HomeMy WebLinkAboutORDINANCES-2008-005-O-08e
rEffective date: February 13, 2008 1/3/2007
5-0-08
AN ORDINANCE
Amending Chapters 15 and 18 of Title 6
of the City Code, the Zoning Ordinance,
to Create a New Chapter 15, Section 14,
"Central Street Corridor Overlay District"
and Related Definitions
WHEREAS, the Zoning Committee of the Plan Commission held
public hearings, received testimony, and made verbatim transcripts on August
15, 2007, August 22, 2007, September 26, 2007, October 3, 2007, October 17,
is
2007, October 30, 2007, pursuant to proper notice in case no. ZPC 07-05-M&T,
to consider amending the text of the Zoning Ordinance to create a new Section
6-15-14, "oCSC — Central Street Corridor Overlay District" and add related
definitions to Chapter 18, "Definitions;" 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 January 14, 2008 meeting, the Planning and
Development Committee of the City Council considered and adopted the findings
and recommendation of the Plan Commission in case no. ZPC 07-05-M&T and
recommended City Council approval thereof; and
5-0-08
WHEREAS, at its January 28, 2008 meeting, the City Council
considered and adopted the respective records and recommendations of the
Plan Commission and the Planning and Development Committee, and
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL
OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS:
SECTION 1: That the Zoning Ordinance, Title 6 of the Evanston
City Code of 1979, as amended, is hereby further amended by adding a new
Section 14 to Chapter 15, "oCSC — Central Street Corridor Overlay District," to
read as follows:
6-15-14: OCSC CENTRAL STREET CORRIDOR OVERLAY DISTRICT
6-15-14-1: PURPOSE STATEMENT:
The oCSC District is intended as a primary means to implement the
recommendations contained in the Central Street Master Plan (2007). The
geographical scope of the plan extended the length of Central Street from Gross
Point Road in the west to Ridge Avenue in the east, and includes intersecting
portions of Gross Point Road, Crawford Avenue and Green Bay Road.
Specifically, this overlay district seeks to:
• Preserve existing character and scale.
• Encourage a healthy mix of uses along the corridor; preserve independent
and unique uses.
• Sustain and enhance the corridor as a location for diverse, unique, small-
scale, pedestrian -oriented retail shops, services, and restaurants.
• Encourage retail uses close to transit.
•. Allow a wide, consistent sidewalk width.
• Ensure wider, landscaped parkways as a transition between retail
frontages and residential side streets.
• Provide improved sight lines for motorists.
• Ensure consistent building placement and create a pedestrian -friendly and
human -scaled "street wall."
Articulate buildings and reduce the perceived height and mass of new
development by using building stepbacks at upper stories.
IAA
• 1:
• Establish new sidewalk standards for improved sidewalk widths, sight
lines, and streetscapes.
• Encourage buildings with clearly defined bases, middles, and tops.
• Allow the intuitive identification of storefronts through the use of
appropriate store windows and fenestration for retail and mixed -use
buildings.
6-15-14-2: APPLICATION OF THE DISTRICT:
Any property that comes to be located within this district shall retain its original
zoning district designation, and shall gain the additional designation of the oCSC
district. The provisions of this Section 6-15-14 shall serve as a supplement to
the zoning district regulations of the underlying district. Where a conflict exists
between the provisions of this Section 6-15-14 and those of the underlying
zoning district, the provisions of this Overlay District shall control.
6-15-14-3: DESIGNATION OF OVERLAY DISTRICT:
The Central Street Corridor Overlay District shall be designated by the City
Council and shown as an overlay to the underlying districts with the designation
"oCSC" on the City Zoning Map.
0 6-15-14-4: SUB -AREAS:
•
(A) The Central Street Corridor Overlay District contains seven sub -areas that
allow the district to be tailored to the needs and existing conditions of
different areas along the corridor.
(B) Sub -areas Defined. The following sub -areas are defined as part of the
Central Street Corridor Overlay District:
Sub -area 1 — Multifamily Residential A. This sub -area is based on
properties having a base zoning district of R4
Sub -area 2 — Multifamily Residential B. This sub -area is based on
properties having a base zoning district of R5.
Sub -area 3 — Office. This sub -area is based on properties having a base
zoning district of 01.
Sub -area 4 — Mixed -Use A. This sub -area is based on neighborhood
commercial properties having a base zoning district of 131a.
—3—
• 1:
Sub=area 5 — Mixed -Use B. This sub -area is based on commercial •
properties having a base zoning district of 131a.
Sub -area 6 — Gross Point/Crawford Mixed -Use. This sub -area is
based on properties surrounding the intersection of Gross Point Rd,
Crawford Avenue, and Central Street," having a base zoning district of
B1a.
Sub -area 7 — Green Bay Commercial. This sub -area is based on
properties along Green Bay Road having a base zoning district of C2.
(C) Sub -area Designation. Sub -areas will be designated by the City Council
and shown on the City Zoning Map or on a separate detail map that is
indicated and referenced on the City Zoning Map. Sub -areas shall be
indicated by appending the sub -area number to the overlay district
designation: oCSC-1 through oCSC-7.
6-15-14-5: ADDITIONAL USES:
(A) Uses listed under (A) "Additional Permitted Uses" in Table 1 shall be
permitted in the oCSC District, in the indicated sub -area. These uses are
in addition to those permitted in the base zoning district. •
(B) Uses listed under (B) "Additional Special Uses" in Table 1 may be allowed
in the oCSC District in the indicated sub -area subject to the general
provisions set forth in Section 6-3-5 of this Title, and the special provisions
contained herein.
M,0
•
LJ
•
1 None.
2 None.
Retail goods establishment
3 (on ground floor only)
Retail services establishment
(on ground floor only)
4 None.
5 None.
6 Automobile Service Station.
7 None.
• 1:
None.
None.
Commercial Indoor Recreation.
Performance Entertainment Venue.
Dormitory.
Cultural Facility.
Commercial Indoor Recreation.
Performance Entertainment Venue.
Cultural Facility .
Commercial Indoor Recreation.
Performance Entertainment Venue.
Cultural Facility .
Commercial Indoor Recreation.
Performance Entertainment Venue.
Cultural Facility .
Commercial Indoor Recreation.
Performance Entertainment Venue.
Cultural Facility.
6-15-14-6: PROHIBITED USES: Uses shown in Table 2 shall be prohibited in
the indicated sub -area. This prohibition supersedes any permitted uses
identified in the base zoning district.
1
2
3 Drive -through
facility.
4 Drive -through
facility.
-5- -
• 1:
5 Drive -through
facility.
6 Drive -through
facility.
7 Drive -through
facility.
6-15-14-7: ACTIVE GROUND -FLOOR USES: In sub -areas 3, 4, 5, 6 and 7,
active uses shall occupy the ground floor level for a minimum depth of fifty feet
(50') along the primary street frontage. Active uses are hereby defined as retail
goods establishments, retail service establishments, food store establishments,
hotels, restaurant — type 1, restaurant — type 2, specialty food store, indoor
commercial recreation, performance entertainment venue, cultural facility.
6-15-14-8: BUILDING HEIGHT:
(A) Maximum Building Height. The maximum building height in the oCSC
district, without bonuses, is shown in Column (A) of Table 3: "Maximum
Building Height," in both feet and number of stories. The maximum height
is the shorter of the two.
•
1
35'
2.5
NONE
NONE
2
45'
4
R1, R2, R3, R4
NONE
3
52'
5
R1, R2, R3, R4
3rd story and above
4
35'
3
R1, R2, R3, R4
10%: 2"a story and
above
15%: 3rd story and
above*
5
45'
4
R1, R2, R3, R4
2"a story and above
6
45'
4
R1, R2, R3, R4
3"a story and above
7
45'
4
R1, R2, R3, R4
3`a story and above •
*See text
of (C), below regarding
the location of
the additional 15% setback.
• 1:
• (B) Transitional Height Plane - A transitional height plane shall apply in
those sub -areas as indicated in column (B) of Table 3, for properties
adjacent to or abutting the districts listed. See Chapter 18 for details on
determining the transitional height plane. This height plane shall be used
in place of any transitional height plane height -restricting device required
by the base district zoning code (for example, the 01 district, Section 6-
15-2-9).
(C) Required Stepback - As indicated in column (C) of Table 3, a setback
from the required Pedestrian Area of ten percent (10%) of the lot width or
depth, as applicable, is required for upper stories, with a minimum
stepback of five feet (5'). Ten percent (10%) or five feet (5') of the lot
depth is required for building front stepback. Ten percent (10%) or five
feet (5') of the lot width is required for building side stepbacks.
1. An additional stepback of fifteen percent (15%) of the lot depth or
width is required in Sub -area 4 from Hartrey Street in the west to
the north leg of Prairie Avenue in the east.
2. Buildings with front or side facades of seventy-five feet (75') or
more are required to meet this requirement for sixty-five percent
• (65%) of the second floor front or side facade. Buildings with front
or side facades less than seventy-five feet (75') must meet this
requirement for one hundred percent (100%) of the second floor
front or side facade. The requirements must be met for one
hundred percent (100%) of the front or side facade for the third
story and above.
3. Stepbacks are required only for building facades that are adjacent
to street rights -of way.
(D) Prohibition of Sheer Walls - No more than twenty-five feet (25) of width
of any building facade shall form a "sheer wall" from ground level to the
topmost floor. A "Sheer Wall" is defined as a vertical unbroken plane of
facade that is unarticulated in depth. .
6-15-14-9: FLOOR AREA RATIO:
A. The maximum floor area ratio in the oCSC district without bonuses is
shown by sub -area in Table 4, column (A).
B. The maximum floor area ratio in the oCSC district with bonuses is shown
• by sub -area in Table 4, column (B).
-7-
• 1:
1
None
None
2
None
None
3
1.4
2.0
4
1.4
2.0
5
1.4
2.0
6
1.4
2.0
7
1.0
2.0
6-15-14-10: SITE DEVELOPMENT ALLOWANCES:
Sections 6-3-6-5, 6-3-6-6 , 6-8-1-10 (C), 6-9-1-9 (C), 6-10-1-9 (C), and 6-15-1-9
(C) notwithstanding, site development allowances for planned developments are
not permitted in the oCSC district.
6-15-14-11: DEVELOPMENT BONUSES:
Floor Area Ratio (FAR) bonuses are available and may be approved for
developments in the sub -areas identified in Table 5: Development Bonuses.
3
Available
4
Available
Available
5
Available
Available
6
Available
Available
7
;nr>;...
Available
•
•
E
-8-
• 1:
(A) Bonus for Extra Parking
1. Bonus Formula. A floor area bonus may be approved for
qualifying parking in excess of that required, in accordance with the
following standards:
Bonus FAR = [(number of qualified parking spaces in excess of
requirement x 350 square feet) / lot area] X 0.40
2. Design Standards and Guidelines. A parking space is qualified if
it meets the following standards:
(a) It is located on -site, specifically identified in the development
plan, and legal text indicating that the parking space shall be
made available to the general public regardless of whether
they are visiting any of the on -site uses shall be recorded
with the property deed.
(b) It is in excess of the number of on -site spaces required by
the Zoning Ordinance.
• (c) It is made available for use to the general public, as well as
to on -site users.
(d) If parking spaces are posted as available for a limited time
per user, the time period available to general public users
shall not be less than the time period for on -site users.
(e) Above -ground parking garages must be concealed from
public view.
(f) Pedestrian access to the garage must be provided from the
public sidewalk.
(B) Bonus for Underground Parking
1. Bonus Formula. A floor area bonus may be approved for
qualifying underground parking in sub -areas as shown in Table 5
Column B: Underground Parking, in accordance with the following
formula:
Bonus FAR = [(number of underground parking spaces x 350
• square feet) / lot area] X 0.20.
WE
• 1:
2. Standards and Guidelines. An underground parking space is
qualified if it meets the following standards:
(a) Parking spaces must be located entirely below the lowest
_ grade level of any adjacent street frontage.
(b) Parking spaces must comply with all parking dimension and
access requirements.
(c) Vehicular access to the parking garage must be located off
an alley.
6-15-14-12: PEDESTRIAN AREA REQUIREMENTS:
(A) A Pedestrian Area shall be located between the front facade of all
buildings and the curb along Central Street, Green Bay Road, Gross Point
Road and Crawford Avenue and along all intersecting streets for
properties occupied by non-residential uses. Each pedestrian area shall
consist of two zones parallel to the curb: a sidewalk clear zone and a
parkway/street furniture zone. In addition to satisfying all setback and
required yard requirements of the underlying zoning district, each zone
shall have a minimum width as specified in Table 6: Pedestrian Area
Requirements.
(C)
Minimum
(B)
Parkway/
Pedestria
Clear
Street
n Area
Zone
Furniture
Width
Zone
(A) + (B)
1 5
9 feet
14 feet
feet
2 5 9 feet 14 feet
feet
3 8 6 feet 14 feet
feet
4 8 6 feet 14 feet
feet
(B)
(C)
Clear
Parkway/Street
Zone
Furniture Zone
5
9 feet
feet
5
9 feet
feet
10
10 feet
feet
10
10 feet
feet
Minimum
Pedestria
n Area
Width
(A) + (B)
14 feet
14 feet
20 feet
20 feet
•
•
_10-
• 5 8 6 feet
14 feet 10 10 feet 20 feet
feet
feet
6 15 15 feet
30 feet 15 30 feet 30 feet
feet
feet
7 8 6 feet
14 feet 10 10 feet 20 feet
feet
feet
•
(B) Sidewalk Clear Zone requirements.
1. The sidewalk clear zone shall be a minimum width as specified in
Table 6, shall be located immediately contiguous to the
parkway/street furniture zone and shall be continuous.
2. This zone shall be hardscape, and shall be unobstructed for a
minimum height of eight feet.
3. Building entryway doors shall not open in a manner that causes
them to swing into or in any way obstruct the sidewalk clear zone.
(C) Parkway/Street Furniture Zone requirements. The Parkway/Street
Furniture zone shall have a minimum width as ,specified in Table 6. This
zone shall be located immediately adjacent to the curb and shall be
continuous. This zone shall be landscaped or hardscaped, and may be
used for the placement of trees, street furniture, benches, waste
receptacles, fire hydrants, traffic signs, newspaper vending boxes, bus
shelters, bicycle racks and similar elements in a manner that does not
obstruct pedestrian access or motorist visibility.
(D) Vehicle Sight Lines and Visibility. Nothing shall be erected, placed,
planted or allowed to grow in such a manner as to impede visibility within
visibility triangles at street intersections between the heights of two and
one-half feet and eight feet above grade.
(E) Utilities. Every commercially reasonable effort shall be made to place
utilities underground or to the rear of structures to allow for unobstructed
use of sidewalks.
(F) Relationship of Building to Pedestrian Area. Each building with at least
one fagade adjacent to the Pedestrian Area shall have a pedestrian
entrance located on the ground floor of that fagade and opening directly
onto the Pedestrian Area. Such entrance shall be unlocked and
accessible during business hours.
-11-
• 1:
(G) Optional Sidewalk Setback Area. Buildings may be set back an additional •
distance up to ten feet (10') from the sidewalk. The resulting area
between the front fagade and the sidewalk may be used for landscaping,
seating, public art, street furniture, outdoor dining, outdoor display of
merchandise during business hours, or other similar uses, provided they
are permissible for that location otherwise.
6-15-14-13: MINIMUM BICYCLE PARKING REQUIREMENTS:
(A) All non-residential developments which provide automobile parking
facilities shall provide bicycle parking facilities (bike racks) at a ratio of at
least one (1) bicycle parking space for every ten (10) automobile parking
spaces.
(B) Multi -family developments shall provide said facilities at a ratio of at least
one (1) bicycle parking space for every five (5) multi -family units.
(C) No development, except a one (1) or two (2)-family development, shall
have fewer than three (3) bicycle/moped parking spaces nor be required
to exceed a maximum of ten (10) such spaces.
(D) Bicycle spaces shall be located within the parkway/street furniture zone a
maximum distance of fifty feet (50') from the building entrance, or shall be
located at least as close as the closest automobile space.
(E) Each space shall include a metal anchor sufficient to secure the bicycle
frame when used in conjunction with a user -supplied lock.
6-15-14-14: FENESTRATION
(A) Ground -level retail and office uses that face a public way shall provide a
minimum linear fenestration of sixty-five percent (65%), measured along
the length of the street frontage. Corner buildings shall continue such
fenestration around the corner of the building for at least forty feet (40') or
the length of the building', which ever is shorter.
(B) Qualifying frontage shall meet the following conditions:
•
—12—
•
•
• 1:
1. Lower edge of lite (sill) is no higher than three feet (3') above
grade.
2. Upper edge of lite (header) is no lower than ten feet (10') above
grade.
(C) Fenestration shall utilize clear glass. Painted glass, reflective glass or
other similarly treated or opaque windows are not eligible. Entrances with
glass elements may be counted towards fenestration requirement, as long
as qualifying fenestration extends above the entrance to the minimum
height specified above.
6-15-14-15: BUILDING FACADE ARTICULATION.
For all building facades facing public streets:
(A) The length of facade without intervening fenestration or entryway shall not
exceed twenty feet (20').
(B) Building floors from ground level to third story above ground level shall be
delineated through the use of windows, belt courses, cornice lines or
similar architectural detailing.
(C) Facades wider than twenty-five feet (25') shall be vertically articulated to
give the appearance of being composed of multiple buildings. Such
articulation shall be accomplished by using projections, recesses, material
changes, parapets, cornices, varying roof heights/lines, or other similar
architectural features.
6-15-14-16: ALLEY ACCESS:
New non-residential or mixed -use construction in the oCSC overlay district on
zoning lots that abut a public alley narrower than eighteen feet (18') in width
must provide a clear area immediately abutting and parallel to the public alley
extending to a depth of eighteen feet (18') from the opposite edge of the existing
alley. This area may not be used for parking and is to remain free of all
obstructions, including but not limited to fences, posts, bollards, retaining walls,
dumpsters, garbage cans, etc. Relief from this requirement based on
exceptional site conditions or other practical difficulties may be granted by
approval of the Zoning Administrator and the Director of Public Works.
—13—
SECTION 2: That Section 6-18-3 of the Zoning Ordinance is •
hereby further amended to include the following definitions:
FENESTRATION: The design and placement of windows in a building.
MINIMUM LINEAR FENESTRATION: A minimum total horizontal distance along
a facade containing fenestration that meets the specified criteria, usually in terms
of height and placement of windows and doors.
PEDESTRIAN AREA: The area between the front facade of a building and the
curb. The pedestrian area consists of a sidewalk clear zone closest to the
building, and a parallel parkway/street furniture zone that is between the
sidewalk and the curb.
STEPBACK: An additional setback that applies to upper stories of a building.
Stepbacks can be effective in reducing the perception of building mass at ground
level, reducing potential "wind tunnel" effects, increasing the amount of sunlight
at ground level, providing increased articulation of the street wall, and avoiding a
"canyon effect" for corridors.
TRANSITIONAL HEIGHT PLANE: A two-dimensional, geometric plane that •
defines the upper boundary (i.e., maximum permitted height) of the buildable
area of a higher intensity district that is adjacent to a lower -intensity residential
district. The effect -of a transitional height plane (plane) is to progressively lower
the allowable building height of a higher intensity district as one approaches that
district's boundary and the adjacent lower -intensity residential district. The plane
does not supersede other building height restrictions; it is an additional height
restriction that must be considered in conjunction with any _other height
restrictions imposed.
A transitional height plane extends over the higher intensity district, upward and
away from all adjacent lower -intensity residential districts, as follows:
1. The origin of the plane is a horizontal line in space in the higher -intensity
district at the location of the defined setback closest to the adjacent lower -
intensity residential district, and having a height the same as the defined
maximum building height of the adjacent lower -intensity residential district.
2. The plane extends orthogonally from this line of origin away from the
lower -intensity residential district and upward over the higher -intensity
district at an elevation of 45 degrees from horizontal, as measured from •
the grade directly below the line of origin.
—14—
•
L�
is
3. If the higher -intensity district is adjacent to (a) lower -intensity residential
district(s) on more than one side, transitional height planes must be
calculated for each such adjacent side.
SECTION 3: That all ordinances or parts of ordinances in conflict
herewith are hereby repealed.
SECTION 4: 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 5: That this Ordinance shall be in full force and effect
from and after its passage, approval and publication in the manner
provided by law.
Introduced: ll
Jv
Adopted: rN('V_AWAAJ
Q
2008 Approved:
2g , 2008 Zj 12008
Attest:
� � 6
Mary fit._ I�o ris,._#,ity Clerk
/Lorraine H. Morton, Mayor
App oFed as t or
J
Corporation Counsel
—15--