Quote:
Originally Posted by OrdoSeclorum
Vastly excited. I don't know if it's *transformative*, but it's a BFD.
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Here's a summary of the changes (written mostly for my own understanding). It's best to understand this as a series of changes that are targeted at specific problems, not a blanket citywide upzoning. These changes should produce more handicap units, more affordable units especially in privileged areas, more units near transit, fewer deconversions in evolving neighborhoods, less parking near transit, and more pedestrian-friendly architecture near train stations.
Of course, when you're creating policy there are tradeoffs to every change you make, so we might see some collateral damage in terms of projects that made sense under the old rules but no longer fit for whatever reason.
Bonus Units (Accessible)
RS-3 (the most common SFH zoning) technically allows 2-flats, but you need an unusually large lot because of Minimum Lot Area - this is a hard density cap that equates to units per acre. You would need a lot that is 5000sf or larger for 2 units in an RS3, but a standard Chicago lot is only 3000' (25x120). There's an existing exception if 60% of the lots on your block have 2 units or more, but it's a real pain to actually use that and it doesn't even apply in most cases.
The new ordinance adds another exception: you can now build a two-flat in RS-3 if it contains a ground-floor fully handicap-accessible unit. In an RT4 district (3-flat zoning) you can now get a 4th unit if it is ground floor, handicap accessible. In RT4, the bonus unit comes with 4' of extra building height, so 4-story buildings are possible assuming 8' ceilings, and does not count toward FAR. These bonus units are available across the city in all RS3/RT4 zones, so the farthest neighborhoods won't get bonus units but pretty much all of the prewar bungalow belt regardless of the gentrification status or proximity to transit.
As an added plus, anybody who builds such an accessible bonus unit will not get hit with an extra parking space requirement. A 2-flat or 4-flat with bonus unit will be able to have just one standard parking space and one accessible space with aisle, no matter where in the city.
Anti-Deconversion
In areas that have denser RT and RM zoning, AND are near transit, AND fall within the city's list of "inclusionary housing areas" - aka gentrifying/transitioning areas - it will now be illegal to build new single-family homes, except on very small lots. This should crack down on the deconversion trend majorly. Of course, it also prevents new single-family homes, so if you've got a vacant lot you've gotta build at least a 2-flat. In the RM areas, usually near the lakefront, 2-flats are also banned so the minimum density is 3 units. These are the community areas on the list:
A similar SFH ban will be put in place for B/C districts, except it applies citywide (not just in certain community areas or near transit). Previously SFH was a special use requiring a variance from Zoning Board of Appeals, now it will be banned outright unless the lot is unusually small.
Parking and Streetscape Changes
Any new building in a B/C zone or a downtown D zone, if it is near a rail station, will
need to provide a 50% reduction in parking (or greater), provide full bike parking for all units, and follow the design guidelines for P-Streets, even if the property is not on a P-Street. This should mean better design of apartment buildings - no curb cuts, no blank walls, etc. It's sort of a way to expand the great P-Street program without having to consult individual aldermen or make life difficult for existing building owners. Developers can request permission from city planning staff if there is a special circumstance that requires more parking in a new building.
The TOD parking reductions will be extended to RM districts on an optional basis, and some PMD areas - good news for anyone looking to build a modern 4+1 near the lakefront, or a transit-friendly office building in a PMD.
Bonus Density - Large Buildings
The zoning code already allows bonus density (MLA and FAR) in transit areas, and now the list of eligible bus routes is getting massively expanded to cover most of the city. However, the bonus density will now be conditional on providing affordable housing on-site, with a sliding scale so that 50%, 75%, and 100% affordable on-site unlocks additional density at each step.
Aldermanic Prerogative
Aldermen will still have the power to approve/deny most zoning changes for new development. However, there will now be a ticking clock on zoning changes for large projects if they are located in wealthy areas and either include affordable units on-site mixed with market rate, or are primarily affordable/public housing. The Zoning Committee must vote on the proposal within 1 year of introduction. If they don't vote on it, then it will automatically go to full City Council for a vote.
This doesn't prevent aldermen from acting ugly and voting against it, but now they can't kill these projects quietly and all members of the Zoning Committee/City Council will be made complicit in killing affordable housing.
Misc Changes
The TOD rules now clarify that rail station
exits count for distance measurement, as well as entrances. CTA includes a lot of exit-only stairs, and this will only increase in the future as part of CTA's accessibility upgrades.
Some large projects may now be eligible to get bonus floor area for residential units from reducing parking, but the bonus area has to be used for affordable units. This provision is very complicated and I doubt many developers will use it, as every affordable unit is usually a financial net loss.
Buildings that are assisted housing or primarily affordable/public housing units can now get a 100% reduction of parking (no parking at all) without any special permissions, so long as they are near transit.
A change to the way building height is measured will now exempt solar panels from height limits, as well as stair and elevator enclosures associated with a roof deck. This should make it easier for large apartment buildings to provide roof decks and/or solar panels, even if they are already maxing out their height limit.
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