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Plan Commission amends commercial code to allow one‑story C3/C4 buildings via alternative compliance
Summary
The commission approved an ordinance amending commercial zoning (C3/C4) to allow one‑story buildings if applicants satisfy an alternative compliance procedure that demonstrates equivalent value through design, amenities or public benefits; staff said the change balances corridor intensity goals with market realities.
The Plan Commission on May 21 approved an amendment to the village commercial zoning code to allow single‑story buildings in C3 and C4 districts if applicants use an approved alternative compliance pathway to meet the regulations’ intent for value and design.
Staff explained the C3/C4 districts previously required a two‑story minimum to encourage more intense, higher‑value development along arterial corridors. "Multiple businesses have since applied for zoning variances from the requirement, arguing that 2 story buildings, while valuable, are not always wanted," staff said. The adopted amendment retains the two‑story standard as the presumptive outcome but creates an alternative compliance route allowing single‑story construction when applicants meet a suite of criteria tied to architectural quality, public improvements or other objectives in the comprehensive plan.
Under the change, applicants may pursue staff‑level alternative compliance approval by demonstrating selected design or financial targets in the ordinance’s checklist rather than pursue variances. Staff noted the alternative compliance route is intended to preserve the original intent of the two‑story requirement — creating value and attractive buildings along key corridors — while giving developers flexibility for projects such as renovations of existing one‑story structures. The amendment passed on a commission vote.
Commissioners discussed phrasing in the executive summary and the role of the alternative compliance checklist; several said they were comfortable maintaining the two‑story presumption while offering the flexible pathway. One commissioner suggested removal of the word "minimum" from the summary language to avoid confusion; staff said the executive summary is the staff overview and that the ordinance text governs.
