10-13-1: ILLUSTRATIONS:

ILLUSTRATION 1
YARD TYPES

ILLUSTRATION 2
LOT TYPES

ILLUSTRATION 2a
FLAG LOT

ILLUSTRATION 3
LOT WIDTH AND LOT DEPTH

ILLUSTRATION 4
SETBACK EXCEPTIONS - UNDER EAVES

Roof eaves and other ornamental features, including downspouts and gutters, are permitted to extend a maximum of twenty four inches (24") into a required setback.

ILLUSTRATION 5
FRONT YARD SETBACK EXCEPTION

Steps leading to the principal structure may extend into the required front yard setback a maximum of four feet (4') provided that such steps shall not exceed 5.5 feet in width, and the height of such steps, including handrails, shall not exceed a height of sixty six inches (66") above the finished ground level.

ILLUSTRATION 6A

See subsection 10-5-9D of this title. Special location restrictions for accessory structures with neither a width nor depth exceeding ten feet (10') nor a height exceeding ten feet (10').

ILLUSTRATION 7
MEAN HEIGHT REQUIREMENTS FOR PRINCIPAL BUILDINGS IN EXCESS OF 34 FEET IN HEIGHT

Note: The above sketches are examples to be utilized in determining the "mean height" of a structure. "Mean height" is to be utilized only to determine whether or not an automatic fire suppression system must be utilized in a residence in accordance with subsection 10-5-4B of this title. The overall height of a structure must comply with the height regulations as specified in subsection 10-5-5A of this title.

ILLUSTRATION 8
DAYLIGHT PLANE

A = Side yard setback

B = A+12'

Note: Eaves are allowed to penetrate the daylight plane.

ILLUSTRATION 9
DAYLIGHT PLANE

ILLUSTRATION 10
DAYLIGHT PLANE - PERMITTED ENCROACHMENTS

*   No extension through the daylight plane is permitted if the total length at the point of intersection with the daylight plane is more than twenty feet (20').

ILLUSTRATION 11
DAYLIGHT PLANE - PERMITTED ENCROACHMENTS

Combined width of all dormers through the daylight plane cannot exceed twenty feet (20').

ILLUSTRATION 11a

ILLUSTRATION 12
COVERED OUTDOOR PORCHES

ILLUSTRATION 13
GROSS FLOOR AREA - EXCESS CEILING HEIGHT

See subsection 10-5-6B5 of this title.

 

Type A Spaces:	No addition to gross floor area calculation is required.
Type B Spaces:	The gross floor area of the space indicated must be increased by ten percent (10%) for each foot, or fraction thereof, that dimension Y exceeds ten feet (10').

 

ILLUSTRATION 14A

ILLUSTRATION 14B

ILLUSTRATION 14C

ILLUSTRATION 14D

ILLUSTRATION 14E

ILLUSTRATION 15A-1

ILLUSTRATION 15A-2

ILLUSTRATION 15A-3

ILLUSTRATION 15B

ILLUSTRATION 16

Lake Bluff Open Lands Association

P.O. Box 449

Lake Bluff, Illinois 60044

The ravines of Lake Bluff are essential to the ambiance of our unique village. The golden glow of sugar maples in the fall, which are indicative of presettlement vegetation, and the showy snow-white trillium which blanket the slopes with other spring ephemerals before the trees leaf out, give us a very special, natural setting, which we all treasure.

This is our special heritage, but as the density of Lake Bluff increases, it is crucial for the survival of our ravines that we are aware of the things that will enhance them as well as practices that will cause their destruction.

Ravine slopes are fragile deposits left from the ice age, of moraine glacial "till" or gravel, laid on heavy clay. Because of this, they erode easily, especially if ground vegetation is compacted or destroyed by being walked on, or covered with layers of leaves dumped from adjacent lawns.

The drainage from the impervious surfaces of our streets, sidewalks, houses and garages gravitates into the ravine system and on into Lake Michigan. As rainwater and sprinkler water pass through lawns near ravines, chemical fertilizers, herbicides and insecticides used to grow grass are picked up and passed on into the highly sensitive ravine ecosystem at great cost to its plants, shrubs and wildlife.

The ravine understory of spring wildflowers is splendid, but fragile. If hybrid garden species (exoticaliens) are planted in landscapes at the edge of the ravine or on the slopes, they "escape", spread and crowd out wildflowers and ground cover. These lovely native plants are more shade tolerant, easy to maintain (need no watering or weeding) and are appropriate to the area.

The following are native wildflowers, shrubs, intermediate and shade trees that thrive in the ravinescape. They love that habitat and will love you if you enhance your ravine property with their natural beauty.

Some ravine homeowners' responsibilities are to plant native material, fertilize organically (no insecticides or herbicides) and mulch, do not dump (leaves and grass clippings).

NATIVE WILDFLOWERS

White trillium

Smooth solomans seal

False solomans seal

Eastern columbine

Bloodroot

Hepatica

Violets

Snake root

Merry bells

Jack-in-the-pulpit

Wild geranium

Shooting star

Wild blue phlox

May apple

Wild ginger

Dutchmans breeches

Rue anemone

Wood anemone

Bunch berry

Trout lily

Bell wort

FERNS

Maiden hair fern

Lady fern

Cinnamon fern*

Interrupted fern

Leatherwood fern

Toothed wood fern

Royal fern*

Ostrich fern

*Ferns need moist, humus, rich soil and some shade

NATIVE SHRUBS

Witch hazel

Hazelnut

Nanny berry

Black chokeberry

Grey dogwood

Shad blow (serviceberry)*

Wild plum

INTERMEDIATE TREES

Hop horn beam

Horn beam

Black cherry*

Pagoda dogwood*

Hawthorn*

SHADE TREES

Red oak

White oak*

White ash

Sugar maple

Red maple

White birch

White pine

Basswood (American linden)

*State trees of Illinois

FALL BLOOMING FLOWERS

New England aster

Smooth aster

New York aster

Woodland sunflower

Black-eyed Susan

Golden rods

ILLUSTRATION 17
FLOOR AREA ADJUSTMENT WALKOUT BASEMENTS ON RAVINE SLOPES

ILLUSTRATION 18

Covered outdoor open porches, per subsection 10-5-6B4 of this title, that qualify for a 3.5 percent bonus.

ILLUSTRATION 19

For an underground structure constructed on or after January 1, 1950, the following shall be included in the calculation of the gross floor area of the lot:

The total area, in square feet of all of that portion of the underground structure that extends three feet (3') or more from the preexisting or proposed grade, whichever grade is more restrictive, to the finished first floor elevation.

Calculation as follows:

 

Total floor area of basement and/or crawl space	x	Perimeter of basement and/or crawl space (X)
		Total perimeter of foundation (Y)

 

Where (X) is the total length measured parallel to the perimeter of all those portions of the exposed basement wall that is three feet (3') or more above the preexisting or proposed grade, whichever grade is more restrictive, as measured from the finished first floor elevation.

ILLUSTRATION 20

For an underground structure constructed before January 1, 1950, the following shall be included in the calculation of the gross floor area of the lot:

The total area, in square feet, of all of that portion of the underground structure that extends five feet (5') or more from the preexisting or proposed grade, whichever grade is more restrictive, to the finished first floor elevation.

Calculation as follows:

 

Total floor area of basement and/or crawl space	x	Perimeter of basement and/or crawl space (X)
		Total perimeter of foundation (Y)

 

Where (X) is the total length measured parallel to the perimeter of all those portions of the exposed basement wall that is five feet (5') or more above the preexisting or proposed grade, whichever grade is more restrictive, as measured from the finished first floor elevation.

ILLUSTRATION 21
HEIGHT OF FENCES

ILLUSTRATION 21A

(Ord. 87-38, 12-14-1987; amd. Ord. 2011-17, 9-26-2011)