So you’ve got a property in Chicago, but the current zoning doesn’t allow what you want to do with it. Maybe you’re looking to convert an old manufacturing building into apartments, add a commercial space to a residential area, or develop something entirely new. Whatever your goal, you’ll need to navigate Chicago’s rezoning process—and it’s not always straightforward.
The Key to Rezoning in Chicago is Understanding the Full Picture
Rezoning in Chicago isn’t just about filling out forms and checking boxes. It’s often as much a political process as it is a legal one. Your success depends on understanding both the technical requirements and the community dynamics at play.
Here’s what you need to know before diving in:
Zoning Controls What You Can Build
Chicago’s zoning ordinance dictates:
- What you can use the property for (residential, commercial, manufacturing)
- How tall your building can be
- How dense your development can be
- How much parking you need
- How far your building must be set back from property lines
If your plans don’t match what’s allowed, you’ll need a zoning map amendment—Chicago’s term for rezoning.
The Two Types of Chicago Rezoning Applications
Chicago has two categories of rezoning applications, and which one you need determines how much documentation you’ll provide:
Type 1 Applications
You’ll need this more detailed application if you’re:
- Going from a low-density to a much higher-density zone (where the floor area ratio would more than double)
- Changing from a zone without height limits to one with height limits
- Converting non-residential property to allow residential use
For a Type 1 application, you’ll need to provide site plans, architectural drawings, and detailed analysis of your project’s impact.
Type 2 Applications
This is for less dramatic changes. While still requiring significant paperwork, Type 2 applications don’t need the extensive documentation of Type 1 requests.
Six Steps to Rezoning Success in Chicago
Based on our experience helping clients through this process, here’s what you’ll need to do:
Step 1: Figure Out What You’re Up Against
Before filing applications, you need to understand:
- Your property’s current zoning (check the Chicago Zoning Map)
- What zoning you need for your planned use
- Who might support or oppose your change
- Whether your alderman is likely to back your proposal
Real talk: Your local Alderman has enormous influence over zoning changes in their Ward. If you do not have the Alderman’s support, it’s extremely difficult to have your rezoning application successfully move forward.
Step 2: Build Your Case
Once you’ve confirmed you need rezoning, start gathering evidence showing why it makes sense:
- How your proposal fits the neighborhood character
- Why it benefits the community
- How it aligns with city plans
- Photos of similar nearby uses
Our most successful clients come prepared with documentation showing their project is a good fit for the area.
Step 3: Prepare Your Application Package
Here’s what you’ll need to submit:
- Zoning Amendment Application (5 copies with original signatures)
- Certified survey plats showing current conditions (one 8.5″ x 11″ and one 11″ x 17″)
- Economic Disclosure Statement and Affidavit
- Owner authorization (if you’re not the property owner)
- $1,000 application fee ($1,500 for Planned Developments)
- $25 for each posting sign
For Type 1 applications, you’ll also need development analysis covering:
- Floor area ratio
- Density
- Parking
- Setbacks
- Building height
Plus drawings showing:
- Building placement
- How your building compares to neighbors
- Parking and loading areas
- Landscaping
- Garbage handling
Step 4: Community Notification and Engagement
Legal requirement: You must mail notices to all property owners within 250 feet of your property lines no more than 30 days before filing. Keep documented proof of these mailings.
Strategic reality: Legal notification is just the minimum. In our experience, successful rezoning often requires:
- Meeting with neighborhood associations
- Addressing neighbor concerns proactively
- Potentially modifying plans based on community feedback
- Securing support from influential community members
We’ve seen cases where strong community support pushed challenging rezonings through, and others where community opposition derailed seemingly straightforward requests.
Step 5: Navigate the Hearing Process
Your application will go through these key phases:
- Technical review by the Zoning Staff
- Public hearing before the City Council Committee on Zoning
- Vote by the full City Council
At the committee hearing: Be prepared to explain your case clearly and answer questions. Bring visuals and have rehearsed answers for likely objections. This isn’t the time for improvisation.
We typically prep our clients with mock questions and help them develop concise, persuasive responses.
Step 6: Post-Approval Compliance
If your rezoning is approved (congratulations!), remember:
- For Type 1 rezonings, you have 2 years to get a building permit
- Your development must match what was approved
- Significant changes will require starting the process over
Typical Rezoning Timeline in Chicago
While the City of Chicago doesn’t publish official timelines, below is an estimate of the time you can expect to spend on the project:
- 1-2 months: Initial research and aldermanic consultation
- 1 month: Application preparation
- 1 month: Notification period
- 2-4 months: City review process
- 1-2 months: Committee and City Council hearings
Total: 6-10 months minimum, often longer for complex cases or when community opposition arises.
Three Common Rezoning Roadblocks (And How We Handle Them)
1. Aldermanic Opposition
Problem: Your local Alderman doesn’t support your proposal.
Solution: Engage early, understand their concerns, and be willing to make reasonable modifications. Sometimes it helps to bring community supporters to meetings with the Alderman.
2. Neighbor Resistance
Problem: Nearby property owners fear your project will affect property values or neighborhood character.
Solution: Hold informal meetings to explain your plans. Consider making reasonable concessions—additional landscaping, noise barriers, or adjusted hours of operation—to address specific concerns.
3. Technical Complications
Problem: Your proposal faces challenges with Chicago’s development standards.
Solution: Work with an experienced zoning attorney who can identify creative solutions within the code or potential relief mechanisms.
When to Get Help With Your Chicago Rezoning
In theory, anyone can file a rezoning application. In practice, navigating Chicago’s zoning process often requires professional guidance, especially for:
- Type 1 applications
- Projects facing community opposition
- Properties in politically sensitive areas
- Complex or mixed-use developments
A zoning attorney can help you:
- Assess whether rezoning is the best approach (sometimes other zoning relief options work better)
- Develop strategies for building community and political support
- Prepare and present a compelling case
- Negotiate conditions that make your project more acceptable
Take the Next Step With Your Chicago Rezoning
Every property has unique challenges and opportunities. If you’re considering rezoning in Chicago, let’s talk about your specific situation. We can help you assess whether rezoning is viable and develop a strategy tailored to your property and goals.
Unlike some larger firms, we provide personalized attention from experienced zoning attorneys who understand both the legal requirements and the political realities of Chicago’s rezoning process.
Contact Birchwood Law today to discuss your Chicago property and how we can help you navigate the rezoning process successfully.