block 37: zoning issues

interpretation

As it seems, we will not be too restricted by the zoning-code in our plans for block 37. Since we're planning on making a building "compare bale in size" to the Washington Library, the basic F.A.R. of 16, is more then enough to realize our ideas (and there are ways to increase this ratio) As far as I can see, the following regulations and requirements are the most important:

- No dwellings permitted below the second floor
- All business, servicing, or processing have to take place within completely enclosed buildings. Though, unenclosed or partially enclosed restaurants and taverns are expressly permitted.
- If we assume to have a floor area of 800,000 square feet, we are required to make 76 parking spaces. Of which at least 2 (2%)designated to handicapped.
- Off-street loading needs to be taken care of below grade.
-There are some more specific regulations for the block itself. Check them out.

air rights| "Air rights" for the purpose hereof shall be defined to mean the ownership or control of all land property, and that area of space at and above a horizontal plan over the ground surface of land utilized for railroad or expressway purposes. The horizontal plane shall be at a height above the city datum which is reasonably necessary or legally required for the fall and free use of the ground surface.

block| A "block" is a tract of land bounded by streets, or by a combination of streets and public parks, cemeteries, railroads right-of-way, bulkhead lines, or shore lines of waterways, or corporate boundary lines of the city of Chicago.

curb level| The "curb level" for any building is the level of the established curb in front of such building measured at the center of such front. Where no curb elevation has been established, the mean elevation of the finished lot grade immediately adjacent to a building shall be considered the curb level.

floor area (for determining floor area ratio)| For the purpose of determining the floor area ratio, the "floor area" of a building is the sum of the gross horizontal areas of several floors of the building measured from the exterior faces of the exterior walls or from the center line of walls separating two buildings. The "floor area" of a building shall include basement floor area when more than � of the basement height is above the established curb level or above the finished lot grade level where the curb level has not been established, elevator shafts and stairwells at each floor, floor space used for mechanical equipment, - except equipment, open or enclosed, located on the roof - penthouses, attic space having head-room of seven feet, six inches or more, interior balconies and mezzanines, and enclosed porches, and floor area devoted to accessory uses. However any space devoted to accessory off-street parking or loading shall not be included in "floor areas."

floor area (for determining off-street parking and loading requirements)| "Floor area" when prescribed as the basis of measurement for off-street parking spaces and loading berths for any use shall mean the sum of the gross horizontal areas of the several floors of the building, or portion thereof, devoted to such use, including accessory storage areas located within selling or working space, such as counters, racks, or closets, and any basement floor areas devoted to retailing activities, to the production or processing of goods, or to business or professional offices. However, "floor areas" for purposes of measurement for off-street parking spaces shall not include: floor area devoted primarily to storage purposes (except as otherwise noted herein: floor areas devoted to off-street parking or loading facilities, including aisles, ramps, and maneuvering space; or basement floor area other than area devoted to retailing activities, to the production of processing of goods, or to business or professional offices.

floor area ratio (F.A.R.)| The "floor area ratio" of the building or buildings on any zoning lot is the floor area of the building or buildings on that zoning lot divided by the area of such zoning lot, or, in the case of planned developments, by the net site area.

lot| A "lot" is a zoning lot except as the context shall indicate a lot of record, in which case a "lot" is a lot of record.

lot of records| A "lot or records" is an area of land designated as a lot on a plant of subdivision recorded or registered, pursuant to statute, with the Recorder of Deeds of Cook County and the Ex-officio Examiner of Subdivisions of the City of Chicago.

lot, zoning| A "zoning lot or lots" is a single tract of land located within a single block, which (at the time of filing for a building permit) is designated by its owner or developer as a tract to be used, developed or built upon as a unit, under single ownership or control. Therefore, a "zoning lot or lots" may or may not coincide with a lot of record.

public open space| A "public open space" is any public-owned open area, including, but not limited to, the following: parks, playgrounds, beaches, waterways, parkway and streets.

public way| A "public way" is any sidewalk, street, alley, highway or other public thoroughfare.

use| The "use" of property is the purpose or activity for which the land, or building thereon, is designed, arranged, or intended, or for which it is occupied or maintained, and shall include any manner of performance of such activity with respect to the performance standards of this comprehensive amendment.

use, principal| A "principal use" is the main use of land or buildings as distinguished from a subordinate or accessory use

regulations for B7-7 zone

regulations for B7-7 zone zone|Block 37 is listed as a B7-7 zone, a "General Business District" zone. General Business Districts are designated to accommodate in addition to the uses permitted in the Restricted Central Business District [basic retail, wholesale and offices uses characteristic of the major shopping streets and financial section of the Central Business Area], a wide variety of necessary services (and goods) as well as light manufacturing.

permitted uses|(1) Dwelling units and lodging rooms other than those located in a transient hotel or motel, are not permitted below the second floor. (2) All business, servicing, or processing -except for off-street parking or loading and automated teller machines [�]- shall be conducted within completely enclosed buildings unless otherwise indicated herein. Aside from the above, wide range of permitted business, including: day care centers, motor vehicle sales and rentals, hotels and motels, restaurants and taverns, including live entertainment and dancing. Unenclosed or partially enclosed restaurants and taverns are expressly permitted, except that live entertainment and dancing are not permitted in the unenclosed or partially enclosed areas.

floor area ratio|In general for B7-7: 16.0. Tough a premium may be added when:

(a) on any zoning lot where the first story above grade is set back at least 20 feet from the lot line for the entire frontage of the zoning lot on a public street a premium of 2.0 for each such street may be added to the permissible floor area ratio, provided that the lot area tithing such 20 feet of the street shall be suitably paved and/or landscaped and otherwise unobstructed except for columns or piers supporting upper stories or a roof. However, if, in addition to the first story, all other stories above grade shall be set back for at least 20 feet, such premium may be increased to 2.5 for each street.

(b) On any zoning lot when the building form ground level up is set back from one or more lot lines, a premium equal to two and one-half times the open area of the lot at ground level divided by the gross lot area of the lot at ground level divided by the gross lot area may be added to the permissible floor area ratio -where such open area shall include all lot area at ground level open directly to the sky and extending between exterior building walls and lot lines for a distance of a least eight feet.

(c) On any zoning lot, for each floor above the ground floor which is set back from one or more lot lines, a premium equal to 0.4 times the open area of the lot at the level of such floor divided by the gross lot area may be added to the permissible floor area ratio -where such open area shall include all lot area at ground level open directly to the sky and extending between exterior building walls and lot lines for a distance of a least eight feet. Note: No floors added by virtue of floor area ratio premiums shall in turn serve as a basis for creating additional premiums. (8.5-7)

permitted signs|Business and advertising signs are permitted without restriction except that roof signs shall not project higher than 50 feet from the curb level. (8.9-7)

off-street loading|Off-street loading berths shall be provided according with the following regulations (8.10):
- All required loading berths shall be located on the same zoning lot as the use served.
- No permitted or required loading berth shall be located within 25 feet of the nearest point of intersection of any two streets.
- Unless otherwise specified, a required loading berth shall be at least 10 feet in width by at least 25 feet in length, exclusive of aisle and maneuvering space; and shall have a vertical clearance of at least 14 feet.
- All open off-street loading berth shall be improved with a compacted macadam base, not less than seven inches thick, surfaced with not less than two inches of asphaltic concrete or some comparable all-weather dustless material.
Specified:
1 - Auditoriums, Convention Halls, Exhibition Halls, Sports Arenas, Stadiums. For buildings containing 10,000 to 100,000 square feet of floor area, one loading berth shall be provided, plus one additional loading berth for each additional 100,000 square feet of floor area or fraction thereof. Each such loading berth for buildings in excess of 20,000 square feet of floor area shall be not less than 10 feet in width by 50 feet in length.
2 - Retail Stores. Loading berths shall be provided in accordance with the following schedule wherein G = Gross floor area of establishment in thousands of square feet. R = Required number and size berths:
G= 5 to 10 - R=1--(10 ft.*25 ft.); G=10 to 25 - R= 2 -- (10 ft.*25 ft. ea.); G=25 to 40 - R=2 -- (10 ft.*50 ft. ea.); G=40 to 100 - R=3 -- (10 ft.*50 ft. ea.); G=100 to 250 - R=4 -- (10 ft.*50 ft. ea.) For each additional 200,000 square feet of floor area or fraction thereof over 250,000 square feet of floor area, one additional loading berth shall be provided, such additional berth to be at least 10 feet in width by 50 feet in length.
3 - Theaters. for buildings containing 8,000 to 25,000 square feet of floor area, one loading berth shall be provided, plus one additional loading berth for each additional 50,000 square feet of flor area or fraction thereof.

off-street parking|Parking spaces shall not be required for any floor area which is not more than two times the lot area in square feet or 280,000 square feet, whichever is greater. For the next 280,000 square feet in excess of this exemption, one parking space shall be provided for each 10,000 square feet. For the next 280,000 square feet of floor area, one parking space shall be provided for each 5,000 square feet. For all additional floor area, one parking space shall be provided for each 2,500 square feet.

For each distinct underground rail transit station served by an entrance or entrances incorporated in and provided and maintained by the building or structure, said entrance enclosed, lighted, heated, of appropriate size and capacity, so located as to provide direct public access and available to the public at all times that the station served is in operation, the required number op parking spaces shall be reduced by 10 per cent.

For providing all that portion of an underground pedestrian circulation system as may be included within the zoning lot and extending beyond to the center lines of adjacent streets or alleys, the required number of parking spaces shall be reduced by 15 percent. For providing all required parking spaces in underground facilities, the required number of parking spaces shall be reduced by 10 per cent.

For all outdoor parking, on the lot, many regulations should be taken into account. Since I don't believe we will have any of those, I did not include those. Though, they can be found in article 8.11.

Some general regulations: - When the application of these regulations [concerning the requirements of parking spaces] would result in a requirement of not more than 50 parking spaces on a lot [�] such parking spaces need not be provided.