Riverside City Zoning Code

CHAPTER 4

RESIDENTIAL DISTRICTS

10-4-1: PURPOSE AND INTENT:

(A) R1-AA Single-Family Residence District: The purpose and intent of the R1-AA single-family residence district is to preserve the lowest density single-family residential areas in the village with lots that are at least ten thousand five hundred (10,500) square feet in area. The R1-AA district also provides for limited institutional uses and those uses compatible with surrounding single-family residential neighborhoods.

(B) R1-A Single-Family Residence District: The purpose and intent of the R1-A single-family residence district is to preserve single-family residential areas in the village with lots that are at least seven thousand (7,000) square feet in area. The R1-A district also provides for limited institutional uses and those uses compatible with surrounding single-family residential neighborhoods.

(C) R2 Single- And Two-Family Residence District: The purpose and intent of the R2 single- and two-family residence district is to accommodate mixed single- and two-family residential areas in the village with lots that are at least five thousand (5,000) square feet in area. The R2 district also provides for limited institutional uses and those uses compatible with surrounding residential neighborhoods.

(D) R3 Mixed Residence District: The purpose and intent of the R3 mixed residence district is to accommodate limited areas with a mix of multiple-family, townhouse, single-family and two-family residential development. The R3 district also provides for limited institutional uses and those uses compatible with surrounding residential neighborhoods.

(E) R4 Mixed Office Residence District: The purpose and intent of the R4 mixed office residence district is to accommodate limited areas with a mix of small scale office, multiple-family, townhouse, single-family and two-family residential development. The R4 district also provides for limited institutional uses and those uses compatible with surrounding mixed residential neighborhoods. (Ord. 2550, 12-19-2005)

10-4-2: USES:

(A) Purpose And Intent: The purpose and intent of these use regulations is to preserve residential neighborhoods by permitting only compatible institutional and nonresidential uses that will not negatively impact the character of the residential districts, as well as provide for a walkable environment with access to transit.

(B) Use Table: Table 2, “Residential Districts Permitted Uses”, of this chapter lists permitted and special uses for the residential districts. (Ord. 2550, 12-19-2005; amd. Ord. 4040, 2-2-2023)

10-4-3: BULK REQUIREMENTS:

(A) Purpose And Intent: The purpose and intent of the bulk requirements is to ensure that buildings are appropriately located on a site, and of a size and scale that is compatible with the existing size and scale of buildings in residential neighborhoods.

(B) Bulk Table: Table 3, "Residential Districts Bulk Requirements", of this chapter contains the bulk and yard requirements for the residential districts.

(C) Building Height Setback Plane: In addition to the general height restrictions in table 3 of this chapter, all buildings on any lot within the R1-AA, R1-A or R2 district shall be subject to, and shall comply with, the following building height setback plane restrictions. (See figure 1, "Building Height Setback Plane", of this section.)

1. No portion of a building on an R1-AA district lot shall intersect the planes that begin at a point seventeen and one-half feet (17.5') above grade on the side lot line and run at a forty five degree (45°) angle toward the interior of the lot until they reach the maximum building height permitted. Since a corner lot is defined by two (2) street lot lines, the setback plane shall be defined between the side lot line and the street lot line of the longer lot width that is opposite the side lot line.

2. No portion of a building on an R1-A or R2 district lot shall intersect the planes that begin at a point twenty feet (20') above grade in the R1-A and R2 districts on the side lot line and run at a forty five degree (45°) angle toward the interior of the lot until they reach the maximum building height permitted. Since a corner lot is defined by two (2) street lot lines, the setback plane shall be defined between the side lot line and the street lot line of the longer lot width that is opposite the side lot line.

3. Dormers and gable ends may extend into and through the height setback plane, but must comply with the building height restrictions of this section.

Figure 1:
Building Height Setback Plane:

Note:

1. For reference, building height is measured from the top of the foundation of an existing building at the center point of the front door, or from a point 3 feet above existing grade at the center point of the front door, whichever is lower, to the highest point of a flat roof or parapet, to the deck line of a mansard roof, and to the mean point between the eaves and the ridge of a gable, hip or gambrel roof. Additional information on building height measurement, including measurement for lots without an existing building, can be found in the definition of "building height" in chapter 11, "Definitions", of this zoning ordinance. Note that in figure 1, the heights indicated (38 feet in R1-AA and R1-A, 35 feet in the R2) indicate height to the peak of a pitched roof.

(D) Method For Measuring Street Yards: (See figure 2, "Measuring Street Yards", of this subsection.)

1. Purpose And Intent: The variability of residential setbacks from streets is identified as a noteworthy historic characteristic of Riverside and a valuable aspect of the Village's status as a National Register Historic Landscape District. Therefore, the Village desires to maintain this variability and not allow it to be diminished over time, as new construction and additions to existing homes are proposed. Therefore, any yard abutting a street is defined as the "street yard".

2. Minimum Street Yard: The minimum street yard on each lot shall be the narrowest dimension as measured from a point on the street lot line to the principal building, as determined by the foundation of said building, which shall not include porches (enclosed or unenclosed) or stoops. On corner or irregularly shaped lots, there will be a minimum street yard for each street. The minimum street yard shall be measured from each street lot line to the closest point of the foundation of the principal building, which shall not include porches (enclosed or unenclosed) or stoops, adjacent to such street. The street yard dimension shall be established through a plat of survey or, where a plat of survey is not available, in one of the following manners as applicable:

(a) WPA Survey: The street yard dimension shall be the closest dimension indicated on the Works Progress Administration (WPA) House Setback Survey, as surveyed between 1936 and 1953. This survey is available from the Village Building Department or where the WPA House Setback Survey does not indicate a street yard dimension, as defined herein, or the dimension indicated on the WPA House Setback Survey is not current or considered accurate by either the Village or the property owner, the street yard dimension may be identified on a new plat of survey, prepared by a surveyor, licensed by the State of Illinois. The expense of the new survey shall be borne by the property owner.

(b) Demolished Structure: When a structure within the residential districts is demolished, the demolition permit shall indicate the dimension of the street yard before demolition. If there is no survey showing the demolished structure and there is no street yard dimension indicated on the WPA map, the street yard shall be that which is indicated on the demolition permit as the prior structure's street yard dimension.

(c) Vacant Lot: In the event of a vacant lot where no street yard dimension is indicated on the WPA map and, because the vacancy is not a result of the circumstances described in subsection (D)2(b) of this section, there is no existing home to survey to establish a street yard dimension as required in subsection (D)2(a) of this section, the minimum required street yard shall be the average depth of street yards already established along that particular block.

(d) Exceptions:

(1) In cases where the street yard, as established, is set back from the street lot line so that the rear yard requirement is not met, the street yard requirement may be reduced to accommodate the required rear yard, provided that the permitted building coverage and impervious surface requirements for the zoning district are not violated.

(2) In cases where maintaining the existing building line along the street frontage and meeting the required side and rear yard requirements, as set forth in this section, shall result in a building coverage on the lot that is less than the thirty percent (30%) permitted, the Building Department shall review the proposed building or addition and allow for a reduced street yard to permit the lot to meet the maximum building coverage, provided all other yard and coverage requirements are met.

(3) Existing eaves may encroach into the required street yard, and may be restored, reconstructed or replaced in a required street yard to their existing measurement.

(4) Existing porches may encroach into a required street yard in front of the foundation of the principal building, and may be restored, reconstructed or replaced in a required street yard in conformance with section 10-7-3 of this zoning ordinance.

Figure 2
Measuring Street Yards

(E) Method For Measuring Rear Yards: (See figure 3, "Measuring Rear Yards", of this subsection.)

1. In all cases, the dimension of the minimum rear yard shall be twenty five percent (25%) of lot depth. This dimension shall be determined by measuring from the deepest point of the rear lot line to the street lot line.

2. On an interior lot, the rear yard shall be measured from that lot line that is most distant from, and parallel to, the street lot line.

3. On a pie shaped or irregularly shaped lot, the rear yard shall be measured from a chord that is a minimum of ten feet (10') in length and parallel to the narrowest street lot line.

4. Corner lots shall have only one (1) rear yard. This rear yard shall be opposite the narrowest street lot line.

Figure 3
Measuring Rear Yards

(F) Method For Measuring Side Yards: (See figure 4, "Measuring Side Yards", of this subsection.)

1. Each required side yard shall be a minimum width equal to, or greater than, ten percent (10%) of the lot width, as measured at the widest point of the lot, or five feet (5'), whichever is greater.

2. On a corner lot, the side yard shall be opposite the longer street line. A lot line separating a lot from a street is considered a street lot line.

Figure 4
Measuring Side Yards

(G) Prohibited Building Materials Within Residential Districts: Except for Village - owned buildings used for public services east of Gladstone Avenue north of 39th Street and south of the Des Plaines River, the following building materials shall be prohibited as the predominant surface finish material in the construction of new residential buildings and related accessory structures within the residential districts. However, such materials may be used as part of decorative or detail elements, or as part of the exterior construction that is not used as a surface finish material.

1. Standard concrete masonry units (CMU).

2. King size or jumbo brick.

3. Exposed aggregate (rough finish) concrete wall panels.

4. Plywood, composite plywood or masonite sidings (T-111).

5. Plastic.

6. Mirrored glass.

7. Metal wall panels.

8. Exterior insulation finish systems (EIFS) (e.g., "Dryvit") on the ground floor of any building; upper story use is discouraged.

9. Stuccato boards.

10. Fiber cement panel sheeting materials.

11. Aluminum, steel or other metal sidings, other than metal tile or shingle roofing or metal standing seam roofing which are permitted.

(H) Exception To Yard Location For Townhouse And Multi-Family Development In R-3 And R-4 Districts:

1. In the case of a townhouse or multi-family development in the R3 or R4 District located on a corner lot, the street lot line used to determine the location of the rear yard shall be the longer street lot line only if the development is designed with the majority of the front facade of the development facing the longer street lot line. In such case, the interior side lot line shall be that opposite the shorter street lot line. (See figure 4A of this section.)

2. To determine the required dimensions of the rear yard and interior side yard, "lot depth" for the rear yard shall be measured from the longer street lot line to the rear lot line, and "lot width" shall be measured from the shorter street lot line to the interior side lot line. (See figure 4A of this section.)

3. Street yards shall be as required by this section.

4. However, to determine compliance with the minimum lot width and lot frontage requirements of the district, as required by section 10-4-5, table 3, "Residential Districts Bulk Requirements", of this chapter in which the lot is located, the shortest street frontage of the lot shall be used, in accordance with the measurement methods established for lot frontage and lot width by this section.

Figure 4A
Measuring Interior Side Yards

(Ord. 2944, 2-2-2017; amd. Ord. 2550, 12-19-2005; Ord. 2593, 11-20-2006; Ord. 2959, 7-20-2017; Ord. 4041, 2-2-2023; Ord. 4149, 8-21-2025)

10-4-4: GENERAL STANDARDS OF APPLICABILITY:

(A) Accessory Structures And Uses: See section 10-7-3, "Accessory Structures And Uses", of this zoning ordinance for standards covering accessory buildings, structures and uses.

(B) Landscaping And Screening: See chapter 9, "Landscaping And Screening", of this zoning ordinance and title 8, chapter 5 of the Municipal Code for standards governing landscaping and screening.

(C) Off Street Parking: See chapter 8, "Off Street Parking", of this zoning ordinance for standards governing off street parking.

(D) Permitted Encroachments: See section 10-7-4, "Permitted Encroachments", of this zoning ordinance for standards governing encroachments.

(E) Temporary Uses: See section 10-6-3, "Temporary Uses", of this zoning ordinance for standards governing temporary uses. (Ord. 2550, 12-19-2005)

10-4-5: RESIDENTIAL DISTRICTS - USE AND BULK REQUIREMENT TABLES:

TABLE 2
RESIDENTIAL DISTRICTS PERMITTED USES

P = Permitted use S = Special use Blank or Not Listed = Not Permitted

	Residential Zoning Districts
Use	R1-AA	R1-A	R2	R3	R4	Use Standards
Residential uses:
Assisted living facility			S	S	S
Bed and breakfast establishment	S	S	S	S	S	See title 3, chapter 25 of the Municipal Code
Coach house dwelling unit	P1	P1	P1	P1	P1
Community residence, large (more than 8 residents)				P	P	See subsection 10-6-2(A)
Community residence, small (8 or fewer residents)	P	P	P	P	P	See subsection 10-6-2(A)
Daycare home, child or adult, large (more than 8 children or adults)	S	S	S	S	S	See subsection 10-6-2(B)
Daycare home, child or adult, small (8 or fewer children or adults)	P	P	P	P	P	See subsection 10-6-2(B)
Dwelling, multiple-family				P	P	See subsection 10-6-2(H)
Dwelling, single-family	P	P	P	P	P
Dwelling, townhouse			S	P,S2	P,S2	See subsection 10-6-2(H)
Dwelling, two-family			P	P	P
Home occupation	P	P	P	P	P	See subsection 10-6-2(D)
Independent living	S	S	S	S	S
Cultural, government, religious, and recreation uses:
Government office, Post Office, fire, police and other public services	S	S	S	S	S
Park/playground, public	P	P	P	P	P
Place of assembly	S	S	S	S	S
Recreation, indoor and outdoor	S	S	S	S	S
School, public or private	S	S	S	S	S
Retail, service and transportation uses:
Daycare center, child or adult	S	S	S	S	P	See subsection 10-6-2(B)
Funeral home					S
Office					P
Other:
Attached wireless telecommunication facility (antenna)	S	S	S	S	S	See subsection 10-6-2(I)
Cemetery	S	S	S	S	S
Electric vehicle charging station	P	P	P	P	P	See subsection 10-8-10
Off street parking, accessory to a use in B District	S	S	S	S	S	See subsection 10-6-2(E)
Off street parking, accessory to a use in R District	P	P	P	P	P	See subsection 10-6-2(E)
Planned Unit Developments	S	S	S	S	S	See chapter 10-13
Small wireless facilities3	S	S	S	S	S	See title 8, chapter 14 of the Municipal Code
Solar energy systems on front or corner building facades	S	S	S	S	S	See subsection 10-7-6(I)
Utility, public or private	P	P	P	P	P
Wireless support structure for small wireless facilities3	S	S	S	S	S	See title 8, chapter 14 of the Municipal Code
Wireless telecommunications support structure (tower)	S	S	S	S	S	See subsection 10-6-2(I)

Notes:

1. Coach house dwelling units are only permitted in those coach houses that are designated historic landmarks in accordance with title 11, chapter 1 of the Municipal Code.

2. Townhouses with garages that face the side or rear of a lot shall be permitted uses and townhouses with garages that face the street shall be special uses. All townhouses are subject to the use standards of subsection 10-6-2(H) of this Zoning Ordinance.

3. Small wireless facilities and associated wireless support structures for small wireless facilities, as defined in section 8-14-3, "Definitions", of the Municipal Code, are permitted uses in the right-of-way in all zoning districts within the Village, as required by the Small Wireless Facility Deployment Act (PA 100-585), so long as the requirements of title 8, chapter 14 of the Municipal Code and other applicable codes, regulations and design standards are met.

(Ord. 2550, 12-19-2005; amd. Ord. 2797, 5-21-2012; Ord. 2829, 11-7-2013; Ord. 2918, 8-18-2016; Ord. 3002, 10-18-2018; Ord. 3004, 11-15-2018; Ord. 3061, 6-18-2020; Ord. 4042, 2-2-2023)

TABLE 3
RESIDENTIAL DISTRICTS BULK REQUIREMENTS

ft = feet sf = square feet

	ZONING DISTRICTS
	R1-AA	R1-A	R2	R3	R4
Minimum lot area	10,500 sf	7,000 sf	5,000 sf	5,000 sf for single- and two-family residential dwellings; 2,200 sf per dwelling unit for townhouses and multiple-family dwellings	5,000 sf for single- and two-family residential dwellings; 2,200 sf per dwelling unit for townhouses and multiple-family dwellings
Minimum lot width	Minimum lot frontage of 75 ft4, with a minimum average lot width of 66 ft	Minimum lot frontage of 50 ft4, with a minimum average lot width of 44 ft	Minimum lot frontage of 50 ft4, with a minimum average lot width of 44 ft	Minimum lot frontage of 50 ft4, with a minimum average lot width of 44 ft	Minimum lot frontage of 50 ft4, with a minimum average lot width of 44 ft
Minimum dwelling unit size	n/a	n/a	n/a	1 bedroom: 900 sf 2 bedrooms: 1,300 sf 3 bedrooms or more: 1,800 sf
Maximum building coverage1, 5	30%			Interior lots: 30% Corner lots: 35%
Maximum impervious surface1	45%	50%	60%	65%	65%
Minimum building height 2,3	n/a	n/a	n/a	24 ft as measured in accordance with the definition of “building height”	24 ft as measured in accordance with the definition of “building height”
Maximum building height2,3	32 ft or 3 stories, as measured in accordance with the definition for "building height"; the height to the peak of a pitched roof shall not exceed 38 ft Buildings must comply with the building height setback plane requirements of this chapter		30 ft or 21/2 stories, as measured in accordance with the definition for "building height"; the height to the peak of a pitched roof shall not exceed 35 ft Buildings must comply with the building height setback plane requirements of this chapter	48 ft or 4 stories, as measured in accordance with the definition for “building height”; the height to the peak of a pitched roof shall not exceed 50 ft
Street yard	The narrowest dimension as measured from the street lot line to the foundation of the principal building as established pursuant to subsection 10-4-3(D) of this chapter
Side yard	10% of the lot width, at the widest point on the lot, or 5 ft, whichever is greater
Rear yard	25% of lot depth

Notes:

1. At the time a building permit is requested, a property owner shall be required to submit a survey prepared by a licensed surveyor that indicates the lot area that is occupied by all buildings, structures and paved surfaces, in order to enable the Village to determine the proposed building coverage and impervious surface. This survey shall be accompanied by the proposed percentage of both "building coverage" and "impervious surface", as defined by this Zoning Ordinance.

2. An appurtenance within the Residential Districts must meet building height with the exception of a tower. A special use permit is required for a tower that exceeds the permitted building height in the Residential Districts.

3. Those structures in the Residential Districts (R1-AA, R1-A, R2, R3 and R4) that fall short of or exceed the height minimum or maximum limitations, respectively, of this chapter and this table, as of the date of adoption hereof, shall be deemed to be conforming in terms of height. Any additions or enlargements to such structures shall be in conformance with the requirements of this chapter.

4. Existing lots of record indicated on the WPA map as meeting the required lot frontage for the district in which they are located, but do not meet such requirement when surveyed, shall be deemed conforming if they are within 2 inches of the required lot frontage for that district. Those existing lots of record indicated on the WPA map that have a lot frontage dimension within 2 inches of the required lot frontage for that district shall also be deemed conforming. All new lots created through subdivision must meet the lot frontage and lot width requirements. However, when the lot frontage of an existing lot of record indicated on the WPA map is sufficient to subdivide the lot into 2 or more conforming lots, in compliance with the regulations of the district in which they are located, but such lot of record does not meet the lot frontage requirement when surveyed, such lot may be subdivided as evenly as possible between the new lots and the lot frontage of each new lot must be within 2 inches of the required lot frontage. Such new lots, so long as they meet these requirements, shall be deemed conforming.

5. See Section 10-7-3(A)8 for Residential Garage Bonus Building Coverage standards.

(Ord. 2580, 9-18-2006; amd. Ord. 2635, 7-17-2007; Ord. 2944, 2-2-2017; Ord. 4040, 2-2-2023; Ord. 4134, 3-20-2025)