A. Description Of District: The R-1A Residential Transition District is intended to be used for parcels which are suitable for residential development. It is designed to allow development options in conjunction with planned unit development provisions of this title so as to permit uses to be developed and arranged in a manner which will facilitate a transition between R-1 land uses and other more intense developments so as to minimize any adverse impact on existing developments which are permitted within the R-1 Single-Family Residential District.
B. Permitted Uses: The following uses are permitted:
Accessory uses in accordance with the provisions of chapter 3 of this title.
Fences, in accordance with the provisions of chapter 3 of this title.
Off street parking facilities in accordance with the provisions of chapter 8 of this title.
Parks, forest preserves and recreational areas when publicly owned and operated.
Single-family detached dwellings.
C. Special Uses: The following uses may be permitted by special use permit in accordance with the provisions of chapter 10 of this title:
Artificial lake(s), private recreation. Noncommercial, not for profit uses limited to community center buildings, clubhouses, recreational buildings, swim clubs for indoor pools, tennis buildings for indoor tennis.
Churches, chapels, temples, synagogues, rectories and convents, and similar religious institutions and other accessory uses required for their operation.
Community center buildings, clubhouses, recreation buildings, swim clubs for indoor pools, tennis buildings for indoor tennis, noncommercial and not for profit.
Golf courses not including the following: driving ranges, miniature golf courses, or illuminated par 3 golf courses.
Governmental office buildings.
Home occupations, in accordance with the provisions of chapter 3 of this title.
Libraries, public.
Planned unit developments (PUDs).
Public service uses including:
Electric substations.
Fire stations.
Gas regulator stations.
Police stations.
Pumping stations.
Railroad rights of way.
Reservoirs.
Telephone exchanges, repeater stations and microwave relay towers.
Water towers, waterworks, and wells.
Schools, public or private, denominational, elementary and high, including playgrounds and athletic fields auxiliary thereto noncommercial.
Signs, in accordance with provisions of chapter 9 of this title.
D. Lot Size:
1. Every single-family dwelling hereafter erected shall be located and continuously maintained on a lot having an area of not less than twenty thousand (20,000) square feet, and a width at the established front building line of not less than one hundred feet (100').
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 twenty thousand (20,000) square feet and a width of one hundred feet (100') at the established building line.
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 equal to not less than forty feet (40').
2. Interior Side Yards: A side yard on each side of the principal building of not less than fifteen feet (15').
3. Corner Side Yard: A side yard along the side street equal to not less than twenty five feet (15').
4. Reversed Corner Side Yard: The street line with the greatest dimension shall be the exterior side lot line. Along said lot line, a side yard shall be provided equal to the required front yard of the lot to the rear, for a distance equal to required rear yard of the reversed corner lot. Along the remaining distance of said side lot line there shall be provided a side yard equal to fifty percent (50%) of the depth of the front yard required on the lot to the rear but shall not be less than twenty five feet (25'). See also subsection 5-3-9E of this title regarding accessory buildings.
5. Rear Yard: A rear yard equal to not less than fifty feet (50'). An accessory structure may be located in the rear yard but not closer than five feet (5') to any lot line, providing such accessory structure, excluding a garage, is appropriately screened.
F. Height: The maximum height of buildings shall not exceed thirty feet (30') or two (2) stories.
G. Lot Coverage: The maximum coverage of a zoning lot shall not exceed twenty five percent (25%), including accessory buildings.
H. Floor Area Ratio: The maximum floor area ratio (FAR) for single-family detached dwellings and accessory buildings shall be twenty five percent (25%). The FAR applicable to the principal building only shall be twenty percent (20%).
I. Minimum Size Of Dwelling: Each single-family detached dwelling and other such structures occupied in whole or in part for residential purposes shall contain at least one thousand two hundred (1,200) square feet of livable floor area, exclusive of basement or garage space.
J. Sewer And Water: All dwellings and uses requiring sanitary facilities shall be served by either a municipal sewer and water system, a private community sewer and water system, or a private individual sewage disposal system or water supply system approved by the appropriate governmental agency.
However, if both an individual sewage disposal system and an individual water supply system are used to serve the same lot, then a minimum lot area of forty thousand (40,000) square feet is required.
K. Temporary Uses: Temporary uses may be permitted in accordance with the provisions of chapter 3 of this title.
L. Requirements For Special Uses And Planned Unit Developments (PUDs): Minimums for lot size, front yard, interior side yard, corner side yard, reversed corner side yard, rear yard, and requirements for lot coverage, maximum height of buildings, floor area ratio, and minimum dwelling size, for special uses, or PUDs shall be prescribed and the conditions stipulated to at the time a special use permit, or PUD is authorized.
M. Criteria For Rezoning To R-1A: The general purpose and intent of this zoning district is to permit a PUD which is primarily residential on property originally within an R-1 zoning district, if substantial and sufficient justification exists to show that the proposed development is the best alternative to the R-1 district and if that justification arises from conditions or circumstances other than economic ones. (Ord., 11-17-1987)
The plan/zoning board of appeals shall not recommend a rezoning to R-1A for purposes of a PUD unless it shall make findings of fact that the proposed development meets all the following criteria: (Ord., 11-17-1987; amd. Ord. 0-03-35, 9-15-2003)
1. Special conditions and circumstances exist as a result of surrounding property or within the land itself and which are not generally applicable to other similarly zoned properties.
2. The proposed PUD will not be detrimental to the public health, safety, morals, comfort or general welfare or injurious to other property or improvements in the neighborhood.
3. The proposed PUD shall provide adequate utilities, roads, drainage, and/or other facilities and not substantially increase congestion in the public streets, increase the danger of fire, or flooding, nor diminish and impair property valuations in the vicinity of the subject property with due consideration of the existing permitted uses.
4. The proposed PUD will not alter the essential character of the locality, nor impede or discourage the development or adjacent land in accord with their current zoning district within which they lie. It is not the intent of the R-1A zoning district to foster different land uses on adjacent properties or create spot zoning.
5. The proposed PUD is in harmony with the spirit and intent of this title, and the city's comprehensive plan. (Ord., 11-17-1987)
The plan/zoning board of appeals shall not recommend a rezoning to R-1A unless it makes findings of fact that the reasons set forth in the application justify the granting of the PUD, and that each variation from the normal zoning requirements for that district is the minimum variation that will make possible the reasonable use of the land.
The plan/zoning board of appeals shall further make a finding that the granting of the PUD will be in harmony with the general purpose and intent of this title, and will not be injurious to the neighborhood, or otherwise detrimental of the public welfare. (Ord., 11-17-1987; amd. Ord. 0-03-35, 9-15-2003)
The board may recommend that such conditions and restrictions are imposed upon the location, construction, design and use of property benefited by a granting of the rezoning as may be necessary or appropriate to comply with the foregoing standards and to protect adjacent property and property values. (Ord., 11-17-1987)
The special use permit granted under this title shall be valid for one year. If substantial construction of the developer has not been initiated within one year of the date of the passage of an ordinance granting a special use permit, said permit shall be terminated and the zoning shall revert to R-1. The plan/zoning board of appeals may accept an application to extend the effective special use permit for a period of ninety (90) days, and may recommend to the city council such an extension, and the city council may approve the extension. A maximum of two (2) such extensions may be approved. (Ord., 11-17-1987; amd. Ord. 0-03-35, 9-15-2003)
Violation of such conditions and restrictions, when made a part of the terms under which an R-1A zoning is granted, shall be deemed a violation of this title and punishable under chapter 12, "Violations; Penalties", of this title. (Ord., 11-17-1987)