The purpose for the authority to establish overlay districts is to promote the city's stated goals and objectives for certain definable areas within its jurisdiction by imposing special regulations and development standards over existing zoning classifications for those areas of the city with unique land use, location, architectural and environmental characteristics that may not be adequately addressed under any of the zoning district classifications having theretofore been adopted by the city.

An overlay district shall be defined as a geographical area within the city's jurisdiction subject to certain zoning protection, which includes development standards and design guidelines, and which shall be based upon a city approved conceptual design, setting forth certain goals and objectives for the district.

A.

The overlay district shall consist of regulations added to the existing zoning classification of a parcel of property. Any parcel of land within an overlay district shall also be subject to the underlying zoning district regulations provided for within this title, except where specifically modified, and shall be in accordance with the conditions and requirements of both districts as specifically addressed.

B.

Where there is any conflict between the underlying zoning regulation of a property and the overlay district, the more restrictive regulation shall govern.

C.

The park city zoning map shall reflect both the underlying zoning district of a parcel of property and the overlay district classifications.

A zoning overlay district shall be created in the same manner and pursuant to the same procedure for zoning text amendments to the Park City Zoning Ordinance.

A.

Exterior improvements or work, including but not limited to new construction, reconstruction, exterior renovation, new or relocated or altered parking lot lights, new or relocated or altered signage, landscaping, demolition, paving, or any other action that would alter property in an overlay district, are hereby prohibited unless the property owner, or anyone acting on behalf of the property owner, obtains a "certificate of appropriateness" (CA) permit, in addition to all other permits required by the city's municipal code, zoning code, and other ordinances, laws and regulations.

B.

Any applicant seeking a CA permit must file with the city clerk twenty copies of a site plan and all other applications documents that comply with all of the listed required contents contained in Table 2 located within Chapter 17.16 of the Park City Zoning Ordinance, and depicts the buildings, landscaping and improvements as regulated by each overlay district.

C.

A CA permit shall not issue until such time as the zoning board of appeals conducts a review of the site plan review to determine if the proposed exterior improvements or work complies with the intent and regulations of the specific overlay district in which the property is located.

D.

The zoning board of appeals shall conduct the site plan review at one of its public meetings, with the posting of an agenda in compliance with the Illinois Open Meetings Act. After such site plan review, the zoning board of appeals shall issue a recommendation to the city council as to whether the proposed exterior improvements or work complies with the intent and regulations of the specific overlay district in which the property is located. Thereafter, the city council shall consider the recommendation of the zoning board of appeals and act upon the application for the CA permit, and either issue or deny such CA permit.

E.

The site plan review by the zoning board of appeals required above shall not be subject to the public notice requirements in Section 17.16.060 of the Park City Zoning Ordinance entitled "public notice."

The regulations contained within Chapter 17.44 of the Park City Zoning Ordinance entitled "nonconformities" are hereby incorporated in its entirety herein as if fully set forth, with the amendments, exceptions and additions provided below. Nonconformities in existing buildings, structures, signs, landscaping, parking lot lights, street lights, accessory waste or trash storage screening and other conditions of properties within an overlay district that do not comply with the regulations of that overlay district shall be construed as "standards nonconformities" as defined in Section 17.44.020(C)(3) of the Park City Zoning Ordinance, and all regulations within Chapter 17.44 of the Park City Zoning Ordinance shall apply thereto. Section 17.44.030 of the Park City Zoning Ordinance is hereby amended to require the elimination of nonconformities to buildings, structures, signs, landscaping, parking lot lights, street lights, and accessory waste or trash storage screening when routine maintenance, repairs, or reconstruction occurs costing more than thirty-three percent of the value of the specific building, specific or of all existing street lights, or of all of the accessory waste or trash storage screening on the property being maintained, repaired or reconstructed. Section 17.44.070 of the Park City Zoning Ordinance is hereby amended to add buildings, structures, signs, landscaping, parking lot lights, and other conditions of properties within an overlay district that do not comply with the regulations of that overlay district that shall be subject to the regulations contained within that section.

A.

There is hereby created a Greenleaf Corridor Overlay District (GCOD), which shall consist of those properties depicted on the Park City Zoning Map. No exterior improvements or work, including but not limited to new construction, reconstruction, exterior renovation, new or relocated or altered parking lot lights, new or relocated or altered signage, landscaping, demolition, paving, or any other action that would alter property in the GCOD, shall be performed upon any property located within the Greenleaf Corridor unless such improvements or work comply with the requirements of this Section 17.37.070.

B.

Signs Regulations.

1.

Maximum Height: No ground sign located within the GCOD shall exceed the height of fifteen feet in height above ground level and shall not exceed three hundred square feet in area for each side of the sign.

2.

Architectural Features: All ground signs located within the GCOD must be integrated with architectural and site landscape features, and must contain at least two of the following architectural features: i.) pitched roofs or pediments, gables, broken pediments, rounded or segmental pediments at the top of the sign, and ii.) columns, molding, or other ornamentation located at the sides of the sign.

3.

Sign Materials: All ground signs located within the GCOD must contain a brick base of a minimum of one foot in height constructed of the same type of brick used on the building located upon the property. The posts or framing around the face of the ground sign must be clad in brick; wood; or vinyl type materials, plastic type materials, or metal type materials with a wood type texture. Frontlit or Backlit signs may be used, provided the face of the sign is surrounded with wood; brick; or vinyl type materials, plastic type materials, or metal type materials with a wood type texture and the sign contains the architectural features required above.

4.

Lettering: All ground signs located within the GCOD shall contain consistent fonts and colors for each listed business name or phrase located on the sign. Multi-colored lettering within listed business names or phrases is prohibited. Florescent colors on signs are prohibited. Business logos with different fonts or colors shall be permitted.

5.

Landscaping: All ground signs must be surrounded with landscaping consisting of brick or stone borders surrounding the sign, and plant materials that will soften the appearance of the sign without obscuring the sign's visibility.

6.

All signage on a property shall be depicted in the site plan submitted to the zoning board of appeals for approval, and all signage upon property within the GCOD must be constructed and maintained in substantial conformity with the approved site plan for the property.

C.

Landscaping Regulations.

1.

Parking Lot Landscaping: For every six parking spaces there shall be at least one canopy tree planted. The trees shall be planted in islands between parking spaces, at the ends of aisles, between aisles or between parking rows. The minimum width of a planting island shall be five feet of pervious material suitable as a planting medium.

2.

Street Landscaping: For each one hundred feet of street, four canopy trees shall be planted on each frontage of a street.

3.

Lot Landscaping: For each acre of land not covered by impervious surfaces (roads, parking, buildings, or walks) there shall be at least six canopy trees, six understory or evergreen trees, and a mixture of perennial flowers, shrubs, and bushes designed to soften the appearances of the lot, planted pursuant to the site plan approved by the zoning board of appeals. Landscaping shall create a logical transition to adjoining development, screen incompatible issues, and minimize the visual impact of parking lots on adjacent sites and roadways. Landscaping shall not be installed within ten feet of a roadway, upon which turf shall be installed and maintained. No landscaping shall be installed in such a fashion to obstruct the view of traffic on any public or private street from any entrance or exit of any property located within the GCOD.

4.

Trees: All canopy trees shall be three-inch caliper. Understory trees shall be two-inch caliper, and evergreens shall be seven to eight feet in height.

5.

Landscaping shall be depicted in the site plan submitted to the zoning board of appeals for approval, and all landscaping upon property within the GCOD must be constructed and maintained in substantial conformity with the approved site plan for the property.

D.

Building Material Regulations.

1.

The exterior wall coverings of buildings located upon properties located within the GCOD shall consist of brick with accent materials, such as stone or architectural concrete. Such brick shall be dark red, reddish brown, or brown in color. Glass, concrete block, metal, wood, and vinyl exterior wall coverings are prohibited. The prohibited materials may be permitted only if the zoning board of appeals finds the buildings to have sufficient architectural detailing so as to be of the same architectural quality and character as buildings built with the brick.

2.

Building materials used for exterior wall coverings for each building shall be depicted in the site plan submitted to the zoning board of appeals for approval, and all such building materials used for exterior wall coverings upon property within the GCOD must be constructed and maintained in substantial conformity with the approved site plan for the property.

E.

Architectural Feature Regulations.

1.

Large exterior wall expanses of straight horizontal and vertical lines in buildings located on properties within the GCOD should be avoided. Each and every wall of a building located within the GCOD shall have at least two incidents of vertical and horizontal articulation (changes in wall lines such that the wall is not a straight horizontal or vertical line) or architectural projection, such as, but not limited to, porticos, recesses, pilasters, columns, or changes in building height or roofline.

2.

Flat primary building entranceways to buildings located within the GCOD are prohibited, and every primary building entrance used by the public shall have at least one design element to identify the entrance, such as a canopy, portico, recess, or archway.

3.

All buildings located within the GCOD shall have pitched roofs. Flat roofs are prohibited.

4.

All architectural features and roofs for each building located within the GCOD shall be depicted in the site plan submitted to the zoning board of appeals for approval, and all buildings must be constructed and maintained in substantial conformity with the approved site plan for the property.

F.

Park Lot Lighting and Street Lighting Regulations.

1.

Lighting shall be provided along Greenleaf Street, in parking areas, and around buildings located within the GCOD that will provide illumination to allow pedestrian traffic to travel upon sidewalks along Greenleaf Street, to allow building occupants and visitors to enter and exit buildings, and to building occupants and visitors to access parking lots safely. Such lighting shall comply with all ordinances and regulations of the city, and such lights shall be the same model or similar in theme to the Model RSL-350 Series Luminaire, by Holophane, Inc., and shall feature a minimum fourteen-foot pole with a decorative base.

2.

Street lights installed along Greenleaf Street shall comply with all city ordinances and be the same model or similar in theme to the Model RSL-350 Series Luminaire, by Holophane, Inc., and shall feature a minimum fourteen-foot pole with a decorative base.

3.

Parking lot lights and light fixtures located upon buildings shall be consistent with and similar in appearance to the specific model of street light used throughout the city.

4.

All street lights, parking lot lights and light fixtures located upon buildings within the GCOD shall be depicted in the site plan submitted to the zoning board of appeals for approval, and all such street lights, parking lot lights and light fixtures located upon buildings must be constructed and maintained in substantial conformity with the approved site plan for the property.

G.

Accessory Waste or Trash Storage Regulations.

1.

Where dumpsters or common waste storage facilities are used, they shall be located in such a fashion to be screened from view from public roads or residential areas. The area where a dumpster and/or garbage cans are stored shall be fully enclosed with a wood or masonry fence (or other durable low maintenance materials approved by the zoning board of appeals). Gates shall be provided to enclose the dumpster and/or garbage cans and such gates shall be kept closed. The area shall be landscaped, with hedges planted to screen the wall and one canopy, understory, or evergreen tree per fifty feet of perimeter wall.

2.

All accessory waste or trash storage screening within the GCOD shall be depicted in the site plan submitted to the zoning board of appeals for approval, and all such accessory waste or trash storage screening must be installed and maintained in substantial conformity with the approved site plan for the property.