Dearborn, MI Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Applies to
- West Downtown 'Bonus Height Area' only
- Story math
- 2 points = 1 story
- Top incentive
- LEED Platinum earns 4 points
- Cap
- Capped at Ultimate Building Height
- Decided by
- City Planner or designee
Summary
In the mapped 'Bonus Height Area' of Dearborn's West Downtown District, Zoning Ordinance § 27.03(A)(4) lets developers earn extra stories above the district maximum by providing transit amenities, historic rehab, public art, or LEED-certified sustainable design.
Bonus Height: Development in the area designated as "Bonus Height Area" on the Regulating plan is eligible for additional height beyond the listed maximum height. Developments shall incorporate the following elements to earn points as indicated in the table below.
(a) Compliance with the standards and value of points will be determined by the City Planner, or his or her designee.
(b) Elements and points can be combined for a sum of points that relates to the number of additional stories permitted as defined below.
i. One point is equal to one half story. The half story shall be 50 percent of the buildable square footage of the top story.
ii. Two points is equal to one story.
(c) The number of additional stories shall not exceed the Ultimate Building Height as indicated in the frontage standards.
Building Height Incentives Element Points Building Height Incentives Element Points Transit and Pedestrian Amenities
On-site, off-site, or pay-in-lieu of the provision of public transit and 2 pedestrian amenities, including sheltered seating or substantial rehabilitation or improvement of the streetscape. Rehabilitation of Historic Structure Significant rehabilitation of on-site historic structure(s) at least 50 2 years old, including the maintenance of a historic façade.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: 2026 S-07: Code: Updated through: July 22, 2026 | Zoning: Updated through: July 22, 2026).
Full Breakdown
Section 27.03(A)(4) of the West Downtown District article lets projects inside the mapped 'Bonus Height Area' build above the district's listed maximum height by earning points: 2 points for on-site or pay-in-lieu transit and pedestrian amenities, 2 for rehabilitating a historic structure at least 50 years old, 1 for on-site public art, and 1-4 for sustainable design (1 for LEED Certified up to 4 for LEED Platinum). Two points equal one added story; one point equals a half story limited to 50 percent of the top floor's buildable area. The City Planner or designee determines compliance and point value, and total bonus stories still cannot exceed the district's Ultimate Building Height.
Violations & Fines
Claiming bonus height without meeting the City Planner's point determination gets the extra stories stripped from the site plan; a project reverts to the district's base maximum height until it re-qualifies.
Frequently Asked Questions
How does Dearborn's West Downtown height bonus work?
Can any Dearborn zoning district use the height bonus?
Sources & Official References
Other rules in Dearborn
Compare Dearborn to another location·View the Michigan zoning overlays & bonuses overview
See something wrong?
Help us keep this page accurate. If you notice an error or outdated information, let us know.