Evanston City Zoning Code
ARTICLE VIA
Design Review of Large Retail Establishments
[Added by Ord. No. 00-8]
§ 24-51.1 Design review for large retail establishments.
A.
Purpose. The purpose of design review for large retail establishments is to ensure that the architectural heritage of the City, its historic district characteristics and the policies of the comprehensive plan are maintained. The architectural heritage of Evanston includes many finely crafted brick structures. The use of red brick is common in many older and newer buildings, examples include the Evanston Roundhouse and Railyards, Wyoming State Hospital, Uinta County Courthouse, Depot Square, buildings within the downtown historic district, U.S. Post Office, community recreation center, human services facility, schools, churches, residential homes and various businesses. The use of light brick is also evidenced in structures such as the Uinta County School District #1 administration building, Old Town Hall, residences and businesses. The Old Post Office in the downtown historic district was constructed from grey sandstone. Other structures in the community offer the use of native stone, stucco and wood. Architectural styles include classical revival, Victorian Gothic, stick and bungalows. The Evanston 2010 Plan, "A Community Vision," is a comprehensive land use guide for future development of the City. The plan addresses the development of land uses, such as residential, commercial, industrial, transportation and pathways, public and open space, and community appearance. The plan also conveys a philosophy of economic diversification, environmental improvements, open space protection and managed growth. Creation of the plan was a long-term process that was citizen-driven, issue-oriented and value-based.
B.
Design Standards. Design standards are intended to reflect the architectural characteristics and community heritage of the City and ensure compatibility with adjacent land uses, maintain a positive community appearance and promote the policies of the comprehensive plan. All large retail establishments shall comply with the following standards:
(1)
A major building facade shall illustrate a roof line that conceals the flat roof. The facade shall include a combination of two or more architectural features such as a sloping roof, intersecting angled roof planes, overhanging eaves, an ornamental parapet wall with a minimum of two different shapes in a varied roof line which is not continuous but which is jogged or sculptured in form or other decorative feature, not including awnings. A colored manufactured metal panel roof is permitted. Roof design shall anticipate snow displacement areas.
(2)
The two most visible minor building facades shall each include an ornamental parapet wall with a minimum of two different shapes in a varied roof line which is not continuous but which is jogged or sculptured in form, that also conceals the flat roof.
(3)
A major building facade shall incorporate a combination of staggered projections and recessed areas. Within each one hundred linear foot section or portion thereof of building facade, these projections and recessed areas shall total at least thirty percent of the section and have a minimum depth of three feet. All recessed areas shall be illuminated.
(4)
The exterior surface area of a major building facade shall include at least thirty percent red or light brick, simulated brick, grey sandstone, native stone, cultured stone or wood. The remaining surface area may include these materials and decorative split-face concrete block or stucco, and:
(a)
At least twenty percent of the exterior surface area of each of the two most visible minor building facades shall include red or light brick, simulated brick, grey sandstone, native stone, cultured stone or wood. The remaining surface area may include these materials and decorative split-face concrete block or stucco; or
(b)
The exterior surface area of the two most visible minor building facades shall include forty percent decorative split-face concrete block and sixty percent painted, smooth-face concrete block or stucco; and
(c)
The exterior surface area of the least visible minor building facade, which is typically the rear of the building, may include painted, smooth-face concrete block or stucco.
(5)
A minor building facade which is not clearly visible due to a natural topographic feature, such as a hillside, shall not require a parapet wall or a twenty percent material enhancement. Painted, smooth-face concrete block may be used as a material for this facade.
(6)
Any customer entrance shall be clearly defined. This means that the entrance shall be covered with a pitched roof. A pitched roof shall include decorative support columns or may be self-supporting. Any customer entrance shall include accent lighting.
(7)
Building facade colors shall be low-reflecting, earth-toned. Building trim may feature brighter complementing colors.
(8)
A major building facade shall include a pattern of glass shapes resembling windows which may or may not be functional. The pattern may also include equivalent architectural shapes. The pattern shall total at least five percent of the area of the building facade. Customer entry and exit doors may account for a maximum of two percent of the total pattern.
(9)
All rooftop auxiliary structures shall be screened by a parapet wall or other permanent barrier or painted the same color as the roof. Section 24-36A(3) of the Evanston City Code requires that trash collection areas shall be screened from public areas, streets, alleys and adjacent areas. Section 24-36B(5) sets forth acceptable methods of buffering and screening.
(10)
A major building facade shall incorporate decorative light fixtures or fixtures that are similar to the Sternberg light fixtures within the downtown historic district. The light fixtures may be freestanding or attached to the building. Larger light fixtures that will illuminate parking areas shall complement these light fixtures and shall be designed so as to minimize illumination of adjacent properties.
(11)
Article VIII of Chapter 24, Parking, of the Evanston City Code, sets forth parking lot design standards that shall be followed. In addition to these requirements, a sidewalk plan shall be submitted which illustrates pedestrian walkways and provides for public safety.
(12)
Section 24-36 of the Evanston City Code, Landscaping requirements, sets forth landscaping regulations that shall be followed. In addition to these requirements:
(a)
A major building facade shall include landscaped areas adjacent to the building, which means abutting the building, or between the building and the parking lot access lane. Landscaped areas abutting the building shall be an area equal to at least twenty feet times thirty percent of the linear length of the major building facade. Landscaped areas between the building and the parking lot access lane shall be an area equal to at least fifteen feet times thirty percent of the linear length of the major building facade. All landscaped areas shall be irrigated and maintained;
(b)
Deciduous trees adjacent to the building shall be a minimum of four inches in caliper, measured six inches above finished grade. Coniferous trees shall be at least seven feet tall. Landscaped areas adjacent to the building shall include one tree for each three hundred square feet of landscaped area;
(c)
Section 24-59L requires all parking areas, with twelve or more parking stalls, to have a one hundred square foot planting area, including one deciduous tree, separating every twelve stalls. A large retail establishment may comply with this requirement by combining the total square footage of these planting areas into one large area within the parking lot or a series of larger planting areas within the parking lot which define vehicle and pedestrian circulation patterns. Such planting areas shall include deciduous and coniferous trees at the ratio of one tree for each seven hundred fifty square feet of planting area. Deciduous trees within the parking lot shall be a minimum of two inches in caliper, measured six inches above finished grade. Coniferous trees shall be a least five feet tall.
(13)
Article IX of Chapter 24, Signs, of the Evanston City Code, sets forth sign regulations that shall be followed, except that signs, whether wall or poles signs, for large retail establishments shall emphasize design elements of the building, through the use of similar materials, shapes and colors. This subsection does not preclude professionally manufactured signs typically used for advertising purposes by a large retail establishment.
(14)
Temporary exterior display and sales of in-store merchandise is permitted as an accessory use. The design standard plan shall illustrate the location of this area and if this area is to be fenced. Chain link fencing shall not be used. Wrought iron style fencing or similar materials with decorative support columns shall be used.
§ 24-51.2 Applicability of design standards.
This article shall apply to the following:
A.
The construction of all large retail establishments;
B.
The construction of any addition to a large retail establishment or the construction of an addition to an existing retail building which increases the total floor area of the building to twenty-five thousand square feet or more. Only the new addition shall be required to comply with design standards, but the addition shall also be designed to be compatible with the existing building;
C.
These design standards do not apply to designated historic buildings. Redevelopment of historic buildings shall maintain the historic quality and integrity of the building.
§ 24-51.3 Approval of design standards plan.
A.
A building permit shall not be issued for a large retail establishment until a plan to comply with the design standards has been approved by the planning and zoning commission or the governing body of the City pursuant to section 24-11 of this Code. Construction shall be conducted in compliance with the approved design standard plan which shall be incorporated into the building permit.
B.
An application for the approval of a design standards plan shall be submitted to the City and considered by the planning and zoning commission and the governing body of the City pursuant to Article II of Chapter 24 of the City Code.
§ 24-51.4 Approval of maintenance plan.
A.
A building permit shall not be issued for the construction of a large retail establishment until a plan to maintain the upkeep of exterior building improvements, landscaping, parking lot and site improvements and litter removal has been approved by the planning and zoning commission or the governing body of the City pursuant to section 24-11 of this Code. Failure to comply with the maintenance plan shall be deemed to constitute a public nuisance and may be abated or prosecuted as a nuisance pursuant to Chapter 14 of the Evanston City Code.
B.
An application for the approval of the maintenance plan shall be submitted to the City and considered by the planning and zoning commission and the governing body of the City pursuant to Article II of Chapter 24 of the City Code.