(A) Intent and purpose. The R-6 District is intended to serve as a buffer between the more standard single-family developments, higher density residential and business/commercial districts. While allowing for attached and townhouse designs, developments within this district should also retain, whenever possible, a single-family characteristic (such as by breaking up the mass of buildings and avoiding the look of expansive garages). The maximum allowable density within the R-6 District shall not exceed eight dwelling units per acre, and all development within an R-6 District shall be processed according to the requirements of §§ 159.150 through 159.159, planned unit developments of this chapter.
(B) Permitted uses (see land use chart, § 159.060(G)). The following uses are permitted within the R-6 district:
(1) Attached Residential/townhouses with special use permit approval according to the Planned Unit Development requirements of this chapter;
(2) Single family detached dwelling units;
(3) Home occupations, as regulated in § 159.034 of this chapter;
(4) Parks, forest preserves, and recreational areas, when publicly owned and operated;
(7) Accessory uses, as regulated in § 159.020 of this chapter;
(8) Temporary buildings for construction purposes, for a period of time not to exceed construction, or not more than 24 months, whichever is less, unless otherwise approved by the Planning and Zoning Commission;
(9) Public utility facilities, as defined in the State Act entitled, "An Act Concerning Public Utilities"; and
(10) Personal communication facility, located on property owned by the village or other government entity.
(C) Special uses (see land use chart, § 159.060(G)). Upon recommendation by the Planning and Zoning Commission, after public hearing on the petition pertaining thereto, in accordance with the requirements set forth in § 159.176, special uses of this chapter, the corporate authorities of the village may, by "special use permit" allow the following in the R-6 District:
(1) Railroad rights-of-way and trackage, but not including classification yards, terminal facilities, or maintenance facilities;
(2) Private recreation areas or camps;
(3) Schools (elementary and secondary), including playgrounds and athletic fields auxiliary thereto;
(4) Churches and church-schools, and other places of worship;
(5) Public service uses, including:
(a) Filtration plants, pumping stations, and water reservoirs;
(b) Police, fire stations and, any public building erected by any governmental agency;
(c) Telephone exchange facilities; and
(d) Electric substations and booster stations.
(6) Day or nursery schools, public or private;
(7) Planned residential or institutional developments, under single ownership or control, in which incidental business or recreational facilities for the convenience of the occupants may be furnished. For such developments, the Village Board may vary the bulk regulations of this subchapter, provided the variations are consistent with the general purpose and intent of this sub-Chapter, and as set forth in §§ 159.150 through 159.159, and will result in better site planning and thus be of greater benefit both to the occupants of the development and the surrounding areas;
(8) Rest homes/nursing homes;
(9) Philanthropic and eleemosynary (charitable) institutions;
(10) Family care homes for the developmentally disabled, within 2,000 feet of an existing family or group care home for the developmentally disabled;
(11) Group care homes for the developmentally disabled, six to 15 residents. Such a home shall submit, as part of its application, a statement of the exact nature of the planned home, the qualifications of the agency or organization which will operate the home, a statement of the type and number of personnel which will be employed in the proposed home, and evidence that the home will comply with all federal, state, county, or local licenses or certificates which may be required by law for the type of program to be operated. The proposed home shall also conform with the following additional standards:
(b) The group care home will conform to the type and outward appearance of the residences in the area in which it is located. This provision shall in no way restrict the installation of any ramp or other special feature required to serve the disabled residents;
(c) To prevent the concentration of family group care homes for the developmentally disabled and impaction of a neighborhood by a high concentration of such residences, care shall be exercised when considering an application for a special use permit for such residences, which, if granted, would not increase the number of developmentally disabled persons within a 2,000 foot radius of the proposed home. This provision is intended to ensure that the capacity of a neighborhood's existing social structure to accommodate such homes is not exceeded and that a concentration of such homes does not develop that might inadvertently create an institutional setting which would impede the proper functioning of such homes;
(d) Group care homes shall be located in single-family detached dwellings only or in buildings designed solely and wholly for such use; and
(e) Exception shall be only as described in this section, group care homes for the developmentally disabled, with six to ten residents, shall be subject to no greater restrictions or requirements than those imposed upon all other residential uses in the zoning district in which the group care home is to be located.
(12) Personal communication facility (see § 159.021).
(D) Temporary uses (see land use chart, § 159.060(G)). Upon application to and issuance by the Zoning Administrator of a permit thereof, the following use may be operated as a temporary use: processing, screening, washing yards and plants of the quasi-temporary nature connected with the construction of roads which are normally removed when a specific purpose is completed, are permitted under this classification after a permit is obtained from the Building Inspector. This permit shall be effective for a period not to exceed six continuous months and shall not be renewed for more than one successive period at the same location.
(E) Accessory uses (see land use chart, § 159.060(G)). Accessory uses, buildings, or other structures and devices customarily incidental to and commonly associated with a permitted or special use may be permitted; provided they are operated and maintained under the same ownership and on the same parcel, do not include structures or structural features inconsistent with the permitted use or special use and do not involve the conduct of any business, trade, or industry. Accessory uses may include the following:
(1) Garages, carports, or other parking spaces for the exclusive use of residents or occupants of the premises;
(2) Real estate signs, not exceeding 12 square feet for each face that are setback from every property line at least ten feet;
(3) Gardening (the raising of vegetables and fruits) and keeping of household pets exclusively for the use and personal enjoyment of residents of the premises and not for commercial purposes.
(F) Site and structure requirements:
(1) Lot area and dwelling unit sizes. The following minimum lot areas and dwelling unit sizes shall apply within the district:
(a) For single family detached dwelling, lots shall be not less than 8,000 square feet in area and dwelling units shall be not less than 2,000 square feet in area;
(b) For townhomes/attached residential dwelling units there shall be a minimum lot area of not less than the following:
Size of Unit | Min. Lot Square Footage | Min. Unit Square Footage |
4 Bedrooms | 6,000 | 1,800 |
3 Bedrooms | 5,500 | 1,700 |
2 Bedrooms | 4,500 | 1,600 |
(2) Lot width/frontage. The minimum lot width for each lot within the district shall be as follows:
(a) Single family residential shall be not less than the requirements within the R-4, Single Family Residential District;
(b) Townhomes/attached residential shall be not less than 55 feet. Corner lots shall be not less than 75 feet.
(3) Lot depth. The minimum lot depth for each lot shall not be less than 90 feet.
(4) Building coverage. Building coverage shall not exceed 40%.
(5) Building height. No building within the R-6 District hereinafter constructed shall exceed 30 feet in height to the highest roof peak, or 2-1/2 stories, whichever is less.
(6) Setbacks.
(a) Front yards, shall be not less than 25 feet from the property line;
(b) Side yards.
1. Detached single family dwellings: shall not be less than a total combination of 15 feet, however, in no instance shall any side yard be less than five feet from the property line. Corner side yards shall not be less than 20 feet.
2. Townhomes and attached residential dwellings: shall not be less than ten feet from the property line, except that interior side yards shall not be required. Corner side yards shall not be less than 20 feet.
(c) Rear yards, shall be not less than 25 feet from the property line;
(d) Minimum building separations.
1. Front to front, rear to rear or front to rear shall be not less than 50 feet;
2. End to end (side to side) shall be not less than 20 feet;
3. Front to end, rear to end shall be not less than 35 feet;
4. Corner to corner (point to point) shall be not less than 35 feet;
(e) Minimum contiguous area shall be not less than ten acres.
(7) Floor area ratio (F.A.R.). For all uses the floor area ratio for each lot shall not exceed sixty-five tenths (0.65).
(8) Lot coverage. The maximum lot coverage shall be 50%.
(9) Minimum landscape coverage. The minimum landscape coverage shall be 50%.
(10) Number of units per building. a maximum of four units shall be allowed per building.
(G) Building design guidelines.
(1) Facades.
(a) The primary facade of each home shall face the public street.
(b) Facades must be articulated. Articulation may take the form of staggering the wall of the building as well as through porches, bay or bow windows and balconies.
(c) All building facades must be constructed primarily of brick or stone. High quality accent materials, such as cedar siding and vinyl siding (0.46 minimum thickness), may be incorporated into the design provided that they do not cumulatively cover more than 25% of the primary facade and that they do not cumulatively cover more than 50% of any other facade.
(2) Architectural detail.
The primary facade must include at least two of the following architectural elements. Any other street-facing facade must include at least one of the following architectural elements:
(a) Porches (minimum five-foot projection);
(b) Second-story balconies (minimum five-foot projection) or balconets;
(c) Roof overhangs (minimum one-foot projection);
(d) Bay or bow windows;
(e) Cantilevered windows;
(f) Chimney breasts;
(g) Copper design elements including accent roofs (copper flashing to brick exterior must be wraggle cut / saw cut into brick and remortered) and copper gutter flashing;
(h) Stone accent pieces;
(i) Pediments over windows and doors;
The elements must be incorporated into the design of the buildings so that they are compatible with the building's architectural style and also harmonious with the architecture and scale of the neighborhood.
(3) Entrances.
(a) The primary entry and door to each structure shall face the public street.
(b) Tunnel-like entrances shall be avoided. No entry shall be recessed more than six feet from the face of the primary facade, exclusive of porches.
(4) Fenestration.
(a) Windows shall be incorporated into all facades.
(b) Windows must cover 15% of the facade area. No section of blank wall may exist that is greater than 15 linear feet without being interrupted by a window. This standard applies to living areas as well as to accessory structures such as garages and sheds.
(5) Parking/garages.
(a) Off-street guest parking areas must be incorporated into the design of all developments with six or more dwelling units. One parking space shall be provided for each three homes, to a maximum of ten parking spaces. This requirement excludes any parking that may be provided on driveways.
(b) A minimum two-car garage shall be incorporated into each dwelling unit.
(c) The garage shall be designed so as not to dominate the primary facade of the building. Garages may be located as follows:
1. Setback six feet from the primary facade of the building;
2. Side loaded with windows along the primary facade and elements to give a uniform appearance with the rest of the dwelling;
3. Projecting no more than 4 feet in front of the primary facade but must include living space (with windows) above.
(d) All garage doors must include raised panels and windows in order to reduce their monotonous appearance.
(e) Garage doors must be recessed a minimum of eight inches from the face of the garage so as to cast a shadow on the door thereby reducing its appearance.
(6) Roofing.
(a) Roofs must be covered in architectural shingles (300 lb.), slate roof, clay tile, or laminated clay tile replica.
(b) The color of roof-top vents must match the roofing material.
(7) Landscaping.
(a) Foundation landscaping consisting of shade and ornamental trees, evergreens, shrubbery, hedges, flowers, and/or other live planting materials shall be incorporated around all buildings. Particular attention shall be paid toward screening mechanical equipment softening large expanses of building walls; and accenting entrances and architectural features of the unit(s).
(b) Clusters of landscaping shall be planted strategically in rear and side yards of townhouses to provide privacy to residents. Whenever possible, landscaping should be used to minimize views directly into neighbors windows.
(c) An irrigation system shall be installed in all landscape areas.
(8) Anti-monotony.
(a) No two single-family dwellings of identical front elevation, or facade, shall be constructed or located on adjacent lots, nor shall there be constructed or located more than 15% of single-family dwellings of the same elevation or facade in any block. A change in front elevation or facade shall be deemed to exist when there is a substantial difference in roof line, type and location of windows, and/or kind and arrangement of materials.
(b) There shall not be constructed or located more than 15% of townhomes/ single-family attached dwellings of the same elevation or facade in any block. A change in the front elevation or facade shall be deemed to exist when there is a substantial difference in roof line, type and location of windows, and or kind and arrangement of material.
(H) Possible variance process.
(1) Residential buildings or structures which demonstrate exceptional architectural merit and an intention to provide diversification to the housing stock of the Village of Romeoville may, upon application made to the Village Board of Trustees, be granted a variance from the provisions of this chapter requiring the use of particular materials for exterior finishes to allow the use of different materials or to allow the use of a different percentage or proportion of the materials otherwise required in the exterior finish of such a structure, but no such variance shall be available or granted to allow the use of aluminum siding, or imitation brick or stone sheeting.
(2) Furthermore, and without otherwise limiting any term or provision of this chapter, or of any amendment thereto, any person proposing to construct any accessory structure that demonstrates either architectural merit, planning excellence or a commitment to diversifying the housing stock of the Village of Romeoville may upon application made to the Village Board be granted a variance from the provisions of this chapter regarding the use of particular materials for exterior finishes to allow the use of different materials or to allow the use of a different percentage or proportion of materials otherwise required for the exterior finish of such structure, provided that the Village Board determines, based upon evidence presented by the applicant, that the proposed variance will not alter the essential character of the neighborhood in which the property is located, that the proposed variance will not be injurious to other property in the neighborhood in which the property is located, and that the proposed variance will not substantially diminish or impair property values within the neighborhood in which the property is located.
(Am. Ord. 05-0266, passed 4-6-05; Am. Ord. 05-0285, passed 6-15-05; Am. Ord. 06-0369, passed 2-1-06; Am. Ord. 07-0508, passed 2-21-07; Am. Ord. 08-0698, passed 8-20-08; Am. Ord. 09-0800, passed 12-16- 09; Am. Ord. 11-0924, passed 10-5-11; Am. Ord. 18-1482, passed 5-16-18)