Density Bonus Law: Chicago vs Des Plaines
How do density bonus law rules compare between Chicago, IL and Des Plaines, IL?
Des Plaines has fewer restrictions than Chicago.
Chicago, IL
Cook County
The Affordable Requirements Ordinance MCC 2-44-080 requires residential projects with ten-plus units that receive city support or upzoning to dedicate 10 to 30 percent affordable units, paying in-lieu fees or earning density and FAR bonuses.
View full Chicago rules →Des Plaines, IL
Cook County
Cook County does not maintain a countywide density bonus ordinance, but the Affordable Housing Planning and Appeal Act (310 ILCS 67) and IHDA programs allow developers to seek density relief in certain non-exempt municipalities, plus voluntary suburban inclusionary programs.
View full Des Plaines rules →Key Facts Comparison
| Fact | Chicago | Des Plaines |
|---|---|---|
| Ordinance | ARO MCC 2-44-080 | - |
| Threshold | 10+ unit residential project | 10 percent affordable housing |
| Set-aside | 20-30 percent affordable | - |
| On-site share | Half must be built | - |
| In-lieu fee | $50K-$200K per unit | - |
| State law | - | 310 ILCS 67 AHPAA |
| Suburban examples | - | Evanston, Oak Park, Highland Park |
| State financing | - | IHDA and LIHTC |
| Chicago | - | Separate ARO ordinance |
Highlighted rows indicate differences between cities.
Chicago FAQ
Do small condo projects fall under the ARO?
Only projects with ten or more units that also receive city assistance, an upzoning, planned development approval, or downtown bonus FAR are covered. Smaller or as-of-right projects are exempt under MCC 2-44-080.
Can a developer pay in-lieu fees instead of building affordable units?
Up to half of the requirement may be paid in-lieu to the Affordable Housing Opportunity Fund. The remainder must be built on-site or off-site within two miles in the same community area.
Des Plaines FAQ
Can I get a density bonus in unincorporated Cook?
Cook County's Chapter 102 has no formal density-bonus track. Developers seeking added density typically pursue planned-unit developments or map amendments through the Zoning Board of Appeals with negotiated public benefits.
Does my suburb have inclusionary zoning?
Several north shore and inner-ring suburbs do, but most Cook municipalities do not. Check the local zoning ordinance for inclusionary or affordable housing chapters, and confirm your project meets minimum unit thresholds.
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