The C-N Neighborhood Commercial, C-C Community Commercial, C-G General Commercial and OP Office Park Districts are established to:

A.

Provide appropriately located areas for retail stores, service establishments, wholesale business and amusement establishments offering commodities and services required by residents of the County and its market area.

B.

To provide adequate space to meet the needs of commercial development, including off-street parking and loading facilities.

C.

To promote the best use and development of land in accordance with the Winnebago County 2030 Land Resource Management Plan, protect the character of and encourage desirable development, and to protect the value of land and improvements and so strengthen the economic base of the County.

9.2.1 Purpose. The C-N Neighborhood Commercial District is primarily intended to provide small to medium sized shopping and service facilities, and limited office uses adjacent to residential neighborhoods. The C-N District must be compatible in scale and use intensity with nearby residential uses.

9.2.2 Uses. Uses are allowed in the C-N District in accordance with the Table 9.1.

9.2.3 Bulk and Yard Standards. All development in the C-N District is subject to the bulk and yard standards of Table 9.2.

9.3.1 Purpose. The C-C Community Commercial District is intended to provide areas for a full range of retail goods and services for the residential and business community as a whole, rather than a local neighborhood. The district provides retail shopping and direct consumer services for the broader region. The C-C District must ensure proper buffering from nearby uses.

9.3.2 Uses. Uses are allowed in the C-C District in accordance with the Table 9.1.

9.3.3 Bulk and Yard Standards. All development in the C-C District is subject to the bulk and yard standards of Table 9.2.

9.4.1 Description. The C-G General Commercial District is intended to provide opportunities for large-scale retail, service, entertainment and office development. The C-G District may also allow for outdoor business activities, product display or storage. The C-G District should be served with public sewer and must ensure proper buffering from nearby uses.

9.4.2 Uses. Uses are allowed in the C-G District in accordance with the Table 9.1.

9.4.3 Bulk and Yard Standards. All development in the C-G District is subject to the bulk and yard standards of Table 9.2.

9.5.1 Description. The OP Office Park District is established to promote the development of campus-like, major community employment centers located near accessible and highly visible primary transportation routes. The OP District provides a transition between commercial businesses and/or industrial districts and any adjoining existing or proposed residential developments.

9.5.2 Uses. Uses are allowed in the OP District in accordance with the Table 9.1.

9.5.3 Bulk and Yard Standards. All development in the OP District is subject to the bulk and yard standards of Table 9.2.

9.6.1 Use Table.

Table 9.1: Commercial Districts Permitted and Special Uses lists permitted and special uses for the commercial districts. A "P" indicates that a use is considered permitted within that district. A "S" indicates that a use is considered a special use in that district and must obtain a special use permit. No letter (i.e., a blank space), or the absence of the use from the table, indicates that use is not permitted within that district.

9.7.1 Bulk and Yard Standards Table.

Table 9.2: Commercial Districts Bulk and Yard Standards contains the bulk and yard standards for the commercial districts.

9.8.1 Purpose. Development within the commercial districts should comply with the design standards of this section. The design standards of this section address development within the C-N, C-C and C-G Districts (Sections 9.8.2 and 9.8.3) as well as shopping center (Section 9.8.4) and office park (Section 9.8.5) developments.

9.8.2 C-N and C-C District Design Standards.

A.

Facade Articulation. The following building articulation standards apply in the C-N and C-C Districts:

1.

Multi-story buildings should be designed with a definable base, middle and top. Rooflines, cornice treatments and window designs should divide larger buildings.

2.

When visible from the public right-of-way (excluding alleys), facades should include architectural features to avoid the appearance of blank walls facing the street. These include, but are not limited to, changes in the wall plane of at least two (2) feet, changes in wall texture or masonry patterns, colonnade, columns or pilasters.

3.

Building facades in excess of one-hundred (100) feet should include a repeating pattern with no less than two (2) of the following elements: color change, texture change, material module change, or a wall articulation change of no less than two (2) feet such as an offset, reveal, pilaster or projecting rib. All elements should repeat at intervals of no more than fifty (50) feet.

B.

Fenestration. The following fenestration standards apply in the C-N and C-C Districts:

1.

Windows should be set back into or projected out from the facade to provide depth and shadow. Windows should include visually prominent sills or other appropriate forms of framing.

2.

The ground floor should maintain a transparency of sixty percent (60%). Windows shall be constructed of clear or lightly tinted glass. Tinting above thirty percent (30%) or reflective glass is prohibited.

C.

Roof Design. The following roof design standards apply in the C-N and C-C Districts:

1.

Roofs should be designed as an integral part of the facade design.

2.

Roof lines should either be varied with a change in height or with the incorporation of a major focal point feature, such as a dormer, gable or projected wall feature, every one-hundred (100) linear feet in building length.

3.

Parapet walls should feature three-dimensional cornice treatments or other shadow-creating detail elements along their tops.

4.

Green roof, blue roof, and white roof designs are encouraged.

D.

Entrances. The following entrance design standards apply in the C-N and C-C Districts:

1.

All buildings should have a public entrance from the sidewalk along the primary street frontage. Public entrances should be articulated from the building mass.

2.

Facades that abut parking areas and contain a public entrance should make provision for pedestrian walkways and landscape areas.

E.

Prohibited Building Materials. The following building materials are prohibited. However, such materials may be used as part of decorative or detail elements, or as part of the exterior construction that is not used as a surface finish material.

1.

Non-decorative concrete block on facades facing the right-of-way; split face permitted

2.

Non-decorative utility-sized brick on facades facing the right-of-way; split-face permitted

3.

Aluminum, steel or other metal sidings used as a surface finish material for the first three (3) feet of the ground floor of a structure as measured from grade

4.

Exterior insulating finish systems (EIFS) for the first three (3) feet of the ground floor of a structure as measured from grade

9.8.3 C-G District Design Standards.

A.

Facade Articulation and Reduction of Mass and Scale. The following standards for facade articulation and reduction of mass and scale apply to facades that face a public street and the facade where the building entrance is located in the C-G District.

1.

Buildings with facades over one-hundred (100) feet in length should incorporate wall projections or recesses, or changes in wall plane a minimum of two (2) feet in depth every fifty (50) feet.

2.

The design of accessory buildings, such as security kiosks, maintenance buildings, and outdoor equipment enclosures, should be incorporated into, and compatible in design concept with, the overall design of the project and the main buildings on the site.

B.

Roof Design. The following roof design standards apply in the C-G District:

1.

The roofline at the top of the structure should not run in a continuous plane for more than fifty (50) feet without offset of the roof plane. Rooflines should be "broken up" by providing articulations in the facade of buildings, change in the height of portions of roofs, or change in color, material, forms, etc.

2.

Buildings should use decorative roof elements, such as projecting cornices, to enhance roof edges and define building entrances, waiting areas, main pedestrian routes or activity areas.

3.

When a roof is not designed as a flat roof, reflective surfaces that produce glare are prohibited as roof materials.

4.

Green roof, blue roof, and white roof designs are encouraged.

C.

Siting. The following siting standards apply in the C-G District:

1.

The primary facade of the building should be oriented toward the street with entrances facing or clearly visible from the primary street. Main entrances to the buildings must be well defined.

2.

Service doors should be recessed and integrated into the overall design of the building, and should not be located where visible from the main arterial roads.

3.

The parking lot should not be the dominant visual element of the site along the primary roadway. Large expansive paved areas located between the street and the building are discouraged. Smaller multiple lots separated by landscaping and buildings, or placement behind buildings, is encouraged.

D.

Prohibited Building Materials. The following building materials are prohibited. However, such materials may be used as part of decorative or detail elements, or as part of the exterior construction that is not used as a surface finish material.

1.

Non-decorative concrete block on facades facing the right-of-way; split face permitted.

2.

Non-decorative utility-sized brick on facades facing the right-of-way; split-face permitted.

3.

Aluminum, steel or other metal sidings used as a surface finish material for the first three (3) feet of the ground floor of a structure as measured from grade.

4.

Exterior insulating finish systems (EIFS) for the first three (3) feet of the ground floor of a structure as measured from grade.

9.8.4 Shopping Center Design Standards.

A.

Siting. The following siting standards apply to shopping center developments:

1.

A street presence for the shopping center should be created by locating part of the center or an outlot building, near the lot line, at the primary street corner or the shopping center entrance.

2.

If outlot buildings are part of a large retail development, outlot buildings should define the street frontage by placement near the street with showcase windows and entrances oriented toward the street and the interior parking lot.

3.

The primary facade of the building should be oriented toward the street with entrances facing or clearly visible from the primary street. Main entrances to the buildings must be well defined.

4.

The site should be designed so that there is safe pedestrian access to the center and safe pedestrian circulation within the development.

5.

A cohesive shopping center character should be created through the use of coordinated hardscape treatment (paving materials, lighting, street furniture) and landscaping.

B.

Facade Articulation and Building Design. The following fenestration and building design standards apply to shopping centers:

1.

Building facades visible from the public right-of-way (excluding alleys) should have with unique design elements that break down their scale. Blank walls are only acceptable on rear or side elevations not visible from the public right-of-way (excluding alleys). Structural bays should be twenty-five (25) feet in width, and articulated by columns or pilasters that project at least three (3) inches from the wall face.

2.

Outlot buildings should reflect the architectural style of the main building(s) where appropriate.

3.

The ground floor of a shopping center should maintain a transparency of sixty percent (60%). Windows shall be constructed of clear or lightly tinted glass. Tinting above thirty percent (30%) or reflective glass is prohibited.

C.

Roof Design. The following roof design standards apply to shopping centers:

1.

The roofline at the top of the structure should not run in a continuous plane for more than fifty (50) feet without offset of the roof plane. Rooflines should be "broken up" by providing articulations in the facade of buildings, change in the height of portions of roofs, or change in color, material, forms, etc.

2.

Buildings should use decorative roof elements, such as projecting cornices, to enhance roof edges and define building entrances, waiting areas, transit stops, main pedestrian routes or activity areas.

3.

When a roof is not designed as a flat roof, reflective surfaces that produce glare are prohibited as roof materials.

4.

Green roof, blue roof, and white roof designs are encouraged.

D.

Prohibited Building Materials. The following building materials are prohibited. However, such materials may be used as part of decorative or detail elements, or as part of the exterior construction that is not used as a surface finish material.

1.

Non-decorative concrete block on facades facing the right-of-way; split face permitted.

2.

Non-decorative utility-sized brick on facades facing the right-of-way; split-face permitted.

3.

Aluminum, steel or other metal sidings used as a surface finish material for the first three (3) feet of the ground floor of a structure as measured from grade.

4.

Exterior insulating finish systems (EIFS) for the first three (3) feet of the ground floor of a structure as measured from grade.

9.8.5 Office Park Design Standards.

A.

Facade Articulation and Reduction of Mass and Scale. The following standards for facade articulation and reduction of mass and scale apply to all facades that face a public street and the facade where the building entrance is located.

1.

All facades should have at least two (2) of the following architectural features to avoid the appearance of blank walls: change in plane of at least one (1) foot, reveals, windows and openings, and changes in color, texture and/or material to add interest to the building elevation.

2.

Buildings with facades over one-hundred (100) feet in length should incorporate wall projections or recesses, or changes in wall plane a minimum of two (2) feet in depth every seventy-five (75) feet.

3.

In multi-building complexes, a comprehensive architectural concept should be developed and maintained, as well as a campus-like design. Various site components should be unified through the use of similar design features, construction, material and colors.

4.

The design of accessory buildings, such as security kiosks, maintenance buildings, and outdoor equipment enclosures, should be incorporated into, and compatible in design concept with, the overall design of the project and the main buildings on the site.

5.

Predominant facade colors should be subtle, neutral or earth-tone colors. Primary colors, high-intensity colors, metallic or fluorescent colors, and black are prohibited as predominant facade colors. Building trim and accent areas may be brighter and include primary colors.

B.

Roof Design.

1.

The roofline at the top of the structure should not run in a continuous plane for more than seventy-five (75) feet without offset of the roof plane. Rooflines should be "broken up" by providing articulations in the facade of buildings, change in the height of portions of roofs, or change in color, material, forms, etc.

2.

Buildings should use decorative roof elements, such as projecting cornices, to enhance roof edges and define building entrances, waiting areas, main pedestrian routes or activity areas.

3.

When a roof is not designed as a flat roof, reflective surfaces that produce glare are prohibited as roof materials.

4.

Green roof, blue roof, and white roof designs are encouraged.

C.

Site Layout.

1.

Public entrances and primary building elevations should face public streets. Main entrances to the buildings should be well defined. Service doors should be recessed and integrated into the overall design of the building.

2.

The entry to office or guest facilities should address the street, with direct access to office or guest facilities from street frontages and parking areas. Manufacturing and warehouse structures should be set back towards the center of the site to minimize impact on adjacent parcels.

3.

In multi-building complexes, a distinct visual link should be established among various buildings by using architectural or site design elements such as courtyards, plazas, landscaping, and walkways to unify the project.

4.

The parking lot should not be the dominant visual element of the site along the primary roadway. Large expansive paved areas located between the street and the building are discouraged. Smaller multiple lots separated by landscaping and buildings, or placement behind buildings, is encouraged.

D.

Prohibited Building Materials. The following building materials are prohibited. However, such materials may be used as part of decorative or detail elements, or as part of the exterior construction that is not used as a surface finish material.

1.

Non-decorative concrete block on facades facing the right-of-way; split face permitted.

2.

Non-decorative utility-sized brick on facades facing the right-of-way; split-face permitted.

3.

Aluminum, steel or other metal sidings used as a surface finish material for the first three (3) feet of the ground floor of a structure as measured from grade.

4.

Exterior insulating finish systems (EIFS) for the first three (3) feet of the ground floor of a structure as measured from grade.

9.9.1 Accessory Structures and Uses. See Article 15 for accessory structure and use standards.

9.9.2 Landscaping and Screening. See Article 20 for landscaping and screening standards.

9.9.3 On-Site Development Standards. See Article 18 for on-site development standards.

9.9.4 Off-Street Parking and Loading. See Article 23 for off-street parking and loading standards.

9.9.5 Permitted Encroachments. See Article 18 for permitted encroachments.

9.9.6 Signs. See Article 22 for sign standards.

9.9.7 Temporary Uses. See Article 18 for temporary use standards.