1990-24RESOLUTION NO. 90- 24
A RESOLUTION APPROVING THE VILLAGE'S PLAN OF COMPLIANCE
WITH THE ILLINOIS COMMUNITY RESIDENCE LOCATION PLANNING ACT
WHEREAS, the Federal Fair Housing Act Amendments of 1988 prohibit
discrimination against persons with disabilities concerning housing choices
in communities; and,
WHEREAS, the State of Illinois enacted the Community Residence Location
Planning Act in 1989 requiring Illinois home rule communities to comply with
the Federal Fair Housing Act Amendments Act of 1988; and,
WHEREAS, said Community Residence Location Planning Act requires home
rule communities to submit a plan of compliance to the Illinois Planning
Council on Developmental Disabilities by July 1, 1990; and,
WHEREAS, the Village of Buffalo Grove, Illinois intends to comply with
federal and state laws concerning housing for persons with developmental
disabilities.
NOW, THEREFORE, BE IT RESOLVED BY THE VILLAGE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS,
that:
Exhibit A attached hereto is the Village's plan of compliance with the
Illinois Community Residence Location Planning Act and the Village
intends to implement said plan in a timely manner.
AYES: 4 - Marienthal. Reid, Mathias, O'Malley
NAYES: 0 - None
ABSENT: 2 - Shifrin, Kahn
PASSED: June 18
ATTEST:
Vill e Clerk
1990 APPROVED: June.18 1990
APPROVED:
VERNA L. CLAYTON, Village Pres' nt
0 .0
EXHIBIT A
VILLAGE OF BUFFALO GROVE, IL
Plan of Compliance with the Illinois Community
Residence Location Planning Act ( CRLPA) of 1989
June 18, 1990
The Village of Buffalo Grove's Zoning Ordinance does not currently define
"group home," and this type of use is not now provided for in any of the
Village's ten residential zoning districts (see Table 1).
The Village's definition of "family" in the Zoning Ordinance (see attached
sheets) allows up to two individuals who are not related by blood, adoption
or marriage to live together as a single housekeeping unit.
The Village does not currently have an administrative occupancy permit
process for group homes, nor is a special use permit used to authorize group
homes. Similarly, the Village's zoning regulations do not include any
spacing requirements for group homes.
The Village regulates building and housing with the 1984 B.O.C.A. Code, but
the Village does not have licensing requirements or health codes specifically
intended to regulate group homes.
The Village intends to comply with the 1989 Illinois CRLPA Act and the 1988
Federal Fair Housing Act Amendments concerning the provision of sites for
community residences serving persons with disabilities. The Village will
amend its Zoning Ordinance and any other codes and regulations as needed to
comply with state and federal laws. '
Concerning the Zoning Ordinance, the Village will develop regulations that
allow group homes in all residential zoning districts. The definition of
"family" will be changed or amended to include group homes, including
provisions for "small" and "large" care homes.
Although no specific zoning amendments have been studied by the Village, it
is probable that the Village will develop regulations to allow small group
homes as a permitted use in some single - family districts, to allow
medium -sized group homes in all residential districts with an administrative
occupancy permit, and to allow large group homes as a special use in all
residential districts. It is also probable that spacing requirements will be
developed for at least medium and large group homes.
The Village will implement its plan of compliance by reviewing the Zoning
Ordinance and other applicable codes and ordinances, drafting amendments to
the Zoning Ordinance., conducting meetings and hearings on the proposed
amendments, and passing an ordinance to approve the amendments. The
tentative schedule is to conduct the review and hearing process between
August and October 1990, and approve ordinance changes in December 1990.
s s
-2-
The Zoning Ordinance review and amendment process will be conducted by the
Buffalo Grove Plan Commission. The Plan Commission will be supported by the
Village Planner, Village Attorney, and Director of Building and Zoning. The
Village will solicit the assistance of the Illinois Planning Council on
Developmental Disabilities, including the Council's consultants, concerning
technical issues and review of draft amendments. If the Council can provide
free technical assistance at a Buffalo Grove Plan Commission meeting, the
Village will request this type of support.
The Village's Plan Commission will recommend Zoning Ordinance amendments to
the Buffalo Grove Village Board, and it is anticipated that this
recommendation will be made in October 1990. The Village Board will probably
be able to pass ordinance amendments by December 1990.
Attachments:
1. Table 1 - Buffalo Grove Regulations Concerning Group Homes in Residential
Zoning Districts.
2. Buffalo Grove Zoning Ordinance (May 1990), pp. 7, 8, 11, 12, 15, 17, 24,
63 -74.
3. Table 2 - Buffalo Grove Residential Zoning District, Proportion of Land
in Each District.
Prepared by the Village of Buffalo Grove, Division of Planning Services,
June 15, 1990.
TABLE 1
BUFFALO GROVE REGULATIONS CONCERNING GROUP
HOMES IN RESIDENTIAL ZONING DISTRICTS
District Regulations
R -E (Residential Estate) Group homes are not listed as a per -
R -1 through R -6 mitted use nor as a special use.
Convents, monasteries, rectories and
parish houses are listed as special uses.
R -7 District Same as above except that resthomes and
nursing homes are listed as special uses.
R -8 District Same as R -7 except that sanitariums are
listed as a special use.
R -9 District Same as R -8.
Prepared by the Village of Buffalo Grove,
Division of Planning Services (June 1, 1990)
0
17.12.020- 17.12.055
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.12 DEFINITIONS
Agriculture shall not include the commercial feeding of garbage or offal
to swine or other animals, the commercial feeding of animals on open
lots where no feed is raised on the premises, or the commercial feeding
of poultry broilers or laboratory animals such as mice, rabbits, rats,
etc.
17.12.020 - Airport or Aircraft Landing Field
Any landing area, runway, or other facility (including heliports)
designed, used or intended to be used, either publicly or privately, by
any person or persons for the landing and taking off of aircraft,
including all necessary taxiways, aircraft storage and tiedown areas,
hangars, and other necessary buildings and open spaces.
17.12.025 - Alley
A public way, not more than thirty (30) feet wide, which affords only a,
secondary means of access to abutting property.
17.12.030 - Apartment
A room or suite of rooms in a multiple - family structure which is
arranged, designed, used, or intended to be used as a single
housekeeping unit. Complete kitchen, bath, and toilet facilities,
permanently installed, must always be included for each apartment.
17.12.035 - Apartment House. See Dwelling, Multiple - Family
17.12.040 - Automobile Laundry
A building or portion thereof containing one or more bays for washing
one or more motor vehicles at one time, using automatic production -line
methods with a chain conveyor, blower, steam - cleaning device, or other
mechanical devices; or providing space, water and equipment for the
handwashing of autos, whether by the customer or the operator.
17.12.045 - Automobile Repair, Major
Engine rebuilding or major reconditioning of worn or damaged motor
vehicles or trailers; collision service, including body, frame, fender
straightening or repair, or overall painting of vehicles.
17.12.050 - Automobile Repair, Minor
Incidental repairs, replacement of parts, and motor service to
automobiles, but not including any operation specified under
"Automobile Repair, Major ".
17.12.055 - Automobile Service Station
A place where motor fuels stored only in underground tanks, kerosene,
lubricating oil or grease, for operation of automobiles, are offered for
sale directly to the public on the premises, and including minor
accessories and services for automobiles; but not including major
7
0
17.12.060- 17.12.095
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.12 DEFINITIONS
automobile repairs; and including washing of automobiles where no chain
conveyor, blower, or steam - cleaning device is employed. When the
dispensing, sale or offering for sale of motor fuels or oil is
incidental to the conduct of a public garage, the premises shall be
classified as a public garage. Automobile service stations shall not
include sale or storage of junkers as defined herein.
17.12.060 - Automobile Wash. See Car Wash
17.12.065 - Automobile Wrecking Yard
Any place where two or more motor vehicles not in running condition, or
parts thereof, are stored in the open and are not being restored to
operation, or any land, building, or structure used for wrecking or
storing of such motor vehicle or parts thereof, and including any used
farm vehicles or farm machinery, or parts thereof, stored in the open and
not being restored to operating condition; and including the commercial
salvaging of any other goods, articles, or merchandise.
17.12.070 - Awning
A rooflike cover, temporary in nature, which projects from the wall of a
building.
17.12.075 - Basement
A story having part but not more than one -half (1/2) its height below
grade. A basement shall be counted as a story for purpose of height
regulation.
17.12.080 - Basement, Liveable
A basement, as defined in this Title, which has been provided with an
outside entranceway; water closet, and lavatory enclosed in a separate
room; and a glass area occupying a minimum of 10 percent of the outside
wall space above grade with one -half (1/2) of said glass area being
adaptable for ventilation.
17.12.085 - Boarding House
A building other than a hotel or restaurant where meals are provided as
compensation to three or more persons, but not more than twenty, who are
not members of the keeper's family.
17.12.090 - Block
A tract of land bounded by streets or, in lieu of a street or streets, by
public parks, cemeteries, railroad right -of -ways, bulkhead lines, or
shore lines of waterways or a corporate boundary line of the Village.
17.12.095 - Building
Any structure with substantial walls and roof securely affixed to the
land and entirely separated on all sides from any other structure by
space or by walls in which there are no communicating doors, windows, or
PV
17.12.170 - 17.12.0
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.12 DEFINITIONS
17.12.170 - Court
An open unoccupied space other than a required yard on the same lot with
a building, which is totally or partially enclosed by a building or
buildings and completely open to the sky.
17.12.175 - Court, Inner
A court enclosed on all sides by exterior walls of a building or by
exterior walls and lot lines on which walls are allowable.
17.12 -180 - Court. Outer
A court enclosed on not more than three sides by exterior walls of a
building or by exterior walls and lot lines on which walls are
allowable, with one side or end open to a street, driveway, alley, or
yard.
17.12.185 - Coverage, -Lot. See Lot Coverage
17.12.190 - Curb Level. See Grade
17.12.195 - District
A section or sections of the Village for which the regulations governing
the use of buildings and premises or the height of buildings or the size
of yards, for intensity of use, are uniform.
17.12.200 - Driveway
The paved area located between the curb of the roadway in the public
street and the open or enclosed parking area located behind the front
line of the dwelling unit.
17.12.205 - Dwelling
A building or portion thereof, but not including a house trailer or
mobile home, designed or used exclusively for residential occupancy,
including one - family dwelling units, two - family dwelling units, and
multiple - family dwelling units, but not including hotels, boarding
houses, or lodging houses.
17.12.210 - Dwelling, Attached (Group, Row, or Townhouse)
A dwelling unit joined to two or more other dwelling units by party
wall.
17.12.215 - Dwelling, Detached
A dwelling unit entirely surrounded by open space, said open space being
on the same zoning lot as the building.
11
17.12.220 - 17.12.
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.12 DEFINITIONS
17.12.220 - Dwelling Group
Two or more one - family, two - family, or multi - family dwellings, or
boarding or lodging houses, located on one zoning lot but not including
tourist courts or motels.
17.12.225 - Dwelling, Multiple - Family
A building or portion thereof, designed or altered for occupancy by
three or more families living independently of each other.
17.12.230 - Dwelling, One - Family
A building designed exclusively for use and occupancy by one family.
17.12.235 - Dwelling, Semi- Detached
A dwelling unit joined to one other dwelling unit by a party wall.
17.12.240 - Dwelling, Two - Family
A building designed or altered to provide dwelling units for occupancy
by two families.
17.12.245- Dwelling Unit
One or more rooms in a residential structure or apartment -hotel designed
for occupancy by one family for living and sleeping purposes.
17.12.250 - Family
One or more persons related by blood, adoption or marriage, living
and cooking together as a single housekeeping unit, exclusive of
household servants. A number of persons but not exceeding two (2)
living and cooking together as a single housekeeping unit though not
related by blood, adoption, or marriage shall be deemed to constitute a
family.
17.12.255 - Filling Station. See Automobile Service Station
17.12.260 - Floor Area Ratio
The floor area of the building or buildings on that zoning lot divided
by the net area of such zoning lot. The "floor area ratio"
requirements, as set forth under each zoning district, shall determine
the maximum floor area allowable for the building or buildings (gross
floor space of both principal and accessory buildings) in direct ratio
to the net area of the zoning lot. The "floor area" of a building is
defined as total gross floor space. Any space devoted to off - street
parking or loading shall not be included in the floor area.
17.12.265 - Frontage
All the property on one side of a street between two intersecting
streets (crossing or terminating) measured along the line of the street,
12
17.12.315 - 17.12. 0
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.12 DEFINITIONS
17.12.315 - Laboratory, Commercial
A place devoted to experimental study such as testing and analyzing.
Manufacturing, assembly, or packaging of products is not included within
this definition.
17.12.320 - Loading and Unloading Space, Off- Street
An open hard - surfaced area of land other than a street or public way,
the principal use of which is for the standing, loading and unloading of
motor trucks, tractors, and trailers to avoid undue interference with
the public use of streets and alleys.
17.12.325 - Lodging or Rooming House
A building where lodging only is provided to three or more, but not more
than twenty (20) persons.
17.12.330 - Lot
The word "lot" when used alone shall mean a zoning lot unless the
context of this Title clearly indicates otherwise.
17.12.335 - Lot, Corner
A parcel of land situated at the intersection of two or more streets or
adjoining a curved street at the end of a block.
17.12.340 - Lot Coverage
The area of a zoning lot occupied by the principal building or buildings
and accessory buildings.
17.12.345 -Lot Depth
The average horizontal distance between the front and rear lot lines.
17.12.350 - Lot, Interior
A lot other than a corner lot.
17.12.355 - Lot Line, Front
That boundary of a lot which is along a street right -of -way. For
land - locked or partially land - locked land, the front lot line is that
lot line that faces the access to the lot.
17.12.360 - Lot Line, Interior
A side lot line common with another lot.
17.12.365 - Lot Line, Rear
The rear lot line is the lot line or lot lines most nearly parallel to
and most remote from the front lot line. Lot lines other than front or
15
17.12.415 - 17.12
BUFFALO GROVE ZONING ORDINANCE
CHAPTER 17.12
17.12.415 - Nursing Home or Rest Home
DEFINITIONS
A facility for the care of the aged or infirm, or a place of rest for
those suffering bodily disorders, but not including facilities for the
treatment of sickness or injuries or for surgical care.
17.12.420 - Octave Band
An "octave band" is a means of dividing the range of sound frequencies
into octaves in order to classify sound according to pitch.
17.12.425 - Parking Area, Private
A hard - surfaced area other than a street, driveway or public way,
designed, arranged, and made available for the storage of private
passenger automobiles, recreational vehicles and commercial vehicles of
occupants of the building or buildings for which the parking area is
developed and is accessory.
17.12.430 - Parking Area, Public
A hard - surfaced area other than a street or public way intended to be
used for the storage of passenger automobiles and commercial vehicles
under one and one -half tons capacity, and available to the public,
whether for compensation, free, or as an accommodation to clients or
customers.
17.12.435 --Parking Area, Underground
A story or part of a story designed, arranged, and made available for
storage of private passenger automobiles and commercial vehicles under
one and one -half tons capacity, of occupants of the building under which
the parking is developed. An underground parking area is counted as a
story if one -half or less of its height is below grade.
17.12. 440 - Parking Space, Automobile
Space within a public or private parking area for the storage of one
passenger automobile or commercial vehicle under one and one -half tons
capacity.
17.12.445 - Passive Solar Energy
A solar energy system that uses natural and architectural components to
collect and store solar energy without using any external mechanical
power.
17.12.455 - Planned Unit Development
A tract of land developed as a unit, which includes two or more
principal buildings, and which is at least four acres in area, except
for planned unit developments operated by a municipal corporation which
shall be at least two acres in area, and industrial planned unit
developments which shall be at least ten acres in area.
17
17.16.010
BUFFALO GROVE-ZONING ORDINANCE CHAPTER 17.16 USE DISTRICTS
Chapter 17.16 - Use Districts
Sections:
17.16.010 District Classifications
17.16.020 Zoning Maps
17.16.030 New or Annexed Land
17.16.040 Zoning of Streets, Alleys, Public -Ways, and Railroad
Right -of -Ways
17.16.050 Boundary Lines
17.16.060 Minimum Areas for Zoning Districts
17.16.010 - District Classifications
In order to carry out the purposes and provisions of this Title, the
Village of Buffalo Grove, Illinois, is hereby divided into the following
districts:
R -E
R -1
R -2
R -3
R -3 -A
R -4
R -4 -A
R -5
R -5 -A
R -6
R -6 -A
R -7
R -8
R -9
B -1
B -2
B -3
B -4
B -5
O &R
I
Residential Districts
(43,560 square feet minimum)
(20,000 square feet minimum)
(15,000 square feet minimum)
(10,000 square feet minimum)
(10,000 square feet minimum)
( 8,750 square feet minimum)
( 8,750 square feet minimum)
( 7,200 square feet minimum)
( 7,200.square feet minimum)
( 6,600 square feet minimum)
( 6,600 square feet minimum)
One- Family Dwelling District
One- Family Dwelling District
One- Family Dwelling District
One- Family Dwelling District
One - Family Dwelling District
One- Family Dwelling District
One- Family Dwelling District
One- Family Dwelling District
One - Family Dwelling District
One- Family Dwelling District
One - Family Dwelling District
Dwelling District
Multiple - Family Dwelling
District
Multiple - Family Dwelling
District
Business Districts
Business District, Limited
Retail
Business District, General
Retail
Planned Business Center District
Business Services and Wholesale
District
Town Center Planned District
Office and Industrial Districts
24
Office and Research District
Industrial District
17.40.010- 17.40.010.A.7.
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.40 RESIDENTIAL DISTRICTS
Chapter 17.40 - Residential Districts
Sections
17.40.010 Purpose
17.40.020 R -E through R -6A One - Family Dwelling Districts
17.40.030 R -7 Dwelling District
17.40.040 R -8 Multiple - Family Dwelling Districts
17.40.050 R -9 Multiple - Family Dwelling District
17.40.010 - Purpose
A. The residential districts set forth herein are established in
order to protect public health and promote public safety,
convenience, comfort, morals, prosperity, and welfare. These
general goals include, among others, the following specific
purposes:
1. To protect residential areas against fire, explosion,
noxious fumes, offensive noise, smoke, vibrations, dust,
odors, heat, glare and other objectionable factors.
2. To protect residential areas to the extent possible and
appropriate in each area against unduly heavy motor
vehicle traffic, especially through traffic, and to
alleviate congestion by promoting off - street parking.
3. To protect residential areas against undue congestion of
public streets and other public facilities by controlling
the density of population through regulation of the bulk
of buildings.
4. To protect and promote the public health and comfort by.
providing for ample light and air to buildings and the
windows thereof.
5. To promote public comfort and welfare by providing for
useable open space on the same zoning lot with
residential development.
6. To provide sufficient space in appropriate locations to
meet the probable need for future residential expansion
and to meet the need for necessary and desireable
services in the vicinity of residences, which increase
safety and amenity for residents and which do not exert
objectionable influences.
7. To promote the best use and development of residential
land in accordance with a comprehensive land use plan, to
promote stability of residential development and protect
the character of such development, and to protect the
value of land and improvements and so strengthen the
economic base of the Village.
63
17.40.020.A. 0
0
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.40 RESIDENTIAL DISTRICTS
17.40.020 - R -E through R -6A One - Family Dwelling Districts
A. Table of Use Regulations
PERMITTED USES SPECIAL USES
One - family detached dwellings Churches and places of public worship on
zoning lots having a minimum area of
Home occupations 40,000 square feet; having not more than
25% of the zoning lot occupied by build -
Temporary buildings and uses ings and having sufficient land area to
for construction purposes for provide for both building space and off -
a period not to exceed the street parking requirements
duration of such construction
Child Day Care Homes
Convents, monasteries, rectories, or
Accessory buildings parish houses
Model homes, together with
Golf course, public or private
related equipment and furn-
ishings designed as one family
Police and Fire Stations
detached dwellings erected in
connection with the sales of
Public park, playground or club
one family detached dwellings
within the corporate limits
Public utility facilities
of the Village
Radio and television transmitting or
All activities as permitted
antenna towers (commercial), telephone
or required shall be con-
exchanges, and other electronic equip -
ducted within an
ment requiring outdoor structures, and
enclosed building
including antenna towers used for the
sending of private messages,_but not in-
cluding private receiving aerials or
antennas when located on publicly owned
property
School.
(!)-A public, private or parochial
institution which offers instruction in
any of the branches of learning and
study as taught in the public schools,
under the Illinois State Board of
Education, including pre- kindergarten,
elementary schools, junior and
senior high schools, and colleges and
universities.
(B) Public, private or parochial child
care center.
(C) Trade, business or commercial
schools.
(D) Public school buildings may be used
for private and public groups, organiza-
tions or legal entities which provide
educational, governmental, social and
civic services.
Residential Planned Unit Development
Wind Energy Conversion System
64
65
•
C0
•o
m O
co
ro
v ami
c
m
ca
41
v
°�° CO
wore
ro
,o
a �o
w
e %0
ca 4J CO
E
a o
e�
E H
a
co a
a
m °C
v
°
w w
°
0 o
"
to rx
cn
4JJ
cn cx
N o;
ro
A ro
D
1/
O co
r-I
w
m 3 0
M
'$.
N
N
to
0
A
C x ro
d
m
iJ
iJ .t
J-.1
O ro
N
ro
w
0) ri
G
0"
w
5�+
r1
rH-I
U
O .0 co
a)
A r-I
•11
A U
w
O
c
�
W
A
m w
W
11
O
U m
N
1
JJ co
m O
r-1 O
a
11
O
•
w
U)
N
p J1
U
N r1 M m
M
H�
o O O
?,
P
m
to
m
co
m
1J
m
. I W
ro
cif
ro
ro
ca
N
ro
U •O
`f'
e
e
e
e
""'
G w w
•�
iJ
In
w
In
In
a In
e In
m4J
W
y
a
ro 1
co 1
co 1
ro 1
co 1
O
co 1
JJ •1.{
C/) a
cn a
(n a
V) a
x a
M
to a
O C W
N
u
C w °
N
o
M
G1
C C - 'o
9
A a
H
Q
m
1-1
11 W �'
E ro
5,
m N
r-i
j
CO
N
r-I
A
u ,a
1J O
�J
w
}.+
-4
1
ai
m 60
clpa
w
00
C)
1.411
•Ci
A U
CO
C
to
O aJ
N
W
C
A
m w
w
L°J O
1H-1 O
ui sro+
• 4
rl
I
N •p - '0
E W
w 4-1 CO
E
- m •0
CO O
r-1 O
H w CO
r-I
C
a
n M O H
co 1
to
- O .0
O
1n w r-I .1-1
to
ri
0
0 w w
ro
n 3%0 A
co a
N
,O C u
U
N r-1 M co)
M
r-I H
E r-I
ro
4)
t0
}+ }+ .0
m
m
to
m
N
tJ
m
O bo A
O
CO
6
ro
co
ro
ro
co
w
cu
-4 u
)-1
a
W
w
w
w
a)
w
w
W o
c u
N
O
z
1
E d
E W
E d
E It
E
E It
'0 D, iJ
}4
-4
.0
O
a
ro 1
co 1
ca i
co 1
ca 1
O
ro 1
•ra ro Co
Co
ta
DD
H
N a
En a
V) a
Cl) LY.
to a
M
V] 0.i
0
ca O C
N ca
O
A
41
w
r-I
O a) W
H
M
C
a)
W P O
A
W
C
r4
O M
co
co
N
m Co
w
E
a
H
•• 4.J
ca
J.
.0 E
+•1 .0 E ro
aJ
A
r-1
j-1 n w
4J
Z
o 4 m
a)
m
W co
o ,c
O
C
tJ O
u
O 11 O
A u
a)
d
$4
o
1
rI
C m $r
0) a) ro
'0
w
wC
In 1J
w
W
L A
m
m a)
W
41 O
iJ O
E C
W
}4
10 U
JJ
m -
_
to - '0
co O
r-1 O
a) U P
O
•11
A
W
a
M O r-1
Co I
O
O •11 ca
0
a) d'
O w Il- •r1
O
N
of
F+ p O
0
M
r 4
M ri M (a
4
rl ri
E r-i
0 o O
°l°
v
cn a r 4
o
Q)
W
1�-7i
P.
m
m
m
m
m
11
m
N �+ W
V1
3+
ro
co
ro
ro
co
w
ca
w w
•0
w
m
G
Cl)
w
w
w
w
a)
w
w
it O 4AJ
0
4-1
O
1
E M
E W
E M
E M
E M
E M
v4
p;
co 1
ro 1
ro 1
ca I
ro I
O
co 1
+1
AG
to a
to a
to a
Cn a
to a
M
to a
ro
ra
pq
G O A
C
bo
aJ
r-1
rl JJ
.0 C
O
, .
H
C
O w
C
p 10
>
v 'G
H ro
W
x
ra
ra C 0
co A
ro .0 )~
(1)
m u ,-I
ro
IJ
C7
H
m
L
O M
11
= E
'1.1 4 E 0
1J
7,
1-1
P CO H
G
H
O •• iJ
ro
w
W m
O
aJ O
A O
w
3+
I
w M A
H
ro
w
O N
C
U
A U
w
O
ri
.1J F+ 0
r-I
E
x
M
O tAJ
w
.0
m
m a)
W
JJ O
JJ O
C 0"
m
:' w
1
•o -
E W
o° V U
41
CO -
- m- 10
m O
H In
•ri 9 m
Jr
U
a
O H O H
CO I
O
O •r1 ro
0
a) ,o
O a) 00 M
O
M
0 m
a)
to
ca
Q
ri 3 00 A
to a
M
H 3 w.0
r-I r-I
M H M co
d
r-I 1-i
E ri
O co
H
p
=
m
+3J C
to
..
C M
u
°°
O
C
o
G o
•c
3 m
•rI to
ai
c
>
v
o
4-
ca .0 L+
w
co m
C
co
O aJ
to
ro
11
O M
W
u
41 .0 E co
41
41 a a
p
O ACU
w
m
O y
O
+J
U
0 u O
A u
a)
w
O
4
a) p }+
A cya c
G
H
-
O J
w
.0
to
m a)
W
O
,
w A
H
a
n 0
E W
0
)-
- mO
m 0
raJ i
O
w
a
u1 ra O
to
O ra ca
0
w 00
O w O, M
O
oo JJ
rI 3 T A
V)
M
-I 3 w
A
H H
M r+ M in
d
N0
11
O O
b0
0 W W
•w
~
C
w
w
JJ w
0 m
W bO
U A
C
O w
C
C C •0
>
C U
i.+
H
O�
w M 0
W
r%1
4.3 r1
iJ
-
1
J
�
1-4
m
W clf
O ro
w
a)
W m
O
JJ O
0 tJ O
-a)
3+
1
u N
w
W
i
w
°
A U
w
O
M
0
O 41
y
.0
C
a)
W
O
" O
W O
vi
C co
10 O 0
E W
o° •0 U
aJ
m-
- m- 10
m 0
H 1n
O m
41
co
O r1 O r-1
ro I
O
O •r1 CO
0
w O
O a) O •rI
O
In
O N
e0 (1)
C
r-I
N 3 H A
co a
H $ w
A
r-I N
4 H cn m
rI r-I
E N
a) C o0
w
co
co
-4
b O p
w
w
0 m
..
E� w
41
H
,a
CYi w
w
aJ n
o
co
rJ
G
O w
C
C C E •0
D
O A
p
o •
ro
r1
3+
r-1 C 10
ro A
ro O P
aJ
a)
a)
O
a)
J.J
rJ ra
b w m
41
° •r1
L
,C E
41 ,a u ro
w
>,
H
\° A
W
$4
•C
•• 0
C D w
w
W m
0
1J O
0 1.1
w
)-1
1
e
O A yJ
ry-I
ro O N •H
w
O .0
C
u
A -
44
O
•ra
•r1
,q
w
M m
W
Ln 11 - Of
W
aJ ,C
m
m M w
u O
1J O
$
aJ
A
Q) w
•0
1
•0 cn •0
- JJ H O
e v U
JJ
00 -
- m • •0
C)
m O
H O
00 c
CL
x
a
M •ra N H
Ln O 1 aJ
O
O •r1 ro
0
w u1
O w N -r4
O
,0
0 d
C
w-
d 3 H A
M C N m
v1
H $ w
dO
r-1 N
In r-1 ,o m
H
H r-I
E N
•rl w a
•0
O
r-I
M
w A
U
rml O 0
}+ r-1
'0
F.
C
H to
m
_
F+
U
bo
_
a w W
ro
ro
J-1
A
S4 A
M
0 a) °
>N
41
44 00
4;
s+ 4-)
w 4J
rI
U o -
u
O
W
m to
.O
Q) w
C w
$4 x
r-I
Ln
C
w
M
w 3
JJ
m
N
o
.r1 Co w
w
O U
rJ to
S-i to
co u
wg is
m w H
O
}4
r~ O
17 a
�+
x r1 0
$4 ca
k1 .0
H 0
o
u '0
w co
a A
A
) ca G
w
E
4 �
En
u
1
ro
teV
-
ra
H
E 0
a)
m e
W
W
0
'C
F-4
41 41
H
O
•1.1
M w
•rl W 1J
.r-I •0
+1 w
•rl w
•.-+ '0
+I C
w w w
•1-I
'0
w
C
'C
C
O
C N
•r1 M
x cn
ca W
C 74
M ca
C b
•r1
C '0
M •r1
G x+
C ro
0'
,y >,+ 3+
x
C
1.1
00
N
Z to
z O a
z >+
rI
z to
Z to
rI CO
=; -1
M .L1
.i N—
w
aJ O
is m E
M
E
ro
11•,
65
e 0
17.40.030- 17.40.030.B.8.
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.40 RESIDENTIAL DISTRICTS
17.40.030 - R -7 Dwelling District
A. Permitted uses. No building or premises improved or Plan
unimproved shall be used and no building shall hereafter be
erected or altered within any R -7 Dwelling District unless
otherwise provided in this Title except for the following
uses:
1. One- family detached dwellings
2. Temporary buildings and uses for construction purposes
for a period not to exceed the duration of such
construction
3. Home occupations
4. Accessory buildings
5. One- family semi- detached dwellings, including one - story,
two - story, and multi -level structures
6. One - family attached dwellings with a maximum of four (4)
attached dwelling units on a zoning lot
7. Two- family detached dwellings
8. All activities as permitted or required shall be
conducted within an enclosed building
B. Special Uses.
1. Churches and places of public worship on zoning lots
having a minimum area of 40,000 square feet; having not
more than 25% of the zoning lot occupied by buildings,
and having sufficient land area to provide for both
building space and off - street parking requirements.
2. Convents, monasteries, rectories, or parish houses.
3. Golf course, public or private.
4. Hospitals or sanitariums, on tracts of land having a
minimum area of ten (10) acres, provided not over 20% of
the land is occupied by buildings
5. Municipal or privately -owned recreation building or
community center
6. Residential Planned Unit Development
7. Police or Fire. Station
8. Public buildings, including art gallery, library, museum,
or similar structures
..
17.40.030.B.9- 17`�G.030.B.14
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.40 RESIDENTIAL DISTRICTS
9. Public park, playground, or club
10. Public utility facilities.
11. Radio and television transmitting or antenna towers
(commercial), telephone exchanges, and other electronic
equipment requiring outdoor structures, and including
antenna towers used for the sending of private messages,
including private receiving aerials or antennas when
located on publicly owned property.
12. Rest homes and nursing homes.
13. School.
(A) A public, private or parochial institution which
offers instruction in any of the branches of learning and
study as taught in the public schools under the Illinois
State Board of Education, including pre- kindergarten,
elementary schools, junior and senior high schools, and
colleges and universities.
(B) Public, private or parochial child care center.
(C) Trade, business or commercial schools
(D) Public school buildings may be used for private and
public groups, organizations or legal entities which
provide educational, governmental, social and civic
services.
14. Wind Energy Conversion System
15. Child Day Care Homes, provided that such use is limited
to single family detached homes.
67
17.40.030.0
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.40 RESIDENTIAL DISTRICTS
C. Table of Area, Height, Bulk and Placement Regulations
Maximum Floor Area Ratiol
0.6
Maximum Height of Buildings
35' & not to exceed 2 -1/2 stories
Yard Areas:
Min. Front Yard Setback
25'
Min. Interior Side Yard
6' (14' combined)
Setback
Min. Corner Side Yard
25' (31' combined)
Setback
Min. Rear Yard Setback
35'
Non - Residential Permitted &
If building is less than 40' in height,
Special Uses:
single family setbacks apply.
For buildings over 40', setback is
increased by 21for each 11of building
height over 401.
Minimum Floor Area Per
1 story - 900 s.f.3
Dwelling:
2 stories or over - 1200 j.f.3
1 Bedroom unit - 500 s.f.
2 Bedroom unit - 650 s.f.4
4
3 Bedroom unit - 800 s.f.
Minimum Lot Areas Per Unit:
One- Family - 7200 s.f.
Two - Family detached - 3600 s.f.
Semi - Detached Attached
4+ Bedrooms 5000 s.f. 4000 s.f.
3 Bedrooms 4500 s.f. 3500 s.f.
Less than 3BRS 4000 s.f. 3000 s.f.
Minimum Lot Width:
60' at the required building line
Note: 2For non - residential permitted uses and special use only.
2For residences only.
4For one - family residential uses.
For multiple - family residential uses.
M_
C-'
17.40.040- 17.40.040.B.3
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.40 RESIDENTIAL DISTRICTS
17.40.040 - R -8 Multiple - Family Dwelling Districts
A. Permitted Uses. No building or premises improved or
unimproved shall be used and no building shall hereafter be
erected or altered within any R -8 Multiple - Family Dwelling
District unless otherwise provided in this Title except for
the following uses:
1. One- family detached dwellings.
2. Home occupations.
3. Temporary buildings and uses for construction purposes
for a period not to exceed the duration of such
construction.
4. Accessory buildings.
5. One- family semi - detached dwellings, including
one - story, two - story, and multi -level structures.
6. One- family attached dwellings with a maximum of
four (4) attached dwelling units in a structure.
7. Two - family detached dwellings.
8. Two- family semi - detached.
9. Two- family attached dwellings with a maximum of eight
(8) attached dwelling units in a structure.
10. Apartment buildings containing not more than sixteen (16)
apartments.
11. All activities as,permitted or required shall be
conducted within an enclosed building.
B. Special Uses.
1. Churches and places of public worship on zoning lots
having a minimum area of 40,000 square feet; having not
more than 25% of the zoning lot occupied by buildings,
and having sufficient land area to provide for both
building space and off - street parking requirements.
2. Convents, monasteries, rectories, or parish houses.
3. Golf course, public or private.
i
.17.40.040.B.4- 17.40.040.B.14
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.40 RESIDENTIAL DISTRICTS
4. Hospitals or sanitariums, on tracts of land having a
minimum area of ten (10) acres provided not over 20% of
the land is occupied by buildings.
5. Municipal or privately -owned recreation building or
community center.
6. Residential Planned Unit Development
7. Police or Fire Station
8. Public buildings, including art gallery, library, museum,
or similar structures.
9. Public park, playground, or club.
10. Public utility facilities.
11. Radio and television transmitting or antenna towers
(commercial), telephone exchanges, and other electronic
equipment requiring outdoor structures, and including
antenna towers used for the sending of private messages,
including private receiving aerials or antennas
when located on publicly owned property.
12. Rest homes and nursing homes.
13. School.
(A) A public, private or parochial institution which
offers instruction in any of the branches of learning and
study as taught in the public schools under the Illinois
State Board of Education, including pre- kindergarten,
elementary schools, junior and senior high schools, and
colleges and universities.
(B) Public, private or parochial child care center.
(C) Trade, business or commercial schools.
(D) Public school buildings may be used for private and
public groups, organizations or legal entities which
provide educational, governmental, social and civic
services.
14. Wind Energy Conversion System
70
. 17.40.040.0 •
BUFFALO
GROVE ZONING ORDINANCE
CHAPTER
17.40
RESIDENTIAL DISTRICTS
3 stories or 35' whichever is less
Yard Areas:
Min. Front Yard Setback
25'
C.
Table of Area, Height,
Bulk and
Placement
Regulations
Maximum Floor Area Ratiol
.80
Height of Buildings
35' and not to exceed 2 -1/2 storie21
3 stories or 35' whichever is less
Yard Areas:
Min. Front Yard Setback
25'
Min. Interior Side Yard
6'2(14' combined)1
Setback
12
Min. Corner Side Yard
25' (31' combined)1
Setback
25' (37' combined) 2
Min. Rear Yard Setback
35'
Non - Residential Permitted
If building is less than 40' in height
& Special Uses:
single family setbacks apply
For buildings over 40', setback is
increased by 2' for each 1' of
building height over 40'
Min. Floor Area Per Dwelling
1 story - 900 s.f.l
2 stories or over - 1200 2.f.l
1 Bedroom unit - 500 s.f.
2 Bedroom unit - 650 s.f.2
3 Bedroom units - 800 s.f.2
Min. Lot Areas Per Unit:
One- family - 7200 s.f.
Semi- Detached Attached
4+ Bedrooms 3000 s.f. 2400 s.f,
3 Bedrooms 2700 s.f. 2100 s.f,
Less than 3BRS 2400 s.f. 1800 s.f,
Min. Lot Width:
60' at the required front yard line
Outer Court Standards:
Outercourts shall be regulated by the
(Inner courts shall not be
standards in Section 17.28.060.E.4.f.(i
permitted)
Note: 1For one - family residential uses
2For multiple - family residential uses
71
i i
17.40.050.A -17. k50.B.3
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.40 RESIDENTIAL DISTRICTS
17.40.050 - R -9 Multiple - Family Dwelling District
A. Permitted Uses. No building or premises improved or
unimproved shall be used and no building shall hereafter be
erected or altered within any R -9 Multiple - Family Dwelling
District unless otherwise provided in this Title except for
the following uses:
1. One - family detached dwellings.
2. Home occupations.
3. Temporary buildings and uses for construction purposes
for a period not to exceed the duration of such
construction.
4. Accessory buildings.
5. One - family semi - detached dwellings, including
one- story, two - story, and multi -level structures.
6. One- family attached dwellings with a maximum of
eight (8) attached dwelling units in a structure.
7. Two- family detached dwellings.
8. Two- family semi - detached.
9. Two - family attached dwellings with a maximum of eight
(8) attached dwelling units in a structure.
10. Multiple - family dwellings constructed on vacant or
cleared zoning lots.
11. Apartment buildings.
12. All activities as permitted or required shall be
conducted within an enclosed building.
B. Special Uses.
1. Churches and places.of public worship on zoning lots
having a minimum area of 40,000 square feet having not
more than 25% of the zoning lot occupied by buildings,
and having sufficient land area to provide for both
building space and off - street parking requirements.
2. Convents, monasteries, rectories, or parish houses.
3. Golf course, public or private.
72
o .0
.17.40.050.B.4- 17.40.050.B.14
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.40 RESIDENTIAL DISTRICTS
4. Hospitals or sanitariums, on tracts of land having a
minimum area of ten (10) acres provided not over 20% of
the land is occupied by buildings.
5. Municipal or privately owned recreation building or
community center.
6. Residential Planned Unit Development.
7. Police or Fire Station.
8. Public buildings, including art gallery, library, museum,
or similar structures.
9. Public park, playground, or club.
10. Public utility facilities.
11. Radio and television transmitting or antenna towers
(commercial), telephone exchanges, and other electronic
equipment requiring outdoor structures, and including
antenna towers used for the sending of private messages,
including private receiving aerials or antennas
when located on publicly owned property.
12. Rest homes and nursing homes.
13. School.
(A) A public, private or parochial institution which
offers instruction in any of the branches of learning and
study as taught in the public schools under the Illinois
State Board of Education, including pre- kindergarten,
elementary schools, junior and senior high schools, and
colleges and universities.
(B) Public, private or parochial child care center.
(C) Trade, business or commercial schools.
(D) Public school buildings may be used for private and
public groups, organizations or legal entities which
provide educational, governmental, social and civic
services.
14. Wind Energy Conversion System.
73
17.40.050.0 0
BUFFALO GROVE ZONING ORDINANCE CHAPTER 17.40 RESIDENTIAL DISTRICTS
C. Table of Area, Height, Bulk and Placement Regulations
Maximum Floor Area Ratio
1.0
Maximum Height of Buildings
35' or 2 -1/2 stories whichever is less
4 stories or 45' whichever is less
Yard Areas:
Min. Front Yard Setback
25'
Min. Interior Side Yard
6'2(14` combined)1
Setback
12
Min. Corner Side Yard
25' (31' combined)1
Setback
25' (37' combined) 2
Min. Rear Yard Setback
35'
Non - Residential Permitted
If building is less than 40' in height,
& Special Uses
single family setbacks apply
For buildings over 401, setback is
increased by 2' for each 1' of
building height over 40'
Min. Floor Area Per Dwelling:
1 story - 900 s.f.I
2 stories or over - 1200 5.f.l
1 Bedroom unit - 500 s.f.
2 Bedroom unit - 650 s.f.2
2
3 Bedroom unit - 800 s.f.
Min. Lot Areas Per Unit:
One - Family - 7200 s.f.
Two- Family detached - 3600 s.f.
Semi - Detached Attached
4+ Bedrooms 3000 s.f. 2400 s.f.
3 Bedrooms 2700 s.f. 2100 s.f.
Less than 3BRS 2400 s.f. 1800 s.f.
Minimum Lot Width:
60' at the required front yard line
Outer Court Standards:
Outer courts shall be regulated by the
standards in Section 17.29.060.E.4.f.(v
Note: 1For one - family residential uses
For multiple - family residential uses
74
L
TABLE 2
• o
VILLAGE OF BUFFALO GROVE, IL
Proportion of Residential Land Area
in the RE -R9 Zoning Districts
of Residentially
% of Residentially
Zoned Land in
Zoned Land Not In
% of Total Residentially.
Residential Use
Residential Use*
Zoned Land
RE 1.5
3.4
1.9
R1 2.2
17.6
5.4
R2 5.6
8.1
6.1
R3 4.1
3.4
3.9
R4 20.5
4.2
17.1
R5 25.6
41.0
28.8
R6 10.6
5.8
9.6
R7 1.7
7.7
2.9
R8 6.5
1.4
5.4
R9 21.6
7.5
18.6
*includes parcels zoned RE -R9
but used for purposes
other than Residential
(Example: Parks, Churches,
Municipal Uses, etc.)
Prepared by: Village of Buffalo Grove Division of Planning Services, June 1990.