A renovation permit has been issued for a residential redevelopment at 919 W. Sheridan Road, bringing new life to a 122-year-old structure in Chicago’s North Side. Led by Base 3 Development, the project combines adaptive reuse with a carefully designed expansion to increase residential density while preserving the existing building.
Located midblock between North Fremont Street and North Wilton Avenue, the development reflects a growing trend of maximizing existing structures rather than pursuing full demolition.
Existing Structure and Site Strategy
The project will retain the original three-story building currently occupying the site. This approach introduces both opportunities and challenges from a construction standpoint.
Key site considerations include:
- Preservation of a 122-year-old structure
- Integration of new construction with existing framing
- Limited urban site access for construction staging
- Rear alley access for parking and material delivery
Retaining the structure requires detailed structural assessments and reinforcement strategies to support the new additions.
Building Design and Expansion Scope
Designed by Gansari & Associates, the project will significantly expand the building footprint and vertical capacity.
The development includes:
- Rehabilitation of the existing three-story structure
- A four-story rear addition
- A fourth-floor vertical addition on top of the existing building
This dual expansion approach increases both the building depth and height, requiring coordination between new and existing structural systems.
Unit Layout and Density Increase
One of the most notable aspects of the project is the increase in residential density. The redevelopment will expand the unit count from three units to 12 units, optimizing the use of the site.
The unit mix includes:
- 3 one-bedroom units
- 7 two-bedroom units
- 2 three-bedroom units
The layout will feature:
- Three units per floor
- Duplex configurations on the top two floors
- Redesigned interiors to improve space efficiency
This repositioning of unit layouts reflects a focus on maximizing livability while increasing overall yield.
Outdoor Space and Circulation Design
Urbanize Chicago reports that the project incorporates multiple outdoor and shared access elements, enhancing both functionality and resident experience.
Key features include:
- Private decks for front and rear units
- A shared outdoor deck along the east side
- An exterior staircase providing access to upper units
From a construction perspective, integrating exterior circulation systems requires coordination with façade design, waterproofing, and structural supports.
Parking and Site Logistics
Despite the increased unit count, the project maintains a relatively compact parking solution.
- 4 parking spaces located in a rear garage accessed via the alley
- 10 bicycle parking spaces on the basement patio
This configuration aligns with urban infill strategies that prioritize efficient land use while accommodating essential transportation needs.
Zoning Adjustments and Variances
To accommodate the expanded footprint and increased density, the project required several zoning variations approved by the Zoning Board of Appeals.
Approved adjustments include:
- Reduction of rear setback from 37.5 feet to 30 feet
- Reduction of combined side yard setback from 8 feet to 4.93 feet
- Elimination of required rear yard open space
These modifications allow the development to maximize buildable area while maintaining compliance with revised zoning parameters.
Construction Considerations and Challenges
Blending new construction with a historic structure introduces a range of technical challenges that require careful planning.
Key considerations include:
- Structural reinforcement of the existing building
- Integration of new load-bearing systems
- Sequencing of demolition and addition work
- Coordination of mechanical, electrical, and plumbing upgrades
- Ensuring code compliance for modern residential standards
These factors make adaptive reuse projects particularly complex compared to ground-up construction.
Trades Involved in the Project
A project of this nature will involve multiple specialized trades working in coordination:
- Structural and framing contractors
- Masonry and restoration specialists
- Concrete and foundation crews
- Mechanical, electrical, and plumbing trades
- Roofing and waterproofing specialists
- Exterior deck and staircase installers
- Interior finishing trades
The combination of renovation and new construction requires flexibility and precision across all phases.
Project Timeline and Next Steps
With the renovation permit now issued, Base 3 Development, also acting as the general contractor, can begin work on the project. While a formal construction timeline has not been announced, permit issuance signals that the project is ready to move into active construction.
A Smart Approach to Urban Infill
This redevelopment at 919 W. Sheridan highlights how smaller-scale projects can deliver meaningful density increases without large-scale demolition. By combining adaptive reuse with targeted expansion, the project maximizes an existing asset while introducing modern residential layouts.
For contractors and developers, projects like this raise an important question: how can you unlock additional value from existing structures while navigating structural constraints and zoning requirements?
As urban infill continues to shape Chicago’s residential landscape, this type of development offers a practical blueprint for balancing preservation, density, and efficient construction.
