ZONING ORDINANCE PRESENTATION - Village of Mundelein

July 25, 2012 

Village of Mundelein, Illinois 

ZONING ORDINANCE 

PRESENTATION 

Presented by 

Camiros, Ltd.

Village of Mundelein – Zoning Ordinance 

GOALS FOR ORDINANCE 

A Zoning Ordinance that: 

Implements the land use policies of the Village 

Is understandable & user-friendly 

Incorporates modern controls 

Reflects sustainable development practices 

Reflects what is “on the ground” & addresses 

nonconformities 

Includes clear provisions that eliminate the need for multiple 

interpretations, ensuring provisions are consistently applied 

Village Board Presentation July 25, 2012


ORDINANCE 

STRUCTURE 

1. Title, Purpose & Applicability 

2. Ordinance Administration 

3. Administrative Procedures 

4. Applications & Approval Processes 

5. Planned Unit Developments 

6. Zoning Districts 

7. Residential Zoning Districts 

8. Commercial Zoning Districts 

9. Downtown Zoning Districts 

10. Office Park & Manufacturing Zoning Districts 

11. Special Purpose Zoning Districts 

12. Use Standards 

13. On-Site Development Standards 

14. Off-Street Parking & Loading 

15. Landscaping & Screening 

16. Nonconformities 

17. Definitions 



TITLE, PURPOSE & APPLICABILITY 

Introduction to the Ordinance 

• Title, purpose & intent 

• Applicability 

• Transition rules 

Pending applications comply with new Ordinance 

CODE ADMINISTRATION 

Powers of Boards, Commissions & Officials 

• Village Board 

• Planning & Zoning Commission 

• Zoning Administrator – new position; Village Administrator 



ADMINISTRATIVE PROCEDURES 

I. Application 

• Completeness review 

• Withdrawal & successive applications 

II. Notice 

• Applicant responsible for mailing; affidavit to Village 

• Village responsible for publication and posting 

III. Public Hearing 

• How to conduct a public hearing 

• Illinois Open Meetings Act 


APPLICATIONS & APPROVAL PROCESSES 


60 day timeframes & approval standards added to all applications 

I. Zoning Map & Text Amendments 

II. Variation 

• Two types: Administrative & major variations 

• Removed limitations on types of variation applications 

III. Special Use 

• New provisions for revocation of special use 

• Removed spacing limitations for certain special uses 


APPLICATIONS & APPROVAL PROCESSES 


IV. Zoning Interpretation 

• Responsibility of Zoning Administration 

• New process for written interpretations of Ordinance 

• Allows for consistent application of the Ordinance 

V. Appeals 

• Appeals of Zoning Administrator zoning decisions 

VI. Building Permit & Certificates of Occupancy 

• Zoning Administrator reviews only for zoning compliance 

• Process & application within Village Code 

VII. Enforcement 



PLANNED UNIT DEVELOPMENTS 

Revised PUD Procedure 

• Special use in all districts 

• Exceptions permitted to all district standards, including use 

• Required public amenities & benefits for exceptions 

• Four step process: 

1. Pre-Application Consultation – Village Staff 

2. Concept Plan – Village Board 

3. Preliminary Plan – PZC & Village Board 

4. Final Plan – PZC & Village Board 

• Standards for major & minor changes to approved PUD 


DISTRICT USE APPROACH - GENERIC USE 


DEFINITION: 

Retail Goods Establishment. 

A commercial enterprise that 

provides physical goods, 

products or merchandise 

directly to the consumer, 

where such goods are 

typically available for 

immediate purchase and 

removal from the premises by 

the purchaser. 



GENERIC USE 

BENEFITS 

• Extensive & detailed use lists eliminated 

• Greater flexibility to review & permit uses within broad context of 

definition 

• Permit emerging new uses without text amendment 

RULES 

• A use specifically listed is not part of a generic use category 

• A use interpreted as part of a generic use category is not allowed 

under another 

• Definitions carefully crafted for each use & include examples 



RESIDENTIAL DISTRICTS 

Five Residential Districts 

1. R-1 Single-Family Residential District 



4. R-4 Two-Family Residential District 

5. R-5 Multi-Family Residential District 



CHAPTER 7: RESIDENTIAL DISTRICTS 

Key Revisions 

• Uses limited to residential & non-residential typical to neighborhoods 

• Lot area & width reduced to reflect existing development pattern 

• Simplified front yard averaging requirement 

• Revised interior side yard setbacks to proportional control 

• New requirement for corner side yards, including reverse corner side 

yard 

• Current R-1, R-2 & R-3 Districts eliminated (not used) 

• Design standards for all dwelling types 



CHAPTER 7: RESIDENTIAL DISTRICTS 

DISTRICTS R-1 R-2 R-3 R-4 R-5 

FORMER 

DISTRICT 

MINIMUM 

LOT AREA 

MINIMUM 

LOT WIDTH 

Current R-4 Current R-5 Current R-6 Current R-7 Current R-8 

12,000sf 10,000sf 6,000sf 

SF: 6,000sf 

2F: 7,250sf 

80’ 80’ 50’ 50’ 60’ 

MF: 

3,600sf/du 

Townhouse: 

2,000sf/du 

MAXIMUM 

BUILDING 

HEIGHT 

35 ft but no 

more than 3 

stories 

35 ft but no 

more than 3 

stories 

35 ft but no 

more than 3 

stories 

35 ft but no 

more than 3 

stories 

35 ft but no 

more than 3 

stories 

MF: 48 ft but 

no more than 

4 stories 


STEPS TAKEN 

1. Lot analysis of all sizes 

2. Redistricting 

FORMER NONCONFORMING 

R-1: 47% 

R-2: 78% 

R-3: 33% 

CURRENT NONCONFORMING 

All districts: 10% 

ABILITY TO SUBDIVIDE 

All districts: 7%


COMMERCIAL DISTRICTS 

Five Commercial Districts 

1. C-1 Neighborhood Commercial 

2. C-2 General Commercial 

3. C-3 Heavy Commercial 

4. C-4 Shopping Center 

5. C-5 Downtown District 

Key Revisions 

• Created new commercial districts to reflect form & function of 

commercial areas 

• Generic uses 

• Design standards 



DOWNTOWN DISTRICT 

Downtown District 

• Reflect the vision for the Downtown 

• Implement the Transit-Oriented 

Development (TOD) Plan and 

Comprehensive Plan 

• Recognize the “places” of Downtown 

• Encourage appropriate “downtown” uses 

• Address physical form and character 

• Easy to interpret and enforce 

• Incorporate new Village Center Plan 




Subdistrict Structure 

• C-5-VC Village Center 

• C-5-MU – Mixed-use 

• C-5-C – Corridor 

• C-5-MF – Multi-family 




Subdistricts 

• Use permissions 

• “Project type” permissions 




Project Types 

• Single-story commercial 

• Multi-story mixed-use 

• Multi-family 

• Townhouse or stacked flat 

• Single-family 















OFFICE PARK & MANUFACTURING 

OR District 

• Campus-type development 

• Oriented primarily toward office and R&D 

• Siting standards for campuses and connections 

M-1 General Manufacturing 

• Consolidation of current L-1 and M-1 Districts 

• Standards based on existing conditions 

M-MU Mixed Use Manufacturing 

• New district per Comprehensive Plan direction 

• Allows for compatible commercial uses (kennels, arts studios) 


SPECIAL PURPOSE DISTRICTS 


OS Open Space 

• Significant areas of public & private open space, including 

forest preserve 

• Provides protection in land use change 

I Institutional 

• Governmental, educational & cultural facilities 

• Includes the St. Mary’s of the Lake 

• Provides protection in land use change 

L-MU Lakefront Mixed-Use 

• New district per Comprehensive Plan direction 

• Non-residential require on ground floor 

• Design standards that orient new development to waterfront 



USE STANDARDS 

• Adult Use 

• Amusement Facility 

• Banquet Facility 

• Community Residence 

• Cultural Facility 

• Currency Exchange, Payday or Title 

Loan Establishment and Pawn Shop 

• Day Care Center, Child or Adult 

• Day Care Home, Child or Adult 

• Drive-Through Facility 

• Dwelling 

• Educational Facilities (All) 

• Kennel and Pet “Day Care” Service 

• Gas Station 

• Live Entertainment 

• Motor Vehicle Dealership or Motor 

Vehicle Rental Establishment 

• Motor Vehicle Operations Facility 

• Motor Vehicle Service and Repair, 

Major and Minor 

• Off-Street Parking, Structure or Lot 

• Outdoor Dining 

• Outdoor Storage Yard and Contractor 

Storage Yard with Outdoor Storage 

• Place of Worship 

• Recycling Facilities 

• Residential Care Facility 

• Shooting Range (Indoor Only) 

• Smoke Shop 

• Solar Farm 

• Urban Agriculture 

• Utilities, Private 

• Wind Farm 

• Wireless Telecommunications 


ON-SITE DEVELOPMENT STANDARDS 


• General regulations on site development 

• Exterior lighting standards 

• Permitted encroachments 

• Temporary uses 

• Environmental performance standards 



Accessory Structures & Uses 


General accessory structures 

Amateur HAM radio 

Apiary/Bee-Keeping 

Carport 

Chicken Coop/Chicken Run 

Donation boxes 

Electrical generators 

Fences 

Garages 

Gazebos 

Home occupations 

Mechanical equipment 

Outdoor storage 

Porches 

Propane storage cabinets 

Satellite dish antennas 

Salt Dome 

Sheds & greenhouses 

Solar collectors 

Pools 

Wind energy systems 



Fences 




OFF-STREET PARKING & LOADING 

Comprehensive Parking & Loading Standards 

• Design & location of parking & loading spaces 

• Design of driveways & curb cuts 

• Stacking spaces for drive-thrus 

• Commercial vehicles 

• Recreational vehicles in residential districts 

• Update of required number of parking & loading spaces – lowered 

• Bicycle parking requirements 

• Parking flexibilities: collective parking, land-banked, fee-in-lieu (C-5) 



OFF-STREET PARKING & LOADING 

Residential Driveway Controls 

• Driveway limited to 20’ at lot line 

• Shared driveway permission 

• Parking pads permitted – not in 

front yard 

• Carports allowed 

• Single-car garages deemed 

conforming 

• Required 5’ setback for attached 

garages eliminated 



LANDSCAPE & SCREENING 

Comprehensive Standards 

• Design & maintenance 

standards 

• Diversity requirement 

• Landscape for parking lots & 

large developments 

• Buffer yards between 

incompatible uses 

• Screening: refuse dumpsters, 

loading berths, outdoor storage 

& display, drive-thrus 

• Conformance required when 

major construction 



NONCONFORMITIES 

Nonconforming Use 

• No re-establishment if discontinued or abandoned for 180 days 

• New: structure destroyed by 50% 

Nonconforming Structure 

• Structure destroyed by 50% 

• Allows extensions of SF nonconforming walls vertically or horizontally 

• Eliminated “buildings design for nonconforming use” provision 

Nonconforming Lot 

• Allows SF dwelling on nonconforming lot of record 

• Contiguous nonconforming lots of record considered one lot 



ADDITIONAL REVISIONS SINCE PUBLIC HEARING 

ADMINISTRATIVE 

• Plan Commission/Zoning Board of 

Appeals – Planning and Zoning 

Commission 

• Refinements based on legal review 

NEW USES 

• Shooting Range (Indoor) – Special 

Use in M-MU 

• Smoke Shop - Special use in C-2, 

C-3, C-4 

• Banquet Facilities – Primary and 

Secondary Use; Special use in C-2, 

C-3, C-4 

• Freight Terminal – Permitted in M-1 

USE NAME CHANGES 

• Assisted Living, Independent 

Living, Nursing Home – Residential 

Care Facility 

• Indoor & Outdoor Recreation & 

Entertainment – Indoor & Outdoor 

Amusement 

ACCESSORY USES 

• Apiaries/Bee-Keeping 

• Chicken Coops/Chicken Runs 

• Salt Domes 

• Pier 

DEFINITION REFINEMENTS 

• General Industrial 

• Social Club or Lodge 

• New Grade definition 


ADDITIONAL CONSIDERATIONS 


USES 

• Correct error in res. Use table 

• Shooting range as SU in C-3 

Max of 2 shooters per stall 

No firearm or ammunition sales 

• Live entertainment split into indoor & 

outdoor 

Require stage plan 

• Mini-warehouse in M-1 

C-5 DISTRICT 

• Add townhomes & MF to C-5-VC 

• Reduce C-5-MU to 25’ lot width 

• Educational facilities & auditorium in 

C-5 

• Prohibit asphalt shingles 

TEMPORARY USES 

• New temporary outdoor 

entertainment event 

• Carnivals provide list of employees 

ACCESSORY USES 

• Number of detached structures 

• Non-res fence height to 8’ & materials 

flexibility 

• Generator maintenance during day 

• Clarify recreational & commercial 

vehicle definitions 

• Landscape clarifications 

• Decks cannot encroach into FY & 

CSY 

NONCONFORMITIES 

• Deem SF uses conforming 



ZONING MAP 


THANK YOU

ZONING ORDINANCE PRESENTATION - Village of Mundelein

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