The regulations for residence districts are designed to conserve
existing residential areas and to regulate the efficient use and orderly
development of vacant land designated for residential uses. It is
essential that areas be designated and regulations imposed for the
various kinds of residential developments in order that the City and
other governing bodies can plan ahead for services, future schools,
parks, streets, and utilities.
Unless otherwise provided in the regulations of this chapter,
the following provisions shall apply to residence districts:[1]
A.
Home occupations. In all residence districts, any customary home
occupation shall be permitted, provided:
(1)
It is conducted entirely within the dwelling and only by members
of the family residing in the dwelling, and when such home occupation
is incidental and secondary to the use of the dwelling for dwelling
purposes.[2]
(2)
There are no signs, display or activity that will indicate from the
exterior that the building is being used, in part, for any purpose
other than that of a dwelling, except one sign, not more than one
square foot in area.[3]
(3)
There are no commodities sold, or services rendered that require
receiving or delivery of merchandise, goods, or equipment on a regular
daily or semiweekly basis.
(4)
There is no more than one additional person, other than a member
of the immediate family residing on the premises, employed or otherwise
engaged in the home occupation.
(5)
All activity, including storage, is conducted completely within the
dwelling unit, attached garage or detached garage.
(6)
There are no special structural alterations, or construction features,
to the dwelling, attached garage or detached garage.
(7)
There is no perceptible noise, odor, smoke, electrical interference
or vibration emanating from the structure.
(8)
There are no more than six customers or clients on the premises at
the same time.
(9)
There is no activity between the hours of 11:00 p.m. and 7:00 a.m.
B.
Exception to bulk regulations for subdivisions and planned developments.
(1)
In order to perpetuate and encourage the reservation of substantial
open land for recreation and similar activities, a procedure is hereby
established to modify the bulk regulations of this chapter applicable
to subdivisions and planned developments which reserve areas for such
purposes. The exceptions to the bulk regulations of this chapter which
are permitted shall be applied to subdivisions and planned developments
in residence districts that provide permanent open space. To qualify
for exemptions to bulk regulations, the subdivision or planned development
must:[4]
(a)
Have a permanent open space of not less than 10% of the subdivision
or planned development.
(b)
Be, with all legal instruments approved by the City Council,
dedicated or otherwise conveyed to and accepted by:
[1]
A public or quasi-public body approved by the City Council.
[2]
An incorporated not-for-profit organization, responsible for
the maintenance of the permanent open space and approved by the City
Council, in which each lot owner in the subdivision or planned development
automatically becomes a participating member; except in the case of
a planned development where all dwelling units are intended for rental,
such dedication or other conveyance shall not be required.
[3]
Any other grantee approved by the City Council.
(c)
Be perpetuated for its intended use by a recorded covenant approved
by the City Council containing stipulations that:
(2)
The exception to the bulk regulations of this chapter which are permitted
to be applied to subdivisions or planned developments in residence
districts when permanent open space is provided are as follows:
(a)
Lot area. The required minimum lot area shall be reduced by
15%.
(b)
Gross density. In planned developments in the R-4 Residence
District, the gross density may be increased up to 20% and the permanent
open space for recreation use shall be used to satisfy all or part
of the usable open space requirement.
(c)
Lot width and yards. The required lot width and yard depths
may be reduced by 20%.
(d)
For additional permanent open space, provided in excess of that
required to qualify for bulk exceptions, the total number of dwelling
units within a subdivision or planned development shall not be decreased
from the number of dwelling units that would otherwise have been permitted,
provided that:
(e)
Permanent open space shall be considered to be a part of the
lot area in the application of floor area ratio requirements. The
maximum floor area for any portion of a subdivision or planned development
shall represent the same proportion of the total floor area allowed
in the subdivision or planned development as the lot area of such
portion represents to the total area of the subdivision or planned
development.
C.
Required usable open space.
(1)
In all residence districts, there shall be provided and perpetuated
on every lot, used in whole or in part for dwelling purposes, minimum
usable open space as follows:
(a)
For single-family detached, single-family attached, and single-family
semidetached dwellings, the area of the required yards, except that
when more than 30% of the required yards are occupied by paved off-street
parking spaces and access drives, there shall be within the buildable
area of the lot usable open space having areas equivalent to at least
the area by which such uses exceed yard coverage of 30%.
(b)
For multiple-family dwellings in buildings three stories or less in height, the same as set forth in Subsection C(1)(a) above, provided the usable open space shall not be less than 250 square feet of area per dwelling unit, plus 100 square feet of additional area for each additional bedroom over two in a dwelling unit.
(c)
For multiple-family dwellings in buildings over three stories in height, the same as set forth in Subsection C(1)(a) above, provided the usable open space shall not be less than 150 square feet per dwelling unit, plus 100 square feet of additional area for each additional bedroom over one in a dwelling unit.
(2)
Where any required off-street parking spaces are located in a principal
building directly below the dwelling units; the square feet of floor
area occupied by such interior off-street parking spaces and access
aisles may be added to the square feet contained on the lot, the sum
of which would represent the lot area used for determining lot area
per dwelling and floor area ratio requirements.
D.
Parking of trucks. No truck or other type of commercial vehicular
equipment shall be parked or stored on a lot in a residence district,
except one panel or pickup truck shall be permitted when located on
a driveway.
A.
Permitted uses. The following uses are permitted in the R-1 Residence
District:[1]
(1)
Single-family detached dwellings.
(2)
Agriculture, on a tract of land 20 acres or more in area.
(3)
Churches, temples, or synagogues, on a lot not less than two acres
in area.
(4)
Golf courses, regulation size, but not including "par 3" golf courses,
commercially operated driving ranges, or miniature golf courses; and
provided that no clubhouse or accessory building shall be located
less than 200 feet from a lot line.
(5)
Parks, playgrounds, and recreational areas, public.
(6)
Schools, public or denominational, nonboarding, elementary, junior
high, and high.
(7)
Seminaries, convents, monasteries, and similar religious institutions.
(8)
Temporary buildings for construction purposes for a period not to
exceed such construction.
(9)
Accessory uses.
B.
Conditional uses. The following conditional uses are permitted in
the R-1 Residence District:[2]
(1)
Cemeteries, including crematories and mausoleums, on a lot not less
than 20 acres in area, and provided no building shall be located less
than 300 feet from a lot line.
(2)
Home occupations.
(3)
Planned developments.
(4)
Private recreational areas or camps, when not operated for profit,
on a lot not less than 20 acres in area.
(5)
Public utility and governmental service uses. Lot areas and lot width
for the following uses shall be as recommended by the Plan Commission
and approved by the City Council and may be lesser or greater in area
or width than herein required in the district regulations:
(a)
Electric distribution centers.
(b)
Gas regulator stations.
(c)
Police and fire stations.
(d)
Radio and television towers and antennas.
(e)
Telephone exchange buildings, microwave relay towers, and telephone
transmission equipment buildings.
(f)
Water filtration plants, pumping stations, reservoirs, towers,
and sanitary and storm sewer lift stations, public or community.
(g)
Other governmental uses.
(6)
Railroad rights-of-way and trackage, but not including classification
yards, terminal facilities, or maintenance facilities.
(7)
School, parochial or private, boarding.
(8)
Group homes that are not licensed or certified by the State of Illinois, or those that are licensed and have more than six persons, subject to the following: a minimum distance of 1,300 feet is maintained between group homes and the group home conforms to all provisions outlined in the ordinances of the City of Mendota or state licensing standards, if applicable to the use. Said use shall only be permitted after following the conditional use procedure outlined in Article X, § 340-57, Conditional uses, of this chapter.
H.
Yards. Except as may be herein otherwise required, yards shall be
in accordance with the following regulations:
(1)
Front yard: not less than 30 feet.
(2)
Side yards: two side yards, each not less than 10 feet in width;
except on corner lots, the side yard adjoining a street shall be not
less than 30 feet in width.
(3)
Rear yard: not less than 50 feet.
(4)
Yards, general, nonresidential uses. For buildings more than 25 feet
in height, each side yard as required above shall be increased in
width or depth by two feet for each additional one foot of building
height over 25 feet.
B.
Conditional uses. The following conditional uses are permitted in
the R-2 District:
[Amended by Ord. No. 04-06-15A]
(1)
As in the R-1 District.
(2)
Colleges or universities and accessory uses, including housing for
students, faculty, and others employed on the premises, on a lot not
less than 10 acres in area.
(3)
Hospitals, on lots not less than five acres in area.
(4)
Medical service uses, for offices of a person or group licensed by
the State of Illinois which includes, but is not limited to, physicians,
dentists and chiropractors, provided that:
(a)
The residential character of the exterior of said use in a dwelling
is not changed; or
(b)
New construction conforms to the residential character of the
community; and
(c)
Not more than one physician, dentist or chiropractor uses said
building as an office, with not more than two full-time employees
other than members of the related family; and
(d)
Any professional signs or nameplates shall be attached to the
building and not exceed six square feet in area; and
(5)
Outdoor recreation, private or public, on a lot not less than five
acres in area; one or more of the following uses: conservation clubs;
Girl Scout and Boy Scout lodges or clubhouses; private parks or playgrounds;
archery ranges; and other outdoor recreation uses as approved by the
City Council; accessory structures and uses such as off-street parking
and loading facilities, administration, maintenance and clubhouse
buildings, provided such accessory buildings are located at least
100 feet from any boundary line of the lot, and open off-street parking
and loading facilities are at locations on the lot as approved by
the City Council.
(6)
Planned developments.
(7)
Schools, boarding, elementary, junior high, or high.
(8)
Counseling
[Added by Ord. No. 12-07-15A]
C.
Lot area. Except as herein otherwise required for a specific permitted
or a conditional use, the minimum lot area for a single-family detached
residence shall not be less than 9,000 square feet. The minimum lot
area for a single-family semidetached residence shall not be less
than 10,000 square feet (5,000 square feet for each residence).
[Amended by Ord. No. 07-16-07]
D.
Lot width. Except as may be otherwise required for a specific permitted
or conditional use, the minimum lot width for single-family detached
residences shall not be less than 70 feet. The minimum lot width for
single-family semidetached residences shall not be less than 80 feet.
[Amended by Ord. No. 07-16-07]
F.
Ground floor area per dwelling: as in the R-1 District.
H.
Yards. Except as may be herein otherwise required, yards shall be
in accordance with the following regulations:
(1)
Front: not less than 30 feet.
(2)
Side.
(a)
Residential uses: two side yards having a combined width of
16 feet and of which one side yard shall be not less than six feet
in width; except a side yard adjoining a street shall be not less
than 30 feet in width.
(b)
Nonresidential uses: two side yards, each not less than 20 feet;
except a side yard adjoining a street shall be not less than 30 feet,
and for buildings more than 30 feet in height, each interior side
yard shall be increased by one foot for each additional one foot of
building height over 30 feet.
(3)
Rear: not less than 40 feet.
A.
Permitted uses. The following uses are permitted in the R-3 District:
[Amended by Ord. No. 09-18-06B[1]]
(1)
Single-family detached dwellings.
(2)
Two-family dwellings.
(3)
Churches, temples, or synagogues.
(4)
Home occupations.
(5)
Parks, playgrounds and recreation areas, public.
(6)
Real estate sales buildings for a period of not more than two years.
(7)
Schools, public or denominational, not boarding, elementary, junior
high, and high.
(8)
Temporary buildings for construction purposes for a period not to
exceed such construction.
(9)
Accessory uses.
(10)
Single-family semidetached housing.
C.
Lot area.
[Amended by Ord. No. 07-16-07]
(1)
Single-family detached dwellings: not less than 6,000 square feet.
(2)
Single-family semidetached dwellings: not less than 5,000 square
feet for each dwelling (10,000 square feet total).
(3)
Two-family dwellings: not less than 4,000 square feet for each dwelling.
(4)
Nonresidential uses: not less than 15,000 square feet unless otherwise
specified.
E.
Building height: as in the R-2 District.
H.
Yards. Except as may be herein otherwise required, yards shall be
in accordance with the following regulations:
(1)
Front yard: not less than 30 feet.
(2)
Side yards: two side yards having a combined width of 16 feet and
of which one side yard shall be not less than six feet in width; except
where a side yard adjoins a street, the minimum width shall be not
less than 30 feet.
(3)
Rear yard: not less than 40 feet.
(4)
Yards, general, nonresidential uses. For buildings more than 25 feet
in height, each side yard as required above shall be increased in
width or depth by two feet for each additional one foot of building
height over 25 feet.
The R-4 Multiple-Family Residence District is intended to provide
regulations which will maintain the character and stability of single-family
attached and semidetached (townhouses) and garden-type multiple-family
low-density neighborhoods in the City and which generally will have
a density of not more than 12 dwelling units per gross acre. Within
a framework of standards, it is designed to encourage the employment
of modern, efficient land-planning design techniques with minimum
networks of streets and utilities.
A.
Permitted uses. The following uses are permitted in the R-4 District:[1]
(1)
As in the R-1 District.
(2)
Single-family attached and semidetached dwellings, located on a lot
with one or more principal detached buildings initially under unified
ownership or control, provided that there are not more than eight
dwelling units attached side by side, and provided further that there
are not more than 16 dwelling units contained in any structure.
(3)
Multiple-family dwellings, located on a lot with one or more principal
detached buildings initially under unified ownership or control, and
containing no more than 24 dwelling units in any building.
(4)
Municipal buildings. All activities shall be conducted within completely
enclosed buildings, except off-street parking and loading.
B.
Conditional uses. The following conditional uses are permitted in
the R-4 District:[2]
(1)
As in the R-2 District.
(2)
Mobile home parks, on a lot not less than 10 acres in area. Each
mobile home park shall be processed as a planned development and shall
contain, as a minimum, municipal-type sanitary sewerage, storm sewers,
and water systems; paved service drives; off-street parking of no
less than 1 1/2 spaces for each mobile home; grading and landscaping;
buildings containing laundry and office facilities. All improvements
shall be constructed in accordance with development plans and specifications
approved by the Plan Commission.
(3)
Radio station offices and other related, similar uses.
D.
Multiple-family gross land area: not less than as follows:
|
Type
|
Per Dwelling Unit
(square feet)
| |
|---|---|---|
|
Three bedrooms and over
|
4,000
| |
|
Two bedrooms
|
3,500
| |
|
One bedroom and efficiency
|
3,000
|
I.
J.
Spacing between buildings. When two or more buildings which contain
single-family attached dwellings or two or more multiple-family dwelling
buildings, or combinations thereof, are on a lot or on contiguous
lots comprising a unified development initially under the same ownership
or control, the distance between the building walls shall be as follows:
(1)
When the front wall of a building faces the front wall or rear wall
of the nearest building, the distance between the two building walls
shall be not less than 60 feet.
(2)
When the rear wall of a building faces the rear wall of the nearest
building, the distance between the two building walls shall be not
less than 50 feet.
(3)
When the side wall of a building faces the front or rear wall of
the nearest building, the distance between the two building walls
shall be not less than 40 feet.
(4)
When the side wall containing not more than two windows on a floor
that are not from bathrooms or storage rooms faces such side wall
of the nearest building, the distance between the two building walls
shall be not less than 20 feet. When the facing side walls of each
of such buildings contain more than two such window openings on a
floor that are not bathrooms or storage rooms, or when either side
wall contains a main entrance doorway, the distance between walls
shall be not less than 40 feet.[5]
(5)
A wall of a detached building forming the end of a court shall be
not less than 10 feet from the nearest wall of a building forming
the sides of the court, and a building forming the end of the court
may be attached to one or both of the buildings forming the sides
of the court, provided the distance between facing walls of the buildings
forming the sides of the court is not less than the applicable requirements
as set forth above.
(6)
Where buildings are not parallel to each other, the required spacing
shall be measured at the midpoint of the distance along which they
face each other; however, the spacing between the buildings at the
narrowest point shall in no event be less than 1/2 the required distance.
