BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF SYCAMORE, DEKALB COUNTY, ILLINOIS,

That the Amended Zoning Ordinance of 1984, which had amended Sections 197 through 264 of Chapter XXII of the revised and compiled ordinances of the City of Sycamore, printed and published by the authority of the City Council, pursuant to an ordinance passed November 12, 1934, and all subsequent amendments thereto be deleted. The zoning provisions incorporated herein shall be inserted in their place.

This Ordinance is expressly adopted pursuant to the Home Rule Powers of the City of Sycamore under Section 6 of Article VII of the Illinois Constitution of 1970. All ordinances or parts of ordinances in conflict with this Ordinance are repealed insofar as they conflict.

This ordinance, including the Zoning Map made a part hereof, shall be known and cited and referred to as the "Sycamore Zoning Ordinance."

This comprehensive amendment to the Sycamore Zoning ordinance is adopted for the following purposes:

1. To promote and protect the public health, safety, morals, comfort, and general welfare of the people;
2. To divide the City of Sycamore into zones or districts restricting and regulating therein the location, erection, construction, reconstruction, alteration, and use of buildings, structures and land for residential, business, manufacturing and other specified uses;
3. To protect the character and the stability of the residential, business, and manufacturing areas within the City of Sycamore and to promote the orderly and beneficial development of such areas;
4. To provide adequate light, air, privacy, and convenience of access to property;
5. To regulate the intensity of use of lot areas, and to determine the area of open spaces surrounding buildings necessary to provide adequate light and air, and to protect the public health;
6. To establish building lines and the location of buildings designed for residential, business, manufacturing and other uses;
7. To prevent additions to or the alteration or remodeling of existing buildings or structures in such a way as to avoid the restrictions and limitations imposed hereunder;
8. To limit congestion in the public streets and to protect the public health, safety, convenience and general welfare by providing for the off-street parking of motor vehicles and the loading and unloading of vehicles;
9. To conserve the taxable value of land and buildings throughout the City of Sycamore; and
10. To provide for the gradual elimination of non-conforming uses of land, buildings, and structures.

3.01 Rules. In the construction of this ordinance the rules and definitions contained in this section shall be observed and applied, except when the context clearly requires otherwise:

1. Words used in the present tense shall include the future.
2. Words in the singular number include the plural number, and words in the plural number include the singular number.

3.02 Definitions.

Accessory Building or Use. An "accessory building or use" is one which:

1. Is subordinate to and serves a principal building or principal use.
2. Contributes to the comfort, convenience, or necessity of occupants of the principal building or principal use served; and
3. Is located on the same zoning lot as the principal building or principal use served with the single exception of such accessory off-street parking facilities as are permitted to locate elsewhere than on the same zoning lot with the building or use served.

Alley. A public way, not more than twenty (20) feet wide, which affords only a secondary means of access to abutting property.

Alteration, Structural. Any change which would tend to prolong the life of the supporting members of a building or structure, such as bearing walls, columns, beams, or girders.

Animal Hospital. Any building or portion thereof designed or used for the care, observation or treatment of domestic animals.

Apartment. A room or suite of rooms in a multiple-family structure, which is arranged, designed, used or intended to be used as a single housekeeping unit. Kitchen facilities, permanently installed, must always be included for each apartment.

Auditorium. A room, hall, or building made a part of a church, theatre, school, recreation building, or other building assigned to the gathering of people as an audience, to hear lectures, plays and other presentations.

Automobile Laundry. A building or portions thereof where automobiles are washed using automatic or hand operated mechanical devices. A self-service wash rack for the purpose of this ordinance shall be considered an automobile laundry.

Automobile Repair, Major. Engine rebuilding or major reconditioning of worn or damaged motor vehicles or trailers; collision service, including body, frame or fender straightening or repair, and painting of vehicles.

Automobile Repair, Minor. Incidental repairs, replacement of parts and motor service to automobiles, but not including any operation specified under "Automobile Repair, Major".

Automobile Service Station. A place where gasoline, stored only in underground tanks, kerosene, lubricating oil or grease, for operation of automobiles, are offered for sale directly to the public, on the premises, and including minor accessories and the servicing of automobiles, but not including major automobile repairs; and including washing or automobiles with one wash rack. Automobile service station shall not include sale or storage of automobiles or trailers (new or used).

Automobile and Trailer Sales Area. An open area, other than a street, used for the display or sale of new or used automobiles or trailers, and where no repair work is done except for minor incidental repair of automobiles or trailers to be displayed and sold on the premised.

Automobile Wrecking Yard. Any place where two or more motor vehicles, not in running condition, or parts thereof, are stored in the open and are not being restored to operations, or any land, building, or structure used for wrecking or storing for such motor vehicles or parts thereof, and including any used farm vehicles or farm machinery, or parts thereof, stored in the open and not being restored to operating condition; and including the commercial salvaging of any other goods, articles, or merchandise.

Awning. A roof-like cover, either permanent or temporary, which projects from the wall of a building and which may overhang a public way in the "C-2" Central Business District so long as it complies with the provisions of Section 11.08.08 of this Code.

Banks and Financial Institutions. Commercials banks, currency exchanges, savings and loan associations, brokerage offices, and other similar financial institutions, but not including loan offices, finance companies and pawn shops.

Basement. A story partly or wholly underground where more than one-half of its height is above the established curb level or above the average level of the adjoining ground where the curb level has not been established. A basement shall be counted as a story for purposes of height measurement.

Bed and Breakfast Guest Home. An owner occupied single family dwelling, having historic or architectural significance, providing accommodations for a charge to the public with no more than five guest rooms for rent that shall afford its guests the opportunity to visit the owner in a home like environment.

Billboard. Any structure or portion thereof upon which are signs or advertisements used as an outdoor display. This definition does not include bulletin boards used to announce church services or to display court or other public office notices, or signs offering the sale or lease of the premises on which the sign is located.

Block. A tract of land bounded by streets, or in lieu of a street or streets, by public parks, cemeteries, railroad right-of-way, bulkhead lines, or shorelines of waterways, or corporate boundary lines of municipalities.

Boarding House. A building other than a hotel, where for compensation and by pre-arrangement for definite periods, meals, or lodging and meals, are provided for three (3) or more persons.

Borrow Pit. Any place or premises where dirt, soil, sand, gravel, or other materials is removed by excavation or otherwise, below the grade of surrounding land, for any purpose other than that necessary and incidental to grading or to building construction or operation on the premises.

Buildable Area. The space on a zoned lot where it is permissible to construct a building or buildings, exclusive of the required yards.

Building. Any structure with substantial walls and roof securely affixed to the land and entirely separated on all sides from any other structure by space or by walls in which there are no communication doors, windows, or openings; and which is designed or intended for the shelter, enclosure, or protection of persons, animals, or chattels.

Building, Completely Enclosed. A building separated on all sides from the adjacent open space, or from other buildings or other structures, by a permanent roof and by exterior walls or party walls, pierced only by windows and normal entrance or exit doors.

Building, Detached. A building surrounded by open space on the same zoning lot.

Building Height. The vertical distance measured from the sidewalk level or its equivalent established grade opposite the middle of the front of the building to the highest elevation of the roof in the case of a slant or flat roof; to the deck line of a mansard roof; and to the mean height level between eaves and ridge of a gable, hip, or gambrel roof; provided that where buildings are set back from the street line, the height of the building may be measured from the average elevation of the finished lot grade at the front of the building.

Building Line. The line nearest the front of and across a zoning lot, establishing the minimum open space to be provided between the front line of a building or structure and the street right-of-way line.

Building, Non-Conforming. Any building which does not conform to the regulations herein prescribing the maximum floor area ratio, required yards, coverage, height and setbacks, minimum required spacing between buildings on a single lot, and minimum required usable open space for the district in which such building is located.

Building, Principal. A non-accessory building in which the principal use of the zoning lot on which it is located is conducted.

Building Setback Line. The required minimum horizontal distance between the closest point of an exterior wall of a building or any projection thereon and the related front, side, or rear lot line.

Building, Temporary. Any building not designed to be permanently located in the place where it is or where it is intended to be placed or affixed.

Bulk. The term used to indicated the size and setbacks of buildings or structures and location of same with respect to one another and includes the following:

1. Size and height of building.
2. Location of exterior walls at all levels in relation to lot lines, streets, or other buildings.
3. Gross floor area of buildings in relation to lot area (floor area ratio).
4. All open spaces allocated to the building.
5. Amount of lot area per dwelling unit.
6. Required parking areas.

Business. Any occupation, employment, or enterprise where merchandise is exhibited or sold, or which occupies times, attention, labor, and materials, or where services are offered for compensation.

Canopy. A roof-like cover, either permanent or temporary, that is supported in whole or in part by vertical supports from the ground and which, in the "C-2" Central Business District, may overhang a public way so long as it complies with the provisions of Section 11.08.08 of this Code.

Carport. A structure attached or made a part of the principal building and which is open on at least two (2) sides, intended for the use of sheltering not more than two (2) motor vehicles.

Clinic or Medical Center. A medical center or medical clinic is an establishment where three or more licensed doctors of medicine engage in the practice of medicine, operating on a group or individual basis, with pooled facilities such as coordinated laboratory, X-ray, and allied departments for the diagnosis and treatment of humans, which need not, but may include, a drug prescription counter (not a drug store) for the dispensing of drugs and pharmaceutical products to the patients of the said organization. In addition to the above, the medical center or medical clinic may include the space for the practice of dentistry.

Club or Lodge, Private. A non-profit association of persons who are bona fide members paying annual dues, which owns, hires, or leases a building or portion thereof, the use of such premises being restricted to members and their guests.

Common Open Space. That land area within a subdivision, planned development or zoning lot not used to satisfy the requirements of this ordinance for yards, streets, driveways, off-street parking, or other required open areas serving individual uses or buildings, and which is provided for the use of the general public in the case of common open space dedicated to the public or in the case of private common open space which is only for the use of all the occupants of the subdivision, planned development, or zoning lot.

Court, Outer. An open, unoccupied space opening onto a street, alley, or yard.

Curb Level. The level of the established curb in front of the building measured at the center of such front. Where a building faces on more than one street, the "curb level" shall be the average of the levels of the curbs at the center of the front of each street. Where no curb elevation has been established, the mean level of the land immediately adjacent to the building shall be considered the "curb level".

Day Nursery. A building or portion thereof used for the daytime care of preschool age children.

District. The area into which the City of Sycamore has been divided for which uniform regulations governing the use, size, and intensity of land and buildings, and open space about buildings, is established.

Dwelling. A building or portion thereof, but not including a house trailer or mobile home, designed or used exclusively for residential occupancy, including one-family dwelling units, two-family dwelling units, and multiple-family dwelling units, but not including hotels, motels, boarding or lodging houses.

Dwelling Unit. One or more rooms in a residential structure which are arranged, designed, used or intended to be used by one family, plus not more than two lodgers, for living or sleeping purposes, and which include kitchen facilities permanently installed.

Dwelling, Attached (Group, Row, or Townhouses). A dwelling which is joined to another dwelling at one or more sides by a party wall or a wall or roof that is a functional part of the building.

Dwelling, Detached. A dwelling which is entirely surrounded by open space of the same lot, and is not connected to any other dwelling unit by roof, walls, or porches.

Dwelling, One-Family. A dwelling unit designed exclusively for use and occupancy by one family.

Dwelling, Two-Family. A building designed or altered to provide dwelling units for occupancy by two families living independently of each other.

Dwelling, Multiple-Family. A building or portion thereof, designed or altered for occupancy by three or more families living independently of each other.

Dwelling, Row (Party Wall). Attached one-family, party-wall dwellings, not more than two and one-half stories in height nor more than two rooms in depth, measured from the building line.

Dwelling Group. Two or more one-family, two-family, or multiple-family dwellings, or boarding or lodging houses, located on one zoning lot, but not including tourist courts or motels.

Educational Institution. Public, parochial, private, charitable, or non-profit school, junior college, college or university, other than trade or business schools, including instructional and recreational uses, with or without living quarters, dining rooms, restaurants, heating plants, and other incidental facilities for students, teachers, and employees.

Efficiency Unit. A dwelling unit consisting of one principal room for living, sleeping, and eating, that includes facilities for cooking, a kitchen sink, and a bathroom with toilet, lavatory, and a tub or shower.

Family. One or more persons related by blood, marriage, or adoption, or a group of not more than three persons (excluding servants) who need not be related by blood, marriage, or adoption, living together and maintaining a common household but not including sororities, fraternities, or other similar organizations.

Exception: In the case of group homes for developmental or mentally disabled individuals who by necessity require this type of living arrangement, this group of individuals shall be considered as a "family" with no specific regard to numbers.

Floor Area, Gross (For the Purpose of Determining Floor Area Ratio). The floor area of a building or buildings shall be the sum of the gross horizontal areas of the several floors of such building or buildings measured from the exterior faces of exterior walls or from the centerline of party walls separating two buildings. In particular, "gross floor area" shall include:

1. Basement space if at least one-half of the basement story height is above the established curb or ground level.
2. Elevator shafts and stairwells at each floor.
3. Floor space used for mechanical equipment where the structural headroom exceeds seven and one-half feet; except equipment, open or enclosed, located on the roof, i.e., bulkheads, water tanks, and cooling towers.
4. Attic floor space where the structural headroom exceeds seven and one-half feet.
5. Interior balconies and mezzanines.
6. Enclosed porches, but not terraces and breezeways.
7. Accessory buildings.

Floor Area, Gross (For the Purpose of Determining Requirements for Off-Street Parking and Off-Street Loading). The floor area shall mean the sum of the gross horizontal area of the several floors of the building, or portion thereof, devoted to such use, including accessory storage areas located within selling or working space such as counters, racks, or closets, and other basement floor area devoted to retailing activities, to the production or processing of goods, or to business or professional offices.

However, floor area for the purpose of measurement of off-street parking spaces shall not include floor area devoted primarily to storage purposes. The following areas shall not be included for the purpose of measurement of off-street parking spaces:

1. Floor area devoted to off-street parking or loading facilities, including aisles, ramps, and maneuvering space.
2. Basement floor area other than area devoted to retailing or service activities, or the production or processing of goods, or to business or professional offices.

Floor Area Ratio (F.A.R). The total floor area of the building or buildings on the zoning lot divided by the area of such zoning lot, or in the case of a planned development by the net site area.

Frontage. All the property fronting on one side of a street between the nearest intersecting streets or between a street and a right-of-way, waterway, or other similar barrier.

Garage, Private. Portion of the main building or detached accessory building housing the vehicles of the occupants of the premises.

Garage, Public. A building other than a private garage, used for the care, incidental servicing and sale of automobile supplies, or where motor vehicles are parked or stored for renumeration, hire, or sale within the structure, but not including trucks, tractors, truck trailers and commercial vehicles exceeding one and one-half ton capacity.

Garage, Truck. A building which is used or intended to be used for the storage of motor trucks, truck trailers, tractors, and commercial vehicles exceeding one and one-half ton capacity.

Golf Course. Public, semi-public, or private grounds over which the game of golf is played, including accessory buildings and land uses incidental thereto, and consisting of at least sixty acres for each standard nine-holes course, and twenty-fives acres for each nine-hole "par 3" course.

Guest House. Living quarters within a detached accessory building located on the same premises with the principal building for use by temporary guests of the occupants of the premises. Such quarters shall have no kitchen facilities nor be rented or otherwise used as a separate dwelling.

Home Occupation. Any occupation or profession carried on by a member of a family, residing on the premises, in connection with which no sign is used other than that allowed by the sign regulations for the district in which such home occupation is located; provided that no commodity is sold upon the premises except such as may be produced on the premises by members of the immediate family residing on the premises, and provided that no mechanical equipment is used except such as is normally used for domestic, hobby, or household purposes. Home Occupation shall include that use of such premises by a physician, surgeon, dentist, lawyer, clergyman, or other professional person for consultation or emergency treatment, but not for the general practice of his profession.

Hospital or Sanitarium. An institution devoted primarily to the maintenance and operation of facilities for the diagnosis, treatment, or care for not less than twenty four hours in any week of three or more non-related individuals suffering from illness, disease, injury, deformity, or other abnormal physical conditions.

Hotel, Apartment. A building containing dwelling units or individual guestrooms, the majority of which are for permanent guests.

Hotel, Motel, Inn, or Auto Court. An establishment containing lodging accommodations designed for use by transients, travelers, or temporary guests in which there are six (6) or more guest rooms. Facilities provided may include maid service, laundering of linen used on the premises, telephone and secretarial or desk service, meeting rooms, and restaurants, including the sale of alcoholic beverages.

Junk Yard. An open area where waste, scrap metal, paper, rags, or similar materials are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including auto and building wrecking yards, but excluding similar uses taking place entirely within a completely enclosed building.

Kennel, Commercial. Any lot or premises on which four (4) or more dogs, at least four (4) months of age, are kept.

Laboratory, Commercial. A place devoted to experimental study such as testing and analyzing. Manufacturing, assembly, or packaging of products is not included within this definition.

Loading and Unloading Space or Berth, Off-street. An open, hard-surfaced area of land other than a street or a public way, the principal use of which is for the standing, loading, and unloading of motor vehicles, tractors, and trailers, to avoid undue interference with public streets and alleys. Such space shall not be less than ten feet in width, twenty-five feet in length, and fourteen feet in height, exclusive of access aisles and maneuvering space.

Lodging or Rooming House. A building with not more than five guest rooms where lodging is provided for compensation pursuant to previous arrangements, but not open on a daily, overnight, or per meal basis to transient guests.

Lot. A parcel of land legally described as a distinct portion or piece of land of record.

Lot Area. The area of a horizontal plane bounded by vertical planes containing the front, side, and rear lot lines.

Lot of Record. An area of land designated as a lot on a plat of subdivision recorded or registered, pursuant to statute.

Lot, Corner. A lot situated at the junction of and abutting on two or more intersecting streets; or a lot at the point of deflection in alignment of a single street, the interior angle of which is 135 degrees or less.

Lot Coverage. The area of a zoning lot occupied by the principal building or buildings and accessory buildings.

Lot Depth. The mean horizontal distance between the front and rear lot lines of a lot measured within the lot boundaries.

Lot Frontage. The front of a lot shall be that boundary of a lot along a public street.

Lot Frontage, Corner. The portion of a lot between the building set back line and the street right of way that shall apply to both yards on the street side of a corner lot. It is permissible to orient the building on a corner lot in either direction; however, once rear and side yards have been established they may not be changed unless all yards conform to this Code.

Lot Line. A property boundary line of any lot held in single or separate ownership, except that where any portion of the lot extends to the abutting street or alley, the lot line shall be deemed to be the street or alley line.

Lot Interior. A lot other than a corner or reversed corner lot.

Lot Line, Front. The front property line of a zoning lot.

Lot Line, Interior. A side lot line common with another lot.

Lot Line, Rear. The lot line or lot lines most nearly parallel to and most remote from the front lot lines.

Lot Line, Side. Lot lines other than front or rear lot lines are side lot lines.

Lot, Reversed Corner. A corner lot, the rear of which abuts upon the side of another lot, whether across an alley or not.

Lot, Through. A lot having frontage on two parallel or approximately parallel streets, and which is not a corner lot. On a through lot both street lines shall be deemed front lot lines.

Lot, Width. The mean horizontal distance between the side lot lines measured within the lot boundaries, or the minimum distance between the side lot lines within the buildable area.

Manufacture. The production, making, or processing of products or commodities for general consumption of the public or for sale to specialized institutions or organizations. Also included is the sub-assembly, fabrication, or processing of parts or components for use in other products or commodities.

Marquee or Canopy. A roof like structure of a permanent nature which projects from the wall of a building and may overhang the public way, and is designed and intended to protect pedestrians from adverse weather conditions.

Mobile Home. Any trailer as defined herein used for residential purposes but not including sports or camping trailers.

Mobile Home Camp or Park. Any premises on which are parked two or more mobile homes or any premises used or held out for the purpose of supplying to the public a parking space for two (2) or more such mobile homes. It does not include sales lots on which automobiles or unoccupied mobile homes, new or used, are parked for purposes of inspection of sale.

Motel. See "Hotel".

Motor Freight Terminal. A building in which freight brought to said building by motor truck is assembled and sorted for routing in intrastate and interstate shipment by motor truck.

Nameplate. A sign indicating the name and address of a building or the name of the occupant thereof and the practice of a permitted occupation therein.

Net Site Area. The area inside of lot lines exclusive of established or existing street and alley rights-of-way.

Non-conforming Use. Any building structure or land lawfully occupied by a use or lawfully established at the time of the adoption of this ordinance or amendments thereto which does not conform after the passage of this ordinance or amendments there to with the use and regulations of this ordinance.

 

Noxious Matter. Material which is capable of causing injury to living organisms by chemical reaction or is capable of causing detrimental effects upon the psychological, social, or economic well-being of human beings.

Nursery Child Care. An establishment for the part-time care of five (5) or more children of pre-elementary school age in addition to the members of the family residing therein.

Nursing Home or Rest Home. A commercial establishment for the care of children or the aged or infirm or a place of rest for those suffering bodily disorders but not including facilities for the treatment of sickness or injuries or for surgical care.

Occupancy Certificate. A certificate issued by the Building Inspector stating that the occupancy and use of land or a building or structure referred to therein complies with the provisions of this ordinance.

Office, Professional. Any office used primarily for accounting, medical, legal, consulting, correspondence, editing, administration, and related service including a clinic or medical center.

Open Sales Lot. Any lot or parcel of land used or occupied for the purpose of buying, selling, or trading of any goods and commodities and including the storage of same prior to sale or exchange.

Ordinance. Reference to "Ordinance", unless otherwise indicated, shall be construed as the Sycamore Zoning Ordinance as amended from time to time.

Parking Area, Private. An open, hard-surfaced area, other than a street or public way, designed, arranged, and made available for the temporary storage of private passenger automobiles of occupants of the building or buildings for which the parking area is developed and is accessory.

Parking Area, Public. An open, hard-surfaced area, other then a street or public way, intended to be used for the temporary storage of passenger automobiles and commercial vehicles under one and one-half tons capacity, and available to the public, whether for compensation, free or as an accommodation to clients or customers.

Parking Space, Automobile. Space within a public or private parking area of not less than one hundred and seventy-one (171) square feet (nine feet by nineteen feet), exclusive of access drives, or aisles, ramps, columns, or office and work areas, for the storage of one passenger automobile or commercial vehicle under one and one-half tons capacity.

Plan Commission. The Plan Commission of the City of Sycamore as constituted by ordinance.

Planned Unit Development. A parcel or tract of land, initially under single ownership or control, which contains two or more principal buildings and more than one principal use—planned and constructed as a unified development where specific regulations of a given zoning district are modified through the issuance of a special use permit.

Porch. A roofed-over structure, projecting out from the wall or walls of a main structure and commonly open to the weather in part.

Principal Use. The main use of land or buildings as distinguished from a subordinate or accessory use.

Public Open Space. Any publicly owned open area, including but not limited to the following: parks, playgrounds, forest preserves, beaches, waterways, parkways, and streets.

Public Utility. Any person, firm, corporation, or municipal department, duly authorized to furnish under public regulation to the public, electricity, gas, cable, steam, telephone, transportation, wastewater treatment (sewer) and water.

Railroad Right-of-Way. A strip of land with tracks and auxiliary facilities for track operation, but not including depot loading platforms, stations, train sheds, warehouses, car shops, car yards, locomotive shops, water towers, etc.

Restaurant. Any land, building, or part thereof, other than a boarding house, where meals are provided for compensation, including a café, cafeteria, coffee shop, lunch room, drive-in stand, tea room, and dining room, and including the serving of alcoholic beverages when served with and incidental to the serving of meals.

Restaurant, "Drive-In". An establishment, the principal use of which is the dispensing of food commodities in disposable containers, wrappings, or packaging, for consumption by patrons in the establishment or on the premises, or for use of consumption off the premises, or where said food is served to patrons in vehicles upon the premises.

Sign. Any display, device, notice, figure, painting, drawing, message, placard, bulletin, board, symbol, letter, word, numeral, emblem, trademark, flag, banner, pennant or other thing which is designated, intended, or used to advertise, inform, or direct attention to.

The term "sign" shall include, among other structures, and whether illuminated or non-illuminated, every ground sign, wall sign, projecting sign or under canopy sign. However, the term "sign" shall not include any display of official, court or public office notices, nor shall it include the flag, emblem or insignia of a nation, governmental unit, school or religious group.

 

Sign, Advertising. (See Billboard).

Sign, Business. A sign which directs attention to a business or profession conducted, or to a commodity, service or entertainment sold or offered, upon the premises which such sign is located or to which it is affixed.

Sign, Church Bulletin Board. A sign attached to the exterior of a church or located elsewhere on the church premises, and used to indicate the services or activities of the church and including its name, if desired.

Sign, Flashing. Any directly or indirectly illuminated sign, either stationary or animated, which exhibits changing natural or artificial light or color effects by any means whatsoever. This definition does not include time and temperature signs.

Sign, Gross Surface Area Of. A sign shall be the entire area within a single continuous perimeter enclosing the extreme limits of such sign and in no case passing through or between any adjacent elements of same. However, such perimeter shall not include any structural or framing elements lying outside the limits of such sign and not forming an integral part of the display.

Sign, Identification. A structure, building wall, or other outdoor surface used to display and identify the name of the individual, business, profession, organization, or institution occupying the premises upon which it is located.

Stable, Private. Any building which is located on a lot or parcel of land which is designed, arranged, used, or intended to be used for housing one or more horses.

Stacking Requirements. For the purpose herein, stacking requirements are the number of cars that must be accommodated in a reservoir space while awaiting ingress or egress to specified business or service establishments.

Story. That portion of a building included between the surface of any floor and the surface of the floor above it, or if there is no floor above, then the space between the floor and the ceiling next above it. Any portion of a story exceeding fourteen (14) feet in height shall be considered as an additional story for each fourteen (14) feet or fraction thereof.

Story, Half. A half-story is that portion of a building under a gable, hip, or mansard roof, the wall plates of which on at least two opposite exterior walls are not more than four and one-half feet above the finished floor of each story. In case of one-family dwellings and multiple-family dwellings less than three stories in height, a half-story in a sloping room shall not be counted as a story.

Street. A public way other than an alley, which affords a primary means of access to abutting property.

Street Line. A line separating a lot, piece or parcel of land from a street.

Structure. Anything constructed or erected which requires location on the ground or is attached to something having location on the ground, including a fence or free-standing wall. A sign, billboard, or other advertising medium, detached or projecting, shall be construed to be a structure.

Structural Alterations. See Alterations, Structural.

Swimming Club, Private (Commercial). A private club operated for profit, maintaining and operating a swimming pool and apparatus and equipment pertaining to the swimming pool, with specified limitations upon the number of members, for the exclusive use of members and their guests.

Swimming Club, Private (Not-for-Profit). A private club incorporated as a (Not-for-Profit) club or organization, maintaining and operating a swimming pool, with specified limitations upon the number of members, or limited to residents of a block, subdivision, neighborhood, community, or other specified area of residence, for the exclusive use of members and their guests.

Swimming Pool, Commercial. A swimming pool and the apparatus and equipment pertaining to the swimming pool, operated for profit, open to the pubic upon payment of an hourly, daily, weekly, monthly, annual, or other fee.

Swimming Pool, Private. A swimming pool and the apparatus and equipment pertaining to the swimming pool maintained by an individual for the sole use of his household and guests without charge for admission and not for the purpose of profit or in connection with any business operated for profit, located on a lot as an accessory use to a residence.

Swimming Pool, Public. A swimming pool and the apparatus and equipment pertaining to the swimming pool, maintained and operated by a municipality or other unit of government for the general public, whether or not an admission fee is charged.

Tavern or Lounge. A building where liquors are sold to be consumed on the premises, but not including restaurants where the principal business is serving food.

Toxic Materials. A substance (liquid, solid, or gaseous) which, by reason of an inherent deleterious property, tends to destroy life or impair health.

Trailer. Any vehicle, house car, or any portable or mobile vehicle on wheels, skids, rollers, or blocks, either self propelled or propelled by any other means, which is used or designed to be used for residential, living, sleeping, or commercial purposes. A permanent foundation shall not change its character unless the entire structure is erected in accordance with the locally-adopted building codes.

Trailer, Sports or Camping. A trailer designed for camping or other recreational purposes.

Truck Parking Area or Yard. Any land used or intended to be used for the storage or parking of trucks, trailers, tractors and including commercial vehicles, while not loading or unloading, which exceeds one and one-half tons in capacity.

Use. The purpose for which land or a building thereon is designed, arranged or intended, or for which it is occupied or maintained, let or leased.

Use, Principal. The main use of land or buildings as distinguished from a subordinate or accessory use.

Used Car Lot. A zoning lot on which used or new cars, trailers or trucks are displayed in the open for sale or trade.

Yard. An open space on the same zoning lot with a principal building or group of buildings, which is unoccupied and unobstructed from its lowest level upward, except as otherwise permitted herein, and which extends along a lot line and at right angles thereto to a depth or width specified in the yard regulations for the district in which the zoning lot is located.

Yard, Front. A yard extending across the full width of the lot and lying between the front lot line and the nearest line of the building.

Yard, Rear. A yard extending across the full width of the lot and lying between the rear lot line and the nearest line of the building.

Zoning Administrator. Wherever the term "Zoning Administrator" is used, it shall mean the Zoning Administrator appointed by the Mayor and City Council and such deputies or assistants as have been or shall be duly appointed. That officer is hereby authorized and it is his duty to administer and enforce the provisions of the zoning ordinance, making such determinations, interpretations, and orders as are necessary therefore, and requiring such plats, plans, and other descriptive materials in connection with applications for permits as are necessary for him to judge compliance with the ordinance.

Zoning Board. The Zoning Board of Appeals for the City of Sycamore, Illinois.

Zoning Lot. A single tract of land located within a single block which (at the time of filing for a building permit) is designated by its owner or developer as a tract to be used, developed, or built upon as a unit, under single ownership or control. Therefore, a zoning lot may or may not coincide with a lot of record.

Zoning Maps. The official zoning map or maps incorporated herein as a part hereof, designating zoning districts.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

4.01 Interpretation.

1. Relationship with Other Laws. Where the conditions imposed by any provision herein upon the use of land or buildings or upon the bulk of buildings are either more restrictive or less restrictive than comparable conditions imposed by any other provisions herein or any other law, ordinance, resolution, rule or regulation of any kind, the regulations which are more restrictive (or which impose higher standards or requirements) shall govern.

4.02 Separability. It is hereby declared to be the intention of the City of Sycamore that the several provisions of this comprehensive amendment are separable, in accordance with the following:

1. If any court of competent jurisdiction shall adjudge any provision or its application of this comprehensive amendment invalid as to a particular property, building, or other structure, such judgment shall not affect the application of said provisions to any other property, building, or structure not specifically included in said judgment.

4.03 Scope of Regulations.

1. Change in Structure or Use. Except as may otherwise be provided, all buildings erected hereafter, all uses of land or buildings established hereafter, all structural alterations or relocation of existing buildings occurring hereafter, and all enlargements of or additions to existing uses occurring hereafter shall be subject to all regulations herein which are applicable to the zoning districts in which such buildings, uses or land shall be located.
2. Building Permits. Where a building permit for a building or structure has been issued in accordance with law prior to the effective date of the ordinance and provided that construction is begun within ninety (90) days of such effective date and completed within eighteen (18) months, said building or structure may be completed in accordance with the approved plans on the basis of which the building permit was issued, and further may upon completion be occupied under a certificate of occupancy by the use for which it was originally designated—subject to the provisions of Section 5.00.

4.04 Use and Bulk Regulations.

1. Use. No building, structure, or land or part thereof shall hereafter be erected, raised, moved, reconstructed, converted, extended, enlarged, or structurally altered except in conformity with the regulations herein specified for the district in which it is located unless otherwise stated in this ordinance.
2. Bulk. All new buildings and structures shall conform to the building regulations established herein for the district in which each building shall be located, except that parapet walls, chimneys, cooling towers, elevator bulkheads, fire towers, stacks, and necessary mechanical appurtenances shall be permitted to exceed the maximum height provisions when erected in accordance with all other ordinances of the City of Sycamore.

4.05 Lot Coverage.

1. Maintenance of Yards, Courts, and Other Open Spaces. The maintenance of yards, courts, and other open spaces and minimum lot area legally required for a building shall be a continuing obligation of the owner of such building or of the property on which it is located, as long as the building is in existence.
2. Division of Zoning Lots. No improved zoning lot shall hereafter be divided into two or more zoning lots unless all improved zoning lots resulting from each such division shall conform with all the applicable bulk regulations of the zoning district in which the property is located.
3. Required Yards for Existing Buildings. No yards now or hereafter provided for a building existing on the effective date of the zoning ordinance shall subsequently be reduced below, or further reduced below if already less than the minimum requirements of the ordinance for equivalent new construction.
4. Permitted Obstructions in Required Yards. The following shall not be considered to be obstructions when located in the required yards specified:

1. In All Yards:

1. An open terrace but not including a roofed over porch.
2. Awnings and canopies, but not projecting more than ten (10) feet, and at least seven (7) feet above the average level of the adjoining ground.
3. Steps, four (4) feet or less above grade, which are necessary for access to a permitted building or for access to a zoning lot from a street or alley.
4. Chimneys projecting eighteen (18) inches or less into the yard.
5. Arbors, trellises, flag poles, fountains, sculptures, plant boxes, and other similar ornamental objects.
6. Additions or enlargements which are either vertical in nature only, so not to further violate lot or yard footage requirements, or additions or enlargements which do not, with reference to front, side, or rear yard requirements, cause the structure to protrude any closer to the front, side or rear lot line as it already does at any given point.

1. In Front Yards. One-story bay windows projecting three (3) feet or less into the yards; and overhanging eaves and gutters projecting three (3) feet or less into the yard.
2. In Rear Yards. Enclosed, detached off-street parking spaces, open off-street parking spaces, accessory shed, tool rooms, and similar buildings or structures for domestic or agricultural storage, balconies, breezeways, and open porches; one-story bay windows projecting three (3) feet or less into the yard; overhanging eaves and gutters projecting three (3) feet or less into the yard.
3. In Side Yards. Overhanging eaves and gutters projecting into the yard for a distance not exceeding two (2) feet.

1. Exceptions for Existing Developments.

1. Where there is a proposed lot shown on a preliminary plat which was approved by the City Council prior to June 24, 1996, the following lot and yard requirements shall be applicable for construction of and additions to single family dwellings:

1. The lot must be at least four thousand five hundred (4,500) square feet.
2. The lot must have a width of at least forty (40) feet at the established building line.
3. The following yards shall be provided and maintained except that if a substantial portion of an existing building is closer than front, side, or rear yard requirements contained herein, enlargements may be made to within the same distance from the lot line as the portion which already is less than said yard requirements, notwithstanding any other ordinances prohibiting non-conforming expansions, enlargements, alterations, or additions.

1. Front Yard. A front yard of not less than twenty (20) feet in depth shall be provided.
2. Side Yard.

1. On interior lots there shall be a side yard on each side of the main building of not less than five (5) feet.
2. On corner lots the side yard requirements shall be the same as for interior lots except that there shall be maintained a side yard of not less than twenty (20) feet on the side adjacent to the street which intersects the street upon which the building or structure maintains frontage.

1. Rear Yard. There shall be a rear yard having a depth of not less then twenty-five (25) feet except that an attached garage not used as a dwelling may extend to within five (5) feet of the rear lot line.

1. Where there is a proposed lot shown on a preliminary plat which was approved by the City Council prior to June 24, 1996, the following lot and yard requirements shall be applicable for construction of and additions to two family dwellings:

1. The lot must be at least seven thousand (7,000) square feet.
2. The lot must have a width of at least forty-five (45) feet at the established building line.
3. The following yards shall be provided and maintained except that if a substantial portion of an existing building is closer than front, side, or rear yard requirements contained herein, enlargements may be made to within the same distance from the lot line as the portion which already is less than said yard requirements, notwithstanding any other ordinances prohibiting non-conforming expansions, enlargements, alterations, or additions.

1. Front Yard. A front yard not less than twenty-five (25) feet in depth shall be provided.
2. Side Yard.

1. On interior lots there shall be a side yard on each side of the main building of not less than five (5) feet provided that when an access drive is required for parking in rear yard this yard must be at least ten (10) feet wide.
2. On corner lots the side yard requirements shall be the same as for interior lots except that there shall be maintained a side yard of not less than twenty-five (25) feet on the side adjacent to the street which intersects the street upon which the building or structure maintains frontage.

1. Rear Yard. There shall be a rear yard having a depth of not less than thirty (30) feet except that an attached garage not used as a dwelling may extend to within five (5) feet of the rear lot line.

1. Where there is a proposed lot shown on a preliminary plat which was approved by the City Council prior to June 24, 1996, the following lot and yard requirements shall be applicable for construction of and additions to multiple family dwellings:

1. The lot must have a minimum area of nine thousand (9,000) square feet with the following minimum lot area per dwelling unit:

4 bedrooms or more apartment 3200 square feet

3 bedroom apartment 3000 square feet

2 bedroom apartment 2800 square feet

1 bedroom or efficiency apartment 2400 square feet

2. The lot must have a width at the established building line of at least sixty-five (65) feet.
3. The following yards shall be provided and maintained except that if a substantial portion of an existing building is closer than front, side, or rear yard requirements contained herein, enlargements may be made to within the same distance from the lot line as the portion which already is less than said yard requirements, notwithstanding any other ordinances prohibiting non-conforming expansions, enlargements, alterations, or additions.

1. Front Yard. A front yard of not less than twenty-five (25) feet in depth shall be provided.
2. Side Yard.

1. On interior lots there shall be a side yard on each side of the main building of not less than five (5) feet provided that when an access drive is required for parking in rear yard this yard must be at least ten (10) feet wide.
2. On corner lots the side yard requirements shall be the same as for interior lots except that there shall be maintained a side yard of not less than thirty (30) feet on the side adjacent to the street which intersects the street upon which the building or structure maintains frontage.

1. Rear Yard. There shall be a rear yard having a depth of not less than thirty (30) feet except that an attached garage not used as a dwelling may extend to within five (5) feet of the rear lot line.

1. Front Yard Setbacks Heretofore Established. Notwithstanding any of the foregoing provisions of this Section 4.05, where forty (40) percent or more of the lots on one side of a street between two intersecting streets are developed with buildings that do not conform with the required front yard setback, the required building setback may be adjusted as follows:

1. Where a building is to be erected on a parcel of land that is within one hundred (100) feet of existing buildings on both sides, the minimum required front yard building setback shall be a straight line drawn between the two closest front corners of the adjacent buildings on the two sides; or

2) Where a building is to be erected on a parcel of land that is within one hundred (100) feet of an existing building on one side only, such building may be erected as close to the street as the existing adjacent building.

4.06 Lot Area and Dimension.

1. Contiguous Parcels. When two or more parcels of land, each of which lacks adequate area and dimension to qualify for a permitted use under the requirements of the use district in which they are located, are contiguous and are held in one ownership, they may be combined and used as one zoning lot.

4.07 Access to Public Streets. Except as otherwise provided for herein, every building shall be constructed or erected upon a lot or parcel that abuts upon a public street unless a permanent easement of access to a public street was of record prior to the adoption of the ordinance.

4.08 Number of Buildings on a Zoning Lot. Except in the case of a planned development, not more than one principal detached residential building shall be located on a residential lot, nor shall a principal detached residential building be located on the same zoning lot with any other principal building.

4.09 Rezoning of Public and Semi-Public Areas. An area indicated on the zoning map as a public park, recreation area, public school site, cemetery, or other similar open space, shall not be used for any other purpose than that designated, and when the use of the area is discontinued, it shall be automatically zoned "R-1" One Family District until appropriate zoning is recommended to the City Council by the Plan Commission.

4.10 Residential Accessory Buildings. Accessory buildings, except as otherwise permitted in this ordinance shall be subject to the following regulations:

1. Where an accessory building is structurally attached to a main building, it shall be subject to and must conform to all regulations of this ordinance applicable to main buildings, except attached garages not used for living purposes shall be required to retain a rear yard of five (5) feet.
2. No detached residential accessory building shall be erected or enlarged unless the following yards are provided and maintained except that if a substantial portion of an existing building is closer than front, side, or rear yard requirements contained herein, enlargements may be made to within the same distance from the lot line as the portion which already is less than said yard requirements, notwithstanding any other ordinances prohibiting non-conforming expansion, enlargements, alterations, or additions.

1. Front—20 feet. In the case of a corner lot, 20 feet shall be provided from each street lot line.
2. Side—3 feet.
3. Rear—3 feet.
4. No detached accessory building shall be located closer than five (5) feet from the property line adjacent to an alley and in the case of a garage the building may not be located closer than twenty (20) feet from the property line on the side on entry.

1. No detached accessory building shall be located closer than three (3) feet of any main building.
2. No accessory building shall be constructed to a "Building Height" greater than fourteen (14) feet.
3. No accessory building or structure shall be constructed on any lot prior to the establishment or construction of the principal building to which it is accessory.

4.11 Accessory Uses.

1. All accessory uses shall be located not closer than five (5) feet to any lot line. Driveways are permitted to extend to the lot line.
2. Gasoline dispensing facilities and other unenclosed, roofed structures:

1. Pump islands are permitted within the required front yard setbacks or within the required side yard setbacks adjacent to a side street provided they, along with the entrances and exits to the gasoline station, are installed according to the most recent standards of the Illinois Department of Transportation and the City of Sycamore’s Engineering Department.
2. Unenclosed roof structures to shelter vehicles serviced at pump islands are permitted according to the following requirements:

1. There shall be a minimum vertical clearance of fourteen (14) feet between the lowest portion of the roof of said structure and the grade level of the surface below said roof structure.
2. No part of the roofed, unenclosed structure shall be closer than five (5) feet to the nearest property line.
3. No portion of a roofed, unenclosed structure may be included in the area designated for the off-street parking.
4. No portion of a roofed, unenclosed structure shall be within any portion of a fire lane or be in a position to hinder fire or fire rescue operations.
5. The clearance height shall be clearly marked on all approach sides of the structure.

4.12 Temporary Buildings. A temporary real estate office may be allowed in conjunction with a new housing development, limited to the selling or renting of new units in such development, but in no case to be in operation for more than one year following completion of construction of said housing development. Temporary buildings for construction purposes may be allowed in any district for a period not to exceed the completion date of construction.

4.13 Uses Not Specifically Permitted in Districts. When a use is not specifically listed in the sections devoted to Permitted Uses, it shall be assumed that such uses are hereby expressly prohibited unless by a written decision of the Plan Commission it is determined that said use is similar to and not more objectionable than uses listed. Such uses may then be permitted.

4.14 Lighting and Utility Standards.

1. Lighting Standards.

1. Subdivisions and Planned Unit Developments: All public streets, sidewalks, and other common areas or facilities in subdivisions or planned unit developments created after the effective date of this Ordinance shall be sufficiently illuminated to ensure the security of property and the safety of persons using such streets, sidewalks, or other common areas or facilities. After receiving approval from the City Engineer for the location of lighting within the city rights-of-way, the subdivider shall make arrangements with Commonwealth Edison for the initial installation of Commonwealth Edison lighting poles, bracket arms, light fixtures, lamps, and associated wiring. The City shall be responsible for the maintenance, replacement, and energy costs incurred after the installation and acceptance of the lighting facility. Without limiting the generality of the foregoing standard, the following minimum standards shall apply:

aa. All newly-created public streets within subdivisions shall have street lights installed at a maximum spacing of three hundred fifty (350) feet and a minimum average ground level foot candle illumination of 0.4. Street lights in residential subdivisions shall not exceed thirty (30) feet in height.

bb. Street lighting for major collector and arterial streets adjacent to a newly-created subdivision shall be installed in accordance with the requirements and standards of the applicable jurisdiction (e.g. County or Township Highway Department or the Illinois Department of Transportation). In other situations, street lighting requirements shall be reviewed and approved by the City Engineer.

 

2. Unsubdivided and Other Developments: At the expense of the developer, all roads, driveways, sidewalks, parking lots, and other common areas and facilities in unsubdivided and other developments shall be sufficiently illuminated to ensure the security of property and the safety of persons using such roads, driveways, sidewalks, parking lots, and other common areas and facilities. Without limiting the generality of the foregoing standard, the following minimum standards shall apply:

aa. For residential uses, lights shall be installed in all parking areas containing five (5) or more parking spaces and shall be illuminated between dusk and dawn. For non-residential uses, lights shall be installed in all parking areas containing five (5) or more parking spaces and shall be illuminated between dusk and dawn whenever said premises are open for operation. "Open for Operation" shall be any time that a retail business is open for the sale of goods or services, or an office or industrial facility that actually has employees working within or upon said premises, other than guards or watchmen. Lights shall be not more than fifteen (15) feet in height in residential zoning districts, and not more than thirty (30) feet in height in other zoning districts.

bb. Where lighted areas are required, lighting shall be provided as follows:

 

 

Minimum* Maximum*

Residential Zoning District 1.5 2

Commercial Zoning District 2.0 5

Industrial Zoning District 2.5 5

*Average Ground Level Foot-Candles

1. Excessive Illumination.

Lighting within any property that unnecessarily illuminates any other property and substantially interferes with the use or enjoyment of such other property is prohibited. In furtherance of this requirement, all lighting on private property shall be so arranged or designed using cut-off lenses as to direct light away from adjoining premises and streets. Flood and spot lights shall be shielded when necessary to prevent glare on adjoining properties or public rights-of-way and to avoid visual interference with traffic control devices. Detailed lighting design plans and calculations shall be provided when deemed necessary by the City Engineer.

2. Utility Standards: Electric Power and Telephone Service.

Every principal use, every lot, and every identified public need (e.g. street lights, traffic signals, etc.) within a subdivision or development shall have available to it a source of electric power and telephone service adequate to accommodate the reasonable needs of such use, lot, and public need within such subdivision or development. Compliance with this requirement shall be determined by the electric utility service provider and the telephone utility company.

Certain Utilities to be Placed Underground.

1. All electric power lines (not to include transformers or enclosures containing electrical equipment including, but not limited to, switches, meters, or capacitors which may be pad-mounted), telephone, gas distribution, and cable television lines in residential subdivisions, constructed after the effective date of this Ordinance, shall be placed underground in accordance with the specifications and policies of the respective utility service provider, except where otherwise provided by the City Council.

b. Whenever an unsubdivided or other development for residential purposes is hereafter constructed on a lot that is undeveloped on the effective date of this Ordinance, then all electric power, telephone, gas distribution, and cable television lines installed to serve the development that is located on the development site, outside of a previously existing public street right-of-way, shall be placed underground in accordance with the specifications and policies of the respective utility providers.

1. Utilities to be Planned and Installed to Accommodate External Development.

Whenever it can reasonably be anticipated that utility facilities constructed in one development will be extended to serve other adjacent or nearby developments, such utility facilities (e.g. water or sewer lines) shall be located and constructed so that extensions can be made conveniently and without undue burden or expense or unnecessary duplication of service. In the event that sizing of water or sanitary sewer facilities, over and above the requirements of the development under consideration is deemed appropriate by the City Engineer, then such upsizing shall be incorporated in the subdivision or development engineering plans. Arrangements may be made for the City to share in the cost and/or reimburse the developer for such upsizing, commensurate with the cost of the increased facility requirements.

2. As-Built Drawings Required.

Whenever a developer installs, or causes to be installed, any utility line in any public right-of-way or easement, the developer shall, as soon as practicable after installation is complete and before acceptance of any utility line, furnish the City with a copy of a drawing that shows the exact location of all utility lines within the right-of-way or easement. Such drawings must be verified as accurate by the utility service provider.

3. Acceptance.

The City shall not be obligated to accept any public lighting improvement within any phase of a development until all public improvements within that phase are completed to the satisfaction of the City Engineer. The City shall, once the City Engineer shall so certify, proceed diligently to obtain a resolution of the City Council accepting such public improvement. The City shall not be obligated to maintain any public lighting improvement until after it has been accepted by the City Council.

4.15 Home Occupations.

1. Home occupations are permitted as an accessory use to a residential use in any residential district subject to the requirements of this section.
2. Home occupations shall be operated entirely within the principal residential dwelling and shall not occupy more than fifteen (15) percent of the total floor area of the said residential dwelling, with the use of the dwelling for a home occupation being clearly incidental and subordinate to its use for residential purposes by it occupants.
3. No home occupation shall be conducted in a detached garage or accessory structure.
4. In no way shall the appearance of the dwelling be altered or the occupation within the residence be operated in such a way as to cause the premises to depart from its residential character either by the use of colors, materials, construction, lighting, the emission of sounds, vibrations, or odors.
5. One non-illuminated sign no larger than two (2) square feet in area may be affixed to the residence in which the home occupation is conducted.
6. No commodity is to be sold upon the premises except such as may be produced exclusively on the premises by members of the immediate family, provided that no person may be employed other than a member of the family residing on the premises.
7. No mechanical equipment may be used that has a greater impact than equipment normally used for domestic, hobby, or household purposes in terms of noise, vibration, odors, or electrical interference.
8. A home occupation shall not create substantially greater vehicle or pedestrian traffic than normal for the district in which it is located. In addition, the home occupation shall not generate substantially more parked vehicles either on the property or on adjacent streets than what would typically appear in the neighborhood.
9. No outdoor storage of materials or equipment used in the home occupation is permitted.
10. No storage or display of materials, goods, supplies, or equipment related to the home occupation shall be visible from the outside of the residence.
11. No home occupation shall cause a substantial increase in the use of any one or more utilities (water, sewer, electricity, natural gas) beyond the norms for residences in the neighborhood.
12. The following home occupations are not permitted since, once started, they tend to increase beyond the limits defined by this Section: auto repair, carpentry work, large appliance repair, the painting of vehicles, furniture stripping, and similar uses.
13. Home occupations that might qualify include, but are not limited to, the following: professional offices such as accountants, architects, artists, attorneys, individual tutors, insurance offices, one-chair barber shops, two chair beauty shops, and qualified massage therapists who have either attained certification from the National Certification Board for Therapeutic Massage and Bodywork, or who have received a diploma or a certificate from a state-approved school, having completed a minimum of 500 curriculum hours. All certified or licensed massage therapists shall prominently display their certificate or diploma in their home offices.

5.01 Continuance of Use.

1. Any lawfully established use of a building or land, on the effective date of this ordinance or of amendments thereto, that does not conform to the use regulations for the district in which it is located, shall be deemed to be a legal non-conforming use and may be continued, except as otherwise provided herein.
2. Any legal, non-conforming building or structure may be continued in use provided there is no physical change other than necessary maintenance and repair, except as otherwise permitted herein.

5.02 Discontinuance of Use.

1. Whenever any part of a building, structure or land occupied by a non-conforming use is changed to or replaced by a use conforming to the provisions of this ordinance, such premises shall not thereafter be used or occupied by a non-conforming use, even though the building may have been originally designed and constructed for the prior non-conforming use.
2. When a non-conforming use has been discontinued for a period of twelve (12) consecutive months, or whenever there is evident a clear intent on the part of the owner to abandon a non-conforming use, such use shall not after being discontinued or abandoned, be re-established, and the use of the premises thereafter shall be in conformity with the regulations of the district.

5.03 Change of Non-conforming Use. The non-conforming use of any building, structure, or portion thereof, which is designed or intended for a use not permitted in the district in which it is located, may be changed to another non-conforming use thereof but only if such other use is permitted by a Special Use Permit as authorized in Section 13.09 of this Ordinance.

5.04 Repairs and Alterations.

1. Normal maintenance of a building or other structure containing a non-conforming use is permitted, including necessary non-structural repairs and incidental alterations which do not extend or intensify the non-conforming use.
2. No structural alteration or enlargement shall be made in a building or other structure containing a non-conforming use, except in the following situations:

1. When the alteration is required by law.
2. When the alteration will actually result in eliminating the non-conforming use.
3. When a building in a residential district containing residential non-conforming uses may be altered in a way to improve livability, provided no structural alterations shall be made which would increase the number of dwelling units or increase the degree or extent of its nonconformity with respect to the bulk regulations of the district in which it is located.

1. No non-conforming use may be enlarged in such a way as to occupy any required usable open space, or any land beyond the boundaries of the zoning lot as it existed on the effective date of the ordinance, or to displace any conforming use in the same building or on the same parcel.
2. A building or structure which is non-conforming with respect to off-street parking, yards, floor area ratio, or any other element of bulk regulated herein shall not be altered or expanded in any manner which would increase the degree or extent of its non-conformity with respect to the off-street parking regulations and bulk regulations of the district in which it is located.

5. Damage and Destruction. If a building or other structure containing a non-conforming use is damaged or destroyed by any means to the extent of sixty- (60) percent or more of its replacement value at that time, the building or other structure can be rebuilt or used hereafter only for a conforming use and in compliance with the provisions of the district in which it is located. In the event the damage or destruction is less than sixty (60) percent of its replacement value, based upon prevailing costs, the building may then be restored to its original condition and the occupancy or use of such building which existed at the time of such destruction may be continued. Estimates of damage shall be determined by the adjustment of the Fire Insurance Company.

In the event that restoration or repair is allowed, such restoration of the building or other structure must be started within a period of six (6) months from the date of damage or destruction and diligently prosecuted to completion, and completion shall be within one (1) year from the date of damage. If not completed within one (1) year the use shall be abandoned as specified in Section 5.02.

 

 

 

 

 

 

 

6.01 Districts. In order to accomplish the purpose of this ordinance as stated in Section 2.00, the City of Sycamore, Illinois is hereby divided into the following districts:

A-1 Agricultural District

R-1 One-Family Residence District

R-2 Two-Family Residence District

R-3 Multiple-Family Residence District

C-1 Neighborhood Business District

C-2 Central Business District

C-3 Highway Business District

C-4 Mixed-Use--Commercial District

M-1 Light Manufacturing District

M-2 Heavy Manufacturing District

ORI Office, Research, Light Industrial District

2. Maps. The boundaries of the zoning districts are established as shown on the map entitled "Official Zoning Map of Sycamore, Illinois," which map is made a part hereof, and shall have the same force and effect as if the Zoning Map, together with all notations, references, and other information shown thereon were fully set forth and described herein.
3. District Boundaries. When uncertainty exists with respect to the boundaries of the various districts as shown on the Zoning Map, the following rules shall apply:

1. District boundary lines are either the center line of railroads, highways, streets, alleys or easements, or the boundary lines of sections, quarter sections, divisions of sections, tracts or lots, or such lines extended or otherwise indicated.
2. In areas not subdivided into lots and blocks, wherever a district is indicated as a strip adjacent to and paralleling a street or highway, the depth of such strips shall be in accordance with the dimensions shown on the maps measured at right angles from the center line of the street or highway, and the length of frontage shall be in accordance with dimensions shown on the map from section, quarter section or division lines, or center lines of streets, highways, or railroad rights of way unless otherwise indicated.
3. When a lot is divided by District boundary lines, the entire lot shall be construed to be within that Zoning District occupying the greater area of said lot. In case the division by District boundary lines results in equal areas, the entire lot shall be construed to be in the less restricted zoning district.

2. Zoning of Public Ways. All streets, alleys, public ways, waterways, and railroad rights of way, if not otherwise specifically designated, shall be deemed to be in the same zone as the property immediately abutting on such alleys, streets, public ways, and railroad rights of way or waterways. Where the center line of a street, alley, public way, waterway, or railroad right of way serves as a district boundary, the zoning of such areas, unless otherwise specifically designated, shall be deemed to be the same as that of the abutting property up to such center line.
3. Zoning of Annexed Land. Any area annexed to the City of Sycamore shall, unless otherwise provided for by agreement, be automatically zoned "R-1" One Family Residence District.
4. City’s Zoning Power. The City’s zoning power shall extend one and one-half (1 ½) miles outside the City limits.

7.01 Permitted Uses. The following uses are permitted:

1. Crop and Tree farming.
2. Gardening
3. Forestry and Nursery Operation

8.01 R-1 One-Family Residence District.

1. Permitted Uses. One-family detached dwellings and permitted accessory uses.

Off-street parking facilities as permitted in Section 12.00.

Home Occupations in accordance with Section 4.15 of this Ordinance.

2. Special Uses. The following may also by permitted provided the location and the plan for development is reviewed and recommended by the Plan Commission and approved by the City Council.

1. Airports or aircraft landing fields.
2. Cemeteries
3. Churches, rectories, seminaries, convents, monasteries, and similar religious institutions, including dormitories and other accessory uses required for operation.
4. Colleges and universities, including dormitories, fraternities, sororities, and other accessory buildings necessary for operations, but not including business colleges or trade schools.
5. Golf courses, regulation size or "par 3," but not including commercially operated driving ranges or miniature golf courses.
6. Governmental buildings and facilities, including public libraries.
7. Institutions for the aged and for children.
8. Parks, forest preserves, and recreational areas, when publicly owned and operated.
9. Planned Residential develop