Chicago Zoning & Land Use Guide
Notable local initiatives in Chicago
Named ordinances, statutes, and reforms specific to Chicago — each linked to an official source you can verify directly.
Connected Communities Ordinance(2022)
Passed by the Chicago City Council in July 2022, the Connected Communities Ordinance is Chicago's most comprehensive transit-oriented development reform. It reduces parking minimums and increases as-of-right FAR/density bonuses on properties within 1,320 ft of a CTA/Metra station entrance (or 2,640 ft along designated Pedestrian Streets), and adds equity protections such as anti-displacement requirements in higher-cost transit areas. It implements the 2021 ETOD Policy Plan.
Source · chicago.govEquitable Transit-Oriented Development (ETOD) Policy Plan(2021)
Adopted unanimously by the Chicago Plan Commission in June 2021 after an 18-month outreach process. The plan establishes equity as the guiding framework for TOD, sets goals around investment in disinvested communities, prevents displacement in rising-cost neighborhoods, and promotes affordable housing near transit. Predecessors: 2013 TOD Ordinance, expanded 2015 and 2019.
Source · chicago.govAffordable Requirements Ordinance (2021 ARO)(2021)
Residential developments receiving City Council approval for an entitlement, city land sale, or financial assistance after October 1, 2021 are subject to Chapter 2-44-085 of the Municipal Code (the 2021 ARO). Affordability period is 30 years; affordable rental units generally target 60% AMI (up to 80-100% in some cases). Replaces the 2015 ARO at Chapter 2-44-080.
Source · chicago.govAdditional Dwelling Unit (ADU) Ordinance — 2020 Pilot(2020)
Chicago's ADU Ordinance took effect December 1, 2020 in five designated pilot areas. Permitted ADU types include coach houses (rear-yard detached units, historically legal in Chicago before being banned in 1957), conversion units (basement/cellar/attic conversions in 2-7 unit buildings), and added attic/cellar units. Pilot zone expansion has been incremental.
Source · codelibrary.amlegal.comChicago Landmarks Ordinance (Municipal Code Chapter 2-120)
Codifies the Commission on Chicago Landmarks, the designation criteria for Chicago Landmarks and Landmark Districts, and the Certificate of Appropriateness process for exterior alterations within landmark districts.
Source · codelibrary.amlegal.com
Key Zoning Facts
Chicago Zoning Overview
Chicago is a city in Illinois that manages land use and development through its local zoning ordinance. The city's zoning code divides the municipality into districts that regulate the types of uses permitted, building heights, lot sizes, setbacks, and density. Residents and developers should consult the city's planning department and municipal code for the most current zoning regulations and requirements.
The city's zoning ordinance typically includes residential, commercial, industrial, and mixed-use districts, each with specific development standards. Residential districts range from low-density single-family zones to higher-density multi-family zones. Commercial districts accommodate retail, office, and service uses, while industrial districts are designated for manufacturing and warehousing operations.
Development Process
Development in Chicago generally requires obtaining the appropriate permits from the city's planning and building departments. The process typically involves:
- Zoning Verification — Confirm that your proposed use is permitted in the applicable zoning district
- Site Plan Review — For commercial and multi-family projects, submit a site plan for review
- Building Permit — Apply for a building permit with construction documents
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupying the structure
For projects that do not conform to existing zoning, property owners may need to seek a variance, special exception, or rezoning through the local board of zoning appeals or planning commission.
Key Considerations
Before starting any development project in Chicago, property owners should:
- Verify the zoning classification of their property
- Review setback, height, and lot coverage requirements
- Check for any overlay districts or special regulations
- Determine if the property is in a flood zone using FEMA's flood map service
- Confirm whether HOA covenants or deed restrictions apply
- Contact the planning department for pre-application guidance
Disclaimer: This guide provides general information about zoning in Chicago and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Chicago planning department or municipal code before making development decisions.
Regulatory Layers That Apply in Chicago
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Illinois
- Building Code: No statewide residential building code; Illinois municipalities adopt locally. Chicago adopted the 2022 Construction Codes based on 2021 IBC family.
County — Cook County
- Role: Property records, tax assessment, unincorporated-area planning. Chicago handles its own planning, zoning, and building permits.
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
- Transit Served Location (TSL) — Connected Communities Ordinance — Properties within 1,320 ft of a CTA or Metra rail station entrance (or 2,640 ft along a designated Pedestrian Street) qualify as a Transit Served Location under the 2022 Connected Communities Ordinance, unlocking reduced parking minimums and increased FAR/density bonuses.
- Pedestrian Streets (P-Streets) — Designated pedestrian-oriented commercial streets with build-to lines, transparency requirements, and prohibitions on auto-oriented uses.
- Landmark Districts — 75+ designated Chicago Landmark districts under the Chicago Landmarks Ordinance (Chapter 2-120), reviewed by the Commission on Chicago Landmarks.
Private Restrictions
- HOA / CC&Rs common: Yes
- Condo associations and rowhouse covenants are common in many Chicago neighborhoods.
Primary Zoning Districts
- Min Lot
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Max Height
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Front Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Side Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Rear Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Min Lot
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Max Height
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Front Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Side Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Rear Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Min Lot
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Max Height
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Front Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Side Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Rear Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-2
- Min Lot
- Per Chicago Zoning Ordinance Title 17, Chapter 17-3
- Max Height
- Per Chicago Zoning Ordinance Title 17, Chapter 17-3
- Front Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-3
- Side Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-3
- Rear Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-3
- Min Lot
- Per Chicago Zoning Ordinance Title 17, Chapter 17-4
- Max Height
- Per Chicago Zoning Ordinance Title 17, Chapter 17-4
- Front Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-4
- Side Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-4
- Rear Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-4
- Min Lot
- Per Chicago Zoning Ordinance Title 17, Chapter 17-5
- Max Height
- Per Chicago Zoning Ordinance Title 17, Chapter 17-5
- Front Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-5
- Side Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-5
- Rear Setback
- Per Chicago Zoning Ordinance Title 17, Chapter 17-5
Permit Costs & Timelines
Estimated Permit Costs & Timelines
Typical Permit Fees
| Permit Type | Estimated Cost | Notes |
|---|---|---|
| Residential Building Permit | $75 base + per-trade fees | Additional plan review fees apply |
| ADU/Coach House Permit | $75–$500 | Per ADU ordinance (2020) |
| Zoning Change | $1,000+ | Aldermanic approval + Committee on Zoning |
| Special Use Permit | $1,000+ | Zoning Board of Appeals hearing |
Typical Processing Times
Estimates based on published fee schedules. Actual costs may vary. Verify with Chicago planning department.
Official Sources
City-specific