(A) Purpose. The City of Lockport intends the Star Innovation District Zoning Overlay regulations to focus future land use, community activity, and economic development actions to be in keeping with community goals and values as defined in the Star Innovation District Master Plan and other city objectives. In that regard, the purpose of the Overlay is consistent with and drawn from the vision and mission defined in the plan:
(1) Vision. The Star Innovation District Zoning Overlay will help to incorporate this unique property into the fabric of Lockport and its greater downtown area. The distinctiveness of the area provides benefit to the city even if it remains undeveloped, providing open space and eliminating potential adverse effects on the area with traffic (particularly trucks) or otherwise impactful development. To that extent, if the area does develop, it is expected to transform a legacy refinery site into one of the region's premier locations for sustainable manufacturing, food production, maker activities, research and education as well as host the community's largest festivals - all within the context of a sweeping native prairie landscape and Lockport's history as an I & M Canal Town.
(2) Mission. Maintain the area as an ongoing asset to the residents of Lockport. This is done with patience and thoughtful decision making by city leaders. This area need not be developed, so not just any development should be pursued. City leaders are committed to controlling the site and its potential future reuse with this Overlay so as to clearly benefit the community. Any development should attract and retain jobs that support Lockport's vibrant community, curating a business environment focusing on a core group of financially viable sectors to build a brand and identity for the district and the city.
(B) Applicability and scope.
(1) The Star Innovation District Zoning Overlay (SID) is hereby established and includes all properties within the boundaries designated on the City of Lockport, IL Zoning Official Map. The purpose statement of this district is as specified in § 156.070(Q): Establishment of Zones: Star Innovation District Zoning Overlay.
(2) The SID is divided into three subdistricts to reflect different conditions and anticipated land use across the site. Areas 1 and 2 generally are divided by 2nd Street extended and located east of the BNSF rail line. SID 3 is located west of the rail line. These subareas are depicted graphically in Figure 1. The formal boundaries for the SID Overlay and subdistricts are as depicted on the City Zoning Map. Different regulations for SID Area 1, 2 and 3 apply as specified in this section.
Figure 1: Star Innovation District & Subareas
(3) Maintenance and/or development of any property in the SID shall be in keeping with the regulations of this section and other applicable standards of the Lockport City Code.
(4) In addition to development and maintenance standards set out in this SID Overlay Zoning District, findings, recommendations and requirements of the relevant city documents, including but not limited to the following, shall be applied and be incorporated into review of any proposal for development in the Overlay.
(a) Chapter 152: Building Regulations.
(b) Chapter 153: Development Code.
(c) Chapter 155: Signs.
(d) Chapter 156: Zoning.
(e) City of Lockport, Illinois - Star Innovation District Master Plan.
(f) The Lockport Comprehensive Plan, as recommended by the Plan and Zoning Commission of the city on June 8, 2021, adopted as the official Comprehensive Plan of the City of Lockport, Will County, Illinois.
(5) All regulations in Title XV: Land Usage, in the Lockport City Code shall apply to the SID Overlay unless otherwise specified in this section. Should the standards in this section and other elements of the Lockport City Code differ, the Zoning Administrator shall determine which regulation be applied to any proposed development or construction activity, based on applying the standard that most clearly advances the purpose statement in division (A) of this Overlay district.
(C) Permitted uses.
(1) SID Area 1. The following land uses shall be considered a permitted use in SID Area 1 provided that the use and related structures meet all other requirements of this Overlay and the Lockport City Code:
(a) Business services.
(b) Computer data center.
(c) Manufacturing:
1. Farming (indoor).
2. Food production and processing (indoor).
3. Limited manufacturing.
4. Laboratory.
(d) Office - flex space.
(e) Open space: passive.
(f) Solar farm.
(g) School, commercial.
(h) Government.
(2) SID Area 2. The following land uses shall be considered a permitted use in SID Area 2 provided that the use and related structures meet all other requirements of this Overlay and the Lockport City Code:
(a) Event space (public).
(b) Open space: passive.
(c) Outdoor recreation (public).
(d) Indoor recreation, commercial.
(e) Restaurant.
(f) Brewery, distillery, winery.
(g) Commercial, retail.
(h) Government.
(i) School, commercial.
(j) Solar farm.
(3) SID Area 3. The following land uses shall be considered a permitted use in SID Area 3 provided that the use and related structures meet all other requirements of this Overlay and the Lockport City Code:
(a) Solar farm.
(b) Government.
(D) Special uses.
(1) SID Area 1. The following land uses shall be considered a special use in SID Area 1 and may be approved in keeping with city requirements for special uses as outlined in § 156.124 of the city Zoning Ordinance:
(a) Micro-brewery, distillery, winery.
(b) Personal wireless communications facilities.
(c) Manufacturing.
(d) Unique use.
(2) SID Area 2. The following land uses shall be considered a special use in SID Area 2 and may be approved in keeping with city requirements for special uses as outlined in § 156.124 of the city Zoning Ordinance:
(a) Office - flex space.
(3) SID Area 3. The following land uses shall be considered a special use in SID Area 3 and may be approved in keeping with city requirements for special uses as outlined in § 156.124 of the city Zoning Ordinance:
(a) Unique use.
(E) Environmental land use control. In addition to the permitted and special use provisions of this Overlay, use of properties within the Star Innovation District Zoning Overlay are further regulated by Environmental Land Use Control (ELUC), as found in 35 Illinois Administrative Code (35 Ill. Adm. Code) 742. Subpart J. These controls were established by the Illinois Environmental Protection Agency (IEPA) as part of the site remediation from the previous use and must be applied in using the site. The limitations are incorporated into the chain of title for site and are permanently attached to the property. Any amendments to these limitations must be made in keeping with the requirements of and in concert with the IEPA.
(F) Bulk standards.
(1) All structures in the SID Overlay Areas 1, 2 and 3 shall meet bulk standards as specified in Table 1:
Table 1: SID Overlay Bulk Standards
Bulk Standards | SID 1 | SID 2 | SID 3 |
Bulk Standards | SID 1 | SID 2 | SID 3 |
Lot area (square feet) | 20,0 00 | No min | No min |
Lot width | 100' | No min | No min |
Building height | 55' | 45' | 35' |
Maximum lot coverage | 40% | 60% | 50% |
Maximum impervious coverage | 65% | 75% | 65% |
Minimum open space* | 35% | 25% | 35% |
Front yard setback | 35' | 20' | 15' |
Rear yard | 25' | 20' | 15' |
Corner side yard | 35' | 15' | 15" |
Interior side yard | 20' | 10' | 10' |
I & M Canal Transition Yard | 100' | 50' | 50' |
* Not inclusive of I & M Canal Transition Yard
Note: It is the applicant's responsibility to coordinate required setbacks and easements for both the Burlington Northern Santa Fe and Canadian National railroads.
(H) Zoning entitlement. Any applicant proposing use of a property in the SID Overlay and requesting consideration of relief from city zoning standards shall do so in keeping with the Administration and Enforcement Section of Chapter 156: Zoning of the Lockport City Code.
(I) Development review. Any application for development plan as defined in § 153.10.030.D of the Lockport City Code, shall be evaluated by the City through the Subdivision and Development Review Procedures and Requirements, as set out in § 153.20 of the Lockport City Code.
(J) Design guidelines. All development applications shall be evaluated to ensure compliance with the commercial and/or industrial design guidelines set out in Chapter 156 - Appendix B - Design Guidelines for the City of Lockport.
(K) Design standards. All development applications in the SID Overlay, where no variations, special uses, rezonings or subdivisions applications are required shall be evaluated to ensure compliance with the design standards set out in this division (K). These standards shall be considered and applied by the city as part of any zoning entitlement request or conventional site plan review approval process as required for the Overlay.
(1) Existing roadways within the Overlay can remain or be relocated as part of any development. If roads are to change to private roads, appropriate easements for any public utility infrastructure shall be recorded. Access, and associated easements, for Shell or its agents or subsidiaries to the property commonly known as the Shell Tank Farm located north of and contiguous with the Overlay must be maintained.
(2) Development within the Overlay shall, as feasible, consider and incorporate safe and efficient connections to downtown Lockport for drivers, pedestrians, and bicyclists.
(3) Open space areas maintained or reestablished as part of development in the Overlay shall incorporate naturalized open spaces as described in the Star Innovation District Master Plan.
(4) Any development within the Overlay that is expected to incorporate use of semi-trucks shall provide for the city's approval, and shall follow a plan to limit use of such trucks and mitigate adverse impacts of any truck use on the community.
(5) Development of the Overlay shall incorporate a campus atmosphere, whether the site is developed under a single or multiple phases. Such design shall consider pedestrian paths and road connections between all buildings and facilities. It shall also incorporate consistent design of signage and incorporate a wayfinding program for the property to note and direct visitors on site activities, I & M Canal facilities, and attractions in Lockport.
(6) The security fencing located on the site shall remain, or be relocated as needed, as part of any development of the property.
(7) Cargo containers, individually or combined into a single structure, may be used as a primary structure, or accessory structure for a permitted or special use in the SID in keeping with the follows:
(a) Cargo containers may be used for operation of uses such as hydroponic farming, retail spaces, entertainment uses, or other permitted or special uses in the SID.
(b) Cargo containers may be approved for use in the SID by the Zoning Administrator upon finding that in such cases, the cargo containers shall meet applicable zoning, building and design standards.
(c) Maintenance. All cargo containers shall be maintained in a like-new condition, shall be safe, structurally sound, stable, and in good repair. Any visible sign of deterioration, including but not limited to, broken elements, peeling paint, or rust, shall not be permitted.
(d) Signage. One flat sign (as defined in Chapter 155: Signs of the Lockport City Code) may be permitted on any cargo container or group of containers combined to create a single structure. Such sign shall be no larger than 50 square feet, unless otherwise authorized by the Zoning Administrator for reasons of safety or need for relief from obstructed visibility for visitors, which cannot be otherwise remedied. In such cases, the minimum required relief shall be provided.
(e) Cargo containers may not be used in any related manner related to shipping or transporting of any goods or materials.
(f) Temporary use of cargo containers for any form of storage is prohibited.
(g) Cargo containers may not be modified or retrofitted for habitation.
(8) The I & M Canal is an integral element of the City of Lockport and its history. The canal and I & M Canal Trail run through the Star Innovation District. It is the intent of this Overlay District to prevent adverse impacts from the property on the canal, the trail, and users of the trail. This includes possible impacts from effects such as storm water, noise, and objectionable views. To ensure protection of this important resource, impact on the canal and trail, any proposed development shall be evaluated by the city as part of any zoning entitlement or site plan review process, and shall include but not be limited to:
(a) Building orientation. Structures that include loading docks shall be oriented such that the dock areas are not directly visible from the I & M Canal and Trail. The city will consider approval of loading docks partially visible from the canal and trail if such facilities can be adequately screened so as not to adversely impact views from the trail, as considered though the development review process.
(b) Transition yard. No principal or accessory structure may be located closer than 100 feet from the closest property line identifying the boundary of the Illinois Department of Natural Resources ownership.
(c) Parking lot landscaping. Where a parking lot abuts the canal or trail, perimeter parking lot landscaping shall be provided as required in § 153.50.125(N)(6)(b)3.
(d) Four sided architecture. Where principal structures are visible from the canal and trail, concepts of four sided architecture shall be applied, as described in the Design Guidelines for the City of Lockport.
(L) Landscaping and tree preservation.
(1) Any application for development plan as defined in § 153.10.030.D of the Lockport City Code, shall be evaluated to ensure compliance with the landscaping and tree preservation requirements set out in § 153.50.125, Landscaping and Tree Preservation of the Lockport City Code. The I & M Canal Transition Yard shall be treated consistent with transition yard requirements found in § 153.50.125.
(2) In keeping with the City of Lockport Development Code as required per § 153.50.045, all development in the SID Overlay shall incorporate Best Management Practices (BMP) and include native and regenerative landscapes to ensure water quality and treat stormwater runoff for pollutants of concern, in accordance with the United States Clean Water Act.
(M) Off-street parking and loading. Any application for development plan as defined in § 153.10.030.D of the Lockport City Code, shall be evaluated to ensure compliance with the Off-Street Parking and Loading regulations in Chapter 156: Zoning, of the Lockport City Code. The amount of parking required may be considered for reduction by the city per zoning ordinance procedures related to Shared Parking (§ 156.095), Landbanking Future Parking (§ 156.097) or Variation (§ 156.122).
(N) Signage. Any application for a sign permit in the SID Overlay shall be evaluated to ensure compliance with the signage regulations in Chapter 155: Signs of the Lockport City Code. Signage on cargo container structures is regulated by division (K)(7)(d) above. Because of the regionally visible location of the SID from State Street, the 9th Street bridge and the Sanitary and Ship Canal, signage intended to advertise or highlight the district or city as a whole will be evaluated on a case by case basis as a part of the overall planned development and will not need to follow the requirements of the Lockport City Code, upon evaluation and approval by the City Council. The review will include the quality of the graphic design, size, and materiality.
(O) Definition. Unless specifically contained in this section, terms as defined in § 156.003 apply. For the purposes of the Star Innovation Overlay District, the following definitions shall apply:
BREWERY, DISTILLERY, WINERY. A facility that produces, packages and distributes: 1) alcoholic spirits; 2) alcoholic malt beverages; and/or 3) wines. Such a facility may include an ancillary tasting room and retail component in which visitors may sample and purchase the product or accessory items. Where permitted by this code, a restaurant component may be part of the facility.
BUSINESS SERVICES. Establishments and services primarily supporting the operation of other businesses. This may include but not be limited to professional services such as consulting, legal services, facilities management and support services, computer services, architectural, engineering and construction services and recruiting and placement services.
COMMERCIAL, RETAIL. Uses that display and sell merchandise directly to the ultimate consumer, conducted entirely within an enclosed building. Items include stocks of goods, wares or merchandise made available for sale by being open and accessible to the public.
COMPUTER DATA CENTERS. A facility primarily used for the storage, management, processing and transmission of digital data including related office areas through the use of support equipment such as servers, networks and other similar computer based components.
EVENT SPACE (PUBLIC). A festival area for scheduled public events, typically including vendors, tents, carnival rides, kiosks and / or food trucks. Such an area may include a stage or large space for programmed events or performances, including a lawn area and paths for accessing the space. Such a facility will typically include a parking area.
GOVERNMENT. A building owned, operated and/or occupied by a governmental agency to provide services to the public.
INDOOR RECREATION, COMMERCIAL. A private, for profit establishment where entertainment opportunities, either passive or active, are provided within a completely enclosed structure. Activities include but are not limited to fitness, sport, entertainment, performance arts and theater, and indoor play park.
INDUSTRIAL, LIMITED. The transformation of materials or substances into new products, including the assembling of components and parts, the manufacturing of products, and the blending of materials. Industries may include sustainable manufacturing engaged in production related to electric vehicle related products and solar panels.
MANUFACTURING, FARMING (INDOOR). A method of growing plants or crops entirely indoors, year round, with a controlled environment and artificial light. Such farming typically involves hydroponics, aeroponics, aquaponics, or tower garden methods of farming and is conducted in a completely enclosed structure.
MANUFACTURING, FOOD PRODUCTION AND PROCESSING (INDOOR). Facilities engaged in the processing of raw food materials and manufacturing products for end users. This includes millers and refineries of rice, flour, corn, sugar, and oilseeds. These upstream products contribute in part to producing specialty foods, animal foods, baked goods, candies, teas, coffees, beers, wines, other beverages, meats, packaged fruits and vegetables, and processed dairy products.
OFFICE - FLEX SPACE. A hybrid of office and industrial functions, conducted entirely within a structure. This use does not include distribution or logistics related functions. Buildings of this type do not include loading docks or other facilities for semi-truck deliveries, but may include garage doors to indoor parking areas or to accept delivery by van of goods to support business functions in the building.
OPEN SPACE, PASSIVE. A naturalized open space providing ecological benefits in terms of biodiversity and slowing the flow of and helping to clean stormwater. Such areas are typically designated and reserved for public or private use and do not include any structures unless accessory to the use, such as gazebos, interpretive signage and other similar items not used for storage or occupation. Sport or play fields and/or equipment for recreation or athletic activities are not included in these areas. No residential uses are included in this use category.
OUTDOOR RECREATION (PUBLIC). Public land that has been designated for park or recreational activities similar, but not limited to, a park, playground, nature trail, athletic field, pedestrian/bicycle path, or open space, which is under the control, operation, or management of local governmental authorities.
PERSONAL WIRELESS COMMUNICATIONS FACILITIES. Structure or device designed for the purpose of collecting or transmitting electromagnetic waves for telephonic, radio, data, internet or other communications, including appurtenant equipment attached to a tower, building or similar structure for the purpose of providing personal wireless services.
RESTAURANT. An establishment where the principal business serves meals prepared in the kitchen of the establishment for consumption on premise. This business includes a full menu, including entrees and side dishes, and a fully staffed and operational kitchen. Liquor may be serviced at this establishment as permitted by city liquor regulations. Restaurant operations do not include outside dining or large garage or French doors designed to simulate outdoor dining.
SCHOOL, COMMERCIAL. A privately operated school offering specific courses of instruction in business, trade, industry or other trained skills, but may or may not offer academic instruction equivalent to the standards prescribed by the state school code. All school educational functions shall be conducted entirely within an enclosed building.
SOLAR FARM. A facility that generates electricity from sunlight through ground mounted photovoltaic panels. Related equipment may include items such as photovoltaic devices, inverters, substation, ancillary equipment, security fencing, and screening. Solar farms may be used to generate power for users in the SID, others in the area, or provide power to the electrical grid.
(Ord. 23-030, passed 10-5-23)