Preservation Chicago proposes a new zoning classification, which we call Renovation Zoning (RZ). The intent of this new classification is to encourage the preservation and renovation of existing housing in neighborhoods that value their older buildings but do not meet the higher standards necessary to qualify as a designated Historic Landmark District.

The proposed ordinance would work in this manner: In areas of the city where the Department of Planning and Development has officially determined that Landmarking is not an option, residents could instead opt for Renovation Zoning.

The key concept of Renovation Zoning is that it would actually be two zoning classifications rolled into one. One set of rules would apply only to existing buildings slated for renovation and another set of rules would apply only to buildings slated for demolition and new construction.

The zoning benefits within Renovation Zoning would be considered "as of right", which means they would require no special permission or bureaucratic involvement, other than the normal building permit application process.

To illustrate the concept, let's take a situation in a typical Chicago neighborhood, which may be undergoing speculative redevelopment pressure through tear-downs. The block in question is made up of mostly 1 1/2 and two-story buildings situated on lots 25 feet wide by 125 feet deep. However, it is zoned RT-4, which allows three story buildings. The ability to build buildings considerably larger than the existing housing stock is called a "demolition bonus" and it is the catalyst that encourages more demolitions and larger development.

Today, under the current law, that community has the option of downzoning to RT-3.5 or even RS-3. Unfortunately, the problem that presently exists without Renovation Zoning is that if a community downzones in order to control rampant and uncontrolled real estate speculation, owners who want to add additions to their homes may be restricted from doing so because their homes would now be classified as too large to add any additional square footage.

However, if Renovation Zoning were enacted, it would allow owners to opt into the larger FAR (Floor Area Ratio) of the next highest zoning classification, as-of-right. Floor Area Ratio is the relationship between the area of a lot and the amount of square footage a property owner is allowed to build. If Renovation Zoning existed, this community could rezone to RS-3RZ, which would allow them to add on to their existing homes without asking for any special permission.

 

But, if a home were demolished to make way for new construction, the smaller FAR associated with RS-3 would be enforced. The more restrictive FAR for new construction would discourage speculative development through demolition. The positive effect would be that the FAR bonus would encourage renovation of the existing housing stock by both developers and homesteaders. It would cut down on the amount of debris going to landfills too.

Overly burdensome restrictions on homesteaders should be mitigated through balanced, logical and thoughtful application of the ordinance. Homesteaders who take advantage of the FAR bonus would be required to orient their additions to the rear of the property, with the exception of dormers that are no higher than the existing ridge. Perhaps one-story homes and cottages would have built-in rear yard setback relief in order to avoid unsightly second floor additions.

The percentage of homesteaders who move into a house and then later decide to tear it down and replace it with a larger home is quite small. But, those situations do indeed occur, and those homesteaders should not be denied the same ultimate FAR as their neighbors if they choose to rebuild in their own neighborhood. Perhaps hardship relief for these types of cases can be encoded in the Zoning Ordinance and a Zoning Variation application could be facilitated when these cases, although rare, do occur.

The bottom line is that our neighborhoods need more planning tools to guide orderly development. In order to better enhance the general health, safety, and welfare of the citizens, The City of Chicago has an obligation and a duty to provide those tools. Although Renovation Zoning is only one suggestion for reform, Preservation Chicago will continue to recommend and advocate for policy changes which strengthen the process of responsible preservation planning.