Common Setbacks You May Face During Construction
During the process of designing and compiling construction documents, it is crucial to have an architect that fully understands code requirements based on zoning and property details.
In our experience, client expectations are often higher than what Chicago and Illinois code limitations may allow for when developing a property. In order to avoid confusion and disappointment, the team at BLDG Projects Chicago Architecture and Design is always clear and direct with our client design requests from the start.
Take a look below at what we believe are some of the most common construction set backs facing both architects and clients.
Natural light & vent requirements.
In most cases, when it comes to making alterations within an existing building, the lighting and ventilation will dictate the interior layout and number of possible bedrooms. This is especially so when adding additional ADU (Additional Dwelling Units) units at the basement or garden level.
For example, in order to have a “legal” bedroom, the room must have set percentage of light, and set percentage of ventilation in order to qualify as a proper living space. In Chicago, a windowless room is not a legal bedroom.
points of exit
Did you know that a living space must have two separate exits? While there may be some exceptions based on square footage, two exits allow for safe egress.
Egress is a path of travel from any point in the building to a public way, like a hallway or staircases leading to an outdoor area or exterior point of safety. Egress is made of the exit access, the exit, and the exit discharge
Common exceptions can be found in basement units. For example, the city of Chicago would allow for a single exit in the basement if the area is less than 800 sq ft.
Fire rating requirements
The city of Chicago has set fire safety requirements for all construction projects. Factors like the proximity of your neighbors, existing height of building, and fire-resistance ratings are all factors in determining the types of materials that can be used to build or remodel a structure.
Fire Safety Requirements allow for structural fire endurance, limit the spread of fire from building to building, and limit the spread of fire and smoke from space to space
The correct use of fire rated materials for walls, floors, roofs, etc., lowers the risk of potential building violations and allows for building longevity.
That being said, not all buildings have the same requirements. Structures like a mixed-use building can usually have higher fire-rating requirements than others. And typically high fire rating materials are more expensive and can increase total construction costs.
FAR, Lot area, zoning
FAR is determined by property lot size and zoning. The FAR, lot area requirements, and zoning control the allowed square footage of a property, and the type of construction allowed on a lot, ie. additions, rooftops, etc.
FAR is the floor area ratio - The FAR controls a property’s density.
While FAR determines the density of a building, architects must also follow the minimum required lot areas for each dwelling unit.
For example, if a lot is 3,250 sqft, and the minimum lot area per unit is 1,000 sqft, the property would potentially allow for a maximum of 3 dwelling units.
Sounds simple enough right? Well, the architect still needs to factor in the building set backs.
building setbacks
There are many types of building setbacks. The three most common setbacks are front yard setback, side setback, and rear yard setback. Chicago has very specific rules and guidelines when it comes to setbacks, and they can vary depending on zoning districts, or even if the property is located on a corner or adjacent to an alley. Working within Chicago building setbacks requirements can prolong the design process for months.
Front yard setback — how big your front yard needs to be
Side setback — how much room you need to leave between property line and building
Rear setback — how much space you need behind your building to the property line
If a client wants to make an alteration that would encroach on the established setback requirements, they will need a variance or administrative adjustment approval from city hall. Waiting for approvals can delay the design process and increase the cost of the project, because they’ll likely need the assistance of a zoning attorney and pay for any admin fees.
clients working without a permit
Doing construction work without a building permit is risky, unsafe, and highly discouraged. Any construction, alteration, installation, or repair of any structure found being completed without a permit will be given a Stop Work Order by the city of Chicago. Some consequences include fines, multiple court dates, lawyer fees, and a prolonged project timeline.
If you are caught violating a Stop Work Order you can face severe consequences ranging from fines, community service, and even jail time. If building and zoning codes are violated, you may be subject to administrative or Circuit Court enforcement action.
In many cases, the city of Chicago may require suspended projects to remove all work that was completed without a permit. To avoid this hassle, we recommend always obtaining a building permit for your renovation needs.
While some projects may seem more of a ‘simple’ home improvement project, they may still require a permit. We can assist in getting an Easy Permit. This is a permit that allows for repair and replace of fixtures, windows, and doors.
plumbing fixture counts
Are you able run a load of laundry and take a shower while your partner runs the dishwasher? How is the water pressure? Is there a sufficient hot water supply? When renovating, it is important to incorporate all pluming fixtures into the layout. Working with an experienced architect can ensure that utilizing all these simultaneously will not be interrupted by low water pressure or lack of hot water.
Common Chicago code violations include:
Not enough space between toilets and finished walls
Venting that doesn’t go directly outside
Insufficient number of sewer clean-outs
Improper drain pipe slope for preventing leaks and backflow
Incorrectly installed water heater pressure and temperature relief valves
ADA Accessibility
The Americans with Disabilities Act ensures that architects are designing and building spaces that are inclusive and welcoming to everyone. This includes designs that affect entrances, public spaces like restrooms, and access to spaces. Accessibility requirements can dictate the layout of a space, and affect the total square footage of a construction project.
The most common ADA-compliant asks we see are in our commercial projects, especially where an ADA-compliant restroom is required for the layout. This makes the restroom accessible to patrons with disabilities. Such designs include grab bar additions, 34” countertops and sinks, and ample space to be easily accessed by someone in a wheelchair.
city reviewer requests
Sometimes construction delays can come from the City of Chicago itself. Unexpected requirements from city reviewers can include things like providing separate structural calculations for a project, or providing new or additional plans when existing buildings appear to be in worse condition than expected.
City review requests are always additional cost, since the client needs to contract a separate structural engineer to provide the required documentation.
roof decks
Rooftop Decks are a great addition to a living space. They provide outdoor access, and city views from the comfort of your home. While adding a rooftop deck to an existing building may seem like a simple ask, there’s quite a bit that goes into the construction of a rooftop deck. Architects need to first look and determine the building’s structure and its integrity.
Roof decks are always rated for a higher required structural bearing capacity. In most cases, the existing structure is not sufficient and will need to be replaced or reinforced — which can be a much bigger alteration, and higher costs, than a client may expect at first.
last stage changes
If you want your construction project to stay on schedule one of the worst things you can do is make last minute changes to the final layout. Whenever a client makes a last minute change before we finalize drawings for permit, regardless of how small a change may seem, it actually means huge changes for the project as a whole. Most client’s are not aware that if they make a layout change, the change must occur throughout the entire construction set, and that requires a lot of additional time. Architects are more than happy to work and make their client’s visions come to life, but it’s important to recognize that changes will always delay a projects schedule.
aDU ceiling height requirements
Ever since the city of Chicago lifted the ban on additional basement units in 2020, many property owners are interested in legalizing their existing, or adding new, units to their basement.
An ADU is any small unit — with its own bathroom and kitchen, that is built upon the same site as a primary residential building. This includes units in attics, basements, rear additions, and backyard buildings.
Aside from following light and vent requirements, creating a permissible ADU basement unit seems like a simple task, but definitely requires the guidance of an experienced architect to complete construction.
Due to Chicago’s low elevations and challenges of working with existing structures, sometimes a basement ADU may require digging down below the existing floor level in order to follow the established ceiling height requirements.
Another common setback can occur even before construction starts. When working with an illegal ADU unit, as a client you may not even have a recent existing plat of the property. Aside from then having to create an updated plat, the architecture firm also need to document additional site and building information — such as structural assessments and surveys of utility lines. Often times you may discover you need to get the property into code compliance first before beginning construction on the ADU.
