El Paso City Zoning Code
ARTICLE VI
Residential RC District
§ 315-50 Purpose.
The Residential RC District is intended to provide areas within the City limits where two-family dwellings, multifamily dwellings, sheltered-care homes and nursing homes might be developed without placing undue burdens on the City's water or sewer systems, and without creating atypical automotive traffic concentrations in single-family residential areas.
§ 315-51 Permitted uses.
No building or premises shall be used and no building shall be erected or altered hereafter within any Residential RC District, unless otherwise provided for in this chapter, except for the following uses:
A.
Any use permitted in the Residential A-2 District, subject to the restrictions of Article V.
[Amended 1-5-2015 by Ord. No. 965]
C.
Multifamily residences, sheltered-care homes, nursing homes, subject to the restrictions set forth in this chapter for such uses. Upon approval of the Board, one or more of the following uses may be established clearly incidental to a multifamily residence, sheltered care home or nursing home: restaurant; office of a doctor, dentist or similar practitioner in the healing arts. Such incidental use shall be allowed only if it is primarily for the use and benefit of the occupants of the principal use.
§ 315-52 Multifamily residences, sheltered-care homes and nursing homes.
Standards to which multifamily residences, sheltered-care homes and nursing homes shall comply are as follows:
A.
Lot size. No multifamily residence, sheltered-care home or nursing home shall be erected hereafter, and no existing building shall be converted to any such use, unless the lot has an area of at least 10,500 square feet.
B.
Floor area ratio. Irrespective of the number of floors in a building or a series of buildings on the same lot, the sum of the total area of all floors shall not exceed 0.75 times the area of the lot.
C.
Density. No multifamily residence shall be erected or altered hereafter to accommodate or make provision for more than the following number of families: two families for the first 6,000 square feet of lot area, plus one family for each additional 2,000 square feet of lot area.
D.
Building height. No building shall be erected or altered hereafter to exceed 54 feet in height.
E.
Side yard. On each side of the building, there shall be a side yard having a width of not less than 10% of the width of the lot or 1/5 the building height, whichever is greater.
F.
Rear yard. There shall be a rear yard having a depth of not less than 15% of the lot depth but not less than 10 feet in depth, or 1/3 the building height, whichever is greater.
G.
Front yard. There shall be a front yard along each abutting street having a depth of at least 25 feet measured from the right-of-way line.
H.
Off-street parking. There shall be provided, on the same or an adjacent lot, off-street parking for two cars for each dwelling unit in a multifamily residence; one car space for each employee per shift plus one car space for each four residents' accommodations in a sheltered-care home or nursing home. In addition, if one or more incidental uses are permitted by the Zoning Board, such off-street parking shall be provided as to the Zoning Board seems adequate.
I.
Site plan approval.
(1)
Before any permit is issued for a multifamily residence, sheltered-care home or nursing home in this district, the site plans therefor shall be submitted to the Zoning Board for approval. Such site plans shall show: lot lines; building placement; width of bounding streets and type of pavements; location and size of water lines and sewer lines serving the property; location of off-street parking, with access drives; heights of buildings or parts thereof; landscaping; surrounding land uses; and such other details as the Board may require in its deliberation.
(2)
In its deliberation, the Zoning Board of Appeals shall give due consideration to: the probable effect the proposal would have on surrounding land uses; the adequacy of existing water and sewer utilities serving the site; the relation of the building height and mass to surrounding structures; and the effect the project will have as a traffic generator on streets giving access to the site. The Plan Commission may submit its comments and recommendations to the Zoning Board for consideration in its deliberations.
(3)
The Zoning Board of Appeals may approve the plans as submitted, may approve the plans subject to modification, or may disapprove the plans. Its decision in each case shall be in writing, spread upon the minutes of the Board, with copies to the applicant, the Zoning Officer and the City Council.
§ 315-53 Prohibited parking or storage.
[Added 1995 by Ord. No. 692]
No semitrailers of any type or nature nor any commercial vehicles required by the Illinois Department of Transportation to display a placard indicating the vehicle is carrying hazardous materials shall be parked or stored overnight on any lot in the Residential RC District.
§ 315-54 Mobile home parks.
[Amended 2-6-2017 by Ord. No. 994]
Mobile home parks shall conform to the standards set forth in Chapter 203, Manufactured Home Parks, of the City Code.[1]
[1]
Editor's Note: Original § 17.24.060 of the 1979 Code, Mobile home park standards, which immediately followed this section, was repealed 2-6-2017 by Ord. No. 994.
§ 315-55 Planned unit developments.
§ 315-56 Public utility substations.
A.
Within the Residential RC District, a public utility substation may be permitted as a special use, upon review of the application therefor and approval of the detailed site plans by the Zoning Board of Appeals, after public hearing, and concurrence in the Zoning Board of Appeals' approval by the City Council.
B.
In its deliberation, the Zoning Board of Appeals shall give due consideration to the reasonable necessity for the utility substation at the particular location, the service it will render to the residents of the City, and its probable effect on surrounding land uses. The Plan Commission may submit its comments and recommendations to the Zoning Board for consideration in its deliberations.
C.
The Zoning Board of Appeals may approve the plans as submitted, may approve the plans subject to modification, or may disapprove the plans. Its decision in each case shall be in writing, spread upon the minutes of the Board, with copies to the applicant, the Zoning Officer and the City Council. In approving a site plan for a utility substation, the Board may impose such additional requirements, including fencing, lighting and landscaping, as it deems necessary to make the substation more compatible with its surroundings.
D.
The City Council shall act on the recommendations of the Zoning Board. Such action may consist of concurring with the Zoning Board's recommendations, modification and approval, or overriding the Board's recommendations.
§ 315-57 Home occupations.
Within the Residential RC District, home occupations may be permitted as a special use by the City Council, upon recommendation of the Zoning Board after a public hearing. Such special use shall only be granted upon finding that its establishment and operation will not have an adverse effect on adjoining residential uses; that sufficient on-site parking will be provided, so that no noticeable increase in on-street parking will result, nor increased traffic hazard due to entry or exiting vehicles; that delivery vehicles serving the home occupation, if any, will be of the size and type commonly observed on the streets in the Residential RC District; and that the occupation involves no retail or wholesale business or manufacture, except as such may be an integral part of, and clearly incidental to, the rendering of a personal or professional service.