Zoning Ordinance, the Chicago Landmark Ordinance or the Lake Michigan and Chicago Lakefront Protection Ordinance, the regulations of this section will govern.
(Added Coun. J. 5-26-04, p. 25275)
17-7-0301 Boundaries. The Near North Historic Overlay District No. 2 consists of all parcels within the area bounded by: North Boulevard (on the north), North Lake Shore Drive (on the east), the north side of East Goethe Street (on the south) and a line delineated by the east side of North Astor Street, the north side of East Burton Place and the east side of North State Parkway (on the west).
Base District Zoning Classification | Maximum Building Height (whichever is greater) | |
Feet | Stories | |
RM5 | 45 | 4 |
RM6 | 90 | 8 |
RM6.5 | 125* | 11* |
* The maximum building height in RM6.5 may be increased to a maximum of 175 feet or 16 stories if reviewed and approved as a Planned Development in accordance with the procedures of Sec. 17-13-0600.
17-7-0304 Administrative Adjustments. Notwithstanding any other provision of this Zoning Ordinance, the Zoning Administrator is expressly authorized to consider and decide requests for administrative adjustments to exceed the height limits of Sec. 17-7-0203-A by up to 10%. (See Sec. 17-13-1003-O)
17-7-0305 Other Regulations. Except as expressly stated in this section, and to the extent not inconsistent with the provisions of this section, all other regulations of this Zoning Ordinance, the Chicago Landmark Ordinance and the Lake Michigan and Chicago Lakefront Protection Ordinance applies to parcels in the Near North Historic Overlay District No. 2. In case of conflict between the regulations of this section and other regulations of this Zoning Ordinance, the Chicago Landmark Ordinance or the Lake Michigan and Chicago Lakefront Protection Ordinance, the regulations of this section will govern.
(Added Coun. J. 5-26-04, p. 25275)
1. maintain and permit critical service uses;
2. preserve and enhance open space and recreational opportunities along the North Branch of the Chicago River;
3. retain and modernize existing planned manufacturing district (PMD) zoning in some areas;
4. facilitate and guide land use transitions from the area's former PMD zoning in some areas; and
5. accommodate and promote compatible mixes of office, industrial, commercial and/or residential uses.
17-7-0401-B When these overlay district regulations conflict with applicable base district or other regulations of this Zoning Ordinance, the regulations of the overlay district shall govern. When no overlay district regulations are specified, the base district regulations and all other applicable regulations of this Zoning Ordinance govern, unless otherwise more specifically regulated, including, without limitation, by a planned development.
17-7-0402-A The overlay district regulations of this Sec. 17-7-0400 apply to all property within an area generally bounded by West Webster Avenue on the north, North Kingsbury Street or the east bank of the North Branch Canal on the east, West Kinzie Street on the south and the Union Pacific Railroad on the west. The area is further divided into the following subdistricts:
1. NBCO-A, North subdistrict;
2. NBCO-B, Central subdistrict; and
3. NBCO-C, South subdistrict.
Figure 17-7-0402-A
Figure 17-7-0403-A
Figure 17-7-0403-B
1. Buffer Area C-1, defined by the following boundaries: The North Branch of the Chicago River; a line 131 feet east of and parallel to the east line of North Halsted Street; the centerline of the public alley next south of and parallel to West Chicago Avenue and said line extending east where no alley exists; the northeast line of the Union Pacific Railroad right-of- way; West Chicago Avenue; and North Halsted Avenue.
Figure 17-7-0403-C-1
2. Buffer Area C-2, defined by the following boundaries: West Ancona Street or the centerline of West Ancona Street extending east where no street exists; the southwest line of the Union Pacific Railroad right-of-way; West Ohio Street; and the northeast line of the Union Pacific Railroad (Metra) right-of-way.
Figure 17-7-0403-C-2
17-7-0404 Indoor/Outdoor Operations. In all DS, M and PMD districts within the NBCO, except that area of PMD 2 east of North Elston Avenue, all new or expanded principal and accessory Industrial Use Group uses, as defined in Sec. 17-17-0105, including storage and work areas, must be located within completely enclosed buildings. Existing unenclosed uses may remain, subject to the screening requirements of Sec. 17-5-0600.
1. Property in the NBCO-A subdistrict may not be rezoned to any zoning district classification other than B (Business), C (Commercial), POS (Parks and Open Space) or T (Transportation), provided that this provision is not intended to prohibit approval of planned development (PD) zoning for projects that meet the mandatory or elective PD thresholds of Sec. 17-8-0500 or 17-8-0600, respectively. Pursuant to Sec. 17-7-0406-A, rezoning to a zoning district classification that allows a base floor area ratio of more than 3.0 is prohibited.
2. All rezonings to a B or C zoning district within the NBCO-A subdistrict must be processed in accordance with the Type I zoning map amendment procedures of Sec. 17-13-0302 or the planned development procedures of Sec. 17-13-0600 (if the project qualifies as a mandatory or elective planned development pursuant to Sec. 17-8-0500 or Sec. 17-8-0600, respectively).
17-7-0405-B NBCO-B Subdistrict. Property in the NBCO-B subdistrict may not be rezoned to any non-PMD zoning district classification, provided that this provision is not intended to prohibit approval of planned development (PD) zoning for projects that meet the mandatory or elective PD thresholds of Sec. 17-8-0500 or Sec. 17-8-0600, respectively.
17-7-0405-C NBCO-C Subdistrict. Property in the NBCO-C subdistrict may not be rezoned to any zoning district classification other than DX (Downtown Mixed-Use), POS (Parks and Open Space) or T (Transportation), provided that this provision is not intended to prohibit approval of planned development (PD) zoning for projects that meet the mandatory or elective PD thresholds of Sec. 17-8-0500 or Sec. 17-8-0600, respectively. Pursuant to Sec. 17-7-0406-C, rezoning to a zoning district classification that allows a base floor area ratio of more than 5.0 is prohibited.
17-7-0406-A NBCO-A Subdistrict. All development in the NBCO-A subdistrict is subject to a maximum base floor area ratio of 3.0 or the floor area ratio of the underlying zoning district, whichever is less. Floor area bonuses may be authorized in accordance with Sec. 17-7-0407.
17-7-0406-C NBCO-C Subdistrict. All development in the NBCO-C subdistrict is subject to a maximum base floor area ratio of 5.0 or the floor area ratio of the underlying zoning district, whichever is less. Floor area bonuses may be authorized in accordance with Sec. 17-4-1000.
17-7-0407-A Applicability. The floor area bonus provisions of this Sec. 17-7-0407 apply to floor area bonuses in the NBCO-A subdistrict.
17-7-0407-B Eligibility. Only B- or C-zoned properties with a dash-3 bulk and density designation are eligible to receive floor area bonuses under this Sec. 17-7-0407.
17-7-0407-C Purpose. The floor area bonus provisions of this section are intended to provide the opportunity for development projects in the NBCO-A subdistrict to achieve appropriate increases in floor area ratio above applicable base floor area ratios, while providing a corresponding economic incentive for developers to provide public amenities in the NBCO that improve the quality of life of city residents, employees, and visitors of the area and are a benefit to the public. This section shall be liberally construed and applied to achieve these stated purposes.
1. Planned Development Review. Floor area bonuses may be approved only in accordance with the planned development procedures of Sec. 17-13-0600. The zoning administrator must review proposed floor area bonus requests and make a recommendation to the Commissioner of Planning and Development and the Chicago Plan Commission. The Commissioner of Planning and Development and the Chicago Plan Commission shall each in turn make a recommendation to the city council. Floor area bonuses may be approved only if they are consistent with the purposes described in Sec. 17-1-0500, Sec. 17-4-1001, and Sec. 17-7-0407-C.
2. Submittal Requirements. All applicants for bonus floor area must file a bonus worksheet with the zoning administrator.
(a) The zoning administrator shall, by rule, establish a required form and content for such worksheets.
(b) Such worksheets must, at a minimum, include the calculations for the amount of bonus floor area requested.
(c) Such worksheets will serve as an official record of bonuses and such records will be binding on the property owners and their successors and assigns.
1. Floor area bonuses will be based on a financial contribution that reflects the value of land within the surrounding area, based on the following formula:
Cost of 1 square foot of floor area = 0.50 x median cost of land per buildable square foot
2. The cost of land must be based on sale prices within the most recent 5 years, as provided by the Department of Planning and Development.
3. The Commissioner of Planning and Development is responsible for updating estimates of land values at least once every 5 years.
4. The bonus payment must be paid in full prior to the issuance of the first building permit for any building or buildings within the planned development; provided, however, if the planned development is constructed in phases, the bonus payment must be paid on a pro rata basis as the first building permit for each subsequent new building or phase of construction is issued. The amount due prior to the issuance of a building permit (whether for a single building or for any subsequent phase of construction) shall be calculated by multiplying the total bonus payment due for the planned development as a whole (as the land value determination may be adjusted from time to time pursuant to paragraphs 2 and 3 above) by a fraction, the numerator of which is the amount of floor area in the building or buildings for which the permit is then being issued and the denominator of which is the total amount of floor area approved in the planned development (calculated as the total maximum floor area ratio in the planned development multiplied by the total net site area in the planned development), as follows:
Bonus payment due at the time of applicable permit* | = | Total bonus payment for planned development** | x | Floor area approved for construction in building permit for applicable building or phase ÷ maximum floor area approved for construction in planned development as a whole*** |
* Each payment is due prior to the issuance of the first building permit for any building or buildings in the planned development.
** The total bonus payment shall be determined by calculating the amount of bonus floor area granted in the approved planned development times the amount per square foot due pursuant to Sec. 17-7-0407-E-l (as the same may be adjusted in accordance with Sec. 17-7-0407-E-2 and Sec. 17-7-0407-E-3), and therefore the final payment amount may change overtime.
*** Maximum floor area is calculated as the total maximum floor area ratio in the planned development multiplied by the total net site area in the planned development.
1. Cash Deposit. Except as provided in paragraphs 17-7-0407-F-2 and 17-7-0407-F-3, all funds received for floor area bonuses under this Sec. 17-7-0407 shall be deposited in the following funds in the following amounts:
Bonus Fund | Percentage of Bonus Payment |
North Branch Corridor Bonus Fund | 70% |
Industrial Corridor System Fund established under Sec. 16-8-040 | 30% |
2. Direct Payments to Sister Agencies. In lieu of the direct deposit otherwise required into the North Branch Corridor Bonus Fund, the Department of Planning and Development may direct applicants to make payments directly to sister agencies to finance specific projects pursuant to the requirements of Sec. 17-7-0407-H.
3. In-Kind Improvements. In lieu of the direct deposit otherwise required into the North Branch Corridor Bonus Fund, the planned development ordinance may provide for applicants to undertake specific local improvement projects themselves pursuant to the requirements of Sec. 17-7-0407-H-4.
1. The minimum floor area bonus in the NBCO-A is 0.5 FAR.
2. The maximum floor area bonus in the NBCO-A is 3.5 FAR.
1. Creation of North Branch Corridor Bonus Fund and Percentage Allocated. A separate fund is hereby established and designated as the North Branch Corridor Bonus Fund, into which seventy (70) percent of all funds due for floor area bonuses under this Sec. 17-7-0407 shall be deposited, except as provided in Sec. 17-7-0407-F-2 for direct payments to sister agencies and Sec. 17-7-0407-F-3 for in-kind improvements. The revenues of the North Branch Corridor Bonus Fund shall be reserved and utilized exclusively in accordance with Sec. 17-7-0407-H-2.
2. Use of Funds. All funds deposited in the North Branch Corridor Bonus Fund pursuant to Sec. 17-7-0407-F-l, and all direct payments to sister agencies pursuant to Sec. 17-7-0407-F-2 shall be used for costs to plan, design, and construct public improvements in furtherance of the goals in the North Branch Framework land use plan, including, but not limited to, transit, open space, pedestrian, streetscape, and infrastructure improvements.
3. Option for In-Kind Provision of Improvements. In lieu of the required cash contribution to the North Branch Corridor Bonus Fund, the planned development ordinance may authorize applicants to undertake qualifying improvement projects themselves, in furtherance of the goals in the North Branch Framework land use plan. The Department of Planning and Development shall review proposals for in-kind improvements on a case-by-case basis. If the Department of Planning and Development approves the proposal, the applicant shall submit project documentation, including but not limited to, detailed site-specific cost estimates for the improvements, appropriate drawings, detailed construction commitments, a construction schedule, and a performance bond for completion of the improvements, if applicable. If the estimated budget for the project exceeds the applicant's required cash contribution, the Department of Planning and Development may distribute funds from the North Branch Corridor Bonus Fund to the applicant to perform additional work associated with the project on behalf of the City or applicable sister agency, subject to city council approval.
4. Minor Change for Allocation of North Branch Corridor Bonus Funds. Changes to improvements specified in a planned development ordinance, or the substitution of one type of improvement for another, or the manner in which payments are made or satisfied under Sec. 17-7-0407-F, shall be deemed minor changes and may be permitted by the zoning administrator, as provided in Sec. 17-13-0611.
5. [Reserved.]
6. Binding Commitments.
(a) Sister Agency Agreements. Any sister agency that receives funds under this Sec. 17-7-0407 (whether from the City as a distribution from the North Branch Corridor Bonus Fund or from the applicant directly pursuant to Sec. 17-7-0407-F-2) must enter into an agreement with the City regarding the permitted use of funds. Any funds that remain unused upon completion of the project must be returned to the North Branch Corridor Bonus Fund and applied to other eligible project costs.
(b) In-Kind Improvement Agreements. If the Department of Planning and Development approves a proposal for in-kind improvements pursuant to Sec. 17-7-0407-H-3, the applicant must enter into an agreement with the applicable City department or sister agency specifying the type of improvements to be provided, the value of the improvements, the time line for completion of the improvements, the manner in which any supplemental funds will be used, and any other terms or conditions the Commissioner of Planning and Development deems necessary or desirable.
(c) Authorization. The Commissioner of Planning and Development, or the Commissioner's designee, is authorized to execute all agreements with sister agencies and applicants providing in-kind improvements on behalf of the City. All agreements must be in a form approved by the corporation counsel.
17-7-0407-I Rules and Regulations. The Commissioner of Planning and Development is authorized to adopt such rules as the commissioner may deem necessary for the proper implementation, administration, and enforcement of the floor area bonus provisions of this Sec. 17-7-0407.
17-7-0408-A Applicability. The floor area bonus provisions of this Sec. 17-7-0408 apply to floor area bonuses in the NBCO-C subdistrict.
17-7-0408-B Eligibility. Only DX-zoned properties with a dash-5 bulk and density designation are eligible to receive floor area bonuses under this Sec. 17-7-0408.
17-7-0408-C Regulations. The downtown district floor area bonus provisions of Sec. 17-4-1000 apply to properties eligible for floor area bonuses in the NBCO-C subdistrict.
17-7-0409 Minimum Lot Area per Unit. Projects that qualify for and are granted floor area bonuses under Sec. 17-7-0407 are eligible to use reduced lot area per unit standards. For each one percent increase in floor area awarded through the floor area bonus provisions of Sec. 17-7-0407, the minimum lot area per unit standard is reduced by one percent. The minimum lot area per unit reduction may not exceed 60 percent, regardless of the floor area bonus granted.
17-7-0410-A Minimum Automobile Parking Ratios. All D-zoned property within the NBCO-C subdistrict shall be subject to the minimum automobile parking ratios in Schedule 2 of Sec. 17-10-0208. All B, C, M and PMD-zoned property within the NBCO shall be subject to the dash-5 minimum automobile parking ratios in Schedule 1 of Sec. 17-10-0207.
17-7-0410-B Maximum Nonresidential Accessory Parking Ratios. All D-zoned property within the NBCO-C subdistrict shall be subject to the applicable maximum accessory parking ratios of Sec. 17-10-0205.
17-7-0411 Chicago River Setback. All new development and expansions of existing development must be set back at least 30 feet from the top of the bank along all points of the waterway adjacent to the Chicago River North Branch and North Branch Canal. This required setback must be unobstructed by buildings, parking lots and other site improvements.
17-7-0412 Parks and Open Space. Fields for team sports and other recreational needs of not less than 10 acres in total, distributed among various development sites, are a desired new amenity with the redevelopment of the North Branch Industrial Corridor. These fields would be located within portions of sites that can accommodate larger open spaces, and would be programmed together to accommodate both area residents, as well as new corridor residents.
1. The driveway and vehicle access limitations of this section (17-7-0413) apply along the following streets:
Street | Segment | |
From | To | |
North-South Streets | ||
Elston Avenue | Division Street | Cortland Street |
2. Streets that are subject to the driveway and vehicle access limitations of this section must be identified in the text of this Zoning Ordinance.
3. The driveway and vehicle access regulations of this section may be amended only in accordance with the Zoning Ordinance text amendment procedures of Sec. 17-13-0200.
17-7-0413-B Regulations. Alleys are intended to serve as the primary means of vehicle access to buildings and uses located along the streets identified in Sec. 17-7-0413-A-l. New curb cuts and driveway access are permitted on such streets only when reviewed and approved as an administrative adjustment by the Zoning Administrator.
17-7-0414 Supplemental Use Standards. In addition to the use standards listed in Sec. 17-5-0207, the following supplemental use standards shall apply where specifically indicated.
17-7-0414-A Office. The gross floor area limits for office uses in all M2 and M3 districts within the NBCO-A subdistrict do not apply when the development involves only reuse of an existing character building (as identified below) and such building's floor area is not being increased by more than 10% of the floor area that has been in existence for 50 years or more from the effective date of this Sec. 17-7-0400. For the purposes of this Sec. 17-7-0414, the following properties are classified as character buildings:
Building Address | Building Address Range |
Building Address | Building Address Range |
1. 2013 N Elston Ave | 2013 – 2027 N Elston Ave 2029 – 2061 N Ashland Ave 1524 – 1546 W Mclean Ave 2012 – 2058 N Mendell St |
2. 2001 N Elston Ave | 2001 – 2011 N Elston Ave 1528 – 1550 W Armitage 1525 – 1547 W Mclean Ave 2000 – 2008 N Mendell St |
3. 1529 W Armitage Ave | 1529 – 1537 W Armitage Ave 1530 – 1540 W Homer St 1938 – 1958 N Mendell St |
4. 1918 N Mendell St | 1916 – 1930 N Mendell St 1531 – 1541 W Homer St |
5. 1906 N Mendell St | 1900 – 1910 N Mendell St 1500 – 1510 W Cortland St |
6. 1903 N Mendell St | 1901 – 1917 N Mendell St 1438 – 1456 W Cortland St |
7. 1761 N Elston Ave | 1751 – 1771 N Elston Ave |
8. 1701 N Elston Ave | 1701 – 1721 N Elston Ave 1414 – 1428 W Wabansia Ave 1459 – 1473 W Willow St |
9. 1700 N Elston Ave | 1700 – 1710 N Elston Ave 1438 – 1450 W Wabansia Ave |
10. 1686 N Ada St | 1686 – 1698 N Ada St 1401 – 1405 W Wabansia Ave |
11. 1664 N Ada St | 1664 – 1666 N Ada St |
12. 1338 W Concord Pl | 1650 – 1652 N Ada St |
13. 1346 W Concord Pl | 1640 – 1646 W Concord Pl |
14. 1348 W Concord Pl | 1348 – 1350 W Concord Pl |
15. 1320 W Concord Pl | 1320 – 1324 W Concord Pl |
16. 1652 N Throop St | 1646 – 1654 N Throop St 1301 – 1309 W Concord Pl |
17. 1467 N Elston Ave | 1463 – 1469 N Elston Ave 1261 – 1281 W Le Moyne St |
18. 1325 N Elston Ave | 1305 – 1357 N Elston Ave 1231 – 1251 W Blackhawk St |
19. 1215 W Blackhawk St | 1215 – 1227 W Blackhawk St |
20. 1308 N Elston Ave | 1308 – 1322 N Elston Ave 1301 – 1313 W Evergreen Ave |
17-7-0414-B Incidental Commercial Use. Commercial uses which are clearly incidental and subordinate to office developments as described in Sec. 17-7-0414-A shall be permitted as of right in the NBCO-A subdistrict. Incidental commercial uses shall be allowed to occupy no more than 25% in the aggregate of the gross floor area of the ground floor of the building. Incidental commercial uses are limited to the following use categories:
1. Building Maintenance Services
2. Business Support Services
3. Eating and Drinking Establishments
4. Financial Services (bank, savings bank, savings and loan association, currency exchange, and credit union use types only)
5. Food and Beverage Retail Sales (no liquor or live poultry sales)
6. Medical Service
7. Personal Service
8. Repair or Laundry Service, Consumer
9. Retail Sales, General
(Added Coun. J. 5-26-04, p. 25275; Deleted Coun. J. 11-30-05, p. 62727; Added Coun. J. 7-26-17, p. 53898, § 7)
1. facilitate and guide land use transitions from the area's former PMD zoning in some areas; and
2. accommodate and promote compatible mixes of office, industrial and commercial uses.
17-7-0451-B When these overlay district regulations conflict with applicable base district or other regulations of this Zoning Ordinance, the regulations of the overlay district shall govern. When no overlay district regulations are specified, the base district regulations and all other applicable regulations of this Zoning Ordinance govern, unless otherwise more specifically regulated, including, without limitation, by a planned development.
17-7-0452 Boundaries. The overlay district regulations of this Section 17-7-0450 apply to all property within an area generally bounded by West Hubbard Street on the north, North Halsted Street on the east, West Wayman Street and West Carroll Avenue on the south and North Ogden Avenue on the west.
17-7-0454 Rezonings. Property in the KCO may not be rezoned to any zoning district classification other than POS (Parks and Open Space), T (Transportation), DS (Downtown Service), or DX (Downtown Mixed- Use), provided that this provision is not intended to prohibit approval of planned development (PD) zoning for projects that meet the mandatory or elective PD thresholds of Section 17-8-0500 or Section 17-8-0600, respectively.
17-7-0455-A Applicability. The floor area bonus provisions of this Section 17-7-0455 apply to floor area bonuses in the KCO.
17-7-0455-B Eligibility. Only DX-zoned properties are eligible to receive floor area bonuses under this Section 17-7-0455.
17-7-0455-C Regulations. The downtown district floor area bonus provisions of Section 17-4-1000 apply to properties eligible for floor area bonuses in the KCO.
17-7-0456 Supplemental Use Standards. In addition to the use standards listed in Section 17-5-0207 of this Zoning Ordinance, the following Supplemental Use standards also shall apply where specifically indicated.
17-7-0456-A Office. The gross floor area limits for office uses in all M2 districts within the KCO do not apply when the development involves only reuse of an existing Character Building and the building's floor area is not being increased by more than 10 percent of the floor area that has been in existence for 50 years or more. For the purposes of this Section 17-7-0456-A, the following properties are classified as Character Buildings:
Building Address | Building Address Range |
Building Address | Building Address Range |
1. 1300 West Carroll Ave | 1300 – 1344 West Carroll Ave 336 – 354 North Elizabeth St |
2. 400 North May St | 400 – 420 North May St 1132 – 1154 West Kinzie St |
3. 406 North Aberdeen St | 406 – 410 North Aberdeen St |
4. 415 North Aberdeen St | 413 – 423 North Aberdeen St |
5. 1046 West Kinzie St | 1046 – 1052 West Kinzie St |
6. 413 North Carpenter St | 413 – 423 North Carpenter St |
7. 415 North Sangamon St | 413 – 423 North Sangamon St |
8. 901 West Kinzie St | 901 – 925 West Kinzie St |
9. 838 – 840 West Kinzie St | 832 – 842 West Kinzie St 400 – 408 North Green St |
17-7-0456-B Incidental Commercial Use. Commercial uses which are clearly incidental and subordinate to office developments as described in Section 17-7-0456-A shall be permitted by-right in the KCO. Incidental commercial uses shall be allowed to collectively occupy no more than 25 percent of the gross floor area of the ground floor of the building. Incidental commercial uses are limited to the following use categories:
1. Building maintenance services
2. Business support services
3. Eating and drinking establishments
4. Financial services (bank, savings bank, savings and loan association, currency exchange, and credit union use types only)
5. Food and beverage retail sales (no liquor or live poultry sales)
6. Medical service
7. Personal service
8. Repair or laundry service, consumer
9. Retail sales, general
(Added Coun. J. 11-21-17, p. 62501, § 4; Amend Coun. J. 4-21-21, p. 29936, § 1)
(Added Coun. J. 5-26-04, p. 25275
Subdistrict A bounded by: West Berteau Avenue; the alley next east of and parallel to North Greenview Avenue; West Irving Park Road; North Greenview Avenue; West Belle Plaine Avenue; and the alley next west of and parallel to North Greenview Avenue.
Subdistrict B bounded by: West Cullom Avenue; North Greenview Avenue; a line 276.9 feet north of and parallel to West Berteau Avenue; and the alley next west of and parallel to North Greenview Avenue.
Subdistrict C bounded by: West Cullom Avenue; the alley next east of and parallel to North Greenview Avenue; West Hutchinson Street; and North Greenview Avenue.
Subdistrict D bounded by: West Hutchinson Street; a line 190 feet east of and parallel to North Greenview Avenue; the alley next south of and parallel to West Hutchinson Avenue; the alley next east of and parallel to North Greenview Avenue; West Berteau Avenue; and North Greenview Avenue.
The minimum front setback in Subdistrict A is forty (40) feet.
The minimum front setback in Subdistrict B is forty-five (45) feet.
The minimum front setback in Subdistrict C is thirty (30) feet.
The minimum front setback in Subdistrict D is forty (40) feet.
See Section 17-17-0306 for rules governing the measurement of front setbacks.
(Added Coun. J. 1-11-06, p. 68318, § 1)
17-7-0562 Exclusion Zone Boundaries. The area in which adult use cannabis dispensaries are prohibited is bounded by the parcels adjacent to the following area: beginning at the intersection of the west side of State Street and the north side of Division Street; then east on the north side of Division street to the east side of Michigan Avenue; then south on the east side of Michigan Avenue to the north side of Ohio Street; then east on the north side of Ohio Street extended to Lake Michigan; then south along the shoreline of Lake Michigan to the south side of Illinois Street extended; then west on the south side of Illinois Street extended to the east side of Michigan Avenue; then south on the east side of Michigan Avenue to the south side of 16th Street; then west on the south side of 16th Street to the west side of Michigan Avenue; then north on the west side of Michigan Avenue to the south side of Van Buren Street; then west on the south side of Van Buren Street to the west side of State Street; then north on the west side of State Street to the place of beginning.
 | Adult Use Cannabis Dispensary exclusion zone |
(note: this map is provided for illustrative purpose only; Adult Use Cannabis Dispensary exclusion zone boundaries may be amended only through text amendment procedures)
(Added Coun. J. 10-16-19, p. 7854, § 5; Amend Coun. J. 9-20-21, p. 36844, §§ 4, 5)
17-7-0571 Purpose. Establish initial designated areas that allow for organic, contextual growth in the existing housing stock to create additional, unsubsidized, affordable housing for moderate- and low-income tenants, allow multi-generational living arrangements, allow owners to retain property ownership while downsizing living space or allow owners to create additional revenue streams to defray property tax costs, home maintenance costs, or other costs. These Additional Dwelling Unit-Allowed Areas represent a cross-section of neighborhood types in terms of market conditions, housing stock, and geography, and will allow for the evaluation of conversion units and coach houses in a variety of contexts in order to reassess best practices for the regulation, expansion, contraction or elimination of Additional Dwelling Unit-Allowed Areas.
North Zone is bounded by Devon, the lakefront, Lawrence, Clarendon, Halsted, Diversey, Lincoln, Belmont, the North Branch of the Chicago River, the North Shore Channel, Peterson, California, Granville, and Seeley.
Northwest Zone is bounded by the Eisenhower Expressway, Sacramento, Fulton, Damen, Chicago, Western, Hirsch, Rockwell, North, Sacramento, Bloomingdale, Kedzie, Palmer, Kostner, Fullerton, Central Park, Belle Plaine, Lawndale, Montrose, Harding, Lawrence, Kedzie, Elston, California, Fullerton, Western, North, and Ashland.
West Zone is bounded by the Eisenhower Expressway, Homan, the South Branch of the Chicago River, and 4600 West.
South Zone is bounded by Cicero, 7500 South, Kedzie, 71st St., Halsted, 63rd St., 600 West, 47th St., King, 60th St., Dorchester, 65th St., Cottage Grove, 67th St., the Dan Ryan Expressway, 95th St., Ashland, and 87th St.
Southeast Zone is bounded by 8300 South, the city limits, Torrence, 95th St., Commercial, 83rd Pl., and Houston.
(Note: This map is provided for illustrative purpose only: Additional Dwelling Unit-Allowed Area boundaries may be amended only through text amendment procedures.)
(Added Coun. J. 12-16-20, p. 26066, § 12)
17-7-0581 Boundaries. The Multi-Unit Preservation (Pilsen) District consists of all parcels zoned RT4, RM4.5, RM5, RM5.5, RM6 and RM6.5 and within the area bounded by: 16th Street, Newberry Avenue, 18th Street, Peoria Street, Cermak Road, Racine Avenue, 21st Street, Laflin Street, Cermak Road, the alley next east of and parallel to Western Avenue, the alley next north of and parallel to Cermak Road, the alley next east of and parallel to Western Avenue, 19th Street, Western Avenue, the alley next north of and parallel to 18th Place, Leavitt Street, the alley next north of and parallel to 18th Street, Hamilton Avenue, the alley next north of and parallel to the alley next north of and parallel to 18th Street, a line 126 feet west of and parallel to a line 126 feet west of and parallel to Hoyne Avenue, a line 163 feet north of and parallel to the alley next north of and parallel to 18th Street, 17th Street and Wood Street.
17-7-0583 Multi-Unit Preservation. In RT4, RM4.5, RM5, RM5.5, RM6, RM6.5, B or C districts, located in boundaries as identified in Section 17-7-0581, a detached house or two-flat may only be established when more than 50% of the zoning lots fronting on the same side of the street between the two nearest intersecting streets have been lawfully improved with buildings containing either a detached house or two-flat. Open land or zoning lots unimproved with principal buildings shall be considered as either detached houses or multi-unit residential buildings, at the discretion of the applicant, for purposes of the calculation described in this Section 17-7-0583 only.
(Note: This map is for illustrative purposes only; the Predominance of the Multi-Unit Preservation (Pilsen) District boundaries may be amended only through text amendment procedures)
(Added Coun. J. 1-27-21, p. 27049, § 1; Amend Coun. J. 4-21-21, p. 29939, § 1)
17-7-0591 Boundaries. The Predominance of the Block (606) District consists of all parcels zoned RS3 and RT3.5 and within the area bounded by: Addison Street, the North Branch of the Chicago River, Western Avenue, Division Street, California Avenue, North Avenue, Kedzie Avenue, Hirsch Street, Kostner Avenue, Fullerton Avenue, Pulaski Road.
17-7-0593-A In the RS3 district, located in boundaries as identified in Section 17-7-0591, a detached house may not be established when more than 50% of the zoning lots fronting on the same side of the street between the two nearest intersecting streets have been lawfully improved with buildings containing more than one dwelling unit. In those instances, the minimum lot area per dwelling unit may be reduced to 1,500 square feet to allow construction of a two-flat. Notwithstanding the foregoing, in cases where a two-flat is required, pursuant to the block characteristic standards of this ordinance, a detached house may be established, if no two-flat can be provided pursuant to the applicable bulk and density standards including the aforementioned reduction of the required minimum lot area to 1,500 square feet. Open land or zoning lots unimproved with principal buildings shall be considered as either detached houses or multi-unit residential buildings, at the discretion of the applicant, for purposes of the calculation described in this Section 17-7-0593-A only.
17-7-0593-B In the RT3.5 district, located in boundaries as identified in Section 17-7-0591, a detached house may not be established when more than 40% of the zoning lots fronting on the same side of the street between the two nearest intersecting streets have been lawfully improved with buildings containing more than one dwelling unit. Notwithstanding the foregoing, in cases where a multi-unit residential building or two-flat is required, pursuant to the block characteristic standards of this ordinance, a detached house may be established, if no multi-unit residential building or two-flat can be provided pursuant to the applicable bulk and density standards. Open land or zoning lots unimproved with principal buildings shall be considered as either detached houses or multi-unit residential buildings, at the discretion of the applicant, for purposes of the calculation described in this Section 17-7-0593-B only.
(Note: This map is for illustrative purposes only; the Predominance of the Block (606) District boundaries may be amended only through text amendment procedures)
(Added Coun. J. 1-27-21, p. 27053, § 2; Amend Coun. J. 9-18-24, p. 16736, § 2)
17-7-0601-A The purpose of this section is to expressly authorize the establishment of special character overlay districts for neighborhoods that have unique or distinctive physical characteristics that are not generally present in other areas of the city, or to protect and guide development in areas that have distinctive neighborhood characteristics. Such unique or distinctive physical characteristics may come in the form of:
1. Size, shape or lot configurations that deviate greatly from the platting pattern found in other parts of the city;
2. Building types or architectural styles that conflict with base district standards, yet make a positive contribution to the physical character or livability of an area;
3. Environmental or other physical features that would prevent reasonable development under applicable zoning standards;
4. Identifiable and cohesive neighborhood unit possessing similar development patterns and physical characteristics (for example, building features, site design, land use patterns, and natural or streetscape characteristics); or
5. May be located adjacent (that is, as a buffer area) to an existing Chicago Landmark District.
17-7-0601-B The special zoning regulations that apply within special character overlay districts are intended to reduce conflicts between new construction and existing development, encourage city beautification and conserve the character of the city's most unique neighborhoods. Special character districts are not intended to serve as neighborhood-specific zoning rules that modify zoning standards merely because of dissatisfaction with development that complies with otherwise applicable standards. Such situations should be addressed through consideration of amendments to base district zoning standards that would apply citywide.
17-7-0602 Minimum Requirements. An area will be eligible for designation as a special character overlay district after a recommendation by the City Council Committee on Zoning, Landmarks and Building Standards if at the time of application it is located within any R, B, C, D or M district, and contains at least 4 contiguous acres of land area.
17-7-0603-Q rehabilitation of character buildings as outlined in district-specific design guidelines. Character buildings have unique historical, architectural, or other impact on the district environment. Rehabilitation of identified character buildings is a priority in accordance with Section 17-7-0601-A.
17-7-0604 Procedure for Establishment. Special character overlay districts must be established in accordance with the procedures of Sec. 17-13-0500.
17-7-0605 Variations/Administrative Adjustments. Within any established special character overlay district, applicants may seek authorized administrative adjustments or variations, pursuant to the applicable administrative adjustment or variation procedures of Chapter 17-13.
17-7-0606 Special Uses. Within any established special character overlay district, any applicant may seek approval of a special use allowed by the base district or Special Character District standards. In such cases, the applicant must demonstrate that the proposed special use meets the general applicable approval criteria for special uses and that the proposed use will comply with applicable special character overlay district regulations.
(Added Coun. J. 5-26-04, p. 25275; Amend Coun. J. 11-8-12, p. 38872, § 246; Amend Coun. J. 10-7-20, p. 21785, § 1)
17-7-0701 Description. The SD-1, Norwood Park Special Character Overlay District is intended to permit low-density residential development that is compatible with the existing pattern of development within the core area of Norwood Park – commonly referred to as "Norwood Park Circle" – and adjacent streets.
17-7-0703 Lot Frontage. Each lot must have lot frontage along a public street that is equal to the predominant lot frontage of the lots of record on the same side of the street between the two nearest intersecting streets or a minimum of 50 feet of lot frontage, whichever is greater. (See Sec. 17-17-0303 for rules governing the measurement of lot frontage.)
17-7-0704 Front Setbacks. The minimum front setback is 30 feet or the predominant front yard depth of the lots of record on the same side of the street between the two nearest intersecting streets, whichever is greater, plus an additional one foot for every 2 feet by which the building's height exceeds 25 feet. A front yard must face onto a public street. (See Sec. 17-17-0306 for rules governing the measurement of front setbacks.)
17-7-0705 Administrative Adjustments. In addition to the administrative adjustments authorized by Sec. 17-13-1000, the Zoning Administrator is authorized to permit a reduction of up to 10% of the minimum lot frontage required within the SD-1 district.
17-7-0706 Variations. In addition to the variations authorized by Sec. 17-13-1100, the Zoning Board of Appeals is authorized to grant variations from the minimum lot frontage standards of the SD-1 district.
(Added Coun. J. 5-26-04, p. 25275)
17-7-0801 Description. The SD-2, Norwood Park Special Character Overlay District is intended to permit low- to moderate-density residential development that is compatible with the existing pattern of development within the core area of Norwood Park – commonly referred to as "Norwood Park Circle" – and adjacent streets.
17-7-0803 Lot Frontage. Each lot must have lot frontage along a public street that is equal to the predominant lot frontage of the lots of record on the same side of the street between the two nearest intersecting streets or a minimum of 35 feet of lot frontage, whichever is greater. (See Sec. 17-17-0303 for rules governing the measurement of lot frontage.)
17-7-0804 Floor Area Ratio. The floor area ratio may not exceed 0.50. (See Sec. 17-17-0305 for rules governing the measurement of floor area ratio.)
17-7-0806 Administrative Adjustments. In addition to the administrative adjustments authorized by Sec. 17-13-1000, the Zoning Administrator is authorized to approve an administrative adjustment allowing a reduction of up to 10% of the minimum lot frontage required within the SD-2 district.
17-7-0807 Variations. In addition to the variations authorized by Sec. 17-13-1100, the Zoning Board of Appeals is authorized to grant variations from the minimum lot frontage standards of the SD-2 district.
(Added Coun. J. 5-26-04, p. 25275)
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