Loading...
(A) Permitted uses. The following uses are permitted:
One-family and permitted accessory uses;
Parks, forest preserves and recreational areas, when publicly owned and operated;
Home occupations;
Public schools, elementary and high, including playgrounds, athletic fields, auxiliary thereto;
Accessory uses;
Boardinghouses or lodging houses.
Churches, rectories and similar religious institutions, including dormitories and other accessory uses required for operation;
Electric substations;
Institutions for the aged and for children;
Libraries;
Off-street open parking area, provided there is a need for this facility in the interest of public necessity and convenience and that no appropriate site is available in nearby business or manufacturing districts;
Publicly owned or operated fire and police stations;
Rest homes or nursing homes;
Schools: day or nursery, public or private;
Telephone exchanges
(D) Lot size.
(1) Every one-family detached dwelling hereafter erected shall be located on a lot having an area of not less than 10,000 square feet and a width at the established building line of not less than 80 feet.
(2) All non-residential principal uses of buildings, as permitted herein shall be located on a tract of land having an area of not less than 20,000 square feet with a minimum width of 100 feet at the building line.
(3) Minimum lot sizes for special uses shall be prescribed and conditions stipulated at the time a special use permit is authorized but in no case shall any such lot have an area less than 20,000 square feet and a width of 75 feet at the established building line.
(4) Nonconforming lots of record. Notwithstanding any other provisions to the contrary in the this code, any lot of record, on the effective date hereof, that does not comply with the requirements of the district in which it is located as to lot area, lot width and/or lot depth, may be used for the erection and/or replacement of a building intended for a use permitted in the district in which the lot is located provided, however, that such building complies with all setback requirements delineated on the recorded plat of subdivision (or if not so recorded, if the lot in question was created of record on or before January 1,2014, said lot may utilize the setback requirements of the zoning ordinance in effect immediately prior to said date) for that lot and all other applicable requirements of this code. Further, if the principal structure on the lot of record is damaged and the owner desires to rebuild it, then it may be rebuilt upon the same footprint as the damaged structure even though it may not comply with the then applicable setback requirements. And, lastly, no property owner of any lot shall convey any part of said lot if the lot is then not in compliance with the minimum area, width or depth required by the code or, if not in compliance therewith on the effective date of an ordinance relating to this issue would result further non-compliance.
(E) Yard areas. No building shall be erected or enlarged unless the following yards are provided and maintained in connection with such building, structure or enlargement:
(1) Front yard. A front yard of not less than 20 feet shall be provided and maintained.
(2) Side yard. A side yard on each side of the principal building of not less than 10% of the lot width, except where a side yard adjoins a street, the minimum width on the street side shall be increased to 15 feet. A principal use which does not provide a vehicular front access drive shall have a side yard on one side of not less than ten feet in width.
(3) Rear yards. A rear yard of not less than 40 feet.
(4) Notwithstanding the requirements stated in division (E) above, when the owner of residential property desires the repair or replace the steps attached to the residence and said repair or replacement cannot be done without violating the setback requirements applicable in the Code of Ordinances, then, while also complying with the Property Maintenance Code, the owner may repair or replace the steps such that they comply with the Property Maintenance Code on condition that the work is completed so as to provide the minimum violation of the otherwise required setback which applies to the subject zoning lot.
(5) When the owner of residential property desires to repair or replace the front porch of the residence and said porch violates the front yard setback of 20 feet (see § 152.075(E)(1)), the owner may repair or replace the front porch provided it is placed upon the same footprint as the porch to be repaired or replaced.
(F) Maximum floor area ratio: The maximum floor area ratios in this district shall be as follows:
One-family residences 0.5
Permitted non-residential uses 1.0
Special uses (to be specified as part of the special use permits) 2.0
(G) Dwelling standards. Every one-story dwelling hereafter erected in any R-1 One-Family Residence District shall have a total ground floor area of not less than 800 square feet, measured from the outside of the exterior walls, including utility rooms, but excluding cellars, basements, open porches, breezeways, garages and other spaces not used frequently or during extended periods for living, eating, or sleeping purposes. Every dwelling of more than one story hereafter erected in any R-1 One-Family Residence District shall have a total floor area measured from the outside of the exterior walls of not less than 1,100 square feet, including utility rooms but excluding cellars, basements, open porches, breezeways, garages and other spaces that are not used frequently or during extended periods for living, eating or sleeping purposes except that enclosed space intended for habitable rooms which are to be completed within a reasonable time may be considered in computing such floor areas.
(Ord. passed 8-4-86; Am. Ord. 09-21, passed 9-8-09; Am. Ord. 14-01, passed 1-20-14; Am. Ord. 20-02, passed 3-2-20)
(A) Permitted uses. The following uses are permitted:
Any use permitted in R-1 One-Family Residence District;
Two-family dwellings;
Multiple-family dwellings and apartments;
One-family row dwellings (party walls);
Existing structures designed for single-family use may be converted for use for not more than four families, provided that all other requirements of this chapter are complied with;
Private or fraternal clubs or lodges, except those whose chief activity is primarily of a business nature.
(D) Lot size.
(1) For one-family detached dwellings hereafter erected, the same regulations shall apply as required in the R-1 One-Family Residence District.
(2) Every two-family dwelling hereafter erected shall be on a zoning lot having a minimum area of not less than 8,000 square feet and a minimum width of not less than 75 feet at the building line.
(3) Every multiple-family building hereafter erected containing more than three dwelling units shall provide a lot area per dwelling unit in accordance with the following:
Efficiency and one-bedroom units 2,500 square feet
Two-bedroom units 3,500 square feet
Units of three or more bedrooms 4,000 square feet
(4) Nonconforming lots of record. Notwithstanding any other provisions to the contrary in the this code, any lot of record, on the effective date hereof, that does not comply with the requirements of the district in which it is located as to lot area, lot width and/or lot depth, may be used for the erection and/or replacement of a building intended for a use permitted in the district in which the lot is located provided, however, that such building complies with all setback requirements delineated on the recorded plat of subdivision (or if not so recorded, if the lot in question was created of record on or before January 1,2014, said lot may utilize the setback requirements of the zoning ordinance in effect immediately prior to said date) for that lot and all other applicable requirements of this code. Further, if the principal structure on the lot of record is damaged and the owner desires to rebuild it, then it may be rebuilt upon the same footprint as the damaged structure even though it may not comply with the then applicable setback requirements. And, lastly, no property owner of any lot shall convey any part of said lot if the lot is then not in compliance with the minimum area, width or depth required by the code or, if not in compliance therewith on the effective date of an ordinance relating to this issue would result further non-compliance.
(E) For the purpose of this section, every room other than a living room, dining room, kitchen, bath or utility room shall be counted as a bedroom.
(1) All non-residential principal uses of buildings as permitted herein shall be located on a tract of land having an area of not less than 7,500 square feet with a minimum width of 75 feet at the established building line.
(2) Minimum lot sizes for special uses shall be prescribed and conditions stipulated at the time a special use permit is authorized, but in no case shall any such lot have an area less than 7,500 square feet and a width of 75 feet at the established building line.
(F) Yard areas. No buildings shall be erected or enlarged unless the following yards are provided and maintained:
(1) Front yard. A front yard of not less than 20 feet shall be provided and maintained.
(2) Side yards.
(a) One and two-family dwellings. A side yard on each side of the principal building of not less than 10% of the lot width, except where a side yard adjoins a street, the minimum width on the street side shall not be less than ten feet. In no case shall a side yard be less than five feet.
(b) Multiple-family. A side yard on each side of the principal building of not less than ten feet, except where a side yard adjoins a street the minimum width shall not be less than 15 feet.
(c) Rear yards. A rear yard of not less than 30 feet.
(G) Maximum floor area ratio. The maximum floor area ratio shall not exceed 0.7.
(H) Dwelling standards.
(1) One-family dwellings hereafter erected in the R-2 General Residence District shall conform to the floor areas as required for one-family dwellings in the R-1 One-Family Residence District.
(2) Two-family dwellings hereafter erected shall have a total floor area of not less than 720 square feet for each dwelling unit, measured from the outside walls, including utility rooms, but excluding all other areas not used for living or sleeping purposes.
(3) Dwelling in multiple-family structures shall conform to the minimum room size required or permitted in the building code.
(Ord. passed 8-4-86; Am. Ord. 09-21, passed 9-8-09; Am. Ord. 14-01, passed 1-20-14)
(A) Purpose. The regulations of the R-2-1 special residence district are intended to maintain and strengthen the unique physical environment in an older established residential area, while providing for imaginative and compatible adaptive use of structures which cannot be economically maintained for their original intended use. There are specific physical characteristics which contribute to the unique environment. Older residential structures of varied architectural character include examples of historic styles. The visual landscape along the street frontage is characterized by mature vegetation and lawns. The spacing of existing structures in relationship to the street creates a scale that is spacious and in proportion with the traditional residential character. In order to preserve the physical character of the area, the R-2-1 District provides for certain special uses of a nonresidential character which will be compatible with and adaptable to the residential structures in the district. These uses are intended to be compatible with the traditional residential character of the area, and establishment of a special use should be based upon maintenance and enhancement of the essential physical character of a property, including the exterior facade of the principal structure, the visual appearance of the front and side yard area, existing vegetation, landscape character and traffic patterns.
(B) Permitted uses. No building or land shall be used and no building shall hereafter be erected, structurally altered or enlarged unless otherwise provided except for the following uses:
(1) Any of the uses permitted in R-1 and R-2 Districts;
(2) Existing structures designed for single-family use may be converted for use for not more than four families, provided that all other requirements of this division are complied with.
(1) The following special uses may be allowed:
(a) Churches, rectories and similar religious institutions and other accessory uses required for operation.
(b) Professional offices, including medical and dental offices and group medical practices, but not including emergency or outpatient clinics or veterinary clinics.
(c) Philanthropic or charitable uses or institutions.
(d) Private clubs and lodges, except those the chief activity of which is a service normally carried on as a business.
(e) Gift shops.
(f) Photography studios.
(g) Opticians.
(h) Antique shops, but not including resale of secondhand items.
(i) Art galleries and studios.
(j) Florist shops for retail trade on the premises only.
(k) Interior decorating shops, limited to retail trade only.
(l) Picture framing when conducted for retail trade.
(m) Restaurants, but not of the carry-out, drive-in or fast-food type; and provided that service of alcoholic beverages shall be incidental to the service of meals to patrons.
(n) Sale of hand-made crafts and needlework.
(o) Boutique, where the primary function is the retail sale of women's, men's and/or children's apparel and accessories; and which may also include as an incidental function the retail sale of related items, such as toiletries, antiques, flowers, imported gifts, and home furnishing accessories.
(p) Fitness and exercise center.
(q) Beauty shops.
(r) Weddings, banquets and reception halls.
(2) Special uses shall be subject to the following additional conditions:
(a) The exterior appearance of the structure shall not be altered, except as required to conform to city codes or to restore the structure to its original architectural character.
(b) Signage shall be limited to one post or ground sign on the property, not to exceed six feet in height, with no face of the sign to exceed 16 square feet in area, and no dimension to exceed six feet.
(c) Off-street parking shall not be located in front of the established front building line, and shall be screened so that it is not visible from the street.
(d) Side and rear lot lines abutting residentially zoned property shall be subject to the screening requirements of the B-1 district.
(e) The operating hours of the special use may be limited and no exterior sound display shall be permitted.
(E) Lot areas. The same requirements shall apply as in the R-2 District.
(1) Nonconforming lots of record. Notwithstanding any other provisions to the contrary in the this code, any lot of record, on the effective date hereof, that does not comply with the requirements of the district in which it is located as to lot area, lot width and/or lot depth, may be used for the erection and/or replacement of a building intended for a use permitted in the district in which the lot is located provided, however, that such building complies with all setback requirements delineated on the recorded plat of subdivision (or if not so recorded, if the lot in question was created of record on or before January 1,2014, said lot may utilize the setback requirements of the zoning ordinance in effect immediately prior to said date) for that lot and all other applicable requirements of this code. Further, if the principal structure on the lot of record is damaged and the owner desires to rebuild it, then it may be rebuilt upon the same footprint as the damaged structure even though it may not comply with the then applicable setback requirements. And, lastly, no property owner of any lot shall convey any part of said lot if the lot is then not in compliance with the minimum area, width or depth required by the code or, if not in compliance therewith on the effective date of an ordinance relating to this issue would result further non-compliance.
(F) Yard areas. The same requirements shall apply as in the R-2 District.
(G) Maximum floor area ratios. The same requirements shall apply as in the R-2 District.
(Ord. passed 8-4-86; Am. Ord. 93-04, passed 7-6-93; Am. Ord. 07-06, passed 3-19-07; Am. Ord. 14-01, passed 1-20-14)
BUSINESS DISTRICTS
(A) Statement of purpose. This District is intended to provide for selected commercial uses which are most compatible in scale with adjacent residential areas. Such uses include retail and personal service business which predominantly provide for local or neighborhood day-to-day needs. The permitted uses may also include specialized retail and personal service uses which serve a wider area but are similar in scale to uses of a local neighborhood character. Such uses are not primary traffic generators and should not require extensive service or loading areas. The requirements of the district include general conditions for operation of commercial uses which are intended to provide a proper relationship between the uses in this district and adjacent residential uses.
(B) Permitted uses.
(1) The following retail business and service uses are permitted, provided they are operated entirely within a building, except for off-street parking and loading facilities:
Antique shops;
Art and school supply stores;
Art galleries and studios;
Bakery shops, including the baking and processing of food;
Barber shops and beauty parlors;
Book and stationery stores;
Candy and ice cream shops;
Camera and photographic supply shops for retail sales;
China and glassware stores;
Coin and philatelic stores;
Consumer electronic stores, when conducted for retail sale and repair of electronic and electromechanical components, audio and video equipment and supplies, computer software and hardware, for example mini-computers, personal computers and peripheral devices, but not including assembly or manufacture of such devices;
Custom dressmaking, millinery tailoring, or shoe repair shops, when conducted for retail sale on the premises only;
Employment agency;
Fitness and exercise centers
Florist's shops and conservatories for retail trade on the
premises only;
Specialty food, meat and fruit stores;
Gift shops;
Hospitals;
Interior decorating shops, including upholstery and making of draperies, slip covers and other similar articles, when conducted as part of the retail operations and secondary to the main use;
Jewelry and watch repair shops;
Laundries, automatic, self-service types;
Leather goods and luggage stores;
Locksmith;
Millinery shops;
Musical instrument sales and repair, retail trade only;
Newsstands;
Offices, professional, including medical and dental clinics;
Optician, optometrists;
Orthopedic and medical appliance stores but not including the assembly or manufacture of such articles;
Pet shops and animal grooming when done as part of a retail business;
Photograph studios, including the development of film and pictures when done as a part of the retail business on the premises;
Picture framing, when conducted for retail trade on the premises only;
Shoe and hat stores, and repairing when done as part of the retail business;
Telephone booths, public;
Tobacco shops;
Toy stores;
Travel bureau;
Wearing apparel shops.
Other retail or personal service businesses not specifically listed above when found to have compatibility in scale and character with permitted uses or adjoining property;
Churches, rectories and parish houses;
Planned developments, business, as defined herein;
Parks when publicly owned and operated;
Public utility and public service uses including;
Electric substations;
Fire stations;
Police stations;
Public art galleries and museums;
Public libraries;
Telephone exchange, repeater stations, microwave relay towers and stations, antenna towers and other outdoor equipment essential to the operation of the exchange in the interest of public convenience and necessity;
Water pumping stations;
Other similar uses.
Dwelling units, provided such uses shall comply with all of the lot area, parking requirements and other regulations affecting residential development, as set forth in § 152.076.
(D) Conditions of use. All uses permitted in this district, except residential district uses, shall be retail establishments dealing directly with consumers and shall be subject to the following conditions:
(1) Dwelling units are not permitted, except by special use permits;
(2) All operations except for off-street parking and loading shall be conducted wholly within an enclosed building;
(3) Establishments of the “drive-in” type, offering goods or services directly to customers waiting in parked motor vehicles are not permitted;
(4) There shall be no manufacture, processing or treatment of products other than those which are clearly incidental and essential to the retail business conducted on the same premises;
(5) Such uses, operations or products shall not be objectionable due to odor, dust, smoke, noise, vibrations, or other similar causes;
(6) That any exterior sign displayed shall pertain only to a use conducted within the building.
(E) Transitional yards. Where this district adjoins a residential district, transitional yards shall be provided in accordance with the following regulations:
(1) When lots in this district front on the street and are located across the street from a block where at least 80% of the frontage between two consecutive intersecting streets is located in a residential district, the front yard regulations of the residential district shall apply to the lots located directly across the street from the residential district.
(2) In this district, where a side lot line coincides with a side or rear lot line of property in an adjacent residential district, a yard shall be provided along such side lot line. Such yard shall be equal in dimension to the minimum side yard which would be required under this chapter for residential use on the adjacent property in the residential district.
(3) In this district, where a rear lot line coincides with a side lot line of property in an adjacent residential district, a yard shall be provided along such rear lot line. Such yard shall be equal in dimension to the minimum side yard which would be required under this chapter for a residential use on the adjacent property in the residential district.
(4) In this district, where a rear lot line coincides with a rear lot line of property in an adjacent residential district, a yard six feet in depth shall be provided along such rear lot line.
(5) In this district, where the extension of a front or side lot line coincides with the front lot line of an adjacent lot located in a residential district, a yard equal in depth to the minimum front yard required by this chapter on such adjacent lot in the residential district shall be provided along such front or side lot line for a distance of at least 25 feet including the width of any intervening alley, from such lot in the residential district.
(F) Maximum floor area ratio and corresponding maximum lot coverage. The maximum floor area ratio and maximum lot coverage, including accessory buildings shall be permitted in accordance with the following table:
Floor Area Ratio Maximum Lot Coverage
1.0 90%
1.5 80%
(Ord. passed 8-4-86; Am. Ord. 04-09, passed 8-2-04; Am. Ord. 21-13, passed 6-7-21)
(A) Permitted uses. The following retail and service uses are permitted, provided they are operated entirely within a building, except for off-street parking or loading facilities, and except for establishments of the “drive-in” type offering goods and services directly to the customers waiting in parked motor vehicles, except as otherwise provided herein:
Any business use permitted in the B-1 Business District;
Air conditioning and heating sales and service;
Ambulance service;
Amusement establishments: bowling alleys or other similar places of recreation;
Auto accessory stores;
Automobile sales and service shops, including painting and repairing;
Banks and financial institutions;
Bicycle sales and repair;
Carpet, rug and linoleum stores;
Catalogue mail order store;
Department stores;
Drive-in service for banks and financial institutions, laundry or cleaning, library or other similar service; drive-in service for taverns (package goods only), but not including drive in restaurants where food is served to occupants remaining in parked motor vehicles;
Drug stores;
Dry goods stores;
Electrical appliance stores and repairs, but not including appliance assembly or manufacturing;
Food, meat and fruit stores;
Furniture stores and upholstery when conducted as a part of the retail operations and secondary to the main use;
Hardware stores;
Hobby shops;
Hotels and motels, including restaurants and meeting rooms;
Household appliance stores and repair;
Junkyards, subject to the provisions of division (G) below;
Laboratories (medical, dental, research, experimental and testing), provided no production or manufacturing of products take place and provided the performance standards of the M-1 manufacturing district are complied with;
Loan offices;
Meeting halls;
Motorcycle sales and motorcycle repair;
Offices, business;
Office supply, equipment and furniture store;
Photo developing and processing;
Postal stations;
Public utility collection offices;
Physical culture and health services;
Plumbing showrooms or shops;
Printing and publishing of newspapers, periodicals, books and
including letter process work;
Restaurants, tea-rooms or cafes, when the establishment is not of the drive-in type where food is served to occupants remaining in motor vehicles;
Secondhand stores and rummage shops;
Sporting goods stores;
Tanning salons;
Taverns;
Telephone exchange;
Undertaking establishments.
Other retail business uses not specifically listed in this section, when found to have economic compatibility with established uses on adjoining property;
Uses which may be allowed by special use permit in the B-2 Business
District;
Automobile service stations;
Clubs or lodges (non-profit), fraternal or religious institutions;
Licensed daycare facilities.
(C) Conditions of use. All uses permitted in this district shall be retail establishments only (except residential district users) and shall be subject to the following conditions:
(1) Dwelling units and lodging rooms are not permitted below the second floor, except in hotels and motels.
(2) There shall be no manufacture, processing or treatment of products other than those which are clearly incidental and essential to the retail business conducted on the same premises.
(3) Such uses, operations or products shall not be objectionable due to odor, dust, smoke, noise, or vibrations or other similar causes.
(D) Yard areas. All yard regulations shall be the same as required and apply in the B-1 Business-District.
(E) Maximum floor area ratio and corresponding maximum lot coverage. The maximum floor area ratio and the maximum lot coverage, including accessory buildings, shall be permitted in accordance with the following table:
Floor Area Ratio Maximum Lot Coverage
1.5 90%
2.0 80%
2.5 70%
3.0 60%
3.5 50% or less
(G) Conditions of use for junkyards.
(1) An owner of property zoned as B-2 may file a petition requesting that a special use permit be granted so that a junkyard business may be operated provided the following conditions are met:
(a) The subject property must have a minimum of one acre in area; it must be paved with an impervious material; and, within 30 days after granting said special use permit, the owner must have a six-foot privacy fence erected so as to completely screen the property from view of the general public.
(b) The owner must obtain and continuously maintain all permits required for the operation of his, her or its junkyard by all local, state and federal regulatory agencies.
(2) Nothing herein is to be interpreted as guaranteeing that a petition for special use permit will be granted but it will be decided on a case-by-case basis by the Zoning Board of Appeals and the corporate authorities of the city.
(Ord. passed 8-4-86; Am. Ord. 94-18. passed 9- -94; Am. Ord. 03-06, passed 7-7-03; Am. Ord. 07-02, passed 1-15-07; Am. Ord. 17-16, passed 1-2-18)
(A) Permitted uses. In addition to and not in lieu of the existing "Permitted Uses" allowed in the B-3 District, there shall also be allowed woodworking businesses and bulk fuel storage facilities which shall be subject to the required conditions and procedures as provided in this code of ordinances.
(1) The following retail business uses and service establishments, provided they are conducted wholly within an enclosed building, except for off-street parking or loading facilities and except for establishments of the “drive-in” type offering goods and services directly to customers waiting in parked motor vehicles, and except where specified below as permitted on an open lot:
Any business use permitted in the B-2 Business District;
Agricultural implement sales and services, on an open lot or
within a building;
Automobile service stations;
Automobile washing bays;
Battery and tire service stations;
Bulk fuel storage facilities;
Motorcycle sales and repairs;
Building material sales;
Contractors offices and shops, where no fabricating is done on the premises and where all storage of material and equipment is within a building;
Feed and seed stores;
Greenhouse;
Heating and air conditioning (fabricating and assembly shops);
Animal hospital when conducted wholly within an enclosed
building;
Plumbing, heating and roofing supply shops;
Printing, publishing and issuing of other reading material;
Processing or assembly limited to the following, provided that space occupied in a building does not exceed 6,000 square feet of total floor space and not including stairwells; and provided such processing or assembly can be conducted without noise, vibration, odor, dust, or any other condition which might be disturbing to occupants of adjacent buildings;
Advertising displays;
Bakeries, wholesale;
Electrical equipment, appliances;
Medical and dental supplies;
Optical goods and equipment;
Restaurants and taverns, including drive-in establishments;
Scientific and precision instruments;
Storage and warehousing establishments;
Tinsmiths;
Undertaking establishments;
Used passenger automobile sales on an open lot or within a building;
Woodworking business.
Mini-warehouse. A building or group of buildings containing individual units, compartments, stalls, or lockers designed and used for dead storage of personal property, each unit, compartment, stall or locker having separate secured access;
Light processing or assembly of any product occupying more than 6,000 square feet of total floor space, provided such processing or assembling can be conducted without unreasonable noise, vibration, odor, dust or other conditions which would disturb occupants of adjacent buildings.
(C) Yard areas. All yard regulations shall be the same as required and apply in the B-1 Retail Business District.
(D) Maximum floor area ratio. The floor area ratio shall not exceed 2.5.
(Ord. passed 8-4-86; Am. Ord. 11-13, passed 7-18-11)
Loading...