17-4-0400  Bulk and density standards.
   17-4-0401 General.Bulk and density standards in the “D” districts vary according to the bulk and density designation of the district. Bulk and density designations are indicated by the numeral following the dash (–) in the district name, as in “DX-16" (DX dash 16).
   17-4-0402 Lot Area. There are no minimum lot area standards for the “D” districts.
   17-4-0403 Lot Frontage. There are no minimum lot frontage standards for the “D” districts.
   17-4-0404 Lot Area per Unit.
      17-4-0404-A Standards. All development in “D” districts is subject to the following minimum lot area per unit standards. These standards are not to be interpreted as a guarantee that allowed densities can be achieved on every lot. Other factors, such as off-street parking requirements, minimum dwelling unit standards and lot configuration issues may work to limit density more than these standards.
 
Dash Designation
Minimum Lot Area per Unit (square feet)
-3
Dwelling units: 400
Efficiency units: 300
SRO units: 200
-5
Dwelling units: 200
Efficiency units: 135
SRO units: 100
-7
Dwelling units: 145
Efficiency units: 90
SRO units: 75
-10
Dwelling units: 115
Efficiency units: 75
SRO units: 60
-12
Dwelling units: 115
Efficiency units: 75
SRO units: 60
-16
Dwelling units: 100
Efficiency units: 65
SRO units: 50
 
(See Sec. 17-17-0304 for rules governing the measurement of lot area per unit.)
      17-4-0404-B MLA Reduction for Downtown Floor Area Bonus. Projects that qualify for and are granted floor area bonuses under Sec. 17-4-1000 are eligible to use reduced lot-area-per-unit standards. For each one percent increase in floor area awarded through the floor area bonus provisions of Sec. 17-4-1000, the minimum lot area per unit standard is reduced by one percent. The minimum lot area per unit reduction may not exceed 30 percent, regardless of the floor area bonus granted.
      17-4-0404-C MLA Reduction for Transit- Served Locations. Projects in D dash 3 districts located within 1,320 feet of a CTA or METRA rail station entrance or a CTA bus line corridor roadway segment listed in Table 17-10-0102-B.1.b or within 2,640 feet of a CTA or METRA rail station entrance or a CTA bus line corridor roadway segment listed in Table 17-10-0102-B.1.b when the subject building is located along a pedestrian street or a pedestrian retail street, and which (1) provide no more than one parking space per dwelling unit, and (2) satisfy the criteria set forth in Sec. 17-13-0905-F, are eligible to use reduced lot area per unit standards as established in the table below. These minimum lot area reductions are allowed only if the project is reviewed and approved in accordance with the Type I Zoning Map Amendment procedures of Sec. 17-13-0302, or the planned development procedures of Sec. 17-13-0600 (if the project qualifies as a mandatory or elective planned development under Sections 17-8-0500 or 17-8-0600).
 
Dash Designation
Reduced Minimum Lot Area per Unit (square feet)
3
Dwelling units: 300
Efficiency units: 200
SRO units: 135
 
   17-4-0405 Floor Area Ratio.
      17-4-0405-A Standards. All development in “D” districts is subject to the following maximum floor area ratio standards:
 
Dash Designation
Maximum Base Floor Area Ratio
FAR Bonuses Allowed?
-3
3.0
Yes
-5
5.0
Yes
-7
7.0
Yes
-10
10.0
Yes
-12
12.0
Yes
-16
16.0
Yes
 
(See Sec. 17-17-0305 for rules governing the measurement of floor area ratio.)
      17-4-0405-B Bonus Floor Area.Under the provisions of Sec. 17-4-1000, development in all “D” districts is eligible for floor area bonuses, over and above the stated maximum base floor area ratios of Sec. 17-4-0405-A.
      17-4-0405-C FAR Increase for Transit- Served Locations. All projects in D dash 3 districts located within 1,320 feet of a CTA or METRA rail station entrance or a CTA bus line corridor roadway segment listed in Table 17-10-0102-B.1.b or within 2,640 feet of a CTA or METRA rail station entrance or a CTA bus line corridor roadway segment listed in Table 17-10-0102-B.1.b when the subject building is located along a pedestrian street or a pedestrian retail street, and which (1) provide no more than one parking space per dwelling unit, and (2) satisfy the criteria set forth in Sec. 17-13-0905-F, may increase the maximum floor area ratio standard to 3.5. This floor area ratio increase is allowed only if the project is reviewed and approved in accordance with the Type I Zoning Map Amendment procedures of Sec. 17-13-0302, or the planned development procedures of Sec. 17-13-0600 (if the project qualifies as a mandatory or elective planned development under Sections 17-8-0500 or 17-8-0600). Projects that receive a floor area increase under this section are not eligible for additional bonus floor area under Sec. 17-4-1000, nor shall a floor area increase under this section be credited against bonus floor area under Section 17-4-1000.
      17-4-0405-D Additional FAR Increase for On-Site Affordable Housing Units in Transit-Served Locations.All projects in D dash 3 districts subject to Sec. 2-44-080 or 2-44-085 that qualify for and are granted a floor area ratio increase of 0.5 under Sec. 17-4-0405-C above are eligible for additional floor area ratio increases as follows: (1) projects that provide at least 50% of the required affordable units on-site, may increase the maximum floor area ratio standard by an additional 0.25 to 3.75, and (2) projects that provide 100% of the required affordable units on-site may increase the maximum floor area ratio standard by an additional 0.5 to 4.0. These floor area ratio increases are allowed only if the project is reviewed and approved in accordance with the Type I Zoning Map Amendment procedures of Sec. 17-13-0302, or the planned development procedures of Sec. 17-13-0600 (if the project qualifies as a mandatory or elective planned development under Sections 17-8-0500 or 17-8-0600). Projects that receive a floor area increase under this section are not eligible for additional bonus floor area under Sec. 17-4-1000, nor shall a floor area increase under this section be credited against bonus floor area under Section 17-4-1000.
   17-4-0406 Setbacks.
      17-4-0406-A Front Setbacks.
         1.   DC, DX and DS Districts. No front setback is required in DC, DX or DS districts.
         2.   DR Districts. Buildings and structures in DR districts are subject to the R district front setback standards of Sec. 17-2-0305.
      17-4-0406-B Other setbacks.
         1.   DC, DX and DS Districts. Side setbacks are not required in “DC”, “DX”, or “DS” districts. Rear setbacks are required only for floors containing dwelling units. The minimum rear setback standard is 30 feet for floors containing dwelling units, except that buildings in the DC-12, DX-12, DC-16 and DX-16 are exempt from this rear setback standard.
         2.   DR District. There is no minimum side setback requirement in the DR district. The minimum rear setback for detached houses is 28% of lot depth or 50 feet, whichever is less. (See Sec. 17-17-0307 for rules governing the measurement of rear setbacks.) The minimum rear setback for principal buildings other than detached houses is 30% of lot depth or 50 feet, whichever is less. The required rear setback for principal buildings other than detached houses applies only to those portions of a building that are 18 feet or more above grade.
      17-4-0406-C Pedestrian Streets. Maximum setbacks apply on certain designated pedestrian streets. (See Sec. 17-4-0500)
   17-4-0407 Maximum Building Height. There are no maximum building height limits in the “D” districts. Planned development (PD) review and approval is required for buildings that exceed the building height thresholds stated in Sec. 17-4-0900. (See Sec. 17-17-0311 for rules governing the measurement of building height.)
   17-4-0408 Average Dwelling Unit Size. The gross residential floor area developed on a lot divided by the total number of dwelling units on such lot must equal at least 500 square feet. No existing residential use may be converted to conflict with or further conflict with this standard.
   17-4-0409 Number of Efficiency Units.
      17-4-0409-A Standards.The total number of efficiency units may not exceed the following standards except as specified in Section 17-4-0409-B:
 
District
Maximum Number of Efficiency Units
(% of total units)
-3
20
-5
30
-7
40
-10
50
-12
50
-16
50
 
      17-4-0409-B Allowed Exceptions.
         1.   The limits on efficiency units do not apply to SROs or elderly housing developments, provided that the Zoning Administrator determines that such developments constitute bona fide SROs or elderly housing developments.
         2.   The limits on efficiency units do not apply to transit-served developments within 660 feet of a CTA or Metra rail station entrance or a CTA bus line corridor roadway segment listed in Table 17-10-0102-B.1.b.
   17-4-0410 On-Site Open Space.
      17-4-0410-A Amount and Dimensions. Except as expressly allowed under the townhouse development standards of Sec. 17-2-0500, all development containing dwelling units located in D districts must provide at least 36 square feet of useable on-site open space per dwelling unit. Required open space must have minimum dimension of at least 5 feet on any side if private or 15 feet on any side if provided as common open space.
      17-4-0410-B Additional Standards.
         1.   Required open space must be located on the same lot as the dwelling units it serves.
         2.   Required open space must be outdoors and designed for outdoor living, recreation or landscaping, including areas located on the ground and areas on decks, balconies, porches or roofs.
         3.   The required open space area is not required to be contiguous, but each open space area, whether common or private, must comply with minimum dimensional standards. Common open space areas must be accessible to all residents of the subject development.
         4.   When located at ground level, required open space area must be substantially covered with grass, ground cover, shrubs, plants, trees, or usable outdoor open space features, such as walkways or patios.
         5.   Off-street parking areas, loading facilities, driveways or required vehicular use landscape areas may not be used to satisfy open space requirements. Bollards, curbs, wheel stops or other similar features must be provided to ensure that required open space areas are not used for off-street parking or any other vehicular use.
         6.   Required open space areas may not be occupied by mechanical equipment, dumpsters or service areas.
         7.   All required open space areas must be located and designed to take advantage of sunlight and other climatic advantages of the site.
   17-4-0411 Floor-to-Floor Heights and Floor Area of Ground-floor Space. In all DR, DX and DC districts, any commercial space that is provided on the ground floor of a building must have a minimum floor- to-floor height of 13 feet.
(Added Coun. J. 5-26-04, p. 25275; Amend Coun. J. 3-9-05, p. 44391; Amend Coun. J. 9-13-06, p. 84870, § 2; Amend Coun. J. 9-11-13, p. 60173, §§ 4, 5; Amend Coun. J. 3-18-15, p. 105476, § 5; Amend Coun. J. 9-24-15, p. 7499, §§ 5, 6; Amend Coun. J. 5-18-16, p. 24993, §§ 5, 6; Amend Coun. J. 12-14-16, p. 40360, § 1; Amend Coun. J. 1-23-19, p. 94981, § 2; Amend Coun. J. 4-21-21, p. 29627, § 7)