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Skokie, IL Zoning Overlays & Bonuses: Density Bonus Law (2026)

Some Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

Base FAR
1.65 NX / 2.00 TX / 2.50 CX
Max bonused FAR
2.75 NX / 5.00 TX / 9.00 CX
LEED bonus escrow
$100 per bonus square foot
Public art bonus
1% of construction permit value
Above-base review
Site plan approval, Article II

Summary

Skokie's NX, TX and CX mixed-use zoning districts let developers add floor area above the base ratio as a matter of right by meeting specific design and public-benefit standards. Base FAR runs 1.65 in NX to 2.50 in CX, and bonuses for LEED certification, public art, plazas, transit proximity and extra parking stack cumulatively, though any resulting height or FAR above base still needs Village site plan approval.

(b)Floor area ratio. Floor area ratio requirements shall be determined in accordance with the schedule and additional provisions below: ... (1)Base height and base floor area ratios are a matter of right. Floor area ratio bonuses shall be cumulative and provided as a matter of right if the conditions for the bonuses are met. Height and floor area ratio in excess of the base levels shall be subject to site plan approval in accordance with Article II of this chapter.

View official code

Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 205 | Zoning: Supplement 89).

Full Breakdown

50 in CX Core Mixed-Use, all available by right. 22 FAR depending on rating and district. S. Green Building Council. 00 in CX. Height above the base 25 to 45 feet likewise requires site plan approval under Article II of the chapter, topping out at 45 feet in NX, 75 feet in TX and 156 feet in CX.

Violations & Fines

Any floor area or height above the base levels built without the required site plan approval under Article II is a zoning violation subject to a Community Development stop-work order and denial of occupancy. A developer that claims the LEED bonus but never delivers Green Building Council certification forfeits the posted $100-per-square-foot escrow rather than facing a fine, and unmet first-floor-commercial or public-benefit conditions simply void the corresponding FAR bonus before a permit issues.

Frequently Asked Questions

Can a Skokie mixed-use developer get extra floor area without a variance?
Yes. Section 118-184(b) awards floor area ratio bonuses as a matter of right once the qualifying condition is met, such as devoting 25 percent or more of the first floor to public-facing commercial space or achieving LEED certification. No variance is needed for these by-right bonuses, though any resulting FAR or height above the base level still requires Village site plan approval under Article II before a building permit issues.
How much floor area can LEED certification add in the CX Core Mixed-Use district?
A Platinum LEED rating adds 1.22 to the base floor area ratio in the CX district, the largest single bonus on the schedule. The developer must post a signed escrow agreement equal to $100 for every additional square foot before construction and can only recover it once the U.S. Green Building Council confirms the certification was actually achieved.
Do FAR bonuses apply outside Skokie's mixed-use districts?
No. The stacking bonus schedule in Section 118-184(b) applies only to the NX Neighborhood, TX Transit and CX Core Mixed-Use districts created under Article IX of the zoning ordinance. Skokie's other business, industrial and residential districts are governed by their own separate bulk and floor area requirements found elsewhere in Chapter 118.

Sources & Official References

Other rules in Skokie

Parking Rules: RV & Boat ParkingSome RestrictionsDowntown Design GuideSignificant RestrictionsNoise Ordinances: Decibel LimitsSome RestrictionsParking Rules: Commercial & Oversized VehiclesSignificant RestrictionsParking Rules: EV ChargingLight RestrictionsParking Rules: Preferential Parking DistrictsSome RestrictionsParking Rules: Snow Removal Parking RulesSome Restrictions

All Skokie rules

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