10-10-1: INTRODUCTION:

The intent of this downtown Antioch form based code is to help set the foundation for a set of guiding principles that will foster a vibrant, pedestrian friendly, mixed use, transit oriented downtown. This chapter will outline and establish new development regulations for streets, blocks, and buildings that emphasize "building form", "public realm" and high quality site and building design in each of the distinct downtown districts.

This chapter shall act as a component to this title and shall be administered pursuant to the ordinances and regulations of the village of Antioch in compliance with the laws and statutes of the state of Illinois.

In order to clearly organize this chapter, a regulating plan has been developed (see figure 1.1 of this section). The downtown Antioch regulating plan outlines five (5) distinct character districts within the greater downtown area. These districts include:

   Village core (VC)

   Transitional core (TC)

   Main Street transitional (MT)

   Business park (BP)

   Commercial edge (CE)

Additionally, areas of open space (OS) are found throughout the downtown area. While not its own unique district, preservation, enhancement and improvement to existing and new open spaces should be provided throughout downtown Antioch.

A more detailed discussion, illustrations of future target development sites and urban design standards are addressed in the following sections. Additionally, an outline of permitted and special land use categories is included per district.

FIGURE 1.1
DOWNTOWN ANTIOCH REGULATING PLAN

(Ord. 11-10-15, 10-17-2011)

10-10-2: REGULATING FRAMEWORK PLAN:

   A.   Purpose: The regulating framework plan defines the desired physical form for downtown Antioch and sets development/building parameters such as land use, building height, massing, siting and setbacks and parking placement and ratios. This chapter incorporates not only the vision of the regulating plan, but also applies to, and regulates, parcels not specifically referenced in the plan.

Figure 2.1, "Downtown Antioch Target Opportunity Sites", of this section highlights downtown opportunity sites identified in the transit oriented planning/design process. For illustrative purposes, figures 2.2 and 2.3 of this section show the potential desired build out of these sites. These plans reflect the goals and objectives of the regulating plan and serve as a guide for village officials, property owners, and developers as they move forward with approving and implementing these projects within downtown.

FIGURE 2.1
DOWNTOWN ANTIOCH TARGET OPPORTUNITY SITES

FIGURE 2.2

FIGURE 2.3

   B.   Applicability: This chapter applies in the following instances:

      1.   Any new development/construction;

      2.   If the primary use within a building changes;

      3.   Exterior rehabilitation projects that involve the following: 1) change to exterior materials; 2) window alterations or replacement; 3) change in roofline; 4) exterior structural changes; 5) storefront alterations.

As mentioned, the regulating framework plan helps define physical form of the urban space. More specifically, the components that must be considered when developing, rehabilitating or renovating within each of the districts include: allowed land use, building height, building placement/massing and parking and servicing. (Ord. 11-10-15, 10-17-2011; amd. Ord. 22-05-30, 5-25-2022)

10-10-3: USES; HEIGHT; PARKING AND SERVICING:

   A.   Allowed Uses: Permitted and special use considerations are shown in table 1, "Allowed Uses", of this section for each district defined in the regulating plan. Allowed uses are discussed further by district in sections 10-10-5 through 10-10-9 of this chapter.

TABLE 1

ALLOWED USES

 

P = Permitted use

S = Special use

 

Use		Downtown Antioch
		VC	TC	MT	BP	CE
Commercial/retail/office:
	Automobile repair/body	-	-	-	-	-
	Drive-through	S	S	S	S	S
	Eating and drinking establishment	P	P	S	-	P
	Financial institution	S	S	S	S	S
	Lodging	P	S	S	-	P
	Office, administrative, professional, and medical	P*	P	P	P	P
	Personal service	P*	P	P	-	P
	Recycling	-	-	-	S	-
	Retail	P	P	P	-	P
Industrial:
	Limited manufacturing	-	-	-	P	-
	Product showroom	-	-	-	P	-
	Research services	-	-	-	P	-
	Warehouse and distribution	-	-	-	P	-
Public and civic:
	Educational facility	P	S	S	S	S
	Parks and recreation	P	P	P	P	P
Residential:
	Mixed use (residential above ground floor)	P	P	P/S	S	S
	Multi-family building	S	P	S	S	-
	Townhouse/row house	S	P	P	S	-

 

*   Personal service and office, administrative, professional, and medical uses shall equate to no more than an aggregate twenty-eight percent (28%) of the uses allowed at any given time in the Village Core District on Main Street (Route 83) between Lake Street and Orchard Street.

While uses can be "mixed" within buildings by floor in some districts as noted, residential and commercial (retail, service, or office) uses cannot be mixed on the same floor in a building (i.e., a floor containing housing units cannot contain retail, office or service uses), unless it is determined by the Village Administrator that there are no impacts of mixing uses on the same floor to public health, safety and welfare.

For new development, a residential lobby is required on the ground floor in all buildings with residential uses on upper floors. Commercial uses on the first floor may have a secondary entrance from this lobby as long as the primary commercial entrance is from the sidewalk on the street. Rehabilitation projects that change the use to a public facility must meet all Americans With Disabilities Act (ADA) standards. All standards set forth by the Illinois Accessibility Code and Federal guidelines apply for all new development regarding access in multi-story mixed use and residential buildings. The chief building official will have the ability to review and approve departures in conformance with the Illinois Accessibility Code.

Parking is allowed on the ground floor behind commercial uses in buildings with retail, service or office uses on the ground floor.

   B.   Height: Base allowed heights are defined by district in sections 10-10-5 through 10-10-9 of this chapter.

      1.   Additional Height: In addition to the maximum height listed for each district, a bonus of up to ten feet (10') can be added to the height of a building to allow for such architectural features as pitched roofs and parapet walls that enhance or benefit the building architecture or streetscape presence.

      2.   Architectural Features And Rooftop Accessory Structures: Architectural features or rooftop accessory structures, such as heating and ventilation equipment and antennas are not counted as stories. All heating, ventilation and similar rooftop equipment must be fully screened and enclosed in an architecturally sympathetic enclosure not to exceed ten feet (10') in height. Any such enclosure must be set back a distance of at least ten feet (10') from any front or side building wall and not visible from street level.

For all buildings, an additional bonus of ten feet (10') (beyond the 10 feet allowed for pitched roofs and parapet walls) may be allowed in specific circumstances to provide space for an interesting architectural feature such as a clock tower or a cupola. The floor area of the feature shall not constitute more than ten percent (10%) of the building's ground floor area.

      3.   First Floor Commercial Uses: The first floor of a commercial building must have a minimum floor to ceiling height of fifteen feet (15') and a maximum floor to ceiling height of twenty feet (20').

      4.   One-Story Commercial Buildings: For one-story commercial buildings, the minimum height is twenty feet (20') and the maximum height is twenty two feet (22') to provide an increased physical presence and shopping "streetwall".

      5.   Decks/Terraces: Active use is permitted on terraces created by building stepbacks. Decks or terraces are permitted on rooftops or above enclosed ground floor parking. All decks or terraces shall be designed per village safety codes and regulations.

   C.   Parking And Servicing: Parking for new development shall be provided for each use according to the following ratios:

      1.   Minimum Parking By Use:

 

Apartments/condominiums	1.5 spaces per unit
Nonresidential under 2,000 s.f.	None
Office	1 space per 400 gross square feet
Restaurant	1 space per 400 gross square feet
Retail/service	1 space per 400 gross square feet/none for VC and TC districts
Townhomes/row homes	2 spaces per unit

 

All existing buildings are "grandfathered" in, unless it is determined that a new use will bring a negative parking impact to the surrounding district.

      2.   Shared Parking:

         a.   Collective Provisions: Shared parking shall be considered to minimize the visual impact of land devoted to parking and to provide more efficient parking downtown.

         b.   Location: All required parking spaces shall be on the same lot as the building or use being served or within six hundred feet (600') of the property line, provided that no off street parking for a business use shall be in a residential district. Shared parking opportunities shall be considered for all uses within the downtown area. Where feasible, use of METRA surface lots may be considered for evening and weekend off peak periods and special events. Shared parking with METRA is encouraged as long as the uses are compatible and do not conflict with the times commuters would use them.

         c.   Waiver: The village administrator may waive the number of spaces required in part or entirely if shared parking is deemed efficient based on the location of the proposed use, anticipated hours of peak parking demand, potential for shared parking, and availability of alternative parking. A written agreement or parking management plan covering such collective use shall be filed with the village department of planning and zoning.

      3.   Servicing: All service areas should be hidden from view, not located on primary or main street frontages, screened with solid masonry screen walls or year round landscape buffer. Minimum loading/services and trash collection standards must be met per existing code requirements. All loading/services areas shall be well lit to maintain a safe environment per existing village codes and regulations. (Ord. 11-10-15, 10-17-2011; amd. Ord. 18-05-18, 5-14-2018; Ord. 21-11-41, 11-10-2021)

10-10-4: ZONING DISTRICTS:

   A.   Purpose And Intent: All downtown special district parcels have been assigned a designation to define an optimal "building envelope" and "public realm" using setbacks, sidewalk and street widths, as well as other design parameters.

Along with section 10-10-10, "Urban Design Standards", of this chapter, the required street, sidewalk and building relationships are intended to foster new development that enhances and expands the traditional "Main Street" scale of downtown and builds upon the potential for transit oriented development around the train depot.

New development, as well as rehab projects, should also refer to the following village documents for guidelines related to the public realm: "Village Of Antioch Urban Design Manual", village of Antioch street graphics and village landscaping, signage and lighting standards. Where there is a conflict between this chapter and these documents, the more restrictive standard will apply.

As illustrated in section 10-10-1, figure 1.1, "Downtown Antioch Regulating Plan", of this chapter five (5) distinct districts have been identified that establish the location and relationships of the districts.

      1.   Build-To Zone: The build-to zone is an area that helps establish consistent "streetwalls", sidewalk widths and streetscape zones.

The relationship of the build-to zone to the public right of way or property line is that the build-to zone may differ from the current location of the right of way or property line. In these cases the apparent rights of way/property lines will need to be adjusted through dedication of property between the property owner and village. More specifically, the property owner may need to dedicate property to the public right of way to create the desirable street and streetscape width, or the village may transfer right of way to the buildable development site.

Over time, desired or common sidewalk widths will be established to create a more regular walking experience from block to block that incorporates a minimum five foot (5') "free zone" walking area and additional space for street trees, parkways or outdoor seating.

For Main Street, the build-to zone is intended to eventually bring all buildings more in line with a fifteen foot (15') sidewalk width primarily found in the village's core shopping district between Orchard Street and Lake Street/Park Avenue.

For Orchard Street, Lake Street and Toft Avenue, the build- to zone is intended to eventually eliminate parking lots in front of buildings and bring buildings closer to the sidewalk to better frame the street, reduce its perceived width and scale and establish these roadways as physical extensions of the traditional village core along Main Street. This chapter also incorporates standards for the frontages of residential buildings, including apartment buildings and row homes/townhomes along these streets as compatible uses within the downtown area.

For primarily residential and industrial districts, the building line may not be the primary indicator of future development form, where instead consistent street and pedestrian zone treatments and building setbacks will drive the form.

   B.   Zoning Districts Defined: The five (5) designations of downtown Antioch zoning districts as outlined in the introduction are (see section 10-10-1, figure 1.1, of this chapter):

      VC - Village core: Downtown's primary pedestrian oriented shopping district with the highest intensity of buildings and main activity center. Personal service and office, administrative, professional, and medical uses shall equate to no more than an aggregate twenty-eight percent (28%) of the uses allowed at any given time in the Village Core District on Main Street (Route 83) between Lake Street and Orchard Street.

      TC - Transitional core: Parcels, many of which are undeveloped and include the redevelopment opportunity sites, adjacent to the village core with frontages on Main, Lake and Orchard that have potential to become an extension of the village core's mixed use character. This district also includes Depot Street and areas around the METRA station.

      MT - Main Street transitional: Surrounding residential primarily north and south of the village core along IL-83/Main Street. This district consists of both single- family and multi-family housing, as well as educational/institutional uses. The MT district consists of parcels which are seen as areas where change of land uses may or should occur in a controlled environment that architecturally and physically blends with the mixed use retail/service character of downtown.

      BP - Business park: The large manufacturing district east of the tracks where the regulating plan and form based goals focus and encourage physical improvements of streetscapes and the pedestrian environment.

      CE - Commercial edge: Commercial districts both north and south comprised predominantly of auto oriented uses. This chapter seeks to improve the physical environment of the area over time.

(Ord. 11-10-15, 10-17-2011; amd. Ord. 21-11-41, 11-10-2021)

10-10-5: VILLAGE CORE DISTRICT - VC:

   A.   Description: The village core district - VC is intended to protect the character of downtown Antioch's traditional pedestrian oriented shopping streets, primarily Main Street between Orchard Street on the north and Wilton/Ida on the south. It also covers a portion of Lake Street closest to Main. These areas are characterized by relatively low scale commercial buildings between one and three (3) stories in height on small lots. Retail, commercial and service uses predominantly activate the street level/first floor pedestrian environment. The VC district is intended to protect and enhance the existing historic character at the heart of Antioch's village center and to accommodate redevelopment that is in keeping with this character in terms of use, height, scale and detail.

The village core district, shown in red, is located around Antioch's traditional shopping streets

The VC district is intended to protect and enhance Antioch's historic character.

   B.   Use:

      1.   Ground Floor: As defined by zoning, only retail sales, service uses, entertainment uses (e.g., eating and drinking establishments), and commercial office uses may be located on the ground floor of buildings in the VC per local zoning and building code.

      2.   Above The Ground Floor: Any combination of allowed retail, commercial, office, personal service or residential is allowed per local zoning and building code.

   C.   Height: Building height limits in the VC are established to ensure reasonable, predictable limits on maximum building height and preserve the low rise pedestrian shopping street character of the designated village core district. The maximum allowed building height in the VC district is forty five feet (45').

      1.   Context Sensitivity: When considering additions, renovations or new development within the VC, it is imperative that new building heights and facades carefully balance and "fit" within the streetwall character. New construction must consider its neighboring context and carefully blend heights, building form and articulation to ensure continuous streetwall rhythm in the VC district (see figure 3.1 of this section).

   FIGURE 3.1

   D.   Building Placement: Buildings placed close to the sidewalk help "frame" the streetscape, creating an active, intimate pedestrian environment. This type of mixed use storefront building placement is one of the key characteristics of downtown Antioch with the majority of buildings in the core of Main Street and Lake Street forming a definitive, continuous "streetwall".

The outer perimeter of buildings must be placed within the "build-to zone" as shown in figures 3.2 and 3.3 of this section, except as otherwise noted in this chapter.

   FIGURE 3.2

   FIGURE 3.3

Section of typical downtown streetscape frontage

      1.   Building Setback:

         a.   Building setback to "build-to zone": Zero feet (0') minimum/three feet (3') maximum build-to zone is measured from fifteen foot (15') minimum setback from face of curb to face of building (buildings may be set back more than 3 feet if additional setback is used to ensure minimum 15 foot sidewalk and parkway width). (A)

         b.   Building setback abutting other adjacent (side/rear) property lines: Zero feet (0') minimum/ten feet (10') maximum. A ten foot (10') pedestrian pass-through is allowed if necessary to access a rear parking lot or part of a continuous pedestrian linkage system in the greater downtown. (B)

         c.   Side yard, adjacent to an access drive: Ten feet (10') minimum. (C)

         d.   Corner side yard on a side street: Zero feet (0') minimum/three feet (3') maximum (buildings may be set back more than 3 feet if additional setback is used to ensure minimum 15 foot sidewalk and parkway width). (D)

         e.   Rear yard, adjacent to an alley: Five feet (5') minimum. (E)

         f.   Rear yard, not adjacent to an alley: Twenty feet (20') minimum. (F)

      2.   Main Street View Corridor: In order to create a defined and protected view corridor to two (2) of the village's significant historic building assets, new buildings located on both sides of Main Street between Orchard and Depot must be set back further (see figure 3.4 of this section) to ensure an open view to the Lakes Regional Museum and United Methodist Church Of Antioch from the Main and Orchard intersection.

   FIGURE 3.4

View corridor of Lakes Regional Museum and United Methodist Church Of Antioch

      3.   General - New Development: In order to enhance pedestrian safety and movement, all new development must allow for a total combined sidewalk and parkway width not less than fifteen feet (15') as measured from the curb face and not more than eighteen feet (18') in width.

   E.   Building Frontage: Building frontage standards address the ground floor profile of buildings. These standards work with building placement guidelines to ensure an appropriate relationship between buildings and the sidewalk, which helps preserve the unique character of the village core district.

      1.   A minimum of seventy five percent (75%) of the street facing building facade between two feet (2') and eight feet (8') in height, above the sidewalk, must consist of nonreflective windows that allow views of indoor retail/merchandising areas. The bottom of any window used to satisfy this requirement may not be more than 4.5 feet above the adjacent sidewalk. Consistency in this bottom area, or knee wall zone, should be considered between adjacent buildings (see figure 3.5 of this section).

   FIGURE 3.5

Articulated commercial building facade

      2.   Window fenestration shall strive to achieve interest and variety and avoid monotony.

      3.   Buildings must have a recognizable and defined public entrance facing the main street (sidewalk) frontage. If a lot abuts two (2) public streets, the required pedestrian entrance must face the street (sidewalk) with the highest pedestrian volumes. Lots that front on more than two (2) streets must have at least one public entrance on at least two (2) street frontages.

      4.   The depth and width of recessed building frontages may not exceed six feet (6') (see figure 3.6 of this section).

   FIGURE 3.6

Recessed building entry

      5.   For new development, the building's ground floor elevation must provide an accessible and barrier free entry and should be no more than zero and one foot (1') above existing adjacent building sidewalk grade. For rehabilitation of existing buildings, where practical the entrance shall be barrier free.

      6.   The facade of all buildings exceeding seventy five feet (75') in width must be vertically divided into bays or other segments no more than thirty feet (30') in width. New buildings must have articulation and variety in the facade to ensure Main Street character is developed over time.

   FIGURE 3.7

Example one-story storefront

   FIGURE 3.8

Example two-story mixed use building

   F.   Parking Placement: Off street parking not contained within the building is required to be placed in the rear of the building or underground to reduce the visibility and impact on safety of the pedestrian environment. As shown in figure 3.9 of this section, surface parking must be placed as follows:

   FIGURE 3.9

Typical parking placement in VC district

      1.   Placed in the rear fifty percent (50%) of the lot depth (from the front building line to the rear property line). (A)

      2.   Five feet (5') from the side yard (adjacent commercial parking lots must be connected) at grade level. (B)

      3.   Ten feet (10') minimum from the rear of the lot if not adjacent to an alley. (C)

      4.   Five feet (5') minimum from the rear of the lot if adjacent to an alley. (D)

      5.   Five feet (5') from the building line on the side yard of a corner lot. (E)

Note: Existing buildings undergoing rehabilitation shall relocate all parking behind the principal building setback, where practical.

Figure 3.10 of this section further illustrates parking location requirements and building massing standards that apply to the entire downtown area.

   FIGURE 3.10

Building massing/parking location requirements

See section 10-10-10, "Urban Design Standards", of this chapter for parking lot screening and landscaping requirements.

Note: Exceptions for off street parking placement can be made where unique site, grade or environmental conditions warrant preservation of a specific site feature. Additionally, a height bonus of one additional floor is given to new development that provides structured parking in the principal structure.

   G.   Off Street Parking And Loading Access: Mid block curb cuts and access drives, unless already existing, are not allowed in the village core district. Loading, if required or provided, and parking access must be from an alley, side street or at the rear of the building. (Ord. 11-10-15, 10-17-2011)

10-10-6: TRANSITIONAL CORE DISTRICT - TC:

   A.   Description: The transitional core district - TC is intended to extend Antioch's downtown building and urban form character in adjacent downtown redevelopment parcels and train station areas. This district strives to create a physical connection to the train station and potential transit oriented development. The TC district consists primarily of the superblock bounded by Orchard Street, Toft Avenue, Lake Street and Hillside Avenue, as well as the immediate area around the train station. Currently, these sites or areas predominantly contain a mix of auto oriented uses including large areas of surface parking and strip center style buildings set back from the primary street frontages. This district is intended to establish the setting for future redevelopment by creating physical relationships that harmonize with Antioch's downtown character in terms of development, height, scale and function.

The TC district, shown in brown, consists primarily of the superblock west of Main Street (above), as well as the area around the train station (below).

   B.   Use:

      1.   Ground Floor: Only retail sales, service uses, entertainment uses (e.g., eating and drinking establishments), residential uses (as part of an overall multi-family residential building or development parcel) and commercial office uses may be located on the ground floor of buildings in the TC district.

      2.   Above The Ground Floor: Retail, commercial, office, personal service or residential is allowed above the ground floor.

   C.   Height: Building height limits are established to ensure reasonable, predictable limits on maximum building height and to match the pedestrian shopping mixed use street character of adjacent existing buildings in the village core. The maximum allowed building height in the transitional core district is forty five feet (45').

   D.   Building Placement: New buildings placed close to the sidewalk help "frame" the street, creating an active pedestrian environment. This type of building placement helps support and enhance the character of the adjacent village core district, creates a continuous "streetwall" and reinforces the already successful pedestrian environment.

The outer perimeter of buildings must be placed within the "build-to zone" as shown in figures 3.11 and 3.12 of this section, except as otherwise noted in this section.

   FIGURE 3.11

Commercial/office/mixed use building placement in TC.

   FIGURE 3.12

Residential building placement in TC.

      1.   Building Setback:

         a.   Building setback to "build-to zone":

            (1)   Commercial/office/mixed use (figure 3.11 of this section): Zero feet (0') minimum/three feet (3') maximum. Build-to zone is measured from fifteen foot (15') minimum setback from face of curb to face of building (buildings may be set back more than 3 feet if additional setback is used to ensure minimum 15 foot sidewalk and parkway width). (A)

            (2)   Residential (figure 3.12 of this section): Ten feet (10') minimum/twenty feet (20') maximum setback measured from right of way. (A)

         b.   Building setback abutting other property lines: Zero feet (0') minimum/ten feet (10') maximum. A ten foot (10') pedestrian pass- through is allowed if necessary to access a rear parking lot or provide a continuous planned pedestrian linkage consistent with downtown planning. (B)

         c.   Side yard, adjacent to an access drive: Ten feet (10') minimum. (C)

         d.   Side yard, corner lot on side street:

            (1)   Commercial/office/mixed use (figure 3.11 of this section): Zero feet (0') minimum/three feet (3') maximum (buildings may be set back more than 3 feet if additional setback is used to ensure minimum 15 foot sidewalk and parkway width). (D)

            (2)   Residential (figure 3.12 of this section): Ten feet (10') minimum/twenty feet (20') maximum. (D)

         e.   Rear yard, adjacent to alley: Five feet (5') minimum. (E)

         f.   Rear yard, not adjacent to an alley: Twenty feet (20') minimum. (F)

         g.   Garage to alley: Four feet (4') minimum (apron only).

      2.   Sidewalks And Parkways:

         a.   Commercial/Mixed Use: In order to enhance pedestrian safety and movement, all new commercial or mixed use development must allow for a minimum of fifteen foot (15') wide sidewalk and parkway, which is the typical sidewalk width in this district. Generally, the width of sidewalks and parkways must be consistent with adjoining properties. The total combined sidewalk and parkway width must not be less than fifteen feet (15') and not more than eighteen feet (18') in width.

         b.   For Residential Uses: For areas with adjacent ground floor residential uses, a minimum sidewalk width of five feet (5') should be provided. Landscaped or tree parkways must be a minimum of six feet (6') and no larger than ten feet (10') (see figure 3.13 of this section).

   FIGURE 3.13

Section of typical residential streescape frontage in TC district.

   FIGURE 3.14

Section of typical Orchard Street roadway section in TC district.

   FIGURE 3.15

Section of typical Toft Avenue roadway section in TC district.

   E.   Building Frontage: Building frontage standards address the ground floor profile of both commercial/mixed use buildings and residential buildings. These standards work with building placement guidelines to ensure an appropriate relationship between buildings and the sidewalk, which helps preserve the character of the transitional core.

      1.   A minimum of fifty percent (50%) of the street facing building facade between three feet (3') and eight feet (8') in height, above the sidewalk, must consist of nonreflective windows that allow views of indoor areas. The bottom of any window used to satisfy this requirement may not be more than 4.5 feet above the finished floor of the first floor of the building.

      2.   With the exception of mid or big box stores, such as a grocery store, which may have the primary entrance from a parking lot in the rear or side, buildings must have a public entrance facing the primary street (sidewalk). If a lot abuts two (2) streets, the required pedestrian entrance must face the street (sidewalk) with the highest pedestrian volumes. Lots that front on more than two (2) streets should have at least one public entrance on at least two (2) street frontages.

      3.   Key corner buildings on the west side of Toft at the intersections of Toft with Orchard and Lake are required to have unique corner architectural feature(s) (see figures 3.16 and 3.17 of this section).

   FIGURE 3.16

New buildings at the Orchard/Toft and Lake/Toft intersections are required to have architectural features.

   FIGURE 3.17

Example of corner architectural feature.

      4.   The depth and width of recessed or articulated building frontages may not exceed six feet (6').

      5.   Retail, commercial and lobby entrances to multi-tenant residential building's ground floor elevation must be accessible and barrier free and be between zero and one foot (1') above the existing public sidewalk grade. Attached single-family unit entrances may have finished floor elevations up to six feet (6') above the sidewalk.

      6.   The facade of all buildings exceeding seventy five feet (75') in width (including attached multi-family residential) must be vertically divided and articulated into bays or other segments no more than thirty feet (30') in width. Facade planes must be offset a minimum of three feet (3').

      7.   Attached single-family/multi-family residential units shall have front doors facing primary streets.

   F.   Parking Placement: Off street parking not contained within the building is encouraged to be placed in the rear of the building or underground to reduce the visibility and impact on safety of the pedestrian environment. In the case of a larger development such as a grocery store or big box store, which would require a larger number of parking spaces, parking must be placed as follows:

      1.   Larger Development:

         a.   Parking lot frontages along main streets must not be greater than fifty percent (50%) of the lot's frontage.

         b.   Parking lots must not be located at corners of main street intersections.

         c.   Parking lots should be shared between uses with connected driveways at grade (see figure 3.18 of this section).

   FIGURE 3.18

Shared parking between uses.

         d.   Parking lots should be broken down into cells or smaller pods of one hundred (100) spaces or less divided by areas of open space, landscape or pedestrian amenities and facilities.

         e.   Parking lot perimeters should be adequately buffered through landscape plantings that soften the visual impact of the vehicular use area (see figure 3.19 of this section).

   FIGURE 3.19

Parking lot screening

         f.   All parking lot areas shall be well lit to maintain a safe environment per existing village codes and regulations.

As noted in the planning process, METRA forecasts the need for additional parking within the TC district. The parcels south of Depot Street, which are planned to be future parking, as well as the current METRA lot are exempt from other TC parking restrictions, but must meet landscaping and screening standards addressed in section 10-10-10, "Urban Design Standards", of this chapter. In addition, METRA parking lots must meet the standards set forth by METRA's parking manual, where compatible.

      2.   Other Surface Parking: As shown in figure 3.20 of this section, all other surface parking in the TC district must be placed as follows:

   FIGURE 3.20

Typical parking placement in TC district.

         a.   Placed in the rear fifty percent (50%) of the lot depth (from the front building line to the rear property line). (A)

         b.   Five feet (5') from the side yard (adjacent commercial parking lots must be connected at grade). (B)

         c.   Ten feet (10') minimum from the rear of the lot if not adjacent to an alley. (C)

         d.   Five feet (5') minimum from the rear of the lot if adjacent to an alley. (D)

         e.   Five feet (5') from the building line on corner side yards. (E)

   G.   METRA Parking: Most grant dollars, including METRA's, are not available for financing the replacement of commuter parking spaces that are displaced from designated and/or historical commuter parking facilities. METRA only participates in building new parking spaces where demand warrants and funding is available.

The land for the existing commuter parking was purchased with state and federal funds, thus redevelopment will need to be discussed with IDOT. As such, the use of federal funds for the construction of new parking facilities may be restricted, if parking spaces that were federally funded, are removed or altered during redevelopment.

Should development occur near the train station, throughout each step of the redevelopment process the amount of commuter parking in the station area should remain at its current level, resulting in no net loss of spaces during any phase of development. Note: Any property transactions with METRA may require approval by METRA's board of directors.

   H.   Off Street Parking And Loading Access: Parking lots and loading should be accessed from interior access drives, alleys or limited/shared curb cuts from main (primary) streets. Mid block curb cuts and access drives, unless already existing, are discouraged in the transitional core district. One exception is the large superblock bounded by Orchard Avenue, Toft Avenue, Lake Street and Hillside Avenue. Any new curb cuts must be evaluated and determined safe by licensed traffic engineers and village engineering staff.

As shown in figure 3.21 of this section, an internal schematic grid street network has been envisioned for the superblock site bounded by Orchard Avenue, Toft Avenue, Lake Street and Hillside Avenue. Three (3) north/south streets or access drives, including Spafford Street extended, may divide the block between Hillside and Toft Avenues and one east/west street or access drive should bisect the block between Orchard Avenue and Lake Street. These streets/access drives will increase vehicular and pedestrian "permeability", distribute automobile traffic more evenly and increase access to new development and parking.

These internal drives or access routes are diagrammatic and refer to the village's ultimate desire to have this block organized and interconnected in a vehicular/pedestrian network. As this site is developed over time, the village will require individual projects to maintain the desired north/south, east/west connections through a formal set of site access easements, which generally may take the shape as depicted in figure 3.21 of this section.

   FIGURE 3.21

Schematic internal access structure - superblock site.

   FIGURE 3.22

Toft Avenue redevelopment and streetscape improvements.

(Ord. 11-10-15, 10-17-2011)

10-10-7: MAIN STREET TRANSITIONAL DISTRICT - MT:

   A.   Description: The Main Street transitional district - MT is intended to accommodate a variety of single-family and multi- family residential, commercial and institutional uses on the edges of the village core. These areas currently consist of a variety of single-family and multi-family residential, limited commercial uses, educational and civic facilities, such as Antioch High School and Public Library, as well as many single- family homes that have been converted for commercial use.

   B.   Use:

      1.   Ground Floor: Only residential (single-family and multi- family), retail sales, service uses, educational, entertainment uses (e.g., eating and drinking establishments), and commercial office uses may be located on the ground floor of buildings in the MT district.

      2.   Above The Ground Floor: Any combination of allowed educational, civic/institutional, retail, commercial, personal service or residential is allowed above the ground floor.

   C.   Height: Building height limits are established to ensure reasonable, predictable limits on maximum building height and preserve the low rise main street character of the designated Main Street transitional district. The maximum allowed building height in the MT district is thirty five feet (35').

   D.   Building Placement: Buildings should be placed in a similar relationship to the road as adjacent buildings to help create a consistent streetscape setback character throughout the neighborhoods. Where possible building siting should also focus on reducing views of building sides, rear yards and other spaces.

The outer perimeter of buildings must be placed within the "build-to zone" as shown in figures 3.23 and 3.24 of this section, except as otherwise noted in this chapter.

   FIGURE 3.23

MT district building placement.

   FIGURE 3.24

Typical section in MT district.

      1.   Building Setback:

         a.   Building setback abutting apparent street right of way: Thirty feet (30') minimum/forty five feet (45') maximum. (A)

         b.   Building setback abutting interior side property lines: Five feet (5') minimum. (B)

         c.   Rear yard: Twenty feet (20'). (C)

         d.   Side yard, corner lot on side street: Thirty feet (30') minimum/forty five feet (45') maximum from the building line on corner side yards. (D)

   E.   Building Frontage: Building frontage standards address the ground floor profile of buildings. These standards work with building placement guidelines to ensure an appropriate relationship between buildings and the sidewalk, which helps preserve the character of the Main Street transitional.

      1.   All buildings must be oriented to primary or secondary street with street facing windows and doors.

      2.   In order to provide articulation to buildings, facades should consider porticoes, stoops, porches, arcades or other forms of defining entries.

   F.   Parking Placement: All off street parking shall be placed in garages or in the rear portion of the lot. For other uses requiring larger parking lots, such as institutional or commercial, off street parking not contained within the building shall be placed in the rear of the building or underground to reduce the visibility and impact on safety of the pedestrian environment. As shown in figure 3.25 of this section, surface and garage parking for these uses must be placed as follows:

   FIGURE 3.25

MT district parking placement.

      1.   Placed in the rear fifty percent (50%) of the lot depth (from the front building line to the rear property line). (A)

      2.   Five feet (5') from the side yard. (B)

      3.   Ten feet (10') minimum from the rear of the lot. (C)

      4.   Twenty five feet (25') from the building line on the corner side yard. (D)

Note: Existing buildings undergoing rehabilitation shall relocate all parking behind the principal building setback, where practical.

   G.   Access: Mid block curb cuts and access drives are permitted in the MT district to access single-family and multi-family residences, as long as they do not adversely affect safe traffic flow or ingress/egress movements. Where feasible, locate driveways off side streets/access drives to avoid an overabundance of curb cuts on primary streets.

Shared driveways/access points are encouraged for multi- family residential buildings and institutional/educational uses.

   FIGURE 3.26

MT district residential conversion character sketch.

   FIGURE 3.27

MT district residential conversion character sketch.

   H.   Carriage Houses/Accessory Structures: A carriage house is a second dwelling unit located above a parking garage and subordinate to a single-family dwelling unit on the same lot. The following requirements must be met for carriage houses/accessory structures within the Main Street transitional:

      1.   General Requirements:

         a.   The parcel must be greater than ten thousand (10,000) square feet.

         b.   Only one carriage house or structure shall be allowed per lot.

         c.   At least one of the dwelling units must be owner occupied on the property.

         d.   The carriage house may not be divided from the property ownership of the primary dwelling.

         e.   A single-family home and a newly developed carriage unit shall have a minimum of one water meter and may share a common side sewer line to the sewer main.

         f.   A minimum of ten feet (10') of separation is required between the primary residence and the carriage house.

      2.   Bulk And Massing:

         a.   The majority of the carriage unit must be located over a garage.

         b.   The maximum carriage unit size is eight hundred (800) square feet or forty percent (40%) of the primary structure, whichever is less.

         c.   Height must be less than or equal to primary structure.

         d.   The maximum single floor area shall be five hundred (500) square feet, excluding garage space.

      3.   Design Standards:

         a.   The carriage house shall have a separate exterior entrance, not including the garage access.

         b.   It shall have similar building materials, including roof pitch, siding and windows as the primary structure and meet design standards as described in section 10-10-10 of this chapter.

         c.   Porches, patios and walkways are encouraged for carriage units since they can extend the living areas of the primary structure. (Ord. 11-10-15, 10-17-2011)