Building & Zoning

New Construction | Accessory Structures | Other Remodeling Projects

Information for Architects and Engineers

Setbacks Floor Area Ratio (FAR) Floor Area
Building Height Garages Additional Accessory Buildings

General Information

Contruction Fences Porta-Pottys Hours
Sewer & Water Permits Civil Engineering Review Tree Ordinance

The Glenbrook Countryside Property Owners’ Association (“GCPOA”) has a Covenants, Building & Zoning Compliance Committee (“CBZCC”), which oversees the safety of new construction and remodeling, adherence to neighborhood covenants and provides information to assist in expediting the building process. The Glenbrook Countryside Property Owners’ Association works closely with the Cook County Building and Zoning Departments through the Compliance Committee.

The first step toward building in Glenbrook Countryside, is to show that your plans are in compliance with Glenbrook Countryside covenants. Once compliance is determined, you will be issued a Compliance Notification Letter, which will allow you to obtain your building permit from Cook County.

New Construction

This category of work includes new construction, demolition, building additions, major renovations, and attached garages, that may impact FAR limits, covenanted yard setbacks and height restrictions, requiring a permit through Cook County and Northfield Township.

  1. Download and fill out the Construction Review Application Form, and e-mail, with your intent to build, to the CBZCC at: Construction@gbcountryside.org To ensure your email is received and not deleted as ‘spam’ you must put your Glenbrook Countryside property address in the ‘Subject Line’.
  2. Upon receiving the completed Construction Review Application Form you will be sent information regarding GCPOA permitted New Construction & Remodeling requirements, how to provide the CBZCC with the following and to whom:
    Initially Submit:
    • One (1) paper copy and a PDF of the Plat of Survey of recent date showing the covenant restriction for front yard setback, signed and sealed by an Illinois Licensed Land Surveyor.
    • One (1) full size paper copy and a PDF of complete permit ready Architectural set signed and sealed by an Illinois Licensed Architect or Structural Engineer.
    • One (1) full size paper copy and a PDF of complete permit ready Engineering set signed and sealed by an Illinois Licensed Professional Engineer.
    • Application fee.

    Please submit only Full and Complete Permit Ready Sets.

  3. The Application fee is one hundred dollars ($100) for the first one thousand square feet (or less) of construction. For each additional one hundred square feet of construction exceeding one thousand square feet, the cost is ten dollars ($10) per one hundred square feet of construction.
  4. The Committee meets on the last Monday of every month. If all items in numbers 1, 2, and 3 are received on or prior to the fifteenth (15th) of the month, your proposed construction will be reviewed at the next meeting of the Covenants, Building and Zoning Compliance Committee.
  5. If you are in compliance with Glenbrook Countryside covenants and restrictions, after review by the Compliance Committee, Glenbrook Countryside Property Owners’ Association (GCPOA) will provide you with a Compliance Notification Letter and your plans will be signed and sealed by GCPOA. GCPOA will retain one complete set of plans for their files.
  6. Submit the Compliance Notification Letter along with your application to the Cook County Building & Zoning Departments and Northfield Township. Note: Cook County will not issue a building permit without this letter.

Accessory Structures

This category of work includes porches, sheds, detached garages, greenhouses, gazebos, and any other accessory buildings or structures that require a permit through Cook County and Northfield Township.

  1. Download and fill out the Construction Review Application Form, and e-mail, with your intent to build, to the CBZCC at: Construction@gbcountryside.org To ensure your email is received and not deleted as ‘spam’ you must put your Glenbrook Countryside property address in the ‘Subject Line’.
  2. Upon receiving the completed Construction Review Application Form you will be sent information regarding GCPOA permitted New Construction & Remodeling requirements, how to provide the CBZCC with the following and to whom: Initially Submit:
    • One (1) paper copy or PDF of the Plat of Survey of recent date showing the covenant restriction for front yard setback, signed and sealed by an Illinois Licensed Land Surveyor.
    • One (1) paper copy or PDF of complete permit ready Architectural set signed and sealed by an Illinois Licensed Architect or Structural Engineer.
    • One (1) paper copy or PDF of complete permit ready Engineering set signed and sealed by an Illinois Licensed Professional Engineer.
    • Application fee.

    Please submit only Full and Complete Permit Ready Sets.

  3. The Application fee is Ten dollars ($10) for the first one hundred square feet or less, or Twenty Five dollars ($25) for construction projects greater than on hundred square feet.
  4. The Committee meets on the last Monday of every month. If all items in numbers 1, 2, and 3 are received on or prior to the fifteenth (15th) of the month, your proposed construction will be reviewed at the next meeting of the Covenants, Building and Zoning Compliance Committee.
  5. If you are in compliance with Glenbrook Countryside covenants and restrictions, after review by the Compliance Committee, Glenbrook Countryside Property Owners’ Association (GCPOA) will provide you with a Compliance Notification Letter and your plans will be signed and sealed by GCPOA. GCPOA will retain one complete set of plans for their files.
  6. Submit the Compliance Notification Letter along with your application to the Cook County Building & Zoning Departments and Northfield Township. Note: Cook County will not issue a building permit without this letter.

Other Remodeling Projects

This category includes permitted construction projects such as interior remodeling, roof replacement, driveway paving, fence construction, and the installation of a swimming pools. These projects do not alter the existing FAR, yard setbacks or garage size, thus outside our scope of review.

  1. Download and fill out the Construction Review Application Form, and e-mail, with your intent to build, to the CBZCC at: Construction@gbcountryside.org To ensure your email is received and not deleted as ‘spam’ you must put your Glenbrook Countryside property address in the ‘Subject Line’.
  2. Upon receiving the completed Construction Review Application Form the CBZCC will issue a letter of compliance, without the necessity of a Committee Board review or a fee.
    Receiving a permit without the Compliance Notification Letter will result in legal action to cease construction, and covenant or building violations will need to be corrected, and may result in fines.

Information for Architects and Engineers

In order to avoid any delays, below is the necessary information we need:

  • Indicate and label all setbacks (front, sides and rear).
  • Dimension actual setbacks of proposed structure(s) to the nearest point on lot line.
  • Provide the proposed Floor Area Ratio (FAR) (.25 max.)
  • Provide the square footage of the Garage. (See Garage size limits below).
  • Indicate ceiling height on all attic or other open areas. (Anything over 7′ 6″ must be included in the FAR).
  • Building height (see definition).

Setbacks:
GCPOA-Setback-Layout
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. 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 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 Villages 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.

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:

A. Highest point of the underside of the ceiling beams of a flat roof;

B. Deck line of a mansard roof; or

C. 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.”

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 total square footage of all and/or a single Accessory Building on any one Lot cannot exceed a total of four hundred (400) square feet.

General Information

Construction Fences: For the safety of our children, a secure construction fence is required.

Porta-Pottys: Locate within the construction fencing and per the Cook County Building requirements.

Hours: Please work within the allowable work hours prescribed by Cook County Ordinance.

Sewer and Water Permits: If your project requires new sewer and/or water service connections, you will need to obtain a permit through the local Sanitary authority:

Glenbrook Sanitary District
District Engineer: Ms. Cheryl Thompson,
c/o James Anderson Company
920 W. North Shore Dr.
Lake Bluff, IL 60044
847.295.3322 ext. 12 office
cjthompson@jacoengineers.com

Civil Engineering Review: New Construction involving; alterations, revisions or changes to lot grading, effecting surface water drainage, will require a review by the local Township authority.

Northfield Township Road District
1928 Lehigh Ave.
Glenview, IL 60026
847.724.7055 office
847.724.7058 fax
www.northfieldtownship.com

Tree Ordinance: GCPOA expects all developments to follow Cook County’s tree ordinance for the purpose,
“intended to preserve existing trees, establish regulations limiting the removal of trees, insure 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)

For questions or concerns contact:

Cook County Building and Zoning Department
Tree Removal – live or dead
Joyce Diver (Admin.)
312.603.0504 office
joyce.diver@cookcountyil.gov

Please contact Construction@gbcountryside.org if you plan on building.