(A) Intent and purpose. The R-7 District is intended to provide areas for higher density residential development, and to serve as a buffer between more standard single family development and commercial or other land uses that are incompatible with single family developments. The minimum acreage for a R-7 District shall not be less than 15 acres, and the maximum allowable density shall not exceed 12 dwelling units per net buildable acre. All developments within an R-7 District shall be processed in accordance with 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-7 district:
(1) Single family detached dwelling units;
(2) Parks, forest preserves, and recreational areas, when publicly owned and operated;
(5) 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; and
(6) Public utility facilities, as defined in the State Act entitled, "An Act Concerning Public Utilities";
(7) Attached housing and townhouses with special use permit approval according to the Planned Unit Development requirements of this chapter;
(8) Multiple family dwelling units with special use permit approval according to the Planned Unit Development requirements of this chapter; and
(9) 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-7 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 ancillary 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 subchapter, 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 institutions;
(10) Home occupations as regulated in § 159.034 of this chapter;
(11) Family care homes for the developmentally disabled, not within 2,000 feet of an existing family or group care home for the developmentally disabled;
(12) 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.
(13) Mobile home park, as described herein. An authorized mobile home park under the guidelines of a planned unit development with a special use permit shall provide areas for the development of modern mobile home parks, complete with amenities normally found in standard single-family areas. Mobile home parks should be located in such a way as to minimize their impact on more standard residential development, but not so far removed from the community services and facilities. All developments of this type shall be processed according to §§ 159.150 through 159.162 Planned Unit Developments of this chapter:
(a) Site and structure requirements.
1. Lot area. The minimum area for each unsubdivided mobile home site shall be not less than 6,000 square feet;
2. Lot width. The minimum width for each unsubdivided mobile home site shall be 50 feet, and on corner lots, 65 feet;
3. Setbacks. The minimum distances between structures shall be as follows:
Front to Front | Not less than 25 feet |
Side to Side | Not less than 15 feet |
Rear to Rear | Not Less than 20 feet |
Front to Side | Same as Front to Front |
Front to Rear | Same as Front to Front |
Rear to Side | Same as Side to Side |
(b) Patio. Each mobile home site shall provide an appropriate outdoor living space to supplement the interior living space of a mobile home, either by constructing a deck or patio with conformance to the setbacks above.
1. Size. The minimum size of each mobile home patio shall be 180 square feet;
2. Location. Every patio location shall be convenient to the entrance of the mobile home, appropriately related to the open areas of the site and other facilities, fitted to terrain and natural features, and related to anticipated mobile home models;
3. Elevation. Where practical, the patio shall be at an elevation at least as high as the elevation of its mobile home stand. Where topographical conditions permit, the mobile home patio and adjoining yard area on the entry side of the mobile home may be as much as two feet higher than the mobile home stand in order that the level of the patio and outdoor living area will be close to the floor level of an in place mobile home. The grade difference between the patio and the stand may be taken up by a retaining wall or cribbing or by an earth slope. Where the patio is higher than the mobile home stand, adequate surface drainage of the mobile home stand shall be provided across the other side or ends of the stand.
(c) Tenant storage facilities. Storage facilities shall be provided on or conveniently near each mobile home site for the active storage of outdoor equipment, furniture, or tools and for the inactive storage of such other materials as are used only seasonally or infrequently by the typical tenant and which can not be conventionally stored in a typical mobile home. There shall be a minimum of 90 cubic feet provided for general storage for each mobile home site. Storage facilities shall be designed in a manner that will enhance the appearance of the park and shall be constructed of suitable weather resistant materials appropriate for the use and maintenance contemplated.
(d) Density. The total density of any mobile home park shall not exceed seven units per acre.
(e) Mobile home stand. That part of an individual lot reserved for the placement of the mobile home shall be called the mobile home stand, and shall conform to the following standards:
1. Placement. The mobile home stand shall be so placed as to provide for the practical placement to the site of both the mobile home and its appurtenant structures, and the retention of the mobile home on the site in a stable condition and its satisfactory relationship to its surroundings;
2. Size. The size of the mobile home stand shall be suitable for the mobile home to be served by the individual park and suitable to fit the dimensions of the mobile home to be placed on said site, including such appurtenant structures or appendages thereto;
3. Location. The location of each mobile home stand shall be at such elevation, distance, and angle in relation to the adjoining street and the mobile home lot driveway that placement and removal of the mobile home is practical;
4. Construction. The mobile home stand shall be constructed so as to conform with applicable standards and specifications of the village;
5. Gradient. There shall be a minimum of 2% longitudinal and adequate crown for cross gradient and surface drainage.
(f) Skirting. Every mobile home hereafter placed in the village shall have skirting around its full outside perimeter. Such skirting shall extend from the base of the mobile home to ground level. All skirting placed on a mobile home shall be compatible and consistent with both the design and exterior color of the mobile home. The owner of a mobile home shall be responsible for the placement and maintenance of such skirting on a mobile home.
(g) Anchor tie-down. Every mobile home hereinafter placed in the village shall have devices for anchoring such mobile home so as to prevent uplift or overturning. All cables used for anchoring shall themselves be anchored in concrete. No anchoring cable shall extend beyond the outside perimeter of the mobile home. The owner of the mobile home shall be responsible for ensuring that such mobile home is so anchored.
(h) Streets and walks. The construction of all streets shall conform to the standards and specifications of the village as required in Chapter 158, Development Regulations. In order to minimize wind forces, every attempt shall be made to provide for curvilinear street layout and design. The construction of all sidewalks, as required, shall be made in conformity with the standards and specification of the village, as provided in Chapter 158, Development Regulations. Also, individual walkways to each mobile home stand shall be provided, extending from the adjacent parking area and in conformity with the standards and specifications as noted above.
(i) Public utilities. All utilities shall be located underground as required in Chapter 158. Each mobile home shall be connected to public water and sanitary facilities and natural gas lines. Gas storage tanks, including tanks storing propane shall not be permitted.
(j) Park Attendant. Every mobile home park shall be at all times under the charge of an attendant or manager, whose duties shall include the maintenance of the park and its facilities and equipment in a clean, orderly, and sanitary condition, and who shall be answerable for any violation of the provisions of this section.
(1) Building height. Building height shall be as follows:
1. Mobile homes, not more than one story; and
2. Non-residential permitted and special uses, not more than 30 feet.
(m) Minimum dwelling unit size shall be as follows:
1. Two or fewer bedrooms, 600 square feet; and
2. Three or more bedrooms, 1,200 square feet.
(n) Floor area ratio (FAR). Maximum FAR shall be as follows:
1. Mobile homes, not applicable; and
2. For non-residential uses, the FAR for each lot shall not exceed six tenths (0.6).
(o) Additions to mobile homes. No permanent structure shall be affixed to any mobile home, except for a canopy, awning, garage, carport, deck or patio designed for use with the particular mobile home. The site coverage of a mobile home, together with any expansion or accessory structure permitted thereto by the section shall not exceed 30% of the total mobile home site area.
(p) Dwelling unit restrictions. Dwelling units other than approved mobile homes shall not be permitted within a mobile home park, and mobile homes may be located only within an approved mobile home park, and on approved mobile home sites.
(q) Fire extinguishers. Every mobile home shall be equipped with one two and on half-pound fire extinguisher's, Type ABC, which shall be located in the kitchen area of the mobile home. The owner of the mobile home shall be responsible for ensuring that such fire extinguishers are so placed and operation at all times.
(r) Dependent mobile homes and trailers. In no event shall a dependent mobile home, non-permanent shelter, or other vehicle designed for sleeping purposes, other than an independent mobile home, be permitted for occupancy at any time in a mobile home park. trailers, campers, and other accessory vehicles, including boats, shall not be located within a mobile home park unless placed within an approved storage area designed for the collective placement of all such trailers, campers, boats, and other accessory buildings.
(s) Record keeping. Each mobile home park shall be provided with a custodian's office where each mobile home entering such park shall be assigned to a site, given a copy of the park rules and regulations, and registered according to the prescribed form. Such registration shall include the name and address of the owner and every occupant of such mobile home and the square feet of floor space contained in such mobile home. Such registration shall also include the license number of such mobile home and of the towing vehicle as well as the state issuing such licenses. The registration shall be signed by the owner or operator of the mobile home. No person shall furnish misinformation for purposes of registration. The registration records shall be neatly and securely maintained, and no registration shall be destroyed until six years have elapsed following the date of registration. The register shall be available at all times for inspection by the Village Manager or his or her designee.
(t) Certificate of title. No mobile home shall be admitted to a mobile home park if it does not display, in accordance with Section 3-120 of the Illinois Vehicle Code, Approved July 1, 1970, as amended, a display certificate of title. No mobile home park operator shall admit a mobile home that does not display proper certificate of title.
(u) Landlord and Tenant Act. Prior to the placement of a mobile home in a mobile home park, and upon the renewal of the mobile home site lease, the owner of the mobile home park shall provide for each mobile home in the mobile home park a current copy of the State Mobile Home Landlord and Tenant Act.
(v) Removal of tongue, hitch and wheels. Upon the placement of a mobile home within a mobile home park, the owner of such mobile home shall remove from the mobile home the tongue, hitch, and wheels.
(w) Lease restrictions. All leases for each mobile home site shall be for not less than one year in duration.
(x) Permits required. In addition to the approval of a planned unit development with special use permits, the owner of a mobile home park shall obtain or cause to be obtained the following:
1. A building permit for all structures, permanent facilities, mobile home stands and accessory structures;
2. Individual occupancy permits for all mobile homes upon initial placement of the mobile home on the mobile home site, any subsequent relocation of the mobile home within the mobile home park, or any subsequent re-occupancy of the mobile home;
3. A disconnect permit for any mobile home relocated within a mobile home park or removed from a mobile home park; and
4. License fees. In addition to the application fee, the licensee shall pay to the village on or before January 1 of each year an annual license fee as follows:
1 to 10 lots | $400 plus $40 per lot |
11 to 50 lots | $650 plus $40 per lot |
51 to 100 lots | $800 plus $40 per lot |
101 to 500 lots | $1,000 plus $50 per lot |
501 or more lots | $1,500 plus $60 per lot |
5. Any license grantee hereunder shall be subject to revocation or suspension by the village, provided, however, that the village shall first serve or cause to be served on the licensee a written notice in which shall be specified the way or ways in which the licensee has failed to comply with the regulations herein. The village shall require the licensee to remove or abate the nuisance or unsanitary or objectionable condition specified in the notice within ten days.
(y) Street lights. Street lights, parkway trees, and other non-roadway improvements shall be provided as required in Chapter 158.
(14) 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 Officer. 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.
(F) Site and structure requirements:
(1) Lot area. The minimum lot areas shall apply within the district:
(a) For single family detached dwelling units there shall be not less than 8,000 square feet;
(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 |
3 Bedrooms | 5,000 | 1,100 |
2 Bedrooms | 4,500 | 900 |
1 Bedroom | 3,500 | 700 |
(2) Lot width/frontage. The minimum lot width for each lot shall be not less than 50 feet. Corner lots shall be not less than 70 feet.
(3) Lot depth. The minimum lot depth for each lot shall not be less than 80 feet.
(4) Building coverage. Building coverage shall not exceed 40%.
(5) Building height. No building within the R-7 District hereinafter constructed shall exceed 40 feet in height to the highest roof peak, or 3-1/2 stories, whichever is less.
(6) Setbacks.
(a) Front yards, shall be not less than 25 feet from the property line;
(b) 1. Townhomes/attached residential side yards shall be not less than 20 feet from the property line and interior sides shall not be required;
2. Multiple family side yards shall not be less than 20 feet from the property line;
(c) Rear yards, shall be not less than 25 feet from the property line;
(d) Minimum building separations, townhomes/attached residential:
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 building separations, multiple family residential:
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 30 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;
(f) Minimum contiguous area shall be not less than 15 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%.
(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. 09-0800, passed 12-16-09; Am. Ord. 11- 0924, passed 10-5-11; Am. Ord. 18-1482, passed 5-16-18)