The following design standards shall be applied in the preparation of plans as specified in section 10-15.2-7, "BSO Plan Submittal Requirements", of this chapter, and shall be used by the city staff and the joint planning and zoning commission to evaluate such plans. (Ord. 3078, 9-16-2014)
(A) Site Preparation Requirements:
1. Engineering:
(a) Grading: Modifications to preexisting landforms, terrain, and vegetation shall be minimized. Site grading shall reflect the natural contours of the land and the contours of adjacent properties. Abrupt or unnatural appearing grading design shall not be permitted. Created slopes shall be no steeper than three vertical feet for every one horizontal foot (3:1).
(b) Retaining Walls: Where a retaining wall is necessary, it shall be designed to not exceed eight feet (8') in total height, shall be set back from lot lines, and shall be constructed with stone or masonry. Terracing shall be considered as an alternative to the use of tall or prominent retaining walls, particularly in highly visible areas on hillsides. Terraces within staggered retaining walls shall be at least four feet (4') in width and landscaped.
(c) Drainage: Development shall be planned and constructed so that all surface drainage meets the standards of applicable city, county, and state erosion control and stormwater management regulations, and does not adversely affect neighboring properties. Stormwater management facilities, such as basins and conveyance routes, shall be located, designed, and landscaped to be an integral and attractive part of the site, with an emphasis on curvilinear shapes and natural edge vegetation. (Ord. 1831, 4-19-2005)
2. Tree Preservation:
(a) The site plan shall be designed to preserve a majority of existing high quality, mature, healthy, nonplantation trees and woodlands. "Mature trees" are defined as trees with a diameter at breast height (dbh) of over twelve inches (12"), and "woodlands" are defined as nonplantation, continuous wooded areas where at least fifty percent (50%) of the trees meet this dbh standard. Such trees and woodlands shall be included in the site plan submittal under subsection 10-15.2-7(B) of this chapter. The joint planning and zoning commission may allow for credit against the landscaping requirements in subsection 10-15.2-10(B)3 of this chapter for preserved mature trees and woodlands. (Ord. 1831, 4-19-2005; amd. Ord. 3078, 9-16-2014)
(b) Trees identified for preservation on the approved site plan shall be protected during construction with barrier fencing installed near the drip line. If a tree or woodland designated for preservation is, in fact, removed or substantially damaged during site clearing, grading, or construction, the property owner shall replace the removed or damaged tree with a new tree of similar species or with a species native to Fulton County, and with a minimum dbh of 2.5 inches.
(B) Site Layout/Development Pattern:
1. Building Orientation/Placement:
(a) Orientation: The proposed building orientation should respect the orientation of surrounding buildings and the orientation of surrounding streets. Building facades shall be oriented parallel to the primary abutting street. Buildings shall be oriented so that entrances are clearly identifiable and directly accessible from the street and parking areas.
(b) Placement: Building and structures shall be sited to ensure that site circulation promotes contiguous pedestrian and vehicle circulation patterns and that parking areas provide safe and efficient access to buildings.
(c) Surroundings: Buildings shall relate appropriately to surrounding developments and streets and create a cohesive visual identity and attractive street scene.
(d) Setbacks; Active Walls: Deep building setbacks behind large expanses of parking areas or vacant land shall be avoided. For multi-tenant buildings, the "active" wall shall be oriented toward the primary abutting street. The "active" wall shall be the side of the building containing the majority of storefronts, customer entrances, and windows.
(e) Multiple Building Development Layouts: Linear, "strip commercial" development patterns shall be avoided. Buildings and development shall be arranged and grouped so that their orientation complements adjacent, existing development and frames the corner of an adjacent street intersection, pedestrian and/or vehicle accessway within the development site; and parking areas, public spaces, or other site amenities.
(f) Traditional Neighborhood Development: This is intended to promote the development and redevelopment of land through compact, mixed use neighborhoods where residential, commercial and civic buildings are within close proximity to each other; with interconnected circulation and open space systems; and with careful attention to the design, layout, and relationships between different land uses.
2. Site Access, Circulation, And Parking Requirements:
(a) Access And Circulation: All developments shall provide safe, efficient, and convenient vehicular and pedestrian access and circulation patterns within and between buildings, both within the site and to adjacent sites. All elements of the site design shall accommodate access requirements of emergency vehicles and services.
(b) Primary Entrances: The number and location of vehicle entrances shall be consistent with the existing or anticipated design of adjacent streets. The specific location of primary vehicle entrances are subject to the approval of the Illinois department of transportation, Fulton County highway department, and/or the city of Canton and will be largely dependent on: the location of existing or planned median breaks; separation requirements between the entrance and major intersections; separation requirements between adjacent entrances (or minor intersections); the need to provide shared access to adjacent parcels of land; the need to align with previously approved or constructed access points on the opposite side of the street; and the minimum number of entrances needed to move traffic onto and off the site safely and efficiently.
(c) Internal Circulation: Internal vehicle circulation patterns shall provide a clear and direct path to the principal customer entrance of the primary building, to outlot sites, and to on site and adjacent parking areas.
(d) On Site Delivery Circulation And Loading: Developments shall be required to provide loading and delivery facilities separate from customer parking and pedestrian areas.
(e) Cross Access To Adjacent Properties: To the maximum extent feasible, connections between development sites shall be provided by providing access points continuous to the adjacent development. The city may require access easements to ensure that all development sites and adjacent parcels are afforded adequate access in perpetuity.
(f) Pedestrian/Bicycle Facilities: A system of walkways shall provide direct access and connections to and between building entrances, parking lots, and sidewalks and paths in public rights of way or adjacent properties. Where walkways cross vehicular routes, striping or other appropriate markings shall be provided to improve visibility and safety. Convenient bicycle parking lots and facilities shall be provided, such as a bicycle rack close to the main customer and/or employee entrance.
(g) Outdoor Storage Of Materials And Products: Site plan design shall consider areas to store vehicles, manufactured goods and raw materials to ensure minimal impact on neighboring uses and the public. Outdoor storage shall be prohibited in required front, side, and rear yards. Permanent outdoor storage shall be screened by landscaping or materials compatible with the building's architecture as outlined in subsection (B)3, "Landscaping And Screening", of this section.
(h) Off Street Parking Requirements: All developments shall comply with chapter 14 of this title.
(i) Off Street Parking Layout And Design:
(1) Siting Requirements: A minimum of fifty percent (50%) of the off street surface parking spaces provided for all uses contained in the development's primary building shall be located other than between the front facade of the primary building and the primary abutting street (e.g., to the rear or side of the principal building(s)).
(2) Layout And Design: The parking field in which the main activities of parking and travel are conducted shall have a landscape island with a minimum size of two hundred (200) square feet (10 feet by 20 feet) at the minimum rate of one island for every ten (10) parking spaces. Landscaping is addressed in subsection (B)3 of this section.
3. Landscaping And Screening:
(a) Entryways: Development entryways shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs and perennials, and ground covers.
(b) Street Trees: Street trees shall be installed along the public right of way for all developments. Street trees shall be illustrated on the landscape plan and shall be required in addition to any proposed on site landscaping. Street trees shall be planted at forty foot (40') intervals.
(c) Parking Lot: Parking lot landscaping shall be utilized to minimize the expansive appearance of parking lots and provide shaded parking areas. The primary landscaping materials used in, and at the perimeter of, parking lots shall be trees, which provide shade or are capable of providing shade at maturity.
The perimeter of the parking area shall provide for a landscaped area in which trees and shrubs will be planted to screen parking areas from view and to allow snow storage capacity. Perimeter plantings shall be at the rate of one tree and/or grouping of three (3) or more shrubs for every forty (40) linear feet.
(d) Building Foundation Landscaping: Building foundations shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs and perennials, and ground covers. Planting shall be massed and scaled as appropriate for the building.
(e) General Yard Areas: The development site should include additional general planting materials to provide visual appeal to the site. Groupings of shrubs with ornamental trees should be used.
(f) Plant Materials: The use of native plant species is strongly encouraged. Effective use of earth berms, existing topography, and preexisting, high quality vegetation is also encouraged as a component of the landscaping plan.
(g) Planting Size Specifications: Deciduous trees shall be 1.5 inch to 2.5 inch minimum dbh. Coniferous trees shall be a minimum height of six feet (6'). Shrubs, hedges, and similar plantings shall be a minimum of twenty four inches (24") in height or the two (2) gallon variety. All planting materials shall be guaranteed for a period of one year from the date of planting. The installation of seed or sod shall be required for all yard areas.
(h) Service Area Screening: To the maximum extent feasible, areas for outdoor storage, truck parking, trash collection or compaction, loading, or other such service areas shall not be visible from abutting streets or properties. Screening materials shall be the same as, or of equal quality to, the materials used for the principal building and landscaping.
(i) Dumpster Enclosures: Trash enclosures shall include adequate, accessible and convenient areas for collecting and loading recyclable materials. Trash enclosures shall be constructed of sturdy, durable, opaque materials (with trash receptacles screened from view) which are designed to be compatible with the project architecture, and shall not be located in a street yard.
(j) Mechanical/Utility Screening: Mechanical/utility screening shall be an integral part of the building structure and architecture and not give the appearance of being "tacked on" to the exterior surfaces. All mechanical equipment and utilities shall be screened.
(k) Outdoor Storage, Sales, And Display Areas: Nonenclosed areas for the storage and sales shall be permanently defined and screened with landscaping, walls and/or fences. Materials, colors, and design of screening walls and/or fences, and of any covering for such area, shall be compatible with those used as predominant materials and colors on the primary building(s). The height of stored or displayed inventory shall not exceed the height of the screening wall or fence. In addition, all fences/walls shall comply with the standards set forth in subsection (B)3(l), "Fencing And Walls", of this section.
(l) Fencing And Walls: All fencing should be designed as an integrated part of the site, and shall comply with section 10-15-27 of this title. Retaining walls shall comply with the standards outlined in subsection (A)1(b) of this section.
4. Exterior Lighting: All development lighting proposals shall comply with the criteria of the Illuminating Engineering Society (IES) recommendations for outdoor lighting.
(a) General Standards:
(1) Locations: No exterior light fixture may be located within three feet (3') of a property line. (Ord. 1831, 4-19-2005)
(2) Luminaires: All luminaires/lamps shall be high pressure sodium vapor type. For applications where "true color" renditions are required, the joint planning and zoning commission may approve the use of metal halide lamps for illumination. (Ord. 1831, 4-19-2005; amd. Ord. 3078, 9-16-2014)
(3) Fixtures: All off street lighting over one hundred fifty (150) watts shall be ninety degree (90°) downcast, cutoff fixtures. Drop lens fixtures are prohibited.
(4) Fixture Height: The total height of all fixtures for nonresidential developments shall not exceed thirty five feet (35') as measured from grade to top of the fixture, including base. Residential lighting fixtures shall not exceed fifteen feet (15') in height as measured from grade to top of the fixture, including base.
(5) Base: The base for all lighting fixtures shall be no greater than six inches (6") as measured from grade. Lighting fixtures should be located inside landscape islands or behind curb lines for protection.
(6) Maximum Lighting Levels Or Intensity: Lighting "hot spots" shall be avoided as indicated on the photometric plan. The average illumination levels within parking lots for residential districts shall not exceed 1.0 foot-candle, and 2.5 foot-candles for nonresidential districts.
(7) Lighting Level At Property Line: A maximum of 0.5 foot-candle of light trespass at the property line is permitted.
(8) Glare: Lighting shall be positioned so as not to cause glare on adjacent properties and streets.
(b) Building Mounted Lighting: Building mounted lighting may be used to highlight architectural features or primary customer or building entrances. General floodlighting or the neon outlining of building facades is not permitted.
(c) Canopy Lighting:
(1) The maximum average maintained foot-candles under a canopy shall be twenty (20) foot-candles. Areas outside the canopy shall be regulated by the standards in this subsection (B)4.
(2) All canopy fixtures shall be recessed, incorporating a lens cover that is either recessed or flush with the bottom surface (ceiling) of the canopy. (Ord. 1831, 4-19-2005)