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DEMONSTRATION PROJECTS, SPECIFICALLY ALLOWING “CLUSTER HOUSING”
WHEREAS, Madison County, Illinois has the authority to adopt an interim zoning
ordinance/district pursuant to (IL PL XXX ?)
WHEREAS, the Madison County Board through its Zoning Board of Appeals and the Planning
and Development Committee have determined the need to establish an interim zoning district to
regulate innovative housing demonstration projects; and
WHEREAS, pursuant to (IL PL XXX ?), a public hearing on the establishment of the interim
zoning district was held prior to the adoption of this ordinance.
NOW, THEREFORE, The County Board of Madison County, Illinois do ordain as follows:
PART I
Section I. The Madison County Board makes the following findings:
a. The purpose of the interim zoning ordinance/district is to allow development of a
limited number of projects that demonstrate housing choices not currently
available within Madison County/Pin Oak Township/ The Silver Creek Project
Area.
b. The innovative housing forms that will be in all (Residential, and Ag ? ) zones
under this ordinance are cottages, bungalows, defined as “compact” single family
homes, duplexes and triplexes designed to appear like single family homes.
Maximum unit sizes and number of units to be allowed in lieu of each traditional
single family home (equivalent units) for each of these housing forms are
identified herein.
c. The goals of establishing an Innovative Housing Zoning District are to:
i. Increase the housing supply and the choice of housing forms available
in the community through projects which are compatible with existing
single family (“traditional”) developments; and
ii. Promote housing affordability by encouraging smaller homes.
d. Madison County is currently implementing a work plan to develop zoning code
amendments that will specifically address innovative housing projects; and
e. Until permanent ordinances regarding innovative housing projects can be
implemented, there is a need to allow regulated innovative housing projects.
Section 2.0 Permitting Process
a. Madison County shall utilize the permitting process as outlined in the
(Madison County Planning and Development Department Building Permit
Information booklet as last revised on September 14th of 2007.) When
considering an Innovative Housing Demonstration Project the required
public notice shall be sent out to all residents within (X feet ) of any
boundary of the subject property. In addition, a neighborhood meeting,
following guidelines established by the Planning and Development
Department, including attendance by county staff, shall be required to
application submittal.
b. In addition to complying with the approval criteria as stated in Section XXX
of the Madison County Zoning Code, the applicant must demonstrate that:
i. The impacts of the proposed development will be no greater
than the traditional development that could be constructed
on the property.
ii. The proposal is not larger in scale and is compatible with
surrounding development with respect to the size of the
units , building heights, roof forms, building set ‐backs,
number of parking spaces, their location, screening of the
parking area, parking access, ingress‐egress, and lot
coverage.
iii. The proposal provides elements that contribute to the sense
of community within the development by including
elements such as front entry porches, common open space,
and common buildings.
iv. Any proposed modifications to the requirements of the
Madison County Zoning Code, other than those specifically
described herein that are that are deemed to be important
to the success of any proposed Innovative Housing project.
c. In order to meet the goals of the innovative housing demonstration
program, there is a need for some flexibility in some normally applicable
regulations and requirements. Alternate standards contained in the
tables herein shall govern for innovative housing demonstrative projects
where the design conflicts with the Madison County zoning code. All
other regulations and requirements will continue to apply, i.e. the (2003
I.R.C.).
i. The minimum lot size restriction of not more than one
dwelling per lot, maximum Floor Area Ratio found and the
minimum number of required parking spaces found in the
Madison County Zoning Ordinance Section XXX shall be
replaced with the standards from the applicable tables as
described herein.
ii. The vehicular access standards of the Madison County
Zoning Ordinance ( Section XX‐ XXX) shall be determined on
the number of single family units that the equivalent
innovative housing units are replacing.
iii. The density limitations identified in the (XXX ) of the
Madison County Zoning Ordinance shall be determined to
have been met as long as the proposed project does not
exceed the equivalent unit calculation identified in (Sections
3 & 4 of this ordinance or the tables contained herein.)
iv. Application fees for the building permit review of the
proposed project shall be based on the number of single
family units that the equivalent innovative housing units are
replacing.
v. Impact fees for the proposed project shall be assessed
at rates for multi‐family dwelling units.
d. The approval of an innovative housing demonstration project does not
constitute the approval of a subdivision, a short plat, or a binding site
plan.
Section 3. Table (s) sets forth parameters application to innovative housing demonstration
project applications.
PARAMETERS:
Housing Types/Forms * Cottages
• Compact Single‐Family Homes,
• Duplexes or
• Triplexes designed to appear like a single family home (as
a part of a development that contains at least one other
housing type/form, which may include “traditional” single
family homes,
• or a combination of the above mentioned types
Unit Size Limits * Cottages = 1,000 S.F. maximum gross floor area
• Compact Single Family = 1,500 S.F. maximum gross floor
area
• Duplexes & Triplexes = 1,200 S.F. maximum gross floor
area per unit, total gross floor area for the structure,
• (including garages) not to exceed 40% of the minimum lot
size in the zone in which the project is proposed or the
actual lot size, whichever is less
• A covenant restricting any increases in size of the units
after initial construction shall be recorded against the
property.
Equivalent Units * Cottages = 2 per each single‐family unit that could be built
on the property
• Compact S.F. = 1.5 per each single‐family unit that could
be built on the property
Locations * County wide, (or only in Pin Oak Township) , but not more
than 1,500 feet of another innovative housing
demonstration project
• Not more than two innovative housing development
projects in a subdivision or recognized “neighborhood.”
Number of Developments * Up to five, with no more than two projects demonstrating
the same single housing type
Public Notice * Neighborhood meeting, including Madison County Planning
and Development staff attendance, required prior to
application
• Normal publishing and posting after application is received
• Mailing of notices to adjacent residents and property
owner’s within 500 feet of the proposed development,
after application is received
Access Requirements * Determine flexibility for road widths, public vs. private, and
turn‐around requirements with input from County Building
Inspection staff
Development Size * Minimum of 4 units, maximum of 24 units
• Cottages have a maximum of 12 units per cluster
Parking Requirements * 1 stall per unit for units under 700 S.F.
• 1.5 stalls per unit for units 700‐1000 S.F.
• 2.0 stalls per unit for units over 1000 S.F.
Ownership Structure * Subdivision/HOA
• Condominium
• Single Ownership, (rental)
Section 4. This table sets forth additional parameters that supplement the parameters
in Section #3 and are applicable to any cottage proposed to be a part of any innovative
housing demonstration project.
Additional Parameters: COTTAGES
Front Setbacks * 20’ minimum
Other Setbacks * 5’ minimum from all property lines other than the front
property line
• The average setback of all structures along any property
line other than the front property line shall be 10’
Distances between Structures
• 10’ minimum
Lot Coverage (ALL, impervious surfaces)
• 50% maximum
Common Open Space * 400 S.F. minimum per cottage
• Cottages shall abut on at least two sides
• (Open Space) Shall abut at least 50% of the cottages in the
development and those units must be oriented to have
their main entry from the common open space
• All cottages shall be within 60’ of the Common Open Space
Private Open Space * 300 min. S.F. per cottage
• Shall be adjacent to each cottage and be for the exclusive
use of the residents of that cottage
• Shall be one contiguous usable space with a min. 10’
dimension on all sides
• Shall be oriented to the Common Open Space as much as
feasible
Attached Covered Porches
• Shall consist of 80 S.F. min. per cottage
• Shall have a min. dimension of 8’ on all sides
Height * 18’ max. for all structures, except for cottages with a min.
roof slope of 6:12, which shall be limited to 25’ max.
Floor Area Limitations
• 1,000 S.F. max. gross floor area
• 800 S.F. max. main floor area
• A min. of 40% and no more than 50% of the cottages in a
cluster shall have a main floor area of 700 S.F. of less
Exceptions to the Floor Area Limitations:
• Attached porches up to 200 S.F. in size
• Spaces with a ceiling height of 6’ or less measured to the
exterior walls, such as in a second floor area under the
slope of the roof
• Unheated storage space, located under the main floor of
the cottage(s) i.e. basements, crawlspaces
• Architectural projections, such as bay windows, fireplaces,
or utility closets no more than 18” in depth and 6’ in width
• Detached garages and car ports
Parking * Shall be provided on the subject property
• Shall be screened from public streets and adjacent
residential uses by landscaping or architectural screening
• Shall be located in the front yard setbacks, except on a
corner lot where it shall not be located in the front yard
between the entrance to any cottage and the front
property line
• Shall not be located within 40’ of a public street, except in
a single loaded configuration, where the stalls lie parallel
to the street
• May be located between or adjacent to structures if it is
located toward the rear of the structure, and it is served
by a driveway or alley
• All parking structures hall have a pitched roof design with
a min. slope of 4:12
Community Buildings
• Shall be clearly incidental in use and size to the cottages
• Shall be commonly owned by the residents of the cottages
Accessory/Ancillary Dwellings
• (Shall/ or Shall not) be allowed as part of a cottage
development
Section 5 Sections 1‐5 of this ordinance shall constitute Part I of this
ordinance. Part I of this ordinance shall be in effect as an interim Zoning
Ordinance on (MO/DAY/YR) and shall be in effect for ( X, MO’s ) or until,
(MO/DAY/YR) and thereafter may be renewed for one or more (X MO’s_
period(s) if a subsequent public hearing is held and findings of fact are made
prior to each renewal.
Part II
Section 6 Madison County shall use a competitive selection process to
determine which proposals will be allowed to apply for a (SUP/PUD) (or both) as an Innovative
Housing Demonstration Project. Madison County may approve up to five Innovative Housing
Demonstration Projects, with no more than two projects demonstrating the same single housing
type. Applications to be a part of the Innovative Housing Demonstration Program must be submitted
by (MO/DAY/YR) on forms to be provided by the Madison County Planning and Development
Department. The Planning and Development Committee will determine which proposal(s) will be
allowed to move forward under this ordinance by the following criteria:
a. Consistency with the intent of the goal of providing innovative housing
and increased housing choice (specifically, demonstrating those
housing types/styles, as outlined in this ordinance), compatibility with
existing/surrounding, and improving housing affordability.
b. Not more than two innovative housing proposals shall be allowed per
neighborhood, and proposals must be at least 1,500’ feet from any
other innovative housing proposal(s) under this ordinance.
The decision(s) of the Madison County Planning and Development Committee and of the Madison
County Board with respect to any application for an Innovative Housing Demonstration Project shall
be the final decision of the county.
Section 7 Sections six and seven of this ordinance shall constitute Part II of this
ordinance. Part II of this ordinance shall go into effect on (MO/DAY/YR). The text of Part I shall
inform the process established by Part II, even if Part I has yet to go into effect as an interim zoning
ordinance.
Section 8 If any provision of this ordinance or its application to any person or
circumstance is held invalid, the remainder of the ordinance, or the application of the provision to
other persons or circumstances is not affected.
Section 9 This ordinance shall be in force and effect five days after its passage by the
Madison County Board and any public notice/publication as required by law; provided that Part I of
this ordinance shall go into effect as an interim zoning ordinance on or by (MO/DAY/YR) as set forth in
Section 5.
Passed by a majority vote of the Madison County Board in an open session this _______ day of
______________, 2008‐09.
________________________________________
County Board Chair, Honorable, Alan Dunstan
Attest to by:
Madison County Clerk, Mark Von Nida
Approved as to Form:
Madison County States’ Attorney