The purpose of the C/D (Corridor Development) District is to encourage economic development activity along the Route 16 corridor between the Cities of Charleston and Mattoon, thus expanding employment opportunities in Coles County and enhancing its tax base. This district is founded on a cooperative working relationship between those parties with an interest in encouraging the economic development in the county and facilitating quality development along the corridor. To that end, the requirements of this district are intended to encourage development that both enhances the economy of the county and the aesthetics of the area and maintains and encourages environmental quality.

(Ord. 93-4729, passed 3-16-1993; Am. Ord. 2025-5493, passed 5-6-2025)

   The C/D District extends along Route 16 and encompasses that area shown in “Appendix A”, on file in the office of the City Clerk. It is the intent of the city to annex all properties within this area. Upon such annexation, it is the intent of the city to zone such property C/D.

(Ord. 93-4729, passed 3-16-1993; Am. Ord. 2025-5493, passed 5-6-2025)

   The designation of a proposed activity as a permitted, conditional or prohibited use shall be upon the determination of the City Clerk.

      (1)   Agricultural uses and any other similar uses or enterprises customarily carried on in the field of general agriculture and not obnoxious or detrimental to the public welfare;

      (2)   Accessory structures to permitted uses;

      (3)   Commercial: retail;

      (4)   Commercial: wholesale;

      (5)   Distribution;

      (6)   Educational institutions/services;

      (7)   Health/medical services;

      (8)   Light manufacturing;

      (9)   Offices;

      (10)   Storage; and

      (11)   Planned unit development (PUD). See Planned Unit Development Code Ordinance No. 88-4851 and 2024 update.

      (1)   Asphalt plants;

      (2)   Auto salvage yards;

      (3)   Batching plants;

      (4)   Commercial feed lots;

      (5)   Concrete plants;

      (6)   Foundry;

      (7)   Hides, skins and raw furs processing;

      (8)   Junkyards;

      (9)   Landfills;

      (10)   Refuse incinerators;

      (11)   Residential uses on zoning lots smaller than ten acres in size; and

      (12)   Slaughterhouses.

(Ord. 93-4729, passed 3-16-1993; Am. Ord. 2025-5493, passed 5-6-2025)

      (1)   The minimum lot size for a zoning lot, any part of which is located within 1,000 feet of Route 16, shall be two acres (87,120 square feet).

      (2)   The minimum lot size for a zoning lot located more than 1,000 feet from Route 16 shall be one acre (43,560 square feet).

      (1)   The minimum lot width for a zoning lot, any part of which is located within 1,000 feet of Route 16, shall be 200 feet.

      (2)   The minimum lot width for a zoning lot located more than 1,000 feet from the Route 16 right-of-way shall be 100 feet.

      (1)   In order to ensure quality development and preserve views along Route 16, a corridor open space is established abutting Route 16. The open space corridor shall be located in the 100 feet closest to the property lines abutting Route 16. The 50 feet of the open space corridor closest to Route 16 shall be defined as “the front 50 feet.” The 50 feet of the open space corridor located farthest from Route 16 shall be defined as “the rear 50 feet.” Unless otherwise noted in this chapter, no activities or obstructions other than as listed in § 159.60 shall be allowed in the front 50 feet of this open space area as measured perpendicular from the property line abutting Route 16 and this area shall be planted and maintained with live landscape material.

      (2)   Parking as required under § 159.60(G) shall be permitted within the rear 50 feet from Route 16. Should parking be located within this portion of the corridor open space, it shall be landscaped as required in § 159.60(I)(4).

      (3)   Low profile ground signs as permitted in § 159.60(F)(3) shall be set back at least 25 feet from Route 16.

      (4)   Directional signs as permitted by § 159.60(F)(3)(d) shall be permitted in the corridor open space when said signs are used in indication of site ingress and egress.

      (5)   The 100-foot corridor open space is to be landscaped as required in § 159.60(I)(4).

      (6)   Pole signs as permitted by § 159.60(F)(3)(c) shall be set back at least 50 feet from Route 16.

      (7)   Signs not listed in this section are prohibited in the open space corridor.

      (1)   All structures shall be set back a distance of at least 25 feet from all front, side and rear lot lines and the corridor open space.

      (2)   In the case of zoning lots adjacent to major roads in the C/D District, all structures shall be set back a distance of at least 50 feet from the road. Major roads shall be defined as Loxa Road, Lerna Road, Old State Road and Township Road 800N.

      (1)   There shall be established a transitional yard of the first 50 feet abutting the edge of the zoning district. Open storage, refuse containers or other structures accessory or otherwise, shall not be located within the transitional yard and shall be adequately screened from view if visible from any residential lot(s).

      (2)   Every parking lot in a transitional yard shall be buffered and screened by a perimeter landscaped open space having a width of at least five feet. The landscaping and screening treatment of such space shall be designed and maintained to a height of at least three feet above the surface of the parking lot.

      (1)   Structures located on a zoning lot, any part of which is located within 1,000 feet of Route 16 shall have a maximum height of 60 feet.

      (2)   Structures located within 200 feet of the C/D District boundary shall have a maximum height of 35 feet.

      (3)   Notwithstanding the foregoing, all structures in the C/D District shall also be subject to the height limitation established by the Coles County Memorial Airport Hazard Zoning Regulations, as directed by § 159.60(B).

(Ord. 93-4729, passed 3-16-1993; Am. Ord. 2025-5493, passed 5-6-2025)

      (1)   In order for the city to support an application to the Illinois Department of Transportation for a new vehicular ingress/egress onto Route 16, the zoning lot which will gain access to Route 16 must conform to the requirements of this division (E).

      (2)   Vehicular ingress/egress onto Route 16 shall he permitted only if it:

         (a)   Is at least 20 acres in size;

         (b)   Has a minimum frontage on Route 16 of 1,000 feet; and

         (c)   Is not within 1,250 feet of an existing road or curb cut.

      (3)   As a condition of approving any development with a curb cut onto Route 16, the property owner shall grant an easement for the purpose of linking adjacent properties with an access road. Such easement shall be 50 feet in width, parallel and abutting the property line along Route 16. The access road shall be centered within the easement. Such road will be utilized in cases where an applicant meets the requirements of § 159.60(E)(2)(a) and § 159.60(E)(2)(b) but not § 159.60(E)(2)(c).

      (4)   Access roads in the C/D District will be constructed to the specifications defined in the city’s subdivision regulations, except as defined otherwise in this section. The applicant for whom the access road is constructed will bear responsibility of construction and maintenance of the access road and submit to the city a letter of credit, which sum shall ensure adequate design, construction and maintenance of the road. The terms of the letter of credit, as to period and amount, shall be established by the City Council.

      (5)   Where a zoning lot has access from a road that intersects with Route 16, the center line of the road providing that access shall be at least 150 feet from the Route 16 right-of-way.

         (a)   An accurate plot plan of the zoning lot, at a specified scale;

         (b)   The location of all buildings, parking, driveways and landscaped areas on the zoning lot;

         (c)   The computation of the maximum total sign area, the maximum area for each individual sign, the height of each individual sign and the total number of signs to be erected on the zoning lot; and

         (d)   An accurate indication on the plan of the proposed location of each present and future sign, except temporary signs need not be shown. Such plan may be amended from time to time upon approval by the Zoning Administrator.

         (a)   Maximum total sign area. The maximum total sign area for all signs on a zoning lot in the C/D District, except incidental signs, building markers and temporary signs shall not exceed the lesser of the following:

            1.   Maximum number of total square feet: 500; and

            2.   Square feet of signage per linear foot of street frontage: One.

         (e)   Computation of height. The height of a sign shall be computed as the distance from the base of the sign at normal grade to the top of the highest attached component of the sign. Normal grade shall be construed to be the lower of the existing grade prior to construction; or the newly established grade after construction, exclusive of any filling, berming, mounding or excavating solely for the purpose of locating the sign. In cases in which the normal grade cannot reasonably be determined, sign height shall be computed on the assumption that the elevation of the normal grade at the base of the sign is equal to the elevation of the nearest point of the crown of a public street or the grade of the land at the principal entrance to the principal structure on the zone lot, whichever is lower.

         (a)   Flat signs, provided that such signs shall not extend more than 24 inches from the wall or building to which they are attached, the bottom of such signs shall be at least ten feet above grade and such signs shall not cover or block any window, opening, architectural feature or architectural detail. The sign and any appurtenant devices or structural supports shall not project above the cornice or fascia of the building to which it is attached;

         (b)   Low profile ground signs, provided there shall be only one sign per street frontage and further provided that each such sign shall not exceed a height of eight feet and an area of 96 square feet;

         (c)   Pole signs, provided there shall be only one sign per street frontage and further provided that each such sign shall not exceed a height of 25 feet and an area of 125 square feet;

         (d)   Directional signs, provided the total aggregate sign area of all incidental signs shall not exceed 48 square feet and further provided that each individual sign shall not exceed a height of three feet;

         (e)   Temporary real estate signs, provided there shall be only one sign per street frontage and further provided that each sign shall not exceed an area 12 square feet and a height of five feet. Temporary real estate signs shall be removed from the property upon the completion or discontinuance of the sale of said property;

         (f)   Temporary construction signs, provided there shall be only one sign per street frontage and further provided that each sign shall not exceed an area of 12 square feet and a height of five feet. Temporary construction signs shall be removed from the property upon the completion or discontinuance of said construction;

         (g)   Temporary non-commercial signs, provided that such signs for purposes of public elections are displayed only during the duration of the campaign and shall be removed within seven days after the date of the election for which they are displayed;

         (h)   Governmental signs;

         (i)   Corporate flags, flags of the United States, the state, the city, foreign nations having diplomatic relations with the United States and any other flag adopted or sanctioned by an elected legislative body of competent jurisdiction, provided that such flags shall be limited to a total of four and each flag shall not exceed 60 square feet in area and shall not be flown from a pole the top of which is more than 40 feet in height. These flags shall be flown in accordance with the protocol established by the Congress of the United States for the Stars and Stripes;

         (j)   Building marker, provided such sign shall not exceed an area of four square feet; and

         (k)   An industrial/business park containing at least four sites or ten acres may be permitted one directory sign identifying the industrial/business park by name and identifying the occupants of the industrial/business park. Said sign shall not exceed 100 square feet in size for the first ten acres of the industrial/business park area plus 100 square feet for each additional ten-acre increment of the industrial /business park area, to a total of 400 square feet. The portion of the directory sign area dedicated any given tenant shall be deducted from that tenant's allowable sign area, as controlled by § 159.60(F)(2)(a).

         (a)   All signs except non-commercial messages shall be appurtenant to a permitted use of the property on which displayed.

         (b)   No sign shall exceed a height of 15 feet when said sign is located on a lot on which the primary use of the property is agricultural or the property is vacant.

         (c)   No sign shall be erected in any location where, by reason of its position, it will obstruct the view of any authorized traffic sign, signal or other traffic control device.

         (d)   No spotlight, floodlight or lighted sign shall be installed in any way which will permit the rays of such sign's light to penetrate beyond the property on which such light or lighted sign is located in such manner as to constitute a nuisance.

         (e)   All signs shall be imprinted with the sign owner's name and address and the sign erector's name and address. Signs not carrying such an imprint will be presumed to be owned by the person in possession of the property on which the sign is located.

         (f)   All signs shall comply with the applicable provisions of the Building Code, the Fire Code and the Electrical Code of the city.

         (g)   All signs shall be maintained in good structural condition and in compliance with all applicable city codes as well as the provisions contained in this chapter.

         (h)   No sign shall be animated in the C/D District.

         (i)   No signs shall be erected upon or project through the roof of any building nor shall any sign attached to a building extend above the roof line.

         (j)   Notwithstanding any other provisions in this chapter, the following signs shall be exempted from these regulations and need not be designated in the Master Sign Plan:

            1.   Official signs promulgated by municipalities, state government, special districts or the Department of Transportation; and

            2.   Signs affixed by public utilities to their poles and other facilities for identification.

         (k)   No sign may be erected or maintained which contains, includes or is illuminated by any flashing, intermittent or moving lights except those giving public service information such as weather, date and temperature.

         (l)   No sign may be erected or maintained which is not effectively shielded so as to prevent beams or rays of light from being directed at any portion of the traveled way of any street or road so as to cause glare or impair the vision of the driver of any motor vehicle.

         (m)   Structures for any ground or pole sign shall be more than 100 feet from any other structure for a ground or pole sign. This requirement shall not apply to structures which are separated or screened by buildings, natural surroundings or other obstructions in such a manner that only one sign facing located within such distance is visible at any one time.

         (n)   Vehicles with exterior markings of any size, identifying or advertising a commercial enterprise, shall not be stored in any front or corner side yard. Such vehicles shall also be screened from view from all adjoining properties and streets.

         (a)   Any legal non-conforming sign may continue in use and be maintained for the life of the sign in order to amortize the investment therein.

         (b)   A legal non-conforming sign shall not be enlarged upon, expanded or extended.

         (c)   Any legal non-conforming sign damaged by fire, flood, explosion, war, riot or act of God may be restored or reconstructed, provided that said restoration or reconstruction does not expand the pre-existing non-conformity and is completed within two months.

      (1)   The off-street parking requirements for uses permitted in the C/D District shall be as follows:

 

      (2)   Off-street parking shall not be located in any yards in the C/D District, except as otherwise permitted in this section.

      (1)   The off-street loading berths required for uses permitted in the C/D District shall be as follows:

 

      (2)   No loading dock shall be located in the front yard of any zoning lot in the C/D District.

      (3)   No loading dock shall be located within the open space corridor or any transitional yard.

      (4)   Screening of the loading dock shall be in conformance with § 159.60(I)(4).

         (a)   The location and dimensions of all existing and proposed structures, above- or below-ground utilities, parking lots and drives, roadways and rights-of-way, sidewalks, bicycle paths, ground signs, refuse disposal areas, bicycle parking areas, fences, freestanding electrical equipment, tot lots and other recreational facilities and other freestanding structural features as determined necessary by the City Clerk. This drawing may be incorporated with the Master Sign Plan as determined in § 159.60(F)(1);

         (b)   The location, quantity, size and name, both botanical and common, of all proposed planting materials;

         (c)   The location of existing buildings, structures and plant materials on adjacent public or private property within 20 feet of the site;

         (d)   Existing and proposed grading of the site indicating contours at two-foot intervals. Proposed berming indicating contours at one-foot intervals;

         (e)   Specification of the size and type and boundaries of all proposed ground cover;

         (f)   The location, quantity, size and name, both botanical and common, of all existing planting materials;

         (g)   Elevations of all fences proposed for location on the site; and

         (h)   Elevations, cross-sections and other details as determined necessary by the City Clerk.

         (a)   Planting materials used in conformance with the provisions contained herein shall be of good quality, of a species normally grown in Central Illinois and capable of withstanding the extremes of individual site microclimates. Size and density of plant material, both at the time of planting and at maturity, are additional criteria which must be considered when selecting plant materials.

         (b)   All landscaping materials shall be installed in accordance with the current planting procedures established by the American Association Nurserymen. The installation of all plant material required by this chapter may be delayed until the next optimal planting season, that being the period between April 1 and October 30.

         (c)   The owner of the premises shall be responsible for the maintenance, repair and replacement of all landscaping materials and barriers, including refuse disposal areas and street right-of-ways, as may be required by the provisions of this chapter.

         (d)   All landscaping materials shall be maintained in good condition so as to present a healthy, neat and orderly appearance and plant material not in this condition shall be replaced when necessary and shall be kept free of refuse and debris. Fences, walls and other barriers shall be maintained in good repair.

         (a)   The scale and nature of landscaping materials should be appropriate to the size of the structures and surrounding existing materials. Large-scaled buildings, for example, should generally be complemented by larger- scaled plants.

         (b)   Plant material should be selected for its form, texture, color, pattern of growth and adaptability to local conditions.

         (c)   Evergreens should be incorporated into the landscape treatment of a site, particularly in those areas screening parking lots.

         (d)   All shade trees and ornamental trees shall have a minimum trunk size of two and one-half inches in diameter upon installation, as measured six inches above the established ground level.

         (e)   Plant material should be placed intermittently against long expanses of building walls, fences and other barriers to minimize their stark appearance and create a softening effect.

         (f)   Planting beds should be mulched with bark chips, feather rocks or similar materials. Mulch shall not be used as a substitute for plant materials.

         (g)   Detention/retention basins and ponds shall be landscaped. Such landscaping should include shade and ornamental trees, evergreens, shrubbery, hedges, sod and/or other planting materials.

         (h)   Deciduous trees should be placed on the south and west sides of buildings to provide shade from the summer sun. Evergreens and other materials should be concentrated on the north side of buildings to dissipate the effect of winter winds.

         (i)   Existing plant materials should be, wherever practical as determined by the City Clerk, incorporated into the landscape treatment of a site. The removal of trees within public rights-of-way is expressly forbidden without the approval of the City Clerk.

         (j)   Earthen berms and existing topographic features should be, whenever determined practical by the City Clerk, incorporated into the landscape treatment of a site, particularly when combined with plant material to facilitate screening.

         (a)   Except as provided elsewhere in this chapter, the open space corridor and all transitional yards shall be devoted exclusively to landscaping. Driveways and sidewalks needed to serve a permitted use may be located within the open space corridor and transitional yards subject to the requirements of § 159.60(E) and approval of the City Clerk.

         (b)   1.   Landscaping for the open space corridor and transitional yards shall consist of a combination of ground cover, shade trees, ornamental trees and shrubs, decorative paving material and appropriate screening devices such as decorative walls or berms. The use of shade trees and ornamental trees shall be provided at the rate of one tree for every 50 linear feet of landscaped open space. Evergreen trees may be substituted for shade trees or ornamental trees upon approval of the Building and Zoning Enforcement Officer.

            2.   Ornamental shrubs shall be provided at a rate of one shrub for every 50 linear feet of landscaped open space and except as otherwise required shall be maintained at a height of not more than four feet. A mixture of shrub species shall be provided, of which at least 25% shall be evergreen. Areas not planted with shrubs or trees shall be maintained with groundcover.

         (c)   Where, as permitted under § 159.59(C)(2), parking is provided in the rear 50 feet of the corridor open space, the parking lot shall be buffered and screened by a perimeter landscaped open space having a width of at least five feet. The landscaping and screening treatment of such space shall be designed and maintained to a height of at least three feet above the surface of the parking lot.

         (a)   All refuse containers and all areas of permitted outdoor storage shall be fully enclosed by an opaque fence, wall or densely planted evergreen hedge of a height sufficient to completely screen such containers or storage areas from view from all adjoining properties and all streets.

         (b)   No refuse containers or storage areas shall be located within any required yard.

         (c)   Outdoor storage of semi-tractor trailers, heavy construction vehicles and agricultural vehicles, as permitted in this section, shall not require screening.

(Ord. 93-4729, passed 3-16-1993; Am. Ord. 2025-5493, passed 5-6-2025)

   Site plan review shall be required pursuant to the provisions of this chapter in addition to the other requirements of this code before building permits may be issued and shall apply to all uses whether permitted, conditional or accessory. The following regulations shall apply generally to all uses contained within the C/D District.

      (1)   Compatibility of a project with its environment, other land uses and existing buildings in the area;

      (2)   Compatibility of a project with the site plan review criteria for development of the Route 16 corridor, as defined in division (E) of this section.

      (3)   Compliance of a project with the use, lot and general requirements of this zoning district, as depicted in Route 16 Corridor Design Manual.

      (1)   The City of Charleston City Council;

      (2)   The City of Mattoon City Council;

      (3)   The City of Charleston Board of Zoning Appeals and Planning;

      (4)   The City of Mattoon Plan Commission;

      (5)   Coles Together;

      (6)   Coles County Airport Authority; and

      (7)   Corridor Zone Land Owners' Associations.

      (1)   Applicant will complete an application for zoning compliance in the C/D District on forms provided by the city.

      (2)   Within 15 days of receipt of an application for zoning compliance approval, the City Clerk shall schedule the applicant before the next available plan review meeting of the CRC and shall notify the public of such meeting in conformance with the requirements of § 159.05(C).

      (3)   The CRC shall conduct a plan review hearing to consider the merits of the development proposal and its compliance with the standards of the C/D District.

      (4)   Upon completion of the hearing, the CRC shall make a recommendation to the Mattoon City Council regarding compliance of the proposed development with the requirements of this section.

      (5)   The City Clerk shall schedule a public hearing before the City Council within 30 days and shall make a public notice regarding the City Council hearing, in compliance with § 159.05(C).

      (6)   Upon completion of the public hearing, the Council shall vote to approve or deny the plan or to approve the plan subject to specific modifications. The Mayor shall sign a concept plan, noting any approved or required changes from said plan, and file it with the City Clerk.

      (7)   Upon application for building permit, the City Clerk shall compare the building permit application to the filed concept plan. The building permit application must substantially conform to the concept plan and fully comply with the requirements of this section.

      (8)   Requests for departures from approved plans will be required to follow the same procedure as outlined in this chapter.

      (1)   A concept plan including the following information shall be prepared by the applicant and submitted to the CRC at the formal review meeting:

         (a)   Land use on the site;

         (b)   Land uses within 1,000 feet of the property;

         (c)   Location of available utilities;

         (d)   Property boundaries;

         (e)   Topographical data showing flood plain if any;

         (f)   Access points to the site;

         (g)   Location of buildings;

         (h)   Distances for setbacks and height;

         (i)   Tabulation of relevant lot and building data;

         (j)   Address and phone of applicant;

         (k)   Scale and north arrow; and

         (l)   Location and direction of surface and subsurface drainage and retention.

      (2)   At the time of pre-application the CRC may, by majority vote, require that the Landscape Plan as required by § 159.60(I) and Master Sign Plan as required by § 159.60(F) be presented at their formal review meeting.

         (a)   Avoid incompatibilities with larger existing users in corridor (i.e., Coles County Memorial Airport and Sarah Bush Lincoln Hospital), understanding that they are important economic development components of the corridor and county;

         (b)   Focus office, commercial and light industrial development (enclosed activities) along the frontage of Route 16 to enhance its appearance and image;

         (c)   Locate industrial uses which may have an adverse impact on the appearance and image of the corridor away from Route 16;

         (d)   Attract airport-related uses near the airport;

         (e)   Attract additional medical-related uses near the hospital; and

         (f)   Facilitate reuse or redevelopment of residential structures along Route 16 for commercial uses.

         (a)   Avoid overburdening of soil, air, water or infrastructure in the Route 16 corridor;

         (b)   Protect and enhance open/recreation uses in the study area, particularly the Charleston Country Club, the hiking/biking trail, wooded areas and creeks and rivers;

         (c)   Encourage redevelopment of older nonproductive uses;

         (d)   Build private roads to public standards;

         (e)   Protect residential uses from adverse impacts of non-residential activities;

         (f)   Minimize changes in natural terrain;

         (g)   Separate residential uses from major noise-producing sources;

         (h)   Separate internal traffic circulation from parking aisles;

         (i)   Minimize visual impact of parking visible from the street; and

         (j)   Minimize impacts of airport noise.

(Ord. 93-4729, passed 3-16-1993; Am. Ord. 2025-5493, passed 5-6-2025)