Elmhurst |
Code of Ordinances |
Chapter 24. BUILDING CODE |
Article II. Building and Construction Requirements |
§ 24.12. Architectural design and anti-monotony standards.
(a)
Purpose. Whereas it is universally recognized that many neighborhoods in urban areas have deteriorated in the past by reason of poor planning and indiscriminate and unregulated building, and by the progressive erection of inferior and unsuitable buildings in such neighborhoods, and whereas such deterioration has been invariably accompanied by a drastic reduction in property values and by a deterioration in conditions of health, sanitation and safety in such neighborhoods, and for the purpose of preventing such deterioration and preserving for the owners and residents of property within the City the property values now existent and to secure the beneficial interest and purpose thereof, which are the preservation and improvement of the existing standards of public health, welfare, sanitation and safety within the City, the following provisions are enacted.
(b)
General Requirements and Standards. All new buildings shall be of an architectural design suitable for a good suburban community. No permit shall be issued for any new building, or for an improvement to an existing building which is of such architectural design that the same is manifestly inferior or so radically different as to impair marketability or property values of existing buildings in the same immediate vicinity. Buildings shall have the same material or architecturally harmonious materials used for all street facing walls.
(c)
Anti-monotony Requirement and Standards. The purpose of these anti-monotony standards is to assist architects, builders and staff in creating a varied design and shape of residential structures so as to avoid the appearance of adjacent single-family residences being identical. Consistent with the standards and criteria of this Section, newly-constructed single-family detached residences may not be located next to, across the street from or cater-corner from another such newly-constructed or existing residential structure which has the same front elevation or the same configuration of building materials or the same colors facing the public street. Single-family residences located adjacent to each other shall be varied in design and shape so as to be "not identical."
The Chief Building Official shall be responsible for the administration of this Section as part of the building permit review process. To aid the Chief Building Official, other staff and applicants in the interpretation of this Section, the Chief Building Official may prepare illustrative drawings or written descriptions of modifications required or may request the applicant to submit its own illustrative drawings, color and material samples or written descriptions showing compliance with the requirements of this Section.
Definitions. For the purpose of this Section, the following terms shall have those meanings ascribed to them, as follows:
"Adjacent single-family residence" means a proposed single-family residence for which a building permit has not been issued, that is proposed to be located on a zoning lot that:
(1)
Is situated on either side of and abuts or adjoins another zoning lot on which an existing residence is located or is to be located;
(2)
Is situated directly across the street from the front of another zoning lot on which an existing residence is located or is to be located;
(3)
Is situated across the street and cater-corner, in either direction, from the front of another zoning lot on which an existing residence is located or is to be located;
(4)
In the case of a corner lot, is situated directly across the street from the corner side yard of another zoning lot on which an existing residence is located or is to be located;
(5)
In the case of a corner lot, is situated across the street and cater-corner in either direction, from the corner side yard of another zoning lot on which an existing residence is located or to be located; or
(6)
In the case of a corner lot, is situated directly across the street from the front of another zoning lot on which an existing residence is located or is to be located.
DEFINITION OF ADJACENT
As it relates to Section 24.12(c)"Existing residence" means a single-family residence currently in existence or a proposed such residence for which a building permit has been issued.
"Street" shall be synonymous with and shall include both public and private streets, roads and highways.
"Corner lot" and "corner side yard" shall be defined as set forth in the Elmhurst Zoning Ordinance.
"Identical" means any single-family residence which is substantially similar in meaningful detail. The following criteria may be used to determine if a single-family residence is identical to an existing residence:
a)
Roof lines and configuration;
b)
Window configuration and placement;
c)
Materials;
d)
Color;
e)
Architectural design.
The following are examples within each of the five criteria listed above that may be used to accomplish the design and construction of single-family residences that are not identical to an adjacent single-family residence.
Roof lines and configuration. Roofs for single-family residences may be varied, as follows:
(a)
A different roof design is utilized, such as gambrel, gable, mansard, hip, flat, salt box, low-pitched and/or high pitched.
(b)
Different roof materials are utilized, such as shingles, double cut shingles, clay tile slate, hand split wood shake, wood shake, copper, standing seam metal and/or tar and gravel.
(c)
Gable roofs are changed to hip roofs or hip roofs are changed to gable roofs.
(d)
An intersecting gable roof is provided on the main gable roof.
(e)
An intersecting hip roof is provided on the main hip roof.
(f)
Providing a shed roof when used as a front porch roof.
(g)
Rotating gable roofs ninety (90) degrees on the building.
(h)
Introducing gable or hip projections above windows or window dormers.
Window configuration and placement. Windows for single-family residences may be varied, as follows:
(a)
Single windows are changed to a multiple window arrangement ganged units.
(b)
Multiple window arrangements are changed to single windows.
(c)
A different type of window is utilized, such as casement or double hung.
(d)
Providing a bay or bow window in the area of a predominant window.
(e)
Providing or eliminating muntin bars (dividing lights).
(f)
Providing a different size, location or type of window that is the predominant window on the front elevation or façade of the building.
Materials. Material used for the exterior of single-family residences may be varied, as follows:
(a)
Different exposure dimensions of horizontal siding (e.g., four inch-exposure or eight-inch exposure).
(b)
Providing different brick facing as well as significantly different brick color.
(c)
Providing vertical siding.
(d)
Providing different stone facing.
(e)
Providing stucco or staccato board and trim.
(f)
Providing glass block.
(g)
Providing large glass areas.
(h)
Providing overhead garage doors with or without glass windows.
Color. Color for single-family residences may be varied, as follows:
(a)
Color is different if adjacent colors are used.
(b)
Different colors (not different shades) are used for the roof, brick stone and/or trim elements.
Architectural Design. Architectural design and design elements used for single-family residences may be varied, as follows:
(a)
Utilizing different design styles, such as French, County, Georgian, ranch style, Mediterranean, early American, Cape Cod, English Tudor, modern, post-modern, colonial and/or custom.
(b)
Providing brick or stone arches with or without a keystone.
(c)
Providing brick quoins.
(d)
Providing a full roof dormer.
(e)
Providing octagonal or bay room elements and/or turrets.
(f)
Providing a conservatory.
(g)
Providing shutters and/or different color shutters.
(h)
Providing dentels and ornamental trim and woodwork.
(d)
Appeal. In the event a permit is denied to any applicant by reason of this Section, he shall have the right to appeal to the "Architectural and Building Commission." Upon such appeal being made and after reasonable notice to the applicant and to owners and occupants of properties in the vicinity, a noticed public meeting shall be held by the Commission where evidence shall be received from both the applicant and the owners or occupants of properties in the immediate vicinity of the proposed building as well as City officials and staff.
For an appeal of any decision under subsection (b), if the Commission shall determine, after receiving and carefully considering the evidence, that the erection of the proposed building will detrimentally affect values of adjoining and neighboring properties, it shall affirm the denial of the permit. If, after careful consideration, the commission shall determine that the proposed building will not detrimentally affect values of adjoining and neighboring properties, they shall direct the Chief Building Official to approve the design.
For an appeal of any decision under subsection (c), if the Commission shall determine, after receiving and carefully considering the evidence, that the adjacent single-family residence is identical to an existing residence, it shall affirm the denial of the permit. If, after careful consideration, the commission shall determine that the adjacent single-family residence is not identical to an existing residence, it shall direct the Chief Building Official to issue a permit, if complying with all other building codes.
(Ord. 22-2003 § 1)
(Ord. No. 12-2014, § 1, 8-4-2014)