Lake Bluff City Zoning Code
CHAPTER 7
INDUSTRIAL DISTRICTS
10-7A-1: PURPOSE:
The objective of this article is to provide adequate space in suitable locations for certain types of light industrial operations so as to protect and strengthen the economic base of the Village as well as the value of real estate throughout the Village while also protecting established residential and other areas and the health and comfort of persons living therein by imposing appropriate regulations to prevent offensive noise, vibration, smoke, dust, odors, heat, glare, fire hazards and other objectionable results and to protect the Light Industry District from incompatible uses of land by prohibiting the use of such space for residential development. (Ord. 87-38, 12-14-1987)
10-7A-2: PERMITTED AND SPECIAL USES:
No building or lot shall be used within the Light Industry District (L-1) for any purpose except those permitted and special uses identified in the zoning use table at section 10-13-3 of this title. (Ord. 2010-10, 5-24-2010)
10-7A-3: BUILDING HEIGHT:
No building or structure shall be erected or structurally altered to exceed a height of two (2) stories, nor shall it exceed thirty two feet (32') in height; provided, however, penthouse or roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building, and fire or parapet walls, skylights, towers, flagpoles, chimneys, smokestacks, radio and television aerials or antennas, wireless masts, or similar structures may be erected, notwithstanding the provisions of this title, above the height limits herein prescribed; provided, however, that such height additions shall not exceed ten feet (10') of the height limit herein provided when erected in accordance with all other ordinances of the Village; and provided further, that all ventilating fans, tanks, heating equipment, cooling towers and similar equipment shall be screened from view with screening as approved by the Architectural Board of Review. (Ord. 2018-31, 12-10-2018)
10-7A-4: LOT AREA, WIDTH AND COVERAGE:
No building shall hereafter be erected on any lot having a total area of less than one acre (43,560 square feet), nor less than one hundred twenty five feet (125') in width. The maximum ground area occupied by all buildings including accessory buildings shall be not more than fifty percent (50%) of the area of the lot on which a building permit has been issued. (Ord. 87-38, 12-14-1987)
10-7A-5: YARDS/SETBACKS:
A. Front Yard/Setback:
1. Definition: For purposes of this section, the word "setback" is used interchangeably with the words "front yard", and is defined as the minimum horizontal distance between the street wall of the building as extended to the side lot lines of the lot and front street line.
2. General Requirements:
a. There shall be a front yard having a depth of not less than seventy five feet (75') wherein there shall be no structure of any kind, open storage, or materials or equipment of any kind.
b. Except as hereinafter provided, no parking of vehicles shall be allowed in the front yard.
c. Front yard setbacks shall be provided for each side of a corner lot bordering on a public or private roadway.
d. The front yard of a through lot in the L-1 District located on a U.S. or State public highway shall be the front of the lot bordering on the street opposite the U.S. or State public highway.
e. Notwithstanding any other provisions in this title, the front yard of a through lot abutting a U.S. or State public highway shall be not less than fifty feet (50') in depth, and a yard of not less than one hundred feet (100') in depth shall be provided on the U.S. or State public highway frontage, and on all other through lots, a front and rear yard of seventy five feet (75') will be provided.
3. Special Conditions: Notwithstanding any of the provisions contained herein, where any lot abuts upon a U.S. or State public highway, there shall be a minimum setback from any such highway of not less than one hundred feet (100') for each side bordering or abutting on such highway.
B. Side Yards: On each side of a building or buildings, there shall be a side yard having a width of thirty feet (30') or ten percent (10%) of the width of the lot, whichever is greater. For purposes of this article, the side yard shall be designed to be an open, unoccupied space on the same lot of a building, between the building and the side of the lot and extending from the rear line of the front yard to the rear lot line.
C. Rear Yard: A rear yard is not required except where a lot abuts upon a Residential or local Business District, in which case, there shall be a rear yard of not less than thirty feet (30'). (Ord. 87-38, 12-14-1987)
10-7A-6: PARKING AND LOADING:
A. Storage And Loading:
1. Storage areas for all equipment, raw materials, products, parts, assembled, fabricated or processed products of every nature and description and all loading or unloading thereof shall be wholly within an enclosed building. Notwithstanding the foregoing, the following regulations apply to the area north of State Route 176 and east of U.S. Route 41.
a. Loading or unloading areas do not need to be wholly enclosed within a building provided that the vehicle does not extend into the right- of-way while being loaded or unloaded.
b. Outdoor storage areas are permitted provided the outdoor storage area is reviewed and approved by the Architectural Board of Review, whose review may include, but is not limited to, location, landscaping, buffering, and fencing.
(1) Guidelines For Outdoor Storage:
(A) Any outdoor storage must be screened from view, typically with an opaque fence, wall, or landscaping.
(B) Outdoor storage areas must be located to the rear of the lot.
(C) Outdoor storage areas must be surfaced with an all- weather, dust-free material and graded to drain all surface water.
(D) Outdoor storage areas must be maintained in a clean, sanitary, and safe condition that prevent harborage of rodents or similar pests.
(E) No hazardous materials or toxic substances may be stored in an outdoor storage area.
(2) Authority To Modify Guidelines: The Architectural Board of Review, as part of its approval for the outdoor storage area, may modify or waive any of the guidelines set forth in subsection b.
2. Entrances and exits to such loading, unloading and storage areas shall be located on the rear of the building not less than fifty feet (50') back from the front street wall of the building.
3. Loading areas for through lots shall be located only on the side of the building.
B. Parking:
1. Definition: For purposes of this subsection, a "parking space" is defined as ground area for one car, plus that needed for maneuvering, access and parking.
3. Number Of Spaces:
a. Whenever any building, other than one constructed and used exclusively for warehouse purposes, is erected for any of the uses permitted in this district, there shall be a parking area of sufficient size to provide not less than one parking space for each six hundred (600) square feet of the total floor area of the building or buildings, including all accessory buildings erected on the lot. All parking spaces required to service buildings or uses in this district shall be located only on the same lot as the building or use served. Notwithstanding anything contained in this title to the contrary, if the parking requirements or any use in this district exceeds a ratio of one parking space for each six hundred (600) square feet of the total floor area as hereinbefore defined, additional parking spaces shall be provided on the lot on which the use is situated. These requirements shall also apply in the event of a change of use of the property from one business activity to another.
b. For buildings constructed and used exclusively for warehouse purposes, all requirements of this title shall apply; except, that one parking space shall be provided for each one thousand (1,000) square feet of the total floor area of the building or buildings, including all auxiliary buildings constructed on the lot, or one space per officer, employee, director, and user, whichever is greater; provided further, that said ratio shall be one parking space per six hundred (600) square feet for office areas in warehouses serving the particular warehouse.
4. Location:
a. Except as hereinafter provided, all required parking shall be located to the rear of the rear building line but not that portion to the rear of the rear building line falling within the side yard as hereinbefore described, nor in any instance closer than twenty feet (20') to any adjoining property zoned for residential use and no closer than five feet (5') to any other zoned lot including the Light Industry District (L-1).
b. Spaces in excess of required parking may be located within a building or on that portion of the side yard as hereinbefore defined which is located to the rear of the rear building line; provided, that no parking spaces or access driveways shall be located closer than twenty feet (20') to any adjoining lot zoned for residential use or closer than ten feet (10') to any other adjoining lot; provided further, that such parking may not be provided closer than fifty feet (50') to any lot line bordering or abutting a U.S. or State public highway.
c. Notwithstanding any of the requirements contained herein, the Architectural Board of Review may, upon request by the owner of the land affected, permit the placement of required parking on either the side yard or rear yard of any lot in the Light Industry District. In addition thereto, spaces marked and designated for visitor or executive parking may be provided as follows:
(1) Parking shall be set back at least fifteen feet (15') from the front lot line, or fifty feet (50') from the front line where it borders or abuts a U.S. or State public highway.
(2) Executive or visitor parking shall be permitted in side yards, subject to the following restrictions and regulations:
(A) Executive or visitor parking may be provided on a side yard abutting a U.S. or State public highway; provided, however, that parking is prohibited within fifty feet (50') of any lot line bordering or abutting on such highway.
(B) Parking spaces on the side yard shall be limited to the maximum number that would be permitted if such parking were located in the front yard setback.
(C) Such parking spaces shall be located adjacent to the building on the lot, and parking area and access lanes therefor shall not exceed thirty feet (30') in width, provided further, no access driveways shall be located closer than ten feet (10') to any adjoining lot.
5. Illumination: All areas used for parking shall be effectively illuminated from dusk to dawn when any industrial activity is being conducted. Such illumination shall be directed away from any adjoining property or adjoining street and approved by the Village Architectural Board of Review.
6. Drainage: All parking areas shall be adequately drained by connections to storm sewers.
7. Side Yard Area Parking: All side yard area parking shall be screened from the street(s). In addition, sufficient screening shall be provided along the access lanes to accomplish this purpose. All parking areas adjacent to residential areas shall be screened. Front yard executive parking shall be screened in a "park like" atmosphere when located on a U.S. or State public highway. The word "screening", as used herein, shall mean a compact evergreen hedge which will mature, within five (5) years, to a height of not less than four feet (4') nor more than eight feet (8') or an equivalent approved by the Architectural Board of Review. All areas not used for building, parking or driveways shall be planted in grass. All areas planted in grass shall be maintained and mowed. No grass shall be allowed to grow in excess of six inches (6") in height.
8. Access: Parking areas shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular access to and egress from the parking areas. Curb cuts shall be of such size as is required and determined by the Village Engineer.
9. Architectural Board Of Review Determinations:
a. The Architectural Board of Review is empowered to determine areas on a lot which may be used for parking purposes, illumination therefor, and substitutes for required type and placement of screening. In making such determinations, the following standards are prescribed:
(1) Parking requirements may not be reduced.
(2) Executive parking standards and requirements may not be changed.
(3) Side yards and/or rear yard parking areas may be interchanged, but not reduced. However, in the event any side yard parking is permitted, no further enlargement or construction of any building shall be allowed unless the enlargement or construction of the building and parking areas provided are made in accordance with the standards provided for herein and as approved by the Architectural Board of Review.
b. In considering such matters, proper attention will be given to maintenance of the tax base of the Village, public health, safety, convenience, comfort, morals, prosperity and the general welfare of the public, the effect of any decision upon surrounding property and the intent of this article to maintain an aesthetically pleasing park like atmosphere, and the maintenance of the value of the property within the surrounding area.
C. Construction Requirements: All areas used for off street parking, and access lanes thereto, and to loading dock facilities shall be constructed of the same material or materials as specified in subsection 10-6A-8B2c of this title. (Ord. 87-38, 12-14-1987; amd. Ord. 96-19, 7-9-1996; Ord. 2018-31, 12-10-2018; Ord. 2025-17, 6-9-2025)
10-7A-7: PERFORMANCE STANDARDS:
A. Noise: It shall be unlawful for the owner, occupant or any person to cause or permit, continue, or cause to be made any excessive, unnecessary or unusually loud noise which either annoy, disturbs, injures or endangers the comfort, health, peace or safety of others within the Village.
B. Sound Level:
1. The maximum sound pressure level in the L-1 District shall not exceed seventy five (75) dB at any time. Whenever an applicable Federal, State or other governmental body or agency having jurisdiction sets a different limit, the lower limitation shall apply.
2. The sound pressure level, to be measured as described below, shall not exceed the following decibel levels in the designated octave bands when adjacent to the designated types of use in the district:
Sound Level In Decibels | ||
Octave Band Cycles Per Second | Along All Residential Districts | Local Business And O&R Districts |
Sound Level In Decibels | |||
Octave Band Cycles Per Second | Along All Residential Districts | Local Business And O&R Districts | |
0 to 75 | 60 | 73 | |
76 to 150 | 60 | 69 | |
151 to 300 | 50 | 65 | |
301 to 600 | 46 | 59 | |
601 to 1,200 | 40 | 53 | |
1,201 to 2,400 | 33 | 47 | |
2,401 to 4,800 | 26 | 41 | |
Over 4,800 | 20 | 35 | |
3. Measurement of sound or noise shall be made with a sound level meter meeting the standards prescribed by the American National Standards Institute. The slow meter response of the sound level meter shall be used in order to best determine that the average amplitude has not exceeded the limiting noise level set forth in the table set out in subsection B2 of this section. Measurements of noise level shall be made without the property lines of the property from which such noise is generated, and shall be taken at least four feet (4') above ground level.
4. Objectionable sounds of an intermittent nature, beat, frequency or shrillness, which are not easily measured, shall be controlled so as not to become a nuisance to adjacent uses.
5. Exempt from the noise requirements set forth herein shall be ambulances, fire and police vehicles, and other warning devices activated during an emergency, and lawn mowers, power saws and power equipment when used for property maintenance during permitted hours of operation.
C. Smoke And Particulate Matter: The emission of smoke or dusts by any activity on the property in an amount sufficient to create a general nuisance to adjoining properties is prohibited. The total emission of smoke and particulate matter shall be limited to the following:
Ringelmann Requirements: All smoke, and the emission of all other particulate matter, in quantities sufficient to produce an opacity at any point greater than Ringelmann 1 is prohibited. The only exception shall be a plume consisting entirely of condensed steam. A "Ringelmann 1 unit" is defined as twenty percent (20%) density for one minute. No more than fifteen (15) units of Ringelmann smoke shall be permitted per hour and no smoke more intense than Ringelmann 1; except, that during one hour of a twenty four (24) hour day, thirty (30) units of smoke may be emitted but no smoke more intense than Ringelmann 2. The total quantity of emitted solids shall not exceed one pound per hour, per acre of lot area, or exceed 0.2 grain per cubic foot of flue gas at a stack, temperature of five hundred degrees (500°) and fifty percent (50%) excess air, and shall not cause damage to the health of people, animals, vegetation, or other forms of property, or cause excessive soiling to any property including the buildings on the site where the emissions occur, as well as sidewalks, driveways, streets, parking or outdoor storage areas, and automobiles, vehicles, and equipment located, parked, or stored thereon. These provisions shall apply to gray smoke as well as visible smoke of any color, but with equivalent apparent opacity.
D. Odors: No odor shall be emitted by any use permitted in the L-1 District in such quantities as to be readily detectable by an average observer at any point on the boundary line of the premises or beyond.
E. Noxious Gases: Processes and operations of permitted uses capable of dispersing gases, fumes or toxic particulates into the atmosphere must be hooded or otherwise suitably enclosed, to prevent their release. The emission of noxious, unpleasant gases or other odorous matter shall not be permitted as to be offensive either within or without the facility from which they are emitted.
F. Glare And Heat: Operations producing intense light or heat shall be performed within an enclosed building and not be visible beyond any lot line bounding the property whereon the use is conducted.
G. Vibrations:
1. No uses shall be located and no equipment shall be installed in such a way as to produce intense, earthshaking vibrations which are noticeable at the property lines of the subject premises or which impact in any way upon any structure or building either on or off the site.
2. Notwithstanding anything contained herein to the contrary, no use shall exist or continue to exist which in any way violates any other ordinance of the Village, or the laws, statutes or codes of the State of Illinois or the United States or any regulatory body or agency thereof having jurisdiction. (Ord. 87-38, 12-14-1987; amd. 2009 Code)
10-7B-1: PURPOSE:
The objective of this article is to provide adequate space in suitable locations for light industrial operations of a category and classification requiring larger tracts of land than that required in the light industry district (L-1) and also for certain industrial operations which require large tracts of land and are unsuitable for location in the central business district of the village. No building shall be constructed in this district on any tract of land, regardless of its area, unless and until the tract is included in a subdivision approved pursuant to the village subdivision control ordinance. (Ord. 87-38, 12-14-1987; amd. 2009 Code)
10-7B-2: PERMITTED USES:
No building or lot shall be used within the limited light industry district (L-2) for any purpose except those permitted and special uses identified in the zoning use table at section 10-13-3 of this title. (Ord. 2010-10, 5-24-2010)
10-7B-3: CONDITIONS ON SPECIAL USES:
All special use permits in the L-2 district are subject to each of the following conditions:
A. Retail commercial operations are permitted as a special use only on tracts of land not less than five (5) acres.
B. Retail automobile sales, service and repairs, and limited used car sales operations operated in conjunction with new retail automobile dealerships, are permitted as a special use only on tracts of land of not less than seven (7) acres.
C. No yard, height, width and other requirements of the limited light industry district, excepting storage of automobiles, shall be lessened for any special use granted hereunder.
D. No special use permit shall be granted unless the parcel or tract of land is in a subdivision approved by the village containing a certificate thereon, signed and acknowledged by the owner of the land subdivided that the premises shall be subject to the regulations, conditions thereof and said regulations, restrictions and conditions shall be deemed covenants running with the land as part of a general plan of development.
E. Minimum setback whether front yard, side yard, or rear yard shall be one hundred feet (100') for that portion of a lot or tract of land abutting on U.S. Route 41. Setback as used herein includes that required as well as any setback provided in excess of one hundred feet (100'). Said setback shall remain open and unobstructed, and no storage of materials or equipment shall be permitted thereon. Parking, storage, or display of automobiles shall be strictly prohibited from said required or provided setback and no ingress or egress to or from U.S. Route 41, whether direct, indirect, temporary or permanent shall be permitted.
F. That portion of the premises adjacent or abutting upon U.S. Route 41 shall be suitably landscaped and screened.
G. Banners, other than temporary banners at new car announcement time or as approved by the architectural board of review, pennants, string lights, searchlights, outside neon signs, flashing signs, and outdoor advertising signs, other than business identification signs identifying the special use and specified by the manufacturer shall be prohibited. Lighting of the premises shall not be glaring in character and shall not cause any traffic hazard or nuisance.
H. All building, lighting and landscaping plans shall be approved by the architectural board of review before any construction is permitted.
I. Any restrictive and protective conditions set forth in subsection 10-4-2E of this title that may be deemed necessary, proper or suitable may be imposed. (Ord. 2010-10, 5-24-2010)
10-7B-4: BUILDING HEIGHT:
Height regulations in the L-2 district shall be identical to those contained in the light industry district with the exception that all rooftop structures, including those for heating, ventilating, mechanical equipment, ductwork, furnaces, condensers and fans, shall be effectively screened from view at existing or contemplated elevations. Screening shall be so designed as to be in harmony and blend with the architecture of the building. (Ord. 87-38, 12-14-1987)
10-7B-5: LOT AREA, WIDTH AND COVERAGE:
No building shall be hereafter erected on any lot having a total area of less than five (5) acres (217,800 square feet), nor less than one hundred twenty five feet (125') in width. The maximum ground area occupied by all buildings including accessory buildings shall be not more than fifty percent (50%) of the area of the lot on which a building permit has been issued. (Ord. 87-38, 12-14-1987)
10-7B-6: YARDS/SETBACKS:
A. Front Yard/Setback:
1. Definition: For the purposes of this subsection, the word "setback" is used interchangeably with the words "front yard", and is defined as the minimum horizontal distance between the street wall of the building as extended to the side lot lines of the lot and front street line.
2. Requirements:
a. There shall be a front yard having a depth of not less than one hundred feet (100') wherein there shall be no structure of any kind, open storage, or materials or equipment of any kind.
b. Except as hereinafter provided, no parking of vehicles shall be allowed in the front yard.
c. Front yard setbacks shall be provided for each side of a corner or through lot bordering on a public or private roadway.
B. Side Yards: On each side of a building or buildings, there shall be a side yard having a width of fifty feet (50') or fifteen percent (15%) of the width of the lot, whichever is greater. For purposes of this subsection, the side yard shall be designed to be an open, unoccupied space on the same lot of a building between the building and the side of the lot and extending from the rear line of the front yard to the rear lot line. No driveways or parking shall be permitted on the required side yard.
C. Rear Yard: A rear yard of thirty feet (30') or five percent (5%) of the depth of the lot, whichever is greater, shall be provided. (Ord. 87-38, 12-14-1987)
10-7B-7: LOADING:
Loading requirements shall be the same as provided in the light industry district regulations. (Ord. 87-38, 12-14-1987)
10-7B-8: PARKING:
Parking requirements shall be the same as provided in the light industry district regulations. (Ord. 87-38, 12-14-1987)
10-7B-9: PERFORMANCE STANDARDS:
Performance standards shall be the same as provided in the light industry district regulations. (Ord. 87-38, 12-14-1987)
10-7C-1: PURPOSE:
The objective of the service district (S) is to provide adequate space in appropriate locations for certain light industrial activities as defined in the light industry district regulations of this chapter and which cannot be carried on wholly within enclosed buildings, but which must fully comply with the performance standards established herein. (Ord. 87-38, 12-14-1987)
10-7C-2: PERMITTED USES:
No building or lot shall be used within the service district (S) for any purpose except those permitted and special uses identified in the zoning use table at section 10-13-3 of this title. (Ord. 2010-10, 5-24-2010)
10-7C-3: BUILDING HEIGHT:
The height regulations are the same as those in the light industry district. (Ord. 87-38, 12-14-1987)
10-7C-4: LOT AREA, WIDTH AND COVERAGE:
No building shall be hereafter erected on any lot having a total area of less than three (3) acres (130,680 square feet), nor less than two hundred feet (200') in width. The maximum ground area occupied by all buildings including accessory buildings shall be not more than fifty percent (50%) of the area of the lot on which a building permit has been issued. (Ord. 87-38, 12-14-1987)
10-7C-5: YARDS:
The front yard, side yard and rear yard setback regulations are the same as those in the light industry district. (Ord. 87-38, 12-14-1987)
10-7C-6: LOADING AND STORAGE:
A. On the same lot with every building or part thereof, erected hereafter, there shall be provided on the lot adequate space for motor vehicles and the loading thereof, in order to avoid undue interference with the public use of streets and alleys.
B. The total area of land occupied by all buildings and used for outside loading and storage of vehicles, equipment, supplies and materials shall not exceed fifty percent (50%) of the total area of the lot.
C. The height to which any materials, equipment or other objects may be stored within the storage area shall be limited to not more than twelve feet (12').
D. All areas used for outside storage and loading shall be contiguous and completely screened on all sides from outside view by the erection and maintenance of a permanent, substantial and completely opaque fence or other suitable barrier not less than eight feet (8') in height. (Ord. 87-38, 12-14-1987)
10-7C-7: PARKING:
The parking regulations are the same as those in the light industry district; except, that all spaces for parking cars of employees shall be located within the area in which storage and loading is permitted. (Ord. 87-38, 12-14-1987)
10-7C-8: PERFORMANCE STANDARDS:
Performance regulations are the same as those in the light industry district. (Ord. 87-38, 12-14-1987)
10-7D-1: PURPOSE:
The intent of this article is:
A. To promote and to protect the public health, safety, morals, comfort, convenience and the general welfare of the people by limiting the use of lands and structures owned or occupied by railroad companies as of July 23, 1962, to railroad uses or uses incidental thereto;
B. To prohibit public uses, buildings or structures which are incompatible with the character of development or the permitted uses within the railroad district;
C. To prevent the overcrowding of land and undue concentration of structures, so far as is possible and appropriate in such district, by regulating the use thereof; and
D. To conserve the taxable value of land and buildings throughout the village. (Ord. 87-38, 12-14-1987)
10-7D-2: PERMITTED USES:
No building or lot shall be used within the railroad district (R) for any purpose except those permitted and special uses identified in the zoning use table at section 10-13-3 of this title. (Ord. 2010-10, 5-24-2010)
10-7D-3: PARKING:
The parking regulations shall be identical to those contained in the light industry district, being subsection 10-7A-6B of this chapter; with the exception, that the number of spaces to be provided for railroad passenger stations shall be one space for each commuter from Lake Bluff based upon average ridership on normal business days computed on a monthly basis for the highest month in a year; and provided further, that should any other activity be located within a railroad passenger station, additional spaces shall be provided in accordance with the activity located therein, as computed under the central business district regulations of this title. (Ord. 87-38, 12-14-1987; amd. 2009 Code)