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Hillside City Zoning Code

ARTICLE IV

ZONING DISTRICTS

4.1.- Establishment of districts.

The Village of Hillside is hereby divided into eight "districts." The use, height and area regulations are uniform within each district and said districts shall be known as:

4.1(1) R-1 single-family residence district. The R-1 single-family residence district is intended to provide regulations which will maintain the character and stability of single-family neighborhoods in the village, which will have lot sizes not less than 8,600 square feet in area, and a density of approximately 5.2 dwellings per net acre.

4.1(2) R-2 single-family residence district. R-2 single-family residence district is intended to provide regulations which will maintain the character and stability of single-family neighborhoods in the village, which will have lot sizes not less than 6,200 square feet in area, and a density of approximately seven dwellings per net acre.

4.1(3) R-3 multiple-family residence district. The R-3 multiple-family residence district is intended to provide regulations which will tend to develop and maintain the character and stability of the townhouse (single-family attached and semi-detached), and garden apartment type (low density multiple-family dwellings) parts of the village and which have a density of not more than 12 units per net acre.

4.1(4) R-4 multiple-family residence district. The R-4 multiple-family residence district is intended to provide for construction of a residential environment in an area subject to economic and population pressures which cannot be alleviated by existing single-family or other multiple-family residential zoning. Accordingly, the use of land and buildings within R-4 district should permit a density of not more than 16 units per net acre.

4.1(5) B-1 general business district. The B-1 general business district classification is established to accommodate a wide range of commercial types of establishments to serve the needs of the public. The general business district may be located adjacent to other business districts to form a complete business center, or may be commercial areas consisting entirely of specialized commercial activities.

4.1(6) B-2 planned shopping center district. The B-2 planned shopping center district regulations are designed to accommodate prime retail trade activities of multi-community or regional significance. Regulations provide for a wide variety of related retail business establishments along with personal service and other complementary uses characteristic of major shopping centers.

4.1(7) M-1 office and restricted industrial district. The office and restricted industrial district regulations are intended to govern the location and use of office and research establishments serving the metropolitan area, and the industrial activities that require an equally pleasant and nuisance-free environment and will be compatible with adjacent residential and business uses.

4.1(8) M-2 light industrial district. The M-2 light industrial district is established to accommodate those industrial activities that have moderate environmental effects and are located in areas relatively remote from residential and commercial development.

4.1(9) M-3 limited industrial district. The M-3 limited industrial district is intended to provide for industrial and related activities of a limited scope in a nuisance-free environment compatible with adjacent residential uses.

4.2. - Zoning district map.

The boundaries of each district are indicated upon the zoning map of the Village of Hillside which map is hereto attached and made a part of this ordinance. This zoning map of Hillside and all notations, references and all other matters shown thereon shall be as much a part of this ordinance as if the notations, references and other matters set forth by said map were all fully described herein.

4.3. - Boundaries of districts.

Where uncertainty exists with respect to the boundaries of the various zoning districts as shown on the zoning district map, the following rules apply:

4.3(1) A zoning district boundary line following a street or extension thereof shall be construed to be the center line of such street or extension.

4.3(2) A zoning district boundary line approximately following a lot line or extension thereof within a subdivision shall be construed as following such lot line or extension.

4.3(3) Where it appears that a zoning district boundary line divides a lot in single ownership, the exact location of the line shall be resolved by the zoning administrator.

4.4. - Annexed land.

All territory hereafter annexed to the Village of Hillside shall be, and the same is hereby classified for zoning purposes as, R-1 single-family residence district, unless otherwise provided for by preannexation agreement.

4.5. - Control of use.

Within the various zoning districts established by this ordinance and shown on the zoning district map and subject to the provisions of this ordinance, no land, building, structure shall be used and no building or structure shall be erected which is intended or designed to be used, in whole or in part, except as provided in the section 4.8 entitled "Schedule of uses." Such schedule is hereby made a part of this ordinance.

4.6. - Permitted uses.

Permitted uses in the various districts are identified by the symbol X in the appropriate column of the schedule of uses.

4.7. - Special uses.

Special uses may be permitted in the various districts identified by symbol S in the appropriate column of the schedule of uses, provided a permit to establish such special use is obtained in accordance with the requirements of this ordinance.

4.8. - Schedule of uses.

X Indicates Permitted Use
S Indicates Special Use

 

Uses not listed are not permitted within the Village of Hillside under any circumstances.

R-1 Residence District R-2 Residence District R-3 Residence District R-4 Residence District B-1 Business District B-2 Planned Shopping Center District M-1 Office-Industry District M-2 Industrial District M-3 Limited Industrial District
001 Air, rail or motor truck freight terminals, railroad switching and classification yards, repair shops and roundhouses S S
001.1 Adult uses X X
002 Agriculture - provided on a tract of land not less than 20 acres in area X X X X
003 Amusement establishments - public bowling alleys, gymnasiums, swimming pools, ice rinks, and other recreational uses as approved by the board of trustees S S S
004 Animal hospitals S S
004.1 Antennas, television reception, dish shaped but less than 19 inches in diameter X X X X X X X X X
004.2 Antennas, television reception, dish shaped but 19 inches or more in diameter, roof mounted, and screened from all adjacent residential districts S S S S X X X X X
005 Antique shops X X X X
006 Art and school supply stores X X
007 Art galleries X X X X
008 Auction rooms X X X X
009 Automotive accessory stores without service X X X X
010 Automotive accessory stores with service S X X X
011 Automobile laundries - on a lot not less than 20,000 square feet in area and not less than 100 feet in width S S S
012 Automotive sales establishments S S S S
013 Automotive service stations, including minor maintenance, on a lot not less than 10,000 square feet in area X X X X
014 Bakeries primarily engaged in retail sales and employing not more than 15 persons, where not more than 50 percent of the floor area may be devoted to processing of goods, and goods so processed shall be sold only on the premises X X X X
015 Bakeries employing more than 15 persons, including sale of bakery products to restaurants, clubs, hotels, institutions and similar establishments S S
016 Banks and other financial establishments, including those with drive-in facilities S S S X S
017 Barber shops and beauty shops, provided that no new or relocated barber shop and/or beauty shop shall be located within 1,000 feet of any lawfully existing barber shop and/or beauty salon. This distance shall be measured from any public entrance or exit of the new or relocated establishment in a straight line of the existing establishment. S S S S
018 Battery and tire sales and service establishments X X S
019 Blueprinting and photostating establishments X X X X X
020 Boat sales and service establishments S S X X
021 Book and stationary stores X X X X
022 Bottling and distribution of milk and soft drinks X
023 Building materials sales and storage - dimension lumber, millwork, cabinets, and other building, materials, including milling, planning, jointing or manufacture of millwork; all indoors X X
024 Building material sales with outdoor storage, when the area for outdoor storage is completely surrounded by a uniformly painted solid fence or wall not over 8 feet in height X
025 Business machine sales and service X X X X X
026 Bus transit facilities, including passenger stations and parking areas, but not service buildings S X X X
027 Bus transit service buildings X
028 Camera and photographic supply stores X
029 Candy and ice cream stores X X X X
030 Carpet and rug stores X X X X
031 Cartage, express and parcel delivery establishments, not including motor freight terminals, on a lot not less than 2 acres in area X X
032 Catalogue sales office X X X X X
033 Catering establishments X X X X
034 Cemeteries, including mausoleums, on a lot not less than 10 acres in area, and provided that no building shall be located less than 300 feet from a lot line S S S S S S S S
035 China and glassware stores X X X X
036 Churches, temples and synagogues X X X X S S
037 Clothes pressing establishments X X X X
038 Clothing stores X X X X
039 Clothing and costume rental stores X X X X
040 Clubs, lodges, and fraternities which may have outdoor recreational facilities for swimming, tennis, golf, skiing, fishing and similar activities, provided that buildings, other than detached buildings containing only dwelling units or lodging rooms, are not located nearer than 100 feet from a lot line, and further provided that the principal activity is not one carried on as a business S S X X
041 Clubhouses and facilities for equestrian sports provided that buildings and seating facilities for spectators are not nearer than 100 feet from a lot line X
042 Coin and philatelic stores X X X X
043 Colleges, universities, and accessory uses thereto S S S S S S
044 Contractor operations including construction and building contractors, roofers, tuck-pointers, masons, electricians and landscapers:
a. Not including a contractor's yard X
b. Including a contractor's yard if in compliance with Sections 3.16(6) and 12.33 S
045 Convents, monasteries, rectories, or parsonages as accessory to churches temples, and synagogues S S S S
045.1 Crematories S S S S S S S S
046 Currency exchanges X X X X
046.1 Data Centers used to house and operate networked computer systems for the maintenance, storage, processing and routing of digital data, including related office and warehouse activities. There shall be adequate screening and setbacks from adjacent uses whenever appropriate to preserve the character of the area S S S S
047 Department stores X X X X
048 Dog kennels S
049 Drive-in establishments, including restaurants and other uses customarily providing drive-in facilities, except theaters and banks S S S
050 Drive through establishments, including restaurants, banks, and other uses customarily providing drive through facilities X X X X
051 Drug stores X X X X
052 Dry cleaning and laundry establishment X X X X
053 Dry cleaning and laundry receiving stations, including self-service, coin-operated equipment X X X X
054 Dry goods stores X X X X
055 Dwelling units (see article XII—Definitions):
1. Single-family attached X X
2. Single-family detached X X X X
3. Single-family semi-detached X X
4. Two-family detached X X
5. Multiple-family X X
6. Multiple-family - second or third floor only in buildings existing as of February 11, 1980 S
056 Dwelling units for watchmen and operating personnel and their families when the nature of operations requires such personnel to reside on the premises where they are employed S S S S
057 Dwelling units - single family - when designed as an integral part of a building, the principal use of which is a permitted or special use, and when occupied by the owner or proprietor of such use S
057.1 Electrical generating facility as an adjunct to the landfill gas management system of a sanitary landfill existing on January 1, 1992 S S X
058 Farm implement stores X X
059 Flower shops X X X X
060 Food stores, meat and fish markets, and delicatessens X X X X
061 Fraternal, philanthropic, and eleemosynary institutions S S X X X
062 Frozen food stores, including locker rental in conjunction therewith X X X
063 Ice retail sales and storage, indoors X
064 Fuel and ice retail sales establishments with outside storage, provided liquid fuels are stored in underground tanks S
065 Furniture stores X X X X
066 Furrier shops, including the incidental storage and conditioning of furs X X X X
067 Garages, automotive repair and maintenance:
a. Motor rebuilding, painting, body and fender work X
b. Transmission repair and sales, and establishments specializing in routine maintenance work, such as oil changes, lubrication, tune-ups, and alignments S S X
068 Garages, storage, or off-street parking lots and structures, commercial or municipal S S S S
069 Garden supply stores X X X X
069.1 Facility for the disposal of the landfill gas by flaring as an adjunct to the landfill gas management system of a sanitary landfill existing on January 1, 1992. X
069.2 Facility for the processing of landfill gas for beneficial uses other than disposal as an adjunct to the landfill gas management system of a sanitary landfill existing on January 1, 1992. S
069.3 Facility to recover for uses other than disposal the methane and/or other components of landfill gas as an adjunct to the landfill gas management system of a sanitary landfill existing on January 1, 1992. S
070 Gift shops X X X X
071 Golf courses; regulation size, par 3, driving ranges and miniature, provided that no club house or accessory building shall be located less than 200 feet from a residential lot line and that all artificial lighting for night play is approved by the village board S S S S S S S S
072 Greenhouses, garden centers, and nurseries, retail sales S S S S S
073 Grocery store and supermarket, see "Food stores."
074 Haberdashery stores X X X X
075 Hardware and home centers X X S S
076 Heliports, public and private, on a lot not less than 1 acre in area, provided in a location recommended by plan commission and approved by other governmental bodies having jurisdiction S S S S S S S S
077 Highway maintenance shops and yards, see 136j, under 4.8, Schedule of Uses
078 Hobby shops, for retailing of items to be assembled and used away from the premises X X X X
079 Hospitals, on a lot not less than 10 acres in area and provided no building shall be located less than 200 feet from a lot line S S S S S
080 Hotels and motels S S S
081 Household appliance stores, including radio and television sales with repair facilities X X X X
082 Ice skating rinks, commercial X X X
083 Interior decorating shops, including upholstery and making of draperies, slip covers, and other similar articles X X S
084 Jewelry stores X X X X
085 Laboratories, medical, dental or optical X X X X X
085.1 Landfill gas management system in conjunction with a sanitary landfill existing on January 1, 1992 X X
086 Land fill, solid waste - provided that such use shall be temporary for a period of time as authorized by the board of trustees, and that a reclamation plan shall be prepared showing the proposed ultimate use and character of the property, in accordance with the comprehensive plan of the village and with other applicable regulations of the village S S
087 Leather goods and luggage stores X X X X
088 Libraries, lending, public or private S S S S X X
089 Linen, towel or diaper establishments X
090 Liquor stores, package X X S
091 Loan offices X X X X
092 Locksmith shops X X
093 Machine, sheet metal, or welding shops, provided the operations are completely within an enclosed building, and any glare from welding operations is not visible from outside the building:
a. Less than 5,000 square feet of floor area X X
b. Over 5,000 square feet of floor area X
094 Machinery and equipment sales establishments, construction and agriculture X X
095 Magazine and news stores X X X X
096 Mail order houses - order and service centers X X X X
097 Manufacturing, fabricating, processing, servicing, testing, and storing of materials, products and goods provided operations conform with the performance standards and other general requirements applicable to the district in which this uses is permitted X X S
098 Meat markets, not including wholesale sale of meats to restaurants, clubs, hotels, institutions, and similar establishments X X X X
099 Meat markets, including processing but not slaughtering, and sale of meat and meat products and poultry to restaurants, hotels, clubs and other similar establishments when conducted as part of the retail business on the premises X
100 Medical and dental clinics, including laboratories incidental thereto S X X X X
101 Meeting halls, convention, or exhibition halls S S S
102 Millinery stores X X X X
103 Mobile home and trailer sales establishments S
104 Model homes or garage display and sales X
105 Monument sales only:
a. Without an open sales lot X X X
b. With an open sales lot S S S
106 Monument fabrication, including accessory open sales lots X
107 Musical instruments sales and repair X X X X
108 Music stores, radio, television, phonographs, phonograph records, and electronic components and sheet music X X X X
109 Museums, non-profit S
110 Newspaper distribution agencies, for home delivery and retail trade S S X X
111 Newspaper offices, including printing X X X
112 Newspaper offices, not including printing X X
113 Newsstands X X X X
114 Nursing homes, convalescent homes, institutions for the aged and children, rest homes and sanitariums S S
115 Offices, professional, business, public or institutional X X X X X
116 Open sales lots S S S S
117 Office supply stores X X S
118 Outdoor theaters, See "Theaters, outdoor."
119 Packing and crating establishments X
120 Paint and wall paper stores X X X X
121 Parcel delivery stations X
122 Parks, playgrounds and athletic fields, public X X X X X X X X X
123 Parks, playgrounds and athletic fields, private and swimming pools, public or private, except those serving only single-family residential unit S S S S S S
124 Pet shops, including pet service X X S
125 Photographic studios, including developing and printing of photographs when conducted on the premises as part of the retail business S S S S X X X X
126 Picture framing X X X X
127 Planned development, commercial S S
128 Planned development, manufacturing S S
129 Planned development, residential S S S S
130 Plaster and plaster composition products, manufacturing thereof; the blending and bottling of latex paints, stains and glazes used incidental thereto; the sale of said products on the premises, both retail and wholesale; and the conduct on the premises of public instruction classes in the art and finish of said products X S
131 Plumbing, electrical, or heating fixture and equipment - sales, service and repair establishments S S X X
132 Post offices X X X X
133 Printing and publishing establishments, more than 3,000 square feet of floor area X X X
134 Printing and publishing not more than 3,000 square feet of floor area X X X X X
135 Public open space X X X X X X X X X
136 Public and private utilities and governmental service uses on lots having areas, widths, yards, and other conditions as approved by the board of trustees:
a. Electric sub-stations and booster stations S S S S S S S S
b. Electric distribution centers and sub-stations S S S S S S S S
c. Water filtration plants, pumping stations, water reservoirs, and wells S S S S S S S S
d. Police and fire stations S S S S S S S S
e. Railroad rights-of-way and passenger stations, but not including classification yards, terminal facilities, or maintenance facilities S S S S S S S S
f. Compressor and regulator stations, well head stations, well separators, and other similar above-the-ground facilities customarily used for the distribution of natural gas or a part of the operations of a natural gas company or non-exempt operations of a public utility company S S S S
g. Radio and television stations, and towers, transmitting and receiving S
h. Stormwater lift stations S S S S S S S S
i. Telephone exchanges S S S S S S S S
j. Other public and private utilities and governmental service uses, the location, width and lot area of each use shall be as recommended by the zoning board of appeals and approved by the village board S S S S S S S S
k. Wind driven electricity generator S S S S
137 Radio and television broadcasting studios X X
138 Religious institutions, monasteries and theological schools, convents and other similar institutions, including dormitories on a lot not less than five acres in area and provided no building or structure shall be located less than 100 feet from a residential lot line S S S S
139 Repair shops, electrical and small engine repair, completely within an enclosed building S X
140 Restricted production and repair shops, limited to the following: art, needlework and custom production and alteration for retail sale of clothing, jewelry from precious metals, watches, dentures, and optical lenses X X X X X
141 Restaurants X X X X
142 Research laboratories S S S
143 Schools, commercial or trade, including those teaching business, commercial or technical subjects when operations do not involve danger of fire, explosion, and objectionable noise, vibration, smoke, dust, odor, glare, heat or other similar influences S S S S
144 Schools, nursery, non-boarding S
145 Schools, parochial or private, boarding or non-boarding, elementary, junior high, and high S S S S
146 Schools, public, non-boarding, elementary, junior high, and high S S S S
146a Senior independent living facilities: developments designed to provide independent senior housing, multi-unit housing that is restricted to older adults, usually 55 years of age or older as defined as housing for the elderly as provided in federal housing guidelines. These facilities are not intended for assisted living, nursing homes, hospitals, healthcare centers or other like uses S S S S
147 Second-hand stores and rummage shops S S
148 Self-service coin-operated laundromats X X X X
149 Shoe stores X X X X
150 Shoe and hat repair stores X X X X
151 Sporting goods store X X S
152 Stadiums S S
153 Storage, including loading and hauling of clay, sand, gravel, top soil, or other aggregate or minerals, provided that all property lines adjoining other districts shall be provided with a solid painted fence at least six feet high or chainlink fence with dense plantings of trees and shrubs S
154 Tailor shops (tailoring only) X X
155 Taverns S S S S
156 Taxidermists X
157 Telegraph offices X X
158 Temporary buildings for construction purposes, for a period not to exceed the duration of such construction, except with permission of the zoning administrator X X X X X X X X X
159 Tennis courts and tennis clubs, commercial X X X
160 Theaters, indoor X X
161 Theaters, outdoor, provided that vehicular entrance and exit driveways intersect with a secondary or primary thoroughfare and traffic signal lights or other means of traffic control are provided. Reservoir parking spaces for temporary parking of automobiles of patrons awaiting entrance shall be provided on the lot, in an amount equivalent to ten percent of the vehicular capacity of the theater. The lot shall be enclosed on all sides by a wall, fence, or densely planted hedge not less than 6 feet or more than 8 feet in height. No building or structure, including also the enclosing fence on the lot shall be nearer than 50 feet from any lot line except when a greater setback from a street may be required. Artificial illumination shall be arranged in such a manner that direct rays of light shall not beam upon adjoining properties and streets, and no central outdoor loud speaker shall be permitted. S
162 Tobacco shops X X X X
163 Toy stores X X X X
164 Travel bureaus and transportation ticket offices X X X X
165 Undertaking establishments and funeral parlors X X X X
166 Variety stores X X X X
167 Video movie sales or rentals X X
168 Warehouses, mini S S S
169 Wholesale and warehouse establishments, but not including the sale or storage of flammable liquids, materials, or gases, except those that are in the original sealed containers X X S

 

(Ord. No. 96-10, § 1(A), 4-29-1996; Ord. No. 06-10A, § 1, 3-27-2006; Ord. No. 09-06, § 1A, 3-23-2009; Ord. No. 10-07, § 2, 3-22-2010; Ord. No. 13-12, § 2, 6-24-2013; Ord. No. 14-08, § 1, 7-28-2014; Ord. No. 23-01, § 4, 1-23-2023; Ord. No. 24-01, § 1, 2-26-2024)