In the Zone

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What is Zoning?

Homewood's New Zoning Ordinance

What is a zoning ordinance? Just like building codes set the do’s and don’t’s for constructing a building, the zoning ordinance sets the rules for development of property. The zoning ordinances sets rules for what types of development or activities are allowed in different districts; how tall buildings can be; how much of a lot can be covered by building and hard surfaces; what landscaping is required; and establishes the procedures for requesting permits for development or business operations. Zoning regulations reflect the community’s vision for buildings, spaces, and activities within the community. By setting clear instructions and expectations the zoning ordinance helps the community’s vision come to life over time.

Homewood's Zoning Map

A zoning map uses colors to indicate different zoning districts. Each zoning district has different criteria for lot sizes, building footprint, and building heights and allows different activities, or "uses" to take place. Each district has a name and a short-hand label. For example, much of Homewood's residential neighborhoods are zoned R-2 Single Family Residences. As the name indicates, the primary building type and use are single-family homes. In contrast, the B-1 Downtown Core zoning district- the few blocks around the intersection of Martin Avenue and Ridge Road- focuses on a mix of uses to create a vibrant shopping and dining destination. The zoning map identifies what district a property is in and the zoning ordinance (the text) lays-out all the do's and don't's for each district.

Getting to Know the Zoning Districts

Meet the R-1 Zoning District

Most residential neighborhoods on the west side of Homewood are zoned R-1 Single Family Residential. These neighborhoods were developed later in the 1960-1980's. These homes, and the lots they sit on, are a little larger than the R-2 zoning district. Homes can range from just under 2,000 to over 3,000 sf. The typical lot is 60-80 feet wide and some lots are as deep as 300 feet! Some neighborhoods retain a rural quality with houses set far from the road and no sidewalks. The larger size of R-1 lots makes them a good candidate for adding an accessory dwelling unit (granny flat, coach house, in-law suite). The new zoning ordinance legalizes accessory dwelling units and provides guidelines and a review process for attached or free-standing structures.

Meet the R-2 Zoning District

If you live in a single-family house in Homewood, chances are you live in the R-2 District. The typical lot is 50 - 60 feet wide by about 150 feet deep. Most homes range from about 1,000 - 2,000 sf in size. Many subdivisions were developed in the 1950-60's, though some homes are from the 1920's and even the turn of the century! The compact lots and blocks make these neighborhoods easy to walk or bike to local destinations. Largely developed when households were less car-dependent, some neighborhoods have short driveways and have added parking pads to accommodate their modern needs. The new zoning ordinance includes rules for building a parking pad without getting a zoning variance.

Meet the R-3 Zoning District.

R-3 is the residential zoning district with the fewest lots. These properties are primarily traditional 2-flat or 3-flat buildings, mostly located along Dixie Highway north of downtown. As its name indicates, the R-3 Townhomes/Transition Zoning District is meant to provide a transition from more compact forms of housing or businesses to the less compact R-2 and R-1 districts. Live on a corner and want to fence in your side yard? The new zoning ordinance creates criteria for installing a corner lot exterior side yard fence without a zoning variance.Save

Meet the R-4 Zoning District

If you live in an apartment building in Homewood, you most likely live in the R-4 zoning district. R-4 is the only zoning district that allows multi-family (apartment) buildings. Most existing apartment buildings in Homewood were constructed in the 1970's and are located near to business districts. Apartments and townhomes provide different size and types of homes for people with different needs or at different times if their lives- from young adults starting out to retiring empty nesters, or anyone in between! With the new zoning ordinance, any new multi-family buildings will be required to provide 10% of parking spaces ready for electric-vehicle charging. The new ordinance includes criteria for designing EV charging spaces to be safe, attractive, and accessible.

Meet the B-1 Zoning District

If you've attended a special event in Homewood, you've visited the B-1 Zoning District. Comprised of only six blocks at the heart of downtown, this aptly named "Downtown Core" zoning district focuses on creating a vibrant destination for residents and visitors. To achieve that goal, the new ordinance limits many ground floor uses, prioritizing restaurants and retail. Many existing and envisioned buildings have commercial or residential space above the ground floor. Uses like doctors' offices, professional offices, and personal services are permitted in those upper stories, contributing to the energy and activity that makes a great destination. Looking for parking downtown? There are nine public parking lots throughout the downtown!

Meet the B-2 Zoning District

Outside of the six-blocks core, the B-2 Downtown Transition Zoning District comprises the rest of downtown Homewood. This area includes a vibrant mix of offices and services, shops and restaurants, apartments and single family homes. As it is named, the district transitions from the downtown core to the surrounding neighborhoods. Unique to the B-2 district is the former manufacturing and warehouse buildings along Harwood Avenue and the train tracks. Once a local center of warehousing and distribution for brands like Spornette Brushes, the buildings reflect Homewood's past and offer an opportunity for adaptive reuse to businesses compatible with the downtown location. The new zoning ordinance introduces a land use called "Artisan Manufacturing and Assembly" that allows for craft maker spaces in the B-2 zoning district.

Meet the B-3 Zoning District

Heading out to Walt's, Southgate, or Cherry Creek Plaza? These smaller-scaled shopping centers are part of the B-3 General Business District. Unlike the other business (B) zoning districts that are concentrated around Downtown or the Halsted Street corridor, the B-3 district is composed of different nodes throughout the Village. Drive along 183rd Street and you will see the different scale of the B-3 General Business District, from the Jewel Osco and former Brunswick Zone to the traditional two-story mixed-use buildings around the old Master Television. Whether small or large, these commercial centers offer local conveniences to neighboring residences, and as such it is important that they can be accessed by driving, walking, or biking. The new zoning ordinance requires new or expanding development to provide sidewalks and walkways so that no matter how you choose to travel, you can safely reach you destination.

Meet the B-4 Zoning District

The Halsted Street Corridor is the heart of the B-4 Shopping Center Zoning District, filled with destination and convenience retailers, personal and professional services, and places to eat. The Halsted Street Corridor serves residents from Homewood and attracts residents from many neighboring communities who shop here. The zoning district is a mix of shopping centers with anchor tenants and in-line shops set back from the street; outlot buildings in front of those shopping centers; and 3-story office buildings, mostly located along 175th Street. The new Zoning Ordinance incorporates the previous Halsted Street Landscape Plan, requiring more plants to beautify this high-trafficked shopping center district, as well as introducing many new requirements for landscaping around new or expanding developments.

Meet the M-1 Zoning District

Industrial businesses are an important part of a balanced local economy. Homewood's M-1 Limited Manufacturing Zoning District plays an important role in giving a home to production, distribution, and warehouse businesses. Primarily, the M-1 district stretches along 175th Street from the Canadian National (CN) headquarters to Halsted Street. The Prairie Lakes Business Park houses corporations in need of a larger footprint and high-bay space. Other notable buildings and businesses in the M-1 district include Homewood Disposal's unique colonial-style headquarters and Bretz Drive, home to local establishments like Homewood Bat and Rabid Brewing. Under the new Zoning Ordinance, new or renovated buildings are subject Design Standards. These standards apply to industrial buildings like those found in the M-1 District, as well as commercial and multi-family in other zoning districts.

Meet the M-2 Zoning District

It might be hard to find the M-2 Zoning District on the map. This "Legacy Manufacturing District" contains only one property: a sliver at the far northeast corner of Homewood that is owned by Thornton Quarry. If you were to drive by it today, this property looks like a patch of grass and woods. Just beyond that is the western edge of the quarry. This is the only place in the Village where mining operations are an allowed use, and that comes with many restrictions to protect the environment and neighboring properties. The new Zoning Ordinance includes other environmentally-minded restrictions for development, included newly updated restrictions on outdoor lighting designed to limit nuisance light and light pollution.

Meet the PL-1 Zoning District

The PL-1 Zoning District is a special district, exclusively encompassing the Izaak Walton Preserve. The district was created to support the continued maintenance, conservation, and protection of natural areas in Homewood. Izaak Walton Preserve is operated by a not-for-profit organization and hosts many community events throughout the year. Nature preserves like Izaak Walton play an important role for the environment: providing habitat for insects, birds, and small mammals; moderating temperatures; and storing carbon. Sustainability-minded homeowners and businesses are also looking to protect the environment by reducing their carbon footprint (and utility bills!) by using solar panels. The new Zoning Ordinance includes regulations for property owners interested in installing solar panels.

Introducing the PL-2 Zoning District

We've made it to the end - the PL-2 Zoning District is the last zoning classification in Homewood! When you're in Homewood, you are never too far from this zoning district- it includes all H-F parks; government properties like Village Hall, the Library, and schools; and the Ravisloe Country Club. Homewood's many public parks provide spaces to help us flourish as humans, through recreation, relaxation, and socialization. The parks also contribute to a healthy environment. Grassy areas allow stormwater to percolate into the earth and tree canopies provide habitats, lower temperatures, and cleaner air. Trees on public and private spaces are a valuable and important part of our ecosystem. That's why the new zoning ordinance introduces tree preservation requirements. Healthy, mature trees will require a permit for their removal.

New to the Zoning Ordinance

Introducing Accessory Dwelling Units

You might know them by the name coach house, granny flat, or in-law suite - whatever you call them, Homewood's new Zoning Ordinance provides guidelines for incorporating this discreet form of housing. Legally termed accessory dwelling units, or "ADU's" for short, these units can be attached to the main house or free-standing in the rear yard. ADU's are a great solution for aging-in-place and providing flexibility across different phases of life. The small unit can be an alternative to living in mom-and-dad's basement after graduation, provide a source of income to young homeowners, or keep aging parents nearby. The Zoning Ordinance provides rules on where these units can be located on a property and limits on the size, as well as requiring that the property owner live on-site.

Introducing Parking Pads

Much of Homewood was constructed at a time when households were less car-dependent. Because of this, many properties have short driveways designed for just one car. In order to park another car on their lot, homeowners can construct a "parking pad." This is an additional parking space adjacent to the driveway. Some homes that have a one car garage might locate the parking pad next to the garage. Others might locate it side-by-side with the driveway. Both are allowed by the new zoning ordinance, with a few restrictions on maximum width (10'), length (20'), and a taper to the main driveway.

Introducing Corner Lot Fences

Corner lots are inevitable- there's at least one at the end of every block! These come with pros and cons for homeowners: more light and air surrounding your house, but the functional "backyard" might actually be alongside the house. Want to screen that yard from the street with a 6' fence? Under the new zoning ordinance this is allowed without going before the Planning and Zoning Commission. Simply locate the fence 3' back from the property line and plant an assortment of shrubs, grasses, and perennials. Apply for a permit with your planting plan and the fence will be up in no time!

Introducing EV Charging Stations

Electric vehicles (EV) are the way of the future. Rather than fueling up at the gas station, drivers will plug in while running errands around town or at home overnight. To make this vision a reality, the new zoning ordinance requires EV-ready parking spaces at new or expanded parking lots for apartment buildings, mixed-use buildings, and non-residential destinations. EV-Ready means that the infrastructure is in place; all that has to happen is installing the charger itself. By laying the infrastructure during construction, the cost of installing the charger is dramatically reduced. This requirement- dovetailed with market demand for charging stations at residences, businesses, and shopping destinations- will catalyze the adoption of electric vehicles for Homewood residents and visitors.

Spotlight on Public Parking

There are nine public parking lots in downtown. Together with on-street parking, these provide hundreds of parking spaces to support the businesses and events in Downtown Homewood. It might seem hard to find a spot downtown when you are looking to be close to your destination, but this is a good problem to have! Keeping parking dispersed on the streets and tucked away in smaller lots helps to shape the small walkable blocks, sidewalks and plaza spaces, and charming buildings that make downtown a vibrant destination. Walking from a parking space to a destination can encourage spontaneous support of local businesses or the chance to run into someone you know. Want to skip the hassle and know you've got a spot when you drive downtown? Parking at Village Hall or St John Neumann's is always free and available.

IntheZone.Graphics - ArtisanManufacturing

Introducing Artisan Manufacturing

When a building is renovated for a new use, different from its initial purpose, this is called 'adaptive reuse'. A few examples in Homewood are Climb On and Aurelio's (formerly industrial buildings) and the Homewood Science Center (formerly a funeral home). Most commonly adapt reuse occurs in old manufacturing or warehouse buildings converted to offices, apartments, or artist's lofts- a combination of workshop for making and selling goods and living quarters. The new zoning ordinance allows for this type of creative reuse of old buildings, adding a new land use called "Artisan Manufacturing and Assembly." This new use can include a small live/work residential unit, or operate only as the maker-sales space. Thinking specifically of the industrial buildings between Harwood Avenue and the train tracks, the new zoning ordinance encourages craft entrepreneurs to locate in the downtown transition district.

Introducing Sidewalk Requirements

One of Homewood's great assets is its walkability. Lifelong residents and newcomers celebrate the convenience of Homewood's compact scale and network of sidewalks. The new Zoning Ordinance builds on this success by requiring all new and expanding developments to provide sidewalks and walkways. Sidewalks parallel the street, connecting one property to another. Walkways are internal to a property and connect the sidewalk or parking lot to building entrances. Clear requirements for these pathways ensure safe connections to Homewood's great destinations whether you arrive by driving, walking, or biking. State and federal requirements ensure that sidewalks and walkways accommodate users of all abilities, walking or rolling.

Introducing Landscape Requirements

The new Zoning Ordinance introduces a robust section of landscape requirements. This reflects contemporary good planning practices and the concerns of community members advocating for open space and the environment. The requirements include four different zones: building foundation; parking lot perimeter; parking lot interior; and transition buffers. Each zone has unique requirements for shade trees, shrubs, grasses, and perennials. The different zones will help to screen less desirable views, beautify the public realm, and provide transitions from street to building or divergent uses. The new regulations require the use of native, drought tolerant plants helping to manage stormwater, provide insect and animal habitat, and foster a healthy ecosystem overall.

Introducing Design Standards

The new Zoning Ordinance will require new buildings, exterior renovations, and expansions to follow new regulations to ensure high-quality, long-lasting, and attractive buildings in the Village. The Design Standards address three areas: exterior building materials, transparency, and façade articulation. The ordinance requires greater quantities of high-quality building materials, like brick and stone, on street-facing facades and allows more economical materials elsewhere. Ground floor businesses will be required to provide minimum levels of visibility into their spaces, the quantity determined by the zoning district. This will enhance public safety and the experience for patrons and employees of the spaces. Lastly, large buildings will be required to provide articulation, meaning a recess or projection of the building, architectural features, or changes in materials to relate the building to the human scale.

Introducing Outdoor Lighting Limits

Homewood has long had restrictions on exterior lighting on private properties, but the new Zoning Ordinance updated the restrictions to reflect the widespread adoption of LED lights and consider the environmental impacts of lighting. The ordinance requires fixtures to be full cutoff (casting light downward) and establishes a maximum height for pole-mounted lights and BUG ratings based on zoning district. BUG stands for Backlight, Uplight, and Glare, which are ways that light can be a nuisance and should be restricted. These regulations apply to private property (not streets) and are enforced with new development or changes to existing light fixtures.

Introducing Solar Panels

Solar panels are an effective way for homeowners and businesses to reduce their carbon footprint and utility bills. The new Zoning Ordinance provides guidelines for installing solar panels, whether on the roof, on the ground, or on a canopy over parking spaces. These guidelines ensure that solar panels are installed in a way that minimizes their visual impact while allowing them to optimize performance. In addition to the most common installation- on rooftops- the Zoning Ordinance outlines requirements for small (< 1 acre) ground-mounted solar installations allowed in any district, and for 1-5 acre installations as a special use in the M-1 Limited Manufacturing District. These provisions look to the future and a conscientious, sustainable Homewood.

Introducing Tree Preservation

Did you know that Homewood is a Level 1 Accredited Arboretum and recognized as a Tree City USA? Tree preservation requirements, applying to both public and private property, help meet the criteria for these designations, and contribute to cooler temperatures, cleaner air, less stormwater flooding, and higher property values. You might not realize it, but that big old tree on your property is very valuable! That's why the Village now requires a permit to remove trees larger than 12" around (measured at 4.5 feet above the ground). Ideally, these trees can be preserved. But sometimes that's just not possible. In that case, removing a tree will require replacement trees planted on the same property, or cash-in-lieu for the Village to plant more trees. If you have a tree that is diseased, dying, or a potential hazard, you should still request a permit, but no replacement is necessary. Getting a permit is free!

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