The purpose of this chapter is to establish the development standards for properties within the Village. (Ord. 67-2018, 12-18-2018)

The provisions of this chapter apply to all new construction and significant exterior renovation of existing structures. The provisions of this chapter are subject to the maximum height requirements of applicable Federal, State, and local regulations for runway protection zones and airspace clearances for O'Hare International Airport. Refer to chapter 5, "Nonconformities", of this title for information on the continuation of nonconforming structures. (Ord. 67-2018, 12-18-2018)

The following sections provide development requirements that must be met in addition to the development requirements established in this chapter.

   A.   Site Plan Review: See section 10-3-2, "Site Plan Review", of this title for applicable site plan review requirements.

   B.   Uses: See chapter 7, "Uses", of this title for principal, accessory, and temporary use requirements. See chapter 7, "Uses", of this title for accessory and temporary structure requirements.

   C.   Parking And Loading: See chapter 8, "Off-Street Parking And Loading", of this title for off-street parking, loading, and access requirements.

   D.   Landscaping And Buffering: See chapter 9, "Landscape Standards", of this title for landscaping, buffering, and screening requirements.

   E.   Signs: See chapter 10, "Signs", of this title for signage requirements.

   F.   Building Regulations: Refer to title 9, "Building Regulations", of this Code for additional development requirements outside the purview of this title. (Ord. 67-2018, 12-18-2018)

   A.   Establishment Of Zoning Map: The location and boundaries of the districts established in this chapter are hereby established on the map designated as the Zoning Map of the Village of Bensenville and referred to herein as "Zoning Map". The Zoning Map is adopted by reference and declared to be part of this title.

   B.   Map For Reference: The Zoning Map shall be kept for reference on the Village's public website and in the Offices of both the Village Clerk and the Zoning Administrator.

   C.   Zoning Map Amendments: All amendments to this title (see section 10-3-6, "Zoning Text Or Map Amendment", of this title) that involve a change to the designation of a lot within a zoning district shall be recorded on the Village's official Zoning Map.

   D.   Interpretation Of Boundary Lines: The boundaries of all zoning districts shown on the Zoning Map shall be determined in accordance with the following:

      1.   Right-Of-Way Lines: Where zoning district boundary lines coincide with streets, alleys, railroads, easements, or similar rights-of-way, the centerline of the right-of-way shall be considered the boundary line of the district.

      2.   Lot Lines: Where zoning district boundary lines coincide with a lot line, the lot line shall be considered the boundary line of the district. (Ord. 67-2018, 12-18-2018)

Any property annexed to the Village shall be classified R-1 Single-Unit Dwelling District upon annexation and shall be subject to the requirements of the R-1 District until the property is rezoned, unless designated otherwise as part of an annexation agreement. Property annexed to the Village in the area bounded by 3rd Avenue and Jefferson Street to the north, Church Road to the east, the Fisher Woods Forest Preserve to the south, and Illinois Route 83 to the west, shall be classified as the WPNOD White Pines Neighborhood Overlay District. (Ord. 67-2018, 12-18-2018)

   A.   Number Of Buildings On A Lot: No more than one principal building may be located on a lot used for a single-unit or two- unit dwelling. For other uses, more than one principal building may be located on a lot provided that each building complies with the applicable requirements of this chapter as though it were an individual principal building on a lot.

   B.   Applicability Of Regulations:

      1.   Applicability Of Use Regulations: No building, structure, or land shall be used for any use other than a use allowed as either a permitted or special use in the zoning district in which such building, structure, or land is located. Buildings, structures, or land may also be used for an accessory use or a temporary use in accordance with the requirements of sections 10-7-4, "Accessory Structures And Uses", and 10-7-5, "Temporary Structures And Uses", of this title.

      2.   Applicability Of Lot And Setback Regulations: No lot or setback shall be reduced in dimension or area below the minimum requirements of this title. Lots or setbacks created after the effective date of this title shall meet the minimum requirements for the zoning district in which the structure is located. All setbacks allocated to a building shall be located on the same zoning lot as such building.

      3.   Applicability Of Bulk And Height Regulations: All buildings and structures erected after the effective date of this title shall meet the bulk and height requirements for the zoning district in which the structure is located. No existing structure shall be enlarged, altered, reconstructed, or relocated in such a manner that conflicts with the requirements of the zoning district in which the structure is located.

   C.   Visibility Obstruction: Nothing shall be erected, placed, or allowed to grow in a manner that will create a visibility obstruction for motorists, bicyclists, or pedestrians. No building, structure, sign, or landscape element shall obstruct the area between 2.5 feet and eight feet (8') in height within the sight triangle area. The sight triangle area is measured along thirty feet (30') of curb line, or edge of pavement where no curbs are present, from the point where two (2) or more streets intersect or where a street intersects railroad tracks (see figure 10-6-6-1, "Visibility Obstruction", of this subsection).

FIGURE 10-6-6-1
VISIBILITY OBSTRUCTION

(Ord. 67-2018, 12-18-2018)

In order to carry out the purpose and intent of this title, the Village is hereby divided into zoning districts with the following purpose statements.

   A.   Residential Districts:

      1.   R-1 Single-Unit Dwelling District: The R-1 Single-Unit Dwelling District is established to accommodate low-density single-unit dwelling development in a manner consistent with existing single-unit dwelling neighborhoods in the Village. The R-1 District allows single-dwelling units and limited non- residential uses that are compatible with surrounding residential neighborhoods.

      2.   R-2 Single-Unit Dwelling District: The R-2 Single-Unit Dwelling District is established to accommodate moderate density single-unit dwelling development in a manner consistent with existing single-unit dwelling neighborhoods in the Village. The R-2 District allows single-dwelling units and limited non- residential uses that are compatible with surrounding residential neighborhoods.

      3.   R-3 Single-Unit Dwelling District: The R-3 Single-Unit Dwelling District is established to accommodate moderate density single-unit dwelling development in a manner consistent with existing single-unit dwelling neighborhoods in the Village. The R-3 District allows single-dwelling units and limited non- residential uses that are compatible with surrounding residential neighborhoods.

      4.   R-4 Single-Unit Dwelling District: The R-4 Single-Unit Dwelling District is established to accommodate high density single-unit dwelling development in a manner consistent with the character of traditional neighborhood design. The R-4 District allows single-dwelling units and limited non-residential uses that are compatible with surrounding residential neighborhoods.

      5.   R-5 Multiple-Unit Dwelling District: The R-5 Multiple-Unit Dwelling District is established to accommodate townhouse dwelling units and small-scale multiple-unit dwelling development in a manner consistent with existing townhouse dwelling unit and multiple-unit dwelling neighborhoods in the Village. The R-5 District allows townhouse dwelling units and multiple-unit dwellings and limited non-residential uses that are compatible with surrounding residential neighborhoods.

      6.   R-6 Multiple-Unit Dwelling District: The R-6 Multiple-Unit Dwelling District is established to accommodate large-scale multiple-unit dwelling development in a manner consistent with existing multiple-unit dwelling neighborhoods in the Village. The R-6 District allows multiple-unit dwellings and limited non- residential uses that are compatible with surrounding residential neighborhoods.

      7.   WPNOD White Pines Neighborhood Overlay District: The WPNOD White Pines Neighborhood Overlay District is established to accommodate development in the area bounded by 3rd Avenue and Jefferson Street to the north, Church Road to the east, the Fisher Woods Forest Preserve to the south, and Illinois Route 83 to the west. For zoning district standards for the WPNOD see chapter 12, "Overlay Districts", of this title.

   B.   Business Districts:

      1.   C-1 Downtown Mixed-Use District: The C-1 Downtown Mixed-Use District is established to accommodate pedestrian-oriented commercial and high density residential development that serves the Village and surrounding communities. The C-1 District allows a wide range of commercial, residential, and institutional uses within downtown Bensenville.

      2.   C-2 Commercial District: The C-2 Commercial District is established to accommodate auto-oriented commercial development that serves the Village and surrounding communities. The C-2 District allows a wide range of commercial and institutional uses primarily along major arterials, such as Irving Park Road, Green Street, and Grand Avenue.

   C.   Industrial Districts:

      1.   I-1 Light Industrial District: The I-1 Light Industrial District is established to accommodate low intensity industrial development with minimal impacts on neighboring properties. The I-1 District allows a narrowly defined set of light industrial, office, and research uses in transition areas between residential neighborhoods and high intensity industrial areas.

      2.   I-2 General Industrial District: The I-2 General Industrial District is established to accommodate high intensity industrial development with the potential for impacts on neighboring properties. The I-2 District allows a wide array of light, medium, and heavy industrial uses primarily north of Eagle Drive and around the eastern portion of Green Street. (Ord. 67-2018, 12-18-2018)

Table 10-6-8-1, "Summary Table Of Zoning District Requirements", of this section provides a summary of the bulk and setback requirements for each zoning district established in this chapter.

TABLE 10-6-8-1
SUMMARY TABLE OF ZONING DISTRICT REQUIREMENTS

 

(Ord. 67-2018, 12-18-2018)

   A.   Applicability: The design requirements in this section apply to all new construction and additions to single-unit dwellings, two-unit dwellings, townhouse dwelling units, and multiple-unit dwellings within the Village's Residential Zoning Districts. Refer to figures 10-6-9-1, "Single-Unit Dwelling And Two-Unit Dwelling Design Requirements", and 10-6-9-2, "Multiple-Unit Dwelling And Townhouse Dwelling Unit Design Requirements", of this section.

   B.   Design Requirements For Single-Unit Dwellings And Two-Unit Dwellings:

      1.   Facade Articulation: To avoid the appearance of blank walls on single-unit and two-unit dwellings, facades facing the front yard and corner side yard must include articulation of the facade, such as entrances, bay windows, porches, or other architectural features.

      2.   Facade Transparency: Windows are required on facades facing the front yard, corner side yard, and interior side yard. Minimum transparency of fifteen percent (15%) is required on facades facing the front yard and corner side yard. Minimum transparency of ten percent (10%) is required on facades facing the interior side yard. Security shutters, gates, grills, or other similar security features, as deemed applicable by the Zoning Administrator, shall not be fully opaque and shall not be affixed to the exterior of any building façade.

      3.   Building Orientation For Corner Lots And Reverse Corner Lots: Single-unit and two-unit dwellings located on corner lots and reverse corner lots shall have a relationship with the primary and secondary street to maintain the existing street wall to the greatest extent possible.

      4.   Additions: Additions to single-unit and two-unit dwellings shall maintain the architectural style, scale, and building mass of the existing structure. The exterior building materials, colors, trim, and other architectural details of the addition must complement the existing structure. All additions must meet the requirements of this subsection B.

   C.   Design Requirements For Multiple-Unit Dwellings And Townhouse Dwelling Units:

      1.   Facade Articulation: To avoid the appearance of blank walls on multiple-unit and townhouse dwelling units, facades facing the front yard and corner side yard must include articulation of the facade, such as entrances, bay windows, porches, or other architectural features.

      2.   Facade Transparency: Minimum transparency is required on facades facing the front yard, corner side yard, and interior side yard. Minimum transparency of fifteen percent (15%) is required on facades facing the front yard and corner side yard. Minimum transparency of ten percent (10%) is required on facades facing the interior side yard. Security shutters, gates, grills, or other similar security features, as deemed applicable by the Zoning Administrator, shall not be fully opaque and shall not be affixed to the exterior of any building façade.

      3.   Unified Design: The facades of multiple-unit and townhouse dwelling units shall utilize common architectural forms, elements, materials, and colors that wrap around all facades of the building to provide a unified architectural design when the development is viewed from all directions.

      4.   Building Separation: In developments with more than one building, there must be a minimum separation of forty feet (40') between two (2) front facades, two (2) rear facades, a front and rear facade, a front and side facade, or a rear and side facade. There must be a minimum separation of ten feet (10') between two (2) side facades. Driveways and parking areas may be located within this minimum building separation area.

      5.   Doors, Windows, And Balconies: Doors and windows must have frames with raised elements, such as jambs, entablatures, thresholds, and casings, to create articulation. Windows must be set back into or projected out from the facade to provide facade depth and shadow. Bay windows and balconies are encouraged to provide dimensional elements on a facade.

      6.   Roofs: Roof forms must be articulated so that varied planes and massing within the overall roof are provided. Large monotonous roofs and simple pitched roofs without breaks in the expanse of the roof are prohibited. For flat roofs, the use of cornices and/or parapets is required to break up the roofline.

FIGURE 10-6-9-1
SINGLE-UNIT DWELLING AND TWO-UNIT DWELLING DESIGN REQUIREMENTS

FIGURE 10-6-9-2
MULTIPLE-UNIT DWELLING AND TOWNHOUSE DWELLING UNIT DESIGN REQUIREMENTS

(Ord. 67-2018, 12-18-2018; amd. Ord. 20-2023, 6-20-2023)

Table 10-6-10-1, "R-1 District Requirements", and figures 10-6-10-1, "R-1 District Requirements: Plan View", and 10-6-10-2, "R-1 District Requirements: 3-D View", of this section establish bulk and setback regulations for the R-1 District. See section 10-7-4, "Accessory Structures And Uses", of this title for provisions related to accessory structures.

TABLE 10-6-10-1
R-1 DISTRICT REQUIREMENTS

 

 

(Ord. 67-2018, 12-18-2018)

Table 10-6-11-1, "R-2 District Requirements", and figures 10-6-11-1, "R-2 District Requirements: Plan View", and 10-6-11-2, "R-2 District Requirements: 3-D View", of this section establish bulk and setback regulations for the R-2 District. See section 10-7-4, "Accessory Structures And Uses", of this title for provisions related to accessory structures.

 

(Ord. 67-2018, 12-18-2018)

Table 10-6-12-1, "R-3 District Requirements", and figures 10-6-12-1, "R-3 District Requirements: Plan View", and 10-6-12-2, "R-3 District Requirements: 3-D View", of this section establish bulk and setback regulations for the R-3 District. See section 10-7-4, "Accessory Structures And Uses", of this title for provisions related to accessory structures.

 

(Ord. 67-2018, 12-18-2018)

Table 10-6-13-1, "R-4 District Requirements", and figures 10-6-13-1, "R-4 District Requirements: Plan View", and 10-6-13-2, "R-4 District Requirements: 3-D View", of this section establish bulk and setback regulations for the R-4 District. See section 10-7-4, "Accessory Structures And Uses", of this title for provisions related to accessory structures.

 

(Ord. 67-2018, 12-18-2018)

Table 10-6-14-1, "R-5 District Requirements", and figures 10-6-14-1, "R-5 District Requirements: Plan View", and 10-6-14-2, "R-5 District Requirements: 3-D View", of this section establish bulk and setback regulations for the R-5 District. See section 10-7-4, "Accessory Structures And Uses", of this title for provisions related to accessory structures.

 

(Ord. 67-2018, 12-18-2018)

Table 10-6-15-1, "R-6 District Requirements", and figures 10-6-15-1, "R-6 District Requirements: Plan View", and 10-6-15-2, "R-6 District Requirements: 3-D View", of this section establish bulk and setback regulations for the R-6 District. See section 10-7-4, "Accessory Structures And Uses", of this title for provisions related to accessory structures.

 

(Ord. 67-2018, 12-18-2018)

   A.   Applicability: The design requirements in this section apply to all new construction and significant exterior renovation of existing structures within the Village's C-1 and C-2 Districts, with the exception of single-unit dwellings, two-unit dwellings, townhouse dwelling units, and multiple-unit dwellings. See sections 10-6-17, "C-1 Downtown Mixed-Use District", and 10-6-18, "C-2 Commercial District", of this chapter for additional design requirements specific to each Commercial Zoning District. See section 10-6-9, "Design Requirements For Residential Zoning Districts", of this chapter for design requirements specific to single-unit dwellings, two-unit dwellings, townhouse dwelling units, and multiple-unit dwellings within the Village's Commercial Zoning Districts.

   B.   Design Requirements:

      1.   Facade Design:

         a.   Defined Base, Middle, And Top: Buildings with multiple stories shall be designed with a distinct base (ground story), middle, and top. The base of the building shall be defined from the upper stories by a horizontal expression line, which is a decorative, three-dimensional linear element protruding or indented at least two inches (2") from a building facade. The top of the building shall be crowned with a similar expression line no less than six inches (6") in width.

         b.   Facade Articulation: For buildings with more than fifty feet (50') of building width or depth, vertical architectural or structural elements must be incorporated along all street-facing facades at regular intervals to divide large, flat wall planes. Examples of such elements include texture change, material change, color change, or wall articulation change, such as an offset, pilaster, column, reveal, or vertical expression line, of no less than six inches (6").

      2.   Building Facade Materials:

         a.   Allowed Materials: The following materials are allowed on any building facade: durable and natural materials, such as stone, brick, stucco, metal, concrete, burnished concrete masonry units, and non-reflective glass, unless otherwise limited by subsection B2b, "Limited Materials", of this section.

         b.   Limited Materials: The following materials may only be utilized for trim or architectural details, and shall not exceed twenty percent (20%) of the total area of any building facade: utility brick, vinyl or metal siding, metal wall panels, exposed aggregate (rough finish) concrete wall panels, non-burnished concrete masonry units, exterior insulation and finishing systems, fiberglass, plastic, untreated wood, and mirrored glass. The painting of brick, limestone, or other natural stone is prohibited so such materials retain their natural colors.

         c.   Security shutters, gates, grills, or other similar security features, as deemed applicable by the Zoning Administrator, shall not be fully opaque and shall not be affixed to the exterior of any building façade.

      3.   Building Details: Pedestrian-scale elements, such as decorative lighting not more than nine feet (9') in height, planters, and awnings, shall be included on any building facade fronting a public right-of-way.

      4.   Roof Design: Green roof, white roof, and blue roof designs are encouraged.

   C.   Explanation Of Table Requirements: The following information explains the commercial design requirements established in section 10-6-17, table 10-6-17-1, "C-1 District Requirements", and section 10-6-18, table 10-6-18-1, "C-2 District Requirements", of this chapter. Refer to figures 10-6-16-1, "Commercial Design Requirements: Front Elevation View", and 10-6-16-2, "Commercial Design Requirements: 3-D View", of this section.

      1.   Minimum Street Frontage: The minimum proportion of a principal building required to be located adjacent to a right-of-way expressed as a percentage of the total length of the lot line adjacent to the right-of-way.

      2.   Parking Location: The yards in which an off-street parking lot is allowed.

      3.   Minimum Transparency: The amount of highly transparent, non- reflective glass required as a percentage of the total area of the street-facing ground story facades between two feet (2') and eight feet (8') above grade. Tinting of glass in excess of twenty percent (20%) is prohibited. Buildings larger than thirty thousand (30,000) square feet shall be exempt from these standards.

      4.   Principal Entrance Location: The facade on which the principal building entrance must be located.

(Ord. 67-2018, 12-18-2018; amd. Ord. 20-2023, 6-20-2023)

Table 10-6-17-1, "C-1 District Requirements", and figures 10-6-17-1, "C-1 District Requirements: Plan View", and 10-6-17-2, "C-1 District Requirements: 3-D View", of this section establish bulk and setback regulations for the C-1 District. See section 10-7-4, "Accessory Structures And Uses", of this title for provisions related to accessory structures.

 

(Ord. 67-2018, 12-18-2018)

Table 10-6-18-1, "C-2 District Requirements", and figures 10-6-18-1, "C-2 District Requirements: Plan View", and 10-6-18-2, "C-2 District Requirements: 3-D View", of this section establish bulk and setback regulations for the C-2 District. See section 10-7-4, "Accessory Structures And Uses", of this title for provisions related to accessory structures.

 

(Ord. 67-2018, 12-18-2018)

   A.   Applicability: The design requirements in this section apply to all new construction and significant exterior renovation of existing structures within the Village's I-1 and I-2 Districts, with the exception of single-unit dwellings, two-unit dwellings, townhouse dwelling units, and multiple-unit dwellings. See sections 10-6-20, "I-1 Light Industrial District", and 10-6-21, "I-2 General Industrial District", of this chapter for additional design requirements specific to each Industrial Zoning District. Refer to figure 10-6-19-1, "Industrial Design Requirements", of this section. See section 10-6-9, "Design Requirements For Residential Zoning Districts", of this chapter for design requirements specific to single-unit dwellings, two-unit dwellings, townhouse dwelling units, and multiple-unit dwellings within the Village's Industrial Zoning Districts.

   B.   Design Requirements:

      1.   Facade Articulation: For buildings with more than one hundred feet (100') of building width or depth, vertical architectural or structural elements must be incorporated along all street-facing facades at regular intervals to vertically divide large, flat wall planes. Examples of such elements include texture change, material change, color change, or wall articulation change, such as an offset, pilaster, column, reveal, or vertical expression line, of no less than six inches (6").

      2.   Building Facade Materials:

         a.   Allowed Materials: The following materials are allowed on any building facade: durable and natural materials, such as stone, brick, stucco, metal, concrete, burnished concrete masonry units, and non-reflective glass, unless otherwise limited by subsection B2b, "Limited Materials", of this section.

         b.   Limited Materials: The following materials may only be utilized for trim or architectural details, and shall not exceed twenty five percent (25%) of the total area of any building facade: utility brick, vinyl or metal siding, metal wall panels, exposed aggregate (rough finish) concrete wall panels, non-burnished concrete masonry units, exterior insulation and finishing systems, fiberglass, plastic, untreated wood, and mirrored glass. The painting of brick, limestone, or other natural stone is prohibited so such materials retain their natural colors. Security shutters, gates, grills, or other similar security features, as deemed applicable by the Zoning Administrator, shall not be fully opaque and shall not be affixed to the exterior of any building façade.

      3.   Roof Design: Green roof, white roof, and blue roof designs are encouraged.

      4.   Parking Location: Parking areas may be located in the front, corner side, interior side, or rear yards. Parking areas located in the front or corner side yard must not be the dominant visual element of the site when viewed from a right-of-way. Parking areas of fifty (50) parking spaces or more shall be located in interior side and rear yards.

      5.   Principal Entrance Location: Principal entrances must be located on the front or corner side facade.

(Ord. 67-2018, 12-18-2018; amd. Ord. 20-2023, 6-20-2023)

Table 10-6-20-1, "I-1 District Requirements", and figures 10-6-20-1, "I-1 District Requirements: Plan View", and 10-6-20-2, "I-1 District Requirements: 3-D View", of this section establish bulk and setback regulations for the I-1 District. See section 10-7-4, "Accessory Structures And Uses", of this title for provisions related to accessory structures.

 

 

(Ord. 67-2018, 12-18-2018)

Table 10-6-21-1, "I-2 District Requirements", and figures 10-6-21-1, "I-2 District Requirements: Plan View", and 10-6-21-2, "I-2 District Requirements: 3-D View", of this section establish bulk and setback regulations for the I-2 District. See section 10-7-4, "Accessory Structures And Uses", of this title for provisions related to accessory structures.

 

(Ord. 67-2018, 12-18-2018)

   A.   Applicability: The following standards for principal structure encroachments apply to all zoning districts.

   B.   Principal Structure Encroachments: Table 10-6-22-1, "Permitted Principal Structure Encroachments", of this section establishes the components of a principal structure that are permitted to encroach into required yards, provided that all additional requirements are met. Accessory structures are permitted to encroach into required yards in accordance with section 10-7-4, "Accessory Structures And Uses", of this title.

 

Note:

   1.    See subsections 10-10-5B1, "Awning Signs", and B2, "Canopy-Mounted Signs", of this title for regulations pertaining to awning and canopy-mounted signs.

(Ord. 67-2018, 12-18-2018)