Highland Park City Zoning Code
§ 10
HEIGHT REGULATIONS.
10-100
NO BUILDING OR STRUCTURE SHALL BE LOCATED, ERECTED, OR ALTERED SO AS TO EXCEED THE HEIGHT LIMIT HEREINAFTER SPECIFIED FOR THE DISTRICT IN WHICH THE BUILDING IS LOCATED.
10-101
IN THE FOLLOWING ZONING DISTRICTS THE MAXIMUM HEIGHT OF BUILDINGS AND STRUCTURES SHALL BE:
(1) | A, One-Family Residence Districts | Three (3) stories not to exceed forty-five (45) feet, except as noted in 10-102 following. | |
(2) | B, One-Family Residence Districts | Two and one-half (2-1/2) stories not to exceed thirty-five (35) feet, except as noted in 10-102 following. | |
(3) | C, D, and E, One-Family Residence Districts and F, Two-Family Residence Districts | A. | Two (2) stories not to exceed twenty-six (26) feet for mansard roofs, roofs with a flat surface, or roofs with a slope less than 3:12, except as noted in 10-102 following. |
B. | Two (2) stories not to exceed thirty-five (35) feet to the roof ridge or projected roof ridge, whichever is higher for sloped roofs or roofs with a pitch of 3:12 or greater, except as noted in 10-102 following. | ||
(4) | G, Multifamily Residence Districts | A. | Three (3) stories not to exceed forty-three (43) feet to the roof ridge or projected roof ridge and thirty-five (35) feet to the top of the top plate. |
B. | On fifty (50) feet wide building sites, height is limited to thirty-five (35) feet for mansard roofs or roofs with a flat surface, except as noted in 10-102 following. | ||
(5) | H, Multifamily Residence Districts | Three (3) stories or to twenty (20) stories when additional setback requirements are observed, except as noted in 10-102 following. | |
(6) | CC, Country Club-Golf Course Districts | Three (3) stories not to exceed forty (40) feet, except as noted in Section 10-102 Special Height Limitations and except as provided for immediately hereafter. For the Tennis Building on the north side of and adjacent to Mockingbird Lane, the maximum height shall be three (3) stories with a maximum roof height of forty-six and nine-tenths (46.9) feet; a maximum tennis court fence height of forty-six and nine-tenths (46.9) feet on top of the building; and a maximum parapet wall height of forty-five and four-tenths (45.4) feet. | |
(7) | CS, Community Service | Two (2) stories not to exceed thirty (30) feet, except as noted in 10-102 following. | |
(8) | GR, General Retail Districts | Three (3) stories not to exceed forty (40) feet, except as noted in 10-102 following. | |
(9) | PD, Planned Development Districts | To any height approved by the Town Council, provided the Floor Area Ratio does not exceed 1:1 and special setbacks, as specified by the Town Council, are observed, and as noted in 10-102 following. | |
10-102
SPECIAL HEIGHT REGULATIONS.
(1)
In all districts, roofs with a slope of less than 3:12 shall be considered flat roofs or roofs with a flat surface. Roofs with a slope of 3:12 or greater, up to and including a slope of 18:12, shall be considered pitched roofs. Roofs with a slope of greater than 18:12 shall be considered a vertical wall and be limited to the maximum plate height limitation for the district where applicable.
(2)
In C, D, E and F Districts, the height to the top of the top plate shall be a maximum of twenty-six (26) feet, except as limited by Section 8-601.
(2A)
In G Multifamily districts, the height to the top of the top plate for structures on fifty (50) feet wide building sites shall be a maximum of thirty-five (35) feet.
(3)
In all districts except C, D, E, and F, roof gables may extend not more than ten (10) feet above the maximum permitted building height.
(4)
In all districts, chimneys, vent stacks, and antennas may extend not more than ten (10) feet above the maximum permitted building height.
(5)
Cooling towers, elevator bulkheads, and ornamental features including cupolas, domes, or spires shall not exceed thirty-five (35) feet in height in C, D, E, and F districts, or not more than ten (10) feet above the maximum permitted height in all other districts.
(6)
In residential districts C, D, E, and F, parapet walls cannot exceed the maximum height of twenty-six (26) feet.
(7)
In nonresidential districts, parapet walls can extend an additional height not to exceed four (4) feet above the maximum for the district for mansard roofs, roofs with a flat surface, or roofs with a slope less than 3:12.
(8)
When a roof contains more than one slope, the steeper roof slope above the second floor plate line shall be extended to form a projected roof ridge which shall be limited to the maximum permitted height for the district as outlined in Section 10-101.
(9)
Roof designs other than those described in this section, including but not limited to domes or arched roofs, shall be permitted provided the entire roof structure is completely contained within the area defined by both building and roof regulations in this ordinance.
(10)
In residential districts C, D, E, and F, one architectural feature per building site will be permitted to exceed the twenty-six (26) feet height of the top plate provided the feature complies with all of the following:
A.
The maximum height to the top plate shall be limited to thirty (30) feet.
B.
The maximum horizontal width above the twenty-six (26) foot top plate line shall not exceed twice the width of the required side yard to a maximum of fifteen (15) feet.
C.
The roof slope shall be 3:12 or greater, and comply with the maximum permitted height for the district.
D.
Such feature shall be limited in use for additional ceiling height in the room directly below but in no case shall the space be used for living area above the second floor nor be used to accommodate or provide headroom for a stairway or elevator shaft to the living area located in the attic as permitted in Section 10-102(11).
E.
For purposes of this subsection, a dormer shall not be considered an architectural feature.
(11)
Subject to all applicable Town building regulations, living area in attic space of two-story dwellings will be permitted provided the roof line is not altered or designed for other than a two-story building. Openings for windows or dormers cannot exceed four (4) feet in width, must be separated by a minimum of four (4) feet, and must be set back a minimum of thirty (30) inches from the top plate.
(12)
In G Multifamily Districts:
A.
Windows shall not be permitted on the third story facing the rear yard adjacent to a residential zoning district.
B.
On fifty (50) feet wide building sites, doors shall not be permitted on the on the [sic] third floor facing the alley.
C.
Minimum required roof pitch will be 5:12. Parapets are not permitted.
(13)
In the C, E [D], E and F Districts, windows or dormers above the second floor top plate line shall face a front street. Fixed skylights that are flush-mounted with the roof shall be allowed above the top plate line of the second story, provided that the skylight at its lowest elevation is a minimum of six (6) feet measured vertically above the finished floor.
(Ordinance 971, sec. 1, adopted 12/21/81; Ordinance 972, sec. 6, 12/28/81; Ordinance 1008, sec. 1(9), (10), adopted 9/6/83; Ordinance 1422, sec. I, 11/1/99; Ordinance 1570, secs. 1, 2, adopted 11/3/03; Ordinance 1634, secs. 2, 3, adopted 9/26/05; Ordinance 1780, secs. 7, 8, adopted 1/26/09; Ordinance 1873, sec. 6, adopted 10/24/11; Ordinance 2043, sec. 3, adopted 1/28/19)