Bannockburn City Zoning Code
ARTICLE V
Office District
§ 260-501 Purpose.
The purpose of the Office District (O District) is to provide areas for office development that are consistent with the overall community character of the Village. The Office District regulations are intended to assure that all office development is sensitive to and has a minimal impact upon the countryside character of the residential heart of the Village. A limited number of nonoffice uses may be allowed pursuant to special use permit, but such uses are strictly regulated to preserve and perpetuate high-quality office development in the Village.
§ 260-502 Mapping restrictions.
The Office District shall be mapped only at areas adjacent to the Northern Illinois Toll Road and north of Duffy Lane, or east of Waukegan Road, where office development will have a minimal impact upon the Village's residential core. The Office District is inappropriate for mapping in any other area of the Village.
§ 260-503 Permitted uses.
[Amended 2-23-1998 by Ord. No. 98-07]
The following uses and no others are permitted as of right in the Office District:
A.
Business, professional and administrative offices. See § 260-1151 of this code regarding use interpretations.
B.
Personal wireless services antennas.
(1)
Personal wireless services antennas, provided that such antennas shall be mounted on an existing structure and be subject to the regulations of § 260-910.
(2)
Personal wireless services antennas mounted on a monopole with a height not more than 45 feet, provided that such monopole shall be located at least 200 feet from the center line of any street. Such antennas shall be subject to the regulations of § 260-910.
(3)
Personal wireless services antennas mounted on a monopole with a height greater than 45 feet, but subject to the following additional limitations:
(a)
Such antenna and antenna support structure shall be located at least 500 feet east of the easterly right-of-way line of Waukegan Road and at least 1,760 feet south of the southerly right-of-way line of Half Day Road; or
(b)
Such antenna and antenna support structure shall be located at least 500 feet north of the northerly right-of-way line of Half Day Road and at least 900 feet west of the west line of the east half of the Northwest Quarter of Section 19, Township 43, Range 12 east of the Third Principal Meridian in Lake County, Illinois.
Such antennas shall be subject to the regulations of § 260-910. |
§ 260-504 Accessory structures and uses.
Accessory structures and uses are permitted in the Office District, subject to the provisions of § 260-901 of this code.
§ 260-505 Temporary uses.
Temporary uses are permitted in the Office District, subject to the provisions of § 260-903 of this code.
§ 260-506 Special uses.
[Amended by Ord. No. 96-36; Ord. No. 97-04; 2-23-1998 by Ord. No. 98-07; 12-14-1998 by Ord. No. 98-26; 1-10-2000 by Ord. No. 2000-02; by 6-26-2000 by Ord. No. 2000-15; 4-22-2002 by Ord. No. 2002-08; 9-24-2007 by Ord. No. 2007-31; 6-23-2008 by Ord. No. 2008-23; 7-28-2008 by Ord. No. 2008-32; 10-27-2008 by Ord. No. 2008-41; 9-1-2010 by Ord. No. 2010-28; 1-10-2011 by Ord. No. 2011-01; by 2-24-2014 by Ord. No. 2014-04; 8-10-2015 by Ord. No. 2015-15; 6-27-2016 by Ord. No. 2016-13; 3-10-2025 by Ord. No. 2025-07]
The uses listed in the following table may be permitted in the Office District, subject to the issuance of a special use permit as provided in § 260-1162 of this code. See § 260-1151 of this code regarding use interpretations.
A.
Retail trade.
(1)
Restaurants, but not including carry-out or drive-in establishments (5812).
(2)
Cafeterias, but only when located within, and accessible only from the interior of, a building otherwise housing only permitted business, professional, and administrative offices, and intended solely for use by tenants, employees, and guests of such offices, and, if applicable, such offices in adjacent buildings under common ownership or management. The Village Board may, in its sole discretion and as part of the special use permit approval process, grant an express exception to the interior access limitation by permitting exterior access to and from an approved cafeteria, provided that:
(a)
Such exterior access does not extend to a sidewalk, public way, or vehicular circulation element that is generally accessible to pedestrian or vehicular traffic;
(b)
Such exterior access leads only to a patio or other exterior amenity serving the building and its tenants, employees, and guests;
(c)
Such patio or other exterior amenity is properly buffered and screened from any sidewalk, public way, or vehicular circulation element; and
(d)
Any other condition imposed by the Village Board as part of the special use permit is satisfied.
(3)
Cocktail lounges, but only when located within, and accessible only from the interior of, a specially permitted restaurant, and intended primarily to serve the patrons of such restaurant (5813).
B.
Services.
(1)
Single-chair barbershops accessory to office uses.
(2)
Membership sports and recreation facilities, limited to indoor tennis, racquetball, squash, handball, and multi-sport courts; and such other uses related thereto, including swimming pools, exercise rooms, pro shops, and any outdoor facilities, as may be expressly authorized by the special use permit (7997).
(3)
Special education facilities.
C.
Miscellaneous.
(1)
Planned unit developments, but only subject to the special procedures and standards set forth in this article and in § 260-1163 of this code.
(2)
Business headquarters, but only as a planned unit development on a parcel in excess of 25 acres.
(3)
Nonoffice uses lawfully existing on the effective date of this code, provided that sufficient compensating amenities in the form of site and/or building design or redesign, additional landscaping and/or buffering techniques, or such other measures as may be proposed will be provided to assure that the purpose and goals of the Village's Comprehensive Plan and this code are advanced, notwithstanding the continued existence of such nonoffice use in the O Office District. No special use permit shall be granted pursuant to this provision after December 31, 2000.
(4)
More than one separate business establishment on a zoning lot, provided that:
(a)
The separate business establishments are complementary and compatible, meaning that they are either:
[1]
Uses that are closely related either through similar functions or similar operators; or
[2]
Uses that can coexist on a zoning lot without creating any negative impacts on each other, the subject property or adjoining properties, or the Village with respect to use, parking, traffic, public services and utilities; and
(b)
The zoning lot must be solely owned or controlled by, or affiliated with, a person or entity constituting one of the separate business establishments (the "host business"), which host business may use the zoning lot for any use permitted or specially permitted pursuant to this Article V; and
(c)
No separate business establishment other than the host business shall use the zoning lot for any use other than business, professional and administrative offices; and
(d)
No zoning lot may be occupied by more than one separate business establishment unless at least 67% of its gross floor area is occupied by the host business; and
(f)
Except for zoning lots occupied by private tennis and racquetball facilities, no more than 50% of the gross floor area on any zoning lot occupied by more than one separate business establishment shall be devoted to non-office-related activities; and
(g)
No new signage or change in signage on any zoning lot occupied by more than one separate business establishment shall be permitted unless its size, shape, color, illumination (if any), and location are expressly approved by the Board of Trustees; and
(h)
Every zoning lot occupied by more than one separate business establishment shall satisfy all requirements of this code, including, without limitation, all setback and parking regulations.
(5)
Storage of gasoline, fuel oil, and liquefied petroleum gas to be used solely in connection with the permitted or specially permitted principal use.
(6)
Roof-mounted antennas and antenna support structures in excess of the area, dimension, or height restrictions of § 260-901D(8)(d)[1] and [2], subject to the limitations of § 260-901D(8)(d)[3].
(7)
Off-site provision of required parking spaces, subject to the provisions of § 260-904B(2)(b).
(8)
Collective provision of required parking, spaces, subject to the provisions of § 260-904B(2)(c).
(10)
Parking structures.
(11)
Off-premises identification or joint identification or nameplate signs as provided in § 260-906H(1)(f), H(1)(i) or H(1)(h).
(12)
Real estate signs in excess of the size limitation of § 260-906G(12).
(13)
Hotels, but only in connection with a specially approved office park abutting the Tri-State Tollway and consisting of not less than 32 acres.
(14)
Personal wireless services antennas mounted on a tower or on any support structure over 65 feet but not greater than 100 feet in height, provided that any support structure greater than 45 feet in height shall be limited to the locations identified in § 260-503B(3) of this code, and provided further that such antennas shall be subject to the regulations of § 260-910.
(15)
Exterior lighting exceeding the maximum illumination, as provided in § 260-901D(10), but only in locations at least 500 feet east of the easterly right-of-way line of Illinois Route 43 (Waukegan Road), and in no event closer than 500 feet to the nearest outside wall of any single-family dwelling. Types, orientation, and location of fixtures, as well as landscaping and buffering, shall be primary considerations in, and may be conditions upon, the granting of the special use permit.
(16)
A special use may authorize a site plan in which accessory uses occupy more than 30% of required rear and side yards for purposes of improved circulation, enhanced screening, preservation of trees, or, when associated with other special uses, improvement of lot utilization.
(17)
A special use may be authorized for any lot whose owner dedicates to the Village, without compensation, right-of-way for highway and other public purposes along Illinois Route 43. Such special use shall allow the prededication lot area and dimensions to be applied for purposes of calculating lot area and dimensions, yards, floor area ratio, and lot coverage requirements.
(18)
To permit an existing membership sports and recreation facility on a lot to exceed the maximum lot coverage limitations of § 260-511E of this code to authorize the installation of outdoor paddle tennis courts on the lot, subject to:
(a)
The total lot coverage on the lot not exceeding 51%;
(b)
The Village Engineer's determination that the installation of the outdoor paddle tennis courts will not adversely impact stormwater drainage on the lot or on any adjacent properties; and
(c)
Any conditions imposed on the special use permit by the Board of Trustees.
(19)
A special use may authorize the erection and maintenance of an outdoor shelter as an accessory structure, provided that the structure is:
(20)
Live entertainment accessory to a membership sports and recreation facility.
(21)
Lot coverage for a membership sports and recreational facility in excess of the fifty-percent lot coverage restriction contained in § 260-511E of this code; provided, however, that in no event may such lot coverage exceed 51.2%.
(22)
Self-storage and mini -warehouse facilities on a lot that either:
(a)
Has frontage along Illinois Route 43 and which may include authorization of a site plan that permits multiple principal buildings on the same zoning lot. Multiple principal structures shall be subject to such conditions established as part of the special use permit approved by the Board of Trustees; or
(b)
Has frontage along the Tri-State Tollwav, but is not within 1,200 feet of the Illinois Route 22 right-of-way, and which may include as part of the special use approval relief from (i) the floor area regulations in § 260-511, (ii) relief from the yard or setback requirements in § 260-511 but only with respect to setbacks adjacent to the Tollwav; or (iii) the sign regulations of §§ 260-508 and 260-906 of this Code.
No self-storage or mini-warehouse facility shall be located within 2,750 feet of another lot on which a self-storage or mini-warehouse facility is located.
(23)
A special use may authorize lot coverage in excess of the fifty-percent lot coverage restriction contained in § 260-511E of this code, provided that:
(a)
The lot coverage authorized by special use may not exceed 52%;
(b)
The owner of the lot previously dedicated to the Illinois Department of Transportation, without compensation, right-of-way for highway and other public purposes along Illinois Route 22 after the issuance of a certificate of occupancy for such lot;
(c)
The owner of the lot installs a rain garden approved by the Village Engineer to mitigate all or a portion of the excess lot coverage; and
(d)
A portion of the excess lot coverage is attributable to the installation of an outdoor electric generator to serve an existing building on the lot.
(24)
A special use may authorize lot coverage in excess of the fifty-percent lot coverage restriction contained in § 260-511E of this code, provided that:
(a)
The lot coverage authorized by special use may not exceed 55.5%;
(c)
The owner of the lot installs a rain garden approved by the Village Engineer on the lot, or on adjacent property under common ownership, to mitigate all or a portion of the excess lot coverage;
(d)
A portion of the excess lot coverage is attributable to the installation of an outdoor patio or pedestrian walkways.
§ 260-507 Parking and loading requirements.
§ 260-508 Sign regulations.
The sign regulations applicable in the Office District are set forth in § 260-906 of this code.
§ 260-509 Bufferyards, landscaping, and screening requirements.
§ 260-510 Use limitations.
A.
No residential use. No residential uses shall be allowed in the Office District.
B.
No retail use. No retail sales or services (except as specifically authorized by special use permit pursuant to § 260-506) shall be allowed in the Office District.
C.
Eating and drinking places limited. No eating or drinking places shall be allowed in the Office District except by special use permit. Under no circumstances shall an eating or drinking place be considered to be an accessory use to any principal use in the Office District.
D.
Sports and recreation facilities limited. No uses related to the athletic courts of any membership sports and recreation facility shall be allowed in the Office District unless expressly authorized by the special use permit authorizing such facility. Under no circumstances shall any such related uses be considered to be permitted accessory uses to any specially permitted membership sports and recreation facility.
E.
Research, development, and testing facilities limited. No research or development laboratory or commercial testing facility shall be established unless the building in which such use is established shall be equipped with sprinkler systems, automatic fire detection and suppression systems, and Class 1 electrical fixtures as required by the then-current Village codes.
F.
Storage of Class II and III vehicles limited. No Class II or III vehicles shall be stored on any lot in the Office District unless located at least 200 feet from any residential district or in a fully enclosed structure. [See § 260-901D(6)(b) regarding the classification of vehicles.]
G.
Storage of certain materials limited. The storage, utilization, or manufacture of materials ranging from free to active burning is permitted, subject to the condition that said materials be stored, utilized, or manufactured within completely enclosed buildings having incombustible interior walls and protected throughout by an automatic fire extinguishing system. The storage, utilization, or manufacture of flammable materials which produce explosive vapors or gases is prohibited, except that the storage of gasoline, fuel oil, and liquefied petroleum gas for use solely for heating or the operation of vehicles in connection with the principal use may be authorized by special use permit.
H.
Fire and explosive hazards. Materials that present potential fire and explosive hazards shall be transported, stored, and used only in conformance with all applicable federal, state, and local laws.
I.
Special hazards. Hazardous, toxic, and radioactive materials shall be transported, stored, and used only in conformance with all applicable federal, state, and local laws.
J.
One principal building per lot. Except as otherwise approved as part of a planned unit development or as authorized by special use permit under this code, every principal building shall be located on a separate zoning lot.
[Amended 2-24-2014 by Ord. No. 2014-04]
K.
One separate business establishment per lot. Unless specifically authorized by special use permit pursuant to § 260-506C, not more than one separate business establishment shall be located on a zoning lot; provided, however, that an owner-occupant of a building may temporarily lease, for a period not to exceed one year from the date of issuance of an occupancy permit to such owner or its tenant, a portion of such building to a separate business establishment for the sole purpose of accommodating a transition of exclusive occupancy of such building to, or from, such owner from, or to, such tenant. No party may occupy a building under the provisions of this subsection more than twice. For purposes of this subsection, a "separate business establishment" is a place of business carrying on operations the ownership and management of which are separate and distinct from those of any other place of business. This definition and this subsection shall not, however, be construed to prohibit the lease of space for use only as business, professional and administrative offices in a building designed and arranged exclusively for such use; and each such building shall be treated as a separate business establishment.
L.
Public water supply. All buildings and uses shall be served by the Village public water supply system and shall not receive water from any other source.
M.
Operations within buildings. All business and services, including servicing, storage, processing or display of goods, except for off-street parking and loading, shall be conducted within completely enclosed buildings, except outdoor facilities of membership sports and recreation facilities and storage of gasoline, fuel oil, and liquefied petroleum gas specifically authorized by a special use permit.
N.
Noise. No noise (other than ordinary vehicular noise) from operations of any use in the Office District shall be detectable at any point off the zoning lot on which the use is located; provided, however, that this subsection shall not prohibit noise from live entertainment or outdoor activities expressly authorized by a special use permit issued pursuant to this code, in which case the noise from such use that is detectable beyond the lot lines of the zoning lot may not exceed a level comparable to allowable noise limits for vehicular traffic on the right-of-way forming the front lot line of the zoning lot.
[Amended 10-27-2008 by Ord. No. 2008-41]
O.
Glare and heat. No glare or heat from any operations of any use in the Office District shall be detectable at any point off the zoning lot on which the use is located.
P.
Vibration. No earthborne vibration from any operations of any use in the Office District shall be detectable at any point off the zoning lot on which the use is located.
Q.
Air pollution. No air pollution, including smoke or gas, odors, and particulate matter, from any operations of any use in the Office District shall be detectable at any point off the zoning lot on which the use is located.
R.
Electromagnetic interference. Electromagnetic interference from any operations of any use in the Office District shall not adversely affect the operation of any equipment located off the zoning lot on which such interference originates.
§ 260-511 Bulk, space and yard requirements.
[Amended 6-26-2000 by Ord. No. 2000-15; 7-28-2008 by Ord. No. 2008-32; 1-12-2009 by Ord. No. 2009-05]
The building height, lot, yard, setback, floor area ratio and coverage requirements applicable in the Office District are set forth in the following table. Footnote references appear in Subsection F of this section at the end of the table.
D.
Maximum floor area ratio: 0.32.(14)(15)
E.
Maximum lot coverage: 50%.(14)
F.
Exceptions and explanatory notes.
(1)
Height limitation for accessory structures. No accessory structure shall exceed 15 feet in height; provided, however, that flagpoles may extend to a height of 10 feet above the highest point of the roof of the principal structure and the height of antennas shall be governed by § 260-901D of this code.
(2)
Nonconforming lots. See § 260-1005 for lot requirements with respect to legal nonconforming lots of record.
(3)
Lot dimensions and yards in planned unit developments.
(a)
Authority to waive. The Plan Commission may recommend and the Board of Trustees may authorize the waiver of the lot dimension, yard, and setback requirements when approving a special use permit for a planned unit development in the Office District.
(b)
Special requirements; limitation of waiver authority. Special perimeter open space, setback, and spacing requirements for planned unit developments are set forth in § 260-1163E(2)(f) and (g) of this code. Such requirements shall not be waived under any circumstances.
(c)
Standards for waiver. Such waiver shall be recommended or authorized only if the development achieves the purposes for which planned unit developments may be approved pursuant to § 260-1163B of this code and satisfies the standards and procedures applicable to such developments as set forth in § 260-1163E and H of this code.
(5)
Permitted obstructions in required yards. See § 260-909 of this code for certain structures and uses that may be located in certain required yards.
(6)
Special setbacks from streets and certain uses. No building or any part thereof shall be located within 200 feet of the center line of Waukegan Road or Half Day Road; within 100 feet of any other public or private street or road; nor within 62 feet of any property line of property zoned or used for residential purposes or any use permitted or specially permitted in the PLB District.
(8)
Side and rear yard regulations for accessory structures and uses other than parking. Detached accessory structures and uses, when located within the rear 20% of the lot, shall not be required to maintain interior side or rear yards in excess of five feet; provided, however, that this regulation shall not apply to yards abutting property zoned or used for residential purposes or public parks nor to antennas and antenna support structures or outdoor facilities of membership sports and recreation facilities.
(9)
Side yards. The total width of side yards provided shall be 80 feet; provided that no side yard shall be less than 18 feet in width; and provided further that where a side yard abuts a residential district or public park, such side yard shall be not less than 62 feet in width.
(10)
Parking in side yards. Parking of passenger vehicles may be permitted in any side yard of not less than 62 feet in width; provided that where such side yard abuts a residential district or public park, no parking space or access driveway shall be permitted within 18 feet of such residential district or public park.
(11)
Increased rear yards. Rear yards abutting a residential district, drainage ditch, or stream shall be not less than 50 feet in depth.
(12)
Parking in rear yards. Parking of passenger vehicles may be permitted in any rear yard, provided that no parking space or access driveway shall be permitted within 10 feet of the rear lot line nor within 60 feet of any residential district or public park.
(13)
Accessory structures and uses in side or rear yards limited. No accessory structure or use or combination of such structures or uses located within an otherwise required side or rear yard pursuant to Paragraph (8), (10) or (12) above shall occupy more than 30% of such required yard, unless otherwise authorized pursuant to a special use permit.
(14)
Credit for right-of-way dedication. Pursuant to a special use permit, for any lot whose owner dedicates to the Village, without compensation, right-of-way for highway and other public purposes along Illinois Route 43, the prededication lot area and dimensions may be applied for purposes of calculating lot area and dimensions, yards, floor area ratio, and lot coverage requirements.
(15)
Outdoor shelters. The calculation of floor area ratio shall not include the area of outdoor shelters constructed pursuant to a special use permit issued in accordance with § 260-506C(18) of this code.
(16)
All lots created in the Office District on or after January 12, 2009, must have frontage along a public street of not less than 200 feet; except that a lot may be created with less than 200 feet of frontage along a public street if such lot has a minimum lot area of at least 225,000 square feet.