# How to build more housing with less parking Building new housing with car parking tends to increase construction costs, increase rental or ownership costs, and adds to local traffic congestion. Yet the City of Chicago's zoning code generally requires one car parking space per new dwelling unit. Chicago Cityscape is aware of eight strategies for relief to build less parking. Aside: There are no restrictions on how many car parking spaces are allowed, outside of a limited area in downtown. ## Strategies to build less parking ### 1. Transit-oriented development Chicago's "Transit-Served Location" ordinance (abbreviated as TSL, or TOD for transit-oriented development) is a popular zoning code section that significantly reduces car parking requirements for residential, non-residential, and mixed-use developments in RM-5 (and higher), B, C, D, and M zoning districts that are near CTA and Metra stations and select CTA and Pace bus route corridors. Chicago Cityscape has two features to help people locate eligible properties: Property Report's TOD Status and Place Report's Property Finder. #### Relevant code sections - [17-10-0102-B(1)](https://codelibrary.amlegal.com/codes/chicago/latest/chicagozoning_il/0-0-0-50646) - 17-13-1003-EE - Administrative adjustment required for reducing parking by more than 50% from the primary parking mandate. ### 2. Expanding older houses & residential buildings For residential buildings and houses that are 20 years [1] or older that have #UnusedZoningCapacity it's possible to add one dwelling unit without parking. A second dwelling unit would trigger a requirement for a single new car parking space. #### Relevant code sections - [17-10-0101-B(2)](https://codelibrary.amlegal.com/codes/chicago/latest/chicagozoning_il/0-0-0-50646) - This section is as of right. During the building permit application, you may be required to show documentation of the building's age. Acceptable documentation has included: original building permits, Census data, and #Sanborn maps. - [17-13-1003-CC, and 17-13-1003-DD](https://codelibrary.amlegal.com/codes/chicago/latest/chicagozoning_il/0-0-0-51818) - These two sections describe administrative adjustments (which require an application and a fee). ### 3. Construction in ADU pilot areas The "Additional Dwelling Units" ordinance, adopted in December 2020, does not require any parking, regardless of the number of units being added and permitted through the ADU ordinance procedures. Note that the ADU ordinance doesn't allow exceeding a lot's current FAR and setback requirements. Where there is not #UnusedZoningCapacity, any additions for interior ADUs must fit within the building's current envelope. ADUs are allowed in five pilot areas and all "R" residential zoning districts except RS-1. #### Code sections - 17-9-0131(6) - "Conversion units may be established without corresponding accessory parking." ### 4. Build affordable housing The Chicago zoning code has lowered parking requirements for government-subsidized housing. Instead of the typical 1:1 unit:parking space ratio, the requirement is reduced to 0.33 spaces per unit for units that are smaller than 600 s.f., and reduced to 0.70 spaces per unit for units that are between 600 and 1,200 s.f. The zoning administrator is authorized to reduce the ratio even further if the applicant can make a convincing argument based on "transit availability, auto availability, income levels, availability of shopping and services within walking distance and other pertinent factors". #### Code sections - 17-10-0207-C - Look for the lines below "Multi-Unit, government-subsidized; based on unit size)" ### 5. Expanding landmarked or historic buildings Buildings that are landmarked or are "contributing" buildings in a Chicago landmark district do not have a parking requirement for additional dwelling units. Buildings that are designated a National Historic Landmark, listed individually on the National Register of Historic Places, or are a "contributing building" to a Historic District that is listed on the National Register of Historic Places have their parking requirements reduced by up to half. In both cases, bulk & density standards (like FAR, setbacks, and minimum lot area per unit) still apply and will restrict the number of additional dwelling units allowed. #### Code sections - 17-10-0102-A ### 6. Building in downtown Chicago Downtown Chicago, specifically developments in "D" zoning districts, has unique parking requirements. #### Code sections - 17-10-0102-D - Small-unit buildings with 100 or more units can have parking requirements reduced by up to 25 percent with approval from the Zoning Administrator - 17-10-0102-E - Parking waiver if the parking requirement is less than or equal to certain amounts ### 7. Variation to reduce parking by ~20% During a type 1 zoning map amendment, or as an independent request for a variation, the Zoning Board of Appeals can grant a variation to reduce the required number of parking spaces by 1 space or by up to 20% (whichever number is greater). #### Code section - [17-13-1101-D](https://codelibrary.amlegal.com/codes/chicago/latest/chicagozoning_il/0-0-0-51987)  ### 8. Accessible homes in small houses Due to the Connected Communities ordinance, it's possible to build less parking at 2-6 unit houses that are in the RS-3, RT-3.5, and RT-4 zoning districts. The minimum number of parking spaces is one (1) space per eight feet (8') of alley frontage, and an accessible parking space counts as two (2) spaces. ### Code sections - 17-10-0102-F ## Notes 1. The requirement used to be 50 years or older but the Connected Communities ordinance (2022) reduced the barrier to 20 years. # Related articles & external links - [[Downtown Chicago]] - [Chicago Parking Reform](https://chicago-parking-reform.org)