The purpose of this chapter is to establish a comprehensive procedure and appropriate standards for the design and landscaping of commercial, industrial, office, civic, institutional, multi-family and townhome uses and thus ensure a high quality of development and redevelopment. (Ord. 16-10-27, 10-3-2016)

Site plan reviews shall be required prior to all building permits for all new construction and additions of commercial, industrial, office, civic, institutional, multi-family and townhome development in the village of Antioch. However, any commercial, industrial, office, civic, institutional, multi-family or townhome refurbishing, renovation or structural addition which constitutes less than twenty five percent (25%) of the existing structure's total square footage shall not require a site plan review or approval by the planning and zoning board, but shall be subject to the review of the appropriate staff member as identified by the village board. (Ord. 16-10-27, 10-3-2016)

No certificate of occupancy shall be issued until all requirements and conditions of the site plan approval have been implemented and all improvements completed in accordance with approved plans. Any significant change to the approved site plan or elevations that affect the physical character of the building and/or site, in the absence of an approved amended site plan reflecting said changes, shall cause the certificate of occupancy to be withheld until such change is approved by the village board. The community development director shall determine the significance of any such changes. (Ord. 16-10-27, 10-3-2016)

Properties receiving site plan approval shall maintain all improvements in good condition including landscape plantings and materials, painted surfaces, structures, pavement, walkway, signage, light fixtures and fences. Any re-imaging of the building or removal of landscaping other than what has died, requires administrative approval by a village staff member as identified by the village board. (Ord. 16-10-27, 10-3-2016)

The planning and zoning board shall review and recommend approval, approval with modification, or denial of site plans. The village board shall approve, approve with modification, or deny site plans. Approval shall be valid for a period of one year. If after such time construction has not commenced or if construction is stopped for a period of one year, the approval of the site plan becomes void. An extension of the approval period may be authorized by the village board upon the written request of the developer. (Ord. 16-10-27, 10-3-2016)

An application for site plan review shall be filed with the community development director on the official application provided for such purpose. The application shall be accompanied by a nonrefundable fee as established by resolution by the village board. (Ord. 16-10-27, 10-3-2016)

   A.   Desirable Elements Of Commercial Project Design: As the village of Antioch attracts new commercial development, it is important that commercial development be constructed with good design and quality materials. The quality in design of the village's commercial corridor will help maintain the village's unique sense of place.

      1.   Richness of building surface and texture.

      2.   Articulated mass and bulk.

      3.   Clear visibility of entrances.

      4.   Well organized commercial signage.

      5.   Landscaped and screened parking.

      6.   Special paving identifying intersections and crosswalks.

      7.   Pedestrian friendly streetscapes and open spaces.

      8.   Thoughtful consideration of circulation.

      9.   Screening of mechanical equipment, service areas, parking lots and any undesirable elements.

      10.   Step down of building scale along pedestrian routes and building entrances.

      11.   Recognition of building hierarchy.

      12.   Formal entry plazas and courtyards for outdoor eating adjacent to restaurants.

      13.   Attractively designed detention areas.

      14.   Existing trees incorporated into development.

      15.   Multiplaned, pitched roofs.

      16.   Roof overhangs and arcades.

      17.   Defined entrance roads into developments and provision of adequate vehicle storage bays at egress drives.

      18.   Significant gateway defining entry into the village.

      19.   Unique intersection enhancements to provide visual landmarks and repetitive design elements.

      20.   Significant landscape areas with interesting hardscape design.

      21.   Comprehensive, uniformly themed signage program for public and private spaces.

      22.   Consistent and cohesive architectural elements on buildings.

      23.   Consistent window and door patterns.

      24.   Significant wall articulation.

      25.   Building facades with many windows for streetscape interest and appeal.

      26.   Consistent family of site furnishings and light fixtures.

      27.   Continuation of landscape buffer yards.

   B.   Undesirable Elements Of Commercial Project Design: The village considers the following design features to be undesirable elements of commercial development:

All Precast Building

All EIFS/Glass

CMU Block

Design Elements With No Context

Metal Structures

Metallic Colors

Outdoor Storage With No Screening

      1.   All glass and EIFS buildings.

      2.   CMU buildings.

      3.   Large, blank, unarticulated wall surfaces.

      4.   Visible outdoor storage, loading, equipment and mechanical areas.

      5.   Disjointed parking areas and confusing circulation patterns.

      6.   Large expanses of parking/asphalt.

      7.   Service areas near major entries and easily visible from roadway.

      8.   Poorly defined site access points.

      9.   Large "boxlike" structures.

      10.   Use of retaining walls within detention basins.

      11.   Large, billboard type signage structures for individual businesses.

      12.   Wide ranging lighting and site furnishing styles.

      13.   Large, out of scale signs with flashy colors.

      14.   Highly reflective surfaces or heavily tinted glass fronts.

      15.   Sparsely landscaped parking lots, entries and rights of way.

      16.   Large nonresidential building facades with few or no windows. (Ord. 16-10-27, 10-3-2016)

(Ord. 16-10-27, 10-3-2016)

All buildings and proposed development should be visually and physically compatible with one another and with existing buildings on adjacent sites. Buildings shall demonstrate a high quality of design and incorporate a variety of planes, materials and elements combined to create structures with character that enhance the aesthetics of the area.

   A.   Building Form:

      1.   The design of all buildings shall employ textured surfaces, projections, recesses, shadow lines, color, window patterns, overhangs, reveals, changes in parapet heights and similar architectural devices to avoid monolithic shapes and surfaces and to emphasize building entries. Designs shall avoid long, unbroken, flat walls of forty feet (40') or greater.

      2.   Each building shall be designed so that the facade of the building presents a clear base, middle and top. The base or ground floor shall be appropriately articulated to provide human scale.

      3.   Buildings having single walls exceeding forty feet (40') in length shall incorporate four (4) or more of the following for every forty feet (40') in length:

         a.   Changes in color, graphical patterning, changes in texture, or changes in material;

         b.   Arcades or pergolas;

         c.   Towers;

         d.   Gable projections or hip roof elements;

         e.   Horizontal/vertical breaks of at least one foot (1');

         f.   Decorative storefront or articulated window patterns;

         g.   Other similar techniques.

   B.   Materials:

   FIGURE 1

   FIGURE 2

   FIGURE 3

   FIGURE 4

      1.   Buildings shall be constructed with a predominance of quality materials that may include face brick, glass, native stone or cultured stone. Precast with stamped brick shall be permitted for commercial buildings in excess of one hundred thousand (100,000) square feet. Other than an accent material, the use of CMU block shall be prohibited as a facade exterior material.

      2.   Masonry units and brick should employ natural colors. Clay fired red brick, sandstone and other natural finishes are required.

      3.   EIFS, fiber cement or smart board shall be permitted to be used as accent materials and for sign bands above the storefront windows within the facade.

      4.   Use of heavier materials such as natural or cultured stone and masonry materials is encouraged to be incorporated on the lower three (3) to four feet (4') of buildings to help visually anchor the building and provide architectural articulation.

      5.   Commercial buildings that mirror a historic vernacular design may be constructed with cedar clapboard, cedar shake or one hundred percent (100%) fiber cement board. (See Freeport, Maine, figures 1 through 4 of this section as an example.)

      6.   Painted metal, painted concrete, plain unfinished concrete block or large expanses of unarticulated stucco are not acceptable materials.

   C.   Entrance Design:

      1.   Buildings shall incorporate prominent entrances that may include the following: overhangs, fabric awnings, recesses, colonnades, building projection, arcades and steel canopies.

      2.   Building entrances shall contrast with the surrounding wall plane.

      3.   Building entrances shall be framed around doorways by changing materials from the primary facade material.

      4.   Design primary entrances to be accessible to handicapped users without complex ramp systems.

      5.   All building entrances shall be well lit. Decorative lighting shall be required.

      6.   Incorporating raised landscaping beds to a building's entrance is encouraged.

      7.   Consider using terraces or porticoes to define entrances.

   D.   Colors:

      1.   All buildings shall incorporate earth tone colors including design accents. Corporate signage is exempt from this standard.

      2.   Bright or primary color shall be limited to corporate signage, canopies and awnings or other architectural detail.

   E.   Rooflines: In order to preserve the unique character of the village of Antioch and acknowledge its previous rural character, the following standards shall be followed with respect to roofline design:

      1.   With the exception of large big-box stores or junior boxes (stores ranging from 25,000 to 200,000 square feet), all users are encouraged to incorporate a multiplaned, pitch roof which would provide roof overhangs and arcades and incorporate the additional items listed below on a minimum of three (3) elevations.

      2.   When sloping roofs are used, at least one of the following elements shall be incorporated into the design for each forty (40) linear feet of roof:

         a.   Projecting gables,

         b.   Hips,

         c.   Horizontal/vertical breaks,

         d.   Dormers, or

         e.   Other similar techniques.

      3.   Any flat roof shall incorporate a raised parapet, a prominent cornice line and variations within the roofline every fifty (50) linear feet of frontage. Towers, gables, architectural projections or other architectural design elements can be used to break up a flat roofline.

      4.   Where flat roofs are used, the design or height of the parapet shall include at least one change in setback and height of at least three feet (3') along each fifty feet (50') of facade.

      5.   Roof materials should be high quality, durable and consistent with local architectural themes. Concrete tile, architectural asphalt dimensional shingles and wood shake are appropriate.

   F.   Drive-Through Facilities:

      1.   Any drive-through shall be located on the side or rear of a commercial building. Drive-throughs adjacent to residential areas shall be a minimum of one hundred fifty feet (150') to the closest residential structure and incorporate a minimum forty foot (40') landscaped buffer on the subject property.

      2.   Any drive-through shall incorporate a bypass lane with a minimum width of twelve feet (12').

      3.   All drive-through facilities shall require a special use.

   G.   Trash Enclosures, Utility Meters And Dock Doors:

      1.   All trash receptacles shall be fully enclosed and any enclosure shall be constructed with the same material as used on the main structure. All enclosures shall incorporate wood slotted doors or metal doors. Chainlink doors shall not be permitted. Additionally, trash enclosures shall be located in the rear of the property and every effort should be made to ensure that they are not located adjacent to main access points into the development.

      2.   All meters shall be fully recessed, enclosed or painted with an earth tone color so they blend in with the face brick or stone.

      3.   Loading docks, on site storage yards and all other service areas shall be fully screened from view from all public and private rights of way by a combination of landscaping and walls. These areas shall comply with this code relating to outdoor storage and display. Such screens shall be masonry and of a color matching or compatible with the dominant colors found on the facades of the primary building. The screen height shall be of sufficient height to hide the equipment, vehicles, materials or trash being screened from public view, but in no case shall exceed a height of ten feet (10'). Chainlink fences, with or without slats, shall not be used to satisfy this screening requirement. (Ord. 16-10-27, 10-3-2016)

   A.   Materials:

      1.   Multi-family buildings shall incorporate one hundred percent (100%) face brick, stone or fiber cement board on all four (4) elevations.

   B.   Configuration:

      1.   Multi-family buildings shall be oriented around courts, greens or linear green spaces. In addition, no elevation shall exceed forty feet (40') in linear length without a projection or recess along the facade. Exterior entrances for each unit are required unless located within the downtown (as highlighted in form based code).

   C.   Height:

      1.   Multi-family buildings shall not exceed three (3) stories in height.

   D.   Pedestrian Access:

      1.   All multi-family units shall incorporate sidewalks on all four (4) sides of a building with a minimum width of five feet (5').

   E.   Landscaping:

      1.   Each first floor unit shall incorporate a planting area adjacent to the entrance area with a minimum of one understory tree and six (6) shrubs in addition to ground cover.

      2.   All linear walkways within a multi-family campus shall incorporate a minimum green space of ten feet (10') in width and shall plant one shade tree and five (5) shrubs for every thirty feet (30') of linear length of sidewalk.

      3.   Landscape buffers along collector or arterial streets shall require a minimum width of twenty feet (20') and the planting of one shade/ornamental tree and ten (10) shrubs for every thirty feet (30') of frontage.

      4.   All entrance areas shall incorporate an entrance boulevard with a minimum depth of ten feet (10') and planting of a shade or ornamental tree every twenty five feet (25'). (Ord. 16-10-27, 10-3-2016)

   A.   Materials:

      1.   Industrial buildings shall be constructed with masonry materials, including, but not limited to, precast concrete panels. Where precast panels are used, the use of colors, patterns or other forms of other architectural relief within the panels shall be required. Any building facade facing a public street and with a facade length that exceeds one hundred feet (100') shall incorporate recesses or projections in order to provide architectural variation. Construction of industrial buildings with one hundred percent (100%) CMU block shall be prohibited.

   B.   Bay Doors:

      1.   Bay doors shall not be located in the front of any industrial building or abutting a public street unless fully screened.

   C.   Screening:

      1.   All mechanical systems shall be fully screened with a parapet or roof enclosure. Any security fence around an industrial site shall incorporate one hundred percent (100%) opacity and barbed wire or razor wire is prohibited.

   D.   Trash Enclosures And Utility Meters:

      1.   All trash receptacles shall be fully enclosed and constructed out of the same material that predominates on the main structure. All utility meters shall be enclosed, recessed or painted with a neutral color in order to blend in with the existing building.

   E.   Landscape Buffer And Screening:

      1.   Industrial sites shall incorporate a twenty foot (20') landscape buffer adjacent to any street or internal access drive into a business park.

      2.   Any property zoned for industrial shall fully screen any outdoor storage with an eight foot (8') fence with one hundred percent (100%) opacity. Either a wood board on board or a chainlink/slat fence shall be permitted for the industrial zone. Any use of chainlink shall require the planting of one evergreen for every thirty (30) linear feet of chainlink fence. (Ord. 16-10-27, 10-3-2016)

   A.   Materials:

      1.   All townhomes shall be constructed out of a combination of face brick or stone and vinyl. Fiber cement shall also be permitted.

   B.   Buildings:

      1.   A maximum of six (6) units per building shall be permitted. Any townhome in excess of two (2) stories shall be categorized as a row house and any garage within a row house shall be located in the rear.

      2.   Any townhome development should locate one-third (1/3) of the total number of units within a project around one of the following configurations: park, square, linear greenway, loop lane, green street, crescent, boulevard, square or open space.

      3.   Townhomes should be located in a manner to provide enclosure around public spaces and streets.

      4.   Townhomes should incorporate prominent front entrances into their design and incorporate balanced window placement that provides symmetry and balance to the architectural elevations.

   C.   Garages:

      1.   Garages should be either located in the rear of townhome units or if located in front, should be recessed. Garages that project more than five feet (5') from the front elevation shall be prohibited.

      2.   All garage doors should incorporate windows. Single bay doors are encouraged to provide more architectural design interest to front elevations.

   D.   Mechanicals:

      1.   All mechanical systems, including air conditioning units and utility boxes, shall be visually screened by natural vegetation. (Ord. 16-10-27, 10-3-2016)

All site plan review applications will require the submittal of a landscape plan which is prepared and stamped by a licensed landscape architect. All landscape plans shall include a list of plants (including botanical and common name), size and installed condition. General quantities of plantings and location shall be shown.

All landscape plans shall also include topographical information and proposed grades, proposed structures and pavement, location, type and size of planting materials and planting conditions (balled or burlapped or within a container), along with standard notes including mulch, site lines, plant locations and planting depth.

   A.   Commercial, Office, Industrial Or Institutional Landscaping:

      1.   A twenty five foot (25') landscape buffer adjacent to arterials or collectors shall be maintained along with the planting of one shade or ornamental tree and fifteen (15) shrubs for every thirty (30) linear feet of frontage. Shrubs should be planted in a manner to create a minimum four foot (4') hedge along portions of the landscape buffer. In addition, undulating berms should be constructed within the landscape buffer with a minimum height of two feet (2'). (Shade trees shall incorporate a minimum caliper of 2.5 inches at time of planting.) Every effort should be made that mature landscape does not obstruct signage or future sight lines toward the commercial development.

      2.   Any landscape buffer adjacent to an arterial or collector shall incorporate a five foot (5') sidewalk with an internal connection to the development's pedestrian sidewalk system. Any sidewalk within a twenty five foot (25') landscape buffer should meander in order to provide visual opportunities for landscape plantings.

      3.   Landscaping buffers along the side and rear property lines and adjacent to internal access drives shall be maintained with a minimum of ten feet (10') and planted with one shade or ornamental tree and fifteen (15) shrubs for every thirty feet (30') of linear length.

      4.   Parking lots shall incorporate one shade tree for every twelve (12) parking spaces with a minimum caliper of 2.5 inches. All landscape islands shall be planted with live plant material. Landscape island shall incorporate a minimum depth of ten feet (10').

      5.   Vehicular access points should incorporate clear sight lines and the planting of trees should be a minimum of twenty feet (20') from any access and set back sufficiently from any street to maintain clear sight lines.

      6.   Commercial buildings in excess of fifty thousand (50,000) square feet shall incorporate raised planting beds with landscaping along the entrance areas and in front of the store area.

   Landscaping Summary:

   •   25 foot landscape buffers along arterials and major arterials.

   •   10 foot landscape buffers along side and rear perimeter of subject site when not abutting an arterial or major collector.

   •   1 shade/ornamental tree for every 30 linear feet of landscape buffer.

   •   15 shrubs for every 30 linear feet of landscape buffer.

   •   1 landscape island shall be installed for every 12 parking spaces with a minimum width of 8 feet.

   •   All access points will maintain unobstructed sight lines and any planting of a tree has to be a minimum of 20 feet away from an access point.

   •   Undulating berms shall be incorporated in landscape buffers adjacent to arterials.

   B.   Commercial, Office, Industrial Or Institutional Foundation Plantings:

      1.   Foundation landscaping shall be provided around buildings with the exception of where driveways or sidewalks lead directly into a building. Planting beds will have a minimum width of five feet (5') and fifteen (15) shrubs shall be planted for every thirty feet (30') of linear facade. Flowers, ornamental grasses and ground cover may also be used. At the discretion of the community development director, foundation landscaping can be incorporated in containers if it is not possible to add along the foundation.

   C.   Landscape Buffers:

      1.   Any commercial, office or industrial use adjacent to a residential area shall incorporate a minimum buffer of forty feet (40') in width and a one hundred percent (100%) opacity of natural landscaping. Natural landscaping should combine a combination of shade trees, conifers and shrubs. Privacy fences shall not be permitted in lieu of landscaping.

      2.   Existing woodlands that provide one hundred percent (100%) opacity may be used as buffering.

      3.   The area not planted with shade or ornamental trees, conifers and shrubs may be planted with sod, live ground cover, flowers, ornamental grasses or a combination thereof.

   D.   Ground Cover Or Flowers:

      1.   All landscape buffers shall incorporate the addition of perennials or ground cover in addition to the required combination of shade trees, ornamental trees, conifers or shrubs. (Ord. 16-10-27, 10-3-2016)

   A.   Lighting Levels: All lighting fixtures shall be designed and placed as to limit light spillage onto adjacent lots. Light levels at the lot lines, with the exception of ingress and egress points, shall be a maximum of 0.5 foot-candle.

   B.   Lighting Fixtures: All lighting fixtures, except as hereby allowed, shall be fully shielded, directed down at a ninety degree (90°) angle, and otherwise designed so as to avoid any glare onto neighboring residential properties. "Shielded" means that all bulb/light sources and cover portion of a fixture that transmit light shall not extend beyond/below the opaque portion of such fixtures so the bulb/light source is not visible from general side view.

   C.   Height: In general, the height of exterior lighting features shall not exceed the predominant height of the principal building to which it relates.

   D.   Neon Or Glass Tube Illumination: Neon around windows or glass tube illumination around windows is prohibited.

   E.   LED Lighting: The use of LED lighting is encouraged in lieu of the more conventional exterior lighting. LED lighting is required to be used for any lighting of a fuel station canopy in order to minimize light overspill on adjoining properties and light pollution.

   F.   Lights Off: Except for building entrances, loading docks, advertising signage, or security lighting as identified by the community development director, all lights shall be turned off at ten o'clock (10:00) P.M. local time and remain off until six o'clock (6:00) A.M. local time. (Ord. 16-10-27, 10-3-2016)

   A.   The visibility of in line retail space or any stand alone stores should not have their visibility blocked along arterials by outlots or other commercial development. Outlots are encouraged to be located along internal entrances creating a commercial gateway into the centers.

   B.   Orient buildings that promote views through and into the commercial center. Sight lines of large major tenants within the development shall be maintained.

   C.   If required, outlots along arterials should be sacrificed in order to maintain open sight lines of the major tenants and in line retail space attached to the major tenants.

   D.   Orient single freestanding buildings and their primary facades and primary pedestrian entrances toward streets.

   E.   Position pedestrian entrances to buildings so they are easily identifiable from interior drives and parking lots. (Ord. 16-10-27, 10-3-2016)

   A.   Standards And Guidelines:

      1.   Design parking lots to avoid dead end aisles.

      2.   Where a dead end aisle is necessary, adequate space for unimpeded turnaround must be provided.

      3.   Separate parking areas from buildings by a combination of a raised concrete walkway, pedestrian plaza or landscaping.

      4.   Design parking areas that incorporate pedestrian walkways in a manner that links buildings to the street sidewalk system. Crosswalk pavers or decorative stamped concrete is encouraged along main entrances and access points.

      5.   Divide parking areas which accommodate more than one hundred twenty five (125) vehicles into a series of smaller connected lots.

      6.   Landscape and offset portions of the lot to reduce the visual impact of large parking areas.

      7.   Avoid aligning all travel lanes in parking lots in long straight configurations.

      8.   Provide cross access easements between adjacent lots to facilitate the flow of traffic between complementary users.

      9.   All parking areas shall be surfaced with asphalt or concrete. Recycled asphalt or crushed aggregate are not allowed.

      10.   Parking stalls shall incorporate a dimension of nine (9) by eighteen feet (18').

      11.   Two-way drive aisles shall incorporate a minimum width of twenty four feet (24').

      12.   All drive-through lanes shall incorporate a minimum stacking area for five (5) vehicles.

      13.   All parking areas shall be bordered and bounded by vertical concrete curbing.

      14.   No vehicle parking or storage area shall encroach into any mandatory landscape buffers.

   B.   Parking Ratios: Except for uses in the area designated in the downtown overlay district, the minimum number of parking spaces required per parcel/use is based on the following ratios:

 

   C.   Landscape Islands; Shared Parking:

      1.   Natural ground cover versus turf grass is encouraged for landscape islands.

      2.   When opportunities exist for shared parking between different uses with staggered peak parking demand, make every effort to take advantage of this opportunity to reduce the total number of parking spaces within the development.

      3.   Provide landscaped islands at the ends of all rows of parking.

      4.   One landscape island for every twelve (12) parking spaces and all islands shall be planted with plantings. Best management practices incorporating rain gardens within landscaped islands are encouraged.

      5.   Parking bumpers in surface lots are prohibited.

      6.   Where parking spaces abut landscaped islands, medians or perimeter curbs or sidewalks, the length of spaces may be shortened by 1.5 feet to account for the car overhang, and the width of the sidewalk or landscape strip increased by that same amount. (Ord. 16-10-27, 10-3-2016)