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.

   17-7-0202 Purpose. The purpose of the Near North Historic Overlay District No. 1 is to supplement existing base district zoning regulations in order to:

      17-7-0202-A preserve and enhance the unique and historic residential character of the Near North Historic Area;

      17-7-0202-B preserve the existing and delicate balance of townhouses, rowhouses, landmark structures and high-rise buildings; and

      17-7-0202-C prevent further increases in scale, density and congestion by limiting construction of taller buildings.

   17-7-0203 Height Limits.

      17-7-0203-A The maximum permitted building height for new construction within Near North Historic Overlay District No. 1 is based on the base district zoning classification with height limitations expressed in terms of feet and stories, as follows:

 

 

* 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.

* See Sec. 17-17-0311 for rules governing the measurement of building height.

      17-7-0203-B When a building is proposed in an official Chicago landmark district, the Commission on Chicago Landmarks must provide to the Zoning Administrator a recommendation on appropriate building height.

      17-7-0203-C Chimney, heating and cooling equipment, parapets, unenclosed roof decks, enclosed stairways to roof decks and similar structures are not to be measured as part of the building height.

   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).

   17-7-0302 Purpose. The purpose of the Near North Historic Overlay District No. 2 is to supplement existing base district zoning regulations in order to:

      17-7-0302-A preserve and enhance the unique and historic residential character of the Near North Historic Area;

      17-7-0302-B preserve the existing and delicate balance of townhouses, rowhouses, landmark structures and high-rise buildings; and

      17-7-0302-C prevent further increases in scale, density and congestion by limiting construction of taller buildings.

   17-7-0303 Height Limits.

      17-7-0303-A The maximum permitted building height for new construction within Near North Historic Overlay District No. 2 is based on the base district zoning classification, with height limitations expressed in terms of feet and stories, as follows:

 

 

* 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.

* See Sec. 17-17-0311 for rules governing the measurement of building height.

      17-7-0303-B When a building is proposed in an official Chicago landmark district, the Commission on Chicago Landmarks must provide to the Zoning Administrator a recommendation on appropriate building height.

      17-7-0303-C Chimney, heating and cooling equipment, parapets, unenclosed roof decks, enclosed stairways to roof decks and similar structures will not be measured as part of the building height.

   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;

         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.

         1.   NBCO-A, North subdistrict;

         2.   NBCO-B, Central subdistrict; and

         3.   NBCO-C, South subdistrict.

         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.

         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.

         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.

 

 

         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:

 

 

         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.

         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.

         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.

         1.   The driveway and vehicle access limitations of this section (17-7-0413) apply along the following streets:

 

 

         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.

 

         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.

 

         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)

   17-7-0501 Purpose. The Burling Street Special Setback Overlay District is intended to preserve established development patterns and to protect the area's special character.

   17-7-0502 Boundaries. The Burling Street Special Setback Overlay District applies to all properties abutting North Burling Street between the first alley north of and parallel to West Fullerton Avenue and the first alley south of and parallel to West Wrightwood Avenue.

   17-7-0503 Standards. All buildings within the Burling Street Special Setback Overlay District must be set back at least 30 feet from the property line adjacent to Burling Street.

(Added Coun. J. 5-26-04, p. 25275

   17-7-0551 Purpose. The North Greenview Avenue Setback District is intended to require larger front setbacks for new residential development consistent with the existing pattern of front yards on that portion of North Greenview Avenue as described below.

   17-7-0552 Boundaries. The North Greenview Avenue Setback District applies to properties abutting North Greenview Avenue within the following specific subdistricts:

      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.

   17-7-0553 Front Setbacks.

      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)

 

 

(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.

   17-7-0572 Boundaries. Additional Dwelling Unit-Allowed Areas are defined and identified, as follows:

      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.

(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.

   17-7-0582 Purpose. To reduce displacement of low- and moderate-income residents and maintain contextual density of housing typologies that often provide naturally occurring affordable housing.

   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.

(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, the alley immediately west of Harding Avenue, Le Moyne Street, Karlov Avenue, Pierce Avenue, Kedvale Avenue, the alley immediately south of North Avenue, Keeler Avenue, North Avenue, Kildare Avenue, the alley immediately north of North Avenue, Lowell Avenue, Wabansia Avenue, Kostner Avenue, Belden Avenue, Keeler Avenue, the alley immediately south of Fullerton Avenue, Karlov Avenue, Fullerton Avenue, Pulaski Road, Diversey Avenue, Hamlin Avenue, Lawndale Avenue, Milwaukee Avenue, Belmont Avenue, Pulaski Road.

   17-7-0592 Purpose. To reduce displacement of low- and moderate-income residents and maintain contextual density of housing typologies that often provide naturally occurring affordable housing.

   17-7-0593 Predominance of the Block.

      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.

(Added Coun. J. 1-27-21, p. 27053, § 2; Amend Coun. J. 9-18-24, p. 16736, § 2; Amend Coun. J. 7-16-25, p. 30722, § 1)

   17-7-0601 Purpose.

      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 Authorized Regulations and Standards. Special character overlay district regulations may address any of the following:

      17-7-0603-A uses;

      17-7-0603-B floor area ratios;

      17-7-0603-C densities (lot area per dwelling unit);

      17-7-0603-D number of buildings on a zoning lot;

      17-7-0603-E lot area;

      17-7-0603-F building coverage;

      17-7-0603-G yards or setbacks;

      17-7-0603-H lot frontage;

      17-7-0603-I building heights;

      17-7-0603-J building entrances and/or orientation;

      17-7-0603-K exterior building materials and design;

      17-7-0603-L layout of public ways;

      17-7-0603-M vehicular and pedestrian circulation patterns;

      17-7-0603-N amount or location of parking and loading; or

      17-7-0603-O other zoning-related standards that are necessary to address unique zoning, platting or development features.

      17-7-0603-P district-specific design guidelines for rehabilitation, new construction, and additions published by the Department of Planning and Development.

      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.

   17-7-0702 Lot Area per Dwelling Unit. At least 7,500 square feet of lot area is required per dwelling unit.

   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.

   17-7-0802 Lot Area per Dwelling Unit. At least 5,750 square feet of lot area is required per dwelling unit.

   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.)

   17-7-0805 Front Yards. All front yards must face onto a public street.

   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)

   17-7-0901 Description. The SD-4A, North Southport Special Character Overlay District (subdistrict A) is intended to conserve the existing low- density character of the North Southport area.

   17-7-0902 Lot Area per Dwelling Unit. At least 1,250 square feet of lot area is required per dwelling unit, except that on lots with a depth of more than 125 feet, the minimum lot area per dwelling unit is 1,500 square feet.

(Added Coun. J. 5-26-04, p. 25275)

   17-7-1001 Description. The SD-8, Longwood Drive Special Character Overlay District is intended to permit low-density residential use that is compatible with the existing pattern of neighborhood development.

   17-7-1002 Lot Width.

      17-7-1002-A Subdistricts A and B. In Subdistricts A and B, each lot must have at least 70 feet of lot frontage along a public street.

      17-7-1002-B Subdistrict C. In Subdistrict C, each lot must have at least 50 feet of lot frontage along a public street.

   17-7-1003 Setbacks from Longwood Drive.

      17-7-1003-A Subdistrict A. In Subdistrict A, all new buildings must be set back at least 130 feet from the property line along Longwood Drive.

      17-7-1003-B Subdistricts B and C. In Subdistricts B and C, all new buildings must be set back at least 85 feet from the property line along Longwood Drive.

      17-7-1003-C Corner or Through Lots. When corner lots or through lots are subdivided and lots are created without Longwood Drive lot frontage, the required setback of the base zoning district is to be measured from the adjoining streets.

   17-7-1004 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 and setbacks required within the SD-8 district.

   17-7-1005 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 and setback requirements of the SD-8 district.

(Added Coun. J. 5-26-04, p. 25275)

   17-7-1101 Description. The SD-10, Roscoe Street Special Character Overlay District is intended to conserve the existing low-density, multi-use commercial and residential character of the portion of West Roscoe Street generally located between North Damen Avenue and North Western Avenue. The existing pattern of development is two- and three-story structures with pedestrian-oriented retail at street level and dwelling units above. The Roscoe Street District seeks to maintain the street's existing scale and to limit construction of taller four- and five-story buildings. In addition, the District regulations seek to maintain the street-front orientation of existing buildings by requiring this orientation for new construction and by encouraging conformity to the front setbacks, if any, of the prevailing street wall.

   17-7-1102 Building Height. New construction may not exceed 36 feet in height. (See Sec. 17-17-0311 for rules governing the measurement of building height.)

   17-7-1103 Building Orientation. All new construction must have a principal entrance or the design of a principal entrance oriented toward Roscoe Street. Such orientation or apparent orientation must be evidenced by a principal doorway (excluding garage doors), front yard, or front porch. All parking must be located and accessed off the alley.

   17-7-1104 Lot Area. At least 1,400 square feet of lot area is required per dwelling unit.

   17-7-1105 Administrative Adjustments. In addition to the administrative adjustments authorized by Sec. 17-13-1000, the Zoning Administrator is authorized to allow the following as administrative adjustments:

      17-7-1105-A a building height increase of up to 10%; and

      17-7-1105-B waiver or modification of the building orientation and parking access requirements for parcels lacking alley access or when other circumstances impose hardship conditions.

   17-7-1106 Variations. In addition to the variations authorized by Sec. 17-13-1100, the Zoning Board of Appeals is authorized to grant the following variations:

      17-7-1106-A a building height increase of up to 10%; and

      17-7-1106-B waiver or modification of the building orientation and parking access requirements for parcels lacking alley access or when other circumstances impose hardship conditions.

(Added Coun. J. 5-26-04, p. 25275; Amend Coun. J. 5-12-10, p. 92105, § 1)

(Added Coun. J. 12-14-11, p. 18120, § 2)

   17-7-1301 Description. The SD-23, Sheridan Park North Special Character Overlay District is intended to require larger front setbacks for new residential development, consistent with the existing pattern of front yards in the neighborhood.

   17-7-1302 Front Setbacks.

      17-7-1302-A The minimum front setback is 30 feet, except that within Subdistrict A, where the minimum front setback is 40 feet. (See Sec. 17-17-0306 for rules governing the measurement of front setbacks.)

      17-7-1302-B Porches and terraces may not encroach within the required front setback within Subdistrict A. Outside of Subdistrict A, porches and above-grade, open terraces (including roofed terraces) are permitted within the required front setback, provided such structures do not project more than 10 feet and provided a minimum 20-foot front setback is maintained.

(Added Coun. J. 5-26-04, p. 25275)

   17-7-1401 Description. The SD-24, Sheridan Park South Special Character Overlay District is intended to require larger front setbacks for new residential development, consistent with the existing pattern of front yards in the neighborhood.

   17-7-1402 Front Setbacks.

      17-7-1402-A The minimum front setback is 30 feet, except that within Subdistrict A, where the minimum front setback is 20 feet. (See Sec. 17-17-0306 for rules governing the measurement of front setbacks.)

      17-7-1402-B Porches and terraces may not encroach within the required front setback within Subdistrict A. Outside of Subdistrict A, porches and above-grade, open terraces (including roofed terraces) are permitted within the required front setback, provided such structures do not project more than 10 feet and provided a minimum 20-foot front setback is maintained.

(Added Coun. J. 5-26-04, p. 25275)

   17-7-1501 Boundaries. The Milwaukee Avenue Special Character Overlay District generally consists of all lots adjacent to Milwaukee Avenue, between Western Avenue on the south and Ridgeway Avenue on the north, except that the overlay district shall not apply to Planned Developments approved prior to July 1, 2024, Parks and Open Space zoning districts, or areas, districts, places, buildings, structures, or works of art designated as Chicago Landmarks.

   17-7-1502 Purpose. The purpose of the Milwaukee Avenue Special Character Overlay District is to preserve the unique and distinctive character of the Milwaukee Avenue commercial corridor and provide design guidelines for the rehabilitation of existing buildings and new construction. The distinctive character of the Milwaukee Avenue commercial corridor includes a diagonal street layout resulting in unique patterns and lot configurations, one- and two-part commercial block, enframed window wall, false front, freestanding, two-part vertical block, and residential building types, as well as Romanesque Revival, Queen Anne, Italian Renaissance, Tudor Revival, Beaux-Arts Classicism, Late Classical Revival, Neoclassical, Spanish Revival, Art Deco, Mid-Century Modern, and Commercial Vernacular architectural styles.

   17-7-1503 Publication. Any building built, added, altered, or rehabilitated within the Milwaukee Avenue Special Character Overlay District must be consistent with the Milwaukee Avenue Urban Identity Design Guidelines published by the Department of Planning and Development (“Guidelines”). These Guidelines shall be published by ordinance and made available for view online on the Department of Planning and Development website. The Guidelines shall be applicable to:

      1.   New construction or exterior modifications to existing buildings requiring a building permit application.

      2.   New construction or exterior modifications requiring applications for Zoning Map Amendments.

   17-7-1504 District-specific Guidelines. Design guidelines for rehabilitation, additions, alterations, and new construction in the Milwaukee Avenue Special Character Overlay District are detailed in the Guidelines. The Guidelines address various aspects of design for existing buildings and new construction. Proposed projects must be consistent with the Guidelines.

      1.   For existing buildings, these Guidelines set requirements for:

         (a)   Masonry repair or replacement

         (b)   Architectural metal cladding repair or replacement

         (c)   Storefronts

         (d)   Canopies

         (e)   Building lighting

         (f)   Exterior facade repair or replacement

         (g)   Entrances/doors to upper floors

         (h)   Windows

         (i)   Roofs/rooflines/cornices

         (j)   Siting

         (k)   Scale

         (l)   Design and compatibility

         (m)   Materials

      2.   For new construction, these Guidelines set requirements for:

         (a)   Parking and services areas

         (b)   Building setback and orientation

         (c)   Height and scale

         (d)   Massing

         (e)   Building width

         (f)   Materials

         (g)   Ground floor entries and storefronts

         (h)   New or replacement canopies

         (i)   Building lighting

         (j)   Articulation at upper floor facades and rooflines

   17-7-1505 Administrative Adjustments. In addition to the administrative adjustments authorized by Section 17-13-1000, the Zoning Administrator or their designee is authorized to approve an administrative adjustment to waive or modify any district-specific guideline specified in Section 17-7-1504. Such an administrative adjustment may be approved only when the Zoning Administrator or their designee determines that the proposed adjustment meets the following criteria:

      1.   The proposed adjustment results in a development quality equal to or better than what would have been required without the adjustment; and

      2.   The proposed adjustment will be in keeping with the established character of the Milwaukee Avenue Special Character Overlay District; and

      3.   The proposed adjustment meets the general approval criteria of Section 17-13-1007-B.

   17-7-1506 Prohibited Uses. The following uses are expressly prohibited within the boundaries of the Milwaukee Avenue Special Character Overlay District:

      1.   Strip centers;

      2.   Drive-through facilities;

      3.   Vehicle sales and service uses involving any outdoor storage of vehicles or goods or car washes;

      4.   Gas stations; and

      5.   Residential storage warehouses.

   17-7-1507 Character Buildings. Character buildings are buildings that have been identified as having a 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. For the purposes of this section, the following buildings have been identified as Character Buildings. The Appendix to the Guidelines may provide additional information regarding Character Buildings identified in this Section.

      Building Address
      1950-1956 N Milwaukee Ave
      1958 N Milwaukee Ave
      1960 N Milwaukee Ave
      1965 N Milwaukee Ave
      2016-2030 N Milwaukee Ave
      2040-2044 N Milwaukee Ave   
      2043 N Milwaukee Ave
      2046-2048 N Milwaukee Ave
      2066 N Milwaukee Ave
      2092 N Milwaukee Ave
      2094 N Milwaukee Ave
      2100 N Milwaukee Ave
      2101 N Milwaukee Ave
      2122-2124 N Milwaukee Ave
      2165-2171 N Milwaukee Ave   
      2206 N Milwaukee Ave
      2208 N Milwaukee Ave
      2214 N Milwaukee Ave
      2226 N California Ave
      2280 N Milwaukee Ave
      2300-2302 N Milwaukee Ave
      2301-2313 N Milwaukee Ave   
      2315 N Milwaukee Ave
      2317-2319 N Milwaukee Ave
      2320-2322 N Milwaukee Ave   
      2323 N Milwaukee Ave
      2327 N Milwaukee Ave
      2332 N Milwaukee Ave
      2333 N Milwaukee Ave
      2337 N Milwaukee Ave
      2339 N Milwaukee Ave
      2341 N Milwaukee Ave
      2344 N Milwaukee Ave
      2345 N Milwaukee Ave
      2349 N Milwaukee Ave
      2351 N Milwaukee Ave
      2355 N Milwaukee Ave
      2357 N Milwaukee Ave
      2363 N Milwaukee Ave
      2367 N Milwaukee Ave
      2381-2385 N Milwaukee Ave
      2392 N Milwaukee Ave
      2403 W Homer St
      2410-2414 N Milwaukee Ave
      2413 N Milwaukee Ave
      2417 N Milwaukee Ave
      2418 N Milwaukee Ave
      2419 N Milwaukee Ave
      2421 N Milwaukee Ave
      2423 N Milwaukee Ave
      2427 N Milwaukee Ave
      2432 N Milwaukee Ave
      2441 W Armitage Ave
      2443-2447 N Milwaukee Ave
      2449-2451 N Milwaukee Ave
      2451 N Sacramento Ave
      2453 N Milwaukee Ave
      2455-2457 N Milwaukee Ave
      2471-2475 N Milwaukee Ave
      2515 N Milwaukee Ave
      2521 N Milwaukee Ave
      2523 N Milwaukee Ave
      2525 N Milwaukee Ave
      2529-2531 N Milwaukee Ave
      2620 N Milwaukee Ave
      2624 N Milwaukee Ave
      2628 N Milwaukee Ave
      2630 N Milwaukee Ave
      2636-2656 N Milwaukee Ave
      2639-2641 N Milwaukee Ave
      2643-2651 N Milwaukee Ave
      2653 N Milwaukee Ave
      2655 N Milwaukee Ave
      2664-2718 N Milwaukee Ave
      2715-2729 N Milwaukee Ave
      2731-2739 N Milwaukee Ave
      2821 N Milwaukee Ave
      2822 N Milwaukee Ave
      2829 N Milwaukee Ave
      2831 N Milwaukee Ave
      2832-2834 N Milwaukee Ave
      2833-2837 N Milwaukee Ave
      2839-2841 N Milwaukee Ave
      2840 N Milwaukee Ave
      2843-2845 N Milwaukee Ave
      2854 N Milwaukee Ave
      2864-2866 N Milwaukee Ave
      2867 N Milwaukee Ave
      2868 N Milwaukee Ave
      2869 N Milwaukee Ave
      2871 N Milwaukee Ave
      2874 N Milwaukee Ave
      2875 N Milwaukee Ave
      2880 N Milwaukee Ave
      2882 N Milwaukee Ave
      2883 N Milwaukee Ave
      2885 N Milwaukee Ave
      2888 N Milwaukee Ave
      2889 N Milwaukee Ave
      2890 N Milwaukee Ave
      2891 N Milwaukee Ave
      2894-2896 N Milwaukee Ave
      2898 N Milwaukee Ave
      2909 N Milwaukee Ave
      2912 N Milwaukee Ave
      2915 N Milwaukee Ave
      2918 N Milwaukee Ave
      2919 N Milwaukee Ave
      2922 N Milwaukee Ave
      2923 N Milwaukee Ave
      2924 N Milwaukee Ave
      2928 N Milwaukee Ave
      2930 N Milwaukee Ave
      2934 N Milwaukee Ave
      2935 N Milwaukee Ave
      2943 N Milwaukee Ave
      2953 N Milwaukee Ave
      2955 N Milwaukee Ave
      2956-2972 N Milwaukee Ave
      2957 N Milwaukee Ave
      2978 N Milwaukee Ave
      2988 N Milwaukee Ave
      3002-3010 N Milwaukee Ave
      3004 N Elbridge Ave
      3350 W Diversey Ave

   17-7-1508 Demolition. An application for the demolition of a Character Building shall include an affidavit certifying that the applicant has provided written notice to the local alderman at least thirty (30) days prior to filing the application. This notice shall include: (a) the street address of the existing Character Building; and (b) the name and mailing address of the applicant.

(Added Coun. J. 7-17-24, p. 14576, § 1; Amend Coun. J. 12-16-24, p. 22233, § 8)