Bulk and density standards.
Municipal Code of Chicago § 17-4-0400
in effect17-4-0400 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, except in dash 16 bulk and density designations, where this cap shall not apply.
17-4-0404-C MLA Reduction for Transit-Served Locations. Projects in D-3 districts located within 2,640 feet of a CTA or METRA rail station entrance or exit or within 1,320 feet of a CTA bus line corridor roadway segment listed in Table 17-17-0400-B and which are in compliance with Section 17-4-0301 are eligible to use the 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 Section 17-13-0302, or the planned development procedures of Section 17-13-0600 (if the project qualifies as a mandatory or elective planned development under Sections 17-8-0500 or 17-8-0600).
District | Proportion of ARO requirement on-site per 2-44-085 (Must include a minimum of one affordable unit under 2-44-085) | Minimum Lot Area per Unit (square feet)
Per Dwelling Unit | Per Efficiency Unit | Per SRO Unit
Dash 3 | 50% | 350 | 250 | 180
75% | 325 | 225 | 160
100% | 300 | 200 | 135
17-4-0404-D Allowed Exceptions.
1. In the case of a building permit application for the conversion of an occupied or vacant commercial establishment located below the second floor within a multi-story building into residential dwelling units, the Zoning Administrator is authorized to approve such conversion pursuant to Section 17-13-1003-NN.
2. In the case of a building permit application for rehabilitation or reuse of an official Chicago Landmark building or an existing “contributing building” within an official Chicago Landmark district located in a DC-16 or DX-16 District, an applicant may request an exemption from the applicable minimum lot area per unit standards by submitting a written request to the Zoning Administrator in accordance with this section. At least 30 days prior to submitting such request, the applicant shall provide written notice to the alderman of the ward in which the building is located and solicit a recommendation. Such notice shall include, at a minimum: (a) the street address of the existing building; (b) a statement that a density waiver has been requested for the address; (c) the name and mailing address of the applicant; and (d) a request for the alderman’s recommendation. A request for an exemption under this section shall be submitted to the Zoning Administrator and shall include: (a) a description of the proposed development; (b) a copy of the notice sent to the alderman of the ward in which the building is located; and (c) the recommendation of such alderman. If the Zoning Administration finds that the request meets the requirements of this section and the alderman’s recommendation is that the exception should be granted, the Zoning Administrator may grant such exception. All other minimum lot area reductions are allowed only if the project is reviewed and approved in accordance with the Type 1 Zoning Map Amendment procedures of Section 17-13-0302, or the planned development procedures of Section 17-13-0600 (if the project qualifies as a mandatory or elective planned development under Sections 17-8-0500 or 17-8-0600).
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-3 districts located within 2,640 feet of a CTA or METRA rail station entrance or exit or within 1,320 feet of a CTA bus line corridor roadway segment listed in Table 17-17-0400-B and which are in compliance with Section 17-4-0301 may increase the maximum floor area ratio standard as established in the table below. 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 Section 17-13-0302, or the planned development procedures of Section 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 Section 17-4-1000, nor shall a floor area increase under this Section be credited against bonus floor area under Section 17-4-1000.
District | Proportion of ARO requirement on-site per 2-44-085-G (Must include a minimum of one affordable unit under 2-44-085) | Maximum Floor Area Ratio
Dash 3 | 50% | 3.5
75% | 3.75
100% | 4
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 elderly housing developments, provided that the Zoning Administrator determines that such developments constitute bona fide 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 exit or a CTA bus line corridor roadway segment listed in Table 17-17-0400-B.
3. The limits on efficiency units do not apply to the rehabilitation or reuse of an official Chicago Landmark building or an existing “contributing building” within an official Chicago Landmark district located in a DC-16 or DX-16 District.
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; Amend Coun. J. 7-20-22, p. 50878, § 5; Amend Coun. J. 1-18-23, p. 59796, § 6; Amend Coun. J. 5-22-24, p. 12076, § 1; Amend Coun. J. 2-19-25, p. 24606, § 3; Amend Coun. J. 7-16-25, p. 30719, §§ 1, 2)
Source: City of Chicago, Municipal Code of Chicago (American Legal Publishing, codelibrary.amlegal.com)URL: https://codelibrary.amlegal.com/codes/chicago/latest/chicago_il/0-0-0-2699407Fetched: 10/24/2026