VILLAGE OF GLENCOE

   MEMORANDUM

   TO: Zoning Code Amendment

   FROM: John Houde, Deputy Director of Public Works/

   Community Development

   DATE: August 20, 1996

   SUBJECT: R-D multiple Family Number of Stories and Building Height Interpretation

   This memo is written as an interpretation based on the previous and current Zoning Code of Village staff interpretation for number of stories and building height restrictions in the R-D multiple family district for at least 20 years.

   Multiple family construction is limited to 2 stories. Any cellar (what most people might consider a basement) must have an average ceiling height under 3.5 feet above grade (grade is the natural grade on the lot or top of sidewalk depending on my review of the particular site). This lower level cellar has typically been used for a lower level garage such can be seen in the townhouse construction at 314 Hawthorn (built in 1979), 966-972 Greenbay (built in 1987), and 91-101 Linden at Glencoe Road (built in 1989).

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   VILLAGE OF GLENCOE

   MEMORANDUM

   TO: Zoning Commission

   FROM: John Houde, Deputy Director of Public Works/

   Community Development

   DATE: February 25, 1997

   SUBJECT: Ceiling Measurements for Basement/Cellars and F.A.R.

   This memo is written as an interpretation based on an interpretation since 1990 of how ceiling measurements are made for F.A.R. and the basement/cellar calculations. The ceiling of any space will be measured to the bottom of the structural floor or ceiling supports such as floor joists or roof rafters. Several examples are provided as illustrations. For a home, measurements as to whether a basement/cellar is counted in F.A.R. will be made to the bottom of the first floor joists. Other interpretations such as occasional steel or wood beams, ventilation system ducts, etc., will not be included in this measurement. Similarly, in reinforced concrete floor construction the basement/cellar or other ceiling height measurements will be to the underside of the concrete floors not to the artificial dropped ceiling below. These methods of measuring apply for both F.A.R. calculations and for determining the definition requirements of basements and cellars. The overall philosophy of Zoning Code requirements is to restrict height or volume above grade and this interpretation follows this goal.

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   VILLAGE OF GLENCOE

   MEMORANDUM

   TO: Zoning Code Attachment

   FROM: John Houde, Deputy Director of Public Works/

   Community Development

   DATE: Effective May 15, 1999

   SUBJECT: F.A.R. Measurements for Room Areas 5 Feet or More High.

   This memo is to clarify and provide a more detailed interpretation of an element of our floor area ratio requirement as it applies to attic areas over dwelling areas and roof areas next to or part of dwelling areas of a house.

   Attic areas above dwelling areas will continue to be included or excluded as previously detailed in our F.A.R. handout. Spaces next to or part of occupied areas of the house that are 5 feet or more high will now be included in F.A.R. calculations even if interrupted by cross ties or truss structural members.

   Below are common design examples that will now be affected by this interpretation review:

      1) Area above one story attached garage next to second floor of a house. Unfinished or finished areas 5 feet or more high are now included in F.A.R. calculations.

      2) Third floor habitable room located next to under roof areas. Under roof areas 5 feet or more high will be included in F.A.R. calculations even if interrupted by cross ties or truss structural members.

      3) Cape Cod or Tudor-style houses with usable or unusable roof areas next to habitable rooms. Areas over 5 feet or more high inside or next to these rooms will be included in F.A.R. calculations.

   We encourage you to let us review any design questions you have on any of these F.A.R. requirements before submitting final drawings for permit issuance.

   Preliminary design cross sections can be faxed to us at 847-835-4234.

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   VILLAGE OF GLENCOE

   MEMORANDUM

   TO: Zoning Code Amendment

   FROM: John Houde, Deputy Director of Public Works/ Community Development

   DATE: Effective in F.A.R. Handout Since 1999 Zoning Code Insert March 2006

   SUBJECT: F.A.R. Bonuses For Attached Garages

   This memo is to elaborate on the attached garage bonus in Section 3-111-G-12-(6) of the Zoning Code. All of the attached garage space on a home must be located in the rear half of the lot in order to qualify for this first 200 square feet exclusion bonus from F.A. R. Calculations. This clarification has been part of our Floor Area Ratio handout since 1999.

   VILLAGE OF GLENCOE

   MEMORANDUM

   TO: Zoning Code

   FROM: John Houde, Deputy Director of Public Works/Community Development

   DATE: October 11, 2006

   SUBJECT: Clarification of Attached Garage Requirements     

   This memorandum clarifies the Village’s interpretation of zoning requirements related to attached and detached garages applied for, for the past 20+ years. Section 3-111-F of the Zoning Code requires a minimum space of 10 feet between principal and accessory structures and uses. For instance, 10 feet of separation is required between a residence and a detached garage. In order for a garage to be considered attached, a minimum 3-foot wide connection between garage and residence is required. The connection must be 7 feet or taller in height and covered with a flat or pitched roof. An open trellis or arbor structure does not meet this requirement. The area under the roof is not required to be enclosed and may be open to the elements.

   VILLAGE OF GLENCOE

   MEMORANDUM

   TO: Zoning Code

   FROM: John Houde, Deputy Director of Public Works/Community Development

   DATE: January 2007

   SUBJECT: Clarification of 6-103 Nonconforming Structures and Demolition of existing homes on lots that are nonconforming in width or area    

   This memorandum sets forth the Village’s staff longstanding interpretation of Section 6-103 regarding Non-Conforming Structures. This interpretation extends as far back as at least 1955. The Zoning Board of Appeals followed this interpretation in connection with 475 Greenleaf, and it has been affirmed by the Circuit Court of Cook County and the Illinois Appellate Court for the First District in the case of R. Eden Martin et al. V. Zoning Board of Appeals, et al., No. 05 CH 7885 (Cir. Ct.) and No. 05-3743 (App. Ct.)

   According to this interpretation, a lot that may be legally nonconforming in some respect shall be treated as a Nonconforming Structure under the Zoning Code if it had been lawfully improved with

a structure. In addition, the original Nonconforming Structure can be removed and replaced either in the same location or in a different location on the same lot so long as the new structure either:

         (a)   fully conforms with the Zoning Code requirements for bulk, height, setbacks, and the like (except for those requirements that cannot be satisfied because of characteristics of the lot itself that are nonconforming, such as lot size or lot dimensions), or

         (b)   the new structure shares in part the same foot print as the original structure and is only nonconforming to the same extent as the original structure (e.g., both the original and replacement structure extend into a side yard by two feet).

   The replacement structure cannot, however, increase the degree of nonconformity of the original structure, nor may it include a new nonconforming element, unless appropriate zoning relief is granted.

VILLAGE OF GLENCOE

MEMORANDUM

TO: Zoning Code Attachment

FROM: John Houde, Building & Zoning Administrator

DATE: May 7, 2013

SUBJECT: Public street frontage requirements for a subdivision of two or more lots from one zoning lot

Different elements of the Zoning Code and Subdivision Ordinances imply, but do not clearly state, the longstanding Village interpretation since the 1950's that a subdivided vacant lot or larger subdivision of lots must provide frontage on a public-dedicated street. Section 31-3.9 of the Subdivision Ordinance additionally states under "Lot Access and Circulation,""All subdivisions shall be designed to provide appropriate public street access to all lots in the subdivision." The minimum public street frontage is 20 feet as noted in Section 8-302 of the Zoning Code definition under "Lot Line, Front."

This memo is to clearly note this requirement, which more often becomes a question on the subdivision of an existing house lot into two or more lots located on the small number of remaining private streets in the Village.