As the need for affordable housing continues to mount in Chicago, outdated zoning regulations are proving to be a considerable obstacle, stifling the development of additional dwelling units (ADUs) that could offer a viable solution.
These small, independent residences, which include basement apartments, coach houses, and granny flats, present an opportunity to increase housing density without drastically altering the character of existing neighborhoods.
However, Chicago’s housing policies seem stuck in a bygone era, rooted in exclusionary practices that perpetuate economic and racial segregation.
Since the Supreme Court invalidated explicit racial zoning in 1917, cities, including Chicago, implemented various tools to maintain segregation, such as minimum lot sizes and parking mandates.
As a result, Chicago remains one of the most segregated cities in the United States, with 41% of its land zoned exclusively for single-family homes.
In the past, additional dwelling units were a standard part of the urban housing landscape.
However, a sweeping zoning change in 1957 prohibited their construction, reflecting a change in mentality that aimed to de-densify neighborhoods.
Unfortunately, Chicago continues to cling to these outdated zoning practices, choking the market with red tape and making housing less affordable for its residents.
The impact on housing costs has been significant, with a reported 8% surge in just two years.
Many seniors are struggling to downsize near their families, while over 438,000 residents live in poverty—most of whom allocate more than 30% of their income to housing.
While Chicago’s 2020 Additional Dwelling Unit Ordinance sought to revitalize the construction of these units by permitting some developments, it has failed to make a substantial dent in the housing crisis.
The ordinance only established five small pilot areas in which residents could apply for permission to build ADUs, and it came hand-in-hand with excessive regulations that primarily affect historically minority neighborhoods on the South and West sides.
For instance, owner-occupancy requirements prevent small-scale developers from pursuing projects, as homeowners must live on the property to be eligible for an ADU.
Permit caps impose further limitations, allowing only two additional dwelling unit permits per block per year in those same neighborhoods.
Perhaps most perplexing is the vacant lot ban, which allows coach houses to be built on empty lots only on Chicago’s North and Northwest sides, thus blocking development in areas with significant vacant land that predominantly lie in Black communities.
As a result, despite having approximately 92,000 eligible properties in the city, fewer than 300 ADUs have received construction permits since 2020.
In contrast, Los Angeles—which legalized ADUs in 2016—has issued over 27,000 permits since that time.
The disparity highlights not only the effectiveness of more progressive policies elsewhere but also the urgent need for reform in Chicago.
Public support for additional dwelling units is robust, with 71% of Chicagoans advocating for their development, as they present a cost-effective alternative to building new, full-sized homes.
The time has come for Chicago to move beyond pilot programs and restrictive zoning policies that hinder progress.
What is essential now is a comprehensive revision of the existing additional dwelling unit ordinance that promotes their statewide development, while eliminating arbitrary regulations that disproportionately impact certain communities.
Such changes would not only support the construction of affordable housing options but also foster greater economic equity and diversity throughout the city.
image source from：https://www.illinoispolicy.org/chicagos-housing-policy-still-promotes-exclusion/
