This chapter contains detailed land use and development recommendations for the Route 173/I-94 interchange area, of the "gateway economic development area", as shown on the Wadsworth zoning map as the gateway overlay zoning district. The gateway economic development area is based on the intergovernmental agreement between the village of Old Mill Creek, the village of Wadsworth, and Lake County regarding the Route 173/I-94 interchange (the "Route 173 intergovernmental agreement").

The gateway plan is intended to create a cohesive entry, or gateway, into Lake County and the adjacent communities. It promotes high quality economic development that will provide desirable jobs, a strong diversified tax base and convenient community services for local residents. The gateway plan establishes land use, zoning and development standards. It also establishes criteria for providing sewer, water and other infrastructure and services within the gateway area. (Ord. 2007-723, 4-3-2007)

The boundary of the gateway economic development area is depicted as the gateway overlay zoning district on the village of Wadsworth zoning map. (Ord. 2007-723, 4-3-2007)

All development applications for the allowed land uses of office/research, office/light assembly, retail service and residential as shown on the gateway economic development area proposed land use map for either a rezoning or a subdivision approval will be done as a planned unit development based on the village of Wadsworth planned unit development section of the Wadsworth zoning ordinance.

Any development request will be in substantial conformance with the underlying land use as depicted on the gateway economic development area proposed land use map.

The development request will follow the following land use and development standards as part of the planned unit development process. (Ord. 2007-723, 4-3-2007)

As part of any processing of a development application with respect to the development of any parcel within the gateway economic development area:

   A.   The village of Wadsworth, when receiving a development application (the "approving party") shall ensure that the other parties to the intergovernmental agreement (the "commenting parties") receive five (5) sets of the application and all relevant plans relating to such application. The development application shall be delivered to the commenting parties upon receipt by the approving party but, at a minimum, no less than thirty (30) days prior to any binding consideration by the approving party or, if a public hearing is required in connection with the development application, no less than ten (10) days before the commencement of such hearing. The development application shall be delivered to the individuals identified in section 10 under the notice provisions of the intergovernmental agreement.

   B.   The commenting parties shall have "agency status" for review of the development application and shall be allowed to provide verbal and/or written comments, within reason, throughout the decision making process of the approving party.

   C.   The approving party shall require the developer to provide the necessary on site and off site infrastructure to serve the proposed development with sanitary sewer in a manner acceptable to the Lake County department of public works. The Lake County department of public works may deem it necessary for such infrastructure to be designed and sized to allow its extension and/or expansion to serve all other properties within the subject area, to the use level contemplated by the plan. Where oversizing is required, rights for recapture may be provided to the extent permitted by Illinois law.

   D.   The approving party shall require the developer to provide the necessary on site and off site infrastructure to serve the proposed development with water supply in a manner acceptable to the Lake County department of public works. The Lake County department of public works may deem it necessary for such infrastructure to be designed and sized to allow its extension and/or expansion to serve all or a portion of the other properties within the subject area, to the use level contemplated by the plan. Where oversizing is required, rights for recapture may be provided to the extent permitted by Illinois law.

Upon completion of installation of sanitary sewer and public water supply infrastructure, to the satisfaction of the Lake County department of public works, Lake County may require such infrastructure to be transferred to the Lake County department of public works for ownership, operation and maintenance. (Ord. 2007-723, 4-3-2007)

These land use and development standards are intended to accommodate the following allowed uses:

Office/light assembly.

Office/research.

Residential.

Retail/service. (Ord. 2007-723, 4-3-2007)

For each of the allowed commercial uses, development standards, including maximum floor area ratios (FAR), building heights, and impervious surface ratios (ISR), are provided below. Residential uses are defined based on minimum lot sizes and densities.

   A.   Office/Research Development Standards:

      1.   Permitted uses:

         Financial institutions.

         Office.

         Office park.

         Research park developments.

      2.   Auxiliary uses:

         Retail or service uses that serve only the principal use.

      3.   Prohibited uses:

         Assembly.

         Heavy manufacturing.

         Warehouse uses.

      4.   Maximum floor area: Forty percent (40%) per individual lot; thirty percent (30%) for the development.

      5.   Maximum ISR: Sixty percent (60%) per individual lot; forty five percent (45%) for the development.

      6.   Maximum building height: Fifty feet (50').

      7.   Minimum lot size: Two (2) acres.

      8.   Minimum lot width: Two hundred twenty feet (220').

      9.   Building setbacks:

         a.   Front/corner: Fifty feet (50') (note: no parking in front yard setback).

         b.   Interior side: Thirty feet (30').

         c.   Rear: Thirty feet (30').

Note: "Heavy manufacturing" refers to basic processing and manufacturing of materials or products predominantly from raw material with the potential for significant external effects to the community and environment.

   B.   Office/Light Assembly Development Standards:

      1.   Permitted uses:

         Light assembly uses.

         Office.

         Office park.

         Research park developments.

      2.   Auxiliary uses:

         Auxiliary uses should not occupy more than fifty percent (50%) of the gross building area.

         Distribution.

         Retail or service uses that serve only the principal use.

         Warehouse.

         Wholesale.

      3.   Prohibited uses:

         Heavy manufacturing.

         Motor freight terminals.

      4.   Maximum floor area ratio (FAR): Forty percent (40%).

      5.   Maximum ISR: Sixty percent (60%).

      6.   Maximum building height: Fifty feet (50').

      7.   Minimum lot size: Two (2) acres.

      8.   Minimum lot width: Two hundred twenty feet (220').

      9.   Building setbacks:

         a.   Front/corner: Thirty five feet (35') (note: no parking in front yard setback).

         b.   Interior side: Twenty feet (20').

         c.   Rear: Twenty five feet (25').

      10.   Minimum construction value: Seventy five dollars ($75.00) per square foot.

         Note: "Heavy manufacturing" refers to basic processing and manufacturing of materials or products predominantly from raw material with the potential for significant external effects to the community and environment.

         Note: "Light assembly" refers to processing, compounding, assembling, and packaging finished or semifinished products in a manner which produces little effects to the community or the environment.

   C.   Retail/Services Development Standards:

      1.   Permitted uses: All types of retail sales and service uses that serve the public.

      2.   Nonsales tax generating uses (office, financial, clinic, government) are limited to twenty five percent (25%) of the ground floor area; nonsales tax generating office service uses may occupy one hundred percent (100%) of the upper floors.

      3.   Maximum floor area ratio (FAR): Forty percent (40%).

      4.   Maximum ISR: Seventy percent (70%).

      5.   Maximum building height: Thirty five feet (35').

      6.   Minimum lot size: Twenty thousand (20,000) square feet.

      7.   Minimum lot width: One hundred feet (100').

      8.   Building setbacks:

         a.   Front/corner: Fifty feet (50').

         b.   Interior side: Twelve feet (12').

         c.   Rear: Twelve feet (12').

   D.   Residential Development Standards: The average range of residential density for the entire area is anticipated to be between 0.2 and 0.3 units per acre. In these areas, typical lots will range from two (2) to five (5) acres with additional open space areas, which may include agriculture uses to preserve the rural character of the area. In extremely unique circumstances caused by environmental opportunities or constraints, two (2) acre lots may be allowed with provisions that the remainder of the land subdivided is retained for open space and/or agriculture uses. (Ord. 2007-723, 4-3-2007)

   A.   Natural Resources And Open Space: Each development should protect and enhance existing natural resource areas and provide open space areas in keeping with the semirural nature of the surrounding communities. In addition to natural open space areas, it may also be appropriate to provide formal open space, such as a village square or building courtyards, as a focal point of the development. All open space areas should feature amenities such as benches and walkways. Buildings should be oriented to take advantage of open space views and access. The protection of natural resources and provision of open space should be addressed early in the planned unit development design process.

   B.   Storm Water Management: A unified storm water management system should be designed for the entire development area. To the greatest extent possible, storm water conveyance and storage should utilize the naturally occurring drainage patterns and wetlands. Additional storage capacity should provide through wet bottom detention basins. Detention basins with native wetland vegetation are encouraged; basins with hard, manmade edges are discouraged. Dry bottom detention basins should also be avoided. Storm water management should be addressed early in the planned unit development design process and not as an afterthought.

The storm water management system should be integrated into the open space and pedestrian circulation plan. Incorporation of fountains to create water features is encouraged. Buildings should be oriented to take advantage of views of attractive water features and wetlands.

   C.   Circulation:

      1.   Automobile Circulation: The northeast quadrant will have a new access point to Route 173, roughly centered between the existing Mill Creek Road and the tollway. The northeast quadrant will have one primary access point onto Mill Creek Road and a secondary access point primarily intended to serve truck traffic to the office/light assembly/warehouse uses.

The southeast quadrant will have a new access point onto Route 173 directly parallel to the northeast quadrant access point. The southeast quadrant will also have one primary access point onto Mill Creek Road. A secondary access point for truck traffic may also be permitted.

Roadways should be designed to allow circulation between various buildings and uses within the entire subject area without exiting onto Route 173. Roadways should be designed to minimize conflicts between automobile and truck traffic.

The primary access roads will be designed as boulevards for a distance of at least two hundred (200) yards from the intersections with Route 173. The central median should be planted with a variety of deciduous and evergreen plantings to ensure year round foliage. Use of annuals is encouraged to ensure maximum color during spring, summer and fall.

A well designed entrance monument is encouraged for both the north and south primary access roads. The entrance monuments should be designed to complement the building architecture and be consistent with the signage and landscaping requirements established in this section.

      2.   Pedestrian Circulation: Walking within and between the various uses contained within the overall development plan should be encouraged through the provision of sidewalks along internal roadways and/or footpaths through the open space element. The sidewalk and footpath network should be designed to provide for future possible connections to adjacent developments.

   D.   Building Design: The architectural guidelines for buildings are intended to require development that is compatible in scale and appearance with the semirural, open space character of the Route 173 interchange. A uniform design pallet of building materials, colors, and architectural design should be applied throughout the entire subject area. Building elements and other uses, such as vehicle parking, that are incompatible with the surrounding character, should be screened from view from adjacent properties and roadways, including I-94. These guidelines are not all-inclusive; it may be necessary to address additional design elements during the review of individual project proposals.

   E.   Building Facades: All building facades that are visible from adjacent major roadways should be designed to be aesthetically pleasant. This includes the side and rear facades of buildings that are visible from Route 173, I-94, and U.S. 41. Aesthetically pleasing design can be accomplished by employing the same design elements to the side and rear facades that are often only given to front facades. Visible building facades should have a defined base, middle and top.

      1.   Building Massing: Big box architecture, whether on retail or office/light assembly/warehouse buildings, is discouraged. Large wall expanses (whether long or tall) should be eliminated through vertical and horizontal articulation (changes so the wall is not a straight horizontal or vertical line) and the use of architectural projections, such as porticoes and recesses. Large wall expanses can also be broken through the use of pilasters, columns, canopies, and windows. Changes in building heights and rooflines can also be utilized to soften the visual impacts of long building walls. Changes in facade materials and colors can improve the appearance of large buildings, but, alone, these changes are not sufficient to eliminate the visual impacts of large wall expanses.

      2.   Building Height: Building heights should gradually transition from low buildings to tall buildings. Where necessary, this transition can occur within a single building by designing the building with a larger, single-story base and a taller (multi-story or high ceilinged warehouse) center.

      3.   Building Entrances And Windows: Building entrances should allow for easy access from parking areas and public open space. Primary building entrances should be easily identifiable through the use of design elements such as canopies, porticoes, recesses, or archways. Building doors and windows should be pedestrian scaled.

In addition to providing natural lighting for occupants, windows should be utilized to soften building appearances, displaying merchandise and inviting customers into buildings. Windows should be appropriately sized, arranged, and designed to enhance the overall appearance of the building. Multipaned windows, windows with a vertical orientation and windows with a well defined frame or sill are preferred.

      4.   Facade Materials And Colors: In order to complement the semirural, open space character of the Route 173 interchange area, the use of natural building materials and colors is encouraged. Desirable building materials include brick, terra cotta and natural stone, such as limestone and river stone. The exclusive use of synthetic materials, such as EIFS/drivit and precast concrete is discouraged.

Building colors should be natural, earth tones. Dark tones should be utilized at building base and lighter tones for upper levels. The color selection for architectural elements such as roofs, awnings, cornices, eaves and sills should complement the main building color.

      5.   Roof Styles And Materials: Roof styles and variations can add visual interest to all buildings, but should remain consistent with the overall building design. Buildings should be designed with a fascia and cornices that provide a transition between the wall and roof. Flat rooflines are discouraged. Arched and pitched roofs and roof features such as dormers and cupolas are encouraged.

      6.   Mechanical And Service Area Screening: All rooftop mechanical equipment should be visually screened from sight from all public access areas and adjacent to properties and roadways. Ground level mechanical equipment, trash collection and loading areas should be appropriately screened from view from all public access areas and adjacent properties and roadways.

   F.   Lighting Standards: Lighting should be provided to ensure the safety and security of building occupants and customers. A uniform lighting plan, including buildings and pole lights, should be designed for the entire subject area. Lighting should be designed and scaled to create an attractive, friendly pedestrian environment. Pathways should be lit with low bollard lights. Lighting intensity should be differentiated based on the location and uses. All light fixtures should be shielded. All lighting should be designed to minimize glare on adjacent properties.

   G.   Parking: Parking spaces should be provided for each building in accordance with the off street parking standards established in the Lake County unified development ordinances as now in effect or modified in the future. Parking lots should be located to the side and rear of buildings, when possible. Parking is not allowed in the required front/corner building setbacks. Shared parking is encouraged. Parking lots should provide well defined walkways that minimize pedestrian-vehicle conflicts.

Parking should be clustered in sections separated by building and landscape islands. Landscape islands should be sufficient in area to accommodate a variety of plant species. Parking lot landscaping that balances deciduous and evergreen plantings to ensure year round foliage is encouraged. Parking lots should also have adequate perimeter landscaping to screen them from adjacent properties and roadways.

   H.   Outdoor Storage: Outdoor storage is discouraged. All storage of materials, equipment, and commercial vehicles should occur within approved structures designed for that purpose.

   I.   Signage Standards: Signage should meet all standards provided in the Lake County unified development ordinance, as now in effect or in the village of Wadsworth zoning ordinance, as amended. Whichever ordinance is more restrictive will prevail.

      1.   Sign Types: Each building tenant should only be allowed one wall sign. Corner tenants may have a sign on each facade facing the street. The sign should be mounted on the wall or on an awning or other entrance feature. Wall signs should not extend above the roofline (eave).

Freestanding signs should be of a monument type. Pole signs are discouraged. Freestanding signs should emphasize horizontal rather than vertical massing. The surface of monument signs should contain visible indentations or see through spaces of appropriate dimensions at appropriate intervals to avoid overt massing, where applicable. Landscaping should be provided around the base of freestanding signs.

      2.   Signage Composition: Softer, subtler alternatives to prominent corporate logos are preferred. For multi-tenant buildings and developments, consistent lettering, colors and sign designs should be used on all wall signs and monument signs.

The sign text should consist of no more than two (2) fonts or sizes. Italicized, bold and plain text should not be mixed. The use of images, pictures and logos should be minimized, but, if used, should be simplified in appearance and integrated into the site's overall architectural and color schemes. Solid lettering is preferred over highlighted or accented lettering.

      3.   Signage Colors: The sign and any background should together consist of no more than two (2) colors or shades of the same color. The signage color scheme should match or complement the color scheme of the building. Primary, white and "Day-Glo" colors should be avoided.

      4.   Signage Materials: Polished, glossy, shiny, or reflective sign surfaces are discouraged. Matte, natural, brushed, patina like or burnished surfaces are preferred. Plastic or glass surfaces are discouraged. Wood, stone, brick, masonry or metal materials are preferred.

      5.   Signage Lighting: Natural (soft halogen or incandescent) lighting is preferred. Overbright or fluorescent lighting should be avoided. Internal illumination and protruding overhead lights or lamps should be avoided. Lighting devices should be hidden or integrated into architectural features or landscaping. Lighting should be focused and only so bright as to effectively illuminate the sign surface. For mounted letters, backlighting is preferred. For freestanding signs, ground based external lighting is preferred, subject to the above guidelines. Ground based light surfaces should be concealed within landscaping.

   J.   Landscaping And Screening: Landscaping and screening should meet all standards provided in the Lake County unified development ordinance, as now in effect or amended in the future. The guidelines presented below represent additional guidelines. The guidelines are not all-inclusive; future discussions may elicit additional requirements for landscaping based on new concerns or changing conditions.

All developments should contain adequate exterior buffer yards that are bermed and landscaped so as to preclude views of buildings, loading areas, truck parking lots and other undesirable views from adjacent uses, properties and roadways. For screening purposes, fences may be used in conjunction with berms and landscaping.

Desirable views of office and retail buildings should be preserved from adjacent roadways and properties with compatible uses. Partial views of well designed office/light assembly/warehouse building front facades as well as side and rear facades that achieve aesthetically pleasing three hundred sixty degree (360°) design, may be permissible from adjacent roadways and properties with compatible uses.

Loading docks and truck parking areas should be screened from view from all public (customer) access areas, including public access areas on the same property or development. In order to minimize undesirable views, locating loading docks and truck parking area back to back between adjacent office/light assembly/warehouse buildings is encouraged.

The view of parking lots should be partially obscured or softened through landscaping, staggered landscaped berms or preserved natural vegetation. Extensive area of mowed or manicured turf grass should be avoided.

Existing woodlands should be preserved and enhanced. Trees should be planted in random clusters, rather than straight rows. Like species should be grouped only to maintain continuity. Formal landscaping should be limited to small areas. Landscape areas should incorporate a complementary mix of deciduous and evergreen species, while emphasizing deciduous species.

Cluster varieties of species sizes (canopies interspersed with understories, bushes and ground cover). Emphasize hardy native species (limit predominance of nonnative or ornamental species). Minimize the use of formal hedges. Incorporate ground cover and/or bushes into landscaping, while limiting the predominance of ground cover and/or bushes.

Landscaping should maximize seasonal colors by including perennial flowers and opportunities for planting annual flowers that bloom in spring, summer and fall.

Earthen berms should undulate naturally and have varying heights and setbacks. Berms should be landscaped with a variety of plant species, as otherwise required in these landscaping guidelines. Extensive areas of turf grass on berms should be avoided.

At intersections, provide soft massings of landscaping to complement signage and to provide a focal point while not impairing visibility of buildings nor impairing traffic safety. Bike and pedestrian pathways should be integrated into landscaping to soften visibility, separate from vehicle traffic, and promote safety.

   K.   Supplemental Performance Standards; Noise: All on site equipment should operate in accordance with the Illinois environmental protection agency's noise regulations (title 35, subtitle H, chapter 1 of the Illinois administrative code) as now in effect or the village of Wadsworth noise standards. (Ord. 2007-723, 4-3-2007)