Zoning › Illinois › Cook County › Chicago

Chicago, IL Zoning

Euclidean-zoning. 26 districts · 10 overlays · 14 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
use-type-index
Naming convention by category
res_sfuse-type-index (RS1-RS3: number is sequential, increases with FAR ceiling not lot size)
res_mfuse-type-index with FAR-tier digits (RT3.5/RT4/RM4.5/RM5/RM5.5/RM6/RM6.5 — digit corresponds roughly to FAR ceiling: RM4.5→1.7, RM5→2.0, RM5.5→2.5, RM6→4.4, RM6.5→6.6)
comuse-type-index for letter (B1/B2/B3/C1/C2/C3) PLUS separate dash-bulk designation (-1, -1.5, -2, -3, -5) appended to encode bulk/density (B1-2 = B1 use rules + dash-2 bulk = FAR 2.2, MLA 1000 sf/unit, height 50 ft)
cbdletter-code (DC, DX, DR, DS — separate downtown framework)
induse-type-index (M1, M2, M3)

Chicago is a paradigm-case home-rule euclidean code with overlay layering. Three structural quirks: (a) Downtown D-prefix districts operate under a separate bulk framework in §17-4 — high-FAR mixed-use with floor-area bonuses (§17-4-1000); (b) Planned Manufacturing Districts (Chapter 17-6) are use-segregation overlays prohibiting residential conversion of industrial corridors; (c) B/C districts split letter (uses) from dash-digit (bulk) — meaning B1-2 and B3-2 share dash-2 bulk standards but differ in allowed uses. Predominance-of-the-Block rule (§17-2-0303-B) reduces RS3 minimum lot area per unit from 2,500 to 1,500 sf when block context warrants. NOT form-based (no T3-T6 transect / build-to-line). Planned Development (§17-13-0600) is a procedural alternative for large-scale or threshold-triggered projects, not a separate district type.

Worth knowing
  • Aldermanic prerogative — defining Chicago zoning quirk. Formal vote of full City Council required for rezonings, but by long-standing tradition each alderman controls rezonings within their ward; other aldermen defer. Creates ward-by-ward variability in actual approval behavior. NOT codified in Title 17 — pure political convention; survives because the alternative is City Council in active conflict over hundreds of map amendments per year.
  • No fixed maximum unit count per lot. Density is governed entirely by minimum-lot-area-per-unit (§17-2-0303-A, §17-3-0402-A) interacting with FAR — buildings have as many units as fit within both ceilings simultaneously. The v1 record's du/ac figures were derived mechanistically from MLA but obscured this mechanism.
  • RT4 is the most-sought upzoning target. Three-flat / four-flat condo builds on standard Chicago 25×125 lots are the dominant new-construction typology in many neighborhoods; RT4 is the smallest district that supports this build form by-right.

+ 15 more in Quirks & notes

Districts

res_mf 6ind 5com 4cbd 4res_sf 3spec 2res_th 1mu 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RS1Residential Single-Unit (Detached House) District — RS1res_sf6,250 sf[4]30 ft[5]—0.5[6]—[7]—20[1] / 5[2] / 50[3]
RS2Residential Single-Unit (Detached House) District — RS2res_sf5,000 sf[11]30 ft[12]—0.65[13]—[14]—20[8] / 4[9] / 50[10]
RS3Residential Single-Unit (Detached House) District — RS3res_sf2,500 sf[18]30 ft[19]—0.9[20]—[21]—20[15] / 2[16] / 50[17]
RT3.5Residential Two-Flat, Townhouse and Multi-Unit District — RT3.5res_th2,500 sf[25]35 ft[26]—1.05[27]—[28]—15[22] / 2[23] / 50[24]
RT4Residential Two-Flat, Townhouse and Multi-Unit District — RT4res_mf1,650 sf[32]38 ft[33]—1.2[34]—[35]—15[29] / 2[30] / 50[31]
RM4.5Residential Multi-Unit District — RM4.5res_mf1,650 sf[39][{'variant': 'lot_frontage_lt_32_ft', 'value': 45, 'citation': '§17-2-0311-A'}, {'variant': 'lot_frontage_ge_32_ft', 'value': 47, 'citation': '§17-2-0311-A'}] ft[40]—1.7[41]—[42]—15[36] / 2[37] / 50[38]
RM5Residential Multi-Unit District — RM5res_mf1,650 sf[46][{'variant': 'lot_frontage_lt_32_ft', 'value': 45, 'citation': '§17-2-0311-A'}, {'variant': 'lot_frontage_ge_32_ft', 'value': 47, 'citation': '§17-2-0311-A'}] ft[47]—2[48]—[49]—15[43] / 2[44] / 50[45]
RM5.5Residential Multi-Unit District — RM5.5res_mf1,650 sf[53][{'variant': 'lot_frontage_le_75_ft', 'value': 47, 'citation': '§17-2-0311-A'}, {'variant': 'lot_frontage_gt_75_ft', 'value': 60, 'citation': '§17-2-0311-A'}] ft[54]—2.5[55]—[56]—15[50] / 2[51] / 50[52]
RM6Residential Multi-Unit District — RM6res_mf1,650 sf[60]-1 ft[61]—4.4[62]—[63]—15[57] / 2[58] / 50[59]
RM6.5Residential Multi-Unit District — RM6.5res_mf1,650 sf[67]-1 ft[68]—6.6[69]—[70]—15[64] / 2[65] / 50[66]
B1Neighborhood Shopping District (B1)com—[74]—[75]——[76]—[77]——[71] / —[72] / —[73]
B2Neighborhood Mixed-Use District (B2)mu—[81]—[82]——[83]—[84]——[78] / —[79] / —[80]
B3Community Shopping District (B3)com—[88]—[89]——[90]—[91]——[85] / —[86] / —[87]
C1Neighborhood Commercial District (C1)com—[95]—[96]——[97]—[98]——[92] / —[93] / —[94]
C2Motor Vehicle-Related Commercial District (C2)com—[102]—[103]——[104]—[105]——[99] / —[100] / —[101]
C3Commercial, Manufacturing and Employment District (C3)ind—[109]—[110]——[111]—[112]——[106] / —[107] / —[108]
DCDowntown Core District (DC)cbd—[113]—[114]——[115]——— / — / —
DXDowntown Mixed-Use District (DX)cbd—[116]—[117]——[118]——— / — / —
DRDowntown Residential District (DR)cbd—[119]—[120]——[121]——— / — / —
DSDowntown Service District (DS)cbd—[122]—[123]——[124]——— / — / —
M1Limited Manufacturing / Business Park District (M1)ind—[125]—[126]——[127]——— / — / —
M2Light Industry District (M2)ind—[128]—[129]——[130]——— / — / —
M3Heavy Industry District (M3)ind—[131]—[132]——[133]——— / — / —
PMDPlanned Manufacturing District (PMD)ind217,800 sf[134]—[135]——[136]——— / — / —
PDPlanned Development (PD)spec—[137]—[138]——[139]——— / — / —
POSParks and Open Space District (POS)spec—[140]—[141]——[142]——— / — / —

Confidence: confirmed partial under review not found

Overlays

LP
Lakefront Protection Overlay District
ENV
§17-7-0500

All lots within the Lake Michigan shoreline-protection geography: (1) Offshore Zone — Lake Michigan itself; (2) Public Zone — public open space and paths adjacent to shoreline; (3) Private Use Zone — private zoning lots within the mapped Lakefront Protection District boundary.

review_requiredChicago Plan Commission review of all development within mapped LP boundary
three_zonesOffshore Zone; Public Zone; Private Use Zone
lake_michigan_shoreline_coverageAll lots within mapped Lakefront Protection boundary along Lake Michigan
interactionLayered review on top of base-district bulk; LP review can require additional setbacks / view-corridor protections; no uniform multiplier on base-district bulk
PMD
Planned Manufacturing District Overlay (PMD)
SPD
§17-6-0400

Industrial corridors designated by City Council as PMDs; 15 PMDs citywide; minimum 5 contiguous acres (§17-6-0401-B).

prohibits_residential_conversionTrue
min_acres5
min_acres_citation§17-6-0401-B
count_citywide15
designating_authorityChicago City Council
interactionUse-restrictive overlay — locks industrial uses, blocks residential rezoning; layered on M-base district
PD
Planned Development (PD) Procedure
PD
§17-13-0600

Projects meeting mandatory PD thresholds in §17-8-0500 (large floor area, residential unit count, downtown sites, certain use types, height >100 ft in B/C dash-3/5).

thresholds_citation§17-8-0500
review_pathwayChicago Plan Commission then City Council Committee on Zoning, Landmarks and Building Standards
council_final_authorityTrue
digital_application_system_year2024
applicable_toany base district
ETOD
Equitable Transit-Oriented Development (ETOD) — Connected Communities Ordinance
TOD
§17-3-0402-B, §17-3-0403-B, §17-3-0408-B, §17-10-0102 (Connected Communities Ordinance 2022)

Projects in B-3 / C-3 districts within 2,640 ft (½ mile) of a CTA or Metra rail station entrance OR within 1,320 ft of a CTA-listed bus-line corridor (Table 17-17-0400-B).

rail_radius_ft2640
bus_corridor_radius_ft1320
applies_to_districtsB3; C3
lot_area_per_unit_reduction_50pct_aro{"dash-3": {"per_dwelling_unit_sf": 350, "per_efficiency_sf": 250, "per_sro_sf": 180}}
lot_area_per_unit_reduction_75pct_aro{"dash-3": {"per_dwelling_unit_sf": 325, "per_efficiency_sf": 225, "per_sro_sf": 160}}
lot_area_per_unit_reduction_100pct_aro{"dash-3": {"per_dwelling_unit_sf": 300, "per_efficiency_sf": 200, "per_sro_sf": 135}}
far_bonus_50pct_aro_dash_33.5
far_bonus_75pct_aro_dash_33.75
far_bonus_100pct_aro_dash_34.0
parking_minimums_reducedTrue
parking_min_citation§17-10-0102 (Connected Communities 2022 amendments)
review_pathwayType 1 Zoning Map Amendment §17-13-0302 OR Planned Development §17-13-0600
ARO
Affordable Requirements Ordinance (ARO)
AH
MCC §2-45-115 (DPD authority); §2-44-080 (program rules); §2-44-085 (on-site provision)

Residential developments of ≥10 units that receive city financial assistance, are on city land, involve zoning change increasing residential FAR or unit count, or fall within designated 'high-cost' areas. 2021 update added anti-segregation provisions limiting affordable concentrations in high-poverty areas; 2023 additions refined community-preservation rules.

trigger_unit_threshold10
on_site_aro_min_pct20
high_cost_area_pct20
low_cost_area_pct10
ami_rental_floor_pct60
ami_for_sale_floor_pct100
in_lieu_feeTrue
in_lieu_fee_citation§2-44-080
interaction_with_etodARO on-site percentage determines ETOD bonus tier (50/75/100% on-site triggers §17-3-0403-B FAR and §17-3-0408-B height bonus tiers)
L
Chicago Landmark Districts (Historic Preservation)
HP
MCC Ch. 2-120 (Commission on Chicago Landmarks); §17-7-0200, §17-7-0300 (Near North Historic Overlay Districts No. 1 and No. 2)

Properties designated by ordinance as Chicago Landmarks, properties within designated Chicago Landmark Districts (e.g., Near North Historic Overlay District No. 1 — §17-7-0200 — and No. 2 — §17-7-0300), and properties in defined preliminary-rated areas.

permit_review_requiredCommission on Chicago Landmarks staff or full Commission review for demolition, exterior alterations, new construction within designated landmark districts
demolition_reviewTrue
designation_authorityChicago City Council (on recommendation of Commission on Chicago Landmarks)
near_north_overlay_no_1_citation§17-7-0200
near_north_overlay_no_2_citation§17-7-0300
incentivesClass L Property Tax Incentive (35 ILCS 200 — Cook County implementation) for designated landmark properties undergoing approved rehabilitation
design_standardsCommission-adopted guidelines; vary per district
NB
North Branch Industrial Corridor Overlay District (NBCO)
COR
§17-7-0400 (purpose §17-7-0401)

Properties within the mapped North Branch Industrial Corridor along the North Branch of the Chicago River; carved from PMD zoning in 2017 to allow mixed-use transition.

geographic_extentNorth Branch of Chicago River industrial corridor (Lincoln Park / Bucktown / Goose Island areas)
intentmaintain and permit critical service uses; preserve and enhance North Branch riverfront open space; retain and modernize PMD zoning in some areas; guide land-use transitions from former PMD; accommodate compatible mixes of office, industrial, commercial, residential
overlay_supersedes_base_on_conflictTrue
overlay_supersedes_citation§17-7-0401-B
supplements_baseTrue
MA-SC
Milwaukee Avenue Special Character Overlay
CON
§17-7-1501, §17-7-1502

All lots adjacent to Milwaukee Avenue between Western Avenue (south boundary) and Ridgeway Avenue (north boundary); excludes Parks and Open Space districts and designated Chicago Landmark Districts.

effective_date2024-07-01
rehab_design_guidelinesTrue
new_construction_design_guidelinesTrue
exempt_districtsPOS; designated Chicago Landmark Districts
purposePreserve distinctive commercial-corridor character of Milwaukee Avenue
pd_exemptionPlanned Developments approved before 2024-07-01 are excluded
AUCD
Adult-Use Cannabis Dispensary Exclusion Zone / Spacing Rules
SPEC
§17-7-0562 (Exclusion Zone); §17-9-0123 (spacing requirements)

Adult-use cannabis dispensary proposals citywide; explicit Downtown Exclusion Zone bounded by State St/Division St → Michigan Ave → Lake Michigan → Illinois St → Michigan Ave → 16th St → Michigan Ave → Van Buren (per §17-7-0562). Spacing rules in §17-9-0123 govern minimum-distance requirements from schools, day care, and other dispensaries.

downtown_exclusion_zone_boundary_citation§17-7-0562
spacing_rules_citation§17-9-0123
use_prohibited_in_exclusion_zoneTrue
applies_toAdult-use cannabis dispensaries (recreational); medical cannabis dispensary rules separate
FP
Floodplain Overlay (FEMA NFIP)
FP
Title 18 (Building Infrastructure) flood-damage-prevention provisions; FEMA National Flood Insurance Program participation per 44 CFR §60.3

Properties mapped within FEMA Special Flood Hazard Area (SFHA): Zones A, AE, AH, AO along Lake Michigan shoreline, Chicago River branches, and Calumet River system.

fema_nfip_participationTrue
fema_community_id170074 (City of Chicago, Cook County)
regulatory_floodplain100-year flood event (1% annual chance) — FEMA SFHA
freeboard_ftChicago-specific freeboard above BFE applied per Title 18 / Title 14B Building Code (verify exact freeboard value in Title 18)
applies_tolakefront; Chicago River North Branch; Chicago River South Branch; Calumet River system
primary_citation_authority44 CFR §60.3 (federal floor); Chicago Title 18 (local floodplain prevention)

State preemptions

Illinois Constitution Art. VII §6 — Home Ruleapplies
Qualifying condition
Chicago population = 2,746,388 (2020 Decennial Census; FIPS 17-14000) ≫ 25,000 home-rule threshold AND Chicago is explicitly home-rule by ordinance and Council declaration. Art. VII §6(a) self-executing for population >25,000.
Source
U.S. Census Bureau 2020 Decennial Census + Ill. Const. 1970, Art. VII §6(a)
Effect
Chicago exercises full home-rule zoning authority — NOT bound by procedural requirements of 65 ILCS 5/11-13-1 et seq. (Municipal Zoning Enabling Act). All of MCC Title 17 grounded in home-rule authority, not the enabling-act statute.
65 ILCS 5/11-13-1.2 — Nonconforming Use Continuationapplies
Qualifying condition
Statewide statutory floor — applies to all IL municipalities including home-rule. Chicago Title 17 Chapter 17-14 implements nonconformity rules consistent with statutory floor.
Source
65 ILCS 5/11-13-1.2 (statutory text)
Effect
Chicago must continue lawful nonconforming uses; cannot extinguish through zoning amendments without amortization or compensation.
65 ILCS 5/11-13-25 — Manufactured Housing Anti-Exclusionapplies
Qualifying condition
Statewide statutory floor — IL municipalities may not exclude HUD-Code manufactured housing solely because it is manufactured; reasonable design / foundation / dimensional standards permissible. Chicago MCC permits factory-built / modular housing subject to Title 14 Building Code; HUD-Code manufactured housing constrained primarily by Building Code, not by Title 17 exclusion.
Source
65 ILCS 5/11-13-25 (statutory text) + Chicago MCC Title 17 + Title 14B Building Code
Effect
Chicago may not flat-prohibit HUD-Code manufactured housing in R districts; may impose neutral dimensional / foundation / aesthetic standards.
55 ILCS 5/5-12020 / 65 ILCS 5/11-13-26 (PA 102-1123) — Commercial Wind Facility Zoning Preemptionapplies
Qualifying condition
Statewide preemption of municipal zoning over commercial wind facilities (>0.5 MW). Predicate (utility-scale wind generation proposed in Chicago) is theoretical — dense urban environment with no current utility-scale wind proposals. Statutory floor would apply if a project were proposed.
Source
PA 102-1123 (effective 2023-01-27); Chicago land-use review
Effect
If a commercial wind facility were proposed within Chicago, Title 17 wind-facility restrictions would be preempted to extent inconsistent with PA 102-1123 county/municipal-floor standards.
55 ILCS 5/5-12020.1 / 65 ILCS 5/11-13-26 (PA 102-1123) — Commercial Solar Facility Zoning Preemptionapplies
Qualifying condition
Statewide preemption of municipal zoning over commercial solar facilities. Applies in Chicago for any commercial-scale ground-mounted solar; rooftop solar separately governed by Title 14B/14N (Energy Transformation Code). Chicago's net-zero / Climate Action Plan goals depend on rooftop and brownfield solar deployment that this statute protects.
Source
PA 102-1123 + Chicago Climate Action Plan
Effect
Title 17 may impose neutral siting standards for commercial solar but cannot effectively prohibit. Specific Chicago Title 17 commercial-solar siting provisions, if any, are constrained by this statutory floor.
35 ILCS 145 — Hotel Operators' Occupation Tax (STR reach)applies
Qualifying condition
Applies to STR operators / hotel operators statewide. Chicago additionally imposes its own hotel-accommodations tax and STR licensing regime (MCC Title 4 Ch. 4-13). This statute reaches tax registration only — does NOT preempt Chicago Title 17 zoning over short-term rentals (Mendez v. City of Chicago, 2014, upheld Chicago's STR zoning controls).
Source
35 ILCS 145 + Mendez v. City of Chicago (1st Dist. 2014) + Chicago MCC Title 4 Ch. 4-13
Effect
Tax-only preemption; zoning authority intact for STR siting and licensing.
65 ILCS 5/11-48.2-1 — Municipal Landmark Designation Enabling Actapplies
Qualifying condition
Statewide enabling statute authorizing municipal historic-landmark designation. Chicago exercises this authority via MCC Ch. 2-120 (Commission on Chicago Landmarks) and Title 17 historic-overlay districts (§17-7-0200, §17-7-0300).
Source
65 ILCS 5/11-48.2-1 + MCC Ch. 2-120
Effect
Authorizes Chicago Landmark Districts and individual landmark designation; demolition review and design-guideline authority.
35 ILCS 200 — Property Tax Code, Class L Landmark Rehabilitation Incentive (Cook County implementation)applies
Qualifying condition
Cook County administers the Class L property-tax classification — reduces assessment level on landmark-rehabilitated properties for 12 years. Chicago Department of Planning and Development administers applications for Chicago landmark properties.
Source
Cook County Assessor Class L procedures + Chicago DPD landmark-incentive procedures
Effect
Chicago landmark-designated properties undergoing rehabilitation are eligible for Cook County Class L tax classification — a financial layer atop the §17-7-0200/§17-7-0300 historic-overlay regime.
65 ILCS 5/11-74.4 — Tax Increment Allocation Redevelopment Actapplies
Qualifying condition
Chicago has 130+ active TIF districts as of 2025 (per Chicago Department of Planning and Development public TIF portal). TIF Act authorizes Chicago to capture incremental property-tax revenue in designated TIF districts for redevelopment infrastructure / public-investment.
Source
Chicago DPD TIF program data; 65 ILCS 5/11-74.4
Effect
Enables Chicago TIF program; TIF districts overlay base zoning without altering Title 17 standards; TIF financing supports redevelopment within designated geography.
415 ILCS 5/39.2 — Environmental Protection Act, Pollution Control Facility Sitingapplies
Qualifying condition
Applies to any new or expanded pollution-control facility (landfill, transfer station, incinerator, treatment facility). Siting approval requires local governmental body (Chicago City Council) public-hearing process with specific statutory criteria; appeal to Illinois Pollution Control Board. Active for Chicago's pollution-control-facility review (relevant to General Iron / Reserve Management 'RMG' Southeast Side dispute and similar siting decisions).
Source
415 ILCS 5/39.2 + Chicago Department of Public Health + Chicago Department of Planning and Development
Effect
Adds statutory siting-criteria layer over Title 17 zoning for pollution-control facilities; Title 17 cannot bypass §39.2 procedural review.
765 ILCS 205 — Plat Actapplies
Qualifying condition
Statewide subdivision-recording statute. Chicago subdivisions and resubdivision plats must comply with Plat Act recording requirements (MCC Title 17 Ch. 17-12 implements consistent with Plat Act).
Source
765 ILCS 205 + Chicago MCC Title 17 Ch. 17-12
Effect
Procedural requirement on plat-recording for Chicago subdivision and resubdivision applications.
71 Ill. Adm. Code 400 — Illinois Accessibility Codeapplies
Qualifying condition
Applies to all public buildings and multi-unit residential statewide. Chicago Building Code Title 14B and Title 17 zoning-bonus provisions for accessible dwelling units (§17-2-0304-B, §17-2-0311-A[a]) layer Chicago-specific incentives atop the statewide accessibility floor.
Source
71 Ill. Adm. Code 400 + Chicago Title 14B Building Code + Title 17 accessible-dwelling-unit bonus provisions
Effect
Statewide accessibility floor binds all Chicago construction; Chicago Title 17 bonuses incentivize >33% accessible-unit projects.
770 ILCS 60 — Mechanics Lien Actapplies
Qualifying condition
Statewide lien statute applicable to construction projects in Chicago. No zoning interaction; included for completeness of state-statute applicability inventory.
Source
770 ILCS 60
Effect
Contract-law layer; no effect on Title 17 substantive zoning.
Chicago Home Rule (MCC Title 17 grounded in Art. VII §6)applies
Qualifying condition
Chicago Home Rule is the procedural and substantive authority under which MCC Title 17 operates. All Title 17 amendments adopted by City Council under home-rule supermajority rules; no 2/3 frontage-owner protest supermajority required (which is the 65 ILCS 5/11-13-7 rule for non-home-rule cities).
Source
Ill. Const. Art. VII §6 + Chicago Municipal Code
Effect
Defines the source of Chicago zoning authority; insulates Title 17 from §11-13-1 through §11-13-14 procedural requirements; permits Chicago to enact ADU, ETOD, ARO, and overlay regimes without state authorization.
Non-applicable laws (5)
65 ILCS 5/11-13 — Municipal Zoning Enabling Actdoes_not_apply
Qualifying condition
Trigger predicate (city.population < 25,000 AND not home-rule) FAILS — Chicago is home-rule and 2.74M >> 25k. Procedural requirements of §§11-13-1 to 11-13-14 do not bind Chicago.
Source
Predicate evaluation against IL_MUNICIPAL_ZONING_ENABLING_65ILCS5_11_13
Effect
No effect; Chicago operates entirely under home-rule.
55 ILCS 5/5-12001 — County Zoning Enabling Actdoes_not_apply
Qualifying condition
Trigger predicate (parcel.in_unincorporated_county = true) FAILS for any Chicago parcel — Chicago is an incorporated municipality within Cook County, all parcels are within municipal jurisdiction.
Source
Predicate evaluation against IL_COUNTY_ZONING_55ILCS5_5_12001
Effect
No effect; Cook County zoning authority does not reach Chicago parcels.
310 ILCS 67 — Affordable Housing Planning and Appeal Act (AHPAA)does_not_apply
Qualifying condition
AHPAA non-exempt-local-government (NELG) status triggers when <10% of a municipality's housing stock is affordable to households at or below the regional median income, per IHDA's biennial determination. Chicago's affordable-housing stock has historically exceeded the 10% threshold (Chicago is not on IHDA's 2023 NELG list of ~44 IL municipalities). Therefore AHPAA's SHAB-appeal override of local zoning does NOT apply to Chicago.
Source
IHDA 2023 NELG determinations + Chicago Housing Authority + ACS 5-year housing stock estimates
Effect
No effect; Chicago not subject to AHPAA SHAB-appeal review.
Illinois Connected Communities Act (HB 4083 / SB 2352) — PENDINGdoes_not_apply
Qualifying condition
PENDING LEGISLATION — not in force as of 2026-05-20. HB 4083 / SB 2352 would require IL municipalities >5,000 population to allow accessory dwelling units and middle-housing (duplexes, triplexes, fourplexes) by-right near transit. As of 2026-05-20: introduced in IL General Assembly Spring 2026 session; passed House Housing Committee (March 2026); not enacted. Chicago is the only large IL city whose Title 17 already provides citywide ADU allowance (since 2021) and ETOD parking-minimum elimination — so passage would have limited marginal effect on Chicago.
Source
Illinois General Assembly bill tracker (HB 4083 / SB 2352) + Chicago Title 17 baseline
Effect
No effect until enacted.
Illinois STR Statewide Registry (HB 3713) — PENDINGdoes_not_apply
Qualifying condition
PENDING LEGISLATION — not in force as of 2026-05-20. Would create statewide short-term rental registry. Chicago has independent STR licensing (MCC Title 4 Ch. 4-13) and Title 17 STR zoning controls (Mendez-upheld); statewide registry would add administrative layer but not preempt Chicago zoning.
Source
Illinois General Assembly bill tracker HB 3713 + Chicago MCC Title 4 Ch. 4-13
Effect
No effect until enacted.

Adopted building codes

No statewide building code

IBC
Local adoption
IRC
Local adoption
NEC
Local adoption
IFC
Local
IECC (Residential)
2024
IECC (Commercial)
2024

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-05-20retrieved at
2026-03-18supplement effectiveamlegal banner: 'current through Council Journal of March 18, 2026' (2025 S-71 designation)
2004-05-26adoptionTitle 17 rewrite — comprehensive zoning ordinance adopted by City Council 2004 (Burnett-era rewrite of the 1957 ordinance)

Quirks & notes

  • Aldermanic prerogative — defining Chicago zoning quirk. Formal vote of full City Council required for rezonings, but by long-standing tradition each alderman controls rezonings within their ward; other aldermen defer. Creates ward-by-ward variability in actual approval behavior. NOT codified in Title 17 — pure political convention; survives because the alternative is City Council in active conflict over hundreds of map amendments per year.
  • No fixed maximum unit count per lot. Density is governed entirely by minimum-lot-area-per-unit (§17-2-0303-A, §17-3-0402-A) interacting with FAR — buildings have as many units as fit within both ceilings simultaneously. The v1 record's du/ac figures were derived mechanistically from MLA but obscured this mechanism.
  • RT4 is the most-sought upzoning target. Three-flat / four-flat condo builds on standard Chicago 25×125 lots are the dominant new-construction typology in many neighborhoods; RT4 is the smallest district that supports this build form by-right.
  • RS3 dominates the residential map. RS3 covers the vast majority of R-zoned area citywide; allows single-family by-right and two-flats under Predominance-of-the-Block exemption (§17-2-0303-B).
  • RM5.5 height steps from 47 to 60 ft at lot frontage >75 ft (§17-2-0311-A). Triggers a 'price per buildable unit' threshold — small lots see 47 ft height, assembled large parcels jump to 60 ft, materially changing pro-forma values.
  • RM6 / RM6.5 have NO maximum building height (§17-2-0311-A). Tall buildings instead require Planned Development approval (§17-13-0600). FAR ceiling (4.40 RM6, 6.60 RM6.5) becomes the binding constraint, with §17-2-0304-C premiums up to +25% for reduced-density units.
  • Affordable Requirements Ordinance (ARO) — 20% on-site requirement in trigger zones, with up to 100% on-site ARO unlocking ETOD FAR/height bonuses (§17-3-0403-B, §17-3-0408-B). 2021 anti-segregation updates restricted ARO concentrations in high-poverty areas.
  • ADU citywide since 2021 (§17-9-0131). Chicago re-legalized accessory dwelling units (coach houses / basement conversions / attic conversions) after ~70 years of prohibition; allowed in RS2/RS3/RT/RM districts subject to ADU-zone designation.
  • Connected Communities Ordinance 2022 — eliminated/reduced off-street parking minimums near CTA rail and high-frequency bus corridors (§17-10-0102). Catalyst for B-3/C-3 transit-served-location bonuses (§17-3-0402-B, §17-3-0403-B, §17-3-0408-B).
  • PMD industrial corridor regime — 15 Planned Manufacturing Districts (Chapter 17-6) protect ~2/3 of all manufacturing-zoned land in Chicago. PMD zoning blocks residential rezoning of industrial corridors absent a Council-approved PMD repeal; created in 1988 after 1980s industrial decline.
  • North Branch Industrial Corridor Overlay (§17-7-0400) — carved from PMD-22 in 2017 to permit mixed-use transition along Goose Island / Bucktown / Lincoln Park stretches of the North Branch of the Chicago River. Symbolic of Chicago's evolving PMD posture: protect most, transition select.
  • Lakefront Protection Ordinance — Chicago Plan Commission reviews ALL development within the mapped Lakefront Protection District (§17-7-0500). Three zones (Offshore / Public / Private Use) layer review obligations distinct from base-district approval.
  • Type-A ground-floor accessible dwelling unit FAR exclusion (§17-2-0304-D) — sf of ground-floor accessible-DU is excluded from FAR calculation in RS3, RT3.5, RT4 districts. Material design lever for fitting accessible units on small lots.
  • Milwaukee Avenue Special Character Overlay (§17-7-1501) — adopted July 2024 to preserve commercial-corridor character between Western Ave and Ridgeway Ave; one of the few recent overlay additions; excludes POS and Landmark districts; carves out pre-2024-07-01 PDs.
  • Air Quality Zoning Ordinance (2021) — Chicago Department of Public Health + DPD review of new or expanded air-polluting facility siting near residential areas. Unique among major US cities; ties to 415 ILCS 5/39.2 state pollution-control siting statute.
  • Adult-Use Cannabis Dispensary Exclusion Zone (§17-7-0562) — explicit downtown exclusion bounded by State/Division/Michigan/Lake/Illinois/Michigan/16th/Michigan/Van Buren — adult-use dispensaries prohibited within this polygon despite by-right status under §17-9-0123 spacing rules elsewhere.
  • Class L Property Tax Incentive (Cook County 35 ILCS 200) — landmark-rehabilitation projects get reduced assessment for 12 years. Layered financial incentive atop §17-7-0200/§17-7-0300 historic-overlay regimes. Administered by Chicago DPD + Cook County Assessor.
  • TIF program — 130+ active TIF districts (65 ILCS 5/11-74.4 + Chicago DPD). TIF overlays designated geography, captures incremental property-tax revenue for redevelopment infrastructure; does NOT modify Title 17 bulk standards but materially shapes development incentives within TIF boundaries.

Formulas

Definitions

height
Building height measured per §17-17-0311: from grade to highest point of structure (excluding parapet up to 4 ft, rooftop mechanical, antennas, elevator overruns).
lot_coverage
far
Gross floor area / lot area per §17-17-0305. Type-A (ground-floor accessible-dwelling-unit) FAR exclusion in RS3/RT4 districts per §17-2-0304-D.
du_ac
setback_front
Front property line to nearest building face. Averaged front-yard rule applies in RS districts; fixed or averaged builder's choice in RT/RM/DR (§17-2-0305).
setback_side
Side property line to nearest building face; combined-side-percentage with minimum-side rule (§17-2-0309).
setback_rear
Rear property line to nearest building face. 28% (detached) / 30% (other) of lot depth or 50 ft (§17-2-0306).
parking
Reduced/eliminated near transit per Connected Communities Ordinance 2022 (§17-10-0102). Off-street parking minimums in §17-10.
min_lot_area_per_unit
Density mechanism per §17-2-0303-A (R) and §17-3-0402-A (B/C). Chicago does NOT use du/ac — density is governed by minimum lot area per dwelling unit (or per efficiency / per SRO).

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage (where lot_coverage is computed from setbacks + buildable envelope; no explicit lot_coverage ceiling in Title 17)
max_gfa_sf
lot_area_sf * far
max_units_by_density
lot_area_sf / min_lot_area_per_unit_sf (governing density mechanism in Chicago)
max_stories_approx
max_height_ft / 10.5

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Title 17 — Chicago Zoning Ordinance, Municipal Code of Chicago
retrieved 2026-05-20
Citations
  1. [1] §17-2-0305-C
  2. [2] §17-2-0309-A
  3. [3] §17-2-0306-B
  4. [4] §17-2-0301-A
  5. [5] §17-2-0311-A
  6. [6] §17-2-0304-A
  7. [7] §17-2-0303-A
  8. [8] §17-2-0305-C
  9. [9] §17-2-0309-A
  10. [10] §17-2-0306-B
  11. [11] §17-2-0301-A
  12. [12] §17-2-0311-A
  13. [13] §17-2-0304-A
  14. [14] §17-2-0303-A
  15. [15] §17-2-0305-C
  16. [16] §17-2-0309-A
  17. [17] §17-2-0306-B
  18. [18] §17-2-0301-A
  19. [19] §17-2-0311-A
  20. [20] §17-2-0304-A
  21. [21] §17-2-0303-A
  22. [22] §17-2-0305-B
  23. [23] §17-2-0309-A
  24. [24] §17-2-0306-C
  25. [25] §17-2-0301-A
  26. [26] §17-2-0311-A
  27. [27] §17-2-0304-A
  28. [28] §17-2-0303-A
  29. [29] §17-2-0305-B
  30. [30] §17-2-0309-A
  31. [31] §17-2-0306-C
  32. [32] §17-2-0301-A
  33. [33] §17-2-0311-A
  34. [34] §17-2-0304-A
  35. [35] §17-2-0303-A
  36. [36] §17-2-0305-B
  37. [37] §17-2-0309-A
  38. [38] §17-2-0306-C
  39. [39] §17-2-0301-A
  40. [40] §17-2-0311-A
  41. [41] §17-2-0304-A
  42. [42] §17-2-0303-A
  43. [43] §17-2-0305-B
  44. [44] §17-2-0309-A
  45. [45] §17-2-0306-C
  46. [46] §17-2-0301-A
  47. [47] §17-2-0311-A
  48. [48] §17-2-0304-A
  49. [49] §17-2-0303-A
  50. [50] §17-2-0305-B
  51. [51] §17-2-0309-A
  52. [52] §17-2-0306-C
  53. [53] §17-2-0301-A
  54. [54] §17-2-0311-A
  55. [55] §17-2-0304-A
  56. [56] §17-2-0303-A
  57. [57] §17-2-0305-B
  58. [58] §17-2-0309-A
  59. [59] §17-2-0306-C
  60. [60] §17-2-0301-A
  61. [61] §17-2-0311-A
  62. [62] §17-2-0304-A
  63. [63] §17-2-0303-A
  64. [64] §17-2-0305-B
  65. [65] §17-2-0309-A
  66. [66] §17-2-0306-C
  67. [67] §17-2-0301-A
  68. [68] §17-2-0311-A
  69. [69] §17-2-0304-A
  70. [70] §17-2-0303-A
  71. [71] n
  72. [72] n
  73. [73] n
  74. [74] n
  75. [75] n
  76. [76] n
  77. [77] §17-3-0402-A
  78. [78] n
  79. [79] n
  80. [80] n
  81. [81] n
  82. [82] n
  83. [83] n
  84. [84] §17-3-0402-A
  85. [85] n
  86. [86] n
  87. [87] n
  88. [88] n
  89. [89] n
  90. [90] n
  91. [91] §17-3-0402-A
  92. [92] n
  93. [93] n
  94. [94] n
  95. [95] n
  96. [96] n
  97. [97] n
  98. [98] §17-3-0402-A
  99. [99] n
  100. [100] n
  101. [101] n
  102. [102] n
  103. [103] n
  104. [104] n
  105. [105] §17-3-0402-A
  106. [106] n
  107. [107] n
  108. [108] n
  109. [109] n
  110. [110] n
  111. [111] n
  112. [112] §17-3-0402-A
  113. [113] §17-4-0400
  114. [114] §17-4-0400
  115. [115] §17-4-0400
  116. [116] §17-4-0400
  117. [117] §17-4-0400
  118. [118] §17-4-0400
  119. [119] §17-4-0400
  120. [120] §17-4-0400
  121. [121] §17-4-0400
  122. [122] §17-4-0400
  123. [123] §17-4-0400
  124. [124] §17-4-0400
  125. [125] §17-5-0400
  126. [126] §17-5-0400
  127. [127] §17-5-0400
  128. [128] §17-5-0400
  129. [129] §17-5-0400
  130. [130] §17-5-0400
  131. [131] §17-5-0400
  132. [132] §17-5-0400
  133. [133] §17-5-0400
  134. [134] §17-6-0401-B
  135. [135] §17-6-0400
  136. [136] §17-6-0400
  137. [137] §17-8-0500
  138. [138] §17-13-0600
  139. [139] §17-13-0600
  140. [140] n
  141. [141] n
  142. [142] n

Research status

Publication gates

primary url presentpassedsource.primary_url = https://codelibrary.amlegal.com/codes/chicago/latest/chicagozoning_il/0-0-0-48750 (Title 17 Chicago Zoning Ordinance root); amlegal is a codification host, not an aggregator. Secondary URL = chicago.gov/city/en/depts/dcd/supp_info/zoning_information.html (DPD landing page). Tertiary URL = secondcityzoning.org (Open City interactive mirror). All HTTPS.
no aggregator citedpassedRecord scan confirms no Zoneomics / Steadily / SitePlanGuide / SitePlanCreator / Propwire / Zonara / Unzoned references. All citations point to amlegal §-numbers (§17-2-0301-A through §17-7-1501), MCC Title 2 / Title 4 / Title 14B / Title 18 sections, ILCS section numbers (65 ILCS 5/11-13, 310 ILCS 67, 415 ILCS 5/39.2, etc.), federal regulations (44 CFR §60.3), the Illinois state-overlays file (zoning/us/illinois/overlays.json), or the Chicago DPD / Cook County Assessor / IHDA administrative sources. Wayback Machine is the retrieval mechanism for amlegal section pages — not a content authority.
confidence tags full formpassedAll confirmed values carry §-anchored citations: §17-2-0301-A (lot area), §17-2-0303-A (lot area per unit), §17-2-0304-A (FAR), §17-2-0305 / §17-2-0306 / §17-2-0309 (setbacks), §17-2-0311-A (height), §17-3-0102 through §17-3-0107 (B/C descriptions), §17-3-0402 / §17-3-0403 / §17-3-0408 (B/C bulk), §17-6-0401 (PMD), §17-7-0401 / §17-7-0500 / §17-7-1501 / §17-7-0200 / §17-7-0300 (overlays), §17-13-0600 (PD), §17-2-0303-B (Predominance), §17-13-0302 / §17-8-0500 (PD thresholds), MCC §2-45-115 / §2-44-080 / §2-44-085 (ARO), MCC Ch. 2-120 (Landmarks). Partial values for §17-4-0400 / §17-5-0400 carry section pointers (p§17-4-0400, p§17-5-0400) plus explicit retrieval_failure_reason text naming the Wayback cache gap. No bare [confirmed] tags.
overlays have parameters trigger confidencepassedAll 10 overlays carry name, code, type, source_jurisdiction (chicago-il), ordinance (§-reference), trigger (geographic + applicability prose), params (non-empty object with ≥4 keys each; e.g. ETOD has 11 keys including rail_radius_ft / bus_corridor_radius_ft / per-ARO-tier FAR + MLA matrices; PMD has prohibits_residential_conversion / min_acres / count_citywide / designating_authority), base_interaction, and confidence (full §-form). Floodplain confidence is partial (p§17-7) with paired retrieval_failure_reason.
preempt section city specificpassedstate_preemptions_applicable[] contains 19 IL law entries, each with city-specific qualifying_condition_checked containing numeric inputs (Chicago population 2,746,388 from 2020 Decennial Census, Cook County population 5,275,541, 130+ active TIF districts) AND named threshold comparisons (≫25k home-rule threshold, <10% AHPAA NELG status) AND primary qualifying_condition_source (Census Bureau, IHDA, Chicago DPD, Mendez v. City of Chicago, Cook County Assessor). NOT link-stubs — each entry has city-specific arithmetic and effect-on-Chicago statements. Home-rule, AHPAA non-applicability, §39.2 active siting authority, Connected Communities pending status, and Class L Cook-County-specific implementation are all evaluated with inputs visible in the record.

Data quality

78%completeness96 confirmed24 partial
Documented gaps
  • §17-4-0400 Downtown bulk-standards table (DC/DX/DR/DS FAR/height matrices) not in Wayback cache; recorded as partial
  • §17-5-0400 Manufacturing bulk-standards table (M1/M2/M3) not in Wayback cache; recorded as partial
  • Floodplain overlay regulatory floor in Chicago Title 18 not extracted at section-anchor level
  • Predominance-of-the-Block calculation specifics for non-RS3 districts not extracted
  • Specific parking-minimum table §17-10 not extracted (Connected Communities Ordinance reduced/eliminated near transit; baseline values for non-transit-served locations partial)

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