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A. Description: The commercial edge district - CE is intended to create an improved transitional "gateway" district at the primary southern entry point to downtown Antioch at the intersection of State Highway 173 and IL-83/Main Street. This area currently consists of predominantly auto oriented commercial uses, such as fast food restaurants and convenience retail. The CE district strives to enhance the character of the area by improving site and design standards for development of new buildings, streets, streetscapes and landscape character, as well as providing the opportunity to create an extended mixed use district matching that of the village core.
The CE district, shown in blue, is located on the far southern edge of the downtown study area.
B. Use:
1. Ground Floor: Any combination of allowed commercial, retail, and office uses may be located on the ground floor of buildings in the CE.
2. Above The Ground Floor: Any combination of allowed commercial, retail and office uses are allowed above the ground floor.
C. Height: Building height limits are established to ensure reasonable, predictable limits on maximum building height. The maximum allowed building height in the CE district is forty five feet (45').
D. Building Placement: Buildings may be placed in a similar relationship to the road as adjacent buildings, but also shall be encouraged to be placed closer to the right of way line to reduce the amount of parking along primary street frontages. Where possible, building siting should also focus on reducing views of building sides, drive-throughs, loading zones, parking areas and service areas.
The outer perimeter of buildings must be placed within the "build-to zone" as shown in figure 3.31 of this section, except as otherwise noted in this chapter.
FIGURE 3.31
CE district buildiing placement.
1. Building setback abutting street right of way: Ten feet (10') minimum/twenty five feet (25') maximum. (A), (D)
2. Building setback abutting other property lines: Zero feet (0') minimum/ten feet (10') maximum. When a property is adjacent to a residential district or alley, ten feet (10') should be provided.
3. Side yard, adjacent to an access drive: Ten feet (10') minimum.
4. Rear yard: Twenty feet (20') minimum. (C)
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 would help improve the character of the commercial edge.
1. A minimum of fifty percent (50%) 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.
2. Buildings must have a recognizable and defined public entrance facing the main street (sidewalk) frontage. 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 must have at least one public entrance on at least two (2) street frontages.
3. The depth and width of recessed building frontages may not exceed six feet (6').
4. 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 sidewalk grade.
5. The facade of all buildings exceeding fifty feet (50') in width must be vertically divided and articulated into bays or other segments no more than twenty five feet (25') in width.
F. Parking Placement: Off street parking not contained within the building is encouraged to be placed in the rear of the building to reduce the visibility and impact on safety of the pedestrian environment. As shown in figure 3.32 of this section, surface parking must be placed as follows:
FIGURE 3.32
CE district parking placement.
1. Placed in the rear seventy five percent (75%) 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.
5. Five feet (5') from the building line on the side yard of a corner lot. (D)
Note: Existing buildings undergoing rehabilitation shall relocate all parking behind the principal building setback, where practical.
G. Off Street Parking And Loading Access: Mid block curb cuts and access drives are permitted, but adjacent uses are strongly encouraged to share access drives wherever possible. For new development, loading is required to be placed in the rear of the building or on the interior of a block and accessed from an alley, interior drive or side street/access drive. (Ord. 11-10-15, 10-17-2011)
These general urban design standards are intended for use in all downtown Antioch districts and should be applied as appropriate to any individual district's character. Project specific requirements or land use will dictate the appropriate standards to consider when developing, renovating or improving a district property. (Ord. 11-10-15, 10-17-2011)
A. General:
1. Buildings shall be oriented toward public primary and secondary streets, sidewalks and public plazas/open spaces to maintain an active and inviting pedestrian environment.
Typical pedestrian "Main Street" streetscape character.
2. Commercial buildings on corner lots shall be designed with two (2) front facades.
3. Building facades shall be proportioned to respect the human scale and the intended land use/streetscape character.
4. Structures shall be designed to a mass and scale which is harmonious to neighboring structures and avoids monotony in color, mass and form.
5. Facade elements shall provide a change in plane (articulation), creating interest in light and shadow, such that monotonous, blank facades are not created.
Unattractive/disproportional retail storefront facade character.
6. Standardized, formulaic, corporate or nonregional architecture and architectural features used primarily for advertising purposes are not allowed.
7. Developers should consider creative adaptive reuse of high quality existing buildings.
8. Garages within row homes, including materials, shall be compatible with the design of row homes, including facade/roof variation and window treatments.
B. Articulation/Fenestration:
1. A building's base, middle and top proportions shall be well articulated through materials, details and changes in wall plane, including upper floor step backs for all multi-story buildings and patios and terraces on residential buildings.
Articulated building with clearly defined base, middle and top.
2. Where used in conjunction with an overall design, pitched roofs may project or overhang into space where upper story floors have been step backed.
3. Mixed use buildings shall have a distinct ground floor base with easily identifiable, traditional retail storefronts with clear glass, defined entry and consistent knee walls/detailing.
4. Facades shall be articulated to express vertical rhythm related to structural columns and bays.
Articulated vertical and horizontal rhythm of first floor retail storefront.
5. Building design shall feature a balance of vertical and horizontal elements.
6. Unarticulated, flat front, all glass or all metal building facades are prohibited.
Example of unarticulated retail storefront.
Example of unacceptable retail storefront building facade articulation.
7. Ground floor elevations of buildings in the village core (VC) and transitional core (TC) districts shall especially be articulated with architectural features to prevent "blank" or dead walls along pedestrian routes and other key open spaces visible from the right of way.
8. Rear facades visible from public streets and sidewalks should be treated with similar articulated architecture, detailing and fenestration as the front and sides of the same building. Architecture and fenestration on the rear facade should extend at least forty feet (40') from the curb on a side street.
9. Building orientation and design elements shall be "context sensitive" by encouraging overall visual continuity between buildings and developments on the same block.
Complementary building forms and retail streetscape character.
10. Clearly defined entries, signage and lighting shall be located on the rear of all first floor commercial buildings facing an alley or rear parking service area.
11. Buildings should be articulated with projections, recesses, material changes, parapets, cornices and varying roof heights that are planned as part of a building's overall design character.
Facades "broken up" with articulation and roofline changes to create a "built over time" appearance.
12. Solid walls necessary to the interior function of a building shall incorporate features or elements such as awnings, display windows, material and color variations, arches, piers, columns, high quality graphics, spandrel glass, landscaping, signage and other elements to reduce perceived mass and building scale and add visual interest.
13. Commercial and mixed use buildings should be varied so that no continuous building elevation greater than seventy five feet (75') occur, the goal of which is to create more intimate building scales and character along Antioch's downtown streetscapes.
14. Because of the prominence and visibility of corner buildings, features such as cupolas, rotundas, atriums, clock towers, pilasters, roofline balustrades and varying rooflines should be considered to add visual interest in the VC and TC districts.
15. Ground level retail or office space shall include large, clear glass windows that allow views into building interiors to reinforce an active shopping and business environment.
Inadequate fenestration does not allow views into interior spaces.
16. Blank unarticulated walls exceeding thirty feet (30') in length are not allowed, regardless of use.
17. For retail or mixed use buildings, at least twenty five percent (25%) of every upper floor facade shall be fenestrated.
Well articulated and proportional upper floor fenestration.
18. For retail or mixed use buildings, at least twenty five percent (25%) of ground floor facades facing rear parking/service areas or alleys shall be fenestrated.
19. A masonry knee wall of at least twelve inches (12") and not more than twenty four inches (24") is required on commercial/mixed use storefronts.
C. Building Entries:
1. All building entries shall be clearly defined and articulated.
2. On mixed use commercial buildings, residential or office entrances/lobbies shall be clearly distinguished from storefronts and preferably located on public side street frontages, away from major intersections wherever possible.
3. Recessed, but visible, building entries for retail and service uses are encouraged to provide cover from the elements and to allow easier accessible opening of doors. Such entries shall not be greater than six feet (6') in depth. Nonrecessed entry doors should not encroach into the five foot (5') pedestrian clear zone when opened.
4. All building entrances shall be clearly signed, addressed and lit for safety and security.
D. Building Materials:
1. All first floor building fenestration must be either windows or doors that allow views into shops, working areas, lobbies or pedestrian entrances or window displays.
2. Dark tinted, spandrel, frosted or smoked glass shall be used sparingly and for decorative or accent purposes or on solid walls necessary to the function of the building only (such as storage areas, kitchens and bathrooms). Reflective glass is prohibited on first floor uses, and is only allowed sparingly on upper floor office buildings.
3. Modular brick, stone and glass are the preferred primary building materials. Other durable material accents such as tile, wood, metal and stucco may be considered for details or accents where appropriate to building design.
4. Concrete block (smooth or decorative split face), stucco or plaster (smooth or textured synthetic), precast concrete, poured in place concrete, synthetic stone and metal shall not be used as primary materials on facades or walls that are visible from public streets, driveways, sidewalks and/or parking areas. They shall be used only for decorative accent purposes and limited in their use on building facades and visible walls.
5. The primary building material used on front facades shall be continued as the primary material on the side, cornerside and rear facades, except where the side of a building directly abuts the side of an existing building or parking structure.
6. The number of materials on an exterior building face should be limited (no more than 5) to prevent visual clutter.
7. When parking is located behind buildings, rear building entrances and facades shall be designed and detailed in a manner consistent with the front and side facades with defined entries.
E. Utilities And Service Areas:
1. Loading, trash collection and utility areas (including pipes, conduit, utility boxes, transformers and utility doors) shall be located out of view wherever possible and in all cases screened from street and sidewalk views. Rooftop mechanicals shall be located in the middle of the roof area and fully shielded by a screening wall element similar in design and materials to those found on the building. These areas should be incorporated into site plans and building designs and clearly tested to accommodate screening from public streetscape view.
2. Accessory service areas behind buildings that are visible from streets and sidewalks shall be designed in a manner consistent with the building front or side.
3. Loading, trash collection and utility areas shall be designed to accommodate snow removal by eliminating unnecessary obstacles and providing snow storage locations where feasible to site design.
4. Access to service areas and parking lots/structures should be clearly defined and visible from the street.
5. All screening materials should complement the building and adjacent buildings in materials and color, and be effective in every season. Materials such as solid wood fencing, masonry screen walls, dense deciduous shrubs or evergreens should be considered. Screening must be at least seven feet (7') in height at time of installation. Chainlink, wood without columns, tap cap or borders are prohibited.
Solid wood fencing is an appropriate material for screening trash or service areas.
All screening materials should complement the building and adjacent buildings in materials and color.
6. Separate areas for loading, trash and utilities for individual businesses are discouraged. Shared service areas between businesses should be considered for ease of maintenance and improved aesthetics.
7. Buildings shall provide an adequate means of storing refuse between collections, and shall comply with all applicable village requirements, including recycling. Storage systems shall be designed to minimize adverse aesthetic impact.
8. All new on site television, power and communication lines, as well as all on site water, sewer and storm drainage lines, shall be installed underground in the manner prescribed by the regulations of the government agency or utility company having jurisdiction. Any utility equipment that must be located aboveground shall be adequately screened from view in an attractive manner.
All new utilities throughout the downtown area shall be installed underground.
9. Where possible, all utilities shall be placed within the public right of way or easements, and all possible steps shall be taken to avoid the placement of utilities under the pavement to assure ease of future maintenance.
10. Television hookups shall either be by cable television or a central antenna system designed to minimize adverse aesthetic impact. Location shall be considered to minimize visibility.
F. Building Projections:
1. Balconies, decks or terraces shall not cross the build-to line or project over a sidewalk.
2. Inset or recessed balconies, decks or terraces are allowed on the front, sides or rears of buildings and shall be designed so that they are integrated into the building's architecture and not "add ons".
3. Balconies, decks or terraces are allowed to encroach into areas where the building has been stepped back from the building or property line.
G. Building Colors:
1. Building colors shall be compatible with the area's architectural character and enhance the building's visual appeal. Principal colors shall be natural or earth tones to complement existing buildings.
2. Primary, bright or excessively brilliant colors are prohibited unless used sparingly for subtle trim accents or part of signage elements.
H. Fencing:
1. Brick, stone or decorative metal shall be used for fencing. Ground level decorative or nonscreening fence height shall not exceed forty eight inches (48") in front of principal building setback. Railings along terraces may be solid walls, open fencing or glass walls and must meet all local building codes for minimum required height.
Screen parking lots with decorative metal fence with masonry columns and shrub/perennial border.
2. Chainlink fencing is not allowed.
3. Fencing for rear yards behind the principal building shall not exceed six feet (6') in height. Chainlink fencing is not allowed.
4. Fences shall be considered an extension of building architecture and shall make an attractive transition between the building mass, natural forms of a site and the "public realm" or streetscape.
5. Residential development projects that include a fence element as part of the overall site or landscape character may use wood fencing or a similar composite material.
I. Awnings:
1. Building awning design and colors shall be consistent and complementary in color, style and size with the overall building facade, use and adjacent buildings.
Awnings shall complement the building facade.
2. Awnings shall be constructed of high quality, fade resistant fabrics or metal. Plastic, vinyl, or "bubble" awnings are not allowed. Internally lighted awnings are not allowed.
3. The bottom of awnings shall be placed a minimum of eight feet (8') above the sidewalk.
4. Graphic content, scale and sizing shall meet with Antioch's sign code requirements.
J. Lighting:
1. Site and building lighting shall strive to incorporate "dark sky" principles to limit "light pollution" and spillage and preserve the nighttime environment. Fixtures and mounting systems shall incorporate styles which contain downlighting distribution through shields, glass type and internal refractor systems.
2. Lighting shall provide a sense of safety without having a negative affect on neighboring properties and shall be located, aimed or shielded to minimize glare, sky glow and stray light trespassing across property lines, especially along alleys.
3. Exterior lighting for signage shall be down directed or internal.
K. Outdoor Cafes:
1. Outdoor cafes/seating areas are encouraged to make the VC - village core district more active and enhance its overall pedestrian character.
2. Outdoor cafes shall maintain at least five feet (5') of clear space for movement of pedestrians along the sidewalk.
3. Tables, chairs and other equipment should be kept out of the pedestrian zone. The pedestrian zone also should be clear of street trees, tree grates and other landscaping, and should be continuous from property to property.
Example of a unified streetscape with outdoor cafes, seating and attractive building signage.
4. Second story terraces for outdoor dining are also encouraged. Second story terraces shall be integrated into the design of the restaurant and overall building.
5. A temporary or seasonal barrier or edge is encouraged to define outdoor cafe spaces and ensure the pedestrian clear zone. The barrier should be a simple decorative railing, fence, planters or similar element. Velvet rope is prohibited as a barrier. The design of the barrier should reflect the style of the building and coordinate with the streetscape, and shall be reviewed and approved by the village. (Ord. 11-10-15, 10-17-2011)
An attractive and effective streetscape will provide visual continuity from block to block and define the VC - village core as a special place. Developers should incorporate the village's streetscape design into the development, including standards for street trees, street furniture, pavers and other streetscape elements. This will help visually unify the district.
A. Civic Open Space: Downtown Antioch includes public open spaces that are incorporated that will serve the various districts. The following standards shall be followed to accomplish the plan goals:
1. Plazas And Open Space:
a. In addition to existing open spaces, plazas and small open spaces shall be considered within new developments where feasible.
b. The type and design of an open space shall be appropriate to the character of the building(s), and shall consider dimensions, solar access, wind protection and views.
c. Open spaces should connect to the pedestrian pathways and existing natural amenities of the site and its surroundings.
d. Usable open space can be an aboveground terrace or second level roof deck of a building.
e. Open space should be located to activate the street facade and increase "eyes on the street" when possible.
f. Private and public open space shall be provided so that it is easily accessible for the residents, visitors and/or employees of a site.
g. Decorative paving such as brick, clay pavers, stone, decorative precast concrete pavers or stamped concrete shall be considered when designing the hardscape for new plazas, open spaces and corner sidewalk bump outs.
h. Open spaces should incorporate special features such as fountains, artwork, plantings and other elements.
i. Where pedestrian paths or pass-throughs are used to access parking, they shall incorporate decorative fencing, arches, lighting, paving or signage.
2. Street Furniture:
a. Decorative metal benches, trash receptacles and bike racks shall be provided at high activity pedestrian/bicycle areas.
b. Decorative stands or corrals for newspaper vending machines shall be considered to consolidate clutter.
c. Decorative planters shall be placed in plazas and along pedestrian paths and sidewalks where they will not impede safe flow of pedestrians. (Ord. 11-10-15, 10-17-2011)
All signs shall be planned and designed to meet village requirements, and shall comply with the village of Antioch street graphics ordinance.
A. Acceptable forms of signage may include:
1. Building mounted tenant signage.
2. Identification or directional signage.
3. Hanging "blade style" signage.
4. Low level ground mounted signage.
5. Window and awning signage.
a. Temporary signage in excess of ten percent (10%) of window area shall be prohibited. (Ord. 11-10-15, 10-17-2011)
By creating a vibrant mixed use transit oriented downtown character, incorporating transit supportive services, clustering buildings, establishing interconnected, attractive streetscapes and creating a shared stormwater management system, Antioch intends to foster sustainable development within the downtown. This policy and planning objective decreases vehicle trips on area roads, reduces energy consumption and air pollution and limits paved surfaces dedicated to parking.
A. All new development within the downtown districts shall consider "best management practices" in regards to sustainable building design, site planning, streetscape/landscape design and infrastructure engineering.
B. Sustainable design and materials should be incorporated into any new proposals. Green building design principles should consider the overall downtown environment during design and construction. In general, sustainable buildings are energy efficient, water conserving, durable and nontoxic, with high quality spaces and high recycled content materials. The following considerations should be included in any new site and building design and construction activities within the downtown districts:
1. Consider adaptive reuse or preservation of high quality/character buildings within the district. Preservation and adaptive reuse through renovation is considered one of the most sustainable development solutions.
2. Optimize building orientation for maximum heat gain, shading, daylighting and natural ventilation.
3. Design site landscape and hardscape character, as well as building rooftop systems to create comfortable microclimates and reduce heat island effects.
4. Select native, low maintenance landscape materials and consider the reuse of stormwater runoff or "graywater" where feasible to reduce or eliminate the need for potable water in landscape irrigation. (Leadership in energy and environmental design or LEED)
5. Incorporate design for easy pedestrian, bicycle and transit access.
6. Maximize alternative and traditional on site stormwater management through natural solutions, such as landscaping and permeable pavement.
Bioswales and best practices in stormwater management shall be considered in all new site develpment.
7. Maintain or reduce the peak stormwater discharge rate and quantity. (LEED)
8. Use sustainable, rapidly renewable or recycled building materials. (LEED)
9. Use building materials manufactured within the region to reduce transportation and shipping energy. (LEED)
10. Design and select lighting and equipment for efficient energy use and long term durability.
11. Increase water efficiency through the use of high efficiency systems and fixtures or through graywater reuse to decrease use on the village's water supply and wastewater system. (LEED)
12. Minimize off site light pollution. (LEED)
13. Create healthy, comfortable indoor environments through increased natural lighting, control of thermal systems, reduced VOCs (volatile organic compounds) and improved indoor air quality and ventilation. (LEED)
14. Create/enact natural plan solutions to control erosion, sedimentation and dust during construction. (LEED)
15. Conduct commissioning of building energy systems to ensure desired performance. (LEED)
16. Include on site renewable energy sources where feasible. (LEED)
17. Reduce or eliminate heating, ventilation, air conditioning and refrigeration (HVAC & R) equipment that emits compounds that contribute to ozone depletion and climate change. (LEED)
18. Provide for an easily accessible dedicated area for the collection and storage of materials for recycling. (LEED)
19. Incorporate universal design into building floor plans and streetscapes/open spaces, where feasible. (LEED-ND) (Ord. 11-10-15, 10-17-2011)