17-8-0901 Uses, Bulk, Density and Intensity. Planned developments are subject to strict compliance with the floor area ratio s tandards of the zoning district applicable to the subject property immediately before approval of the planned development . Planned developments must be in substantial compliance with density , use, setback, building height, and open space and other (non-FAR-related) development standards of the zoning district applicable to the subject property immediately before approval of the planned development .
17-8-0902 Other Regulations. Except as otherwise expressly stated, planned developments must comply with any special regulations that apply to the subject property, such as the Chicago Landmark Ordinance and the Lake Michigan and Chicago Lakefront Protection Ordinance.
17-8-0903 Approved Plans. Planned developments must be consistent with plans that have been adopted by the Plan Commission or approved by the City Council.
17-8-0904 Transportation, Traffic Circulation and Parking.
17-8-0904-A General Intent. Planned developments should:
1. promote the safe and efficient circulation of pedestrians, cyclists and motor vehicles ;
2. promote transit, pedestrian and bicycle use;
3. ensure accessibility for persons with disabilities;
4. minimize conflict with existing traffic patterns in the vicinity;
5. minimize and mitigate traffic congestion associated with the proposed development;
6. provide safe and ample access for emergency and delivery vehicles, while minimizing the adverse visual impact of vehicular service areas; and
7. provide adequate bicycle and vehicle parking, while minimizing the adverse visual impact of any off-street parking areas.
17-8-0904-B Transportation. All streets should be constructed to city standards pertaining to paving and construction materials and be dedicated for public use. Deviations from standard widths (cross- sections) may be approved as part of the PD approval process.
1. Large fields of surface parking should be avoided. Large parking lots should be broken up into smaller “cells” or “pods” that are defined by buildings, landscaping and pedestrian paths.
2. Parking should be located behind buildings or to the side of buildings. Large parking areas between buildings and the adjacent street /sidewalk should be avoided.
3. Shared parking should be provided whenever possible. Parking lots should be constructed to allow easy access to one or more buildings and multiple storefronts/uses.
4. On large retail and shopping center sites, multi-level parking structures are preferred over large surface parking lots.
5. Parking areas should be designed and laid out to maximize pedestrian safety and ease of connections to adjoining property.
6. On large retail and shopping center sites, separate and distinct pedestrian pathways should be provided to connect adjacent public sidewalks and parking areas with building entrances. Clearly delineated crosswalks should be provided when such pathways cross vehicular traffic lanes.
7. Bicycle parking facilities should be easily accessible and secure.
8. Driveways to parking areas should be located and designed to maximize pedestrian safety and comfort.
17-8-0904-D Parking in “D” Districts.
1. Vehicle access and service functions should be accessed from alleys in order to diminish conflicts with pedestrian traffic on sidewalks.
2. Porte cocheres and similar covered entrances for automobiles are generally discouraged. When used, such features should be limited in size and serve lobbies that are clearly visible from the street . These entrances should be combined with landscaped open space.
3. Underground parking is strongly encouraged as a means of reducing the height and bulk of downtown buildings.
4. Any portion of a multi-level parking garage not located below grade should be lined by active use for a minimum depth of 20 feet.
5. Motor courts and parking courts are discouraged.
6. To reduce traffic congestion downtown and maximize the City’s transit resources, new and expanded non-accessory parking facilities in the Central Area Parking District are strongly discouraged.
17-8-0905-A General Intent. Planned developments should be designed to promote pedestrian interest, safety and comfort by:
1. creating safe and attractive walkways and pedestrian routes;
2. providing street-level spaces within buildings that are designed to accommodate active uses or to otherwise engage pedestrian interest;
3. avoiding blank walls, especially near sidewalks; and
4. emphasizing building entries through architecture and design.
17-8-0905-B Building Features.
1. Buildings should be located abutting the sidewalk with doors, windows and active uses adjacent to it. Exceptions are appropriate when building setbacks would allow the widening of a narrow sidewalk or where a large site allows a plaza or open space.
2. Primary pedestrian entrances should be located at sidewalk level. These entrances should form a significant focal element of the building through the use of façade variations, porticos, roof variations, recesses or projections, or other architectural forms that are integral to the building. Such features help provide building identity and presence on the street .
3. On large lots, townhouses or multi-story retail should be employed as liner space to screen parking garages from view and to ensure active uses at sidewalk level.
4. Large expanses of blank walls should be avoided, particularly in areas where pedestrian movement is expected.
Holding the corner
5. A minimum of 60% of the street- facing building façade between 2 feet and 8 feet in height should be comprised of clear, non-reflective windows that allow views of indoor commercial space or product display areas.
6. If solid windowless walls are necessary in limited instances because of a building’s use or activity, they should be articulated with arches, piers, columns, planters, landscaping and other elements that reduce building scale at ground level and add to the building’s visual interest.
7. In neighborhood areas (outside of downtown), street-facing façades of buildings should be broken up by using horizontal bays that give the appearance of smaller, individual storefronts. Bays should have a width of 25 to 40 feet to reduce the visual impact of larger buildings and create a more pedestrian friendly environment.
8. Adequate sidewalk widths should be maintained to ensure pedestrian clear zones with a width appropriate for the level of pedestrian activity expected.
17-8-0906 Urban Design.
17-8-0906-A General Intent. Planned developments should be designed to:
1. reinforce desirable urban features found within the surrounding area, such as siting patterns, massing arrangements and streetscape characteristics;
2. create seamless or gradual transitions in bulk and scale when high-intensity development occurs in or near areas with a lower- intensity character; and
3. ensure that signs associated with the development are appropriate to the scale and character of the development and the surrounding area.
17-8-0906-B Building Orientation and Massing.
1. Building orientation and massing should create active “street or building walls” lining the sidewalk.
2. Buildings should be located close to the sidewalk and close to one another.
3. Gaps between buildings that interrupt the street wall should be avoided.
4. Buildings on corner sites should be located close to both street frontages to help “hold” and give prominence to the corner. Parking areas and driveways should not be located at corners.
5. Large retail developments and shopping centers should help reinforce the characteristics of urban streets by placing liner buildings (outlot buildings) near the street /public sidewalk. Such liner buildings should contain retail/commercial uses.
6. Multiple-building developments should provide separation distances between buildings that are adequate to protect public safety and to ensure privacy and open space for residents of the development. Setbacks and separation distances within planned developments should be at least as large as would otherwise be required for similar buildings located outside of a planned development .
17-8-0906-C Residential Development.
1. Gated, walled-off residential developments are not characteristic of Chicago neighborhoods. Such development styles should not be used.
2. Large-scale residential developments of 2 or more acres should include a variety of housing types, such as townhouses and detached houses . A mix of building types is representative of the diverse residential building types found in Chicago neighborhoods.
1. Service areas, such as those for dumpsters, loading docks and mechanical equipment, should be located away from the street and away from residential buildings and entrances. Landscaping and walls should be used to screen such areas/activities from view.
17-8-0907 Building Design.
17-8-0907-A General Guidelines.
1. Cornices or similar enhancements should be located at the top of building façades facing public streets .
2. Elements such as cornices, belt courses, window bays, variations in wall plane and roof features should be used to create interesting attractive buildings.
3. Architectural design should articulate and enhance buildings, especially those located at intersections due to their prominence and visibility.
4. All sides and areas of buildings that are visible to the public should be treated with materials, finishes and architectural details that are of high-quality and appropriate for use on the primary street-facing façade .
17-8-0907-B High-rise Buildings.
1. Buildings should have a clearly defined vertical appearance, comprised of a base, midsection, and top.
2. The bases and upper stories of high- rise buildings should be in the same vertical plane along all building façades fronting public streets .
3. Upper-story setbacks should be used to reduce the apparent mass and bulk of tall buildings. Such setbacks should convey a sense of sculpting to the tower and the top floors of the building.
17-8-0908 Green Design.
17-8-0908-A General Intent. Planned developments should:
1. minimize human exposure to noxious materials;
2. conserve non-renewable energy and scarce materials;
3. minimize life-cycle ecological impact of energy and materials used;
4. use renewable energy and materials that are sustainably harvested;
5. protect and restore local air, water, soils, flora and fauna;
6. support pedestrians, bicycles, mass transit and other alternatives to fossil-fueled vehicles.
17-8-0908-B Stormwater. Planned developments should reduce the speed and contamination of stormwater runoff flows from a site.
17-8-0909 Parks, Open Space, and Landscaping.
17-8-0909-A General Intent. Planned developments should:
1. provide adequate, inviting, usable and accessible parks, open spaces and recreation areas for workers, visitors and residents;
2. provide special elements within parks, open spaces or on sidewalks to create a sense of place associated with the development; and
3. provide substantial landscaping of the open areas on the building and the site (including contiguous public ways ).
1. Open spaces should be located to ensure maximum exposure to sunlight.
2. In addition to providing a visual amenity to the street , open space should be designed to allow public gathering space and activity.
17-8-0909-C Residential Development. Large residential developments should include on-site amenities, such as common open space, recreational facilities, dog runs/exercise areas and health/fitness facilities.
17-8-0909-D Neighborhood Institutional Uses. Hospitals, universities, religious institutions should provide significant perimeter landscaping and setbacks when such institutions are located in or near residential districts .
17-8-0910 Public and Civic Amenities. Planned developments should provide public, social and cultural amenities for workers, visitors and residents; and promote public safety and security.
17-8-0911 Historic and Cultural Resources. Planned developments should give priority to the adaptive reuse of historic buildings which have been designated as a “Chicago Landmark” or color-coded red or orange in the Chicago Historic Resources Survey. Notwithstanding Section 17-8-0901 of the Chicago Zoning Ordinance, in any D district strict compliance with the underlying zoning district as it applies to the Bulk criteria as identified in Section 17-17-0231 may be varied if the relief sought is consistent with the stated Purpose and Intent identified in Section 17-1-0500 and that relief is necessary for the rehabilitation and reuse of these structures, as approved by City Council in accordance with the procedures of Section 17-13-0600.
17-8-0912 Waterways. The beauty, amenity, economic potential, recreation value and environmental quality of Chicago’s waterways should be protected and enhanced by developing more attractive relationships between land and water. Planned developments adjacent to waterways must:
17-8-0912-A provide a minimum setback of 30 feet from the top of the bank along all points of the waterway adjacent to the Chicago River Main Branch, Chicago River North Branch and North Branch Canal, Chicago River South Branch and South Fork of the South Branch, North Shore Channel, and Chicago Sanitary and Ship Canal;
17-8-0912-B provide public waterfront paths, plazas, overlooks, esplanades and access points where appropriate;
17-8-0912-C include provisions for landward connections to maintain continuity and linkage with nearby public edge improvements at locations of active commercial/industrial waterfront activities;
17-8-0912-D provide adequate setbacks for bulk storage facilities to prevent littering or leaching of pollutants into the waterways;
17-8-0912-E include stabilizing treatments for waterway edges with landscaping screening for visual relief and safety provisions for landslide and waterside users;
17-8-0912-F provide boat landings and/or water-oriented commercial facilities where appropriate and feasible;
17-8-0912-G provide landscaping within all waterway setback areas, with trees and vegetation that are compatible with and enhance the riparian environment; and
17-8-0912-H comply with the general goals set forth in the Chicago River Urban Design Guidelines – Downtown Corridor, and any other inland waterway design guidelines adopted by the Plan Commission or City Council.
17-8-0913 Heliports, Helistops or Vertiports. Heliports, helistops or vertiports must be approved in accordance with the planned development procedures in Section 17-13-0600. In addition, planned developments for heliports, helistops or vertiports must:
17-8-0913-A Provide a report (including copies of the federal and state applications for the facility) attesting that the proposed heliport, helistop or vertiport is in apparent compliance with all current and applicable Federal Aviation Administration regulations, guidelines and/or circulars. The report must likewise attest that the facility is in apparent compliance with any State of Illinois regulations and guidelines governing heliports, helistops, vertiports or helicopter or tiltrotor safety, storage, maintenance or other operations. The report must include a narrative detailing all potential users of the heliport, helistop or vertiport (whether public, limited use or private); the hours of operation; the frequency of landings; estimated annual fuel sales information; estimated ground time; where helicopters or tiltrotors will park, if applicable; how many helicopters or tiltrotors may be grounded at any one time; and identify any services provided, such as, but not limited to, customer waiting areas, fueling stations, storage tanks, maintenance sheds or hangers, weather instrumentation and wind indicators. The report must be submitted as part of the planned development application and is subject to review by the City of Chicago’s Department of Aviation. The report and corresponding applications to the Federal Aviation Administration and/or Illinois Department of Transportation are subject to the final review and approval by the Federal Aviation Administration and the Illinois Department of Transportation. An applicant must also obtain and submit a recommendation for the proposed heliport, helistop or vertiport from the Chicago Department of Aviation as part of its planned development application. The report, along with copies of the federal and state applications, must also be entered, along with the corresponding recommendation from the Department of Aviation, as part of the record to the Chicago Plan Commission, along with all supporting documentation as required in this section.
17-8-0913-B Applicants for a heliport must submit a dimensioned site plan illustrating and including, but not limited to, the following items: landing pad(s); location of any service facilities, including fueling stations and the location of any storage tanks; ingress and egress to and from the facility; parking pads for helicopters, if applicable; parking for service vehicles, emergency vehicles and automobiles, if applicable; and any other relevant information as determined by the Departments of Planning and Development and Aviation.
17-8-0913-C Applicants for a helistop must submit a dimensioned site plan illustrating and including, but not limited to, the following items: landing pad(s); ingress and egress to and from the facility; parking pads for helicopters, if applicable; parking for service vehicles, emergency vehicles and automobiles, if applicable; and any other relevant information as determined by the Departments of Planning and Development and Aviation.
17-8-0913-D Applicants for a vertiport must submit a dimensioned site plan illustrating and including, but not limited to, the following items: landing pad(s); location of any service facilities, including fueling stations and the location of any storage tanks; ingress and egress to and from the facility; parking pads for tiltrotors, if applicable; parking for service vehicles, emergency vehicles and automobiles, if applicable; and any other relevant information as determined by the Departments of Planning and Development and Aviation.
17-8-0913-E The number of parking spaces for service vehicles, emergency vehicles and automobiles shall be determined by the Department of Planning and Development.
17-8-0913-F Heliports, helistops or vertiports must provide appropriate lighting for daytime operations and evening operations, if applicable.
17-8-0913-G Heliports, helistops or vertiports must submit a traffic study for review and approval by the Chicago Department of Transportation, as requested by the Departments of Planning and Development or Transportation.
17-8-0913-H The Department of Planning and Development may require additional setbacks, screening or other buffering, as is deemed necessary, to mitigate the impact of the heliport, helistop or vertiport on adjacent land uses.
17-8-0913-I Heliports, helistops or vertiports must adhere to appropriate landscape requirements, as determined by the Department of Planning and Development, to reduce wildlife conflicts with operations at such facilities.
17-8-0913-J The Department of Planning and Development may request additional relevant information, as it deems necessary, in order to review each application and to make a recommendation to the Chicago Plan Commission.
(Added Coun. J. 5-26-04, p. 25275; Amend Coun. J. 3-9-05, p. 44391; Amend Coun. J. 9-9-09, p. 71111, § 2; Amend Coun. J. 1-18-12, p. 19185, § 8; Amend Coun. J. 7-24-13, p. 58315, § 4; Amend Coun. J. 11-26-13, p. 67481, Art. I, § 30)