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17-8-0901 Uses, Bulk, Density and Intensity. Planned developments are subject to strict compliance with the floor area ratio standards 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, including but not limited to, the Chicago Landmark Ordinance, the Lake Michigan and Chicago Lakefront Protection Ordinance, the Chicago River Urban Design Guidelines – Downtown Corridor, and the Department of Planning and Development's sustainable development policy.
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. In furtherance of the foregoing, and in recognition of evolving and changing conditions within the areas which are the subject thereof, all such plans, including any specific information or determinations relating to uses, bulk, height, and other standards contained in such plans, shall be treated as guidelines to inform consideration and not as regulations or requirements in connection with the evaluation of specific planned development proposals. The specific terms and conditions of an approved planned development shall govern to the extent they differ from such guidelines.
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.
1. 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.
2. When new streets are required for large-scale, multi-building developments, the new streets should reconnect the existing street grid.
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, small footprint, 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 minimal where possible and located and designed to maximize pedestrian safety and comfort.
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 strongly discouraged.
3. Underground parking is strongly encouraged for superior building design that eliminates blank walls at street level for an improved pedestrian experience.
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 (see Sec. 17-8-0905-B, Building Features, below).
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.
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.
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 be obvious to pedestrians by forming a significant focal element of the building, and such features should help provide building identity and presence on the street.
3. Active uses such as retail or residential, as appropriate, should be employed 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.
5. For grade-level retail, 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 architectural or material relief, planters, landscaping and other elements that reduce building scale at ground level and add to the building's visual interest.
7. Building façades at pedestrian level should be appropriately scaled within the context of the existing streetscape. This may include, by way of example and not limitation, breaking up a long façade with vertical bays or proportioning a curtain wall with additional mullions.
8. Adequate sidewalk widths should be maintained to ensure pedestrian clear zones with a width appropriate for the level of pedestrian activity expected.
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.
1. Building orientation and massing should create active “street or building walls” lining the sidewalk.
2. Buildings should be aligned with neighboring buildings, located close to the sidewalk and close to one another.
3. Where a street wall exists, its continuity must be reinforced with the new development. Gaps between buildings that interrupt the street wall should be avoided.
4. As the development pattern of the area permits, 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.
Holding the corner
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.
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.
3. When new streets are required for large-scale residential developments, they should reconnect the existing street grid.
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.
1. Design excellence is expected in buildings located in planned developments.
2. The creativity and flexibility inherent in planned developments require building designs that uniquely respond to the program and location.
3. Building designs should respond to the most up-to-date sustainability and good urban design practices, including but not limited to, energy efficiency and effective landscape where appropriate.
1. The existing context of a site should be respected in the design of adjacent new construction. This includes the existing general size, shape and scale, site plan and materials of surrounding properties. High- rise buildings or towers should respect the context and scale of surrounding buildings with setbacks at appropriate heights which will also reduce the apparent mass from street level.
2. Buildings located at intersections should have prominent design and lighting programs, due to their visibility.
3. 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.
* Editor's note – Coun. J. 5-18-16, p. 24993, § 11, renumbered former § 17-8-0907-A4 as § 17-8-0907-B3 but did not renumber the accompanying figure. The figure numbering has been revised to 17-8-0907-B3 at the discretion of the editor. Future legislation will correct the provision if needed.
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, except as otherwise provided for in the following subsection 3.
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. Setbacks should be at least 10 feet in depth. Exceptions to this standard include:
(a) Upper-level setbacks are not permitted on LaSalle Street between Madison Street and Jackson Boulevard, unless the upper-level setbacks occur at a height above 175 feet.
(b) Upper-level setbacks are not permitted on State Street or Wabash Avenue between the Chicago River and Ida B. Wells Drive, unless the upper-level setbacks occur at a height above 55 feet.
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.
1. where appropriate for the site, provide adequate, inviting, usable and accessible parks, open spaces and recreation areas for workers, visitors and residents; and
2. where appropriate, 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.
17-8-0911 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-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;
17-8-0913 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.
(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; Amend Coun. J. 5-18-16, p. 24993, § 11; Amend Coun. J. 11-20-19, p. 9510, Art. I, § 12)