This article provides minimum regulations, provisions and requirements for safe, aesthetically pleasing design and quality standards for all new construction, rehabilitation of buildings, additions to structures, related site work and landscape development located within the village. The purpose is to protect and foster public health, safety and welfare by the following:

(a)

Provide for safe, efficient vehicular and pedestrian circulation.

(b)

Provide for screening, landscaping, signage, and lighting.

(c)

Ensure efficient, safe, and attractive land development.

(d)

Provide for compliance with appropriate design standards to ensure adequate light and air, proper building arrangements, and minimal adverse effect on adjacent properties.

(e)

Develop proper safeguards to minimize the impact on the environment.

(f)

Ensure the provision of adequate water supply, drainage, and stormwater management, sanitary facilities, and other utilities and surveys.

(g)

Encourage modem and innovative design, construction, technology, and planning methods.

(h)

Advance and promote sound growth and continued development within the village.

The site plan review process in intended to help ensure that newly developed properties, expanded structures or redeveloped properties are compatible with adjacent development and safety, traffic, overcrowding and environmental problems are minimized to the extent possible; to protect property values and the property tax base; to protect the beauty and amenities of landscapes and developments; and fulfill its vision to preserve farmland, wetlands, shoreland areas, woodlands, wildlife habitats, open spaces and scenic views while promoting the village's goals, objectives, and polices for its physical growth and change as expressed in this chapter and the village comprehensive plan.

(Ord. No. 10-147, § 13.0(1), 7-27-2010)

This article applies to all new, or expansion of, multi-family, commercial, institutional and recreational, and industrial development, related site work and landscape development within the village. The zoning administrator may waive a site plan review for minor projects. This article does not apply to one- and two-family residential units.

(Ord. No. 10-147, § 13.0(2), 7-27-2010)

(a)

The administration of these standards shall be vested in three areas of the village as follows: village planner, the site plan review committee (SPRC) and the village board.

(b)

It shall be the duty of the village planner in conjunction with the village building inspector to be in charge of the day-to-day administration and interpretation of this article. Enforcement of this article is charged with the village building inspector in conjunction with the village planner.

(c)

Review of the proposed developments shall be the general concern of the site plan review committee (SPRC) as established by this article. The SPRC shall review each plan as part of the entire site plan review process and approve, approve conditionally, or reject plans. No building permit shall be issued prior to plans being approved by the SPRC. No occupancy permit shall be issued until all standards contained within this article and conditions of approval have been met, unless a development agreement with the village has been executed. The SPRC shall be responsive to the applicants and their possible time constraints, and shall expedite the review process as much as possible.

(Ord. No. 10-147, § 13.0(3), 7-27-2010)

(a)

The interpretation and application of the provisions of these standards shall be held as minimum requirements for the promotion of the public health, safety, and welfare.

(b)

No structure shall be erected, converted, enlarged, reconstructed or altered, and no structure or land shall be used for any purpose nor in any manner, which is not in conformity with the provisions of these standards.

(c)

Where permitted and prohibited uses, site and landscape regulations, building design criteria, off-street parking signage and loading requirements, and other regulations contained in this chapter are either more or less restrictive than comparable conditions imposed by provisions contained in any other law, ordinance, rule, resolution or regulations, the requirements that are more restrictive or which impose a higher standard shall govern.

(Ord. No. 10-147, § 13.0(4), 7-27-2010)

All new, or expansion of, multi-family, commercial, institutional and recreational, and industrial development within the village is required to receive site plan approval prior to the issuance of a building permit. Therefore, the village does hereby establish a site plan review committee (SPRC) as defined herein. Generally, the SPRC is concerned with the physical external design of buildings, site development, signage and landscaping for each project.

(Ord. No. 10-147, § 13.0(5), 7-27-2010)

(a)

Preliminary consultation. The purpose of this meeting between the developer and the village planner and/or members of the site plan review committee (SPRC) is to ensure that the developer is aware of the concepts and standards outlined by this chapter. The developer is encouraged to submit three copies of a statement outlining the general scope of the proposed project and its relevancy to such a location and a sketch plan of the development. This meeting is intended to foster cooperation between the developer and the SPRC.

(b)

Submittal requirements. The developer shall submit the following to the village planner:

(1)

Application form signed by the developer.

(2)

A site plan review fee as set forth in the zoning fee schedule, reference this code section.

(3)

Nine copies of the full-size plan set, two copies of the erosion control and stormwater management plan, and one 11 × 17 copy of the plan set and the erosion control and stormwater management plan.

(c)

Review. The site plan review committee (SPRC) shall complete the initial review of the development plans using the standards and criteria contained within this chapter, other village ordinances and the village comprehensive plan, within 15 business days following the receipt of a complete application. When a discrepancy exists, an attempt shall be made by the SPRC and developer to remedy a solution.

(d)

Decision. The SPRC shall approve, approve conditionally, or reject such application. The village planner shall submit to the developer, in writing, of the SPRC decision within 20 business days of the receipt of a complete application.

(e)

Approval. The site plan shall become effective upon issuance of a "certificate of site plan approval" by the SPRC, signed by the village planner.

(f)

Permits. No building or zoning permits shall be issued until the SPRC has issued a "certificate of site plan approval".

(g)

Revocation. Site work and building construction shall commence within one year of plan approval or in accordance with a development agreement with the village. No site plan approval shall be valid for more than 12 months from the date of approval unless a building permit is obtained and site work and building construction in accordance with such site plan has commenced.

(Ord. No. 10-147, § 13.0(6), 7-27-2010)

All buildings and structures subject to the provisions of the site plan review process shall also meet the following standards.

(a)

Construction. All new structures shall have an approved engineered foundation system.

(b)

Mechanical equipment. All mechanical equipment (whether electrical or mechanical, for the purpose of air circulation, temperature regulation or other, regardless of location, be it on the roof or ground) shall be enclosed or screened. Roof mounted equipment shall be integrated into the design of the structure, enclosed or screened to the extent possible.

(c)

Knox box. All buildings shall have an approved knox box for use by the village fire department. This box shall meet the specifications and placement requirements of the fire department and/or emergency services.

(d)

Fire protection. The SPRC may require a 20-foot emergency vehicle access drive around the building to ensure adequate fire protection. This requirement will reviewed on a case-by-case basis.

(e)

Loading docks. Loading docks shall be screened from view from a public street. The SPRC may waive this requirement if a development abuts two or more streets, in which case, the SPRC shall decide which street the loading docks shall be screened from.

(f)

Surface of off-street parking areas. All off-street parking areas and any driveway shall be hard surfaced with asphalt, concrete or other material to provide a durable, dust-free surface. The SPRC may waive this requirement for the area in the rear yard for an industrial use.

(g)

Site access. Adjacent developments are encouraged to share a common access driveway.

(h)

Protection of natural features. All development shall preserve, enhance, or protect existing natural features when possible.

(i)

Timing of landscape improvements. All landscaping shall be completed before final occupancy is granted. If it is not possible, due to weather conditions, then the applicant shall enter into a development agreement with the village which specifies a planting schedule and submit a bond or letter of credit in the amount for the cost of completing such landscaping as required in the landscape plan.

(j)

Maintenance. It shall be the responsibility of the owner and/or lessee of the principal use, uses, or building to perform the necessary maintenance of all buildings, structures, landscaping, including mowing, trimming, watering, and fertilization of all grass, ground cover shrubs or trees, and the removal of dead or waste material. The exterior walls and roof of buildings shall be maintained in a clean, orderly, and attractive condition; free of cracks, dents, punctures, breakage and other forms of visible marring. Materials that become excessively faded, chalked, cracked, chipped, damaged or otherwise deteriorated as reasonably determined by the SPRC shall be replaced, refinished, repaired or repainted in accordance with the order of the building inspector within 180 days of such defect.

(Ord. No. 10-147, § 13.0(7), 7-27-2010)

Plans which are submitted for review shall be drawn to an appropriate scale on sheets of uniform size, recommended at 24 inches × 36 inches or 11 inches × 17 inches. A total of nine complete sets shall be submitted to the village planner. All site plans shall include, as a minimum, all the information listed in this subsection. From time to time, the SPRC may require additional information to perform the review, upon request the developer shall supply such information to the review committee.

(a)

Letter of application. The following shall be included, in letter or report form, to provide additional information not typically found in a plan set:

(1)

Proposed use of land and building(s).

(2)

Total number of employees.

(3)

Hours of operation.

(4)

Total number of units (if residential).

(5)

Total occupancy of building (if assembly type use).

(6)

Number, type, and size of vehicles stored outside (excludes customer parking).

(b)

Building plan. The building plan shall show and include the following:

(1)

All requirements of the particular zoning district in which the property is located shall be met.

(2)

Design. Building elevations for all proposed and existing structures.

(3)

Materials and colors. Wall, roof, and trim materials and colors shall be submitted and indicated on the plan.

(4)

Plans. Floor plans, for each story, and section showing wall openings and building projections.

(5)

Utility. Locations of all exterior HVAC, utility and other mechanical equipment shall be identified.

(6)

Fire prevention devices. Detail on fire detection, fire alarm, and other safety devices, including fire suppression, sprinkler, standpipe, and restaurant hood suppression systems shall be provided for review and be approved by the village fire chief. A knox box may be required as a condition of approval.

(7)

Roof mounted equipment. All roof mounted equipment shall be identified and shall be screened from view from adjacent roadways.

(c)

Site plan. At a minimum, site plans shall show and include the following:

(1)

All requirements of the particular zoning district in which the property is located shall be met.

(2)

Name, location, developer and designer of project.

(3)

Date of plan preparation.

(4)

Scale and North arrow.

(5)

Property dimensions and setbacks.

(6)

Location, identification and dimensions of existing and proposed.

(7)

Topography (two-foot contour interval).

(8)

Significant vegetation, natural features, wetlands, etc.

(9)

Public rights-of-way and easements.

(10)

On-site drives including widths and turning radii, walkways and parking facilities, including traffic flow.

(11)

Buildings and incidental structures.

(12)

Freestanding signage, light fixtures, fences, etc.

(13)

Loading docks and dumpster areas.

(14)

Landscaping details and planting schedules.

(15)

Color rendering of all building elevations, including signage and listing of finish materials. Samples of exterior finish materials may be required.

(16)

Listing of site statistics, including gross square footage of both site and building.

(17)

On-site soil erosion control plan.

(18)

Surface water holding ponds, drainageways, drainage patterns with flow directions.

(19)

Location of all existing and proposed utilities including hydrants.

(d)

Landscape plan. The proposed landscape plan shall be submitted with the site plan or may be made part of the site plan and shall, at a minimum, show and include the following:

(1)

All requirements of article IX, Landscape and Screening Standards, shall be met.

(2)

The location and dimensions of all proposed open space areas required to meet the minimum open space requirements of the applicable zoning district.

(3)

New development on vacant properties or reconstructed facilities must comply with the landscaping and open space requirements of the applicable zoning district.

(4)

The location of all proposed building, storage areas, parking areas, sidewalks, fire lanes, and trail corridors.

(5)

Identification of all proposed vegetation, including symbols, quantities, botanical and common names of all plant material and whether the plant is balled, burlapped, potted or bare root.

(6)

The location, common names, and approximate size of all existing vegetation to be saved.

(7)

Show all species to scale of mature crown diameter or spread.

(8)

Typical sections, in detail, of berms, fences, retaining walls, planter boxes, etc.

(e)

Stormwater and erosion control plan. All stormwater and erosion control plans shall comply with chapters 105 and 113, Construction Site Erosion Control and Post-Construction Stormwater Management.

(f)

Utility plan. The utility plan shall be submitted with the site plan or may be made part of the site plan and shall generally show the location of all existing and proposed utilities, including sewer and water; storm sewers/drainage ways; electrical and gas. In addition, the developer shall consult with the appropriate sanitary district, electrical, gas, phone, and cable providers.

(Ord. No. 10-147, § 13.0(8), 7-27-2010)

If the SPRC denies the application for a site plan or approves the site plan with conditions, the applicant may appeal the decision to the plan commission. A notice of appeal must be filed with the village planner no later than 15 days after receipt by the applicant of the decision of the SPRC. Failure by the applicant to file an appeal in accordance with the foregoing provisions shall be deemed to constitute a withdrawal of the application or satisfaction with the conditions. The plan commission shall act as promptly as practical on any appeal. The plan commission shall approve, approve with conditions, or reject the site plan by formal action. If the plan commission approves the site plan, a building or zoning permit may then be issued, provided that all other requirements of this chapter and other village ordinances are met.

(Ord. No. 10-147, § 13.0(9), 7-27-2010)

Construction or other activities contrary to the approved site plan, or in the absence of an approved plan, shall be a violation of this article subject to the provisions of section 117-30(c).

(Ord. No. 10-147, § 13.0(10), 7-27-2010)