When a homeowner sets out to expand, rebuild, or reconfigure a property, one of the first and often trickiest questions is: How much of the lot can I actually build on? In Glenview, Illinois, “lot coverage” rules serve as invisible fences that often govern whether a grand vision is feasible or whether you’ll need to ask for a variance.
These rules may seem technical, but they’re far from academic. In the U.S., homeowners poured an estimated $603 billion into remodeling projects last year, reflecting the fact that many prefer to rework their existing homes rather than relocate.
While most of that figure reflects interior and cosmetic work, the broader point holds: the demand for remodeling, and therefore the pressure on lot development rights, is strong.
This blog helps you understand what counts, where the thresholds lie, and how you can design within the rules.
Understanding Lot Coverage & Impervious Coverage
Every home project in Glenview is shaped by two major zoning limits: building lot coverage and impervious lot coverage.
Building lot coverage measures how much of the property is occupied by structures such as the house, garage, and covered porches. It keeps homes proportionate to their lots and preserves neighborhood character.
Impervious lot coverage includes any surface that stops water from soaking into the ground, like driveways, patios, pool decks, and similar hardscape. It’s a crucial factor in Glenview’s stormwater and flood management efforts.
Together, these metrics balance visual appeal and environmental function. Building coverage manages scale and spacing, while impervious coverage protects against runoff and flooding.
In Glenview, the Development Center reviews both during permit applications. Most residential districts have set limits; for instance, the RT-8 district allows up to 50% impervious coverage. Projects that exceed these limits often require a variance or drainage adjustments.
Glenview’s Zoning Code & Lot Coverage Limits
Lot coverage rules in Glenview are the framework that keeps neighborhoods balanced between open space and development. The Village of Glenview’s Zoning Code outlines how much of a property can be covered by structures, driveways, patios, or any other impermeable surface. According to §98 of the Municipal Code, many residential districts are limited to a total site coverage of around 12.5%, including both buildings and paved areas.
To help property owners understand what counts toward this total, the village defines lot coverage in practical terms. The following are typically included in Glenview’s calculations:
- Main structures such as homes, garages, or sheds
- Driveways and paved parking areas
- Walkways, patios, and decks with impermeable surfaces
- Accessory buildings or enclosed porches
- Hardscape landscaping features (e.g., stone terraces)
It is these surfaces that add up to become the impervious lot coverage, a major controlling factor of drainage and stormwater runoff, plus consistency within the neighborhood. In some recent zoning cases, coverage above 3,922 square feet on certain parcels was pointed out by Glenview officials as being over the standard limits of the village, thus prompting requests for special variations.
Since every property is located within a certain zoning district, the first step for homeowners who plan additions or outdoor improvements should be to verify the classification of their lot. Allowances vary by districts, and knowing them upfront can save some design revision costs or even permit delays.
What Counts Toward Lot Coverage in Glenview?
Lot coverage may seem straightforward, but the details often surprise homeowners once they begin planning an addition or redesign. In Glenview, all projects that add to the “built” or impermeable surface area of a property count towards total lot coverage.
This is actually a way of controlling runoff, preserving green space, and maintaining the aesthetics of a neighborhood as redevelopment fits into the zoning intent of a village.
To understand what’s included, Glenview’s zoning code identifies the following as part of total lot coverage:
- Structures: The main home, attached or detached garages, sheds, and other enclosed or roofed accessory buildings.
- Impervious Surfaces: Driveways, patios, sidewalks, and even roof overhangs that prevent water from naturally soaking into the ground.
- Pools and Decks: Depending on the construction material, these may be fully or partially counted. Solid concrete or composite decks typically add to impervious coverage, while open-slatted wooden decks may be evaluated differently.
- Exceptions or Partial Exemptions: Exceptions or partial exemptions: If a feature permits adequate drainage, it may be eligible for lower calculations, such as old pavers or small landscape components.
- Added Surfaces During Redevelopment or Expansions: When a home is renovated or extended, new driveways, patios, or hardscape additions are reviewed collectively to ensure the total coverage still meets district limits.
A simple project, such as widening a walkway, or a casual addition like putting up a patio, can surprisingly drive the property above its allowable threshold. This is why Glenview strongly urges residents to verify their calculations with the Community Development Department even before they submit their building plans. Early verification can save one from expensive revisions or delays that might crop up when construction is underway.
Common Variations and Exceptions to Lot Coverage Rules
The zoning district, lot size, and type of property all affect the lot coverage limits. While multifamily or mixed-use areas may function under different calculations, single-family residential zones usually have the most clearly defined boundaries. Homeowners can design projects that remain compliant without needless redesigns by being aware of these differences early on.
Several factors can influence how Glenview calculates or allows flexibility in lot coverage:
- Zoning District Differences: The maximum percentage of permitted lot coverage varies depending on the zoning category (R-1, R-2, R-4, etc.). Larger parcels may have somewhat higher thresholds, but smaller lots are frequently subject to stricter restrictions.
- Corner and Irregular Lots: Properties with unusual shapes or multiple frontages sometimes qualify for administrative adjustments when applying standard setback and coverage rules.
- Pervious or Green Materials: Using permeable pavers or grass-crete for driveways and patios can sometimes reduce how much surface area counts toward total coverage.
- Historic or Special Design Areas: Homes in overlay or preservation zones may be subject to more stringent design reviews, but they may also receive specific instructions to preserve both aesthetic coherence and adaptability.
- Accessory Structures and Additions: Certain low-impact structures may be exempt from this requirement, but small detached sheds, pergolas, or covered patios may require further review if they change drainage or exceed coverage limits.
Details are checked by the Community Development Department during the permit application process, frequently sitting down with homeowners and contractors to go over calculations. Before drawing up plans or buying any material, it is advisable to apply for a zoning verification letter or have your layout discussed with a planner.
This would ensure that the design of your project falls within the coverage allowed locally and would assist in beating costly changes later on.
Submittals & Review Path in Glenview
Before breaking ground, every project that affects a lot of impervious coverage must go through Glenview’s permit review process. The Village’s Development Center oversees this, ensuring each design complies with zoning and drainage standards.
Homeowners and builders should begin with a pre-design consultation to confirm zoning district, lot coverage limits, and any flood-plain or drainage considerations. Early verification helps prevent costly redesigns later.
A complete submittal includes:
- A current plat of survey showing lot dimensions
- A site plan with all structures and hardscape areas labeled and totaled
- Coverage and FAR calculations expressed in square feet and percentages
- Grading or drainage notes, especially for additions or new driveways
- Supporting architectural drawings for review
Once submitted, staff review the application for compliance. If a project exceeds allowable coverage or setback limits, the applicant may need to pursue a variance before the Zoning Board of Appeals (ZBA).
Permits are filed and tracked through Glenview’s online permitting portal, where updates and review comments are posted as the project moves toward approval.
Plan Your Glenview Remodel Confidently With Jackson Carter Design Build
Although lot coverage may seem like a minor detail, it has a significant impact on how your project develops and how smoothly it passes approval. Choosing the right design-build partner guarantees that your home addition or remodel will meet your lifestyle requirements and Glenview’s regulations.
Jackson Carter Design Build combines local expertise, precision planning, and a transparent process to keep every project compliant and stress-free. Our team handles everything, so you can focus on your vision while we take care of the logistics.
Here’s how JCDB helps you build with confidence:
- Comprehensive Site Planning: We assess your property’s zoning and lot coverage limits before design begins.
- Code-Compliant Designs: Every plan aligns with Glenview’s requirements for coverage, setbacks, and drainage.
- Permit Coordination: Our in-house experts prepare and submit all necessary documentation for swift approvals.
- Full-Service Construction: From foundation to finish, your project stays within scope, schedule, and regulation.
Ready to move forward on your next addition, remodel, or outdoor project?
Book your consultation with Jackson Carter Design Build today and see how we turn compliance into a seamless part of your design journey.
FAQs
1. Do permeable pavers count toward impervious lot coverage in Glenview?
Permeable pavers can reduce stormwater runoff, but Glenview evaluates them on a case-by-case basis. You’ll need to provide product specs or drainage details for staff to determine if partial credit applies toward impervious coverage calculations.
2. Can I apply for a variance if my project slightly exceeds the coverage limit?
Yes. Glenview allows variance requests through the Zoning Board of Appeals. You’ll need to show a hardship that isn’t self-created and demonstrate that the excess coverage won’t negatively affect drainage or neighborhood character.
3. Does replacing an existing driveway or patio require a permit?
Yes, if the work involves expanding or replacing hardscape that changes impervious areas or drainage flow. Even material swaps, like concrete to pavers, should be confirmed with the Development Center before starting.
4. How does lot coverage relate to Floor Area Ratio (FAR)?
Lot coverage measures ground-level footprint, while FAR measures total building area across all floors. Both limits may apply simultaneously in Glenview zoning districts and must be calculated separately for permit review.
5. What happens if I exceed lot coverage without approval?
Exceeding approved lot coverage can lead to stop-work orders, fines, or required removals. If discovered after completion, you may need to pursue a retroactive variance, often more costly and time-consuming than addressing it during design.