Crete City Zoning Code

ARTICLE VII

BUSINESS DISTRICTS

Sec. 28-291.- Generally.

(a)

The requirements for each business district contain a statement of purpose detailing the intent and any special requirements for each district.

(b)

Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions of this chapter and other relevant village ordinances. Any use not listed as a permitted use may be provided if the board of trustees affirms that the nonlisted use is similar in nature and clearly compatible with the listed permitted uses of that district.

(c)

Special uses, as herein listed may be allowed in the zoning districts indicated, subject to the issuance of a special use permit in accordance with the provisions of division 6 of article II of this chapter. An application for a special use permit for a nonlisted use may be made if the board of trustees has affirmed that the nonlisted use is similar in nature and clearly compatible with the listed special uses of that district.

(d)

Unless specifically permitted otherwise by the board of trustees, all permitted and special uses in all business districts are subject to the following conditions:

(1)

All activities shall conform with the performance standards established for the I-1 limited industrial district, (subsection 28-311(i)).

(2)

A performance bond, irrevocable letter of credit, certificate of deposit or other guarantee of improvements for an amount determined by the village engineer in a form approved by the village attorney shall be provided to guarantee all requirements of this chapter not completed at the time of the issuance of an occupancy permit or business license.

(3)

Any detached accessory buildings shall be subject to all regulations of this chapter applicable to the principal structure.

(f)

All permitted and special uses shall be subject to the special provisions of the district they are located in.

(g)

Lot size requirements shall be expressed in terms of minimum lot area and minimum lot width. A variance from the required lot area and lot width shall only be required under the provisions of division 4 of article II of this chapter.

(h)

Yard requirements shall be expressed as minimum building setback line from the front, corner side, interior and rear lot lines. A variance from the specified yard requirements shall only be allowed under the provisions of division 4 of article II of this chapter.

(i)

Building bulk limitations shall be expressed as maximum building heights and maximum floor area ratio. A variance from any building bulk limitation shall only be allowed under the provisions of division 4 of article II of this chapter.

(j)

All signs located in business districts shall be in accordance with the regulations established in article I of this chapter.

(k)

Off-street parking and loading facilities, accessory to uses allowed in business districts shall be in accordance with the regulations established in article IX of this chapter.

(l)

Uses already established on May 28, 1982 shall be subject to the provisions of article III of this chapter.

(Ord. No. 850, § 5.0, 5-24-82)

Sec. 28-292. - B-1 central business district.

(a)

The B-1 central business district is intended to maintain the quality and character of the existing central business district while allowing for expansion and redevelopment. This section shall apply to such district.

The B-1 district shall be located to include all commercial uses in the downtown area. Future expansion of the district shall be limited to areas located within 200 feet of an exterior boundary line of the B-1 district.

(b)

The following uses are permitted in the B-1 district:

(1)

Retail distribution of goods, such as, but not limited to:

Antique stores;

Apparel stores;

Appliance stores;

Art and school supply stores;

Art gallery;

Bakery;

Bicycle store, sales, rental and repair;

Billiard and pool hall;

Book and stationery store;

Business supply store;

Camera stores;

Candy and confectionery stores;

China and glassware stores;

Dairy products store;

Department stores;

Drapery store;

Drug store;

Dry goods store;

Floor coverings store;

Floral shops;

Furniture store;

Gift shop;

Grocery and food store;

Hardware store;

Hobby shop;

Home appliances and furnishing store;

Ice cream stores;

Jewelry store;

Leather goods and luggage stores;

Locksmith;

Meat markets;

Music store;

Notions store;

Office supplies and stationery store;

Paint and wallpaper store;

Pet shop;

Radio, television and stereo sales;

Record store;

Shoe store;

Sporting good store;

Tobacco shop;

Toy store;

Variety store.

(2)

Service establishments, such as, but not limited to:

Bank or savings and loan;

Barber or hairstyling shop;

Beauty parlor;

Business, music, art, dance or commercial school;

Cleaner, self-service;

Cleaning and dyeing, pick-up and delivery store only;

Clothes pressing and repair shop;

Currency exchange;

Detective agency;

Dressmaking;

Electrical (TV, radio, appliance) repair;

Employment agency;

Financial institution;

Laundry or dry cleaner, self-service or pickup only;

Loan company;

Locksmith;

Messenger, telegraph;

Painting and decorating;

Photographers, commercial studio;

Plumbing, heating, cooling, roofing, plastering, electrical, general contractor or similar building trade offices;

Printing shops;

Sharpening and grinding;

Shoe repair;

Tailor;

Travel agency.

(3)

Professional, commercial, organizational offices, such as, but not limited to:

Accounting, auditing or bookkeeping;

Architect's or planner's offices;

Artist's studio;

Attorney and law offices;

Better business bureau office;

Business and management consultant;

Chamber of commerce office;

Chiropodists office;

Chiropractor's office;

Credit agency;

Dentist's office;

Doctor's, surgeon's, physician's office;

Insurance agency;

Investment company;

Labor union;

Land surveyor's or engineer's office;

Medical or dental clinic;

Merchant's association;

Newspaper or other periodical offices;

Optician's office;

Osteopath's office;

Political organizations;

Psychiatrist's or psychologists office;

Real estate office;

Security and commodities broker;

Trade association.

(4)

Public, quasi-public or governmental buildings or facilities such as, but not limited to:

Essential services;

Federal, state, county facilities;

Municipal buildings;

Museum or art gallery;

Police and fire stations;

Post office;

Public library;

Public utility establishments.

(5)

Recreational facilities, such as, but not limited to:

Billiard or pool hall;

Bowling alley;

Clubs and lodges;

Gymnasium or health club or spa;

Indoor arcade or amusement hall;

Indoor skating rink;

Indoor tennis or racquetball club;

Movie theatre-indoor.

(6)

Food or beverage serving establishments, such as, but limited to:

Restaurants, excluding fast-food and drive-in;

Bar, tavern or lounge;

Ice cream parlor;

Catering establishments.

(7)

Accessory uses and buildings incidental to and on the same zoning lot as the principal uses and subject to the provisions of section 28-246.

(c)

The following special uses may be allowed in the B-1 district subject to the provisions of division 6 of article II of this chapter:

(1)

Drive-in banking facilities.

(2)

Fast-food or drive-in restaurants.

(3)

Package liquor store.

(4)

Planned development—Business, in accordance with division 7 of article II of this chapter.

(5)

Residential units subject to the following provisions:

Buildings intended exclusively for residential purposes are not permitted.

In buildings containing a business, dwelling units are not permitted below the second floor.

No floor of any building shall contain both business and residential uses.

The minimum lot area per apartment unit (contained in section 28-277, subsection (d)) and the building bulk limitations (section 28-277, subsection (f)) of the R-4 district.

(6)

Brewery or winemaking facility subject to the following conditions:

No residential use in the structure;

Proper licensing in accordance with Illinois state statute, currently 235 ILCS 5/Article V;

Limited to a maximum of 360,000 gallons annual production on site of fermented or malt liquor such as wine, cider or beer, excluding distilled spirits and liquor obtained by distillation;

Permitted free product sampling (or a cost less than production cost) for consumption on the premises to any one consumer in any one day of no more than three separate two ounce portions; and sale of product sampling for consumption on the premises;

Retail sale of product produced on the premises for consumption on the premises, or packaged sale for on or off premises consumption;

Permitted wholesale sales in accordance with the state license obtained.

(7)

Medical cannabis dispensing organization subject to the following conditions:

Maintain 24-hour, seven-day a week security operational coverage;

Not [located] within 250 feet of the property line of a pre-existing public or private preschool or elementary or secondary school or day care center, day care home, group day care home, part-time childcare facility or park district facility or property;

Not [located] within 100 feet of any residential zoning district if the public entrance faces the residential district.

(8)

Adult-use cannabis dispensing organization, subject to the following conditions:

Maintain 24-hour, seven-day a week security operational coverage;

Not located within 250 feet of the property line of a pre-existing public or private preschool or elementary or secondary school or day care center, day care home, group day care home, part-time childcare facility or park district facility or property;

Not located within 100 feet of any residential zoning district if the public entrance faces the residential district.

(d)

All permitted and special uses in the B-1 district are subject to the following special provisions:

(1)

All retail and service establishments shall deal directly with consumers. All goods produced on the premises shall be sold at retail on premises where produced.

(2)

All business, servicing or processing, except for off-street parking and loading shall be conducted within a completely enclosed building.

(3)

With the exception of motor vehicles used regularly by a permitted business no outdoor storage shall be permitted.

(e)

The minimum lot size shall be 3,750 square feet. The minimum lot width shall be 30 feet.

(f)

All buildings and structures shall adhere to the following setbacks:

(1)

A front yard setback of ten feet shall be required for all buildings and structures within the B-1 zoning district.

(2)

Rear yard, 20 feet.

(g)

The absolute building height of all uses shall not exceed 40 feet or three and one-half stories. The maximum floor area ratio shall be 2.0.

(Ord. No. 850, § 5.1, 5-24-82; Ord. No. 98-14, § 1, 6-22-98; Ord. No. 98-21, § 1, 7-13-98; Ord. No. 2012-03, § 2, 2-13-12; Ord. No. 2013-23, § 2, 12-9-13; Ord. No. 2015-12, § 2, 7-13-15; Ord. No. 2019-22, § 2, 12-23-19; Ord. No. 2019-23, § 3, 12-23-19)

Sec. 28-293. - B-2 highway service district.

(a)

The B-2 highway service district is intended to accommodate those commercial activities that rely primarily on auto-orientated consumers. This section shall apply to such district.

The district is intended to be located only along major thoroughfares where adequately sized and properly located parcels of land will allow for adequate setbacks, clear vision and safe ingress and egress.

Each B-2 district shall have at least one acre of contiguous territory.

(b)

The following uses are permitted in the B-2 district:

(1)

Retail businesses, such as but not limited to:

Agricultural implement sales and service;

Automobile accessories store;

Boat dealer;

Bicycle sales and service;

Building trades showroom and shop;

Camper sales;

Grocery store;

Machinery sales;

Mobile home sales;

Monument sales;

Motorcycle sales;

New and used car dealer;

Nurseries or greenhouse;

Recreational vehicle sales;

Sporting goods or recreational equipment sales;

Tire, battery or other motor vehicle accessories sales.

(2)

Service establishments, such as, but not limited to:

Animal hospital or clinic;

Auto driving instruction;

Auto laundry;

Auto renting;

Auto undercoating or rustproofing service;

Auction room;

Carting or express;

Equipment rental and leasing service;

Exterminating service;

Funeral parlors;

Landscaping service;

Motor vehicle repairs and servicing;

Printing shops;

Recording or sound studios;

Repair service;

Taxicab garage or facility;

Towing service.

(3)

Public, quasi-public and governmental uses, such as, but not limited to:

Public, quasi-public or governmental uses of the B-1 district;

Ambulance service;

Bus passenger station;

Federal, state, county or municipal garage;

Hospital;

Transit or transportation facilities.

(4)

Professional and commercial offices permitted in the B-1 district.

(5)

Food and beverage serving establishments permitted in the B-1 district.

(6)

Any permitted use in the B-1 central business district.

(7)

Accessory uses and building incidental to and on the same zoning lot as the principal uses and subject to the provisions of section 28-246.

(c)

The following special uses may be allowed in the B-2 district subject to the provisions of division 6 of article II of this chapter.

Adult-use cannabis dispensing organization, subject to the following conditions:

(1)

Maintain 24-hour, seven-day a week security operational coverage;

(2)

(3)

Not located within 100 feet of any residential zoning district if the public entrance faces the residential district.

Amusement establishments, including archery ranges, shooting galleries, kiddie parks, golf driving ranges, pitch and putt, miniature golf courses, arcades;

Automobile service station;

Brewery or winemaking facility subject to the following conditions:

No residential use in the structure;

Proper licensing in accordance with Illinois state statute, currently 235 ILCS 5/Article V;

Limited to a maximum of 360,000 gallons annual production on site of fermented or malt liquor such as wine, cider or beer, excluding distilled spirits and liquor obtained by distillation;

Retail sale of product produced on the premises for consumption on the premises, or packaged sale for on or off premises consumption;

Permitted wholesale sales in accordance with the state license obtained.

Building materials and products sales and storage;

Contractor or construction yards;

Drive-in banking facilities;

Fast-food or drive-in restaurant;

Hotels and motels;

Medical cannabis dispensing organization, subject to the following conditions:

(1)

Maintain 24-hour, seven-day a week security operational coverage;

(2)

(3)

Not [located] within 100 feet of any residential zoning district if the public entrance faces the residential district.

Model homes and garage displays;

Package liquor store;

Planned development, business in accordance with division 7 of article II of this chapter;

Stadiums or auditoriums;

Warehousing and storage facilities, excluding junkyards;

Wholesale establishments.

(d)

All permitted and special uses are subject to the following provisions:

(1)

All outdoor sales space shall be provided with a permanent durable and dustless surface and shall be graded and drained as to dispose of all surface water.

(2)

All materials not on display for retail sale to the public shall be concealed from adjacent properties and public rights-of-way by an opaque fence, wall, hedge or earth berm not to exceed eight feet in height.

(3)

With the exception of ingresses and egresses, sidewalks, and permitted signs, a 20-foot strip of land adjacent to and running parallel to the front and corner side yard (where applicable) for the width or depth of the lot shall be landscaped. Landscaping shall consist of a combination of the following materials: Grass, trees, low-living plant materials and defined areas of non-living groundcover materials.

(e)

With the exception of a planned development, a separate ground area herein called the "zoning lot" shall be designated, provided and continuously maintained for each structure containing a permitted or special use. The minimum lot area shall be 15,000 square feet. The minimum lot width shall be 90 feet.

(f)

All buildings and structures shall adhere to the following setbacks:

(1)

Front yard, 45 feet, with a 20-foot landscaped buffer in accordance with the special provisions of this district.

(2)

Corner side yard:

Abutting a major thoroughfare, 45 feet;

Abutting a secondary arterial street or collector street not designated as a major thoroughfare, 35 feet;

Abutting any lesser type street, 25 feet;

All corner side yards shall provide a 20-foot landscaped buffer in accordance with this chapter.

(3)

Interior side yard, 15 feet, 25 feet when abutting a residential district.

(4)

Rear yard, 30 feet.

(g)

The absolute building height of all uses shall not exceed 40 feet or three and one-half stories. The maximum floor area ratio shall be 1.5.

(Ord. No. 850, § 5.2, 5-24-82; Ord. No. 2012-03, § 2, 2-13-12; Ord. No. 2015-12, § 2, 7-13-15; Ord. No. 2019-22, § 2, 12-23-19; Ord. No. 2019-23, § 3, 12-23-19)

Sec. 28-294. - B-3 office and research district.

(a)

The B-3 office and research district is intended to provide areas for office and research uses which have only limited contact with the general public and have physical compatibility with the existing uses of the surrounding areas. This section shall apply to such district.

(b)

The following uses are permitted in the B-3 district:

(1)

Professional and business offices, such as, but not limited to:

Accounting, auditing and bookkeeping office;

Architects, or planner's office;

Attorney or law office;

Better business bureau office;

Business and management consultant;

Chamber of commerce office;

Charitable or civic organization, excluding meeting halls or facilities to serve as group gathering facilities for same which require parking in excess of that accommodated on-site;

Chiropodist's office;

Chiropractor's office;

Credit agency;

Dentist's office;

Doctor's, surgeon's or physician's office;

Investment company;

Insurance offices;

Labor union offices;

Land surveyor's or engineer's office;

Medical or dental clinic;

Merchant's association;

Newspaper or other periodical offices;

Optician's office;

Osteopath's office;

Political organization;

Psychiatrist's or psychologist's office;

Real estate office;

Security and commodities broker;

Trade association.

(2)

Research establishments engaged in medical, chemical, electronic, electrical, statistical and other similar research uses where products are not manufactured for sale or distribution.

(3)

Banks, savings and loan and other financial institutions excluding drive-in facilities.

(4)

Funeral parlors.

(5)

Public, quasi-public or governmental buildings permitted in the B-1 district.

(6)

Reserved.

(7)

Residential use; a one-dwelling unit may be allowed when an existing residential structure is converted to a permitted B-3 district use.

(c)

The following special uses may be permitted in the B-3 district subject to the provisions of division 6 of article II of this chapter:

Adult-use cannabis dispensing organization, subject to the following conditions: Maintain 24-hour, seven-day a week security operational coverage; not located within 250 feet of the property line of a pre-existing public or private preschool or elementary or secondary school or day care center, day care home, group day care home, part-time childcare facility or park district facility or property; not located within 100 feet of any residential zoning district if the public entrance faces the residential district.

Any drive-in facilities.

Medical cannabis dispensing organization, subject to the following conditions: Maintain 24-hour, seven-day a week security operational coverage; not located within 250 feet of the property line of a pre-existing public or private preschool or elementary or secondary school or day care center, day care home, group day care home, part-time childcare facility or park district facility or property; not located within 100 feet of any residential zoning district if the public entrance faces the residential district.

Planned developments-office and research in accordance with the provisions of division 7 of article II of this chapter.

(d)

All permitted and special uses shall be subject to the following provisions:

(1)

All business, servicing or processing shall be conducted within completely enclosed buildings.

(2)

With the exception of ingresses and egresses, sidewalks and permitted signs a 20-foot strip of land adjacent to and running parallel to the front and corner side yard (where applicable) for the width or depth of the lot shall be landscaped. Landscaping shall consist of a combination of the following materials: Grass, trees, low-living plant materials and defined areas of non-living groundcover materials.

(e)

With the exception of planned developments, a separate ground herein called a "zoning lot" shall be designated, provided and continuously maintained for each structure containing a permitted or special use. The minimum lot area shall be (15,000) square feet. The minimum lot width shall be 90 feet.

(f)

All structures shall maintain the following setback:

(1)

Front yard, 40 feet, with a 20-foot landscape buffer in accordance with the provisions of subsection (d)(2) above.

(2)

Corner side yard, 25 feet, with a 20-foot landscaped buffer in accordance with the provisions of subsection (d)(2) above.

(3)

Interior side yard, ten feet; when adjacent to a residential district, 20 feet.

(4)

Rear yard, 20 feet.

(Ord. No. 850, § 5.3, 5-24-82; Ord. No. 2013-23, § 2, 12-9-13; Ord. No. 2019-22, § 2, 12-23-19; Ord. No. 2019-23, § 3, 12-23-19)

Sec. 28-295. - B-4 planned commercial center district.

(a)

The B-4 planned commercial center district is intended to provide areas of land, for development as planned commercial centers. This district should encourage the development of planned centers with ample off-street parking and loading facilities, safe, well conceived points of ingress and egress, ample setbacks, attractive landscaping and architecture in keeping with the character of the village. Wherever possible future commercial growth should be in the form of planned commercial centers as opposed to the "strip commercial" pattern of development.

This section shall apply to such district.

All requests to rezone property to a B-4 district shall be processed as a planned development in accordance with the provisions of section 28-143, subsection (b). A site plan in accordance with the provisions of this chapter shall be approved by the board of trustees prior to the issuance of any building permits for areas zoned B-4 on May 28, 1982.

(b)

Any use of the B-1 district shall be a permitted use.

(c)

The following special uses may be allowed in the B-4 district subject to the provisions of division 6 of article II of this chapter:

Any special use allowed in the B-1 district, except residential uses.

Any permitted use allowed in the B-2 district, except residential uses.

Any special use allowed in the B-2 district.

Casino.

Racetrack.

Residential use - one dwelling unit per zoning lot and subject to the restrictions in subsection 28-392(c)(5)a—d.

(d)

The following provisions shall apply:

(1)

All retail and service establishments shall deal directly with consumers. All goods produced on the premises shall be sold at retail on premises where produced.

(2)

(3)

(4)

A traffic impact study conducted by a traffic engineer licensed by the state (mutually agreed on by the board of trustees and the developer), detailing the projected traffic impact of a proposed development shall be prepared if any of the following occur:

The developer requests points of ingress and egress other than those allowed under subsection 28-291(d)(3);

The proposed commercial center will require more than 100 parking spaces under the provisions of this chapter;

If in the opinion of the plan commission the development as proposed would create traffic problems;

Such study shall be paid for by the developer.

(e)

Each B-4 district shall have at least three acres of contiguous territory. Each B-4 district shall have at least 150 feet of frontage on arterial or secondary arterial street.

(f)

For the purpose of this section the entire parcel used for a commercial center shall be considered a single zoning lot. All buildings and structures shall adhere to the following setbacks:

(1)

Front yard, corner side yard or any portion of a B-4 district abutting a dedicated street, 45 feet, with a 20-foot landscaped buffer in accordance with the provisions of subsection (d)(3) above.

(2)

Interior side yards and rear yards or any portion of a B-4 district that does not abut a dedicated street, 30 feet.

(3)

For any planned commercial center to be located on more than 20 acres an additional ten feet shall be added to all setback requirements.

(g)

The absolute building height of all structures shall not exceed 40 feet or three and one-half stories. The maximum floor area ratio shall be 1.0.

(Ord. No. 850, § 5.4, 5-24-82; Ord. No. 2012-03, § 2, 2-13-12; Ord. No. 2019-22, § 2, 12-23-19; Ord. No. 2019-23, § 3, 12-23-19)

Sec. 28-296. - Business buffer district, generally.

(a)

The business buffer district (the phraseology "business buffer district," "buffer zoning," and "business buffer zoning" are sometimes used hereinafter synonymously) is intended to provide a general environment for the location of businesses, which in the village and neighboring communities, have been typically located in buildings and structures having relative close proximity to the "downtown commercial area" and within buildings and structures having architectural or historical significance to the community as a whole. It is the purpose of this zoning classification to preserve the aesthetic beauty and charm commonly associated with residential areas of this nature and to promote the preservation of a "buffer" between areas of intense commercial use and areas of residential use. It is intended that by creating the business buffer district, the village authorities can impart some measure of regulation in relation to buildings and structures located within the general geography mentioned above with emphasis on enhancing the physical compatibility of existing structures with business uses.

(b)

The following uses are permitted in the business buffer district:

(1)

Professional and business offices as listed;

Accounting, auditing and bookkeeping office;

Architects, or planner's office;

Attorney or law office;

Better business bureau office;

Business and management consultant;

Chamber of Commerce office;

Charitable or civic organization;

Chiropodist's office;

Chiropractor's office;

Credit agency;

Dentist office;

Doctor's, surgeon's or physician's office;

Investment company;

Insurance office;

Labor union office;

Land surveyor's or engineer's office;

Merchant's association;

Newspaper or other periodical office;

Optician's office;

Osteopath's office;

Psychiatrist's office;

Psychiatrist's or psychologist's office;

Real estate or realtor's office;

Security and commodities broker;

Trade association;

(2)

Funeral parlor;

(3)

Art gallery or museum;

(4)

Antique store;

(5)

Apparel store;

(6)

Floral shop;

(7)

Gift shop;

(8)

Jewelry store;

(9)

Child care nursery;

(10)

Photography studio;

(11)

Public, quasi public or governmental building permitted in the B-1 district;

(12)

Single- or two-family dwelling unit.

(13)

Bed and breakfast operation, providing the new construction or conversion of existing structure complies with building code minimum room requirements.

(c)

The following special uses may be permitted in the business buffer district subject to the provisions set forth in division 6 of article II of this chapter: Restaurant or restaurants; and, planned developments (e.g., office and research facilities, as provided in division 7 of article II of this chapter).

(d)

All permitted and special uses shall be subject to the following provisions, namely:

(1)

All business, servicing or processing shall be conducted within completely enclosed buildings except when approved by a temporary use permit.

(2)

With the exception of ingresses and egresses and sidewalks, a 20-foot strip of land adjacent to and running parallel to the front and corner side yard (where applicable) for the width or depth of the lot shall be landscaped. Landscaping shall consist of a combination of the following materials: Grass, trees, low-living plant materials and defined areas of non-living groundcover materials.

(e)

Definitions. The following words and phrases, when used in sections 28-296 through 28-300, shall have the meaning set forth below, except where otherwise specifically indicated:

Appearance: The outward appearance of a building or structure which is visible to the public.

Appropriate: That which is in agreement or sympathetic, or fitting within the context of the community as a whole.

Appurtenances: An accessory building or object, which is visible to the public.

Architectural concept: The basic aesthetic idea of a building or group of buildings, or structures, including the site and landscape development, or plan, which viewed together produces the overall architectural character of the structure and improved real property.

Architectural feature: The prominent or significant part or element of a building, structure, or site.

Architectural style: The characteristic form and detail of a particular building that characterizes the overall design with reference to an historical period (e.g., contemporary, victorian or gothic).

Attractive: Having qualities that arouse interest and pleasure and are generally accepted as aesthetically pleasing to a broad consensus of observers.

Berm: A raised form of earth to provide screening, uniqueness of appearance or to improve the overall aesthetic character.

Code: Crete Municipal Code.

Cohesiveness: Unity of composition between design elements of a building or a group of buildings and the landscape development.

Compatibility: Harmony in the appearance of two or more external design features in the same vicinity.

Conservation: The protection and care that prevents destruction or deterioration of historical or otherwise significant structures, buildings, or natural resources.

Exterior building component: An essential and visible part of the exterior of a building.

External design feature: The general arrangement of any portion of a building, sign, landscaping, or structure and including the kind, color, and texture of the materials of such portion, and the types of roof, windows, doors, lights, attached or ground signs, or other fixtures appurtenant to such portions as will be open to the public view from any street, place or way.

Graphic element: A letter, illustration, symbol, figure, insignia, or other device employed to express and illustrate a message or part thereof.

Harmony: A quality that represents an appropriate and congruent arrangement of parts, as in an aesthetically pleasing arrangement of varied architectural and landscape elements.

Landscape: Plant materials, topography, and other natural physical elements combined in relation to one another and to manmade structures.

Light cut-off angle: An angle from vertical, extending downward from a luminaire, which defines the maximum range of incident illumination outward at the ground plane.

Logic of design: Accepted principles and criteria of validity in the solution of the problem of design.

Mechanical equipment: Equipment, devices and accessories, the use of which relates to water supply, drainage, heating, ventilating air conditioning and similar purposes.

Miscellaneous structures: Structures, other than the primary buildings or structures which are visible from public ways (e.g., memorials, stagings, water tanks, sheds, shelters, fences and walks, kennels, transformers, drive-up facilities).

Plant materials: Trees, shrubs, vines, groundcovers, grass, perennials, annuals and bulbs.

Proportion: Balanced relationship of parts of a building, landscape, structures, or buildings to each other and to the whole.

Scale: Proportional relationship of the size of parts to one another and to the human figure.

Screening: Structure of planting that conceals from view from public ways the area behind such structure or planting.

Shrub: A multi-stemmed, woody plant other than a tree.

Site break: A structural or landscape device to interrupt long vistas and create visual interest in a site development.

Street hardware: Manmade objects other than buildings that are part of the streetscape (e.g., lamp posts utility poles, traffic lights, traffic signs, benches, litter containers, planting containers, letter boxes, fire hydrants).

Streetscape: The scene as may be observed along a public street or way composed of natural and manmade components, including buildings, paving, planting, street hardware and miscellaneous structures.

Structure: Anything constructed or erected, the use of which requires permanent or temporary location on or in the ground.

Utilitarian structure: A structure or enclosure relating to mechanical or electrical services to a building or development.

Utility hardware: Devices such as poles, cross-arms, transformers and vaults, gas pressure regulating assemblies, hydrants and buffalo boxes that are used for water, gas, oil, sewer, and electrical services to a building or a project.

Utility service: Any device, including wire, pipe and conduit, which carries gas, water, electricity, oil, and communications into a building or development.

Village: The Village of Crete, Illinois.

(f)

General provisions incident to business buffer zoning:

(1)

Signs. The provisions set forth hereinafter in relation to signs are intended to exclusively govern the use and placement of signs within the business buffer district, irrespective to provisions set forth in article 10 of this chapter. It shall be unlawful for any person, firm, or corporation constructing, repairing, or operating a business within the village's business buffer district to use more than one sign to identify all businesses within a particular zoning lot. Also, each sign shall be located within the front yard and comply with the following conditions:

The sign shall be set back one-half of the normally required setback;

Such sign shall not exceed a height of eight feet, and 32 square feet in size;

Such sign shall be illuminated only by indirect lighting (and it shall be unlawful for any person, firm or corporation erecting, improving or operating a business within the village's buffer zoning to use electrical signs internally lighted);

Such sign shall be totally enclosed and backed, or supported, by one solid rectangular structure.

(2)

Waste material storage. Areas designed for use as temporary storage for waste materials shall be located so as to enable convenient access by scavenger services and designed so as to be aesthetically unoffensive to area structures and uses. Access to such waste material storage areas shall be designed so as to promote safety in the removal of waste materials and provide for the general health, safety, and welfare of people residing within the immediate area. No access area shall be located so as to create a hazard to the movement of traffic in the immediate area thereof. Each waste material storage facility shall be directly accessible to each business use that is intended to be served thereby and shall be fully enclosed in a masonry wall not less than five feet in height or more than eight feet in height. It shall be unlawful for any person, or corporation erecting, improving, or operating a business within the village's business buffer to burn any waste materials. The location and storage of waste materials shall be maintained so as to prevent the said storage of waste from being readily visible to the general public or from being offensive or posing noxious odors to adjoining properties or persons residing in the general area thereof. The general architectural plan of such storage facilities shall be screened in accordance with the conditions set forth in the required site plan.

(g)

Zoning lot requirements. With the exception of planned developments, a separate ground herein called a "zoning lot" shall be designated, provided and continuously maintained for each structure containing a permitted or special use. The minimum lot area shall be 7,000 square feet. The minimum lot width shall be 60 feet. All structures placed within the aforementioned zoning lot shall comply with the following setback:

(1)

Front yard, 20 feet, with said yard providing a landscape buffer in accordance with the provisions of subsection (d)(2) above.

(2)

Corner side yard, 20 feet, with said yard providing a landscaped buffer in accordance with the provisions of subsection (d)(2) above.

(3)

Interior side yard, five feet.

(4)

Rear yard, 20 feet.

(Ord. No. 88-11, § 1, 6-27-88; Ord. No. 2002-37, § 1, 11-25-02)

Sec. 28-297. - Business buffer appearance.

(a)

In addition to the requirements set forth in section 28-154 (entitled "Site plans"), the appearance of any new structure or proposed remodeling of an existing structure or structures must be approved by the board of trustees only upon review and recommendation of the village's plan commission. Such proposal shall be approved only in accordance with the appearance criteria set forth hereinafter. It shall be unlawful for any person, firm, or corporation to erect or remodel a structure or structures, or operate any business, within the village's business buffer district without first making appropriate application for a certificate of approval. Such application shall be submitted in substantially the form of the following:

_____

APPLICATION
FOR
CERTIFICATE OF APPROVAL
Approval Review

Project Name: _____	Submittal Date: _____
Address of Site: _____	Zoning District: _____
Name of Owner/Manager's Rep. _____	Title: _____
Address: _____	Phone: _____
Name of Designer's Firm or Studio: _____
Address: _____	Phone: _____
Name of Designer's Rep. _____	Title: _____
Application for: Sign _____ Bldg. _____	Landscaping _____ Lighting _____
Other: _____
_____
FOR OFFICE USE ONLY—DO NOT WRITE BELOW THIS LINE
CERTIFICATE OF APPROVAL Appearance Review
This certificate that the "exterior design features" related to the above permit(s) for the site listed above have been approved by Appearances Review subject to the conditions stipulated in the minutes shown below.
	_____ Chairman, Appearance Review
	_____ Date
Excerpt of Minutes from Approval Meeting(s)
_____
_____

(b)

Appearance criteria. The following criteria shall be used [as] guidelines for determining the acceptability of the proposed appearance of structures to be erected or remodeled within the village's business buffer district. Design of the site, building and structure or structures, together with landscaping, sign placement, the placement of street hardware and miscellaneous objects and architectural features to be observed by the general public are pertinent factors to be considered in the review of and approval of the overall appearance of a particular structure and site. The following criteria are not intended to restrict imagination, innovation, or variety, but are offered to assist in focusing attention on the development of plans and designs that will maintain and achieve development of an aesthetically pleasing nature, preserve taxing values and promote the general public health safety and welfare. The appearance criteria are set forth as follows:

(1)

In relationship to both buildings and site:

The site shall be planned to accomplish a desirable transition with the streetscape and to provide for adequate planting, safe pedestrian movement and parking areas.

Site planning in which setbacks and yards are in excess of zoning restrictions is encouraged to provide an interesting relationship between buildings.

Parking areas shall be treated with decorative elements, building wall extensions, plantings, berms or other innovative means so as to screen parking areas from view from public ways.

Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing (or anticipated) adjoining buildings.

Newly installed utility services, and service revisions necessitated by exterior alterations, shall be underground.

(2)

Relationship of buildings and site to adjoining areas:

Adjacent buildings of different architectural styles shall be made compatible by such means as screens, sight breaks and materials.

Attractive landscape transition to adjoining properties shall be provided.

Harmony in texture, lines and masses is required. Monotony shall be avoided.

(3)

Elements of landscape included in these criteria consist of all forms of planting and vegetation, ground forms, rock groupings, water patterns and all visible construction other than primary and secondary buildings and utilitarian structure. Landscape criteria consists of the following:

Where natural or existing topographic patterns contribute to beauty and utility of a development, they shall be preserved and developed. Modification to topography will be permitted where it contributes to good appearance.

Grades of walks, parking spaces, terraces, and other paved areas shall provide an inviting and stable appearance for walking and, if seating is provided, for sitting.

Landscape treatment shall be provided to enhance architectural features, strengthen vistas and important axes, and provide shade. Spectacular effects shall be reserved for special locations only.

Unity of design shall be achieved by repetition of certain plant varieties and other materials and by correlation with adjacent developments.

Plant material shall be selected for interest in its structure, texture, and color and for its ultimate growth. Plants that are indigenous to the area and others that will be hardy, harmonious to the design, and of good appearance shall be used.

In locations where plants will be susceptible to injury by pedestrian or motor traffic they shall be protected by appropriate curbs, tree guards, or other devices.

Parking areas and traffic ways shall be enhanced with landscaped spaces containing trees or tree groupings.

Where building sites limit plantings, the placement of trees in parkways or paved areas is encouraged.

Screening of service yards and other places that tend to be unsightly shall be accomplished by use of walls, fencing, planting, or combinations of these. Screening shall be equally effective in winter and summer.

In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, gravel, and cobbles shall be used. Carefully selected plants shall be combined with such materials where possible.

Exterior lighting when used, shall enhance the building design and the adjoining landscape. Lighting standards and building fixtures shall be of a design and size compatible with the building and adjacent areas. Lighting shall be restrained in design and excessive brightness avoided.

(4)

Building design:

Architectural style is not to be restricted. Evaluation of the appearance of a project shall be based on the quality of its design and relationship to surrounding facilities, structures, and area.

Buildings shall be erected with a view toward scale in relation to other buildings or structures; and, all buildings shall be constructed with a view toward achieving aesthetic harmony with neighboring structures and developments. Construction materials shall have good architectural character and shall be selected for harmony with relation to adjoining buildings; and, building materials shall be selected for suitability for the type of building and design, which is proposed for a particular use. Buildings shall have the same materials (or those which are architecturally harmonious) used for all building walls and other exterior building components wholly or partially visible to the public. Materials shall be of durable quality and in the event that any design in which the structural frame is exposed to public view, the structural material shall be compatible and harmonious to surrounding structures and buildings.

Building components, such as windows, doors, eaves, and parapets shall have good proportions and relationships to one another.

Colors shall be harmonious and used only in conjunction with compatible accents.

Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from public view with materials harmonious with the building, or they shall be so located so as not to be visible from any public ways.

Exterior lighting shall be part of the architectural concept (fixtures, standards and all exposed accessories shall be harmonious with building design).

Refuse and waste removal areas, service yards, and exterior work areas shall be screened from view from public ways, using materials as stated in criteria for equipment screening.

Monotony of design in single or multiple building projects shall be avoided. Variation of detail, form and siting shall be used to provide visual interest. In multiple building projects, variable siting or individual buildings may be used to prevent monotony.

(5)

Miscellaneous structures and street hardware:

Every sign shall have good scale and proportion in its design and in its visual relationship to buildings and surroundings.

Every sign shall be designed as an integral architectural element of the building and site to which it principally relates.

The colors, materials and lighting of every sign shall be restrained and harmonious with the building and site to which it principally relates.

The number of graphic elements on a sign shall be held to the minimum needed to convey the sign's major message and shall be composed in proportion to the area of the sign face.

Each sign shall be compatible with signs on adjoining premises and shall not compete for attention.

Identification signs of a prototype design and corporation logos shall conform to the criteria for all other signs.

(6)

Maintenance—Planning and design factors:

Continued good appearance depends upon the extent and quality of maintenance. The choice of materials and their use, together with the types of finishes and other protective measures, must be conducive to easy maintenance and upkeep.

Materials and finishes shall be selected for their durability and wear as well as for their beauty. Proper measures and devices shall be incorporated for protection against the elements, neglect, damage, and abuse.

Provisions for washing and cleaning of buildings and structures and control of dirt and refuse shall be included in the design. Configurations that tend to catch and accumulate debris, leaves, trash, dirt and rubbish shall be avoided.

(Ord. No. 88-11, § 1, 6-27-88)

Sec. 28-298. - Business buffer zoning: Application procedure and general requirements for submittals.

(a)

In order to qualify for approval by appropriate village authorities, the proposed construction and remodeling of both exterior and interior of buildings and structures located within the village's business buffer shall be submitted to the appropriate village authorities in the form of a site plan. The proposed site plan shall include the following information, namely:

(1)

Scale and north arrow;

(2)

Address of site;

(3)

All property and street pavement lines;

(4)

Existing and proposed contours;

(5)

Gross area of tract stated in square feet;

(6)

In the event that parking is involved, such plan must exhibit calculations for the determination of the required number of off-street parking spaces as required by the village's zoning ordinance;

(7)

The number of spaces actually proposed;

(8)

The maximum number of employees, customers, and office vehicles that would be at the facility at any one time;

(9)

Proposed ingress and egress to the site, including on-site parking area(s), parking stalls, and adjacent streets;

(10)

An explanation as to traffic flow with directional arrows and indication as to the location of direction signs or other motorist's aids (if any);

(11)

Calculations for determining the required number of trees to be placed within the proposed parking area as well as the designation of required buffer screens (if any), between the parking area and adjacent property;

(12)

Location of all isolated trees having a diameter of six inches or more (tree masses may be shown with a diagrammatic outline and a written inventory of individual trees included);

(13)

Existing landscaping that will be retained (proposed landscaping must be differentiated and shown on the plan);

(14)

The type, size and number and spacing of all plantings; and

(15)

The location of all existing (to remain) and proposed lighting complete with routing of electrical supply and isofootcandle diagram.

(b)

Elevations. Complete elevations of all proposed construction and related elevations of existing structure (if any) are required and must contain the following information, namely:

(1)

Scale;

(2)

All signs to be mounted on the elevations; and

(3)

Designation of the kind, color and texture of all primary materials to be used.

(c)

Section profiles. Two section profiles of the site are required which must contain the following information, namely:

(1)

Scale;

(2)

Building(s);

(3)

Lighting fixtures and standards; and

(4)

Sign(s).

(d)

Material samples. Material samples are required for all major materials.

(e)

Submittal requirements. All exhibits required for the permanent file must be reduced or "reducible" to "legal sized" paper (here referring to paper having dimensions of eight and one-half inches by 14 inches). Materials prepared for the purposes of exhibits need not be limited to the aforementioned size. Three black or blue lined prints (one of which must be colored) of the proposed building and site must be submitted for presentation. An adequate number of colored photographs (polaroid type are permissible) are required to the extent that the same are necessary to illustrate the site, including buildings and other existing features and the compatibility of such features with existing neighboring structures or buildings. Also, photos may be used to illustrate installations on other sites whether in the village or other municipalities, that are similar to the subject proposal.

(Ord. No. 88-11, § 1, 6-27-88)

Sec. 28-299. - Business buffer zoning: Submittal required in specific application procedure.

(a)

Sign plans. A sign plan is required, which shall contain the following information, namely:

(1)

Scale and north arrow;

(2)

Address of site;

(3)

All property and street pavement lines;

(4)

Proposed ingress and egress to the site, including on-site parking area(s), parking stalls, and adjacent streets (applicant must delineate the traffic flow with directional arrows and indicate the location of direction signs and other motorist's aids if any);

(5)

Location of existing and proposed landscaping;

(6)

Location and height of all buildings on the site and all buildings within 50 feet of the site's boundaries;

(7)

Location and height of all existing (to remain) and proposed signs on the site, complete with route of electrical supply to signs (plan must exhibit required setbacks for sign from property lines);

(8)

Location of all existing (to remain) routing of electrical supply;

(9)

The proposed elevation of each face of the proposed sign showing the following information, namely:

All specifications including size of letters and graphics;

Description of sign and frame materials and colors including supports;

Planter box details, if provided (i.e., construction of box, materials, plant types, sizes, number and spacing);

(10)

A section profile of the proposed site containing the following information, namely:

Scale;

Buildings;

Lighting standards; and

Landscaping; and

(11)

Detailed drawings showing the following information:

Footings;

Electrical wiring diagram; and

Wind stress calculations.

(b)

Wall sign (submittal requirements):

(1)

Sign drawing. A scaled drawing of each of the proposed wall signs is required showing the following information, namely:

All size specifications, including the size of the letters and graphics;

Description of sign and frame materials and colors;

Wall anchorage details (Note: Anchorage must be interior to the sign or camouflaged).

(2)

Elevation. An elevation drawn to scale of the entire wall of the building to which the sign is to be fixed correctly locating the sign.

(3)

Detailed drawings. Detailed drawings showing the following information will be required for technical review, namely:

Electrical wiring diagram; and

Wind stress calculations.

(c)

Lighting (submittal requirements):

(1)

Site plan. A site plan is required containing the following information:

Scale and north arrow;

Address of site;

All property and street pavement lines;

Proposed ingress and egress to the site, including on-site parking area(s), parking stalls, and adjacent streets;

Existing landscaping that will be retained and proposed landscaping that will be retained and proposed landscaping; and

Location and height of all existing (to remain) and proposed lighting standards, complete with routing of electrical supply and circumference area that will be lighted by each standard.

(2)

Lighting-standard drawing. A scaled drawing of the proposed lighting standard(s) is required and should contain the following information:

All size specifications;

Information on lighting intensity (number of watts, isofootcandle diagram, etc.);

Materials, colors; and

Ground or wall anchorage details.

(Ord. No. 88-11, § 1, 6-27-88)

Sec. 28-300. - Business buffer zoning: Factors for evaluation of business buffer submittals, in general.

The following factors and characteristics will govern the evaluation by the village's authority of the design submission. All such factors affect the aesthetic appearance of the proposed development, namely:

(1)

Conformance to ordinances and the Appearance Code;

(2)

Logic of design;

(3)

Exterior space utilization;

(4)

Architectural character;

(5)

Attractiveness;

(6)

Materials selection;

(7)

Harmony and compatibility;

(8)

Circulation, vehicular and pedestrian; and

(9)

Maintenance aspects.