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HomeMy WebLinkAboutORDINANCES-2008-127-O-08• Effective date: February 13, 2009 1 /26/2009 11 /14/2008 127-0-08 AN ORDINANCE Amending the Text of the Zoning Ordinance by Adding Section 6-15-15, "oWE West Evanston Overlay District" and Section 6-15-16, "WE1 West Evanston Transitional District" WHEREAS, the Plan Commission held public hearings, pursuant to proper notice, on August 1, 2007, August 22, 2007, December 19, 2007, February 13, 2008, April 2, 2008, May 28, 2008, June 4, 2008, September 17, 2008, and October 15, 2008, regarding case no. ZPC 07-03-M&T to consider amendments to the text of Title 6 of the Evanston City Code of 1979, as amended ("the Zoning Ordinance") by adding a new Section 6-15-15, "oWE 0 West Evanston Overlay District" and Section 6-15-16, "WE1 West Evanston Transitional District'; and WHEREAS, the Plan Commission received testimony and made verbatim transcripts and findings pursuant to Section 6-3-4-5 of the Zoning Ordinance that the proposed amendments met the standards for text amendments, and recommended City Council approval thereof; and WHEREAS, at its November 24, 2008, December 8, 2008, and January 12, 2009 meetings, the Planning and Development Committee of the City Council considered and ultimately adopted the findings and recommendation of the Plan Commission, as amended, in case no. ZPC 07-03- 0 M&T and recommended City Council approval thereof; and 127-0-08 WHEREAS, at its January 26, 2009 meeting, the City Council • considered, amended, and adopted the records and recommendations of the Plan Commission and the Planning and Development Committee, as amended, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS: SECTION 1: That the foregoing recitals are found as fact and incorporated herein by reference. SECTION 2: That the Zoning Ordinance is hereby further amended by adding Section 6-15-15, "oWE West Evanston Overlay District," to read as follows: 6-15-15: oWE WEST EVANSTON OVERLAY DISTRICT The intent of the oWE West Evanston Overlay District is to implement the West Evanston Physical Planning and Urban Infill Design Master Plan document, adopted by the Evanston City Council on May 14, 2007. To accomplish said intent, the Overlay District employs form -based zoning, also known as form - based code, to regulate the redevelopment of what is commonly referred to as West Evanston. Said code, as may be amended from time to time, is hereby incorporated into the Zoning Ordinance by reference and shall be kept on file in the Office of the City Clerk. The West Evanston Overlay District shall be designated by the City Council and shown as an overlay to the underlying districts with the designation `oWE" on the City Zoning Map. SECTION 3: That the document attached hereto as Exhibit A is hereby incorporated into the Zoning Ordinance by reference as the "form -based code" that is referred to in Section 6-15-15 of the City Code as enacted by Section 2 of this ordinance. —2— 127-0-08 • SECTION 4: That the Zoning Ordinance is hereby further amended by adding Section 6-15-16, "WE1 West Evanston Transitional District," to read as follows: 6-15-16: WE1 WEST EVANSTON TRANSITIONAL DISTRICT 6-15-16-1: PURPOSE STATEMENT: The WE1 West Evanston Transitional District is intended to allow the continued operation and expansion of existing light manufacturing, light industrial, and commercial uses in a manner that minimizes adverse effects on nearby properties, and permits the redevelopment of surrounding areas in accordance with: (i) the Tax Increment Redevelopment Plan and Project for the West Evanston Tax Increment Financing District, adopted by the City pursuant to Ordinance 102-0-05, as amended by Amendment No. 1 adopted by the City pursuant to Ordinance 7-0-08; and (ii) the West Evanston Physical Planning and Urban Infill Design Master Plan, adopted by the City on May 14, 2007. The WE1 West Evanston Transitional District is also intended to ensure any • abandonment, extended discontinuance of operations, or substantial change in use of the sites used for light manufacturing, light industrial, or commercial uses leads to the redevelopment of such sites for residential and mixed -use purposes in accordance with the West Evanston Physical Planning and Urban Infill Design Master Plan. • 6-15-16-2 SUB -DISTRICTS: The WE1 District includes the following two Sub -districts: (A) The WE1-132 Sub -district includes the properties within the WE1 District designated for rezoning to the B2 District in the West Evanston Physical Planning and Urban Infill Design Master Plan. (B) The WE1-R4 Sub -district includes the properties within the WE1 District designated for rezoning to the R4 District in the West Evanston Physical Planning and Urban Infill Design Master Plan. 6-15-16-3: PERMITTED USES: The following uses are permitted in the WE1 District: mm 127-0-08 (A) Within both the WE1-62 and WE1-R4 Sub -districts, any use permitted in • the 12 District pursuant to Subsection 6-14-3-2 of this Title, but only if such use is either: a continuation of a Permitted Use existing on a particular property as of the date of adoption of the ordinance establishing the WE1 District; or determined by the Zoning Administrator to be of the same or similar type and intensity of a Permitted Use existing on a particular property, with no substantially different or substantially greater off -site impacts. For purposes of this Chapter, these uses are referred to as "Existing 12 Uses." (B) Within the WE1-R4 Sub -district only, any use permitted in the C2 District pursuant to Subsection 6-10-4-2 of this Title, but only if such use is: (a) a continuation of a Permitted Use existing on a particular property as of the date of adoption of the ordinance establishing the WE1 District, or (b) determined by the Zoning Administrator to be of the same or similar type and intensity of a Permitted Use existing on a particular property, with no substantially different or substantially greater off -site impacts. For purposes of this Chapter, these uses are referred to as "Existing C2 Uses." (C) Within the WE1-132 Sub -district only, any use that: 1. is permitted in either: the B2 District pursuant to Subsection 6-9-3-2 • of this Title; or the District mapped for a particular site under Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay District', pursuant to the regulating plans set forth in Chapter 6-15- 15; and 2. complies with the use, building type, parking, and landscaping requirements of the .District mapped for a particular site under Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay District." (D) Within the WE1-R4 Sub -district only, any use that: 1. is permitted in either: the R4 District pursuant to Subsection 6-8-5-2 of this Title; or the District mapped for a particular site under Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay District', pursuant to the regulating plans set forth in Chapter 6-15- 15; and • —4— 127-0-08 • 2. complies with the use, building type, parking, and landscaping requirements of the District mapped for a particular site under Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay District." 6-15-16-4: SPECIAL USES: The following uses may be allowed in the WE1 District, subject to the provisions set forth in Section 6-3-5, "Special Uses", of this Title: . (A) Within the WE1-R4 Sub -district only, any use allowed as a Special Use in the C2 District, but only if such use is a continuation of an approved Special Use existing on a particular property as of the date of adoption of the ordinance establishing the WE1 District. For purposes of this Chapter, such uses are referred to as "Existing Special Uses" and existing 12 Uses, existing C2 Uses, and existing Special Uses are collectively referred to as "Existing Uses." (B) Within the WE1-B2 Sub -district only, any use that: 1. is allowed as a Special Use in either: the B2 District pursuant to Subsection 6-9-3-3 of this Title; or the District mapped for a particular site under Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay District", pursuant to the regulating plans set forth in Chapter 6-15-15; and 2. complies with the use, building type, parking, and landscaping requirements of the District mapped for a particular site under Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay District." (C) Within the WE1-R4 Sub -district only, any use that: 1. is allowed as a Special Use in either: the R4 District pursuant to Subsection 6-8-5-3 of this Title; or the District mapped for a particular site under Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay District", pursuant to the regulating plans set forth in Chapter 6-15-15; and 2. complies with the use, building type, parking, and landscaping requirements of the District mapped for a particular site under Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay • District." -5- 127-0-08 (D) Throughout the WE1 District, any Special Use substituted for an existing • Special Use pursuant to Subsection 6-3-5-16 of this Title. 6-15-16-5: CONTINUATION OF EXISTING USES (A) Subject to Subsection (B) below, Existing Uses may continue in operation, and shall not be deemed nonconforming under any provision of this Title. However, properties containing an Existing Use shall not contain any new or additional use, unless the new or additional use is allowed in the WE1 District as either a Permitted Use under Subsection 6-15-16-3 or a Special Use under Subsection 6-15-16-4. Existing 12 Uses shall comply with all requirements applicable to uses in the 12 District pursuant to Sections 6- 14-1 and 6-14-3 of this Title. Existing C2 Uses and Existing Special Uses shall comply with all requirements applicable to uses in the C2 District pursuant to Sections 6-10-1 and 6-10-4 of this Title, as well as the requirements of any Special Use approval applicable to the property. (B) An Existing Use shall be deemed discontinued if: (i) the use or occupancy of the structure is discontinued for twelve (12) consecutive months with no ongoing attempts to sell or lease the property for a permitted or Special Use under this Chapter; or (ii) failure to resume the use or occupancy within eighteen (18) months, even though there may be ongoing efforts to sell or lease the property for a permitted or Special Use under this • Chapter. The City Council may, in its discretion, grant an extension to the foregoing eighteen (18) month period if it determines the applicant has used reasonable diligence to sell or lease the property for a permitted or Special Use during such period. If an Existing Use is discontinued, any subsequent use or occupancy of the property shall only be in accordance with the following requirements: 1. For properties within the WE1-132 Sub -district, the property shall only be used and occupied for a Permitted Use meeting all requirements of Subsection 6-15-16-3 (C) of this Chapter or a use allowed as a Special Use meeting all requirements of Subsection 6-15-16-4 (B) of this Chapter; and 2. For properties within the WE1-R4 Sub -district, the property shall only be used and occupied for a Permitted Use meeting all requirements of Subsection 6-15-16-3(D) of this Chapter or a use allowed as a Special Use meeting all requirements of Subsection 6-15-16-4(C) of this Chapter. • I--2 127-0-08 • 6-15-16-6: EXPANSION, STRUCTURAL ALTERATION, AND RECONSTRUCTION OF EXISTING USES: (A) Existing Uses may only be expanded, structurally altered, or reconstructed in a manner that minimizes adverse impacts on adjacent properties and if: 1. the expanded, altered, or reconstructed facilities shall contain a use or uses that are allowed in the WE1 District as either a Permitted Use under Subsection 6-15-16-3 or a Special Use under Subsection 6-15-16-4; 2. for Existing 12 Uses, the expanded, altered, or reconstructed facilities comply with all requirements applicable to uses in the 12 District pursuant to Sections 6-14-1 and 6-14-3 of this Title; 3. for Existing C2 Uses and Existing Special Uses, the expanded, altered, or reconstructed facilities comply with all requirements applicable to uses in the C2 District pursuant to Sections 6-10-1 and 6-10-4 of this Title; 4. for Existing Special Uses, an amended Special Use approval is • obtained pursuant to Chapter 6-3-5 of this Title, or the Special Use is approved by the Zoning Administrator pursuant to Subsection 6- 3-5-16 of this Title; 5. the expanded, altered, or reconstructed facilities shall not exceed forty feet (40') in height; 6. the expanded, altered, or reconstructed facilities shall not have, in comparison with the prior permitted facilities on the site: (a) An increase in degree of noise or glare detectable at the property line, as validated by an analysis of existing and proposed conditions submitted by the applicant and approved by the Zoning Administrator; or (b) An increase in outside storage or loading visible from the right-of-way; 7. the expanded, altered or reconstructed facilities shall comply with all other requirements of this Code including, but not limited to, the Environmental Control Code set forth in Section 4-10-10 of this • Code and the prohibition on nuisances set forth in Section 8-4-1 of this Code. —7— f 127-0-08 • (B) In addition to the evaluation criteria set forth in Section 4-17-6 of this Code, the site plan and appearance review for any new building or structure or modifications to the exterior of an existing structure in the WE1 District shall include an evaluation of whether the proposed site and building plan fulfills the objectives of the West Evanston Physical Planning and Urban Infill Design Master Plan, and conforms to the extent possible, considering the objectives of the proposed expansion, to the building type standards and landscape standards of comparable building types and lots under Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay District". SECTION 5: That all ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 6: That if any provision of this ordinance or application thereof to any person or circumstance is held unconstitutional or otherwise invalid, such invalidity shall not affect other provisions or applications of this ordinance that can be given effect without the invalid application or provision, • and each invalid provision or invalid application of this ordinance is severable. SECTION 7: That this ordinance shall be in full force and effect from and after its passage, approval and publication in the manner provided by law. ME • Introduced: I Adopted: *aiA , 2009 Approved: 127-0-08 Attest Approved„ 6,to form: --�odney Gr en:e, City Clerk Elke B. Tober-Purze, Inte ' First Assistant Corporation Counsel • Im• 127-0-08 EXHIBIT A • Form -Based Code Referred to in Section 6-15-15 of the City Code • • al)$]: • • City of Evanston 2100 Ridge Avenue Evanston, IL 60201 Consultant: FARR ASSOCIATES The Monadnock Building 53 West Jackson Boulevard, Suite 650 Chicago, Illinois 60604 312/408-1661 iswww farrside.com • Table of Contents I. Introduction.....................................4 II. Zoning & Regulating Plans................7 Ill. Street Type Standards....................17 IV-XVII: Building Type Standards ............ 23 IV. General Building Type Standards...................23 • V. Base Types...................................................28 VI. Cap Types....................................................30 VII. Measuring Transparency................................32 VIII. Measuring Height & Coverage ......................33 IX. Mixed Use Building....................................34 X. Flex Apartment Building .............................36 XI. Apartment Building........................................38 XII. Flat Building..................................................40 XIII. Townhouse I.................................................42 XIV. Townhouse 11................................................44 XV. Townhouse III...............................................46 XVI. Small -Lot House...........................................48 XVII. Iconic Building.............................................50 XVIII-XXII: Landscape Standards ........... 53 XVIII. Parking Lot Frontage Buffer........................55 XIX. Side & Rear Yard Landscape Buffer...............56 V. Interior Parking Lot Landscaping.................58 XXI. Screening of Open Storage, Refuse Areas, & Utility Appurtenances...............................59 • XXII. 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Application of Overlay District. West Evanston Zoning Overlay I. Introduction The provisions of this Section [6-15-15] shall serve as a supplement to all other requirements of the Zoning Ordinance and the Evanston City Code. Where a conflict exists between the provisions of this Section [6-15-15] and those requirements applicable to uses and structures in the B2, R4, or R5 zoning districts, the provisions of this Overlay District shall control. Where a conflict or inconsistency exists between the provisions of this Section [6-15-15] and those of Section [6-15-16], West Evanston Transitional District, the provisions of Section [6-16-16] shall control. Notwithstanding anything to the contrary set forth in this Section [6-15-15], the requirements of this Overlay District shall only apply to uses, lots, and structures located within the West Evanston 'Transitional District to the extent the application of this Overlay District or its requirements are explicitly referenced in Section [6-15-16]. 2. This document provides the development regulations for the Redevelopment Area Overlay defined in Figure I -A. Except as provided above in paragraph I.A.1, all parcels within the defined boundaries are required to follow the regulations included herein. • B.Intent. The intent of this Overlay District is to -require implementation of the West Evanston Physical Planning and Urban Infill Design Master Plan document, adopted by the Evanston City Council on May 14, 2007. C. Code Definitions. These definitions are specific to the regulations outlined for the Overlay District and are in addition to the definitions in the Evanston Zoning Ordinance. The defined terms will appear with the first letter(s) capitalized throughout this Section. 1. Base Type. The permitted treatment types of the Ground Story Facade of a structure. 2. Building Coverage. This term is defined in Subsection VIII.B.1 of this Overlay. 3. Building Type. A structure defined by the combination of configuration, form and function. 4. Build -to Zone. An area in which the front or side Facade of a building shall be placed; it may or may not be located directly adjacent to a property line. • The zone dictates the minimum and maximum distance a structure may be placed from a property line. City of Evanston: West Evanston Overlay District 5. Cap Type. The detail at the top of a building that finishes a Facade, including a pitched roof with various permitted slopes, and a parapet. 6. Car Court. A driveway area, surrounded on at least three sides with building, providing entrances into personal garages and allowing vehicular turnaround. 7. Corner Building. A building constructed on the corner lot of a block to hold the spatial definition of an intersection, often referred to as "holding the corner." 8. Entrance, Primary. Also referred to as main or principal entrance. The principal point of access for pedestrians into a building is typically located on the front and corner side Facade. 9. Expression Line. A three-dimensional, linear element, horizontal or vertical, protruding or indented at least a quarter (1/4) inch from the exterior Facade of a building. May be decorative or structural. Element typically delineates the floors or stories of a building. 10. Facade. The exterior face of a building, including, but not limited to the wall, windows, window sills, doorways, and design elements such as horizontal and vertical Expression Lines, and a parapet. 11. Facade, Front. Any building face adjacent to the front property line. 12. Green Roof. A roof that absorbs or retains stormwater by providing a landscape surface and filtering system. Considered a Semi -Pervious surface. 13. Gross Square Footage. Gross square footage of a building is the total area of all floors as measured between the outside surfaces of all exterior walls. 14. Ground Story. The first floor of a building that is level to or slightly elevated above the sidewalk, excluding basements and cellars. 15. Half -Stories. This term is defined in Subsection VIII.A.2 of this Overlay. 16. "Hold the Corner." Building up to both the front and side property lines on a corner lot, in a sense holding down or anchoring the corner. 17. Impervious Surface. Any hard -surfaced, man-made area that absorbs or retains less than 20% of water, including, but not limited to, building roofs (not Green Roofs), parking, driveways, and other paved areas. 18. Impervious Site Coverage. This term is defined in Subsection VIII.B.2 of this Overlay. 19. Open Space. Publicly or privately owned land, such as a plaza, playground, or park, that contains no buildings and is designed and used either for passive or active recreational or civic uses. 20. Overlay District. The West Evanston Overlay District established by this Section [6-15-15]. 5 West Evanston Zoning Overlay I. Introduction 21. Parking Lot. An area of a parcel that is reserved for parking or storage of more than two of the following: motor vehicles, trailers, or boats. 22. Pervious Surface. An area maintained in its natural condition or covered by a material that permits the infiltration or percolation into the ground of at least 80% of water. 23. Principal Building. Also referred to as the principal structure or building on a lot; contains the dominant use of the lot. It is always located toward the front of the lot in the front Build -to Zone or behind the front yard Setback. 24. Regulating Plan. A plan that identifies the districts and the standards by which a lot or a street may be developed. 25. Semi -Pervious. A material that allows at least 40% absorption of water into the ground or plant material, such as pervious pavers, gravel or Green Roofs. 26. Setback. The horizontal distance from a lot line inward, beyond which the building and parking may be placed. It delineates the minimum distance a structure must be placed from a lot line and is measured to a building. Within the Overlay District, building, parking, and accessory structures are not permitted within Setbacks. 27. Story. A habitable level within a building measured from finished floor to finished floor. 28. Total Lot Area. The computed area contained within the Property Lines; it is typically indicated in square feet or acres. 29. Transparency. The amount of clear, unobstructed glass and the structure of the glass on a Facade; windows. x 40 • • • • Subsection II: Zoning & Regulating Plans West Evanston Zoning Overlay II. Zoning & Regulating Plans A. Base Zoning District Requirements. As stated in paragraph I.A. of this Section, the requirements of this Overlay District supersede those requirements applicable to uses and structures in the B2, R4, and R5 zoning districts. However, the terms and provisions of Section [6-15-15], West Evanston Transitional District, shall supersede the requirements of this Overlay District. Without limiting the generality of the foregoing, the following requirements of the Overlay District shall relate to the base district zoning requirements in the B2, R4, and R5 zoning districts described below: Uses. The permitted and special uses allowed in the B2, R4, and R5 zoning districts shall be allowed in the Overlay District; however: a. Planned developments are not permitted as a special use in the Overlay District, nor are planned developments required for any of the Building Types described in this Section; and b. Additional uses and use requirements may be defined in this Overlay District. Parking. Parking quantities within the Overlay District must adhere to the requirements set forth in Chapter 16 of the Zoning Ordinance. Additional requirements for parking location, landscaping, and screening are set forth in this Overlay District. Building Types. The Building Type standards set forth in this Overlay District supersede the existing lot, yard, bulk, and building -related regulations of the B2, R4, and R5 zoning districts. B. General Zoning Ordinance and City Code Requirements The following generally applicable requirements and provisions of the Zoning Ordinance and City Code shall apply to uses, lots, and structures within the Overlay District as described below: Site Plan and Appearance Review. a. All applications for development approval for properties located within the Overlay District shall be subject to site plan and appearance review in accordance with the procedures and requirements set forth in Title 4, Chapter 17 of the City Code. b. In addition, any development over twenty four (24) units or over 20,000 square feet of a single Building Type requires presentation to the Plan Commission with an opportunity for comment by the Commission and the public prior to the final site plan and appearance review conference. X1 Variations. All variations within the Overlay District shall be subject to the procedures and standards for variations set forth in Section 6-3-8 of the Zoning Ordinance. In addition to the minor and major variations permitted by Section 6-3-8 of the Zoning Ordinance, major variations relating to the following requirements may be considered in the Overlay District: a. Street frontage and build -to zone requirements. b. Fagade requirements, including those relating to transparency, building entrance location, allowable cap and base types (and the requirements for those types), building materials, and balconies. Principle Buildings or Uses on a Zoning Lot. More than one principal building or use may be established on a zoning lot within the Overlay District as permitted by the Building Type Standards set forth in Subsections IV through =. Nonconforming Uses and Noncomplying Structures. The requirements of Chapter 6 of the Zoning Ordinance, Nonconforming Uses and Noncomplying Structures, shall apply to uses and structures within the Overlay District. However: a. Single-family homes existing as of the date of adoption of the Overlay District may be repaired, maintained, altered, enlarged or reconstructed pursuant to the requirements of the underlying zoning district, without regard to the requirements of the Overlay District; and b. Any structure that has been designated as a landmark under Title 2, Chapter 9, of the Evanston City Code may be repaired, maintained, altered, or enlarged in a manner that preserves the critical features identified by the Evanston Preservation Commission as the basis for its designation, provided such action is authorized by a certificate of appropriateness issued pursuant to Section 2-9-8 of the Evanston City Code and otherwise complies with all provisions of the Overlay District and the Zoning Ordinance. 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C.s-' -� - hland 1 r°i�iil1 ljks� �'I•�i �'i �'1irst t/t�MRI 61'all!!4 rll°i ;'"Ii�i�iH �1 _ _ Ashland �'� ;� .r .:f1: -• :: ° t�`w� ! ■. j.4 'r '�'t � logo IN �l, 3-2 (Jackson�illr!i tY '•-• + - a " ■ `� ■ fIa °.IIws p■!!r■i lli 111 �/ ems, ( yj, 411411111a�.p .. _ w ..i Nesley �/ ri■ ALIBIy �I9iw mot° bona .!°� .H�«7jtdjil9 G8H1$9f�9 'Wey .. r� sr sry i$I f.Ik 41tV ®A e:�9 s�t�'. �!4. ;•: (!.@ 1If 1A IL Asbt ®, $�'�� art i°°■-��� I� �� .ii.x I imsolsai WIN ®'t li. +MI I - VJ r_+ . NO O �MM- N X" O CCD D- (Q 0 �CD < C/5� West Evanston Zoning Overlay II. Zoning & Regulating Plans C. Regulating Plans. The Regulating Plans, Figures II-C, H-D, II-E, and II-F, provide more specific mapping of the requirements of this Overlay District, including the following: 1. Street Location. Public street right-of-ways required for dedication are defined on the Regulating Plans. a. The centerlines of these streets must be located within ten (10) feet of this location in either direction. b. All street connections shown must be maintained and intersections of cross -street centerlines must be ninety (90) degrees. c. See Subsection III for Street Type Standards. 2. Alley Location. Public alleys required for dedication are defined on the Regulating Plans. a. The centerlines of developed alleys must intersect streets within ten (10) feet of the intersections shown on the plan. b. Alleys must be continuous and connect to the designated streets at both ends; dead end alleys are not permitted. c. See Subsection III for Alley Street Type. 3. Street Type. Permitted Street Types are defined on the Regulating Plans. Additionally, some Building Type regulations relate to the Street Type. See Section III for allowable street types. 4. District Designation. The Regulating Plans define the permitted Building Types and uses for all parcels in the Overlay District. Subsections IV through XVII contain regulations for the permitted Building Types. In many cases, multiple Building Types are permitted on a parcel. 5. Open Space. Parcels, or portions of parcels, designated for use as public Open Space or privately owned Open Space are illustrated on the Regulating Plans. 6. Street Termini. Termini of streets are noted on the Regulating Plans. a. Building faces at these locations are encouraged but not required to include treatments, such as towers on mixed use or apartment buildings, bays, or' changes in material. b. In all cases, a street must terminate at a front or side face of a building or on Open Space. 7. Parking Lots. Parking lots are not permitted on a parcel without a building unless: a. The parcel has no public street frontage or b. A special use permit is obtained. While parking lots are allowed as special uses throughout the Overlay District, recommended locations for special use permitted Parking Lots are shown on the Regulating Plans. 10 D. Subdivision and Platting. This Overlay District defines required parcel definition and public right-of-ways. Replatting of many of the existing parcels within the Overlay will be required (see Figure II-B) as part of the development approval process. Plats for developments within the Overlay must include the following: 1. Dedicated Public Street and Alley Right -of -Ways. Right-of-ways defined on the Regulating Plans and in Section II-C. 2. Utility Easements. Additional utility easements may be required by the City of Evanston or other utility providers. Coordinate the locations of these easements for inclusion on the plat. 3. Open Space or Greenway Easement. Open space defined on the Regulating Plans shall be included in plat information and either dedicated or clearly depicted as an easement. 4. Parcel Lines. Parcel lines are defined on the Regulating Plans to designate locations of allowable Building Types only. Fewer divisions or further division of parcels may be included. E. District Descriptions. The following details the districts mapped throughout the Overlay District. 1. West Evanston (WE) 1. This district allows for the development of Townhouse I, Townhouse II, and Small -Lot House. The depth of these parcels allows for the development of the Building Types with rear yards, Townhouse I and Small -Lot House. Iconic Buildings are permitted as a special use and may only occur on corner parcels. 2. WE 2. This district allows for the development of Townhouse II only. The parcels are not deep enough to develop buildings with rear yards or larger Parking Lots. The reduced front yard Setback of Townhouse III is not acceptable in these locations. Iconic Buildings are permitted as a special use and may only occur on corner parcels. 3. WE 3. This district allows for the development of Townhouse III. The parcels are shallow, requiring a shallower front yard. To accommodate this, the height of this Building Type is minimized. Iconic Buildings are permitted as a special use and may only occur on corner parcels. 4. WE 4. This district allows for the development of Townhouse Type II and the Flat Building. Iconic Buildings are permitted as a special use and may only occur on corner parcels. 0 • • • West Evanston Zoning Overlay II. Zoning & Regulating Plans 5. WE 5. This district allows for the development of 1 1 P . jE6g es eY; i��9PJ 4L�Ul��ULJI ._. the Apartment Building or the Flat Building. Iconic simpso,J� Buildings are permitted as a special use and may only occur on corner parcels. 6. WE 6. This district allows for the development of the Flex Building. Iconic Buildings are permitted as a special use and may only occur on corner parcels. 7. WE 7. This district allows for the development of the Mixed Use Building and Iconic Buildings. �,'39eiP aE o Foster. - V1 Emer , r WIN w y a= g mig l .iiljit :hurch— vr-- Q�IIeF ida) �Ef M Regulating Plan Key. Districts 14 N M V IA t0 N 3 3 3 3 3 3 3 Mixed Use Building I I I • Flex Building Apartment Building Flat Building (Townhouse I • ITownhouse II • • TTownhouse III Building Types 1 • • I Small Lot House • (Iconic Building I SU I SU SU I SU I SU SU • 10 Permitted I • I SU Special Use Table ILA: Permitted Building Types by District City of Evanston: West Evanston Overlay District 7H Our. p late 11 West Evanston Zoning Overlay II. Zoning & Regulating Plans I �' ��.� �► ' ,3 i T=3 Key WE y Townhouse Type I or II or Small -Lot House or Iconic Building on corners WE 2 ' Townhouse Type II or Iconic Building on comers WE 7 Mixed -Use Building or Iconic Building Public Open Space .= WE 3 Townhouse Type III or Iconic Building on corners * WE 4 __._._____.._.._.._.. Townhouse Type II or Flat Building or Open Space Street Terminus Public Neighborhood Street Emerson Iconic Building on corners Public One Way Neighborhood Street WE 5 Apartment or Flat Building or Iconic Building on Corners ® Public Alley WE 6 Flex Building or Iconic \ Recommended Location Building on Comers or Special Use Parking Figure II-C: Regulating Plan, Simpson to Emerson. Lot 12 0 C] • West Evanston Zoning Overlay 11. Zoning & Regulating Plans U Emerson -J f7- X w B Lyons • / rµ 9A 4 UU, M 0 Figure H-13: Regulating Plan, Emerson to Church. N f 7 Lyons E §'V MA I -A N- City of Evanston: West Evanston Overlay District 13 0 0 0 MMEM-1- A: oc- CO No_ CIO cr- 06 LIJ> u AM Eel si -P-j C: Cf) W 0 i! rj r 7 EY all ea espou 4n, West Evanston Zoning Overlay Il. Zoninq & Begylat na Plans I " ` ; LaKe '\ \ --- r-----�-yy � ,. _7 i eft o Greenwood 1 r Figure II-F: Regulating Plan, Lake to Greenwood. • • Key WE 1 WE 7 Townhouse Type I or II or Mixed -Use Building or Iconic Small -Lot House or Iconic Building on corners Building Public Open Space WE 2 Townhouse Type II or Iconic Building on corners twrr' Open Space WE 3 Townhouse Type III or Iconic Building on corners * Street Terminus WE 4 Public Neighborhood Townhouse Type II or Street Flat Building or Iconic Building on corners Y;4n x Public One Way WE 5 Neighborhood Street Apartment or Flat Building or Public Alley Iconic Building on Corners == WE 6 \ Recommended Location s' Flex Building or Iconic \ for Special Use Parking Building on corners \ Lot City of Evanston: West Evanston Overlay District 15 • 0 Subsection III: Street Type Standards West Evanston Zoning Overlay III. Street Type Standards A. General Requirements. 1. All streets, parkways and sidewalks shall be located in b. Pedestrian Realm. The pedestrian realm is dedicated public Right -of -Ways as required by this typically comprised of the pedestrian facilities, Section; no private streets are permitted. such as sidewalk, path/trail, or off-street bicycle 2. All streets must meet the minimum requirements lane, and a parkway that serves to buffer of all the City of Evanston's street and construction pedestrians or bicyclists from the movements of standards. higher speed vehicles in the vehicular realm. 3. Fire Access. Street configurations have been B. Intersection Design. calculated to provide fire truck access. Where on - street parking is available and the total width of all Intersection design should consider pedestrians and travel lanes is narrower than eighteen (18) feet, the bicyclists as well as vehicular users negotiating the following shall apply. intersection. a. Room to Pass. Per the Fire Chief, where needed, at one hundred (100) foot increments, or as 1. Curb Radii. Small curb radii at intersections shorten otherwise deemed necessary by the Fire Chief, a pedestrian crossing distances and reduce vehicle twenty (20) foot opening in the on -street parking turning speeds, thereby balancing the ease of travel of must be provided to allow vehicles to pull over for the vehicles and pedestrians. Maximum radii at the a fire truck to pass. intersection of all types of neighborhood street types b. Driveway or Fire Hydrant Zone. A driveway should be no larger than twenty (20) feet. Preferred or fire hydrant zone may be utilized to fulfill the radii is ten (10) feet. requirement as set forth in paragraph (a) above. 2. Alley Intersections. The curb radii at intersections 4. Vehicular On -Street Parking. On -street parking, as involving alleys shall be a maximum ten (10) feet. permitted on designated street types, must meet the 3. Crosswalks. Crosswalks shall be required at all following requirements. controlled street intersections. a. Parallel Parking. Parallel parking is permitted on a. Dimensions. Crosswalks shall be six to ten (6-10) designated street types. feet in width, measured from mid -stripe to mid- b. Vehicular Parking Space Dimensions. stripe. Dimensions for parking spaces must meet the b. Markings. Crosswalks shall be appropriately City of Evanston's requirements for parking indicated on the finished street surface with dimensions. painted markings and/or other approved City 5. Existing Street Diagram. Figure III -A defines treatments. the street types for the existing streets within and d. Accessibility Requirements. Wheelchair- surrounding the Overlay District for reference in accessible ramps in compliance with or better the Building Type regulations. Contact the City than the Illinois Accessibility Code shall be of Evanston's Department of Public Works for provided at all locations in which the sidewalk standards for these streets. intersects with the curb of a street. The 6. Modifications. Modifications to the requirements approach to the ramp shall be aligned with the relating to streets, parkways, and sidewalks set corresponding sidewalk without any jogs or forth in this Subsection III may be approved as part unnecessary deviations. of the site plan and appearance review process if deemed necessary by the City for public safety or fire C. General Street Type Standards: protection purposes. Street Types. Street types defined in this Section outline acceptable street configurations for the streets depicted on the Regulating Plans, Subsection II. Typical Street Elements. Typical elements of a vehicular right-of-way are divided into the vehicular and pedestrian realm. Each Street Type detailed in this Section outlines which facilities are applicable to each realm. a. Vehicular Realm. The vehicular realm is comprised of the travel lanes, bicycle lanes and parking lanes. D. Street Standards. Refer to the Regulating Plans, Subsection II, for permitted locations of these street types. For all street types except the alley, sidewalks and parkways are required on both sides of the street. 0 • C/) cl) Ap;5�rj • 9 Ilk a- in 11 rt#��;+� l 1�,� 'nq!gV lai an.a . . % 4or ON IN a 11 dr r. -E—ww 7--w lid, FA wage 0 ;ills r "a a 4rF'V1J r! hm. L M-j , P 4 4 " h' nin...��ll 'taa�+�f r'�tf J!" 1, , 0 Ali Id, >' xw- j W an n :.an a* :a -3-113ug[WiV in in Naas as par 0 ling-tv & a; P'PL �Puvws _j Mt VN �L"_ I 'imA• To 1' 10116111 i mAmi a I'li INH 1"F 40 -is-is I of IN c if upi tjig - C. a a 0 a - lu. N a lob. MCI (a co: In - an (L 0), or uro, a JW -.off, IF ..... m atl q J�'- I;; ■a•I! ...... Wollow ..... a am 0 in" an I ■ • ■P0 I ZAAOJJR(j- I in 1 -,#RAN I an SM IRA. _J an 24 --to �-o "� M Awl'am Al 2 ILI 41 co a 0 0 I.- 0 J z to InAlL ,a 131-v Saw 1 _01 NO an gall 4m. al. z f �. 0, tis V, #a imp- I -volt a NMI- >,in Mft an All is 112m, Al• I in co 4— w a 'm ins 11111 W112 mail win k 0). 1 c ; ow it'l; M■ rz 2 0 E; 1— 1 -1 0 1:� 44;m dam 1 01 'Inan 1* as I d1jimill ch 4) CL p 46 x w West Evanston Zoning Overlay III. Street Type Standards Figure 111-1: Alley. _ Location Alley Requirements_ Permitted ad scent to ail_d-tricts Typical Right -of -Way 16-20 feet Width Travel Lanes N/A ----------------i----------------------------------- -J Lane Width N/A Allowable Turn Lanes none E -__-_----.-_- - _, _'-_------- _ ! Parking Lanes, prohibited in the right-of-way ! m Pavement Width minimum 16 feet � �____-______ - maxlmuml9_ feet asagprpvedby-the_Citv..—_..-_'� __maximum - - t Curbs optional Target Speed 15 mph Permitted Median prohibited L-- Bicycle Facilities shared ' Pedestrian Facilities 'r shared; travel lanes are shared among drivers, E pedestrians, and bicyclists w Street Buffer 1 none required i Table 111.1: Ailey Requirements. Alley. The alley is a very low capacity drive located at the rear of parcels. From the alley, access to parking facilities, loading facilities, and service areas, such as refuse and utilities, is possible without a driveway interrupting the street. Alleys shall be developed pursuant to the standards set forth in Table lII.l and as illustrated in Figure III-1. 20 a a o 04 l0'-V-25V 50T�E1-81r-0•u'-0' 7 R'-R' Is'-r , m•-0•-zso• 4 LIANOSCAPE &'TRACK I'-0' ° 2 V.`!E IANES ^UWE z A 'UNDSOVE 5ETBAIX a a a Ir-o• za•-m Ir-0 F-c-0ZGNE " PAVENENi 'PEpZ01E" HGHrdF*AY Figure III-2: Neighborhood Street. j Neighborhood Street Requirements I 1 , Location Permitted ascent to Typical Right -of -Way ----- - all districts g y i-- Width 54 feet Travel Lanes 1 yield lane Lane Width 1 _minimum 14' E Allowable Turn Lanes permitted in place of parking at intersections ! z + Parking Lanes both sides of the street 5 Pavement Width I minimum 28 feet w Curbs ! required Permitted Median prohibited 1 Bicycle Facilities j shared i m E Pedestrian Facilities minimum 5'4" wide clear sidewalk on both sides �mj---------.-'-'---�--------._. _..------------- �vm, J v Street Buffer 6'8" wide parkway a i 1 j Table 111.2: Neighborhood Street Requirements. 2. Neighborhood Street. The neighborhood street is a low capacity street that primarily serves those properties directly adjacent to it. This street allows for two way traffic and parking on both sides of the street in a reduced right-of-way. Neighborhood streets shall be developed pursuant to the standards set forth in Table III.2, and as illustrated in Figure III-2. • West Evanston Zoning Overlay III. Street Type Standards 10.2' 1:'-0' i'-0• 10'2' n5.1L �• ? 'Y TRAVEL ^PKG j / Y i ��• Z�^ z LANESS LANE 2 IE a PAVENFM a flIG4f-OE-WAV I4Jr a Figure 111-3: One Way Neighborhood Street. • e Way Street Requirements Location lL OnPermitted adjacent to all districts '----- ------ -- ---- — ----- -----------' Typical Right -of -Way 54 feet Width Travel Lanes 1 lane in one direction Lane Width minimum 14' Allowable Turn Lanes permitted in place of parking at intersections Parking Lanes r optional, one or both sides of street, parallel only U Pavement Width minimum 21 feet 1 L._— j Curbs required ---------------------- --------- Permitted Median l prohibited Bicycle Facilities shared E, Pedestrian Facilities minimum 5'4" wide clear sidewalk on both sides my a°C Street Buffer minimum 107 wide parkway Table 111.3: One Way Neighborhood Street Requirements. 3. One Way Neighborhood Street. The one way neighborhood street is a low capacity street that primarily serves those properties directly adjacent to it. This street allows for one way traffic and parking on one or both sides of the street in a narrow right- of-way. One way neighborhood streets shall be developed pursuant to the standards set forth in Table E11.3, and as illustrated in Figure III-3. City of Evanston: West Evanston Overlay District 21 • 11 • • • • Subsections IV through XVII: Building Type Standards West Evanston Zoning Overlay • • ME West Evanston Zoning Overlav IV. General Building Type Standards • A. Building Type Descriptions. The following outlines the Building Types permitted These buildings are located on neighborhood or in this Overlay District. Refer to Table II.A and the connector streets (see Figure III -A). Regulating Plans, (Figures II-C, II-D, II-E, and II-F) for 7. Townhouse Type M. The Townhouse Type III permitted locations. contains multiple attached single family residences, grouped in small buildings with small landscaped 1. Mixed Use Building. This Building Type allows for front yards. The garage for the Townhouse Type III the development of commercial uses, such as office, is located within the rear of the building, accessed retail, and service uses on the Ground Story, as directly off the alley or Car Court, with no rear yard. well as office, service, and/or residential uses on the These buildings are located on neighborhood streets upper floors, to the extent all such uses are allowed or other existing streets (see Figure III -A). in the underlying B-2 base zoning. The Mixed Use 8. Small -Lot House. The Small -Lot House is a Building is located close to the street with doors and single family, detached structure similar in scale storefront windows along the sidewalk and parking to the townhouses with a landscaped front yard. in the rear. These buildings are not located along The Small -Lot House includes a small rear yard neighborhood streets (see Figure III -A). and separate garage, accessed from the rear off an 2. Flex Building. This Building Type allows for alley or Car Court. These buildings are located on the development of residential uses on all floors, neighborhood streets (see Figure III -A). with Ground Story commercial as allowed in the 9. Iconic Building. The Iconic Building is meant underlying B-2 base zoning. The Flex Building may to allow for the unique building styles typically be located along connector or neighborhood streets associated with neighborhood -scale churches, (see Figure III -A). synagogues, religious assembly, community or 3. Apartment Building. This Building Type allows for cultural uses, libraries, and civic or governmental the development of multiple residential units, either uses. The Iconic Building may only occur on corner rental or condominium units, in a single building. parcels with two intersecting street frontages. These The Apartment Building has a small landscaped buildings may be located along any streets, but may • area between the building and the street with doors require a special use permit pursuant to Subsection and windows facing the street and parking in the ME of this Overlay or the underlying base zoning rear. These buildings are not typically located along district. neighborhood streets unless additional standards are utilized (see Figure III -A). 4. Flat Building. This Building Type allows for three to nine residential units to be developed within a smaller building than the Apartment Building. The Flat Building has a landscaped area between the building and the street with doors and windows facing the street and parking in the rear. These buildings are located on neighborhood or connector streets (see Figure III -A). 5. Townhouse Type I. The Townhouse Type I contains multiple attached single family residences, grouped in small buildings with landscaped front yards. The Townhouse Type I includes a small rear yard and separate garage, accessed from the rear off an alley or Car Court. These buildings are located on neighborhood or connector streets (see Figure III -A). 6. Townhouse Type U. The Townhouse Type II contains multiple attached single family residences, grouped in small buildings with landscaped front yards. The garage for the Townhouse Type II is • located within the rear of the building, accessed directly off the alley or Car Court, with no rear yard. City of Evanston: West Evanston Overlay District 25 West Evanston Zoning overlay IV. General Building Type Standards Street Frontage Side & Rear Yard Buildable Area Setbacks Parking & Loading • Minimum Minimum Minimum Maximum Minimum Maximum Corner Front Yard Coverage of Maximum Impervious + Minimum Side Rear Minimum Maximum Location of Parking Number of Principal Principal Side Yard BTZ (feet) Front Property BuildingSemi- Lot Width Setback Setback Lot Size FAR Facilities (yard) Permitted Building Building BTZ (feet) Line (feet) (feet) Coverage Pervious (feet) Curb Cuts Height Height Coverage (stories) (stories) Mixed Use, Commercial & Civic Buildings 5-10 BTZ; 5-10 BTZ; 4 stories or 15-20 BTZ 15-20 BTZ 57'; within Mixed Use on new on new 95 % Building streets, streets, one 5 5 n90%+ 5% none none none Rear if no alley, 2 100' of Dodge & Dodge & 1 per lot Darrow/ Church, 3 Darrow Darrow stories or 47' 5-10 BTZ; 5-10 BTZ; 10-15 BTZ 10-15 BTZ Flex on new on new Building streets, streets, 85 % 10 5 60% 70% + 15% 65 none none Rear; cannot extend into BTZs beyond none, access off 2 3 stories or Dodge & Dodge & principal building alley Darrow Darrow (Residential Buildings Apartment Building 10-20 BTZ 10-20 BTZ 80% with RS 10 5 60% 70% + 15% 65 none none Rear; cannot extend into BTZs beyond none, access off 2 4.5 stories or Base Zoning principal 9 buildin alley y 54 Apartment Building 15-25 BTZ 15-25 BTZ 80 % with R4 10 5 60% 70 % + 15% 65 none none Rear; cannot extend into BTZs beyond none, access off 2 4.5 stories or Base Zoning principal 9 buildin alley54 Maximum 7.5; Flat Building 15-30 BTZ I5-30 BTZ Building Width 5 45% 60% + 15% 60 none none Rear; must be screened from ail none, access off 2 3 stories or along street w between 42' face: 75' buildings streets by buildings alley 5; 10 • Townhouse Rear; must be none, 3 stories (with Type I 15-25 BTZ 15-25 BTZ none between 5 45% 50%+ 15% none none none screened from all access off 1.5 Parapet Cap buildings streets by buildings alley Type) or 35' Townhouse Type II 15-30 BTZ 15-30 BTZ none 5; 30 between 5 50 % 55 % + 15% none none none Rear; must be screened from all if no alley, 1 per street 2 3.5 stories or buildings streets by buildings frontage 42, Townhouse 10-25 BTZ 10-25 BTZ none 5; 10 between 5 50% 55 % + 15% none none none Rear; must be screened from all if no alley, 1 per street 2 3 stories or Town III buildings streets by buildings frontage 4Y Rear; located behind Small Lot 15-25 BTZ 15-25 BTZ none 5 5 45% 50%+ 15% none none none back facade of principal building; none, access off 1.5 3 stories (with Parapet Cap House must be screened from all streets by alley Type) or 35' buildings Iconic Building 5-25 BTZ 5-25 BTZ none 5 5 none 60% + 20% 50 none none Rear and side yards; cannot extend into if no alley, 1 per street 1 2 stories or BTZs frontage 30' Table IV.A: Building Types summary Table. This table summarizes the Building Type requirements set forth in Subsections V through XVI. The specific requirements in Sections V through XVI shall control over any summary information in this table. • 26 West Evanston Zoning Overlay IV General Building Type Standards • Building Height Transparency Entrance Cap & Base Type Use Requirements - Required Upper Maximum Ground- floor: Setback for Minimum Maximum Upper Story Principal Building Tower Floor: Floor to Additional FaSade Area Front & Comer Ent2nce Allowable Ca Allowable Base p Allowed Uses (permitted/special uses are defined Height at Permitted Floor to Floor Floor Heigh[ in without Side FaSade Location Types Types by the base zoning with these exceptions) Street FaSade Height (feet) Height Rear Transparency Transparency (feet) 1 15-24; over Front or parapetGround floor must be occupied by retail or Pitch, Yes 20 counts as 9-14 12% Applies Corner Side , Storefront service space. Upper floors include residential, & Tower two stories Facade service, or office uses. 2 stories 8 Yes 9-16 9-14 12% Applies Front or Comer Side Parapet, Pitch, Storefront & Commercial uses are allowed as defined by underlying zoning. Residential uses are allowed FaSade & Tower Stoop on all floors. 1 Yes 9-14 9-14 12% 3.5 stories or 8 Yes 9-14 9-14 12% 42' Yes on units at street 9_14 9-14 termini • Yes on 2.5 stories or 8 nit 3 street 8-14 8-14 termini Yes on 2.5 storiesor 8 t street eetts 8-14 8-14 termini Yes on 2.5 stories Or 8 units t street 8-14 8-14 termini Yes on 2.5 stones or end units 35' 8 or units at 8-14 8-14 street termini 1 story: Yes 15-30; 9_14 2 stones: 9-15 • 12% 12% 12% Front or parapet, Pilch, Applies Comer Side & Tower Stoop & Porch Ground floor must be occupied. FaSade Front or parapet, Pitch, Applies Comer Side &Tower Stoop & Porch Ground Floor must be occupied. FaSade Front, Applies Comer Side, Parapet, Pitch, Stoop & Porch Parks, playgrounds, and educational institutions & Side & Tower are not permitted. FaSade Front or Parapet, Pilch, Primary permitted use is single-family attached Applies Comer Side & Tower Stoop & Porch or two-family only. One accessory dwelling unit FaSade is permitted in the accessory building. Front or Parapet, Pitch, Primary Permitted use is single-family attached FaSade & Tower or two-family only. Front or 12% Applies Comer Side Parapet, Pitch, Stoop & Porch Primary permitted use is single-family attached FaSade & Tower or two-family only. u Front or parapet, Pitch, 12% Applies Comer Side & Tower FaSade Front or p 10 % Comer Sidearapet, Pitch, FaSade Spire, & Tower Primary permitted use is single-family. One Stoop & Porch accessory dwelling unit is permitted in the accessory building. May only be occupied by churches, synagogues Stoop religious assembly, community or cultural uses, libraries, and government or civic uses. City of Evanston: West Evanston Overlay District 27 West Evanston Zoning Overlay V. Building Types: Base Types = Entryway. Horizontal Expression W Line. —� Transparency. — w Ground sidewakl< Story Vertical Elevation. Divisions. Figure V-A. Storefront Base Type. V. The following details the Base Type requirements. Refer to each Building Type for its permitted Base Types. A. Storefront Base Type. (See Figure V-A) Transparency. A minimum of 75 % of the Front Facade between two (2) and eight (8) feet above the sidewalk must be comprised of transparent, non -reflective windows into the Ground Story space. Ground Story Elevation. Ground Story elevation must be between zero (0) and one (1) feet above sidewalk. Vertical Division. Base Facade shall be vertically divided with an Expression Line into segments no greater than thirty (30) feet in width. Horizontal Expression Line. A horizontal Expression Line shall define the base from the upper floors of the building. 4M Entryway. All entries shall be recessed a minimum of three (3) feet and a maximum of eight (8) feet deep, and be a width no greater than eight (8) feet. W Entryway. Horizontal El - _ Expression Line. �� Transparency is determined per Building Type. - — (-4M Ground Story sidewalk j Elevation. Vertical Divisions. Figure V-B. Porch Base Type. B. Porch Base Type. (see Figure V-B) 4M Ground Story Elevation. Ground Story elevation must be located a maximum of 2'-6" above the sidewalk and, with a visible occupied basement, a maximum of 4'-6" above the sidewalk. 4M Vertical Division. Base Facade for all Building Types shall be vertically divided with an Expression Line into segments no greater than sixty (60) feet in width. 4M Horizontal Expression Line. A horizontal Expression Line shall define the Ground Story from the upper floors and, where permitted, the visible basement from the Ground Story of the building for all Building Types. 4M Entryway. All entries shall be located off a porch (a raised, roofed platform), which shall be a minimum of five (5) feet deep and eight (8) feet wide. a. Enclosed porches shall not be allowed. • • • 4. 0 J sidewalk ® Vertical Divisions. i Figure V-C. Stoop Base Type. West Evanston Zoning Overlay V. Building Types: Base Types • C. Stoop Base Type. (See Figure V-C) ® Ground Story Elevation. Ground Story elevation must be located a maximum of 2'-6" above the sidewalk or with a visible occupied basement a maximum of 4'-6" above the sidewalk. ® Vertical Division. Base Facade for all Building Types shall be vertically divided with an Expression Line into segments no greater than sixty (60) feet in width. ® Horizontal Expression Line. A horizontal Expression Line shall define the Ground Story from the upper floors and, where permitted, the visible basement from the Ground Story of the building for all Building Types. 4M Entryway. All entries shall be located off a stoop. Stoops (open platforms, typically raised) shall be a minimum of three (3) feet deep and four (4) feet wide. • 4M Entryway. �--® Horizontal Expression Line. Transparency is determined — per Building Type. — ® Horizontal Expression Line. ® Ground Story Elevation. Optional Visible Basement. City of Evanston: West Evanston Overlay District 29 West Evanston Zoning Overlay VI. Building Types: Cap Types II T 140 Cap Height. upper floor of building Horizontal Expression Line. Figure VI -A. Parapet Cap Type. VI. The following details the Cap Type requirements. A. Parapet Cap Type. (See Figure VI -A) 4W Height. Minimum cap height from the top of the upper floor to the top of the parapet is two (2) feet, maximum is six (6) feet. The cap shall be high enough to screen the roof and any roof appurtenances from view of any adjacent building of similar height. 4W Horizontal Expression Line. Horizontal Expression Lines shall separate the cap from the upper floors of the building and shall define the top of the cap. 4W Use. Occupied space may not be incorporated behind this Cap Type. 91 4M Roof Pitch. JIB � i % — —w Roof Height. I w upper floor of biiiding Figure VI-B. Pitched Roof Cap Type (Gable Roof). B. Pitched Roof Cap Type. (See Figure VI-B) Roof Types. The following are permitted roof types: a. Hipped, shed, gabled, butterfly, and any combination with or without dormers are acceptable. b. Gambrel roofs are acceptable. If the ridge runs parallel to the street, one dormer per fifteen (15) feet of street face shall be included. Pitch. Pitched roof Cap Type may not be sloped less than a 6:12 (rise:run) or more than 12:12, except in the following cases: a. Roofs located above a second Story, except on Iconic Buildings, are permitted to have a pitch as low as 4:12. b. Butterfly roofs may not be sloped more than 4:12. c. Pitched roofs on a tower are permitted to have a pitch steeper than 12:12. IW Height. Roof height may not be greater than the total of all floors below the roof. Use. Occupied space may be incorporated into this Cap Type. a. This space constitutes a Half -Story. b. Occupied space may not be incorporated into this Cap Type when a gambrel or butterfly roof is used. 0 • West Evanston Zoning Overlay • VI. Building Types: Cap Types Tower Width. K I 31 Allowable Cap Type. Tower Height. ® — v � I I 4W Horizontal upper floor of building Expression Line. • Figure VI-C. Tower Requirements. C. TOWer. (See Figure VI-C) ®Location. Towers are permitted in the following locations: a. No more than one (1) tower per building. b. No more than one (1) tower is permitted for every 300' of street face of a development. c. Permissible tower locations are further specified in the Building Type regulations set forth in Subsections IX through XVII. ®Height. Maximum tower height from the top of the parapet or eave to the top of the tower is the equivalent of the height of one (1) upper floor of the building to which the tower is applied. ®Width. Maximum tower width from the front, corner side, interior side, and rear Facade is one-third (1/3) the width of the Front Facade or thirty (30) feet, whichever is less. Horizontal Expression Line. Horizontal Expression Lines shall separate the tower from the upper floors of the building, except on residential Building Types. ®Use. Towers may be occupied by the same uses allowed in upper floors of the Building Type to which it is applied. • <wTower Cap. Allowable Cap Types are parapet and pitched roof on the top of the tower element. City of Evanston: West Evanston Overlay District Spire Height. 111M — Spire Width. upper floor of building Figure VI-D. Spire Requirements. D. Spire. (See Figure VI-D) 4W Location. Spires are permitted only on Iconic Buildings and must be located on top of a tower. Height. Maximum spire height from the top of the tower to the top of the spire is thirty (30) feet, including any decorative elements atop the apex of the spire. Width. Maximum spire width is one-half (1/2) the width of the tower on which it is situated. Use. Spires may not be occupied; they are a decorative element. E. Special Approval Iconic buildings may request special approval for unique Cap Types not included in this code. Approval for unique Cap Types will be included in the special use permitting process. 31 West Evanston Zoning Overlay VII. Building Types: Measuring Transparency Upper Story Transparency. — Transparency — Requirement. 4W Ground Story Transparency Measured ®Transparency Between 2' � Measured Over — & 8' the Entire Facade. Figure VII-A. Measuring Transparency on Storefront Buildings. VII. The parameters outlined in this Section detail how to measure building Transparency. Capitalized Terms are defined in Subsection I. A. Storefronts. (See Figure VII-A) Transparency Measured by Floor. On buildings with a storefront Base Type, Transparency is measured with a separate percentage for the Ground Story Transparency and the upper Story Transparency. Ground Story. The Ground Story Transparency is measured on the Facade between two (2) feet and eight (8) feet above sidewalk level on storefronts. Refer to the Base Type standards for the minimum percentage. 40 Upper Story. The upper Story Transparency level of these buildings is measured by Story, from floor to floor. Refer to the Building Type standards for the minimum percentage. 32 U LJ Q Figure VII-B. Measuring Transparency on Porch & Stoop Residential Buildings. B. Porch or Stoop Residential Buildings. (see Figure VII-B) -�' Transparency Measured by Facade. On residential buildings with a porch or stoop Base Type, Transparency is measured as a percentage of the entire Facade and not by Story. Ground and Upper Stories. Transparency is measured along the full Facade, including the Facade of a Story located within the roof structure. Refer to the Building Type standards for the minimum percentage. C. General Transparency Requirement. (see Figures VII-A and VII-B) ®Maximum Area of No Transparency. On front and corner side Facades of applicable Building Types, as specified in Subsections IX through XVII, no rectangular area greater than 30% of the each Story's Facade may be blank without Transparency. This area is measured from floor to floor of each Story. 40 • • West Evanston Zoning Overlay VIII. Building Types: Measuring Height & Coverage Top of Parapet. Cap � Midpoint of Type. Highest Slope. Upper �. PP m w Story. Ground � m Story. Average Average Grade. Grade. Interior Side Property Line Q I------------------- ----------------- _ Sidc e Property.. LineJ'-i rinci 1 i.....,.i�-- .i-y,�du.:� .. 0 BU a t, `�", i f�f' 9• N 1 f'n W {iaiiaa. . L N1 • 10 LL Corner Side Property Line street • VIII. The parameters outlined in this Section detail how to measure the height and building coverage of a structure. Capitalized Terms are defined in Subsection I. • A. Measuring Height. (see Figure VIII-A) Height in Stories. Each Building Type includes a provision listing the number of permitted stories, typically in a minimum and maximum number of stories. Half -Stories. Half -Stories are located either completely within the roof structure or in a basement exposed a maximum of one-half Story above grade. Floor Height. Each Building Type includes a permitted range of height for each Story. a. Floor height is measured in feet, between the floor of a Story to the floor of the next Story above it. b. For single Story buildings and the uppermost Story of a multiple Story building, floor to floor height shall be measured from the floor of the Story to the tallest point of the ceiling. Figure VIII-A. Measuring Height. Maximum Impervious Site Coverage = Building Coverage + Impervious Surfaces. Maximum Building Coverage = Principal Buildings + Accessory Structures. Figure VIII-B. Measuring Lot Coverage. Overall Building Height. Maximum overall height is provided for all Building Types and is measured in feet as follows: a. Parapet Cap Type. Overall building height is measured from the average grade of the bottom of the building's front Facade to the to the top of the parapet. b. Pitched Cap Type. Overall building height is measured from the average grade of the bottom of the building's front Facade to the midpoint of the highest roof slope. B. Measuring Coverage. (See Figure VIII-B) Building Coverage. The percentage of a lot covered by all structures, principal and accessory. Impervious Site Coverage. The percentage of a lot covered by all buildings (principal and accessory), pavement, and other Impervious Surfaces. Semi -Pervious Lot Coverage. Within each Building Type, an additional percentage of the lot may be surfaced in a Semi -Pervious material. Examples of Semi -Pervious materials include but are not limited to permeable pavers, and permeable asphalt. City of Evanston: West Evanston Overlay District 33 West Evanston Zoning Overlay IX. Building Types: Mixed Use Building 4W Allowable Overhang cm Front and Corner Side Build -to Zones. Maximum Impervious Coverage. Occupy the Corner. alley dear Pro�er:v Line _ _ -F --- -----•------ 4W Rear Yard Setback. Additional Semi - Pervious Surface. 4—� Interior 1 Side Yard I Setback. I ® Loading Facility IL Parking N ! I a) Location j 'r (showing o. optional single double loaded aisle) Im a Front and Corner Side Front Property Linz Build -to - -- -- — . Zones. street �� 4W Front Property Line Coverage. Allowable Driveway. E A. Building Siting. (See Figure IX -A) Street Frontage. A minimum of 95% of the length of the front Build - to Zone, minus the allowable double loaded aisle of parking as permitted (see M), must be occupied by building. The intersection of the front and corner side Build -to Zones (the corner) must be occupied by a building. 4M Front and corner side building Facades must be constructed within Build -to Zones located between five (5) and ten (10) feet from the property line with the following exception: a. Build -to Zones on all new streets, Dodge Avenue, and Darrow Avenue must be between fifteen (15) and twenty (20) feet from the property line. 4W Eaves, upper floor bays, and awnings are permitted to extend to the property line, maintaining a minimum of ten (10) feet of height clearance at Ground Story. Side & Rear Yard Setbacks. Applies to both principal and accessory structures & uses. 4W Interior Side yard Setback shall be a minimum of five (5) feet. 4W Rear yard Setback shall be a minimum of five (5) feet. Buildable Area. Maximum Impervious Site Coverage (including Building Coverage) shall be 90% of Total Lot Area. An additional 5 % of the Total Lot Area may be Semi - Pervious. No minimum lot size is required. No maximum floor area ratio applies. Off -Street Parking & Loading. Parking is permitted in the rear yard only with the following exception: 34 Figure IX -A: Building Siting. a. Parcels located on Emerson Street, Simpson Street, or Green Bay Road with property lines longer than 200' may include double loaded aisle of parking at the property line, perpendicular to the street. All loading facilities shall be located on the rear Facade. Driveways & Access. If no alley exists, one (1) driveway per lot is permitted with the following exceptions: a. Driveways are not permitted off any new street, Green Bay Road, Church Street, Dodge Avenue, and Darrow Avenue. b. Driveway location shall be at least seventy-five (75) feet from the intersection of the front and corner side property lines of the block. c. Shared driveways are encouraged. Drive -through facilities are not permitted with the following exception: a. A drive -through facility located on the rear of the building, with stacking fully in the rear, is permitted as a special use. B. Height & Use Requirements. (See Figure IX-B) Building & Floor Heights. 4W Building height shall be a minimum of two (2) stories and a maximum of four (4) stories, with a maximum overall height of fifty-seven (57) feet with the following exception: a. Buildings along Church Street located within 100' from the corner of Darrow Avenue shall be a 0 • • 0 • West Evanston Zoninq Overlay IX Building Types: MixecTUse Building Upper Floor Uses. Building ' 9 y Height. '-� J N Allowable Upper 01 Floors Height. Io - Internal Parking. t-. CALL.ti,k0h.liAWILIALI a Allowable t. _ Ground ® Office U Story - .. Uses. � i', -, ,%� r Ground Story Height. LL. r, street 77 Figure IX-B: Height & Use Requirements. Transparency of the I W I " Allowable Cap Type. Upper Floors. m m m m m m Ell III m IDArea mj m of No 4W Transparency. m m m m m m m ® Principal Entrance Location. _ — M - Allowable Base Type. street <W Entrance Spacing. IFigure IX-C: Facade Requirements. maximum of three (3) stories, with the third Story set back a minimum of eight (8) feet and overall maximum height of forty-seven (47) feet. 4M Allowable Ground Story height is a minimum of fifteen (15) feet, maximum of twenty-four (24) feet. When the Ground Story is twenty (20) feet or more in height, it shall count as two (2) stories in terms of measuring the overall building height. 4M Allowable upper floor height is a minimum of nine (9) feet, maximum of fourteen (14) feet. 4M Accessory structures & uses shall not exceed the height of the Principal Building on the lot. Uses, Permitted uses and special uses are defined by the base district zoning with the following exceptions: 4M Parking is permitted internally in the rear of the building or fully below grade; a minimum of thirty (30) feet from the street Facades must be occupied by a permitted use other than parking. Office uses on the Ground Story require a special use permit. Home occupations are permitted per Chapter 5 of the Zoning Ordinance. C. Facade Requirements. (see Figure IX-c) •Transparency. ®A minimum of 12% of the upper Story of all street Facades, measured floor to floor, shall have City of Evanston: West Evanston Overlay District transparent, non -reflective windows. ® On front and corner side Facades, no rectangular area greater than 30% of the Facade per floor may be blank, without Transparency. Building Entrance. (' The building's principal entrance must be on the front or corner side Facade. Entrances at the corner of a building satisfy this requirement. Provide a minimum of one (1) entrance for every seventy-five (75) feet of building frontage on the Front Facade. Allowable Cap & Base Types. (See Sections V and VI) ® Allowable Cap Types are the parapet and pitched roof. A tower is permitted. Allowable Base Type is the storefront. Building Materials. Applicable only to street Facades or Facades visible from a street. ® Facades must be constructed of a durable, natural material. False materials intended to look like other materials shall be avoided, and if used limited to the extent possible. QD Concrete masonry units, bricks over three inches (3 ") in height, and exterior insulation and finishing systems (EIFS) are not permitted. Balconies. Projecting balconies are not permitted on street face Facades. 35 West Evanston Zoning Overlay X. Building Types: Flex Building 4M Additional Semi -Pervious Surface. 4 D Maximum Impervious Coverage. Maximum Building Coverage. QD Occupy the Corner. alley Rear Pnopesiy dine ------------------�_--�------ / �X I � 1 3 a CL 1 N , 1 ar tl11 Progeriy_Line '—�CMinimum street Front Property Line Coverage. Lot Width. A. Building Siting. (See Figure X-A) Street Frontage. 4WA minimum of 85% of the length of the front Build - to Zone must be occupied by building. 4W The intersection of the front and corner side Build - to Zones (the corner) must be occupied by a building. Front and corner side building Facades must be constructed within Build -to Zones located between five (5) and ten (10) feet from the property line with the following exception: a. Build -to Zones on all new streets, Dodge Avenue, and Darrow Avenue to be between ten (10) and fifteen (15) feet from the property line. Side & Rear Yard Setbacks. Applies to both principal and accessory structures & uses. 4W Interior Side yard Setback shall be a minimum of ten (10) feet. 4W Rear yard Setback shall be a minimum of five (5) feet. Buildable Area. Maximum Building Coverage is 60% of Total Lot Area. 4W Maximum Impervious Site Coverage (including Building Coverage) shall be 70% of Total Lot Area. An additional 15 % of the Total Lot Area may be Semi -Pervious. Minimum lot width is sixty five (65) feet. No minimum lot size is required. 36 Rear Yard Setback. Allowable Driveway. Interior Side Yard Setback. Loading Facilities. ,!lfy Front and Comer Side `'�/ Build -to Zones. Figure X-A: Building Siting. No maximum floor area ratio applies. Off -Street Parking & Loading. Parking is permitted in the rear yard of a lot, but may not extend beyond the face of the Principal Building into the corner side Build -to Zones. �.- All loading facilities shall be located on the rear Facade. Driveways & Access. `, Driveway access is permitted only off public alleys. Drive -through facilities are not permitted. B. Height & Use Requirements. (See Figure X-B) Building & Floor Heights. 4M Building height shall be a minimum of two (2) stories and a maximum of (3) stories, with the third Story set back a minimum of eight (8) feet. Maximum overall building height is forty-four (44) feet. Allowable Ground Story height is a minimum of nine (9) feet, maximum of sixteen (16) feet. Allowable upper floor height is a minimum of nine (9) feet, maximum of fourteen (14) feet. • • 0 is • West Evanston Zoning Overlay X. Building Types: Flex Building Maximum Building Height. Upper Story Facade Setback. -� 4W Allowable Floor to , Floor Height. 0 Allowable Floor to Floor Height. f III Y ` c ° I ;!' ,f� • Internal Rear Parking. street Figure X-B: Height & Use Requirements. O Permitted Tower. 3 m Facade Transparency. FF1 ff m I m I Area of No �I Transparency. W 3/ m m ® Principal Entrance Location. street Uses. Permitted uses and special uses are defined by the base district zoning with following exceptions: 4W Parking is permitted internally in the rear of the first floor of the building or fully below grade; a minimum of twenty (20) feet from the street Facades of the Ground Story must be occupied by a permitted use other than parking. Permitted residential uses may exceed 20,000 square feet in area and may be utilized on all floors. Home occupations are permitted per Chapter S of the Zoning Ordinance. C. Facade Requirements. (See Figure X-C) Transparency. ® A minimum of 12% of all street Facades, measured floor to floor, shall have transparent, non -reflective windows. Increased Transparency is required on the Ground Story for the Storefront Base Type (see Section V). ® On front and corner side Facades, no rectangular area greater than 30% of the Facade per floor may be blank, without Transparency. City of Evanston: West Evanston Overlay District m -i 4W Allowable Cap Type. I m ®Allowable Base Type. Figure X-C: Facade Requirements. Building Entrance. ®The principal entrance must be located on the front or corner side building Facade. Entrances at the corner of a building satisfy this requirement. Allowable Cap & Base Types. (See Sections V and VI) Allowable Cap Types are the parapet and pitched roof. A tower is permitted. ®Allowable Base Type is the storefront or stoop. Building Materials. Applicable to street Facades or Facades visible from a street. 4W Facades must be constructed of a durable, natural material. False materials intended to look like other materials shall be avoided, and if used limited to the extent possible. ® Concrete masonry units, bricks over three inches (3 ") in height, and exterior insulation and finishing systems (EIFS) are not permitted. Balconies. Projecting balconies are not permitted on street face Facades. 37 West Evanston Zoning Overlay XI. Building Types: Apartment Building OW Additional Surfo- 4W Maximum Impervious Coverage 4W Maximum Building Coverage. Occupy the Corner. alley Fear Property Line Rear Yard Setback. . .. ..............•---` •---...-•------••--•-•--.. .. � Allowable Driveway. h. Interior Side Yard Setback. / 3 ' Loading Facilities. 0 0 Y L 0 I_ a p,' 1 N � Base: Front and Corner Si N� Side Build-toZones. c 4 ^ RS Base! : Front nt and Corner ri Li Side Build -to Zones. .ti a Front Property Line_ __ street Front Property Line Coverage. 3 Minimum Lot Width. i Figure XI -A: Building Siting. A. Building Siting. (see Figure Xi -A) Street Frontage. " A minimum of 80% of the length of the front Build - to Zone must be occupied by building. 4WThe intersection of the front and corner side Build - to Zones (the corner) must be occupied by a building. 4WIn locations with R4 base zoning, front and corner side building Facades must be constructed within Build -to Zones located between fifteen (15) and twenty five (25) feet from the property line. 4WIn locations with R5 base zoning, front and corner side building Facades must be constructed within Build -to Zones located between ten (10) and twenty (20) feet from the property line. Side & Rear Yard Setbacks. Applies to both principal and accessory structures & uses. 4W Interior Side yard Setback shall be a minimum of ten (10) feet. Rear yard Setback shall be a minimum of five (5) feet. Buildable Area. 4W Maximum Building Coverage is 60% of Total Lot Area. 4W Maximum Impervious Site Coverage (including Building Coverage) shall be 70% of Total Lot Area. An additional 15% of the Total Lot Area may be Semi -Pervious. AM• Minimum lot width is sixty five (65) feet. No minimum lot size is required. No maximum floor area ratio applies. Off -Street Parking & Loading. Parking is permitted in the rear yard of a lot, but may not extend beyond the face of the Principal Building into the corner side Build -to Zones. =All loading facilities shall be located on the rear Facade. Driveways & Access. =Driveway access is permitted only off public alleys. B. Height & Use Requirements. (See Figure XI-B) Building & Floor Heights. (WIn locations with R4 base zoning: a. Building height shall be a minimum of two (2) stories and a maximum -of three and a half (3 1/2) stories. b. Four and a half (4 1/2) stories are permitted if the top Story is set back from all street faces a minimum of eight (8) feet. c. Maximum building height on a street face is forty-two (42) feet, overall fifty-four (54) feet. 4MIn locations with R5 base zoning: a. Building height shall be a minimum of two (2) • is P� ® Maximum Building Height. In R4, Upper Story Facade Setback m � a i c 0 street - Permitted Tower. ® Facade Transparency. is® Principal Entrance Location. West Evanston Zoning Overlay XI. Building Types: Apartment Building Cory ..E 4W Allowable Floor to Floor Height. Internal Rear Parking. QD Basement Parking. Figure XI-B: Height & Use Requirements. 3 m m � Allowable Cap Type. m m � m m I Area of No m Transparency. m i� m m ® Allowable Base Type. m :i m Street o Figure XI-C: Facade Requirements. Story and a maximum of four and a half (4 112) stories. b. Maximum building height is fifty-four (54) feet. Allowable floor height is a minimum of nine (9) feet, maximum of fourteen (14) feet. Uses. Permitted uses and special uses are defined by the base district zoning with following exceptions: Parking is permitted internally in the rear of the of the first full floor of the building; a minimum of thirty (30) feet from the street Facade of the Ground Story must be occupied by a permitted use other than parking. Parking is permitted in floors located fully or partially below grade. No more than four (4) feet of that floor may be exposed above grade. C. Facade Requirements. (See Figure XI-C) Transparency. ® A minimum of 12 % of all street Facades, measured • floor to floor, shall have transparent, non -reflective windows. ® On front and corner side Facades, no rectangular City of Evanston: West Evanston Overlay District area greater than 30% of the Facade per floor may be blank, without Transparency. Building Entrance. ® The principal entrance must be located on the front or corner side building Facade. Entrances at the corner of a building satisfy this requirement. Allowable Cap & Base Types. (See Sections V and VI for descriptions) 4W Allowable Cap Types are the parapet and pitched roof A tower is permitted. 4W Allowable Base Types are the stoop and porch. Building Materials. Applicable to street Facades or Facades visible from a street. 4W Facades must be constructed of a durable, natural material. False materials intended to look like other materials shall be avoided, and if used limited to the extent possible. ® Concrete masonry units, bricks over three inches (3 ") in height, and exterior insulation and finishing systems (EIFS) are not permitted. Balconies. 4W Projecting balconies are not permitted on street face Facades. 39 West Evanston Zoning overlay Al. Building Types: Flat Building Front & Corner Side Build -to Zone. Maximum Building Coverage. Minimum Space Between Buildings. QV Occupy the Corner. aHey AsRear Yard Setback. Rear Property Line Allowable Additional Semi -Pervious Princpa["" _ 4-4 Interior Side. Setback. Parking Location. sus .Maximum Impervious * a • �Buildrrg`' 'l�reni�l r. Frosit Property Line ax: .Ding stree:..v. - QDWidth A. Building Siting. (See Figure XII-A) Multiple principal and accessory structures & uses are permitted on single parcels; however, each building must meet all requirements. Front & Corner Build -to Zone. Min. Lot Width 1 Figure XII-A: Building Siting. Street Frontage. 4W Front and corner side Facades of buildings must be constructed within a Build -to Zone, located between fifteen (15) and thirty (30) feet from the front and corner side property lines. The intersection of the front and corner side Build - to Zones (the corner) must be occupied by a building. 4W For each Principal Building, the total length of all facades facing each street (maximum building width) may not exceed 75 feet. Interior Side & Rear Yard Setbacks. Applies to both principal and accessory structures & uses. 46 Interior Side yard Setback shall be a minimum of seven and a half (7.5) feet. 4W Rear yard Setback shall be a minimum of five (5) feet. OW For multiple buildings on one parcel, a minimum of fifteen (15) feet is required between buildings. Buildable Area. Maximum Building Coverage shall be 45% of the Total Lot Area. Ex Maximum Impervious Site Coverage (including Building Coverage) shall be 60% of the Total Lot Area. �An additional 15% of the Total Lot Area may be Semi -Pervious. '%Minimum lot width is sixty (60) feet at the front property line. No minimum lot size is required. Parking, Accessory Structures, & Accessory Uses. Surface parking and garages are permitted in the rear, behind the back Facade of the Principal Building. All surface parking must be screened from all streets by buildings. Driveways & Access. =Driveway access is permitted only off public alleys. 0 • 0 • • 4W Building Height. (co midooinr of roof slow) N street West Evanston Zoning Overlay Al. Building Types: Flat Building Facade V\/ Transparency. Area No m [I] ID Transparency. j Principal Entrance E j FM Location. �. . street p B. Height & Use Requirements. (See Figure XII-B) Building & Floor Heights. 4W Building heights shall be a minimum of two (2) stories and a maximum of three (3) stories. Maximum overall building height is forty two (42) feet. 4W Allowable floor height is a minimum of nine (9) feet, maximum of fourteen (14) feet. Uses. 4W For all floors, permitted uses and special uses are defined by the base district zoning except that parks, playgrounds, and educational institutions are not permitted. C. Facade Requirements. (See Figure XII-C) Transparency. ® A minimum of 12 % of the front and the corner side Facades shall have transparent, non -reflective windows. ® On front and corner side Facades, no rectangular area greater than 30% of the Facade per floor may be blank, without Transparency_ City of Evanston: West Evanston Overlay District Allowable Floor Height. Figure XII-B: Height & Use Requirements. FE ❑ m Allowable Cap Types. m❑ m Exterior Stairs to Upper Stories m I I m (WAllowable Base Type. Figure XII-C: Facade Requirements. Building Entrance. ®The principal entrance for all buildings must be located on the front, corner side, or side Facade. Exterior entrances to upper stories are not permitted on the Front Facade. Exterior stairs to an upper Story are permitted only on the rear Facade. Allowable Cap & Base Types. (See Sections V and VI) ® Allowable Cap Types are the parapet and pitched roof. Towers are permitted only on Corner Buildings at street termini as designated on the Regulating Plans. Allowable Base Types are stoop and porch. Building Materials. Applicable to street Facades or Facades visible from a street. ®Facades must be constructed of a durable, natural material. False materials intended to look like other materials shall be avoided, and if used limited to the extent possible. 4W Concrete masonry units, bricks over three inches (3") in height, and exterior insulation and finishing systems (EIFS) are not permitted. Balconies. Projecting balconies are not permitted on street face Facades. 41 West Evanston Zoning Overlay All. Building Types: Townhouse I Allowable Driveway. Rear Yard Setback. Rear Property Line_ �!•. ! iiM4n Side Yard Setback. Encroachment _ ar Pkin & AccessoryStructure into Corner Side I g Build -to Zone. c / _ Location. Front & Corner - Side Build -to Zones. '� : Additional Semi -Pervious m Surface. a - 1 = Maximum Building Coverage. 0.rot mm p va Occupy the `� I N Corner. c Maximum Impervious Coverage. _Front Property Line _ street Maximum Number of Continuous Townhouses. i 3 A. Building Siting. (See Figure X111-A) Multiple principal and accessory structures & uses are permitted on single parcels; however, each building must meet all requirements. Note: Each building consists of multiple townhouse units. Street Frontage. 4W Front and corner side Facades of all building units must be constructed within a Build -to Zone, located between fifteen (15) and twenty five (25) feet from the front and corner side property line. 4W The intersection of the front and corner side Build - to Zones (the corner) must be occupied by a building. 4W Building units may step back beyond adjacent units within the Build -to Zone in increments no greater than ten (10) feet.' Side & Rear Yard Setbacks. Applies to both principal and accessory structures & uses. 4W Per street face, a minimum of two (2) and a maximum of five (5) continuous units are permitted to cluster in a building without side yard Setbacks. 4W The interior side of any building must be set back a minimum of five (5) feet from the interior side property line. 4W For multiple buildings on one parcel, a minimum of ten (10) feet is required between buildings. 4W The rear of any building must be set back a minimum of five (5) feet from the rear property line. 42 Figure XIII-A: Building Siting. Buildable Area. Maximum Building Coverage shall be 45% of the Total Lot Area. Maximum Impervious Site Coverage shall be 50% of the Total Lot Area. I An additional 15 % of the Total Lot Area may be Semi -Pervious. �=No minimum lot size is required. Parking, Accessory Structures, & Accessory Uses. Surface parking and accessory structures & uses are permitted in the rear yard, a minimum of ten (10) feet behind the back Facade of the Principal Building. Accessory structures & uses are permitted within the corner side yard Build -to Zone, but may not extend into this yard beyond the face of the Principal Building. 4W Surface parking areas must be screened from all street faces by buildings. Driveways & Access. 4W Driveway and garage access is permitted only off public alleys. • • • w West Evanston Zoning Overlay All. Building Types: Townhouse Overall Building Height. Street Face c w Building Ieight. — ' _ �_ = Accessory Structure o - - � Allowable Height. i a _- -- Floor Permitted 3 Height. --Use. 4WAllowed Accessory ,i - Dwelling Unit. street Figure XIII-B: Height & Use Requirements. _ ..... m m �f Allowable Cap Type. 0 � m l ® Area of No m m m Transparency. �a,1&1,11 Facade Transparency. 0 m 0 m 0 m o m o L--'M Allowable Base Type. ® Principal Entrance street Location. T Figure XIII-C: Facade Requirements. • B. Height & Use Requirements. (See Figure XIII-B) Building & Floor Heights. Principal Building height at the front street face shall be a minimum of one and a half (1 1/2) stories and a maximum of two and a half (2 1/2) stories. 4=On parapet buildings, a maximum of 3 stories is permitted if the third floor is set back from the Front Facade a minimum of eight (8) feet. Overall maximum building height for all types is thirty-five (35) feet. Accessory structure height is a maximum of two (2) stories and twenty four (24) feet and may not be taller than the Principal Building. Allowable floor height is a minimum of eight (8) feet, maximum of fourteen (14) feet. Uses. Principal permitted use is single-family attached only. One accessory dwelling unit is permitted in the accessory structure. C. Facade Requirements. (See Figure XIII-C) Transparency. ® A minimum of 12 % of the front and the corner side Facades shall have transparent, non -reflective • windows. City of Evanston: West Evanston Overlay District ®On front and corner side Facades, no rectangular area greater than 30% of the Facade per floor may be blank, without Transparency. Building Entrance. ®The principal entrance must be located on the front or corner side Facade. Allowable Cap & Base Types. (See Sections V and VI) Allowable Cap Types are the parapet and pitched roof. Towers are permitted only on end units or units at street termini, per the Regulating Plans. ®Allowable Base Types are stoop and porch. Facade Design. Each building, consisting of multiple connected units, must be treated with a different design than adjacent buildings, such as a change in material color, Cap Type, or Base Type. Building Materials. Applicable to street Facades or Facades visible from a street. ,Facades must be constructed of a durable, natural material. False materials intended to look like other materials shall be avoided, and if used limited to the extent possible. f,.Concrete masonry units, bricks over three inches (Y) in height, and exterior insulation and finishing systems (EIFS) are not permitted. . Balconies. Projecting balconies are not permitted on street face Facades. 43 1-1 West Evanston Zoning Overlay XIV. Building Types: es: Townhouse IT Additional Semi -Pervious Surface. Allowable Driveway. f?ezr Property Line _ 4011 Front & Corner T Side Build -to Zones. of� J Occupy the fnl N Corner. IV j� e L o Front, Property. Line_. street Maximum Number of Continuous Townhouses. j A. Building Siting. (See Figure XIV--A) Multiple principal and accessory structures & uses are permitted on single parcels; however, each building must meet all requirements. Note: Each building consists of multiple townhouse units. Street Frontage. 4M Front and corner side Facades of the building units must be constructed within a Build -to Zone, located between fifteen (15) and thirty (30) feet from the front and corner side property line. 4W The intersection of the front and corner side Build - to Zones (the corner) must be occupied by a building, 4M For every Townhouse Type II building unit on a Lot that meets the requirements of 4M above, one (1) additional building unit may front on a courtyard or Open Space, or two (2) additional units may front Park District property. The courtyard or Open Space must be a minimum of thirty five (35) feet wide. 4W Building units may step back beyond adjacent units within the Build -to Zone in increments no greater than ten (10) feet. Side & Rear Yard Setbacks. Applies to both principal and accessory structures & uses. 4M Per street face, a minimum of two (2) and a maximum of five (5) continuous units are permitted to cluster without side yard Setbacks. 4W The interior side of a building must be set back a minimum of five (5) feet from the interior side property line. 4M For multiple buildings on one parcel, a minimum of ten (10) feet is required between buildings. 4W Rear Yard Setback. Parking & Accessory Structure Location. 4W Maximum Building Coverage. 4W Side Yard Setback. = Maximum Impervious Coverage. Figure XIV-A: Building Siting. MThe rear of any buildings must be set back a . minimum of five (5) feet from the rear property line. Buildable Area. M Maximum Building Coverage shall be 50% of the Total Lot Area. Maximum Impervious Site Coverage shall be 55% of the Total Lot Area. An additional 15% of the Total Lot Area may be Semi -Pervious. =No minimum lot size is required. Parking & Garages. Parking is permitted in the rear yard or within the rear portion of the Principal Building. Detached garages are not permitted. Parking and garage areas must be screened from all street faces by buildings. Garage doors must face the alley or rear of the Lot. Driveways & Access. Driveway and garage access is permitted only off public alleys. Where no public alley is shown, one driveway per development area is permitted off of Green Bay Road or Foster Avenue as shown on the Regulating Plans. 0 • • • West Evanston Zoning Overlay XIV. Building Types: es: Townhouse 11 4W Overall Building (co midpoint of roof Slone) Height. Half -Story under roof. 4M Street Face y Building Height. J , e 7 IMP Permitted � Allowable Floor m_ e `®' Use. Height. a Half -Story � - above grade. _ Internal Parking. -- street Figure XIV-B: Height & Use Requirements. i /N / n \ /N en` n +)W Allowable Cap Type. ® Area p No E� 1� Trans wren � P cy � ij / m ® Facade Transparency. I m m m m I Allowable Base Type. ® Principal Entrance Q o 0 0 0 Location. T street Figure XIV-C: Facade Requirements. • B. Height & Use Requirements. (See Figure XIV-B) Building & Floor Heights. 4W Principal Building height at the front street face shall be a minimum of two (2) stories and a maximum of two and a half (2 1/2) stories. Maximum building height at the front street face is thirty five (35) feet. QDA maximum of three and a half (3 1/2) stories is permitted if the top floor is set back from the Front Facade a minimum of eight (8) feet. Overall maximum building height is forty two (42) feet. Allowable floor height is a minimum of eight (8) feet, maximum of fourteen (14) feet. Uses. Principal permitted use is single-family attached only. 4W Parking is permitted internally in the rear of the building; a minimum of fifteen (15) feet from the Front Facade of the Ground Story must be occupied by a permitted use other than parking. C. Facade Requirements. (See Figure XIV-C) Transparency. ® A minimum of 12% of the front and the corner • side Facades shall have transparent, non -reflective windows. City of Evanston: West Evanston Overlay District ® On front and corner side Facades, no rectangular area greater than 30% of the Facade per floor may be blank, without Transparency. Building Entrance. ® The principal entrance must be located on the front or corner side Facade. Allowable Cap & Base Types. (See Sections V and VI) 4W Allowable Cap Types are the parapet and pitched roof. Towers are permitted on units at street termini per the Regulating Plans. ®Allowable Base Types are stoop and porch. Facade Design. Each building, consisting of multiple connected units must be treated with a different design than adjacent buildings, such as a change in material color, Cap Type, or Base Type. Building Materials. Applicable to street Facades or Facades visible from a street. ® Facades must be constructed of a durable, natural material. False materials intended to look like other .materials shall be avoided, and if used limited to the extent possible. Concrete masonry units, bricks over three inches (3 ") in height, and exterior insulation and finishing systems (EIFS) are not permitted. Balconies. 4W Projecting balconies are not permitted on street face Facades. 45 4 West Evanston Zoning Overlay XV. Building Types: es: Townhouse III = Allowable Driveway. 4W Front & Corner Side Build -to Zones. 4W Occupy the Corner. {� Additional Semi -Pervious Surface. Rear Yard Setback. .-- Reor Property Line _ c� i-u------ -- -- -- 0 o - - a� - v ly U_..Front Property Line._ str<.et Maximum Number of Continuous Townhouses A. Building Siting. (See Figure XV-A) Multiple principal and accessory structures & uses are permitted on single parcels; however, each building must meet all requirements. Note: Each building consists of multiple townhouse units. Street Frontage. 4W Front and corner side Facades of the building units must be constructed within a Build -to Zone, located between ten (10) and twenty five (25) feet from the front and corner side property line. 4W The intersection of the front and corner side Build - to Zones (the corner) must be occupied by a building. For every five (5) Townhouse Type H building units on a Lot that meets the requirements of 4W above, three (3) additional building units may front on a courtyard or Open Space. The courtyard or Open Space must be a minimum of thirty five (35) feet wide. 4W Building units may step back beyond adjacent units within the Build -to Zone in increments no greater than ten (10) feet. Side & Rear Yard Setbacks. Applies to both principal and accessory structures & uses. Per street face, a minimum of two (2) and a maximum of five (5) continuous units are permitted to cluster without side yard Setbacks. The interior side of buildings must be set back a minimum of five (5) feet from the interior side property line. IN Side Yard Setback. Parking & Accessory Structure Location. Maximum Building Coverage. !=- Maximum Impervious Coverage. Figure XV-A: Building Siting. 4WFor multiple buildings on one parcel, a minimum of ten (10) feet is required between buildings. The rear of any buildings must be set back a minimum of five (5) feet from the rear property line. Buildable Area. 4W Maximum Building Coverage shall be 50% of the Total Lot Area. Maximum Impervious Site Coverage shall be 55% of the Total Lot Area. An additional 15 % of the Total Lot Area may be Semi -Pervious. No minimum lot size is required. Parking & Garages. =Parking is permitted in the rear yard or within the rear portion of the Principal Building. Detached garages are not permitted. =Parking and garage areas must be screened from all street faces by buildings. Garage doors must face the alley or rear of the Lot. Driveways & Access. =Driveway and garage access is permitted only off public alleys. Where no public alley is shown, one driveway per development area is permitted off of Foster Avenue as shown on the Regulating Plans. • • • 0 fia Overall Building (co midoa Height. 0 4W Street Face Building Height, it \ l _m Z� r 0 — U. sheet West Evanston Zoning Overlay/ XV. Building Types: Townhouse TII OP Allowable Floor Height. Internal Parldng. igure XV-B: Height & Use Requirements. 'Xe r7 / n \ / n� Allowable Cap Type. ® Area of No i Transparency.V�' JA I m m m ®4W Allowable Base Type. Facade Transparency.� m m m m Principal Entrance street o 0 0 Location. Figure XV-C: Facade Requirements. • B. Height & Use Requirements. (See Figure XV-B) Building & Floor Heights. 4W Building height at the street face shall be a minimum of two (2) stories and a maximum of two and a half (2 112) stories. Maximum building height at the front street face is thirty five (3 5) feet. A maximum of three (3) stories is permitted if the top floor is set back from the Front Facade a minimum of eight (8) feet. Overall maximum building height is forty two (42) feet. Allowable floor height is a minimum of eight (8) feet, maximum of fourteen (14) feet. Uses. 4W Principal permitted use is single-family attached only. 4W Parking is permitted internally in the rear of the building; a minimum of fifteen (15) feet from the Front Facade of the Ground Story must be occupied by a permitted use other than parking. C. Facade Requirements. (See Figure )CV-C) Transparency. ® A minimum of 12 % of the front and the corner side Facades shall have transparent, non -reflective windows. City of Evanston: West Evanston Overlay District ® On front and corner side Facades, no rectangular area greater than 3 0 % of the Facade per floor may be blank, without Transparency. Building Entrance. 4M The principal entrance must be located on the front or corner side Facade. Allowable Cap & Base Types. (See Sections V and VI) 4W Allowable Cap Types are the parapet and pitched roof. Towers are permitted on units at street termini per the Regulating Plans. ® Allowable Base Types are stoop and porch. Facade Design. 4W Each building, consisting of multiple connected units must be treated with a different design than adjacent buildings, such as a change in material color, Cap Type, or Base Type. Building Materials. Applicable to street Facades or Facades visible from a street. ® Facades must be constructed of a durable, natural material. False materials intended to look like other materials shall be avoided, and if used limited to the extent possible. 4W Concrete masonry units, bricks over three inches (3 ") in height, and exterior insulation and finishing systems (EIFS) are not permitted. Balconies. 4W Projecting balconies are not permitted on street face Facades. 47 West Evanston Zoning overlay XVI. Building Types: Small -Lot House Allowable Driveway. Rear Yard Setback. R P rOF7eY'ly Line • Front & Corner Side Build -to Zones. .Parking &Accessory Structure Encroachment into j ; i i Location. Corner Side Yard. Interior Side Yard QDAdditional Semi -Pervious Setback. Surface. y - Maximum Building Occupy the o Coverage. Corner. N7'" Front & Corner Side Build -to Zones. ]U) 4W Maximum Impervious Coverage. Front Property Line street A. Building Siting. (See Figure XVI-A) Street Frontage. Front and corner side Facades of all buildings must be constructed within a Build -to Zone, located between fifteen (15) and twenty five (25) feet from the front and corner side property line. The intersection of the front and corner side Build - to Zones (the corner) must be occupied by a building. 4W One Principal Building is permitted per parcel. Side & Rear Yard Setbacks. Applies to both principal and accessory structures & uses. 4WThe interior side of a building must be set back a minimum of five (5) feet from the interior side property line. 4W The rear of any building must be set back a minimum of five (5) feet from the rear property line. Buildable Area. Maximum Building Coverage shall be 45% of the Total Lot Area. 4W Maximum Impervious Site Coverage shall be 50% of the Total Lot Area. 4W An additional 15 % of the Total Lot Area may be Semi -Pervious. 4W No minimum lot size is required. Figure XVI-A: Building Siting. Parking, Accessory Structures, & Accessory Uses. =Surface parking and accessory structures & uses are permitted in the rear yard, a minimum of ten (10) feet from the back Facade of the Principal Building. Accessory structures & uses are permitted within the corner side yard Build -to Zone, but may not extend into this yard beyond the face of the Principal Building. =Surface parking areas must be screened from all street faces by buildings. Driveways & Access. Driveway and garage access is permitted only off public alleys. 0 • West Evanston Zoning Overlay • XVI. Building Types: Small -Lot House (to midpoint of Building Height. roof slope) N o m a �1 c 0 street Area of No Transparency. ® Facade Transparency 4M Principal Entrance Location. Half -Story under roof. { Permitted Use. Allowable Floor Height. • B. Height & Use Requirements. (See Figure XVI-B) Building & Floor Heights. 4W Principal Building height at the front street face shall be a minimum of one and a half (1 1/2) stories and a maximum of two and a half (2 1/2) stories. On parapet buildings, a maximum of 3 stories is permitted if the third floor is set back from the Front Facade a minimum of eight (8) feet. 4M Overall maximum building height is thirty-five (3 S) feet. 4W Accessory structure height is a maximum of two (2) stories and twenty four (24) feet, and may not be taller than the Principal Building. 4W Allowable floor height is a minimum of eight (8) feet, maximum of fourteen (14) feet. Uses. Principal permitted use is single family. One accessory dwelling unit is permitted in the accessory structure. C. Facade Requirements. (See Figure XVI-C) Transparency. A minimum of 12 % of the front and the corner isside Facades shall have transparent, non -reflective windows. (to midpoint ofroof slope) (W Accessory Structure Height. {W Allowed Accessory Dwelling Unit. Allowable Floor Height. Figure XVI-B: Height & Use Requirements. m I Allowable Cap Type. I m m Allowable Base Type. street Figure XVI-C: Facade Requirements. ®On front and corner side Facades, no rectangular area, greater than 30% of the Facade per floor may be blank, without Transparency. Building Entrance. ®The principal entrance must be located on the front or corner side Facade. Allowable Cap & Base Types. (See Sections V and VI) Allowable Cap Types are the parapet and pitched roof. Towers are permitted only on end units or units at street termini, per the Regulating Plans. ®Allowable Base Types are stoop and porch. Facade Design. Each building must be treated with a different design than adjacent buildings, such as change in material color, Cap Type, or Base Type. Building Materials. Applicable to street Facades or Facades visible from a street. ® Facades must be constructed of a durable, natural material. False materials intended to look like other materials shall be avoided, and if used limited to the extent possible. 4W Concrete masonry units, bricks over three inches (3") in height, and exterior insulation and finishing systems (EIFS) are not permitted. Balconies. 4W Projecting balconies are not permitted on street face Facades. City of Evanston: West Evanston Overlay District 49 West Evanston Zoninq Overlay XVII. BuildingTypes: Iconic Buildin 9 Allowable Driveway. Driveway Location Landscaped Area. 4W Occupy the Corner. A. Building Siting. (See Figure XVII-A) Rear 3I • 1 3, "MY-1 1 o in 1 ; (o NI ; 1'� 0F66ti1 Ic a I- fA 1 11 Front Property Line 0-_ 4M Front & Corner Side Build -to Zone. 4M Rear Yard Setback. IM Side Yard Setback 4W Maximum Impervious Coverage. Parking Location. Additional Semi -Pervious Surface. Front & Corner Side Build -to Zone. .� 'Min. Lot Width street Figure XVII-A: Building Siting. Street Frontage. 4W This Building Type may only occur on corner parcels with two intersecting street frontages. Front and corner side building Facades must be constructed within Build -to Zones located between five (5) and twenty-five (25) feet from the property line. 4WThe intersection of the front and corner side Build - to Zones (the corner) must be occupied by a building. 4W Areas not occupied with building along the front, corner side, and interior side property lines shall not be paved. Multiple buildings may be constructed on a single lot; however, the minimum standards in Requirement A.2 must be met. Side & Rear Yard Setbacks. Applies to both principal and accessory structures & uses. 4W Interior Side yard Setback shall be a minimum of five (5) feet. 4W Rear yard Setback shall be a minimum of five (5) feet. Buildable Area. Maximum Impervious Site Coverage (including Building Coverage) shall be 60% of Total Lot Area. 50 4MAn additional 20% of the Total Lot Area may be Semi -Pervious. • Minimum Lot Width is fifty (50) feet. No minimum lot size is required. Off -Street Parking & Loading. Parking is permitted in the rear and side yards of a lot, but may not extend beyond the face of the Principal Building into front and corner side Build -to Zones. Driveways & Access. Driveways must be accessed off an alley, if available. =If alley access is not available, one (1) driveway per street frontage is permitted. Driveway location shall be at least fifty (50) feet from the intersection of the front and corner side property lines. B. Height & Use Requirements. (See Figure XVII-s) Building & Floor Heights. 4W Building height shall be a minimum of one (1) Story and a maximum of two (2) stories. Overall maximum building height is thirty (30) feet. 0 • IV 0 West Evanston Zoning Overlay XVII. Building Types: Iconic Building Overall Building Height. i - -- — - - Allowable Upper a Floors Height. o- -------------- a Allowable Ground o StoryHeight. street Figure XVII-13: Height & Use Requirements. 11 �� Allowable Cap Type. m ® Facade Transparency. m Allowable Base Type. ® Principal Entrance s_reet hI Location. - Allowable Ground Story height. a. With a one (1) Story building, the minimum is fifteen (15) feet, maximum is thirty (30) feet. b. With a two (2) Story building, the minimum is nine (9) feet, maximum is fifteen (15) feet. Allowable upper floor height is a minimum of nine (9) feet, maximum of fourteen (14) feet. Uses. Only churches, synagogues, religious assembly, community or cultural uses, libraries, and government or civic uses are permitted in an Iconic Building Type. 4W Maximum Gross Square Footage of any use with R4 base zoning is 10,000 square feet. 4W Maximum Gross Square Footage of any use with B2 base zoning is 10,000; up to 40,000 square feet may be permitted as a special use. C. Facade Requirements. (See Figure XVII-C) Transparency. ® A minimum of 10% of the front and corner side Facade, measured floor to floor, shall have non - reflective windows. • Figure XVII-C: Facade Requirements. Building Entrance. ® The principal entrance must located on the front or corner side building Facade. Entrances at the corner of a building satisfy this requirement. Allowable Cap & Base Types. (See Sections V and VI) ®Allowable Cap Types are the parapet and pitched roof. A tower and spire is permitted. Other Cap Types may be approved by Special Use. Allowable Base Type is stoop. Building Materials. Applicable to street Facades or Facades visible from a street. ® Facades must be constructed of a durable, natural material. False materials intended to look like other materials shall be avoided, and if used limited to the extent possible. Concrete masonry units, bricks over three inches (3 ") in height, and exterior insulation and finishing systems (EIFS) are not permitted. Balconies. ® Projecting balconies are not permitted on street face Facades. City of Evanston: West Evanston Overlay District 51 • 0 r i U C] Subsections XVIII-XXII: Landscape Standards West Evanston Zoning Overlay • • • M n u • • West Evanston Zoning Overlay XVIII. Landscape Standards: Parking Lot Frontage Buffer. Intent. To lessen the visual impact of parking areas visible from the street, the following is required. 0 1'? Applicability. These requirements apply to all properties in the Overlay District where a parking area is located adjacent to a vehicular right-of-way. 1. Exceptions. The exceptions to the application of the frontage buffer are: a. Single family residences. b. Parking areas along alleys. 2. As part of the site plan and appearance review process, the City may reduce these screening requirements through crediting existing landscaping within the proposed buffer area that is reasonably equivalent in its screening characteristics. Requirements. These standards are illustrated in Figure XVIII-A. 4W Depth. The landscape buffer shall consist of an area seven (7) feet in depth. = Location. The buffer should be located between street facing property line and the parking area except: a. When the parking area is located adjacent to any building, the frontage buffer must be located from the face of the adjacent building back to the parking area. The additional yard between the buffer and the front property line must be landscaped. Uses and Materials. Uses and materials other than those indicated are prohibited in the buffer. Trees. A shade tree must be planted a minimum of every sixty (60) feet within the seven (7) feet of required landscape buffer, located on the street side of the fence. a. The spacing of these trees should alternate with street trees so that the final effect is a staggered tree line. b. Acceptable trees for the landscape buffer are listed in Table XXII.A. Fence. A minimum of three (3) and a maximum of four (4) feet in height steel or PVC picket fence is required, located two (2) feet from the back of curb of the parking area. a. No other fence material is permitted. b. Fence colors are limited to black, grey, or dark green. c. Fence opacity must be no greater than 60%, no less than 30%. d. A gate opening of five (5) feet is permitted every one hundred (100) feet. Hedge. A continuous hedge is required on the street side of the fence, located between required trees and in front of parking areas. The hedge City of Evanston: West Evanston Overlay District 0_ 110 fv+ — Street Tree. o I, = Fence. Q .! Hedge. s g a oO y = Shade Tree. e Vehicle 3 Overhang. 7' Buffer. Front Buffer Plan. Shade Tree. IJ � --Street Tree. - _ Fence. ..` ir{ _i' If o C� - Hedge. Front Buffer Section. Figure XVIII-A: Parking Lot Frontage Buffer Plan & Section. must consist of individual shrubs with a minimum width of twenty-four (24) inches, spaced no more than thirty-six (36) inches on center. Vehicle Overhang. The front or rear bumper overhang of vehicles parked within the parking area may encroach upon the required Setback up to a maximum distance of two (2) feet. Access. This screening requirement is not to be interpreted as prohibiting the installation of or provision for openings necessary for allowable access drives and walkways connecting to the public sidewalk. 60 West Evanston Zoning Overlay XIX. Landscape Standards: Side and Rear Yard Landscape Buffer. Intent. To minimize the impact that one land use may District have on a neighboring land use, side and rear yard buffers Buffer Required I Screening Between... And... Intznsity l are required to provide a transition between the uses. Mixed use or Flex MixBuildin ISingle family homes T !Lots g ypeParking!outside the overlay Heavy j A. Applicability. Side and rear yard buffers are required as detailed in Table =.A. Buffers must be lany residential Family �l Apartment Building (Type and Single Family !Light installed Type Parking Lots (homes and maintained by the more intensive use outside the on their Lot. As part of the site plan and appearance !overlay. I I review process, the Citya reduce the buffer p may Table XIX.A: Required Installation of Side &Rear Buffers. requirements through crediting existing landscaping within the proposed buffer area that is reasonably equivalent in its screening characteristics. B. Requirements. These standards are illustrated in Figures XIX-A and XIX-B. iM Depth. Side and rear yard buffers are to be installed in an area five (5) feet in depth adjacent to rear and side property lines. 41D Uses and Materials. Uses and materials other than those indicated are prohibited in the side and rear yard buffer. <W Trees. All trees planted in the landscape buffer area shall be shade trees (Refer Table XXII.A) with at least one tree planted every forty (40) feet within the five (5) feet of the buffer. C. Heavy Buffer Requirement. Typical requirements specific to the heavy buffer requirement are illustrated in Figure XIX-A. • Hedge. A continuous double hedge is required, located between required trees. a. The double hedge must consist of two rows of individual shrubs with a minimum width of twenty-four (24) inch spaced no more than thirty-six (36) inch on center, mature height in one (1) year at twenty-four (24) inches. b. A minimum of thirty (30) shrubs per every one hundred (100) feet of affected property line is required. D. Light Buffer Requirement. Typical light buffer requirements are illustrated in Figure XIX-B. Shrubs. A continuous shrub bed is required, located between required trees. a. The hedge must consist of individual shrubs with a minimum width of twenty-four (24) inches at installation, spaced no more than thirty-six (36) inches on center. b. A minimum of fifteen (15) shrubs per every one hundred (100) feet of property line is required. • 56 E 0 • • West Evanston Zoninq Overlay XIX. Landscape Standards: Side and Rear Yard Landscape Buffer. 430 Side/Rear- * J Buffer Zone. Side/Rear Yard Buffer Plan. Shade Tree. ((:IM Shade Tree. Hedge. -�` Shade Tree. 090 Hedge. Side/Rear Yard Buffer Section. Figure XIX-A: Heavy Buffer requirement, Steel Fence and Hedge Combination. City of Evanston: West Evanston Overlay District j 1 L �T C.M I i I � Q I -M Side/Rear Buffer Zone. Side/Rear Yard Buffer Plan. > f Side/Rear Yard Buffer Section. Shrub Bed.. 4M Shade Tree. 4M Shrub Bed. Figure XIX-B: Light Buffer Requirement. 57 West Evanston Zoning Overlay XX. Landscape Standards: Interior Parking Lot Landscaping. Intent. To provide shade, minimize paving and improve the aesthetic look of Parking Lots, the following standards apply. A. B. Applicability. Interior Parking Lot landscaping is required for all off-street Parking Lots. The requirements herein apply to all development. Requirements. Typical Parking Lot landscaping requirements are illustrated in Figure XX-A. 4M Terminal Ends of Free -Standing Rows. Landscape islands are required at the terminal ends of any free-standing rows or bays of parking. Free-standing rows or bays of parking are those that are not abutting the Parking Lot perimeter, and can have a single or double row of parking. Landscape Islands. A landscape island shall be provided every ninth parking space for rows of parking that are more than eight (8) spaces in length. There shall be no more than eight (8) continuous parking spaces in a row without a landscape island. 4M Trees in Landscape Islands. Each landscape island must have one (1) shade tree planted within it. 4W Internal Area Not Dedicated to Parking or Drive. Any space within the Parking Lot limits that is not dedicated to parking, loading or Figure XX-A: Interior Parking Lot Landscape driveway path shall be landscaped. a. One (1) shade tree is required in such spaces for the first one -hundred fifty (150) square feet. b. Plus one (1) shade tree per each additional six - hundred fifty (650) square feet. Tree Requirement per Parking Space. a. Each parking space must be entirely located within fifty (50) feet of a tree on the interior of the Parking Lot. b. A minimum of one (1) tree must be planted within the parking lot interior for every three parking spaces. c. Trees and landscaping located outside of the Parking Lot interior, in the side and rear yard buffer, or in the frontage buffer do not count toward any of the requirements of this Section. Parking Lot Interior. The Parking Lot interior is defined as the area dedicated to parking on a given parcel as measured from edge of pavement to edge of pavement. 4W Landscape Median. A landscape median is required in each free-standing bay of parking along the length of the bay of parking. Trees in Landscape Islands. Im Terminal Ends of Free -Standing Rows. 1W Landscape Islands. OP Landscape Median. OPLandscape Islands. 0 • • West Evanston Zoning Overlay XXI. Landscape Standards: Screening • of Open Storage, Refuse Areas, 9 9 & Utility Appurtenances. Fr-_- -_-_ -_ y _. —_, _ ,., C. Requirements. Screening of Utility Appurtenances. - Opaque Screen Wall. 1. Large Private Mechanical Equipment. Private mechanical equipment visible from the right -of - Opaque Gate. way and that is equal to or greater than four (4) feet in height and is equal to or greater than six i t,4CM Landscape Islands. (6) feet in any one direction shall be fenced with opaque wood or masonry on all sides facing the right-of-way. i r.. 2. Small Private Mechanical Equipment. Private mechanical equipment smaller than four (4) feet Figure XXI-A: Screening of Open Storage in height shall have landscape screening and shrub bed containing shrubs spaced no more than and Refuse Areas. thirty-six (36) inches on center. 3. City Review. Utility appurtenances located adjacent to right-of-way shall be reviewed by the Intent. To reduce the visual impact of open storage or City for required screening. refuse areas from public areas and adjacent properties, the following standards apply. A. Applicability. All dumpsters, open storage, refuse areas, and utility appurtenances located in the Overlay District. B. Requirements. Typical open storage or refuse screening is illustrated in Figure XXI-A. • Opaque Screen Wall. An opaque screen wall (vertical structured barrier to visibility at all times such as a fence or wall) is required around three (3) sides of the dumpster and trash bin area. Screen Wall Height. The height of the screen wall shall be the higher of the following: a. The height of the use to be screened, b. Six (6) feet, or c. A height sufficient in the judgment of the City to accomplish the objective of the screen, as determined through the site plan and appearance review process. Visible Openings. Openings visible from the public way or adjacent properties must be furnished with opaque gates. 1 Location within Parking Lot. If refuse area is located within a larger paved area, such as a Parking Lot, landscape islands must be located on three sides of the area. a. One (1) shade tree must be located in one of these landscape areas. b. This tree, if located within fifty (50) feet of a parking space may be utilized to meet XX. Interior Parking Lot Landscaping. City of Evanston: West Evanston Overlay District 59 West Evanston Zoning Overlay XXII. Landscape Standards: Street Trees A. Applicability. The following standards apply to the or Curb lines. installation of street trees. b. No Street Tree shall be planted closer than ten B. Requirements. (10) feet to any fire hydrant. 1. Street Tree Size. All Street Trees are required 6. Utilities. Coordinate with utility owners for tree to be minimum two and a half (2 1/2) inches in planting adjacent to utilities. caliper when installed. Canopy and Height to be consistent with American Standards for Nursery Stock, as published by the American Nursery and Landscape Association or any successor organization, for tree type. Adjacent to the Mixed Use and Flex Building Types, minimum clear branch height is seven (7) feet. 2. Street Tree Type. Approved species of Street Trees, listed by type are included in Table =I.A. No species other than those included in this list may be planted as Street Trees. Species may vary along Block faces, however, spacing should be consistent. 3. Street Tree Spacing. Street trees shall be planted as follows. r a. Each parcel is required to have one (1) tree 3 " 30'-0" min. • m - um 60'-0" max. for every sixty (60) feet of street frontage and a minimum of one (1) Street Tree per street frontage. b. Recommended spacing for trees is shown in Figure YXII-A. _ s. • • I �z t c. Distance from Curb and Sidewalk. Where the • distance from the back of the Curb to the edge of the Right -of -Way is less than nine (9) feet, Figure XXII-A: Street Tree Spacing. no Street Tree is required. e. Trees should be centered in the parkway area and planted no closer than two (2) feet from a curb or sidewalk. Permeable pavers may be utilized for sidewalks where an impervious sidewalk would not allow tree planting. 4. Tree Wells. In District AVE 6 and 7, where there is no parkway, tree wells shall be utilized. a. For tree wells smaller than four (4) feet wide and six (6) feet in length, open pit is not permitted. b. The opening must be covered with a tree grate or pervious pavement. c. The opening in a tree grate for the trunk must be expandable. 5. Distance from Street Corners and Fire Hydrants. a. No Street Tree shall be planted closer than thirty (35) feet to any street corner, measured from the point of nearest intersecting Curbs West Evanston Zoning overlay XXII. Landscape Standards: Street Trees (genus ISpecies IVar. / Cul. (Common Name Alnus glutinosa Black Alder Betula lenta Sweet Birch �Betula niqra River Birch Carpinus betulus European Hornbeam ICarpinus betulus Fastiqiata European Hornbeam Carpinus caroliniana American Hornbeam or Blue Corvlus colurna Turkish Filbert Ostrva virqiniana American Hophornbeam Cercidiph iaponicum Katsuratree I Faqus sylvatica European Beech Faqus sylvatica Atropunicea Purple European Beech IQuercus alba White Oak Quercus bicolor Swamp White Oak Quercus coccinea Scarlet Oak Quercus imbricaria Shinqle Oak Quercus macrocarpa Bur Oak Quercus muehlenbergii Chinkapin Oak IQuercus prinus Chestnut Oak Quercus robur Enqlish Oak Quercus rubra Red Oak Quercus velutina Black Oak Ginkqo biloba Ginkqo or Maidenhair tree stvraciflua Sweet Gum ' •Liquidam Aesculus flava (octandra) Yellow Buckeye Carya ovata Shaqbark Hickory Ulmus carpinifolia Pioneer Pioneer elm Ulmus carpinifolia Homestead Homestead elm Ulmus carpinifolia Reqal Regal elm Metasequ glvptostroboides Dawn Redwood Maqnolia x soulangiana Saucer Maqnolia Svrinqa reticulata Japanese Tree Lilac Malus floribunda Japanese Flowerinq Crab Celtis occidentalis Common Hackberry Celtis laeviqata Sugarberry Cercis canadensis Eastern Redbud lCrataequs crusgalli var. inermis Cockspur Hawthorne Faqus sylvatica Atropunicea Purple leafed European Beech Faqus sylvatica Dawyck European Beech Larix decidua European Larch Phelloden amurense Amur Corktree Platanus occidentalis American Sycamore Magnolia acuminata Cucumbertree Maqnolia INvssa svlvatica Black Gum IMaackia amurensis Amur Maackia Faqus grandifolia American Beech lCotinus obovatus American Smoketree IChionant virqinicus White Frinqetree • Table XXILA: List of Acceptable Trees. City of Evanston: West Evanston Overlay District 61