[Ord. 247, 2007]
The intent of this section is to incorporate into a site plan
the design standards for commercial, multi-family and industrial development.
In particular, the site plan should integrate natural resources, buildings,
parking and landscaping into a functional and aesthetic solution,
which are desired of Village of Darien character. The design standards
will incorporate the Village of Darien comprehensive land use plan
as well as the municipal zoning code to insure compliance with all
Village of Darien's intended values.
[Ord. 247, 2007]
A.
The applicant requests a pre-application project review. While this
is optional, it is strongly encouraged for large projects, complex
projects, visually sensitive areas, or in situations in which the
applicant is uncertain about meeting the design standards.
B.
Applicants must submit a completed application and 15 copies of the
required information listed in the submission requirement section
to the Village Clerk 14 days before the regularly schedules public
meeting of the Plan Commission.
C.
The Village Clerk distributes one complete set of documents to each
commission member at least seven days before the commission's
public meeting.
D.
The commission has 30 days to review the project (with a completed
design review), from the time a completed application is received.
A completed application must respond to all of the appropriate requirements
of this chapter. However, the commission may elect to defer official
action, which goes beyond 30 days, if more information is needed.
E.
The applicant shall be available to present and explain how the project
meets the design conditions of the Village of Darien character. The
commission reviews the materials and approves, approves with conditions,
or denied the applicants project proposal.
[Ord. 247, 2007]
A.
The areas of green space must be located to provide resource protection,
transitions between adjacent sites and as a visual transition between
the public roads and the building, or parking lot. The majority of
the green space allotment should be on the side facing the street
or highway.
1.
Where open space, natural resources or topographic patterns contribute
to the beauty and utility of the area, they should be incorporated
into the design of the new development.
2.
There is a stated percentage of the parcel, which is required to
be maintained in green space in the respective zoning district section
of the municipal code (this does not include impervious surface areas
such as buildings and parking areas). Design solutions need to demonstrate
that adequate levels of green space are provided. Most importantly,
it is the location and quality in which the green space is incorporated
into the design of the new development.
B.
The arrangement of all functions, uses and improvements must be designed
to reflect positive Village of Darien characteristics.
C.
Where appropriate, the design solution should incorporate existing
natural features, such as forested areas, streams and steep topography.
D.
The size, shape, scale and location of the structure(s) need to be
architecturally compatible with the existing site features.
E.
Where appropriate, the site design needs to integrate the proposed
landscaping/open space into the adjacent landscaping, open space or
forested area.
F.
Buffering of mechanical equipment, trash dumpsters, loading areas
and open storage areas is required. Suitable screening types include
opaque fences, and a mixture of dense evergreen/deciduous landscaping.
G.
All newly installed utility services and service revisions necessitated
by exterior alterations shall be placed underground.
H.
The use of landscape buffers may be required between incompatible
land uses, which necessitate strong visual separation. A minimum distance
of 20 feet is generally required with landscape plantings of deciduous
and evergreen trees and shrubs.
I.
Parking areas need to be carefully designed to fit the site and with
sensitivity to location, size and perimeter screening. This is especially
critical if the Village is to maintain Village of Darien character
rather than an expansive parking lot appearance. The commission will
review parking area site design performance which includes the following:
1.
In cases where quality woodlands exists, existing tree areas shall
be preserved between the parking area and the right-of-way;
2.
The location of the parking areas relative to the public roads, and
building-parking area should be placed at the side or rear of the
building and away from direct public view;
3.
When options for side yard and rear yard parking do not exist, front
yard parking (between the building and public road) will require an
effective landscape setback;
4.
Parking areas with 10 or more spaces will require perimeter landscaping
to visually reduce the adverse parking area impacts;
5.
New developments with large parking space requirements will need
to demonstrate that they will not provide an urban parking lot appearance.
This will require design attention, which locates the parking in the
least visual impact area, includes perimeter landscaping, interior
plant islands and incorporates several smaller parking areas to meet
parking space requirements. The commission will determine when these
additional performance standards are needed.
[Ord. 247, 2007]
The intent is not to restrict developments to a predetermined
architectural style. However, for approval, new developments must
meet the expectations of the Plan Commission by clearly demonstrating
how the building design maintains or enhances the Village of Darien
character. The building design must avoid presenting an appearance
of either monotonous similarity, or excessive dissimilarity with appropriate
existing structures. The building standards are intended which prevent
these extremes.
A.
Architectural style is not restricted, however, extremes of style,
which do not fit Village of Darien character, are to be avoided.
C.
All sides of a structure should receive full design consideration.
A facade unrelated to the rest of the building is not in keeping with
acceptable design.
D.
All projections and mechanical details such as louvers, exposed flashing,
flues, vents, gutters, and downspouts are to be recognized as architectural
features and shall be treated to match the color of the adjacent surface
or an approved complementary color.
E.
If the commission finds the project to be a large structure, or structures,
the design must avoid a monolithic ("big box") appearance of frontages
and rooflines. Breaking up building sections, or changes in roofline
must diminish the large "box" massing of such a structure. (Industrial
and suburban commercial zoned areas are exempt from this requirement).
F.
If the commission finds the project to be unusually large, or if
it is likely to become a Village landmark, or if it is in a visually
prominent area, or if it is located so as to become part of the Village's
gateway, the design must acknowledge the special impact the project
would have on the entire community, by addressing the design solution
in an exemplary manner.
G.
The signage and lighting fixtures must be compatible with the architectural
design.
H.
The clustering of commercial structures is desired.
I.
New building development must avoid:
1.
The look of franchise architecture;
2.
Buildings, which advertise by appearance (i.e., storage buildings);
3.
Buildings which demand visual attention through the use of bold colors
and materials which are not found to be positive in meeting Village
of Darien character;
4.
Buildings in industrial areas with the appearance of large metal
buildings which lack design details or are otherwise without the positive
attributes of Village of Darien character;
5.
The appearance of the "big box" visual character.
[Ord. 247, 2007]
The intent is to provide a landscape design, which preserves
existing natural vegetation and incorporates additional locally native
plants, which complement the plant communities and ecosystem of the
area. The aesthetic intent is to improve the appearance of all areas,
incorporating green space into the development in ways that harmonize
and enhance the natural and built environment and respect the principles
of naturalistic landscaping. The landscaping plan should indicate:
A.
A dominant visual character for the landscape design which maintains
or creates a strong appearance of Village of Darien character and
development in a natural setting; and avoidance of a design concept
which creates large city character;
B.
The size, species and location of plant materials to be retained,
or placed on the site;
C.
The percentage of the site which will be maintained in green space
and the green space setback distance between the highway property
line and the building and/or parking lot;
D.
As appropriate, planting concepts which meet the needs of front yard
plantings, building entry plantings, building corner plantings, side
yard plantings, screening of storage or service areas from public
view, parking lot perimeter plantings, larger parking lot interior
plantings, plantings related to signage, and buffer plantings at the
property edge which effectively screen within three years what the
commission deems incompatible land uses;
E.
The planted size of shade trees should not be less than 1 1/2
inch caliber (diameter measured six inches above ground) and eight
feet in height; conifers (evergreen) trees should be at least four
feet in height; shrubs should be of good nursery stock and provide
effective landscape development within three years of planting;
F.
Plant material, which provides interest in structure, texture, color
and its ultimate growth pattern. Trees and shrubs which are characterized
as problematic species (i.e., Willow trees) or exotic cultivars which
provide highly showy aesthetic patterns, such as red or bronze summer
foliage or variegated leaf patterns, are to be avoided;
[Ord. 247, 2007]
The intent of the exterior lighting design standards area to provide the necessary lighting which reflects Village of Darien character by intensity, location, placement, color and overall design integrated with the total development, rather than lighting which is typical of urban conditions. These standards will be utilized in addition to the requirements of the Village of Darien Municipal Code Section 17.66.070.
A.
All exterior lighting should balance on-site needs for safety, security
and aesthetic affects, with off-site impacts from public view.
B.
All exterior lighting shall be part of the architectural and landscape
design concept in color, location and type of lighting.
C.
In general, the height of exterior lighting fixtures shall not exceed
the height of the building to which it relates.
D.
The height, location and direction of lighting must be designed and
located in such a manner as to be shielded from the direct view of
the highway user, and shielded above to reduce night sky illumination.
E.
Exterior lighting shall be designed in a manner, which does not permit
an adverse effect upon neighborhood properties, especially residential
property.
F.
Sign lighting concepts, which provide direct illumination from a
shielded light source, rather than interior sign lighting is preferred.
[Ord. 247, 2007]
The intent is to encourage creative, distinct and effective
signs, which are appropriate for the individual proprietors, yet meets
the community design standards of Village of Darien character and
promotes a positive signage image. The design standards area intended
to foster signage, which respects the residential and scenic open
space character of the Village. Sign design review is limited to the
aesthetic and appropriateness of sign appearance and is separate from
the conditions included in the Village's sign ordinance. The
following concepts and standards will be used to review signs for
design approval:
A.
Identification of businesses from moving cars must be balanced with
the visual impact of signs on the Village's image. Restraint
in site design can aid in identification, since small simple signs
identify business with less confusion, limit counterproductive sign
competition and protects the quality of the landscape.
B.
Every sign shall be designed as an integral architectural element
of the building and site to which it principally relates, and where
appropriate to Village of Darien Character, shall be compatible with
signs on adjoining premises and not compete for attention.
1.
Sign Type. The first step in site design is selecting the most appropriate
type of sign. The three most common types of signs are wall signs,
projecting signs, and freestanding signs. The choice of sign type
depends upon the surroundings and the attention one desires to attract.
For example, freestanding signs are best used in situation where there
is a large setback from the road, where the attention of people in
fast moving vehicles is being sought, or where there are several uses
in one building or complex. Projecting signs and wall signs are best
uses where the attention of people in slow moving cars or pedestrians
is desired.
2.
Sign Message. Whatever sign type is used, simplicity is the key factor
to good design and readability. An effectively designed sign utilizing
bold, easily-recognized symbols and clear crisp lettering will identify
a business or activity efficiently and attractively, enhance the area
in which it is located, and complement the general appearance of the
Village. Pictures, symbols and logos can add individuality and character
to signs, in addition to making them easier to read. The most common
problems in commercial areas are an overabundance of signs that are
often excessively large, all of which contributes to "sign overload."
This creates a visually chaotic situation in which no one sign gains
the advantage, since the competing signs tends to cancel each other
out, in an unsuccessful bid to catch the buyer's eye.
3.
Sign Color. Restraint should be exercised when selecting colors.
On most signs, no more than three colors should be used; one for background
(preferably dark), a contrasting color for the lettering, and a third
color perhaps for emphasis (such as for borders, motifs, or shading
lettering to give it a three-dimensional look). Exceptions occur when
an illustration is incorporated in the sign; in such cases it is important
that complementary colors be used. In selecting the principle colors
for a sign, colors, which complement the general tone of the building,
are needed.
4.
Sign Materials. Proper supplies shall be used to prevent loose materials
(including peeling paint, paper or other material), the lack of excessive
rust, the lack of excessive vibration or shaking, and the presence
of the original structural integrity of the sign, its frame and other
supports, its mounting and all components thereof.
5.
Signage Landscaping. Freestanding signs will generally require low
and medium height plants to provide a positive design appearance for
the sign and site appearance.
6.
Master Sign Plan. When more than one sign is proposed for a parcel,
the applicant must submit for approval all of the proposed and existing
signage. The intent is to develop and follow a coordinated sign plan
with regard to:
[Ord. 247, 2007]
The intent of this section is to achieve design appearance compatibility
among separate individually owned parcels, which visually appear as
one continuous development. The applicant has the burden of clearly
demonstrating how the proposed project has the aesthetic qualities
to meet the visually continuous compatibility test. Design solutions
might include:
A.
Proposing a building that is smaller, or compatible, in design style,
materials, color and landscaping with the adjacent development, which
meets the intent of positive Village of Darien character.
B.
In situations in which the architectural expressions are different,
yet acceptable to the standards, strive for a strong landscape transition
between properties using trees and shrubs or existing natural vegetation,
which reduces the visual dominance of the buildings.
C.
In situations in which the land uses are incompatible, or the adjacent
development is below the minimum standards for Village of Darien character,
the new development should develop a landscape plan, or utilize existing
vegetation, to fully buffer the adjacent property from view.
D.
Project features which are judged to have negative visual impacts
upon adjacent properties, such as parking lots, service entrances,
loading zones, mechanical equipment and storage areas, shall be buffered
from the view of adjacent properties.
[Ord. 247, 2007]
The intent of this section is to provide design review guidelines
and standards, which protect against the negative aspects of highway
"strip" commercial and encourage development, which responds to the
principles of nodal, or cluster commercial development. Highway "strip"
commercial tends to visually blight the roadside and generally lack
the design qualities, which are desired in maintaining or enhancing
Village of Darien character.
A.
Alternatives exist to commercial "strip" zoning along roadway frontage
by using some basic modifications to traditional zoning approaches.
The following approach offers the Village of Darien a real opportunity
to protect the unique characteristics desired in Village of Darien
character.
1.
Commercial Cluster Development. Commercial development requires new
buildings to be sited in groups, with varying setbacks and well-landscaped
areas between the structures and the roadway, thus maximizing open
space around each cluster and helping to preserve scenic views and
the Village of Darien character of the surrounding landscape.
2.
Nodal Commercial Development. Nodal development requires new business
to be grouped at major intersections, rather than being lined up along
the entire length of a highway. Designating business zones only at
such intersections and maintaining the land between major intersections
in a less intensive use, such as low-density housing, could implement
this development type.
B.
Criteria to determine whether new development is highway commercial
"strip" development or "node/cluster development."
2.
Components of Typical "Strip" Commercial Highway Development.
a.
Numerous large freestanding and portable signs;
b.
Large expanses of unscreened surface parking;
c.
Little or no landscaping of public or private property;
d.
Few or no pedestrian improvements;
e.
Above-ground utilities and overhead lights;
f.
Numerous poorly delineated and closely spaced driveway access
points;
g.
A generally uncoordinated approach to the design, location and
planning of various public and private improvements;
h.
Typically results in "visual blight" with excessive individual
signage, along with buildings and stored products competing for the
passing motorists' attention;
i.
Owners tend to value individual or "franchise design" over community
image;
j.
Most parcels are usually built to the maximum allowed, i.e.,
only buildings and parking;
k.
Little or no design review;
l.
Architecture and signage provides an appearance of "Anywhere
U.S.A.";
m.
Parcels are "planned" and developed one at a time, with little
relationship among them;
n.
Most are the result of just zoning, without good planning; or
just from poor planning areas;
o.
They typically develop into the "Villageless highway" rather
than the "highwayless Village."
3.
Components of Typical "Node/Cluster" Highway Commercial Development.
a.
"Nodes" are generally limited to major intersections;
b.
Strong relationships exist between land planning, zoning, and
design review;
c.
Off-premise signage not allowed;
d.
Are meant to be compact/central development;
e.
Buildings are located to the front of parcel with parking behind
the building;
f.
Buildings are often individual (clustered together) or singular
with considerable architectural interest and pedestrian scale (no
big boxes);
g.
Building architectural fits the land use, site, neighbors and
community norm (not franchise driven);
h.
Extensive landscaping in parking areas, building entry/corners/foundation;
i.
Existing trees/shrubs retained and incorporated into the design
to the extent possible;
j.
Do not strive to "max-out" the parcel with buildings and parking;
k.
Coordinated sign plan which fits the architecture, type of retail
use and is discrete in appearance;
l.
Attempts to "fit" with the area's overall image and provide
a positive "sense of entry";
m.
New cluster development may have a green-space "buffer" between
the highway and the development.
C.
To control against "strip" development requires three strategies.
First, the comprehensive land use plan needs to incorporate the community's
priority for highway development, i.e., "strip" or "cluster." Second,
the zoning ordinance needs to support the intent of the land use plan.
Third, there needs to be design review of proposed developments to
insure compliance of the plan's design intent.
D.
Using the information in this chapter and all other relevant Village
ordinances, the applicant must clearly demonstrate that new highway
commercial development will not provide "strip" commercial characteristics.
In addition, the new commercial development must demonstrate that
the design follows the design review standards for Village of Darien
character.
[Ord. 247, 2007]
The intent of this section is to provide the commission with
sufficient information to make an informed design review decision
and maintain a clear record of the decision. A completed application
form supplied by the Village is required. As appropriate, drawings
and other documentation, which illustrates in scale and relationship
to project components, and the features of the design. This must be
documented in a manner, which can be clearly understood by the commission.
The commission will establish the determination of necessary documentation.
A.
Site Plan and Specifications. A site plan and specifications are
required which contain the following information (this may require
a separate site plan, landscape plan and architectural plan):
1.
Name of proposed development;
2.
Name, address and telephone number of the owner, subdivider, engineer,
land surveyor and land planner;
3.
Date, graphic scale and north point;
4.
Location of the proposed development by government lot, quarter section,
township, range, and county, and a location map showing the relationship
between the plan and its surrounding area;
5.
The exterior boundaries of the proposed development referenced to
a corner established by the U.S. Public Land Survey, and the total
acreage encompassed thereby;
6.
The location of existing property lines, buildings, drives, streams
and water courses, dry runs, lakes, marshes, rock outcrops, wooded
areas, environmental corridors, and other similar significant features
within the development;
7.
The location, right-of-way width and names of any adjacent existing
streets, alleys or other public ways, easements, and railroad and
utility rights-of-way within or adjacent to the proposed development;
8.
Proposed access to the site, on-site parking stalls and adjacent
roads. Also delineate traffic flow (with directional arrows) and directional
signage, if any, that is considered essential;
9.
Mapped two-foot contour intervals of existing and proposed grades
for that portion of the site, which will be altered by development
and mapped contours as a transition into the undisturbed portion of
the site. Spot elevations should be used in combination with proposed
contours to indicate the elevation of retaining walls, steps, water
flow direction, etc.
10.
Indicate areas with existing natural vegetation and basic information
about species, size and condition;
11.
Indicate areas with existing vegetation will need to be removed;
12.
Locations of existing (to remain) and proposed buildings for
the site, and all buildings on adjacent sites which are within 50
feet of the development site's boundaries. Also, the external
dimensions of buildings and distances from the property line;
13.
Accurate location of all proposed landscaping (this may require
a separate landscaping plan) which indicates the plant species (both
common and scientific names are preferred); tree size (a measurement
of tree diameter six inches above ground) and height of proposed conifer
trees;
14.
General layout and size of all lots;
15.
A preliminary listing of dwelling unit counts by single-family,
two-family, three-family, four-family and multifamily types and the
approximate area devoted to nonresidential uses;
16.
The location, height, size and design of all proposed signage;
17.
Surface material proposed for the parking, storage and access
drives;
18.
Exterior lighting concept and location;
19.
Location and screening proposal for all dumpsters, storage areas
and service areas;
20.
The location of all present and proposed utility systems including:
21.
Basic dimensions of buffers and setbacks;
22.
Approximate percentage of the parcel in green space (both natural
and landscaped) and percentage in impervious space (building, parking,
surfaced storage and drive access);
23.
Provisions for handicapped persons under requirements of the
Americans with Disabilities Act;
24.
The preliminary development schedule indicating the approximate
timing of the proposed development.
B.
Elevations. Complete exterior elevations of all proposed buildings
and existing buildings if they are joined to new development.
C.
Material Sample. Material samples need to be presented at the commission
meeting, including color and material type for walls and roof.
D.
Completion Requirement.
1.
The applicant must begin and substantially complete, an approved
project within two years from the date of final approval. If the project
is not completed within the required time, the design review approval
expires.
E.
Performance Assurance.
1.
The intent is to allow applicants a reasonable opportunity to complete
landscaping and other site improvements prior to occupancy. In some
situations the commission may exercise its authority to require bonding
prior to issuance of a building permit.
a.
Landscaping or other site improvements required pursuant to
an approved design review plan shall be installed prior to the issuance
of certificate of occupancy or final inspection, unless the property
owner submits a performance assurance device committing the installation
of landscaping or other site improvement within nine months. In no
case shall the property owner delay completion for more than nine
months from occupancy.
b.
Performance assurance devices shall take the form of one of
the following:
i.
A surety bond executed by a surety company authorized to transact
business in the state in a form approved by the Village Board;
ii.
Cash;
iii.
A letter of credit, approved by the Village Board, from a financial
institution stating that the money is held for the purpose of development
of the landscaping or other specified site improvement.
c.
If a performance assurance device is employed, the property
owner shall provide the Village with an irrevocable notarized agreement
granting the Village and its agents the right to enter the property
and perform any required work remaining undone at the expiration of
the assurance device.
d.
If the property owner fails to carry out provisions of the agreement
and the Village has reimbursable costs or expenses resulting from
such failure, the Village shall call on the bond or cash deposit for
reimbursement. If the amount of the bond or cash deposit exceeds the
cost and expense incurred by the Village, the remained shall be released.
If the amount of the bond or cash deposit is less than the cost and
expense incurred by the Village, the property owner shall be liable
to the Village for the difference.
e.
The commission may elect to require bonding prior to issuance
of a building permit in situations in which extensive landscaping
is needed, locations are deemed visually sensitive or where there
is a poor history of compliance.
F.
Appeals Process.
1.
The intent is to reach design review agreement between the applicant
and the commission.
2.
In the event that the applicant finds the decision, or action, in
appropriate an appeal may be taken to the Village Board. Such an appeal
shall be initiated by a written request to be placed on the Village
Board's agenda for consideration. The appeal must include the
action being questioned and the specific grounds upon which the appeal
is made. Such request must be received by the Village Board no later
than 30 days after the date of the decision being appealed. The Village
Board shall conduct a review and within a reasonable period of time
make a finding which affirms, affirms with conditions, reverses or
remands to the commission with instructions. The finding by the Village
Board shall be final, subject to judicial review.
[Ord. 247, 2007]
In some situations, less information may be required than indicated
in this section. What information is required for design review is
entirely of the commission's choosing. However, in situations
where developments are large or complex, or are in environmentally
sensitive areas, or are in visually sensitive areas, it will require
additional submission material to provide the commission with a complete
understanding of the nature of the proposed project. This may include,
but is not limited to:
A.
Site photographs depicting the site and its relationship to adjoining
sites;
B.
A landscape plan showing all existing natural land features, trees,
forest cover and water sources, and all proposed changes to these
features including size and type of plant material. Water sources
will include ponds, lakes, streams, wetlands, floodplains and drainage
retention/detention areas;
C.
Sites with steep slopes or unique natural features may require mapped
contours at less than two-foot intervals;
D.
Location, species of trees and condition for wooded areas undergoing
new development;
E.
Architectural renderings of perspectives and elevations in full color.
[Ord. 247, 2007]
The intent of the design review standards ordinance is to have
full support, cross-listing and integration among the appropriate
Village codes. This is especially important among the comprehensive
land use plan, zoning ordinance, sign ordinance and design review
standards.
A.
Nothing included in this chapter shall supplant, alter, replace or
amend in any way existing zoning requirements, sign requirements,
construction codes, or other criteria as established by the Village
for purposes of zoning, signage and building permit application.
B.
In the event of any changes, alterations, or deviation from the projects
initial design review approval during the county application process,
or thereafter, such changes must be resubmitted to the commission
for design review reconsideration, and as necessary, re-approval.
[Ord. 247, 2007]
The intent of the appropriate design review elements of natural
resources, site design, building design, landscaping, lighting and
signage is that they will be maintained in a continued good appearance
to sustain an overall high quality Village of Darien character. However,
even the best initial designs can be compromised by improper and inadequate
maintenance. Such maintenance problems decrease property values and
provide a negative impact on the entire Village. Therefore, it is
a necessary function of design review to be concerned about continuing
maintenance. For some design elements it will start with the selection
of appropriate materials, which can sustain the weather and low to
moderate levels of maintenance. For other design elements, annual
design maintenance will be essential. For still others, such as landscape
plants, careful maintenance is essential and with plant failure it
will be necessary to replace dead trees and shrubs. The accumulation
of debris, trash and rubbish needs to be avoided.
Developments that receive design approval are expected to continue
to maintain, or improve the property appearance as judged by the design
review criteria, throughout the active life of the development including;
short-term, seasonal, or long-term closure. It is within the responsibilities
of the Village's design review authority to insure the maintenance
of approved design conditions.
[Ord. 247, 2007]
The Village Board or their designated agent shall be the enforcing
official. The Village Board will establish penalty.
[Ord. 247, 2007]
If any section, subsection, sentence, clause or portion of this
chapter is for any reason held to be invalid by a court of competent
jurisdiction, the remainder of this chapter shall not be affected.
[Ord. 247, 2007]
Unless specifically defined elsewhere in the design review ordinance,
definitions are provided to clarify the following commonly used terms:
The outward aspects of the development, which are visible
to the public and adjacent properties.
The aesthetic design of a building or group of buildings,
which includes the site design, landscape development, and signage,
which meets the conditions of Village of Darien character and complements
rather than dominates a forested setting.
Buildings which present a large monolithic appearance of
frontages and roofline and otherwise lack the various planes, projections,
bays, dormers, setbacks and rooflines to provide pedestrian scale
design for on-site users and appropriate Village of Darien character
from the public viewing areas.
An area of land identified on a site plan in which landscaping
is used to provide a transition between use areas to effectively reduce
the environmental, aesthetic, and other impacts of one type of land
use upon another.
A development pattern in which uses, buildings and parking
are grouped or "clustered," rather than spread evenly along highways.
For the purpose of this chapter it includes the full range
of uses identified under commercial zoning.
A series of design activities which describe the standards
by which new development will be judged for appropriateness in meeting
Village of Darien character.
Buildings, which follow the prototypical corporate design
standards and present an appearance, which is repeated without regards
to regional, local and site appearance conditions.
Signs, which adhere to prototypical corporate, design standards
and present an appearance, which is expected to maintain Village of
Darien settings.
The full range of industrial land uses recognized in the
zoning ordinance.
Any combination of living plants (such as grass, ground cover,
shrubs, trees) and nonliving landscape material (such as rocks, pebbles,
sand, mulch, fences or pedestrian paving materials).
Equipment, devices and accessories, the use of which is used
for heating, ventilating, air conditioning, and similar purposes;
and without appropriate screening or design can create an adverse
visual impact.
For the purpose of this chapter, it includes apartments,
condominium, town houses and other forms of attached or higher density
housing. Single-family and duplexes are not included under design
review.
Any plant species with a geographic distribution indigenous
to the Village of Darien and its immediate surrounding communities.
Plant species indigenous to areas outside the Village (and adjacent
communities) and introduced by humans are not native vegetation.
A planting concept in which the choice of species and placement
provides an aesthetic appearance of a native community or looks natural.
A process, which will insure the completion of landscaping
or the site improvements in situations where the applicant fails to
complete the activity in a reasonable period.
Area design standards that encourage flexibility and innovation
of design in which more than one solution is possible, but the development
must meet the performance strategies and relevant design standards.
Natural and cultural resource strategies, which are established
to guide new development towards a desired future condition for the
Village of Darien.
Design standards, which generally dictate a specific type
of design condition as a requirement of approval in meeting appropriate
Village of Darien character development.
A structure or planting which conceals from view public ways
the area behind such structure or planting.
A plan prepared to scale, showing accurately and with complete
dimensioning the boundaries of a site and the location of all buildings,
structures, uses and principle site design features proposed for a
specific parcel of land.
A linear "strip" of development which tends to fronts on
both sides of well-traveled roads, extend inward for one parcel, generally
designed with high vehicular access, excessive signage, limited landscaping,
franchise or uncoordinated architecture and area primarily developed
for auto uses.
Refers to the Village of Darien.
The feeling associated with South Eastern Wisconsin based
on a unique identity and other memorable qualities in which the image
of development lacks large city characteristics.
