See Application Requirements for submittal instructions. Glenbrook Countryside is located in unincorporated Cook County. In addition to Cook County Building and Zoning Ordinances, the following requirements apply to construction within the subdivision.
Setbacks:
In obtaining a Cook County Building Permit, the applicable R-4 (single-family residential) zoning regulations require a 40 – foot front setback (distance from the front of the structure to the property line). However, the Glenbrook Countryside Plat of Subdivision (Document 13802722) typically requires a more restrictive front setback of up to 50 feet.
Exceptions include corner lots and lots of unusual shape. The general rule is that more restrictive private subdivision regulations will prevail over less restrictive zoning regulations. Additional restrictions are contained in Document 13811188, our Plat of Subdivision. Being in compliance with Cook County Building Regulations for a permit may not be a homeowner’s only restriction. Check your title.
Attempting to ignore the Plat of Subdivision setback restrictions may render your title insurance invalid, and can affect the future sale of your home. We strongly recommend that you consult with an attorney familiar with zoning matters before proceeding with your expansion plans.
For your convenience, here is list of the Plat of Subdivision setbacks . Do not rely on this sheet, it is only for general reference. Contact the GCPOA Building Committee to confirm your setback.
Floor Area Ratio (FAR):
All Communities have a FAR restriction. The FAR for Glenbrook Countryside is .25 or 25%. This is calculated by taking your lot size and multiplying it by .25. With most homes having 1/2 an acre, this provides for a fairly large home, which should not be an issue for the majority of homes constructed.
Calculating Floor Area (For Determining Area Ratio):
Cook County Zoning Ordinance 2001, Article 14 – Rules and Definitions:
The floor area of a building is the sum of the gross horizontal areas of the several floors of the building measured from the exterior faces of the exterior walls or from the center line of walls separating two (2) buildings. The floor area of a building shall include basement floor area when more than one-half (1/) of the basement height is above the established curb level or above the finished lot grade level where curb level has not been established, elevator shafts and stairwells at each floor, floor space used for mechanical equipment – (except equipment, open or enclosed, located on the roof), penthouses, attic space having headroom of seven feet, six inches (7’6″) or more, interior balconies and mezzanines, enclosed porches, and floor area devoted to accessory uses. However, any space devoted to off street parking or loading shall not be included in “floor area”. The “floor area” of structures devoted to bulk storage of materials – including but not limited to, grain elevators and petroleum storage tanks shall be determined on the basis of height in feet; i.e., ten (10) feet in height shall equal one floor.
Building Height:
The maximum building height for Glenbrook Countryside is 30 feet as measured per the Cook County Zoning Ordinance.
Cook County Zoning Ordinance 2001, Article 14 – Rules and Definitions reads as follows:
“A “building height” for a principal building is the vertical distance measured from the curb level, or its equivalent opposite the center of the front of the principal building, to the:
- Highest point of the underside of the ceiling beams of a flat roof;
- Deck line of a mansard roof; or
- Mean level of the underside of the rafters between the eaves and the ridge of a gable, hip, shed, gambrel, or any other pitched roof.
Where no curb level has been established, the height of a principal building shall be measured from the mean elevation of the existing lot grade at the front of the principal building.” This is the average grade along the front lot line.
Note: Any building with one or more four-sided roofs with a pitch equal to or in excess of 21/12 will be considered to have a mansard roof.
Garages:
Private Garage(s), attached and/or detached, are permitted and shall not exceed a total of nine hundred twenty (920) square feet of construction, with a maximum of 4 cars. However, a Property Owner may construct a Private Garage up to one thousand (1000) square feet, if the Property Owner subtracts eighty (80) square feet of floor area from the permitted Floor Area Ratio for the primary residence. Any Private Garage construction above one thousand (1000) square feet is prohibited. Commercial Garages are prohibited.
Additional Accessory Buildings
Additional Accessory Buildings may be placed or constructed on a Lot as long as the addition of such Accessory Buildings would not exceed the permitted Floor Area Ratio for the Lot.
Additionally, the cumulative square footage of all Accessory Buildings on any one Lot cannot exceed a total of four hundred (400) square feet.
Fire Protection
Fire Protection: Glenbrook Countryside is part of the Northbrook Rural Fire Protection District, which covers unincorporated areas of Northbrook. Services are provided by the Northbrook Fire Department under contract to the Rural Fire Protection District. Further information can be found here: Northbrook Rural Fire Protection District | Northbrook, IL
Miscellaneous Construction Information
Construction Fences: For the safety of our children, and in accordance with Cook County Building and Zoning regulations, a secure construction fence is required.
Porta-Pottys: Locate within the construction fencing and per Cook County Building and Zoning requirements.
Work Hours: Please work within the allowable work hours prescribed by Cook County Ordinance.
Sewer and Water Permits: If the project requires new sewer and/or water service connections, a permit must be obtained through the local Sanitary authority:
Glenbrook Sanitary District
Glenbrook Sanitary District (illinois.gov)
(847) 604-8280
info@GSD.illinois.gov
P.O. Box 523
Techny, Illinois 60082
Civil Engineering Review: New construction, additions and alterations, as well as revisions or changes to lot grading affecting surface water drainage, require review by the local Township authority. If civil engineering drawings are not required, the Road District will provide a formal written waiver, which should be included in your submittal for our review.
Northfield Township Road District
road.northfieldtownship.com
(847) 724-7055 office
(847) 724-7058 fax
237 Melvin Drive
Northbrook, IL 60062
Tree Ordinance: GCPOA expects all developments and property owners to follow Cook County’s tree ordinance “intended to preserve existing trees, establish regulations limiting the removal of trees, insure (sic) the replacement of trees on public and private property within unincorporated Cook County and safeguard the ecological and aesthetic environment of the community.” (Chapter 126 – Tree Preservation, Landscaping and Screening, Articles 1, 2, & 3). Compliance is administered by the Cook County Zoning Administrator. Further information and a Tree Removal Application may be found on the Zoning Ordinance Administration page at Zoning Ordinance Administration (cookcountyil.gov)
