Darien City Zoning Code
CHAPTER 17
27 Design Review Standards
§ 17.27.010 Relationship of building to site design standards.
[Ord. 247, 2007]
The intent of this section is to incorporate into a site plan the design standards for commercial, multi-family and industrial development. In particular, the site plan should integrate natural resources, buildings, parking and landscaping into a functional and aesthetic solution, which are desired of Village of Darien character. The design standards will incorporate the Village of Darien comprehensive land use plan as well as the municipal zoning code to insure compliance with all Village of Darien's intended values.
§ 17.27.020 Application process.
[Ord. 247, 2007]
A.
The applicant requests a pre-application project review. While this is optional, it is strongly encouraged for large projects, complex projects, visually sensitive areas, or in situations in which the applicant is uncertain about meeting the design standards.
B.
Applicants must submit a completed application and 15 copies of the required information listed in the submission requirement section to the Village Clerk 14 days before the regularly schedules public meeting of the Plan Commission.
C.
The Village Clerk distributes one complete set of documents to each commission member at least seven days before the commission's public meeting.
D.
The commission has 30 days to review the project (with a completed design review), from the time a completed application is received. A completed application must respond to all of the appropriate requirements of this chapter. However, the commission may elect to defer official action, which goes beyond 30 days, if more information is needed.
E.
The applicant shall be available to present and explain how the project meets the design conditions of the Village of Darien character. The commission reviews the materials and approves, approves with conditions, or denied the applicants project proposal.
§ 17.27.030 Site standards.
[Ord. 247, 2007]
A.
The areas of green space must be located to provide resource protection, transitions between adjacent sites and as a visual transition between the public roads and the building, or parking lot. The majority of the green space allotment should be on the side facing the street or highway.
1.
Where open space, natural resources or topographic patterns contribute to the beauty and utility of the area, they should be incorporated into the design of the new development.
2.
There is a stated percentage of the parcel, which is required to be maintained in green space in the respective zoning district section of the municipal code (this does not include impervious surface areas such as buildings and parking areas). Design solutions need to demonstrate that adequate levels of green space are provided. Most importantly, it is the location and quality in which the green space is incorporated into the design of the new development.
B.
The arrangement of all functions, uses and improvements must be designed to reflect positive Village of Darien characteristics.
C.
Where appropriate, the design solution should incorporate existing natural features, such as forested areas, streams and steep topography.
D.
The size, shape, scale and location of the structure(s) need to be architecturally compatible with the existing site features.
E.
Where appropriate, the site design needs to integrate the proposed landscaping/open space into the adjacent landscaping, open space or forested area.
F.
Buffering of mechanical equipment, trash dumpsters, loading areas and open storage areas is required. Suitable screening types include opaque fences, and a mixture of dense evergreen/deciduous landscaping.
G.
All newly installed utility services and service revisions necessitated by exterior alterations shall be placed underground.
H.
The use of landscape buffers may be required between incompatible land uses, which necessitate strong visual separation. A minimum distance of 20 feet is generally required with landscape plantings of deciduous and evergreen trees and shrubs.
I.
Parking areas need to be carefully designed to fit the site and with sensitivity to location, size and perimeter screening. This is especially critical if the Village is to maintain Village of Darien character rather than an expansive parking lot appearance. The commission will review parking area site design performance which includes the following:
1.
In cases where quality woodlands exists, existing tree areas shall be preserved between the parking area and the right-of-way;
2.
The location of the parking areas relative to the public roads, and building-parking area should be placed at the side or rear of the building and away from direct public view;
3.
When options for side yard and rear yard parking do not exist, front yard parking (between the building and public road) will require an effective landscape setback;
4.
Parking areas with 10 or more spaces will require perimeter landscaping to visually reduce the adverse parking area impacts;
5.
New developments with large parking space requirements will need to demonstrate that they will not provide an urban parking lot appearance. This will require design attention, which locates the parking in the least visual impact area, includes perimeter landscaping, interior plant islands and incorporates several smaller parking areas to meet parking space requirements. The commission will determine when these additional performance standards are needed.
§ 17.27.040 Building design standards.
[Ord. 247, 2007]
The intent is not to restrict developments to a predetermined architectural style. However, for approval, new developments must meet the expectations of the Plan Commission by clearly demonstrating how the building design maintains or enhances the Village of Darien character. The building design must avoid presenting an appearance of either monotonous similarity, or excessive dissimilarity with appropriate existing structures. The building standards are intended which prevent these extremes.
A.
Architectural style is not restricted, however, extremes of style, which do not fit Village of Darien character, are to be avoided.
C.
All sides of a structure should receive full design consideration. A facade unrelated to the rest of the building is not in keeping with acceptable design.
D.
All projections and mechanical details such as louvers, exposed flashing, flues, vents, gutters, and downspouts are to be recognized as architectural features and shall be treated to match the color of the adjacent surface or an approved complementary color.
E.
If the commission finds the project to be a large structure, or structures, the design must avoid a monolithic ("big box") appearance of frontages and rooflines. Breaking up building sections, or changes in roofline must diminish the large "box" massing of such a structure. (Industrial and suburban commercial zoned areas are exempt from this requirement).
F.
If the commission finds the project to be unusually large, or if it is likely to become a Village landmark, or if it is in a visually prominent area, or if it is located so as to become part of the Village's gateway, the design must acknowledge the special impact the project would have on the entire community, by addressing the design solution in an exemplary manner.
G.
The signage and lighting fixtures must be compatible with the architectural design.
H.
The clustering of commercial structures is desired.
I.
New building development must avoid:
1.
The look of franchise architecture;
2.
Buildings, which advertise by appearance (i.e., storage buildings);
3.
Buildings which demand visual attention through the use of bold colors and materials which are not found to be positive in meeting Village of Darien character;
4.
Buildings in industrial areas with the appearance of large metal buildings which lack design details or are otherwise without the positive attributes of Village of Darien character;
5.
The appearance of the "big box" visual character.
§ 17.27.050 Landscaping design standards.
[Ord. 247, 2007]
The intent is to provide a landscape design, which preserves existing natural vegetation and incorporates additional locally native plants, which complement the plant communities and ecosystem of the area. The aesthetic intent is to improve the appearance of all areas, incorporating green space into the development in ways that harmonize and enhance the natural and built environment and respect the principles of naturalistic landscaping. The landscaping plan should indicate:
A.
A dominant visual character for the landscape design which maintains or creates a strong appearance of Village of Darien character and development in a natural setting; and avoidance of a design concept which creates large city character;
B.
The size, species and location of plant materials to be retained, or placed on the site;
C.
The percentage of the site which will be maintained in green space and the green space setback distance between the highway property line and the building and/or parking lot;
D.
As appropriate, planting concepts which meet the needs of front yard plantings, building entry plantings, building corner plantings, side yard plantings, screening of storage or service areas from public view, parking lot perimeter plantings, larger parking lot interior plantings, plantings related to signage, and buffer plantings at the property edge which effectively screen within three years what the commission deems incompatible land uses;
E.
The planted size of shade trees should not be less than 1 1/2 inch caliber (diameter measured six inches above ground) and eight feet in height; conifers (evergreen) trees should be at least four feet in height; shrubs should be of good nursery stock and provide effective landscape development within three years of planting;
F.
Plant material, which provides interest in structure, texture, color and its ultimate growth pattern. Trees and shrubs which are characterized as problematic species (i.e., Willow trees) or exotic cultivars which provide highly showy aesthetic patterns, such as red or bronze summer foliage or variegated leaf patterns, are to be avoided;
§ 17.27.060 Exterior lighting design standards.
[Ord. 247, 2007]
The intent of the exterior lighting design standards area to provide the necessary lighting which reflects Village of Darien character by intensity, location, placement, color and overall design integrated with the total development, rather than lighting which is typical of urban conditions. These standards will be utilized in addition to the requirements of the Village of Darien Municipal Code Section 17.66.070.
A.
All exterior lighting should balance on-site needs for safety, security and aesthetic affects, with off-site impacts from public view.
B.
All exterior lighting shall be part of the architectural and landscape design concept in color, location and type of lighting.
C.
In general, the height of exterior lighting fixtures shall not exceed the height of the building to which it relates.
D.
The height, location and direction of lighting must be designed and located in such a manner as to be shielded from the direct view of the highway user, and shielded above to reduce night sky illumination.
E.
Exterior lighting shall be designed in a manner, which does not permit an adverse effect upon neighborhood properties, especially residential property.
F.
Sign lighting concepts, which provide direct illumination from a shielded light source, rather than interior sign lighting is preferred.
§ 17.27.070 Signage design standards.
[Ord. 247, 2007]
The intent is to encourage creative, distinct and effective signs, which are appropriate for the individual proprietors, yet meets the community design standards of Village of Darien character and promotes a positive signage image. The design standards area intended to foster signage, which respects the residential and scenic open space character of the Village. Sign design review is limited to the aesthetic and appropriateness of sign appearance and is separate from the conditions included in the Village's sign ordinance. The following concepts and standards will be used to review signs for design approval:
A.
Identification of businesses from moving cars must be balanced with the visual impact of signs on the Village's image. Restraint in site design can aid in identification, since small simple signs identify business with less confusion, limit counterproductive sign competition and protects the quality of the landscape.
B.
Every sign shall be designed as an integral architectural element of the building and site to which it principally relates, and where appropriate to Village of Darien Character, shall be compatible with signs on adjoining premises and not compete for attention.
1.
Sign Type. The first step in site design is selecting the most appropriate type of sign. The three most common types of signs are wall signs, projecting signs, and freestanding signs. The choice of sign type depends upon the surroundings and the attention one desires to attract. For example, freestanding signs are best used in situation where there is a large setback from the road, where the attention of people in fast moving vehicles is being sought, or where there are several uses in one building or complex. Projecting signs and wall signs are best uses where the attention of people in slow moving cars or pedestrians is desired.
2.
Sign Message. Whatever sign type is used, simplicity is the key factor to good design and readability. An effectively designed sign utilizing bold, easily-recognized symbols and clear crisp lettering will identify a business or activity efficiently and attractively, enhance the area in which it is located, and complement the general appearance of the Village. Pictures, symbols and logos can add individuality and character to signs, in addition to making them easier to read. The most common problems in commercial areas are an overabundance of signs that are often excessively large, all of which contributes to "sign overload." This creates a visually chaotic situation in which no one sign gains the advantage, since the competing signs tends to cancel each other out, in an unsuccessful bid to catch the buyer's eye.
3.
Sign Color. Restraint should be exercised when selecting colors. On most signs, no more than three colors should be used; one for background (preferably dark), a contrasting color for the lettering, and a third color perhaps for emphasis (such as for borders, motifs, or shading lettering to give it a three-dimensional look). Exceptions occur when an illustration is incorporated in the sign; in such cases it is important that complementary colors be used. In selecting the principle colors for a sign, colors, which complement the general tone of the building, are needed.
4.
Sign Materials. Proper supplies shall be used to prevent loose materials (including peeling paint, paper or other material), the lack of excessive rust, the lack of excessive vibration or shaking, and the presence of the original structural integrity of the sign, its frame and other supports, its mounting and all components thereof.
5.
Signage Landscaping. Freestanding signs will generally require low and medium height plants to provide a positive design appearance for the sign and site appearance.
6.
Master Sign Plan. When more than one sign is proposed for a parcel, the applicant must submit for approval all of the proposed and existing signage. The intent is to develop and follow a coordinated sign plan with regard to:
§ 17.27.080 Relationship to adjacent site design standards.
[Ord. 247, 2007]
The intent of this section is to achieve design appearance compatibility among separate individually owned parcels, which visually appear as one continuous development. The applicant has the burden of clearly demonstrating how the proposed project has the aesthetic qualities to meet the visually continuous compatibility test. Design solutions might include:
A.
Proposing a building that is smaller, or compatible, in design style, materials, color and landscaping with the adjacent development, which meets the intent of positive Village of Darien character.
B.
In situations in which the architectural expressions are different, yet acceptable to the standards, strive for a strong landscape transition between properties using trees and shrubs or existing natural vegetation, which reduces the visual dominance of the buildings.
C.
In situations in which the land uses are incompatible, or the adjacent development is below the minimum standards for Village of Darien character, the new development should develop a landscape plan, or utilize existing vegetation, to fully buffer the adjacent property from view.
D.
Project features which are judged to have negative visual impacts upon adjacent properties, such as parking lots, service entrances, loading zones, mechanical equipment and storage areas, shall be buffered from the view of adjacent properties.
§ 17.27.090 Highway commercial and cluster development design standards.
[Ord. 247, 2007]
The intent of this section is to provide design review guidelines and standards, which protect against the negative aspects of highway "strip" commercial and encourage development, which responds to the principles of nodal, or cluster commercial development. Highway "strip" commercial tends to visually blight the roadside and generally lack the design qualities, which are desired in maintaining or enhancing Village of Darien character.
A.
Alternatives exist to commercial "strip" zoning along roadway frontage by using some basic modifications to traditional zoning approaches. The following approach offers the Village of Darien a real opportunity to protect the unique characteristics desired in Village of Darien character.
1.
Commercial Cluster Development. Commercial development requires new buildings to be sited in groups, with varying setbacks and well-landscaped areas between the structures and the roadway, thus maximizing open space around each cluster and helping to preserve scenic views and the Village of Darien character of the surrounding landscape.
2.
Nodal Commercial Development. Nodal development requires new business to be grouped at major intersections, rather than being lined up along the entire length of a highway. Designating business zones only at such intersections and maintaining the land between major intersections in a less intensive use, such as low-density housing, could implement this development type.
B.
Criteria to determine whether new development is highway commercial "strip" development or "node/cluster development."
2.
Components of Typical "Strip" Commercial Highway Development.
a.
Numerous large freestanding and portable signs;
b.
Large expanses of unscreened surface parking;
c.
Little or no landscaping of public or private property;
d.
Few or no pedestrian improvements;
e.
Above-ground utilities and overhead lights;
f.
Numerous poorly delineated and closely spaced driveway access points;
g.
A generally uncoordinated approach to the design, location and planning of various public and private improvements;
h.
Typically results in "visual blight" with excessive individual signage, along with buildings and stored products competing for the passing motorists' attention;
i.
Owners tend to value individual or "franchise design" over community image;
j.
Most parcels are usually built to the maximum allowed, i.e., only buildings and parking;
k.
Little or no design review;
l.
Architecture and signage provides an appearance of "Anywhere U.S.A.";
m.
Parcels are "planned" and developed one at a time, with little relationship among them;
n.
Most are the result of just zoning, without good planning; or just from poor planning areas;
o.
They typically develop into the "Villageless highway" rather than the "highwayless Village."
3.
Components of Typical "Node/Cluster" Highway Commercial Development.
a.
"Nodes" are generally limited to major intersections;
b.
Strong relationships exist between land planning, zoning, and design review;
c.
Off-premise signage not allowed;
d.
Are meant to be compact/central development;
e.
Buildings are located to the front of parcel with parking behind the building;
f.
Buildings are often individual (clustered together) or singular with considerable architectural interest and pedestrian scale (no big boxes);
g.
Building architectural fits the land use, site, neighbors and community norm (not franchise driven);
h.
Extensive landscaping in parking areas, building entry/corners/foundation;
i.
Existing trees/shrubs retained and incorporated into the design to the extent possible;
j.
Do not strive to "max-out" the parcel with buildings and parking;
k.
Coordinated sign plan which fits the architecture, type of retail use and is discrete in appearance;
l.
Attempts to "fit" with the area's overall image and provide a positive "sense of entry";
m.
New cluster development may have a green-space "buffer" between the highway and the development.
C.
To control against "strip" development requires three strategies. First, the comprehensive land use plan needs to incorporate the community's priority for highway development, i.e., "strip" or "cluster." Second, the zoning ordinance needs to support the intent of the land use plan. Third, there needs to be design review of proposed developments to insure compliance of the plan's design intent.
D.
Using the information in this chapter and all other relevant Village ordinances, the applicant must clearly demonstrate that new highway commercial development will not provide "strip" commercial characteristics. In addition, the new commercial development must demonstrate that the design follows the design review standards for Village of Darien character.
§ 17.27.100 Submission, completion, performance assurance and appeals process submission requirements.
[Ord. 247, 2007]
The intent of this section is to provide the commission with sufficient information to make an informed design review decision and maintain a clear record of the decision. A completed application form supplied by the Village is required. As appropriate, drawings and other documentation, which illustrates in scale and relationship to project components, and the features of the design. This must be documented in a manner, which can be clearly understood by the commission. The commission will establish the determination of necessary documentation.
A.
Site Plan and Specifications. A site plan and specifications are required which contain the following information (this may require a separate site plan, landscape plan and architectural plan):
1.
Name of proposed development;
2.
Name, address and telephone number of the owner, subdivider, engineer, land surveyor and land planner;
3.
Date, graphic scale and north point;
4.
Location of the proposed development by government lot, quarter section, township, range, and county, and a location map showing the relationship between the plan and its surrounding area;
5.
The exterior boundaries of the proposed development referenced to a corner established by the U.S. Public Land Survey, and the total acreage encompassed thereby;
6.
The location of existing property lines, buildings, drives, streams and water courses, dry runs, lakes, marshes, rock outcrops, wooded areas, environmental corridors, and other similar significant features within the development;
7.
The location, right-of-way width and names of any adjacent existing streets, alleys or other public ways, easements, and railroad and utility rights-of-way within or adjacent to the proposed development;
8.
Proposed access to the site, on-site parking stalls and adjacent roads. Also delineate traffic flow (with directional arrows) and directional signage, if any, that is considered essential;
9.
Mapped two-foot contour intervals of existing and proposed grades for that portion of the site, which will be altered by development and mapped contours as a transition into the undisturbed portion of the site. Spot elevations should be used in combination with proposed contours to indicate the elevation of retaining walls, steps, water flow direction, etc.
10.
Indicate areas with existing natural vegetation and basic information about species, size and condition;
11.
Indicate areas with existing vegetation will need to be removed;
12.
Locations of existing (to remain) and proposed buildings for the site, and all buildings on adjacent sites which are within 50 feet of the development site's boundaries. Also, the external dimensions of buildings and distances from the property line;
13.
Accurate location of all proposed landscaping (this may require a separate landscaping plan) which indicates the plant species (both common and scientific names are preferred); tree size (a measurement of tree diameter six inches above ground) and height of proposed conifer trees;
14.
General layout and size of all lots;
15.
A preliminary listing of dwelling unit counts by single-family, two-family, three-family, four-family and multifamily types and the approximate area devoted to nonresidential uses;
16.
The location, height, size and design of all proposed signage;
17.
Surface material proposed for the parking, storage and access drives;
18.
Exterior lighting concept and location;
19.
Location and screening proposal for all dumpsters, storage areas and service areas;
20.
The location of all present and proposed utility systems including:
21.
Basic dimensions of buffers and setbacks;
22.
Approximate percentage of the parcel in green space (both natural and landscaped) and percentage in impervious space (building, parking, surfaced storage and drive access);
23.
Provisions for handicapped persons under requirements of the Americans with Disabilities Act;
24.
The preliminary development schedule indicating the approximate timing of the proposed development.
B.
Elevations. Complete exterior elevations of all proposed buildings and existing buildings if they are joined to new development.
C.
Material Sample. Material samples need to be presented at the commission meeting, including color and material type for walls and roof.
D.
Completion Requirement.
1.
The applicant must begin and substantially complete, an approved project within two years from the date of final approval. If the project is not completed within the required time, the design review approval expires.
E.
Performance Assurance.
1.
The intent is to allow applicants a reasonable opportunity to complete landscaping and other site improvements prior to occupancy. In some situations the commission may exercise its authority to require bonding prior to issuance of a building permit.
a.
Landscaping or other site improvements required pursuant to an approved design review plan shall be installed prior to the issuance of certificate of occupancy or final inspection, unless the property owner submits a performance assurance device committing the installation of landscaping or other site improvement within nine months. In no case shall the property owner delay completion for more than nine months from occupancy.
b.
Performance assurance devices shall take the form of one of the following:
i.
A surety bond executed by a surety company authorized to transact business in the state in a form approved by the Village Board;
ii.
Cash;
iii.
A letter of credit, approved by the Village Board, from a financial institution stating that the money is held for the purpose of development of the landscaping or other specified site improvement.
c.
If a performance assurance device is employed, the property owner shall provide the Village with an irrevocable notarized agreement granting the Village and its agents the right to enter the property and perform any required work remaining undone at the expiration of the assurance device.
d.
If the property owner fails to carry out provisions of the agreement and the Village has reimbursable costs or expenses resulting from such failure, the Village shall call on the bond or cash deposit for reimbursement. If the amount of the bond or cash deposit exceeds the cost and expense incurred by the Village, the remained shall be released. If the amount of the bond or cash deposit is less than the cost and expense incurred by the Village, the property owner shall be liable to the Village for the difference.
e.
The commission may elect to require bonding prior to issuance of a building permit in situations in which extensive landscaping is needed, locations are deemed visually sensitive or where there is a poor history of compliance.
F.
Appeals Process.
1.
The intent is to reach design review agreement between the applicant and the commission.
2.
In the event that the applicant finds the decision, or action, in appropriate an appeal may be taken to the Village Board. Such an appeal shall be initiated by a written request to be placed on the Village Board's agenda for consideration. The appeal must include the action being questioned and the specific grounds upon which the appeal is made. Such request must be received by the Village Board no later than 30 days after the date of the decision being appealed. The Village Board shall conduct a review and within a reasonable period of time make a finding which affirms, affirms with conditions, reverses or remands to the commission with instructions. The finding by the Village Board shall be final, subject to judicial review.
§ 17.27.110 Discretionary information.
[Ord. 247, 2007]
In some situations, less information may be required than indicated in this section. What information is required for design review is entirely of the commission's choosing. However, in situations where developments are large or complex, or are in environmentally sensitive areas, or are in visually sensitive areas, it will require additional submission material to provide the commission with a complete understanding of the nature of the proposed project. This may include, but is not limited to:
A.
Site photographs depicting the site and its relationship to adjoining sites;
B.
A landscape plan showing all existing natural land features, trees, forest cover and water sources, and all proposed changes to these features including size and type of plant material. Water sources will include ponds, lakes, streams, wetlands, floodplains and drainage retention/detention areas;
C.
Sites with steep slopes or unique natural features may require mapped contours at less than two-foot intervals;
D.
Location, species of trees and condition for wooded areas undergoing new development;
E.
Architectural renderings of perspectives and elevations in full color.
§ 17.27.120 Relationship to other ordinances.
[Ord. 247, 2007]
The intent of the design review standards ordinance is to have full support, cross-listing and integration among the appropriate Village codes. This is especially important among the comprehensive land use plan, zoning ordinance, sign ordinance and design review standards.
A.
Nothing included in this chapter shall supplant, alter, replace or amend in any way existing zoning requirements, sign requirements, construction codes, or other criteria as established by the Village for purposes of zoning, signage and building permit application.
B.
In the event of any changes, alterations, or deviation from the projects initial design review approval during the county application process, or thereafter, such changes must be resubmitted to the commission for design review reconsideration, and as necessary, re-approval.
§ 17.27.130 Maintaining approved design conditions.
[Ord. 247, 2007]
The intent of the appropriate design review elements of natural resources, site design, building design, landscaping, lighting and signage is that they will be maintained in a continued good appearance to sustain an overall high quality Village of Darien character. However, even the best initial designs can be compromised by improper and inadequate maintenance. Such maintenance problems decrease property values and provide a negative impact on the entire Village. Therefore, it is a necessary function of design review to be concerned about continuing maintenance. For some design elements it will start with the selection of appropriate materials, which can sustain the weather and low to moderate levels of maintenance. For other design elements, annual design maintenance will be essential. For still others, such as landscape plants, careful maintenance is essential and with plant failure it will be necessary to replace dead trees and shrubs. The accumulation of debris, trash and rubbish needs to be avoided.
Developments that receive design approval are expected to continue to maintain, or improve the property appearance as judged by the design review criteria, throughout the active life of the development including; short-term, seasonal, or long-term closure. It is within the responsibilities of the Village's design review authority to insure the maintenance of approved design conditions.
§ 17.27.140 Enforcement.
[Ord. 247, 2007]
The Village Board or their designated agent shall be the enforcing official. The Village Board will establish penalty.
§ 17.27.150 Severability.
[Ord. 247, 2007]
If any section, subsection, sentence, clause or portion of this chapter is for any reason held to be invalid by a court of competent jurisdiction, the remainder of this chapter shall not be affected.
§ 17.27.160 Definitions.
[Ord. 247, 2007]
Unless specifically defined elsewhere in the design review ordinance, definitions are provided to clarify the following commonly used terms:
The outward aspects of the development, which are visible to the public and adjacent properties.
The aesthetic design of a building or group of buildings, which includes the site design, landscape development, and signage, which meets the conditions of Village of Darien character and complements rather than dominates a forested setting.
Buildings which present a large monolithic appearance of frontages and roofline and otherwise lack the various planes, projections, bays, dormers, setbacks and rooflines to provide pedestrian scale design for on-site users and appropriate Village of Darien character from the public viewing areas.
An area of land identified on a site plan in which landscaping is used to provide a transition between use areas to effectively reduce the environmental, aesthetic, and other impacts of one type of land use upon another.
A development pattern in which uses, buildings and parking are grouped or "clustered," rather than spread evenly along highways.
For the purpose of this chapter it includes the full range of uses identified under commercial zoning.
A series of design activities which describe the standards by which new development will be judged for appropriateness in meeting Village of Darien character.
Buildings, which follow the prototypical corporate design standards and present an appearance, which is repeated without regards to regional, local and site appearance conditions.
Signs, which adhere to prototypical corporate, design standards and present an appearance, which is expected to maintain Village of Darien settings.
The full range of industrial land uses recognized in the zoning ordinance.
Any combination of living plants (such as grass, ground cover, shrubs, trees) and nonliving landscape material (such as rocks, pebbles, sand, mulch, fences or pedestrian paving materials).
Equipment, devices and accessories, the use of which is used for heating, ventilating, air conditioning, and similar purposes; and without appropriate screening or design can create an adverse visual impact.
For the purpose of this chapter, it includes apartments, condominium, town houses and other forms of attached or higher density housing. Single-family and duplexes are not included under design review.
Any plant species with a geographic distribution indigenous to the Village of Darien and its immediate surrounding communities. Plant species indigenous to areas outside the Village (and adjacent communities) and introduced by humans are not native vegetation.
A planting concept in which the choice of species and placement provides an aesthetic appearance of a native community or looks natural.
A process, which will insure the completion of landscaping or the site improvements in situations where the applicant fails to complete the activity in a reasonable period.
Area design standards that encourage flexibility and innovation of design in which more than one solution is possible, but the development must meet the performance strategies and relevant design standards.
Natural and cultural resource strategies, which are established to guide new development towards a desired future condition for the Village of Darien.
Design standards, which generally dictate a specific type of design condition as a requirement of approval in meeting appropriate Village of Darien character development.
A structure or planting which conceals from view public ways the area behind such structure or planting.
A plan prepared to scale, showing accurately and with complete dimensioning the boundaries of a site and the location of all buildings, structures, uses and principle site design features proposed for a specific parcel of land.
A linear "strip" of development which tends to fronts on both sides of well-traveled roads, extend inward for one parcel, generally designed with high vehicular access, excessive signage, limited landscaping, franchise or uncoordinated architecture and area primarily developed for auto uses.
Refers to the Village of Darien.
The feeling associated with South Eastern Wisconsin based on a unique identity and other memorable qualities in which the image of development lacks large city characteristics.