The purpose of this article is to:
A.
Provide the density and dimensional standards for all principal and
accessory uses allowed in all zoning and overlay districts through
this Ordinance;
B.
Establish reasonable standards to which buildings, structures, and
their uses must conform and to prevent illegal additions or alterations
of existing building and structures.
These standards may be further modified by other applicable
sections of this Ordinance. To the extent that any other provision
of this Ordinance which is more restrictive than the restrictions
set forth in this article, the more restrictive restriction shall
apply.
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[Amended 12-11-2017 by Ord. No. 7419; 9-19-2023 by Ord. No. 7964]
A.
Dimensional standards in residential districts. All principal and
accessory structures in residential zoning districts are subject to
the dimensional standards in Section 3-200A (residential uses) and
Table 3-200A (all other uses). All rules of measurements and exceptions
to the rules of measurement are set forth in Section 3-300.
1.
Estate (E) Residential District.
Minimum Lot Area: 130,680 square feet (3 acres)
Minimum Lot Width: 250 feet
Minimum Front Setback: 50 feet
Minimum Interior Side Setback: 20 feet
Combined Interior Side Setback: 40 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 50 feet
Yard Abutting Residential Districts: 0 feet
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Side Setback for Detached Accessory Structure: 5 feet
Rear Setback for Detached Accessory Structure: 5 feet
Maximum Building Coverage: 15%
Maximum Hard-Surface Coverage: 25%
Maximum Floor Area Ratio: 0.30
Maximum Height, Principal Structure: 30 feet and 2 stories
Maximum Height, Accessory Structure: 25 feet and 2 stories
Maximum Net Density (DU/Acre): 0.25
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Additional Development Standards that may apply:
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Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Home Occupation: Article 2
Landscaping: Section 4-400
Tree Preservation: Section 4-300
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Land Uses: Article 2
Outdoor Storage: Article 2
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
RV parking: Section 4-200
Height: Article 10 (Definitions)
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2.
Residential Estate (RE) District.
Minimum Lot Area: 20,000 square feet
Minimum Lot Width: 100 feet
Minimum Front Setback: 50 feet
Minimum Interior Side Setback: 10 feet
Combined Interior Side Setback: 30 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 50 feet
Yard Abutting Residential Districts: 0 feet
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Side Setback for Detached Accessory Structure: 5 feet
Rear Setback for Detached Accessory Structure: 5 feet
Maximum Building Coverage: 25%
Maximum Hard-Surface Coverage: 45%
Maximum Floor Area Ratio: 0.50
Maximum Height, Principal Structure: 28 feet and 2 stories
Maximum Height, Accessory Structure: 18 feet and 1 1/2 stories
Maximum Net Density (DU/Acre): 1.75
| |
Additional Development Standards that may apply:
| ||
Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Home Occupation: Article 2
Landscaping: Section 4-400
Tree Preservation: Section 4-300
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Land Uses: Article 2
Outdoor Storage: Article 2
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
RV parking: Section 4-200
Height: Article 10 (Definitions)
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3.
Single-Family Residential (R-1) District.
Minimum Lot Area: 10,000 square feet
Minimum Lot Width: 80 feet
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 8 feet
Combined Interior Side Setback: 20 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 30 feet
Yard Abutting Residential Districts: 0 feet
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Side Setback for Detached Accessory Structure: 5 feet
Rear Setback for Detached Accessory Structure: 5 feet
Maximum Building Coverage: 40%
Maximum Hard-Surface Coverage: 50%
Maximum Floor Area Ratio: 0.80
Maximum Height, Principal Structure: 28 feet and 2 stories
Maximum Height, Accessory Structure: 18 feet and 1 1/2 stories
Maximum Net Density (DU/Acre): 3.50
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Additional Development Standards that may apply:
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Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Home Occupation: Article 2
Landscaping: Section 4-400
Tree Preservation: Section 4-300
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Land Uses: Article 2
Outdoor Storage: Article 2
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
RV parking: Section 4-200
Height: Article 10 (Definitions)
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4.
Single-Family Residential (R-2) District.
Minimum Lot Area: 8,400 square feet
Minimum Lot Width: 70 feet
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 7 feet
Combined Interior Side Setback: 18 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 30 feet
Yard Abutting Residential Districts: 0 feet
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Side Setback for Detached Accessory Structure: 5 feet
Rear Setback for Detached Accessory Structure: 5 feet
Maximum Building Coverage: 40%
Maximum Hard-Surface Coverage: 50%
Maximum Floor Area Ratio: 0.80
Maximum Height, Principal Structure: 28 feet and 2 stories
Maximum Height, Accessory Structure: 18 feet and 1 1/2 stories
Maximum Net Density (DU/Acre): 4.15
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Additional Development Standards that may apply:
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Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Home Occupation: Article 2
Landscaping: Section 4-400
Tree Preservation: Section 4-300
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Land Uses: Article 2
Outdoor Storage: Article 2
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
RV parking: Section 4-200
Height: Article 10 (Definitions)
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5.
Two-Family Residential (R-3A) District.
Minimum Lot Area: 7,200 square feet for single-family (SFR);
11,000 square feet for two-family (TWO)
Minimum Lot Width: 65 feet SFR, 75 feet TWO
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 7 feet
Combined Interior Side Setback: 18 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 30 feet
Yard Abutting Residential Districts: 0 feet
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Side Setback for Detached Accessory Structure: 5 feet
Rear Setback for Detached Accessory Structure: 5 feet
Maximum Building Coverage: 40%
Maximum Hard-Surface Coverage: 50% SFR, 60% TWO
Maximum Floor Area Ratio: 0.80
Maximum Height, Principal Structure: 28 feet and 2 stories
Maximum Height, Accessory Structure: 18 feet and 1 1/2 stories
Maximum Net Density (DU/Acre): 6.35
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Additional Development Standards that may apply:
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Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Home Occupation: Article 2
Landscaping: Section 4-400
Tree Preservation: Section 4-300
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Land Uses: Article 2
Outdoor Storage: Article 2
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
RV parking: Section 4-200
Height: Article 10 (Definitions)
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6.
Multifamily Residential (R-3B) District.
Minimum Lot Area: 7,200 square feet for single-family (SFR);
5,400 square feet (1st unit) + 4,000 square feet (each additional
unit) for multifamily (MULTI)
Minimum Lot Width: 60 feet SFR, 60 feet (1st unit) + 10 feet
(each additional unit) MULTI
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 7 feet SFR, 8 feet MULTI
Combined Interior Side Setback: 18 feet SFR, 30 feet MULTI
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 30 feet
Yard Abutting Residential Districts: 50 feet MULTI
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Side Setback for Detached Accessory Structure: 5 feet
Rear Setback for Detached Accessory Structure: 5 feet
Maximum Building Coverage: 40% SFR, 30% MULTI
Maximum Hard-Surface Coverage: 50% SFR, 65% MULTI
Maximum Floor Area Ratio: 0.80 SFR, 0.60 MULTI
Maximum Height, Principal Structure: 28 feet and 2 stories SFR;
36 feet MULTI
Maximum Height, Accessory Structure: 18 feet and 1 1/2 stories
Maximum Net Density (DU/Acre): 9.00
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Additional Development Standards that may apply:
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Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Home Occupation: Article 2
Landscaping: Section 4-400
Tree Preservation: Section 4-300
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Land Uses: Article 2
Outdoor Storage: Article 2
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
RV parking: Section 4-200
Height: Article 10 (Definitions)
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7.
Residential
Office (R-O) District.
Minimum Lot Area: 7,800 square feet
Minimum Lot Width: 60 feet
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 7 feet
Combined Interior Side Setback: 18 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 20 feet
Yard Abutting Residential Districts: 0 feet
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Side Setback for Detached Accessory Structure: 5 feet
Rear Setback for Detached Accessory Structure: 5 feet
Maximum Building Coverage: 40%
Maximum Hard-Surface Coverage: 60%
Maximum Floor Area Ratio: 1.0
Maximum Height, Principal Structure: 28 feet and 2 stories
Maximum Height, Accessory Structure: 18 feet and 1 1/2 stories
Maximum Net Density (DU/Acre): 6
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Additional Development Standards that may apply:
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Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Home Occupation: Article 2
Landscaping: Section 4-400
Tree Preservation: Section 4-300
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Land Uses: Article 2
Outdoor Storage: Article 2
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
RV parking: Section 4-200
Height: Article 10 (Definitions)
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TABLE 3-200A - DIMENSIONAL STANDARDS FOR OTHER USES IN RESIDENTIAL
DISTRICTS
Use
|
Minimum Lot Area
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Minimum Lot Width
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Required Setbacks
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Maximum Building Coverage
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Maximum Impervious Coverage
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FAR
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Height of Principal Structure
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Height of Accessory Structures
| ||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Front Yard
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Interior Side Yard
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Combined Interior Side Yard
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Rear
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Yard Abutting a Street
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Abutting Residential Districts
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Side/Rear for Accessory Structures
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Sq. Ft.
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Feet
|
Feet
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Feet
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Feet
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Feet
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Feet
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Feet
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Feet/ Feet
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Feet/ Stories
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Feet/ Stories
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Estate (E) District
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Other Uses
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130,680
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250
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50
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20
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40
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40
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50
|
50
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20/40
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15%
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25%
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0.30
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40/3
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15/1
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Residential Estate (RE) District
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Other Uses
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80,000
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200
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50
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20
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50
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40
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50
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50
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20/40
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20%
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40%
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0.40
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40/3
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15/1
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Single-Family (R-1) Residential District
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Other Uses
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40,000
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150
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30
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10
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30
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20
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30
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50
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10/20
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20%
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40%
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0.40
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40/3
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15/1
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Single-Family (R-2) Residential District
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Other Uses
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40,000
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150
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30
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10
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30
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20
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30
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50
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10/20
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20%
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40%
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0.40
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40/3
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15/1
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Two-Family (R-3A) Residential District
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Other Uses
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40,000
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150
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30
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10
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30
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20
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30
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50
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10/20
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20%
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40%
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0.40
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40/3
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15/1
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Multifamily (R-3B) Residential District
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Other Uses
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40,000
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150
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30
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10
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30
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20
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30
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50
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10/20
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20%
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45%
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0.40
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40/3
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15/1
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B.
Dimensional standards in nonresidential districts. All principal
and accessory structures in nonresidential zoning districts are subject
to the dimensional standards in Section 3-200B. All rules of measurements
and exceptions to the rules of measurement are set forth in Section
3-300.
1.
Office (O) District.
Minimum Lot Area: 20,000 square feet
Minimum Lot Width: 80 feet
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 10 feet
Combined Interior Side Setback: 20 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 30 feet
Yard Abutting Residential Districts: 50 feet
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Side Setback for Detached Accessory Structure: 10 feet
Rear Setback for Detached Accessory Structure: 20 feet
Maximum Building Coverage: 50%
Maximum Hard-Surface Coverage: 65%
Maximum Floor Area Ratio: 1.0
Maximum Height, Principal Structure: 28 feet and 2 stories
Maximum Height, Accessory Structure: 15 feet and 1 story
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Additional Development Standards that may apply:
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Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Height: Article 10 (Definitions)
Increased Setbacks: Section 3-300
Landscaping: Section 4-400
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Land Uses: Article 2
Outdoor Storage: Article 2
Overlay Districts: Section 3-400
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
Tree Preservation: Section 4-300
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2.
Neighborhood Commercial (B-1) District.
Minimum Lot Area: 10,000 square feet
Minimum Lot Width: 50 feet
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 0 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 30 feet
Yard Abutting Residential Districts: 50 feet
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Side Setback for Detached Accessory Structure: 5 feet
Rear Setback for Detached Accessory Structure: 20 feet
Maximum Building Coverage: 50%
Maximum Hard-Surface Coverage: 65%
Maximum Floor Area Ratio: 1.0
Maximum Height, Principal Structure: 28 feet and 2 stories
Maximum Height, Accessory Structure: 15 feet and 1 story
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Additional Development Standards that may apply:
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Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Height: Article 10 (Definitions)
Increased Setbacks: Section 3-300
Landscaping: Section 4-400
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Land Uses: Article 2
Outdoor Storage: Article 2
Overlay Districts: Section 3-400
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
Tree Preservation: Section 4-300
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3.
General Commercial (B-2) District.
Minimum Lot Area: 20,000 square feet
Minimum Lot Width: 100 feet
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 0 feet
Minimum Rear Setback: 20 feet
Minimum Comer Side Setback: 30 feet
Yard Abutting Residential Districts: 50 feet
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Side Setback for Detached Accessory Structure: 5 feet
Rear Setback for Detached Accessory Structure: 20 feet
Maximum Building Coverage: 50%
Maximum Hard-Surface Coverage: 65%
Maximum Floor Area Ratio: 1.5
Maximum Height, Principal Structure: 28 feet and 2 stories
Maximum Height, Accessory Structure: 25 feet and 2 stories
| |
Additional Development Standards that may apply:
| ||
Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Height: Article 10 (Definitions)
Increased Setbacks: Section 3-300
Landscaping: Section 4-400
|
Land Uses: Article 2
Outdoor Storage: Article 2
Overlay Districts: Section 3-400
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
Tree Preservation: Section 4-300
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4.
Mixed-Use Business (B-4) District.
Minimum Lot Area: 5,000 square feet
Minimum Lot Width: 50 feet
Minimum Front Setback: 0 feet
Minimum Interior Side Setback: 0 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 0 feet
Yard Abutting Residential Districts: 10 feet
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Side Setback for Detached Accessory Structure: 0 feet
Rear Setback for Detached Accessory Structure: 20 feet
Maximum Building Coverage: 70%
Maximum Hard-Surface Coverage: 95%
Maximum Floor Area Ratio: 1.5
Maximum Height, Principal Structure: 36 feet and 3 stories
Maximum Height, Accessory Structure: 25 feet and 2 stories
| |
Additional Development Standards that may apply:
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Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Height: Article 10 (Definitions)
Increased Setbacks: Section 3-300
Landscaping: Section 4-400
|
Land Uses: Article 2
Outdoor Storage: Article 2
Overlay Districts: Section 3-400
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
Tree Preservation: Section 4-300
|
5.
Manufacturing Limited (M-L) District.
Minimum Lot Area: 15,000 square feet
Minimum Lot Width: 80 feet
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 12 feet
Combined Interior Side Setback: 24 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 30 feet
Yard Abutting Residential Districts: 50 feet
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Side Setback for Detached Accessory Structure: 12 feet
Rear Setback for Detached Accessory Structure: 20 feet
Maximum Building Coverage: 50%
Maximum Hard-Surface Coverage: 65%
Maximum Floor Area Ratio: 1.0
Maximum Height, Principal Structure: 28 feet and 2 stories
Maximum Height, Accessory Structure: 25 feet and 2 stories
| |
Additional Development Standards that may apply:
| ||
Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Height: Article 10 (Definitions)
Increased Setbacks: Section 3-300
Landscaping: Section 4-400
|
Land Uses: Article 2
Outdoor Storage: Article 2
Overlay Districts: Section 3-400
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
Tree Preservation: Section 4-300
|
6.
Manufacturing (M) District.
Minimum Lot Area: 30,000 square feet
Minimum Lot Width: 150 feet
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 15 feet
Combined Interior Side Setback: 30 feet
Minimum Rear Setback: 20 feet
Minimum Yard Abutting a Street Setback: 30 feet
Yard Abutting Residential Districts: 50 feet
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Side Setback for Detached Accessory Structure: 15 feet
Rear Setback for Detached Accessory Structure: 20 feet
Maximum Building Coverage: 50%
Maximum Hard-Surface Coverage: 70%
Maximum Floor Area Ratio: 0.75
Maximum Height, Principal Structure: 45 feet and 3 stories
Maximum Height, Accessory Structure: 25 feet and 2 stories
| |
Additional Development Standards that may apply:
| ||
Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Height: Article 10 (Definitions)
Increased Setbacks: Section 3-300
Landscaping: Section 4-400
|
Land Uses: Article 2
Outdoor Storage: Article 2
Overlay Districts: Section 3-400
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
Tree Preservation: Section 4-300
|
7.
Farming (F) District.
Minimum Lot Area: 25 acres
Minimum Lot Width: 100 feet
Minimum Front Setback: 30 feet
Minimum Interior Side Setback: 12 feet
Combined Interior Side Setback: 24 feet
Minimum Rear Setback: 30 feet
Minimum Yard Abutting a Street Setback: 30 feet
Yard Abutting Residential Districts: 50 feet
|
Side Setback for Detached Accessory Structure: 12 feet
Rear Setback for Detached Accessory Structure: 30 feet
Maximum Building Coverage: 5%
Maximum Hard-Surface Coverage: N.A.
Maximum Floor Area Ratio: 0.10
Maximum Height, Principal Structure: 25 feet and 3 stories
Maximum Height, Accessory Structure: 60 feet and 3 stories
| |
Additional Development Standards that may apply:
| ||
Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Height: Article 10 (Definitions)
Increased Setbacks: Section 3-300
Landscaping: Section 4-400
|
Land Uses: Article 2
Outdoor Storage: Article 2
Overlay Districts: Section 3-400
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
Tree Preservation: Section 4-300
|
8.
Watershed (W) District.
Minimum Lot Area: Site Specific
Minimum Lot Width: Site Specific
Minimum Front Setback: Site Specific
Minimum Interior Side Setback: Site Specific
Combined Interior Side Setback: Site Specific
Minimum Rear Setback: Site Specific
Minimum Yard Abutting a Street Setback: Site Specific
Yard Abutting Residential Districts: Site Specific
Side Setback for Detached Accessory Structure: Site Specific
Rear Setback for Detached Accessory Structure: Site Specific
Maximum Building Coverage: Site Specific
Maximum Hard-Surface Coverage: Site Specific
Maximum Floor Area Ratio: Site Specific
Maximum Height, Principal Structure: Site Specific
Maximum Height, Accessory Structure: Site Specific
Maximum Number of Principal Structures: Site Specific
| ||
Additional Development Standards that may apply:
| ||
Accessory Structures: Section 4-600
Clear Sight Triangle: Section 4-100
Design Standards: Section 4-900
Exterior Lighting: Section 4-800
Fences: Section 4-700
Height: Article 10 (Definitions)
Increased Setbacks: Section 3-300
Landscaping: Section 4-400
|
Land Uses: Article 2
Outdoor Storage: Article 2
Overlay Districts: Section 3-400
Parking: Section 4-200
Setbacks: Article 3
Signs: Section 4-1000
Temporary Uses: Article 2
Tree Preservation: Section 4-300
|
A.
Purpose. The purpose for this section is to clarify the rules of
measurement and exceptions to the rules of measurement for all principal
and accessory uses.
B.
Measurements.
[Amended 9-19-2023 by Ord. No. 7964]
1.
Lot area.
Lot area means the amount of land area, included within the
property lines of a lot. Lands located within any private easements
are included within the lot area measurement.
Any principal use together with all accessory uses shall be
established on a lot having a minimum area as indicated in this article.
When subdividing property, corner lots shall have 15% more area than
the minimum required area as indicated in this article.
The minimum lot area for two family, multiple-family, townhouse
and any other attached dwellings shall be the sum of the lot area
required for the first dwelling unit, plus the lot area required for
each additional dwelling unit as indicated in this article. Lot area
measurements shall not include the defined area which includes wetlands
and detention areas.
2.
Lot width.
Lot width is measured as the horizontal distance between the
side lot lines measured at right angles to the lot depth at the established
front building setback line. The minimum lot width requirement does
not apply to individual townhouses.
Commentary:
In established neighborhoods where the front building setback line
is determined as an average setback of the two closest dwellings,
the lot width is measured not at the calculated front setback line,
but at the front building setback line for each zoning district as
established in this article. For lots along an inside curve (for a
cul-de-sac or curved streets), lot width is measured along the chord
of the setback arc where it intersects the side lot line. For lots
on the outside curve, lot width is measured along a line tangent to
the midpoint of the setback projected to the side lot line.
Any principal use together with all accessory
uses shall be established on a lot having a minimum width as indicated
in this article.
The minimum lot width for two family, multiple-family, townhouse,
and any other attached dwellings shall be the sum of the width required
for the first dwelling unit, plus the width required for each additional
dwelling unit as indicated in this article.
3.
Front setback. [Amended 1-18-2011 by Ord. No. 6641; 3-1-2016
by Ord. No. 7200]
Front setback is the minimum distance required between a proposed
building and the front lot line.
Each lot shall have a minimum front setback as indicated in
this article, except as provided below. For properties along the Crystal
Lake waterfront, the front yard shall be on the water side. For a
corner lot, the front is the narrowest side edge of the lot fronting
on a street, irrespective of the orientation of the building toward
either street. For a double-frontage lot, the front shall be along
the street where a majority of the residences on the block are oriented.
Along principal highways, greater front setbacks* are required
in all districts:
a.
On Route 176, the setback shall be 40 feet, except that such
setback shall be increased to 80 feet west of Route 14 and east of
the Union Pacific McHenry Line;
b.
On Route 14, the setback shall be 40 feet, except that such
setback shall be increased to 80 feet north of Route 176 or east of
Main Street; and
c.
On Route 31 and Randall Road, the setback shall be 80 feet.
For residential properties only:
| |
a.
|
Where the established dwellings on the same side of a block,
or measuring a total distance of 400 feet from the lot in question,
whichever is less, have an average setback that is 10 feet greater
or less than the required setback, the setback for the lot in question
shall be the average of the established dwellings.
|
b.
|
For lots abutting Crystal Lake, the front yard setback shall
be calculated by measuring the setback of the established dwellings
for a total distance of 400 feet from the lot in question and shall
be the average of the established dwellings.
|
* Greater setbacks along principal highways are also required
for yard abutting a street setbacks.
|
4.
Interior side setback.
Interior side setback is the minimum distance required between
a proposed building and the interior side lot line.
Each lot shall have an interior side setback extending along
each side lot line, the combined and minimum width of which shall
not be less than indicated in this article.
5.
Rear setback.
Rear setback is the minimum distance required between a proposed
building and the rear lot line. For properties along the Crystal Lake
waterfront, the rear yard shall be on the street side and meet the
requirements for a corner side.
Each lot shall have a minimum rear yard as indicated in this
article.
In nonresidential districts, where the rear of a lot adjoins
an alley that has a width of not less than 10 feet, a rear yard adjustment
to allow a deduction in the required rear yard, equal to the width
of the alley is permitted. This reduction shall not exceed 15 feet.
6.
Corner side setback. Corner side setback is the minimum distance
required between a proposed building and the corner side lot line.
Any corner side yard shall have a minimum width of not less than indicated
in this article. Where a corner side setback is along a principal
highway, greater setbacks as outlined in Section 3-300B-3 are required.
[Amended 1-18-2011 by Ord. No. 6641]
7.
Yard abutting residential zone. Any side or rear yard in a multifamily
residential, office, business, manufacturing, farming or watershed
district, which abuts a residential district shall have a minimum
width of not less than indicated in this article. All nonresidential
uses in residential districts, abutting residential uses will also
provide a side or rear yard as indicated in this article.
8.
Side and rear setbacks for accessory structures. All accessory
structures in all zoning districts shall provide a minimum interior
side and rear yard setback as indicated in this article.
[Amended 1-18-2011 by Ord. No. 6641]
9.
Building coverage.
Building coverage is the area of a lot or parcel occupied by
the principal building together with all accessory buildings.
The total building coverage shall not exceed the percent of
the total lot area as indicated in this article. Building coverage
may be limited by the requirement to provide adequate parking, stormwater
management and other required facilities.
10.
Hard surface coverage. Hard surface coverage is the area of
a lot or parcel occupied by all hard surfaces on the lot or parcel,
including, but not limited to, principal and accessory buildings,
driveways, pavers, pavement, sidewalks, structures, patios, walkways,
pools, and decks. The maximum hard surface coverage shall not exceed
the percent of the total lot area as indicated in this article.
[Amended 9-19-2023 by Ord. No. 7964]
11.
Floor area ratio (F.A.R.). Floor area ratio is the ratio of
the floor area (total square footage) of the principal building and
all accessory buildings on a lot or parcel to the area of the lot
or parcel on which the buildings are located.
The combined floor area ratio (F.A.R.) for any principal building
along with all accessory buildings shall not exceed the ratio indicated
in this article.
12.
Height of principal structure and accessory structure. The height
of any building is measured as the vertical distance measured from
the curb level, or its equivalent established grade, opposite the
middle of the front of the building to the highest point of the roof
in the case of a flat roof; to the deck line of a mansard roof; and
to the mean height level between eaves and ridge for a gable, hip,
or gambrel roof; excluding elevator or mechanical equipment rooms.
Where buildings are set back from the street line, the height
of the building may be measured from the average elevation of the
finished lot grade at the front of the building.
For all nonresidential structures, where the overall vertical
grade of the area occupied by the footprint of the building varies
more than three feet, the height of the building shall be measured
from the average of all grade elevations of the building.
All principal buildings, accessory buildings or other structure
shall not exceed the height and story maximums as provided in this
article, except as provided in Section 3-300C, Exceptions.
13.
Maximum net density. The maximum number of residential dwelling
units allowable per acre of land within a development or other area
shall not exceed the maximums indicated in Section 3-200A(1) through
(6). Net density shall not include public or private street rights-of-way
or unbuildable areas such as wetlands, floodplains, etc.
C.
Exceptions.
1.
Height exceptions. The following buildings, structures or parts
thereof are exempt from the height limitations set forth in the zoning
districts except as limited by any height restriction imposed by the
FAA, or as herein stated:
a.
Buildings, bulk storage silos and towers for agriculture purposes
not specified elsewhere in this Ordinance. Buildings, bulk storage
silos and towers in the M Manufacturing District shall not exceed
10 feet above the maximum height allowed for the principal building.
b.
Flagpoles not to exceed 10 feet above maximum height permitted
for accessory uses.
c.
Public utility poles and wires, radio and television antennas
and towers, except that a special use permit shall be obtained for
any public transmitting tower, subject to the standards and procedures
of this Ordinance. For residential uses, a television, citizen's band,
or short-wave radio antenna, not exceeding 10 feet in height, and
attached to the roof, shall be exempted from consideration when determining
the maximum height for the principal building. For a separate television,
citizen's band, or short-wave radio tower/antenna, not attached to
the roof of the principal structure, the maximum height shall be the
allowable maximum height requirement for a principal building of that
zoning district plus 10 feet. Receive-only "dish" antennas with a
diameter of 39 inches or more located in a residential district and
80 inches or more located in nonresidential districts are subject
to the accessory use standards in this Ordinance.
[Amended 3-1-2016 by Ord.
No. 7200]
d.
Small wind-powered electric systems (having rated capacities
of 100 kilowatts and less) and solar energy systems for all uses,
not to exceed 15 feet above the maximum height allowed for the principal
building in that district.
[Amended by Ord. No. 6543]
e.
Rooftop appurtenances: For nonresidential uses, screening for
all cooling towers, elevator or mechanical equipment, vents, intakes
or stacks or other rooftop structures shall be exempt from the height
limitations. For details on screening requirements for rooftop appurtenances,
refer to Section 4-700, Fences, walls and screening.
[Amended 1-18-2011 by Ord. No. 6641]
f.
Above ground water storage facilities, public/private.
g.
Architectural features, attached to the principal structure,
including but not limited to spires, belfries, weather vanes, cupolas,
parapet walls and chimneys and cooling towers, elevator or mechanical
equipment rooms, fire towers and stacks, stage towers and scenery
lofts, and rooftop mechanical screening. Any such structure or feature
over 50 feet in height, as measured from the ground, shall require
approval by the Zoning Administrator.
2.
Yard and building setback exceptions. The following structures
shall be allowed to project into or to be constructed in any required
yard or beyond the building setback line, except that in no case shall
such structure or component part thereof extend beyond the property
line with the exception of mail boxes which may be beyond the property
line.
a.
Air conditioner: Window units provided that a hot air baffle,
directed upward, be installed. Central air, provided it is not located
closer than 15 feet to a neighboring residential dwelling and that
the hot air is baffled in an upward direction. Central air units are
not permitted in the required front yard.
b.
Commercial building awnings and canopies, not to exceed three
feet or as regulated by Section 4-1000, Signs, with the more restrictive
regulation having effect.
[Amended 12-11-2017 by Ord. No. 7419]
c.
Bay or bow windows, not to exceed two feet.
d.
Chimneys not to exceed two feet.
e.
Clothesline posts; however not permitted in required front setback
or corner side setback.
f.
Driveways and curbs, no closer than 1.5 feet running roughly
parallel to interior side and corner side yards.
g.
Fences, walls and hedges in accordance with Section 4-700, Fences,
walls and screening.
h.
Flagpoles.
i.
Garbage disposal equipment shall not be permitted to be stored
in the front and corner side yard. Trash containers serving nonresidential
uses shall not be located abutting residential property. Refer to
Section 4-700, Fences, walls and screening, for screening requirements.
[Amended 1-18-2011 by Ord. No. 6641]
j.
Guardhouse or gatehouse for industrial uses. These will be permitted
within a front yard.
k.
Islands and pumps for gasoline service stations, minimum setback
of 20 feet is required. Gasoline service station canopies either attached
or detached to the principal structure shall have a minimum setback
of 10 feet.
l.
Landscape features, plant materials, such as trees, shrubs and
flowers. Planter boxes attached to a building shall not exceed two
feet.
m.
Overhanging roof, eave, gutter, cornice or other architectural
features, not to exceed two feet.
n.
Parking spaces as regulated in Section 4-200, Off-street parking
and loading.
o.
Recreational vehicles as regulated in Section 4-200, Off-street
parking and loading.
p.
Sidewalks and handicapped ramps.
q.
Signs as regulated by Section 4-1000, Signs.
r.
Steps, stairs, porches, decks, terraces and patios attached
to a principal building or to give access to a principal building
are not to exceed four feet. In all cases, a minimum five feet setback
from the interior side property shall be maintained.
[Amended by Ord. No. 6543]
Commentary:
Where a porch, patio or terrace is converted to a screened porch,
patio or terrace, it is treated as part of the principal structure
and must meet the setback requirements for a principal structure.
Addition of a roof structure (no side enclosures) also renders an
accessory patio or terrace to be treated as part of the principal
structure. Decks and platforms, open to the sky, whether attached
to the principal structure or within five feet, are considered as
part of the principal structure and are subject to all regulations
of this Ordinance applicable to the principal structure.
[Amended 8-2-2016 by Ord. No.
7247]
s.
Parking lot lighting poles and fixtures.
D.
Location of buildings. Every principal building or structure shall
be constructed or erected upon a zoning lot or parcel of land which
abuts a public street or an approved private street.
E.
Buildings on a zoning lot. Only one principal building shall be located
on a zoning lot, except in the case of multifamily buildings for multifamily
developments, where more than one principal structure can be located
on a single lot.
A.
Conservation (C) Overlay District.
1.
District intent. The Conservation Overlay District is intended
to:
a.
Protect natural resources by incorporating techniques including,
but not limited to, energy conservation, passive solar and shading
design strategies, gray water systems, stormwater best management
practices, bio-infiltration, pretreatment and the use of green building
technologies and products into development design;
b.
Encourage a more efficient form of development that preserves
the area's natural environmental features in perpetuity;
2.
District boundaries. The Conservation Overlay District generally
encompasses the Northwest Sub-Area (the boundary for the Northwest
Sub-Area is established by the Northwest Sub-Area Plan, as adopted
and amended) and the Crystal Lake Watershed, excluding the existing
urbanized portions. The overlay district boundaries are delineated
on the Crystal Lake Zoning Map, as adopted and amended.
3.
Effect on uses. All uses permitted by right, permitted as limited
uses and permitted as special uses in the underlying zoning districts
are permitted uses in the Conservation Overlay District.
4.
Existing development, redevelopment and expansions. All development
located within the Conservation Overlay District, existing at the
time of adoption of this Ordinance, is exempt from the requirements
of this section. Redevelopment and expansions of more than 50% of
the existing gross area of any existing nonresidential development
will be subject to the requirements of this section. Administrative
and minor residential subdivisions are exempt from the provisions
of this section.
5.
Uses exempted. Bona fide farms, including land held for forestry
practices, are exempt from the provisions of this section, provided
that farming constitutes the principal use of the property. Any use
of farm property for non-farm purposes is subject to these regulations.
6.
Effect on uses. All uses permitted by right in the underlying
zoning districts are permitted in the Conservation Overlay District.
Additionally, the following uses are permitted through a watershed
planned unit development application:
b.
Commercial.
(i)
Retail uses.
Drive-through
Outdoor Sales, Service, Storage or Display
Automobile Dealers
Other Motor Vehicle Dealers
Passenger Car Rental and Leasing
Truck, Utility Trailer, and RV (Recreational Vehicle) Rental
and Leasing
Furniture Stores
Window Treatment Stores
All Other Home Furnishings Stores
Household Appliance Stores
Radio, Television, and Other Electronics Stores
Computer and Software Stores
Camera and Photographic Supplies Stores
Postal Packaging
Home Centers
Paint and Wallpaper Stores
Hardware Stores
Other Building Material Dealer
Nursery, Garden Center, and Farm Supply Stores
Convenience Stores
Meat, Fish and Seafood Markets and Fruit and Vegetable Store
Baked Goods Stores
Confectionery and Nut Stores
All Other Specialty Food Stores
Beer, Wine, and Liquor Stores (off-premise consumption of liquor)4
Pharmacies and Drug Stores
Cosmetics, Beauty Supplies and Perfume Store
Optical Goods Stores
Food (Health) Supplement Stores
All Other Health and Personal Care Store
Clothing Stores
Shoe Stores
Jewelry Stores
Luggage and Leather Goods Stores
Sporting Goods Stores
Hobby, Toy, and Game Stores
Sewing, Needlework, and Piece Goods Stores
Musical Instrument and Supplies Stores
Book Stores
Prerecorded Tape, Compact Disc, and Record Stores
Department Stores (including Discount Department Stores)
Warehouse Clubs and Supercenters
All Other General Merchandise Stores
Florists
Office Supplies and Stationery Stores
Gift, Novelty, and Souvenir Stores
Pet and Pet Supplies Stores
Art Dealers
(ii)
Service uses.
Appliance Repair and Maintenance
Reupholstery and Furniture Repair
Footwear and Leather Goods Repair
Other Personal and Household Goods Repair and Maintenance
Barber Shops
Beauty Salons
Nail Salons
Spa
Diet and Weight Reducing Centers
Massage (Therapeutic) parlors
Tailor and Dressmaking shop (including alterations and repair)
Other Personal Care Services
Funeral Homes
Pet Care (except Veterinary) Services
Photofinishing Laboratories (including 1-Hr)
Full-Service Restaurants
Limited-Service Restaurants
Cafeterias, Grill Buffets, and Buffets
Snack and Nonalcoholic Beverage Bars
Caterers
Drinking Places (Alcoholic Beverages)
Sidewalk or patio outdoor seating
Food Service Drive-through
Video Tape and Disc Rental
Nursery School, Pre-school
Elementary and Secondary Schools
Junior Colleges
Colleges, Universities and Professional Schools
Business and Secretarial Schools
Computer Training
Professional and Management Development Training
Technical and Trade Schools (including Cosmetology and Barber
Schools, Flight Training, Apprenticeship Training and Other Technical
and Trade Schools)
Fine Arts Schools
Language Schools
Exam Preparation and Tutoring
Other Business Service Centers (including Copy Shops)
Carpet and Upholstery Cleaning Services (on customer's premises
only)
Photography Studios, Portrait
(iii)
Commercial recreation.
Amusement and Theme Parks (including indoor/outdoor water parks)
Ball Rooms, Dance Hall, Banquet Hall
Batting Cages
Billiards Parlor/Billiards Room/Pool Hall/Pool Parlor
Bowling Centers
Convention Center
Golf Courses and Country Clubs
Golf Driving Range
Health Clubs
Ice skating/roller skating rinks
Internet Cafe
Large-scale Entertainment Venue
Lodge/Membership Club
Mini Golf/Pitch-n-putt Golf
Movie or other theater
Nonresidential (indoor or outdoor) Swimming pools, wave pools
Physical fitness facilities, weight training centers, strength
development centers, weight loss center
Squash/Racquetball/Handball/Tennis Club Facility (as a principal
use)
Commercial Stables, including riding arenas
(iv)
Overnight lodging.
Hotels (except Casino Hotels) and Motels
Resorts
Bed-and-breakfast Inn
(v)
Offices.
Professional Offices
Offices of Physicians, Offices of Dentists, Offices of Other
Health Practitioners
Medical Laboratories and Diagnostic Imaging Centers
Standalone automatic teller machines
Government Offices
Drive-through
(vi)
Civic.
Radio Station
Television Broadcasting
Sound Recording Studios
Teleproduction and other Postproduction Services
Community Facilities
Arts, Performing Arts Center
Library and Archives
Museums
Zoos and Botanical Gardens
Day Care
Home Day Care, up to eight children
Commercial Child Day-care center
Medical Uses
Outpatient Care Centers (including Freestanding Ambulatory Surgical
and Emergency Centers)
All Other Miscellaneous Ambulatory Health Care Services
Hospitals
Veterinary Services
Social Assistance
Temporary Shelters
Community Food Services
(vii)
Religious establishments.
Religious Organizations
(viii)
Parking and transportation.
Public Parking Lot
Public Parking Structure
Private Parking Lots
Private Parking Structure
Airport, Heliport
Bus Terminal
Railroad Passenger Terminal
(ix)
Utilities.
City Utilities (including but not limited to sewer treatment
plants, water supply related facilities, water treatment and purification
facilities)
Radio Transmission Towers
Wireless Communication Towers
Residential Wind Energy systems as an accessory use
Wind Farms (Utility-scale Turbines) as principal use
c.
Open.
(i)
Agricultural uses.
Agricultural supplies and equipment sales
Animal Raising (Specialized Farms for breeding and raising of
fish, pigeons, dogs, cats, horses and bees)
Outdoor Sales, Storage and Display
Packing house for fruits and vegetables
Silviculture
Specialized Horticulture Operations, including sod farms, flower
and vegetable gardens, orchards, greenhouses and wholesale nurseries
(ii)
Parks and open space.
Campground
7.
Development standards.
a.
All new residential subdivisions (excluding the exemptions listed in Section 3-400A-4 above) within the Conservation Overlay District shall be required to follow the Conservation Guidelines in Article 5, Subdivision Standards.
[Amended 1-18-2011 by Ord. No. 6641]
b.
Any nonresidential development that is subject to the provisions
of the Conservation Overlay District must meet the goals outlined
in this section, by adopting at least one design strategy fulfilling
the goals listed, including but not limited to those strategies outlined
below:
(i)
Goal 1: Demonstrate efficiency in the use of energy
and resources and minimize the impact on the natural environment.
I.
LEED Standard:
Install a vegetated roof covering at least 50%
of the total roof area. The vegetated roof must meet the provisions
in the LEED-NC Green Building Design Guidelines, Version 2.2, as amended.
Commentary:
In the
simplest terms, a vegetated or green roof is plants on top of a roof.
Green roofs improve air quality, conserve energy, reduce stormwater
runoff and help reduce the urban heat island effect. The City of Chicago’s
green-topped City Hall is pictured above, which contains 20,000 plants
in all, consisting of more than 100 varieties, including shrubs, vines
and two trees.
II.
LEED Standard:
Incorporate non-polluting and/or renewable on-site
energy sources, including, but not limited to, solar, wind, geothermal,
bio-mass and bio-gas energy sources. The energy source must meet the
provisions in the LEED-NC Green Building Design Guidelines, Version
2.2, as amended.
Commentary:
Pictured
here is an example of solar panels installed on the roof to generate
solar energy.
III.
LEED Standard:
Recycle and/or salvage at least 50% of nonhazardous
construction and demolition debris. This practice shall conform to
the provisions in the LEED-NC Green Building Design Guidelines, Version
2.2, as amended.
IV.
LEED Standard:
Achieve increasing levels of energy performance
by demonstrating a percentage improvement in the proposed building
performance rating compared to the baseline building performance rating.
This practice shall conform to the provisions of LEED-NC Green Building
Design Guidelines, Version 2.2, as amended.
(ii)
Goal 2: Incorporate landscaping and site design
that makes an exceptional contribution to the quality of the natural
environment.
III.
Use graywater and/or stormwater systems to capture
and reuse at least 50% of graywater and stormwater for irrigation
and secondary water usage.
IV.
Place all slopes of 12% or greater within conservancy
easements to ensure that they are not developed, nor disturbed during
the development of remaining portions of the site.
V.
Retain at least 50% of existing tree canopy cover
on site.
(iii)
Goal 3: Demonstrate a commitment to providing
pedestrian-friendly development and provide for both automobile and
alternative modes of transportation that are planned in conjunction
with development as well as conscientious of natural resources or
other site features.
I.
Provide connections to existing and proposed (off-street
and on-street) bike path systems.
II.
Provide secure bicycle racks and/or storage areas
within 600 feet of a building's entrance.
III.
Where adjacent to a public park, school or other
commercial area, provide a connector path that must be maintained
in a pedestrian easement. Alternative surface material for the path
may be approved by the City Engineer.
B.
Virginia Street Corridor (VSC) Overlay District.
1.
District intent. The Virginia Street Corridor Overlay District
is intended to guide both new development and redevelopment activities
as follows:
a.
Ensure that new development is respectful of the historical
fabric and is compatible with and enhances the existing character
of the corridor;
b.
Explore the opportunities for increased pedestrian activities
in the corridor by providing a diverse mix of small scale commercial
retail uses at the street level;
c.
Promote in-fill and redevelopment of sites by encouraging mixed-uses
with second story residential or office above retail, food service
or service uses.
2.
District boundaries. The Virginia Street Overlay District encompasses
the properties within the Virginia Street Corridor Tax Increment Financing
District (the boundary for which is established through the ordinance
designating the Virginia Street Redevelopment Project Area).
3.
Effect on uses.
a.
Permitted uses. All uses permitted by right in the underlying
zoning districts are permitted uses in the VSC Overlay District. Additionally,
the following uses are permitted by right:
(i)
Upper-story dwelling above nonresidential use,
provided the required parking can be provided on-site.
b.
Limited uses. All uses permitted as limited uses in the underlying
zoning districts are permitted limited uses in the Virginia Street
Corridor Overlay District. Additionally, the following uses are permitted
as limited uses:
(i)
Home occupations, provided the standards in Section
2-400C-3 can be met.
7.
Building setback standards.
8.
Parking standards. Because of the availability of on-street
parking spaces in the corridor, a reduced number of off-street parking
spaces is justified in this overlay district. Therefore all uses located
in the VSC Overlay District are allowed a reduction in the required
number of parking spaces to provide 70% of the required number of
spaces per Section 4-200 for a similar new building or use. More intense
uses that cannot provide the required number of parking spaces are
required to pay a fee-in-lieu.
9.
Landscaping standards. Refer to Section 4-400, Landscaping and screening standards, for minimum landscaping standards in the corridor. Recommendations for preferred planting materials and locations are included in the Virginia Street Design Guidelines included in the Appendix.[1]
[1]
Editor's Note: The Virginia Street Corridor Guidelines are included as an attachment to this chapter.
10.
Architectural standards. Development within the VSC shall be consistent with the requirements of the Virginia Street Design Guidelines included in the Appendix.
[Amended 1-18-2011 by Ord. No. 6641]
11.
Lighting standards. All external lighting within the corridor
shall meet the standards in Section 4-800, Exterior lighting standards.
All external fixtures shall match the selected fixtures for the Virginia
Street Corridor Streetscape Program.
C.
Neighborhood Conservation (NC) Overlay District.
1.
District intent. The Neighborhood Conservation Overlay District
(NCOD) is intended to be a tool to conserve the distinctive character
and unique features of a neighborhood by:
a.
Outlining neighborhood-specific zoning standards that reflect
the character of an area;
b.
Encouraging development and/or redevelopment that is consistent
with a neighborhood's form, scale and character;
c.
Providing standards for exterior design for new construction
and/or additions in a existing neighborhood to ensure compatibility.
2.
Applicability. The NCOD standards apply to properties located
within the boundaries of a designated NC Overlay. The district may
be applied in areas where the majority of the parcels are used for
residential purposes.
3.
Relationship with other regulations. In case of a conflict between
the regulations of a NCOD and requirements contained in other sections
of this Ordinance, the regulations of the NCOD shall govern.
4.
Uses, permitted, limited and special. All uses permitted by
right, as limited uses and as special uses in the underlying zoning
districts are permitted uses in the NCOD.
5.
Establishing or expanding a NC Overlay District.
[Amended 6-3-2014 by Ord. No. 7034]
a.
Authority to initiate application: Applications for a NC Overlay
District designation must be filed with the Department of Community
Development. An application may be initiated either:
(i)
By an application (provided by the Department of
Community Development) signed by property owner(s) representing at
least 51% of the lots within the proposed district;
(ii)
Upon request by a property owner within the proposed
district, pursuant to any adopted subarea plans that recommends a
Neighborhood Conservation Overlay District;
(iii)
By the City Council.
b.
Application requirements: When an application and proposed boundary
map are filed to establish a NC Overlay District, the Director of
Community Development must determine the eligibility of the area for
NCOD Designation in accordance with this subsection. An area is determined
as eligible for a NC overlay designation if it satisfies all of the
following application criterion:
(i)
Contains a minimum of one block face (all the lots
on one side of a block);
(ii)
At least 75% of the land area in the proposed
district was developed at least 20 years prior to the application,
and is presently developed;
(iii)
Where one or more of the following features is
shared by a majority of the properties, creating a cohesive and distinctive
setting, character or association:
I.
Scale, size, orientation, type of construction,
or exterior building materials.
II.
Spatial relationship between buildings;
III.
Lot layouts, setbacks, street layouts, or alleys;
IV.
Special natural or streetscape characteristics
such as parks, gardens or street landscaping; and
V.
Land use patterns, including mixed or unique uses
or activities.
c.
Determination of eligibility for NCO designation.
(i)
If, based on the criteria in Section 3-400C-5(b)
above, the Director of Community Development determines that the area
is not eligible for a NC Overlay District designation, the applicant(s)
shall be notified of this fact in writing, including stated reasons
for the decision. The decision of the Director of Community Development
may be appealed to the City Council.
(ii)
If the Director of Community Development determines
that the area is eligible for designation as a NC Overlay District,
the applicant(s) shall be notified of this decision and a public informational
meeting will be scheduled.
d.
Public informational meeting required: If the area is determined
to be eligible for a NCOD designation, the Director of Community Development
shall schedule a public meeting for the purpose of informing property
owners in the proposed district of the nature of the pending request.
The Director of Community Development must send notice of the date,
time and place of the meeting by first-class mail to all property
owners with the proposed district. The City must initiate the preparation
of a neighborhood conservation plan within 60 days of the public informational
meeting.
e.
Neighborhood conservation plan: A neighborhood conservation
plan shall be prepared by City staff with the assistance of the representatives
of the proposed district. The plan shall identify the boundaries of
the proposed district and include a description of the existing and
common characteristics of the area such as zoning, land use, distinguishing
features of the proposed district. The conservation plan shall include
design guidelines for the construction of any new building or structure
or addition to an existing building or structure.
(i)
The guidelines shall include elements governing
the common physical characteristics and features of the properties
and may decrease or increase standards of this Ordinance. Elements
of design established for the proposed district may include, but are
not limited to:
I.
Building height, massing and orientation;
II.
Principal elevation features, pattern and number
of openings, building materials, rooflines and pitch;
III.
Dimensional requirements, setbacks, lot size,
floor area ratio;
IV.
Parking and loading requirements, garage location,
driveways and sidewalks;
V.
Landscaping, fences, walls, lighting and signage;
and
VI.
General site planning for both principal and accessory
structures.
(ii)
The guidelines shall only be applicable to the
public facade of buildings, i.e. the exterior of buildings and portions
of proposed structures that are visible from the public rights-of-way
or streets. Therefore, any design guidelines shall not regulate the
following:
(iii)
Once the neighborhood conservation plan has been
approved, proposed developments within the district shall be reviewed
by City staff to determine if they meet the adopted guidelines set
forth in the plan.
f.
Upon completion of the proposed neighborhood conservation plan,
the Director of Community Development must schedule a public meeting
for the purpose of informing property owners of the proposed draft.
The Director of Community Development must send notice as indicated
in Section 3-400C-5(d) above.
g.
Map amendment and neighborhood conservation plan required.
(i)
Adoption of a NC Overlay District requires an amendment
to the Official Zoning Map. The requirements for an amendment to the
Zoning Map shall be completed by City staff.
(ii)
A neighborhood conservation plan must be approved
by the City Council at the same time that the map amendment is adopted.
6.
Overlay district and plan approval.
a.
The plan shall be forwarded, with recommendations from the Planning
and Zoning Commission following a public hearing, to the City Council
for approval.
7.
Amendments to an adopted Neighborhood Conservation Overlay District.
Any proposal to amend, modify or dissolve any district boundaries
or design guidelines in an adopted NCOD is subject to the following:
a.
Any proposal to add or subtract lots from an adopted NCOD or
to dissolve a NCOD shall be the same as the application and adoption
procedures set forth in Sections 3-400C-5 and 3-400C-6, except that
a separate neighborhood conservation plan shall not be needed. The
original neighborhood conservation plan for the district can be amended
to incorporate the expansion.
D.
Three Oaks Recreation Area PUD Overlay District (Three Oaks PUD).
[Added 8-6-2019 by Ord.
No. 7560]
1.
District intent. The Three Oaks Recreation Area PUD Overlay
District (Three Oaks PUD) is intended to be a tool to maintain and
enhance the unique character of the Three Oaks Recreation Area and
its immediate environs by encouraging orderly and well-planned development
that is consistent with and complementary of the district's recreational
activities and amenities, as further described in Section 1-700P.
2.
Applicability: The Three Oaks PUD standards apply to properties
located within the boundaries of the Three Oaks PUD as designated
on the Crystal Lake Zoning Map.
3.
Relationship with other regulations: In case of a conflict between
the regulations of the Three Oaks PUD and requirements contained in
other sections of this Ordinance or the City Code, the regulations
of the Three Oaks PUD shall govern.
4.
Uses: The regulations of the underlying zoning districts, as
applicable, shall govern the uses permitted by right, as limited uses,
and as special uses within the Three Oaks PUD.
5.
Planned unit development review:
a.
Planned unit development review and approval in accordance with
Section 9-200E of this Ordinance shall be required for all development
and redevelopment activities on properties located within the Three
Oaks PUD, subject to the following exceptions:
b.
In addition to the procedures and standards set forth in Section
9-200E, applications for planned unit development approval within
the Three Oaks PUD shall be subject to the following standards:
(i)
The proposed development conforms to and advances
the goals and purposes of the Three Oaks PUD as set forth in Section
1-700P; and
(ii)
Conditions on approval of any planned unit development
shall be established to accommodate a balanced mix of uses in accordance
with the underlying zoning designations, the UDO, and the Comprehensive
Land Use Plan, and in a manner that is compatible with the area's
character, taking into account site layout and design, building architecture,
mix of uses, infrastructure and amenities, and other features that
will serve to preserve or enhance the district's character.
c.
Denial of an application for planned unit development approval
in the Three Oaks PUD pursuant to this Section 3-400D shall not preclude
the petitioner from subsequently submitting a new application, including
a substantially similar application, for development or redevelopment
of the same property, notwithstanding Section 9-200K(2) or any other
provision of this Ordinance or the City Code that would otherwise
require rejection or deferral of such subsequent application.
Commentary:
The City of Crystal Lake with assistance from the City Design Center
at the University of Illinois at Chicago conducted an analysis of
the visual characteristics of certain Crystal Lake neighborhoods.
Using this analysis as a basis, a Pattern Book has been created, that
provides general and specific principles to apply to new construction,
additions and renovations in these neighborhoods. The Pattern Book
is included in the Appendix, can be accessed on-line on the City’s
website and is available in print at City Hall.