§ 17-4-1000

Floor area bonuses

17-4-1001 Purpose. The floor area bonus provisions of this section are intended to provide an economic incentive for developers to provide affordable housing and public amenities that improve the quality of life of city residents, employees and visitors and are a benefit to the public.

17-4-1002 Floor Area Ratio Bonus Menu. Floor area bonuses are subject to the standards of the following table and the specific standards of Sec. 17-4-1004 through Sec. 17-4-1023.

Public Benefit/Amenity Eligibility Criteria and Bonus Formula Maximum Bonus Approval Authority
Affordable Housing § 17-4-1004

1 FAR in dash 7

1 FAR in dash 10

25% of base FAR in dash 12

25% of base FAR in dash 12*

Zoning Administrator
Public Plazas and Pocket Parks § 17-4-1005 6 FAR Zoning Administrator
Chicago Riverwalk Improvements § 17-4-1006 No maximum Zoning Administrator
Winter Gardens § 17-4-1007 3 FAR Zoning Administrator
Indoor Through-Block Connections § 17-4-1008 No maximum Zoning Administrator
Outdoor Through-Block Connections § 17-4-1009 No maximum Zoning Administrator
Sidewalk Widening § 17-4-1010 No maximum Zoning Administrator
Arcades § 17-4-1011 2 FAR Zoning Administrator
Water Features in Public Open Spaces § 17-4-1012 1 FAR Zoning Administrator
Upper-Level Setbacks § 17-4-1013 25% of base FAR Zoning Administrator
Lower-Level Planting Terraces § 17-4-1014 No maximum Zoning Administrator
Green Roofs § 17-4-1015 2 FAR Zoning Administrator
Underground Parking and Loading § 17-4-1016 30% of base FAR Zoning Administrator
Parking Concealed by Occupiable Space § 17-4-1017 25% of base FAR Zoning Administrator
Off-Site Park/Open Space Contributions § 17-4-1018 20% of base FAR Planned Development
Streetscape Improvements § 17-4-1019 20% of base FAR Planned Development
Transit Infrastructure Improvements § 17-4-1020 20% of base FAR Planned Development
Pedway Improvements § 17-4-1021 20% of base FAR Planned Development
Adopt-A-Landmark § 17-4-1022 20% of base FAR Planned Development
Chicago Public Schools Capital Improvements Fund § 17-4-1023 25% of base FAR in dash 10

30% of base FAR in dash 12 or 16

Zoning Administrator

* Editor’s note – As set forth in Coun. J. 6-6-12, p. 28855, § 1. Future legislation will correct the provision if needed.

17-4-1003 Administration.

17-4-1003-A Projects that are not Subject to Planned Development Review. For projects that are not subject to planned development review, the Zoning Administrator, as indicated in Sec. 17-4-1002, is authorized to award floor area bonuses.

17-4-1003-B Projects that are Subject to Planned Development Review.   For projects that are subject to planned development review, the Zoning Administrator must review proposed floor area bonus requests and make a recommendation to the Commissioner of Planning and Development and the Chicago Plan Commission, who shall in turn make a recommendation to the City Council.  The Commissioner of Planning and Development and Plan Commission may recommend modifications of standards due to unique circumstances so long as the public benefits of the proposed improvements or amenities are of equal or greater value than otherwise required.

17-4-1003-C Decision-making Criteria.

1. In acting on floor area bonuses, authorized decision-making bodies must evaluate proposed amenities based on their contribution to and the degree to which they enhance the quality of life and benefit the public in the surrounding area. Floor area bonuses may be approved only if they:

a.

comply with the standards and criteria of this section;

b.

are consistent with the purposes described in 17-4-1001 and Sec. 17-1-0500, and

c.

are consistent with the Guide to the Zoning Bonus Ordinance .

2. Approval of floor area bonuses may not be unreasonably withheld. Any reasons for denial of floor area bonuses must be provided to the applicant in writing.

17-4-1003-D Submittal Requirements. Before the issuance of any final zoning certificate or final building permit for a building that includes bonus floor area pursuant to this section, the applicant must file with the Zoning Administrator a bonus worksheet that identifies the improvements or public amenities to be constructed and the bonuses allowed

1. The Zoning Administrator must, by administrative rule, establish a required form and content for such worksheets.

2. Such worksheets must describe the size, location, design, and maintenance provisions for the amenities and must include the calculations for the amount of bonus floor area requested.

3. Such worksheets will serve as an official record of bonuses and amenities and such records will be binding on the property owners , successors, and assigns for the life of the building to ensure compliance with the provisions of this Zoning Ordinance for the design, operation, and maintenance of the public amenities.

17-4-1003-E No public amenity for which a floor area bonus has been granted may be eliminated or reduced in size without a corresponding reduction in building floor area or substitution of an equivalent amenity.

1. Elimination or substitution of an amenity for which a floor area bonus was granted requires planned development review and approval in accordance with Sec. 17-13-0600.

2. In the case of an existing planned development , any elimination or reduction in size of an amenity for which a floor area bonus was granted requires an amendment to the planned development ordinance and final approval by the City Council.

3. Floor area exceeding the maximum base floor area ratio of Sec. 17-4-0405-A, added to a building by virtue of floor area ratio bonuses of this section, may not, in turn, serve as a basis for creating additional bonuses.

17-4-1004 Affordable Housing.

17-4-1004-A Purpose. Floor area bonuses for affordable housing are intended to promote private- sector participation in helping meet the city’s affordable housing needs.

17-4-1004-B Eligibility Criteria.

1. Residential buildings in DR districts with a dash 5, 7 or 10 suffix are eligible to receive floor area bonuses for affordable housing.

2. Residential buildings in DX districts with a dash 5, 7 or 10 suffix are eligible to receive floor area bonuses for affordable housing.

3. Residential buildings in DX or DC districts with a dash 12 or 16 suffix are eligible to receive floor area bonuses for affordable housing. Moreover, the affordable housing floor area bonus must be used by such residential buildings to obtain at least 20% of the total requested floor area bonus.

4. Nonresidential buildings in DX districts with a dash 7 or 10 suffix are eligible to receive floor area bonuses for affordable housing. Such buildings are not required to use the affordable housing floor area bonus.

5. Nonresidential buildings in DX or DC districts with a dash 12 or 16 suffix are eligible to receive floor area bonuses for affordable housing. Such buildings are not required to use the affordable housing floor area bonus.

17-4-1004-C Bonus Formula.

1. Cash payments shall be made to the City of Chicago Affordable Housing Opportunity Fund to satisfy the requirements of this bonus. Any payments collected under this Sec. 17-4-1004-C shall be used and disbursed in accordance with subsection (G) of Sec. 2-45-115. Floor area bonuses will be based on a financial contribution that reflects the value of land within the surrounding area, based on the following formula:

Cost of 1 square foot of floor area

= 80% × median cost of land per buildable square foot.

2. The cost of land must be based on sale prices within the most recent 5 years, as provided by the Department of Planning and Development.

3. The Commissioner of Planning and Development is responsible for updating estimates of land values annually.

4. Property owners must pay the required cash contribution before the issuance of building permits for the construction of the subject buildings.

5. Cash payments made under this Sec. 17-4-1004-C may be applied as a credit against any in lieu fees due under Sec. 2-45-115.

17-4-1005 Public Plazas and Pocket Parks.

17-4-1005-A Eligibility and Standards. Plazas and pocket parks are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. Plazas and parks must be open to the sky, except for arbors, trellises, or small structures such as kiosks.

3. Plazas and parks must have a minimum site area of 4,000 square feet.

4. A minimum of 30% of the park or plaza area must consist of landscaping or water features.

5. Plazas or parks between 4,000 and 12,000 square feet in area must include at least 1 tree per 1,000 square feet of site area.

6. Plazas or parks greater than 12,000 square feet in area must include at least 1 tree per 2,000 square feet of site area.

7. One linear foot of seating area must be provided for each 30 square feet of plaza or park space.

8. Pedestrian lighting must be provided at a minimum level of illumination of 2.5 foot candles.

9. All parks or plazas must be visible from and connected to a sidewalk. A minimum of 25% of the perimeter of the park or plaza must abut a street .

10. The length of a park or plaza may not exceed 3 times its width in order to avoid long and narrow spaces.

11. Parks and plazas must be designed in accordance with the Americans with Disabilities Act accessibility requirements. No plaza may be more than 3 feet above the adjacent sidewalk level.

12. Plazas or parks must be open to the public at least during the hours of 8:00 a.m. to 9:00 p.m. An appropriate plaque approximately 2 to 4 square feet in area must be displayed at all entrances stating the hours of public use.

13. Plazas and parks should be located so that they receive natural light during the day. Generally plazas that face south, east or west are acceptable. No floor area bonus may be granted for a plaza or park that has street frontage only on a north- facing street .

14. No floor area bonuses may be given for parks or plazas that disrupt the continuity of an existing street wall on La Salle Street between Madison Street and Jackson Boulevard; Michigan Avenue between Oak Street and Roosevelt Road; and Wabash Avenue between Van Buren Street and East Wacker Drive.

15. Water features in a park or plaza may be eligible for additional bonuses in accordance with Sec. 17-4-1012.

17-4-1005-B Bonus Formula. The floor area bonus for qualifying parks and plazas is calculated as follows: Bonus FAR = (area of plaza or park ÷ lot area ) × 1.0 × Base FAR.

17-4-1006 Chicago Riverwalk Improvements.

17-4-1006-A Eligibility and Standards. Open space, parks, and public access corridors along the Chicago River are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. Setbacks provided pursuant to Sec. 17-8-0509 are not eligible for a floor area bonus. A qualifying setback must be in addition to setback required under Sec. 17-8-0509.

3. Setback areas must be open from the ground to the sky.

4. Qualifying setback areas must be open to the public at least during the hours of 8:00 a.m. to 9:00 p.m. An appropriate plaque approximately 2 to 4 square feet in area must be displayed at all entrances stating the hours of public use.

5. Nonusable areas must be improved with walkways, railings, light fixtures, seating, kiosks, landscaping, and other amenities that are consistent with the Chicago River Urban Design Guidelines .

6. Multiple pedestrian access routes from the street to the river are encouraged in order to avoid riverwalks that lead to dead ends. Elevators, stairs, and/or ramps must be used to create a connection to the street and sidewalk that meets applicable American with Disabilities Act accessibility requirements.

7. Water features along the riverside may be eligible for additional bonuses in accordance with Sec. 17-4-1012.

17-4-1006-B Bonus Formula. The floor area bonus for qualifying riverwalk improvements is calculated as follows: Bonus FAR = (setback area exceeding Zoning Ordinance minimum ÷ lot area ) × 1.0 × Base FAR.

17-4-1007 Winter Gardens.

17-4-1007-A Eligibility and Standards. Enclosed winter gardens offer opportunities for public gathering, rest, and warmth. They are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. Winter gardens must be located on the first floor level of the building.

3. The floor area of the winter garden space must be at least 4,000 square feet, with a minimum unobstructed width of 40 feet.

4. A winter garden must have a floor- to-ceiling height of at least 30 feet.

5. A winter garden must have direct access from a public sidewalk, plaza or a through-block connection that connects with a street . Additional connections to a pedway are encouraged.

6. Winter gardens must occupy a distinct space within the building that is separate from a lobby or corridor.

7. All winter gardens must be open to the public at least during the hours of 8:00 a.m. to 7:00 p.m. An appropriate plaque approximately 2 to 4 square feet in area must be displayed at all entrances stating the hours of public use.

8. Natural light must be provided by means of glazed roofs and/or windows. A minimum of 50% of the walls and/or roof must be transparent.

9. A minimum of 5 foot candles of illumination must be maintained during all hours of public use.

10. A minimum of 30% of the floor area must be improved with landscaping or water features. When public gallery space or sculptured gardens are planned, the landscaping requirements of this section may be reduced.

11. Public seating must be provided at tables, on benches, or in other forms at the rate of one seat for every 200 square feet of floor area.

12. Retail uses may be provided that are directly accessible to the winter garden space. Up to 20% of the area of the winter garden may be reserved for restaurant seating. Such seating may not be counted toward satisfying the public seating requirements of this section.

13. Water features within winter gardens may be eligible for additional bonuses in accordance with Sec. 17-4-1012.

17-4-1007-B Bonus Formula. The floor area bonus for qualifying winter gardens is calculated as follows: Bonus FAR = (area of winter garden ÷ lot area ) × 1.0 × Base FAR.

17-4-1008 Indoor Through-Block Connection.

17-4-1008-A Eligibility and Standards. Through-block connections facilitate pedestrian circulation and create a pedestrian scale for larger development blocks. Indoor though-block connections are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. Indoor through-block connections must create a continuous, mid-block indoor corridor at least 20 feet in width that connects two streets .

3. The corridor must have a minimum unobstructed floor-to-ceiling height of 15 feet.

4. A minimum of 75% of the interior façade abutting the indoor connection must have clear glazing (between a height of 2.5 feet and 8 feet), with active retail or other pedestrian-oriented uses (e.g., offices, service uses, restaurants, galleries, or lobbies) on both sides of the corridor (except for elevators).

5. The space must be open to the public at least during the hours of 8:00 a.m. to 7:00 p.m. An appropriate plaque approximately 2 to 4 square feet in area must be displayed at all entrances stating the hours of public use.

6. Water features within such corridors may be eligible for additional bonuses in accordance with Sec. 17-4-1012.

17-4-1008-B Bonus Formula. The floor area bonus for qualifying indoor through-block connections is calculated as follows: Bonus FAR = (area of the indoor through-block connection/ lot area ) × 0.66 × Base FAR.

17-4-1009 Outdoor Through-Block Connections.

17-4-1009-A Eligibility and Standards. Through-block connections facilitate pedestrian circulation and create a pedestrian scale for larger development blocks. Outdoor though-block connections are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. Outdoor through-block connections must create a continuous, mid-block corridor at least 20 feet in width that connects two streets .

3. The connection must be unobstructed and open to the sky. The installation of seating, trees, and other pedestrian or landscape features will not be considered obstructions.

4. The connection may be no more than 3 feet above or below the level of the adjacent sidewalk.

5. Building elevations that border outdoor connections may not be blank, but must be improved with plants, murals, and other architectural details. Windows, entrances, and active retail or other pedestrian-oriented uses (e.g., offices, service uses, restaurants, galleries, or lobbies) are strongly encouraged along such corridors.

6. Outdoor through-block connections must be landscaped and/or furnished with decorative pavement, trellises, bicycle racks, seating, public art, water features, flagpoles, or other amenities.

7. Pedestrian lighting must be provided at a minimum level of illumination of 2.5 foot candles.

8. No vehicular traffic or loading is permitted within the connection.

9. The corridor must be open to the public at least during the hours of 8:00 a.m. to 7:00 p.m. An appropriate plaque approximately 2 to 4 square feet in area must be displayed at all entrances stating the hours of public use.

10. Water features within such corridors may be eligible for additional bonuses in accordance with Sec. 17-4-1012.

17-4-1009-B Bonus Formula. The floor area bonus for qualifying outdoor through-block connections is calculated as follows: Bonus FAR = (area of the outdoor through-block connection ÷ lot area ) × 1.00 × Base FAR.

17-4-1010 Sidewalk Widening.

17-4-1010-A Eligibility and Standards. Buildings that are set back to create a wider sidewalk for pedestrians and for the planting of trees, landscaping, the installation of outdoor seating, bus shelters or other amenities are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. The open area of the qualifying setback must be unobstructed and extend from the ground to the sky, except for landscaping improvements described in this section.

3. In order to qualify for a floor area bonus, the total width of the sidewalk, including the building setback, must be at least 14 feet.

4. The maximum total width of a sidewalk for which a floor area bonus may be granted is 25 feet. Additional widening beyond 25 feet will not result in additional floor area bonus.

5. The area that qualifies for a floor area bonus as a sidewalk widening must be located entirely on private property.

6. The widened sidewalk must be improved with landscaping that exceeds the minimum standards of Chapter 17-11, special sidewalk pavement, raised planter beds, special lighting, seating, bus shelters, transit information kiosks, or other amenities appropriate for the location.

7. All amenities installed in the sidewalk must be maintained by the building property owner .

8. In order to qualify for a floor area bonus the sidewalk widening improvements must be provided from one street right-of-way to the next street or alley or match the width of an existing, contiguous sidewalk.

9. No floor area bonus may be granted for sidewalk widenings that are required by applicable city ordinances.

10. Water features within such corridors may be eligible for additional bonuses in accordance with Sec. 17-4-1012.

17-4-1010-B Bonus Formula. The floor area bonus for qualifying sidewalk widenings is calculated as follows: Bonus FAR = (setback area devoted to widened sidewalk ÷ lot area ) × 2 × Base FAR.

17-4-1011 Arcades.

17-4-1011-A Eligibility and Standards. Arcades that offer weather protection for pedestrians are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. Bonuses may not be granted when the arcade would create a break in an existing street wall, as identified in this Zoning Ordinance or in the Guide to the Zoning Bonus Ordinance .

3. The new arcade must align with and provide continuous passage to an existing arcade in an adjoining building.

4. A continuous arcade can be provided from one street right-of-way to the next street or alley .

5. All arcades must be located adjacent to a sidewalk.

6. No floor area bonuses may be granted for arcades along alleys or named streets that function as alleys .

7. No floor area bonuses may be granted for arcades on:

a.

LaSalle Street between Jackson Boulevard and Madison Street;

b.

State Street from the Chicago River to Congress Parkway; or

c.

Michigan Avenue from Randolph Street to Roosevelt Road.

8. All arcades that qualify for floor area bonuses must have the following minimum dimensions:

a.

minimum width exclusive of columns: 8 feet.

b.

maximum width exclusive of columns: 20 feet.

c.

minimum interior height: 14 feet unobstructed.

9. All arcades must be open and accessible to the public at all times.

10. All arcades must have decorative pavement treatment. The Zoning Administrator is authorized to require seating and landscaping.

11. Arcades may not contain parking spaces, passenger drop-offs, ramps, loading spaces, vehicular use areas , or trash storage facilities but may be intersected by one driveway not exceeding 24 feet in width.

12. Lighting must be provided at a minimum level of illumination of 5 foot candles.

13. At least 75% of the ground-floor building frontage abutting the arcade must contain active retail or other pedestrian-oriented uses (e.g., offices, service uses, restaurants, galleries, or lobbies), with at least one entrance directly off the arcade. Sidewalk cafes may be used to meet a portion of this requirement.

14. At least 75% of the wall abutting the arcade must be transparent between a height of 2.5 feet and 8 feet above the sidewalk level.

17-4-1011-B Bonus Formula. The floor area bonus for qualifying arcades is calculated as follows: Bonus FAR = (area of arcade exclusive of columns or obstructions ÷ lot area ) × 1.25 × Base FAR.

17-4-1012 Water Features in Public Open Spaces.

17-4-1012-A Eligibility and Standards. Water features located in public open spaces are eligible for floor area bonuses if they comply with the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. The water feature must be located in one of the following public open space areas:

a.

public park or plaza;

b.

Chicago Riverwalk;

c.

winter gardens;

d.

indoor or outdoor through- block connections; or

e.

sidewalk widenings.

3. Water features may consist of fountains, water walls, water channels, water sculptures, ponds or pools.

4. All water features must be appropriately scaled and designed to enhance the public open space .  The design, location, and scale of the proposed fountain or water feature must be consistent with guidelines contained in the Guide to the Zoning Bonus Ordinance .  The design and location of the water feature will be reviewed by the Department of Planning and Development in the context of the development.

5. Indoor water features must be open to the public at least during the hours of 8:00 a.m. to 7:00 p.m. Outdoor water features must be in operation during the entire year except for the winter months and must operate at least during the hours of 8:00 a.m. to 10:00 p.m.

17-4-1012-B Bonus Formula. The floor area bonus for qualifying water features in public open spaces is calculated as follows: Bonus FAR = (area of public open space amenity in which water feature is located ÷ lot area ) × 0.30 × Base FAR.

17-4-1013 Upper-Level Setbacks.

17-4-1013-A Eligibility and Standards. Buildings with upper-level setbacks are eligible for a floor area bonus, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 7, dash 10, dash 12 or dash 16 “D” district.

2. In residential buildings , floor area bonus may be granted only for upper-level setbacks that occur above the lowest floor in the building that is occupied exclusively by residential dwelling units .

Figure 17-4-1013-A2

3. In order to qualify for a bonus, upper-level floors must be set back at least 10 feet from the face of the building at the floor immediately below.

4. Each setback must be at least 250 square feet in area.

5. No floor area bonus may be granted for any other ground-level amenity that is already receiving a bonus, including plazas, parks, Riverwalk improvements, widened sidewalks, and outdoor through-block connections.

6. No floor area bonus may be granted for setbacks on floors that are obtained from floor area bonuses.

7. Setbacks that are improved with planting terraces or green roofs may be eligible for additional bonuses in accordance with 17-4-1014 and 17-4-1015.

8. Floor area bonuses for upper-level setbacks may not be granted on LaSalle Street between Madison Street and Jackson Boulevard, unless the upper-level setbacks occur at a height above 175 feet.

9. Floor area bonuses for upper-level setbacks may not be granted on State Street or Wabash Avenue between the Chicago River and Congress Parkway, unless the upper-level setbacks occur at a height above 55 feet.

17-4-1013-B Bonus Formula. The floor area bonus for qualifying upper-level setbacks is calculated as follows:

1. In dash 7 districts:  Bonus FAR  (0.3 × sum of setback areas on each floor) ÷ lot area

Bonus FAR

(0.3 × sum of setback areas on each floor) ÷ lot area .

2. In dash 10 districts:

Bonus FAR

(0.3 × sum of setback areas on each floor) ÷ lot area .

3. In dash 12 districts:

Bonus FAR

(0.4 × sum of setback areas on each floor) ÷ lot area .

4. In dash 16 districts:

Bonus FAR

(0.4 × sum of setback areas on each floor) ÷ lot area .

17-4-1014 Lower-Level Planting Terraces.

17-4-1014-A Eligibility and Standards. Buildings with lower-level planting terraces are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. Lower-level planting terraces must provide landscaping that is visible to pedestrians at street level or screen parked cars, mechanical equipment, and vents from street-level view.

3. Planting terraces must be provided along public streets and be located between 15 feet and 45 feet above the sidewalk level.

4. The total length of terraces per street frontage must be at least 35 feet, but the length does not need to be continuous.

5. The minimum qualifying width of a planting terrace is 5 feet unobstructed (interior dimension), and the maximum qualifying width is 15 feet unobstructed (interior dimension).

6. Terraces must be landscaped with small trees, shrubs, flowers, vines, or other plant materials in varieties that add interest to the streetscape. All terraces must be properly irrigated and maintained to ensure continued viability of plants.

7. A minimum soil depth of 18 inches is required for planting shrubs, flowers, vines or other low planting materials. For terraces with trees, a minimum soil depth of 3 feet is required around the root ball. Trees must have a minimum caliper size of 3.5 inches.

17-4-1014-B Bonus Formula. The floor area bonus for qualifying lower-level planting terraces is calculated as follows: Bonus FAR = (area of terrace devoted to landscaping ÷ lot area ) × 1.0 × Base FAR.

17-4-1015 Green Roofs.

17-4-1015-A Eligibility and Standards. Buildings with green roofs are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. To be eligible for floor area bonus, a green roof must cover more than 50% of the net roof area (i.e., the total gross area of the roof minus any roof area covered by mechanical equipment) or 2,000 square feet of contiguous roof area, whichever is greater.

3. Documentation must be submitted demonstrating that the roof can support the additional load of plants, soil, and retained water, and that an adequate soil depth will be provided for plants to thrive.

4. The roof area must contain sufficient space for future installations (e.g., mechanical equipment) that will prevent adverse impacts (e.g., removal of or damage to plants or reduction in area) on the green roof.

5. Plant varieties, soil depths and soil content must comply with Chicago Department of planning and development guidelines.

6. Vegetation must be maintained for the life of the building.

7. Green roofs are subject to periodic inspection by the Department of Buildings to ensure that the amenity is properly maintained.

8. Private decks or terraces associated with individual dwelling units may do not qualify for floor area bonuses.

17-4-1015-B Bonus Formula. The floor area bonus for qualifying green roofs is calculated as follows: Bonus FAR = (area of roof landscaping in excess of 50% of net roof area ÷ lot area ) × 0.30 × Base FAR.

17-4-1016 Underground Parking and Loading.

17-4-1016-A Eligibility and Standards. Underground parking and loading are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. Parking spaces and loading docks must be located entirely below the lowest grade level of any adjacent street frontage , except for buildings adjacent to pre-existing multi-level roadways.

3. Development projects that construct parking garages adjacent to pre-existing multi-level roadways (e.g., Columbus Drive) are eligible for floor area bonuses only for parking levels that require full soil excavation. Cross-sections indicating existing and future grade conditions must be submitted as verification.

4. Underground parking spaces for which a floor area bonus is granted must comply with all size, dimension, and access requirements of this Zoning Ordinance. Floor area bonuses may not be granted for tandem parking spaces.

5. Underground loading docks for which a floor area bonus is granted must comply with all size, dimension, and access requirements of this Zoning Ordinance.

6. The entrance and exit to the parking garage or loading dock should be located off an alley . Other locations must comply with applicable Chicago Department of Transportation criteria.

7. The design of any garage entrance or exits that are permitted on public streets must be compatible with the façade treatment of the rest of the building.

17-4-1016-B Bonus Formula. The floor area bonus for qualifying underground parking and loading areas is calculated as follows:

1. For parking spaces within the first two levels that are fully underground: Bonus FAR = [(number of underground parking spaces × 350 square feet) ÷ lot area ] × 0.15 × Base FAR.

2. For parking spaces within the third or lower levels that are fully underground: Bonus FAR = [(number of underground parking spaces × 350 square feet) ÷ lot area ] × 0.20 × Base FAR.

3. For loading docks that are fully underground: Bonus FAR = [(number of underground loading docks × 1000 square feet) ÷ lot area ] × 0.15 × Base FAR.

17-4-1017 Above-Ground Parking Concealed by Occupiable Floor Space.

17-4-1017-A Eligibility and Standards. Parking structures that are separated from the street by occupiable floor space – such as residential dwelling units , office space, or retail space – are eligible for floor area bonuses, provided they meet the following minimum standards:

1. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

2. To be eligible for floor area bonus, concealed parking structures must meet the City’s landscaping and design guidelines for parking garages.

3. Parking structures must be separated from a public street or public open space by residential, office or retail floor space.

4. The façade of the floor space separating the parking structure from the street or open space must contain transparent windows.

5. Only the façade area of the parking structure that is concealed by occupiable floor space is eligible for a bonus.

6. The parking structure must be separated from the street or open space by occupiable floor space for the entire length of the façade . Minor exceptions may be made for non-occupiable floor space, such as mechanical or storage spaces, which may occupy up to 10% of the façade length.

7. The ground-floor is required to have active retail or other pedestrian-oriented uses (e.g., offices, service uses, restaurants, galleries, or lobbies) for the entire length of the façade qualifying for the bonus, except for accessory driveways or loading bays.

8. Parking garage structures on sites that abut one or two public streets or open spaces must be concealed by occupiable space along all public street or open spaces to receive a floor area bonus.

9. Parking garage structures on sites that abut 3 or more public streets or open spaces must be concealed by occupiable space along at least two public street or open spaces to receive a floor area bonus. On the side that is not concealed, the façade of the exposed parking garage structure must be treated with glazed window openings or other treatments that are similar in proportion, materials, and detailing to the occupiable floors. This façade area may not be granted any floor area bonus.

10. Louvers required for air intake and exhaust should be located on non-public facing façades whenever possible. When louvers are necessary on public façades , they should be minimized and be architecturally integrated with the façade .

17-4-1017-B Bonus Formula. The floor area bonus for qualifying occupiable floor space that conceals a parking garage is calculated as follows: Bonus FAR = (area of concealed parking façade ÷ lot area ) × 0.40 × Base FAR.

17-4-1018 Off-Site Park and Open Space Contributions.

17-4-1018-A Planned Development Approval. Floor area bonuses for off-site park and open space contributions may be approved only in accordance with the planned development procedures of Sec. 17-13-0600. These bonuses are in addition to the permitted floor area bonuses set forth in Sec. 17-4-1004 through Sec. 17-4-1017. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

17-4-1018-B Guidelines. Contributions toward the creation or improvement of nearby pocket parks, improvements to the Chicago Riverwalk, or other public park spaces may be eligible for floor area bonuses, subject to the following criteria and guidelines:

1. Contributions of land, cash, or improvements must be targeted for specific improvement projects, or for off-site land acquisition within one-half mile of the planned development site. The identification of specific improvement projects or land acquisition sites will be made on a case-by-case basis by the Department of Planning and Development or other agencies, as may be appropriate.

2. Applicants who contribute improvements and will be undertaking the work themselves, must submit documentation including but not limited to, appropriate drawings, detailed construction commitments, a construction schedule, and a performance bond for completion of the improvements.

3. Applicants who make cash contributions for specific improvements that are to be undertaken by agencies such as the Chicago Park District, must enter into an agreement with the City of Chicago and the agency undertaking the improvement. All agreements must be in a form approved by the Corporation Counsel.

17-4-1018-C Bonus Formula.

1. Floor area bonuses for qualifying improvements are to be based on the value of property within the geographic area, based on the following formula:

Cost of 1 square foot of floor area = 80% × median cost of land per buildable square foot.

2. The cost of land must be based on sale prices within the most recent 5 years, as provided by the Department of Planning and Development.

3. The Zoning Administrator is responsible for updating estimates of land values annually.

17-4-1019 Streetscape Improvements.

17-4-1019-A Planned Development Approval. Floor area bonuses for streetscape improvements may be approved only in accordance with the planned development procedures of Sec. 17-13-0600. These bonuses are in addition to the permitted floor area bonuses set forth in Sec. 17-4-1004 through Sec. 17-4-1017. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

17-4-1019-B Guidelines. Floor area bonuses may be granted for streetscape improvements that exceed current landscape ordinance requirements or provide for the installation of decorative or historic street lighting fixtures or pavement, subject to the following criteria and guidelines:

1. To qualify for a floor area bonus, the improvements must be located within 2 blocks as the proposed development and may include the following:

2. Qualifying streetscape improvements may include the following: raised planters, special pavers, special street lighting, pedestrian lighting, flag and banner poles, and hanging baskets that exceed minimum standards of Chapter 17-11.

3. Plans should demonstrate the maximum use of trees without obstructing the public way or views of retail uses.

4. Street lighting components should be selected from the City of Chicago’s Lighting Palette.

5. Pavement treatments and materials should reflect those generally used in the immediate area.

6. Applicants who contribute street improvements and will be undertaking the work themselves, must submit documentation including but not limited to, appropriate drawings, detailed construction commitments, a construction schedule, and a performance bond for completion of the improvements.

7. Applicants who make a cash contribution for specific improvements that are to be undertaken by agencies such as the Chicago Department of Transportation, must enter into an agreement with the City of Chicago and the agency undertaking the improvement. All agreements must be in a form approved by the Corporation Counsel.

17-4-1019-C Bonus Formula.

1. Floor area bonuses for qualifying improvements are to be based on the value of property within the geographic area, based on the following formula: Cost of 1 square foot of floor area = 80% × median cost of land per buildable square foot.

2. The cost of land must be based on sale prices within the most recent 5 years, as provided by the Department of Planning and Development.

3. The Commissioner of Planning and Development is responsible for updating estimates of land values annually.

17-4-1020 Transit Infrastructure Improvements.

17-4-1020-A Planned Development Approval.   Floor area bonuses for transit infrastructure improvements may be approved only in accordance with the planned development procedures of Sec. 17-13-0600. These bonuses are in addition to the permitted floor area bonuses set forth in Sec. 17-4-1004 through Sec. 17-4-1017. The site for which the floor area bonus is requested must be located in a dash 5, dash 7, dash 10, dash 12 or dash 16 “D” district.

17-4-1020-B Guidelines. Floor area bonuses may be granted for improvements to transit stations and other public transit infrastructure, subject to the following criteria and guidelines:

1. Qualifying improvements may include new access easements, improvements, remediation and repairs to connecting passageways, mezzanines, concourse areas, tracks and other public transit structures and facilities.

2. Cash contributions for transit stations or passageway improvements must be for stations or other public transit infrastructure within 2,000 feet of the proposed development site.

3. Applicants who contribute transit infrastructure improvements and will be undertaking the work themselves, must submit documentation, including but not limited to, appropriate drawings, detailed construction commitments, a construction schedule, and a performance bond for completion of the improvements.

4. Applicants who make a cash contribution for transit infrastructure improvements that are to be undertaken by agencies such as the Chicago Transit Authority, must enter into an agreement with the agency undertaking the improvement providing for such cash contribution. The Commissioner of Planning and Development may require evidence that such cash contribution has been funded by the Applicant as a condition to issuance of building permits and/or certificates of occupancy.

17-4-1020-C Bonus Formula.

1. Floor area bonuses for qualifying improvements are to be based on the value of property within the geographic area, based on the following formula: Cost of 1 square foot of floor area = 80% × median cost of land per buildable square foot.

2. The cost of land must be based on sale prices within the most recent 5 years, as provided by the Department of Planning and Development.

3. The Commissioner of Planning and Development is responsible for updating estimates of land values annually.

17-4-1021 Pedway Improvements.

17-4-1021-A Planned Development Approval. Floor area bonuses for pedway improvements may be approved only in accordance with the planned development procedures of Sec. 17-13-0600. These bonuses are in addition to the permitted floor area bonuses set forth in Sec. 17-4-1004 through Sec. 17-4-1017. The site for which the floor area bonus is requested must be located in a dash 12 or dash 16 “D” district.

17-4-1021-B Guidelines. Floor area bonuses may be granted for significant improvements to the existing pedway system or for the addition of new links to existing pedways, subject to the following criteria and guidelines:

1. Pedway improvements must be for pedway links within 600 feet of the proposed development site.

2. Applicants who contribute pedway improvements and will be undertaking the work themselves, must submit documentation including but not limited to, appropriate drawings, detailed construction commitments, a construction schedule, and a performance bond for completion of the improvements.

3. Applicants who make a cash contribution for pedway improvements that are to be undertaken by agencies such as the Chicago Department of Transportation, must enter into an agreement with the City of Chicago and the agency undertaking the improvement. All agreements must be in a form approved by the Corporation Counsel.

17-4-1021-C Bonus Formula.

1. Floor area bonuses for qualifying improvements are to be based on the value of property within the geographic area, based on the following formula: Cost of 1 square foot of floor area = 80% × median cost of land per buildable square foot.

2. The cost of land must be based on sale prices within the most recent 5 years, as provided by the Department of Planning and Development.

3. The Commissioner of Planning and Development is responsible for updating estimates of land values annually.

17-4-1022 Adopt-a-Landmark.

17-4-1022-A Planned Development Approval. Floor area bonuses for “adopting” an historic landmark may be approved only in accordance with the planned development procedures of Sec. 17-13-0600. These bonuses are in addition to the permitted floor area bonuses set forth in Sec. 17-4-1004 through Sec. 17-4-1017. The site for which the floor area bonus is requested must be located in a dash 5, 7, 10, 12 or 16 “D” district.

17-4-1022-B Guidelines. Floor area bonuses may be granted in return for payments to property owners of officially designated historic buildings to support specific building restoration projects, subject to the following criteria and guidelines:

1. Restoration projects must be consistent with landmark guidelines.

2. Landmarks eligible for adoption must be identified by the Commission on Chicago Landmarks and must be located on or within 2,000 feet of a proposed development site.

3. Funds received must be used for substantial interior or exterior renovation work that is visible from a public street or within a portion of the interior that is open to the public. Such work must exceed normal maintenance work (e.g., restoration of a missing cornice, replacement of deteriorated terra cotta).

4. The property owner of the landmark building receiving the funds must enter into an agreement with the City of Chicago and the Commission on Chicago Landmarks regarding the manner in which the funds will be used. All agreements must be in a form approved by the Corporation Counsel.

17-4-1022-C Bonus Formula.

1. Floor area bonuses for qualifying activities are to be based on financial contributions that reflect the value of property within the geographic area, based on the following formula:

Cost of 1 square foot of floor area

= 80% × median cost of land per buildable square foot.

2. The cost of land must be based on sale prices within the most recent 5 years, as provided by the Department of Planning and Development.

3. The Commissioner of Planning and Development is responsible for updating estimates of land values annually.

17-4-1023 Chicago Public Schools Capital Improvement Program.

17-4-1023-A Purpose. Floor area bonuses for construction of new schools are intended to promote private-sector participation in response to overcrowded and physically decaying school buildings.

17-4-1023-B Eligibility Criteria. Residential buildings and nonresidential buildings in D districts with a dash 10, 12 or 16 suffix are eligible to receive floor area bonuses for making a financial contribution to the Public Schools Capital Improvement Program; provided the applicant first selects, qualifies and obtains the affordable housing bonus.

17-4-1023-C Guidelines. Applicants who contribute to the Public School Capital Improvement Program must enter into an agreement with the City of Chicago and the Chicago Board of Education regarding the manner in which the funds will be paid. All agreements must be in a form approved by the Corporation Counsel.

17-4-1023-D Bonus Formula. Floor area bonuses will be based on a financial contribution that reflects the value of land within the surrounding area, based on the following formula:

Cost of 1 square foot of floor area = 80% × median cost of land per buildable square foot.

(Amend Coun. J. 5-26-04, p. 25275; Amend Coun. J. 3-29-06, p. 74330 § 1; Amend Coun. J. 7-26-06, p. 82605, § 1; Amend Coun. J. 7-26-06, p. 82607, § 1; Amend Coun. J. 9-13-06, p. 84870, § 2; Amend Coun. J. 2-7-07, p. 98529, § 1; 2-7-07, p. 98533, § 1; Amend Coun J. 5-14-07, p. 106483, § 3; Amend Coun. J. 11-13-07, p. 14999, Art. II, § 1; Amend Coun. J. 11-19-08, p. 47220, Art. VII, § 1; Amend Coun. J. 11-19-08, p. 47220, Art. VIII, § 1; Amend Coun. J. 11-17-10, p. 106597, Art. IX, § 11; Amend Coun. J. 11-16-11, p. 13798, Art. II, § 6; Amend Coun. J. 6-6-12, p. 28855, § 1; Amend Coun. J. 11-8-12, p. 38872, §§ 244, 245; Amend Coun. J. 11-26-13, p. 67481, Art. I, § 30; Amend Coun. J. 4-20-14, p. 80409, § 1; Amend Coun. J. 12-10-14, p. 100859, § 1; Amend Coun. J. 3-18-15, p. 105476, § 6)

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