The following development standards for all uses requiring site plan review are set to establish and define criteria for the review process set forth in Article II.
B.
The development standards provided herein are minimum standards and
additional standards or conditions may be required for individual
developments when requested by the review authority for special circumstances.
C.
Should the development standards conflict with any other provision
of this chapter, the most restrictive provision shall apply.
D.
The development plans and reports shall serve as the review documents
which the review authority will use in the analysis of the application
for site plan review.
The plan of operation shall, in letter or report form, include
the following, when applicable:
A.
Proposed use of the land and building(s);
B.
Total number of employees;
C.
Hours of operation;
D.
Total occupancy of building (if restaurant, church or other assembly
use);
E.
Total number of units (if residential); and
F.
Number, type, and size of vehicles stored outdoors (recreational
and commercial).
A.
Building
plans shall show and include the following:
(1)
Design and architecture of building. Elevations shall be provided
and dimensioned for all proposed and existing structures.
(2)
Materials and color. Wall, roof, and trim material and colors shall
be submitted and indicated on the plans and should complement the
surrounding area.
(3)
Massing and orientation. Building size, scale, location, and orientation
should reflect the physical scale of the surrounding buildings.
(4)
Building plans. Floor plans, for each story, and sections shall be
drawn to sufficient detail so that all room sizes, wall openings,
building projections, and location of all exterior HVAC and utility
services equipment can be identified.
(5)
Fire prevention devices. Details on fire detection, fire alarm, and other safety devices, including fire suppression, sprinkler, standpipe, and restaurant hood suppression systems, shall be provided for review and be approved by the Village Fire Department. For building sprinkler requirements, see Chapter 218, Fires and Fire Prevention, of the Municipal Code.
(6)
Dumpster enclosures. Elevations and material and colors of dumpster
enclosures shall be indicated on the plans and should complement the
building.
(7)
Residential units. Rooms used for residential purposes shall provide adequate living area, as required in the International Building Code and Chapter 407, Housing Standards, of the Municipal Code.
(8)
Accessibility. Buildings shall be in compliance with the Americans
with Disabilities Act.
(9)
Roof-mounted equipment. All roof-mounted equipment shall be located
and/or screened in order to minimize its visibility from the abutting
streets and surrounding properties.
B.
All other site design principles and architectural standards are found under Article 7, Chapter 435, Zoning, of the Municipal Code.
C.
The Director
of Community Development may waive any of these requirements for exceptional
circumstances where extraordinary or unusual circumstances or conditions
apply to the lot or parcel, or building or structure, that do not
apply generally to other properties or uses in the same district and
the granting of the waiver would not be of so general or recurrent
nature as to suggest that this chapter should be changed.
Site plans shall show and include the following:
A.
Legal description. Legal description and property location.
B.
Dimensions. Dimensions of the development site, indicated along the
property line. Distances from the property line to all buildings,
structures and freestanding signs and building setback lines shall
be indicated.
C.
Building layout and signage. The location, footprint, outside dimensions,
floor elevation, and square footage of all buildings, structures,
and freestanding signs shall be indicated.
D.
Setbacks. Front, side, and rear yard zoning setback lines shall be
indicated and labeled as such.
E.
Grades. Proposed and existing grading at two-foot intervals. In addition,
location, grade, and dimensions of all existing and proposed paving
surfaces and of all abutting streets.
F.
Access. Existing and proposed pedestrian and vehicular access points,
streets, drives, alleys, bicycle paths, bridges, intersections, and
other pedestrian and vehicular circulation elements, labeled with
street names, dimensions, and surface materials identified (i.e.,
asphalt, sod, concrete, etc.).
G.
Parking. Location and dimensions of vehicle accommodation areas, including parking areas, loading areas, and circulation areas, with the surface material identified and showing the layout and dimensions of parking spaces and direction of travel lanes, aisles, or driveways. The number of parking spaces required, as outlined in Chapter 435, Zoning, of the Municipal Code, shall be labeled.
H.
Surface of off-street parking areas. All required off-street parking
areas and any driveway, interior access driveway or interior access
drive to and from such off-street parking areas shall be hard surfaced
with asphalt, concrete or other material to provide a durable, dust-free
surface.
I.
Easements. Location and dimensions of all existing or planned easements,
lands subject to deed restrictions or protective covenants, rights-of-way,
and required emergency accessways.
J.
Stormwater detention. The location and square footage of the stormwater
detention pond, if required, shall be identified.
K.
Lands dedicated to the public. Identification of all land to be dedicated
or reserved for public use, with the use named.
L.
Exterior lighting. The location and type of outdoor lighting fixtures,
if any, and shall also meet the following requirements:
(1)
Any outdoor lighting shall be direct cut-off in nature.
(2)
Light fixtures shall be selected with care to ensure that they are
appropriately scaled in relation to their setting and to ensure that
they are of a style that is compatible with the character of their
immediate environment.
(3)
All lighting wires/cables shall be placed underground.
(4)
Accent lighting should be used to highlight architectural and landscape
design elements when appropriate.
(5)
Pedestrian walkways and parking areas shall be illuminated to a sufficient
level so as to provide for safety and security.
M.
Site constraints. Any easement, covenant or right-of-way, existing
or planned, which creates site design constraints shall be indicated.
Any design adjustments to these constraints shall not adversely impact
the intent of these standards or the provisions of this chapter.
N.
Floodplain and wetlands. Location of any floodplain, wetland, and shoreland boundary shall be shown per Chapter 435, Zoning, of the Municipal Code.
O.
Orientation. The location, proportion, and orientation of buildings
or structures should complement the location, proportion and orientation
of surrounding land forms, buildings, or structures.
P.
Surrounding land uses and zoning. The review authority shall consider
the impact of the proposed development on the Comprehensive Plan,
any neighborhood plan, and zoning, as amended. The review authority
shall use the following criteria when assessing the development's
impact on surrounding land uses:
(1)
The development shall be consistent with the objectives of the Comprehensive
Plan and any neighborhood plan.
(2)
The development shall be compatible with the character and objectives
of the zoning district or districts within which it is located.
(3)
The development shall be compatible with the character of the neighborhood
which surrounds the development.
Q.
Site access. Site access shall be governed by the following criteria:
(1)
Site entrance drive dimensions such as widths, radii and visibility
triangles shall be identified.
(2)
An adequate internal stacking distance shall be provided from the
property line at each entrance.
(3)
Appropriate traffic control measures, including signs, crosswalks,
etc., at all entrances to public rights-of-way may be required.
(4)
Adjacent developments are encouraged to share a common entrance drive.
(5)
Access to adjoining sites should be coordinated, where possible,
with cross access easements, which shall be a minimum of 30 feet,
and are encouraged to link parking areas.
R.
Protection of natural features.
(1)
Preservation. All new development shall preserve, enhance, or protect
existing natural features. The site plan, or accompanying documents,
shall evidence the means by which the development addresses the following:
(2)
Open space. The following specific areas shall be preserved as undeveloped
open space:
A.
Landscape plans shall comply with the site landscape standards of Chapter 435, Zoning, of the Municipal Code. In addition, the plan shall show and include the following:
(1)
Buildings. The location and footprint of any and all buildings and
structures.
(2)
Dimensions. Dimensions of development site, indicated along the property
line.
(3)
Streets. Existing and proposed pedestrian and vehicular access points,
streets, drives, alleys, bicycle paths, bridges, intersections, and
other pedestrian and vehicular circulation elements, labeled with
street names, dimensions, and surface materials identified (i.e.,
asphalt, sod, concrete, etc.).
(4)
Parking. The location and dimension of parking lots, parking spaces,
and parking lot accessways.
(5)
Easements. Location and dimensions of all existing or planned easements,
lands subject to deed restrictions or protective covenants, lands
to be dedicated or devoted to public use, and rights-of-way.
(6)
Lighting, signage, and freestanding structures. The location and
dimensions of outdoor lighting fixtures, freestanding signs, permanent
or temporary walls and fences, waste and trash disposal facilities,
surface utility structures, and other freestanding structural features.
(7)
Recreational facilities. The location and dimension of playgrounds,
tot lots, and other recreational facilities.
(8)
Dumpster enclosure. Trash dumpsters shall be screened with fencing
of decorative wood or masonry, compatible with the building design,
of at least six feet in height, with a solid, attractive single or
double access gate on one side only. Shrubs are encouraged along the
fencing.
(9)
Mechanical and utility equipment. All freestanding utility and mechanical
equipment shall be screened from view through the use of coniferous
plant materials or fencing compatible with the proposed building design.
(10)
Service areas. All service areas, such as loading docks, shall
be screened from view of a public street through the use of coniferous
plant materials or fencing compatible with the proposed building design.
(11)
Landscape improvement table. A landscape improvement table with
the following information shall be submitted:
(a)
Total area of site;
(b)
Total area of parking and other paving areas proposed on site;
(c)
Total area of site required to be landscaped;
(d)
The quantity, installation size, and height of all trees and
shrubs at the time of planting; and
(e)
The percentage of tree family, genus and species proposed.
(12)
Plants. All plants shall be labeled and identified on the landscape
plan.
(13)
Grading. Existing and proposed contours and grades at a two-foot
interval, including the location and slope ratios (horizontal to vertical)
of all proposed berming at one-foot contour intervals. Location, extent
and general elevations and slope ratios of all surface water detention
areas and drainageways. Elevations at top and bottom of all proposed
retaining and screening walls and fences. Existing lines should be
shown as dotted lines.
(14)
Ground cover. Specification of the type and boundaries of all
proposed ground cover, including both scientific and common names
of all proposed plant materials.
(15)
Non-living ground cover. The location of paving materials and
non-living ground cover identified and labeled.
(16)
Tree lines. Tree line of wooded areas shall be identified.
(17)
Existing trees. Location, species, and size of all existing
trees that are six inches or larger in diameter measured 54 inches
above natural grade shall be identified. Any trees to be removed should
be clearly identified. Trees which will be used to meet landscape
requirements shall be indicated. If required for reasons of clarity,
this information may be depicted as a supplemental illustration.
(18)
Maintenance. The landscaping plan should identify how plantings
and buffer areas will be maintained, including location of any irrigation
systems.
(19)
Bond or letter of credit. A bond or letter of credit shall be
provided, if the applicant is seeking occupancy before all landscaping
has been completed, to ensure the landscaping plan will be completed.
B.
The developer
is encouraged to utilize the Village of Fox Crossing Tree Guide when
selecting trees. The tree guide is included with the site plan review
application.
C.
A waiver
of the design guidelines may be granted by the Director of Community
Development on a case-by-case basis for unique circumstances.
Utility plans shall show and include the following:
A.
Utility lines. Location and dimensions, in length and diameter where
applicable, of all aboveground and underground conduits and utility
lines, including storm and sanitary sewers, water mains, electrical,
natural gas, and communication (cable, telephone, etc.) lines.
B.
Connections. Location of all utility connections and metering facilities,
including fire hydrants, Fire Department connections, existing wells,
pumping stations and lift stations.
C.
Cross sections. Road and paving cross sections and details.
D.
Buildings. Location and footprint of any and all buildings and structures.
E.
Streets. Location and names of existing and proposed streets and
intersections and the location of parking lots, sidewalks, and bike
paths and other elements of vehicular and pedestrian circulation.
F.
Plumbing. Plumbing plans showing, in detail, the size and location
of all water meters.
G.
Storm, sanitary, and water system requirements. Storm sewer, sanitary
sewer, and water utility systems, as outlined in the utility plan,
shall meet the standards and specifications of the Village of Fox
Crossing. These provisions may require the designation of easements
providing access for public utility purposes.
H.
Electric, gas, and communication system requirements. Electric, gas,
and communication utility systems, as designated on the utility plan,
shall meet the requirements of the respective utility company's rules
and regulations.
I.
Placement. Utility systems shall be placed in accordance with Village
ordinances and utility companies' rules and regulations. The review
authority may require the underground installation of lines and distribution
points, the elimination of poles and overhead lines, or the simultaneous
organization and installation of utility systems.
All stormwater and erosion control plans shall comply with Chapter 400, Erosion Control and Stormwater Management, of the Municipal Code. All stormwater management facilities shall be inspected by the Village Engineer, prior to the Building Official issuing a certificate of use and occupancy, for compliance with the approved stormwater management plan. The developer shall contact the Department of Community Development when the stormwater management facilities are completed to schedule an inspection.
A digital copy of all plans, elevations, and sections shall
be submitted with the site plan review application and with any revision
submittals to the Department of Community Development in an electronic
format as specified by the Community Development Department.
