The purpose of this article is to establish a comprehensive procedures and appropriate standards for the design and landscaping of commercial, industrial and multi-family uses and thus ensure a high quality of development and redevelopment.

Site plan approval shall be required prior to issuance of building permits for all new construction and additions and for erection of structures for all private land uses except for single-family and two-family residential uses. However, any commercial, office, industrial or multi-family refurbishing, renovation or structural addition which constitutes less than twenty-five (25) percent of the existing structure's total square footage shall not require a site plan review or approval by the plan commission, but shall be subject to the review and approval of the community development director or his or her designated agent.

No certificate of occupancy shall be issued until all requirements and conditions of the site plan approval have been implemented and all improvements completed in accordance with approved plans. Any significant change to the approved site plan or elevations that affects the physical character of the buildings and/or the site, in the absence of an approved amended site plan reflecting said changes, shall cause the certificate of occupancy to be withheld until such change is approved by the village board. The village planner shall determine the significance of any such changes.

Properties receiving site plan approval shall maintain all improvements in good condition including landscape plantings and materials, painted surfaces, structures, pavement, walkway, signage, light fixtures and fences.

The plan commission shall review and recommend approval, approval with modification or denial of site plans. The village board shall approve, approve with modification, or deny site plans. Approval shall be valid for a period of one year. If after such time construction has not commenced, or if construction is stopped for a period of one year, the approval becomes void. An extension of the approval period may be authorized by the board upon written request of the developer.

An application for site plan review shall be filed with the village planner on official forms provided for such purpose. The application shall be accompanied by a non-refundable fee as established by resolution of the village board.

Thirty (30) sets of all site plans shall be submitted to the office of the village planner with all required information. The village planner shall have the discretion to accept twenty-five (25) copies of the plans reduced to 9½″ × 11″ with five (5) full-sized sets. The plan shall be considered as officially submitted only when all information and fee requirements are met.

All site plans shall be drawn to scale as follows:

(1)

Sites less than two (2) acres. One inch equals twenty feet (1″ = 20′).

(2)

Sites of two (2) or more acres. One inch equals forty feet (1″ = 40′).

(3)

Sites fifteen (15) or more acres. The village planner shall have the discretion to accept smaller scale plans for projects involving more than fifteen (15) acres. However, in no case shall plans be a smaller scale than one inch equals one hundred feet (1″ = 100′).

All site plans shall contain the following:

(1)

General information.

a.

Property owner's name, address and phone number;

b.

The developer's name, address and phone number (if different from property owner);

c.

Name, address and phone number of architect, land planner, engineer, surveyor or consulting firm (with contact person listed) who is responsible for compiling the plan.

d.

Date of plan preparation and/or revision;

e.

North point;

f.

Current zoning/requested zoning (if a change is desired);

g.

A context map showing major streets and adjacent landowners names, address and property tax identification.

(2)

Site conditions.

a.

Existing topography graphically represented via contour lines of two-foot intervals, extending twenty (20) feet surrounding the subject site;

b.

Location and extent of water bodies, wetlands, streams and flood plains on or adjacent to the subject site.

c.

Sidewalks, curbing and drainage structures.

d.

Storm water detention/retention areas. Method of computing drainage requirements shall be consistent with those specified in the village subdivision regulations.

e.

Floor area for building footprint and gross floor area of structure, building height and number of stories. Structural volume in cubic feet is required for all industrial structures.

f.

Building elevation (facade drawing) of all faces indicating design character, type of materials, colors, signage and special features.

g.

Grading/drainage plans including contours and elevations.

h.

Erosion control plan for any proposed detention or retention area.

i.

Utility plans indicating location of water and sanitary sewer service lines including size and type of pipe and all other information such as hydrants and clean-outs as may be required by the village engineer.

j.

Landscape plans including a schedule of all plantings by type and size, berms and fencing and survey of any existing tree on site with a caliper of more than one and one-half (1½) inches.

k.

Lighting plans, including type of fixtures, height and location and lighting levels portrayed a site photometric plan.

l.

Proposed locations of wall and ground sign.

Commentary: Approval of architectural elevations or site plans displaying signage will not constitute approval of said signage; nor does it constitute approval of any and all required landscaping at the base of permanent ground signage. Any site or building signage will be approved through a separate review and permitting process.

Shopping centers, unified business centers, and multi-tenant/multiunit building drawings or renderings must be accompanied by an acceptable sign plan pursuant to the requirements of article VI of the zoning ordinance.

It is recommended that plans for planned unit developments contain a signage plan as part of the proposed development that will allow for uniform signage style, size, and placement throughout the development.

These design standards are intended to ensure that commercial, office, industrial and multi-family residential development is compatible with the surrounding area and contributes to the unique and historical character of the Village of Plainfield:

(1)

Development standards—Commercial and office development.

a.

Any exterior building facade shall incorporate a predominance of high quality materials that may include, but are not limited to, utility brick, sandstone, other native stone, or glass. Utility brick, sandstone or other native stones shall at a minimum extend from ground level to the top of windows with minor accents allowed in place of utility brick, sandstone or other native stones.

b.

Buildings of concrete block, split face block, pre-cast panels and/or primarily of EIFS construction or its equivalent are strongly discouraged;

c.

No uninterrupted length of facade shall exceed one hundred (100) feet. All facades greater than one hundred (100) feet in length shall incorporate some horizontal architectural relief that may include wall plane projections, wall plane recesses, pilasters or other architectural elements as approved by staff;

d.

Any roof on a commercial structure shall incorporate at least one of following architectural treatments:

i.

Overhanging eaves, extending no less than three (3) feet past the supporting walls; or

ii.

Sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater than or equal to one foot of vertical rise for every three (3) feet of horizontal run, and less than or equal to one foot of vertical rise for every one foot of horizontal run; or

iii.

Three (3) or more slope planes; or

iv.

Prominent cornices along the roof line of any facade.

e.

Any commercial structure with a flat roof design shall incorporate a parapet that provides for a one hundred (100) percent screening of HVAC or mechanical equipment from public view. The average height of such parapets shall not exceed fifteen (15) percent of the height of the supporting wall and such parapets shall not exceed one-third (⅓) of the height of the supporting wall.

f.

Any commercial establishments in excess of twenty thousand (20,000) square feet of gross floor area shall have clearly defined, highly visible customer entrances featuring no less than three (3) of the following:

i.

Canopies, metal seam awnings or porticos; or

ii.

Overhangs; or

iii.

Recesses/projections; or

iv.

Arcades; or

v.

Raised corniced parapets over the door; or

vi.

Peaked roof forms; or

vii.

Arches; or

viii.

Outdoor plaza; or

ix.

Display windows; or

x.

Architectural details such as tile work, brick soldier courses or molding integrated into the structure; or

xi.

Other design elements as deemed appropriate by staff.

g.

All commercial establishments shall incorporate sidewalks at least five (5) feet in width along all sides of the lot that abut a public street. To enhance pedestrian safety and comfort, and to increase the attractiveness of the walkway, any pedestrian sidewalk shall be distinguished from driving surfaces through the use of materials like pavers, brick or scored concrete.

h.

Any commercial structure that exceeds twenty thousand (20,000) square feet in gross floor area shall incorporate sidewalks no less than eight (8) feet in width along the full length of the any building facade featuring a customer entrance, and along any facade abutting a public parking area. Any such sidewalk shall be located a minimum of three (3) feet from the facade, except where features such as arcades, colonnades, porticoes or entry ways are part of the facade.

i.

Any facade or roof color incorporated in a commercial structure shall be of low reflective, subtle, and of neutral or earth tones; the use of high-intensity or metallic colors shall be prohibited. Building trim and accent areas may feature brighter colors, including primary colors, but exposed neon tubing shall be prohibited from building trim or accent areas.

j.

Any commercial structure more than one hundred thousand (100,000) square feet in gross floor area shall incorporate a public space, such as a plaza, courtyard or landscape garden, within the vicinity of the structure's main pedestrian entrance and shall incorporate a minimum of three (3) of the following provisions:

i.

Pedestrian seating in the form of benches or ledges; or

ii.

Water features; or

iii.

Seasonal plantings; or

iv.

Textured paving; or

v.

Raised brick planters with landscaping; or

vi.

Pedestrian-scaled lighting; or

vii.

Sculpture or other artwork; or

viii.

Outdoor dining or a cafe.

k.

Drive-through facilities shall be prohibited from facing a public street. All drive-through facilities shall be located on the side or rear of the structure that is either facing the site's parking area or internal drive-aisle. Furthermore, for proposed drive-through operations on commercial lots abutting residential uses or residentially-zoned districts, the site plan review ordinance recommends a separation of at least one hundred fifty (150) feet from the drive-through operation (including order board and pick-up window) and the nearest lot line of the residential use or district. A setback of less than one hundred fifty (150) feet may be permitted as part of the required special use process if the findings of act required for approval of the special use can be demonstrated.

l.

All utility meters shall be located either inside the building itself, or in a recessed area within the rear or interior side facade of the building. Utility meters shall not be located within the front or corner side facades.

(2)

Development standards—Industrial development. These standards are intended to ensure that industrial development responds and builds upon the strength and character of the neighborhood area. The design of the first industrial development in an undeveloped area shall establish a desirable character for the area and infill development shall compliment or contribute to the character of the existing area.

a.

Any industrial structure facade facing a public street and which has a facade length that exceeds one hundred (100) feet, measured horizontally, shall incorporate recesses, projections, glass wall systems or other ornamental/architectural features along twenty (20) percent of the length of the facade.

b.

Industrial structures' facades shall be constructed with masonry materials, including, but not limited to pre-cast concrete panels. Where pre-cast concrete or split face concrete block is employed, the use of colors, patterns, or other forms of architectural relief within these panels shall be required.

c.

Industrial loading bays shall not be located in front of any industrial structure or in the area abutting a public street.

d.

The placement of mechanical equipment, utility meters, electrical conduit an other services or utilities shall be located or screened in a manner so as not to be visible from the street or the ground level of adjacent properties.

e.

In order to provide an appropriate landscaped screening between any public right-of-way and an industrial structure, the following landscape standards shall be adhered to by all industrial developments in addition to the landscape requirements incorporated in article VII of this ordinance:

i.

There shall be a continuous landscaped connection, with no parking areas or driveways, between any industrial structure and a public street for a minimum of thirty (30) percent of the site's frontage, and this landscaped connection shall have a minimum depth of thirty (30) feet; and

ii.

Security fences on industrial sites shall be screened with natural vegetation and the use of barbed wire, razor wire or fencing slats shall be prohibited.

(3)

Development standards—Townhouse and multi-family residential uses. These standards are intended to: minimize the bulk and mass of multi-family dwellings; create distinctive neighborhoods by avoiding monotonous design; and giving multi-family dwellings a more residential character. The following provisions shall apply to townhouse and multi-family developments:

a.

Townhouses. All first-floor facades of townhouses or attached units shall contain a minimum of fifty (50) percent of either face brick or stone.

b.

Multi-family dwellings. One hundred (100) percent of the front elevations of multi-family buildings shall comprised of face brick or stone and seventy-five (75) percent of the multi-family buildings' side and rear elevations shall be comprised of face brick or stone.

c.

To infuse multi-family dwellings with small-scale features that are similar to those found on low-density development, multi-family dwellings shall incorporate three (3) of the following architectural features in the front entry way facade:

i.

Deep roof overhangs; or

ii.

Projecting window bays; or

iii.

Balconies or terraces; or

iv.

Offsets in the facade; or

v.

Porches; or

vi.

Materials at the ground level that are distinctively different from the floors above.

d.

No townhouse or multi-family dwelling shall incorporate an uninterrupted rear facade of more than twenty (20) horizontal feet. All rear facades greater than twenty (20) feet in length shall incorporate wall plane projections, recesses, or bay windows having a depth of at least three (3) percent of the length of the rear facade and extending at least twenty (20) percent of the length of the rear facade.

e.

Townhouses and multi-family dwelling should incorporate front elevations that are not dominated by garage doors and wherever possible, garage doorways should be recessed into the townhouse or multi-family dwelling or placed at the rear of the structure.

f.

To minimize the number of multi-family units facing residential streets, multi-family dwellings whenever possible should be aligned along one of the following urban design configurations; motor courts, courtyards, village greens, or a public square.

g.

Multi-family dwellings should be arranged in such a manner as to enclose and frame common spaces. These common spaces should include gardens, courtyards, recreation and play areas. These common spaces should incorporate at least three (3) of the following features:

i.

Seasonal planting areas; or

ii.

Large flowering trees; or

iii.

Pedestrian seating; or

iv.

Pedestrian-scale lighting; or

v.

Gazebo or other decorative shelters; or

vi.

Play structures for children; or

vii.

Natural environmental areas.

h.

On townhouses or multi-family dwellings all mechanical systems, to include air conditioning units and utility boxes, shall be visually screened by a custom cover or natural vegetation.

(Ord. No. 3281, § IV, 11-7-16)

(See article XIV for landscape and buffering requirements).

(1)

A 100-percent visual screen shall be provided around trash containers. Such screening shall be accomplished by the use of landscaping and/or enclosures constructed of the same materials used on the principal structure.

(2)

All exterior storage, including the storage of truck trailers or vehicles under repair, for commercial or industrial uses shall be screened. Screening shall be to an opacity of not less than seventy-five (75) percent up to six (6) feet above grade, and may be accomplished by berming, landscaping, neutral color fence or masonry wall construction.

(Ord. No. 2823, § V, 1-5-09)

(1)

Parking improvement standards. All off-street parking and drive areas shall be graded and paved with bituminous material, concrete or other dust-free paving materials as approved by the village board. Parking stalls shall be identified by painting striping. Dimensions for stalls and drive aisles shall be in accordance with article IV. Handicapped parking is required in accordance with local, state and federal laws.

(2)

Access. For non-residential uses the site's vehicular ingress and egress shall be no less than fifty (50) feet from any street intersection nor closer than seventy-five (75) feet to another vehicular ingress or egress on the same street. Curb cut widths shall be a minimum of twenty (20) feet and a maximum of forty (40) feet. No more than two (2) curb cuts per site shall be permitted.

(1)

General. All sites shall be designed to prevent storm water run-off from impervious areas onto adjacent properties. The storm water detention requirements specified in the village's subdivision regulations shall apply. A combination of detention storage and controlled release of storm water run-off shall be required for the following:

a.

All sites involving improvements with a net developed area of two (2) acres or more.

b.

All sites involving improvements which have and will have impervious area coverage of at least fifty (50) percent.

(2)

In cases where improvements will be made to developments existing prior to the effective date of this ordinance, the percent imperviousness will be based on the entire parcel. If this percentage is fifty (50) percent or greater, the storm water detention requirement shall be applied only to the portion of the parcel being improved.

(1)

Balancing purposes. All exterior lighting should balance the need for energy conservation with the needs of safety, security, and decoration.

(2)

Light fixtures. All exterior lighting, except as hereby allowed, shall be fully shielded, directed down at a ninety (90) degree angle, and otherwise designed so as to avoid glare onto neighboring residential properties. Shielded means that all bulb/light source and cover portion of a fixture that transmit light shall not extend beyond below the opaque portion of such fixture so the bulb/light source is not visible from general side view. Metal halide fixtures are preferred for consistency between developments.

(3)

Light levels. All exterior lighting fixtures shall be so designed and placed as to limit light spillage onto adjacent lots. Light levels at the lot lines, with the exception of ingress and egress points, shall be a maximum of 0.5 footcandles.

(4)

Height. In general, the height of exterior lighting features shall not exceed the predominant height of the principal building to which it relates.

(5)

Neon or other glass tube illumination. Neon or other glass tube illumination borders shall not be permitted as an attention getting device.

(Ord. No. 2823, § V, 1-5-09)