- When: 2025/03/12
- Address: 2053 W Irving Park Rd, Chicago, IL
- City: Chicago
- State: IL
- Category: Spot Rezoning
- Subcategory: Mixed-Use Rezoning
- Asset Class: Commercial
- Property Type: Retail
The City Council approved a zoning reclassification for the property located at 2053 W Irving Park Rd, changing its designation from B1-1 to B2-3. This rezoning facilitates a transit-oriented development (TOD) project that combines ground-level retail with upper-story residential units, promoting mixed-use development in alignment with neighborhood commercial corridors. The shift to B2-3 dramatically increases the allowable floor area ratio and residential density, enabling a mid-rise development with commercial activation. The site lies within close proximity to public transportation, making it eligible for parking reductions under the TOD ordinance. The zoning change aligns with the City's push for higher-density, pedestrian-friendly urban development and supports revitalization efforts along Irving Park Road. The application, labeled 22657T1, was passed as a substitute ordinance on March 12, 2025, after its initial introduction in February.
Why it Matters
This decision enables higher-density, transit-oriented mixed-use development in a growing commercial corridor. It supports Chicago’s goal of increasing housing supply near transit while activating ground-level retail for neighborhood vibrancy.
Source
Allowed Uses: B2-3 zoning permits ground-floor retail with residential units above, live/work units, apartment buildings, and various commercial establishments as-of-right. Uses may include retail sales, service businesses, restaurants, and residential dwellings per Chicago Zoning Ordinance 17-3-0200 and 17-5-0200.
Density: Maximum Floor Area Ratio (FAR) of 3.0 for B2-3 (per 17-3-0405), and residential density is controlled through minimum lot area per dwelling unit which is 400 sq ft for efficiency units and 500 sq ft for one-bedroom units (per 17-3-0408).
Minimum Lot Size: Minimum lot area per dwelling unit for B2-3: 400 sq ft for efficiency units; 500 sq ft for one-bedroom units (Chicago Zoning Ordinance 17-3-0408).
Maximum Building Height: No fixed maximum height in B2-3, but subject to compatibility with adjacent zoning and may require stepbacks; typical mid-rise structures of 55-65 feet are common (per 17-3-0403).
Lot Coverage: Maximum impervious surface coverage typically regulated by setbacks and FAR; no explicit lot coverage % in B2-3, but form controls and building envelopes apply.
Previous Zoning: B1-1 Neighborhood Shopping District