A. Purpose: The purpose of the C/D corridor development district is to encourage economic development activity along the Route 16 corridor between the cities of Charleston and Mattoon, thus expanding employment opportunities in Coles County and enhancing its tax base. The C/D district is founded on a cooperative working relationship between those parties with an interest in encouraging the economic development in the county and facilitating quality development along the corridor. To that end, the requirements of the C/D district are intended to encourage development that both enhances the economy of the county and the aesthetics of the area, and maintains and encourages environmental quality.
B. Authorized Uses: Table 5-3 (subsection 10-5-3C of this chapter) lists the uses authorized in the C/D district.
C. Prohibited Uses: Authorized uses in table 5-3 (subsection 10-5-3C of this chapter) shall not be construed to include the following uses that are prohibited in the C/D district:
Asphalt plants.
Auto salvage yards.
Batching plants.
Commercial feedlots.
Concrete plants.
Foundry.
Hides, skins, and raw furs processing.
Junkyards.
Landfills.
Refuse incinerators.
Residential uses on zoning lots smaller than ten (10) acres in size.
Slaughterhouses.
D. Lot Controls:
1. Minimum Lot Size:
a. The minimum lot size for a zoning lot, any part of which is located within one thousand feet (1,000') of Route 16, shall be two (2) acres (87,120 square feet).
b. The minimum lot size for a zoning lot located more than one thousand feet (1,000') from Route 16 shall be one acre (43,560 square feet).
2. Minimum Lot Width:
a. The minimum lot width for a zoning lot, any part of which is located within one thousand feet (1,000') of Route 16, shall be two hundred feet (200').
b. The minimum lot width for a zoning lot located more than one thousand feet (1,000') from the Route 16 right of way shall be one hundred feet (100').
3. Corridor Open Space:
a. In order to ensure quality development and preserve views along Route 16, a corridor open space is established abutting Route 16. The open space corridor shall be located in the one hundred feet (100') closest to the property lines abutting Route 16. The fifty feet (50') of the open space corridor closest to Route 16 shall be defined as the "front fifty feet (50')". The fifty feet (50') of the open space corridor located farthest from Route 16 shall be defined as the "rear fifty feet (50')". Unless otherwise noted in this section, no activities or obstructions other than as listed in this section shall be allowed in the front fifty feet (50') of this open space area, as measured perpendicular from the property line abutting Route 16, and this area shall be planted and maintained with live landscape material.
b. Parking, as required under subsection E7 of this section, shall be permitted within the rear fifty feet (50') from Route 16. Should parking be located within this portion of the corridor open space, it shall be landscaped as required in subsection E9 of this section.
c. Low profile ground signs, as permitted in subsection E6c(2) of this section, shall be set back at least twenty five feet (25') from Route 16.
d. Directional signs, as permitted by subsection E6c(4) of this section, shall be permitted in the corridor open space when said signs are used in indication of the site ingress and egress.
e. The one hundred foot (100') corridor open space is to be landscaped as required in subsection E9d of this section.
f. Pole signs, as permitted by subsection E6c(3) of this section, shall be set back at least fifty feet (50') from Route 16.
g. Signs not listed in this section are prohibited in the open space corridor.
4. Yard Requirements:
a. All structures shall be set back a distance of at least twenty five feet (25') from all front, side and rear lot lines and the corridor open space.
b. In the case of zoning lots adjacent to major roads in the C/D district, all structures shall be set back a distance of at least fifty feet (50') from the road. Major roads shall be defined as Loxa Road, Old State Road, and Township Roads 800N, 1050E, 1200E, 1230E, 1300E, 1350E and 1400E.
5. Transitional Yards:
a. There shall be established a transitional yard of the first fifty feet (50') abutting the edge of the C/D district. Open storage, refuse containers or other structures accessory or otherwise, shall not be located within the transitional yard and shall be adequately screened from view if visible from any residential lot(s).
b. Every parking lot in a transitional yard shall be buffered and screened by a perimeter landscaped open space having a width of at least five feet (5'). The landscaping and screening treatment of such space shall be designed and maintained to a height of at least three feet (3') above the surface of the parking lot.
6. Height:
a. Structures located on a zoning lot, any part of which is located within one thousand feet (1,000') of Route 16, shall have a maximum height of sixty feet (60').
b. Structures located within two hundred feet (200') of the C/D district boundary shall have a maximum height of thirty five feet (35').
c. Notwithstanding the foregoing, all structures in the C/D district shall also be subject to the height limitation established by the Coles County memorial airport hazard zoning regulations, as directed by subsection E2 of this section.
7. Maximum Lot Coverage: The maximum coverage of any zoning lot within the C/D district by buildings, parking, roads or any other impervious surface shall not exceed seventy percent (70%).
E. General Requirements And Restrictions:
1. Nonconforming Uses: Where, at the effective date hereof, a lawful use of land exists that is made no longer permissible under the terms of the C/D district, such use may continue subject to the nonconforming use provisions of chapter 6 of this title.
2. Airport Restrictions: Any development within the C/D district that is also within the area controlled by the Coles County memorial airport hazard zoning regulations must meet the requirements of both sets of regulations. In cases where differences exist between the two (2) regulations, the more restrictive standard shall apply.
3. Performance Standards: All uses in the C/D district which require buildings and/or open areas for manufacturing, fabrication, processing, extraction, heavy repairing, dismantling, storage or disposal of equipment, raw materials, manufactured products or wastes shall conform to the performance standards defined in subsection 10-5-4-10D5 of this chapter as concerns smoke, fly ash, dust, odor, gases and fumes, glare, vibration, and noise and sound.
4. Severe Slope Restrictions: To protect the visual and environmental quality of the C/D district, no building shall be constructed on any portion of a zoning lot that exceeds a thirty percent (30%) slope. In addition, all buildings and structures shall be set back from the toe of the slope a minimum of ten feet (10') and an average of twenty feet (20').
5. Curb Cuts:
a. In order for the city to support an application to the Illinois department of transportation for a new vehicular ingress/egress onto Route 16, the zoning lot which will gain access to Route 16 must conform to the requirements of this subsection E5.
b. Vehicular ingress/egress onto Route 16 shall be permitted only if it:
(1) Is at least twenty (20) acres in size.
(2) Has a minimum frontage on Route 16 of one thousand feet (1,000').
(3) Is not within one thousand two hundred fifty feet (1,250') of an existing road or curb cut.
c. As a condition of approving any development with a curb cut onto Route 16, the owner shall grant an easement for the purpose of linking adjacent properties with an access road. Such easement shall be fifty feet (50') in width, parallel and abutting the property line along Route 16. The access road shall be centered within the easement. Such road will be utilized in cases where an applicant meets the requirements of subsections E5b(1) and E5b(2), but not subsection E5b(3) of this section.
d. Access roads in the C/D district will be constructed to the specifications defined in chapter 8 of this title, except as defined otherwise in this subsection E5. The applicant for whom the access road is constructed will bear responsibility of construction and maintenance of the access road, and submit to the city a letter of credit, which sum shall ensure adequate design, construction and maintenance of the road. The terms of the letter of credit, as to period and amount, shall be established by the city council.
e. Where a zoning lot has access from a road that intersects with Route 16, the centerline of the road; provided, that access shall be at least one hundred fifty feet (150') from the Route 16 right of way.
6. Signs:
a. Master Sign Plan Required: For any zoning lot on which the owner proposes to erect one or more signs, the owner, his agent or assignee shall submit a master signage plan to the building official. The building official shall approve the master signage plan, which will meet the requirements of this subsection E6, prior to the issuance of a building permit, and all signs placed on the zoning lot shall conform to the master signage plan and the requirements of this subsection E6. Such plan may be amended, from time to time, upon approval by the building official. The master signage plan shall contain the following information:
(1) An accurate plot plan of the zoning lot, at a specified scale.
(2) The location of all buildings, parking, driveways and landscaped areas on the zoning lot.
(3) The computation of the maximum total sign area, the maximum area for each individual sign, the height of each individual sign and the total number of signs to be erected on the zoning lot.
(4) An accurate indication on the plan of the proposed location of each present and future sign, except temporary signs need not be shown.
b. Maximum Sign Area:
(1) Maximum Total Sign Area: The maximum total sign area for all signs on a zoning lot in the C/D district, except incidental signs, building markers and temporary signs, shall not exceed the lesser of the following:
(A) Maximum number of total square feet: Five hundred (500).
(B) Square feet of signage per linear foot of street frontage: One (1.0).
(2) Lots Fronting On Two Or More Streets: Lots fronting on two (2) or more streets are allowed the permitted sign area for each street frontage. However, the total sign area that is oriented toward a particular street may not exceed the portion of the lot's total sign area allocations that is derived from the lot, building or wall area frontage on that street.
(3) Computation Of Area Of Individual Signs: The area of a sign face (which is also the sign area of a wall sign or other sign with only one face) shall be computed by means of the smallest square, circle, rectangle, triangle or combination thereof that will encompass the extreme limits of the writing, representation, emblem or other display, together with any material or color forming an integral part of the background of the display or used to differentiate the sign from the backdrop or structure against which it is placed, but not including any supporting framework, bracing or decorative fence or wall when such fence or wall otherwise meets the regulations of this title and is clearly incidental to the display itself.
(4) Computation Of Area Of Multi-Faced Signs: The sign area for a sign with more than one face shall be computed by adding together the area of all sign faces visible from any one point. When two (2) identical sign faces are placed back to back, so that both faces cannot be viewed from any point at the same time, and when such sign faces are part of the same sign structure and are not more than forty two inches (42") apart, the sign area shall be computed by the measurement of one of the faces.
(5) Computation Of Height: The height of a sign shall be computed as the distance from the base of the sign at normal grade to the top of the highest attached component of the sign. Normal grade shall be construed to be the lower of: a) existing grade prior to construction; or b) the newly established grade after construction, exclusive of any filling, berming, mounding or excavating, solely for the purpose of locating the sign. In cases in which the normal grade cannot reasonably be determined, sign height shall be computed on the assumption that the elevation of the normal grade at the base of the sign is equal to the elevation of the nearest point of the crown of a public street or the grade of the land at the principal entrance to the principal structure on the zone lot, whichever is lower.
c. Permitted Signs: The following signs are permitted in the C/D district:
(1) Flat signs; provided, that such signs shall not extend more than twenty four inches (24") from the wall or building to which they are attached, the bottom of such signs shall be at least ten feet (10') above grade, and such signs shall not cover or block any window, opening, architectural feature or architectural detail. The sign and any appurtenant devices or structural supports shall not project above the cornice or fascia of the building to which it is attached.
(2) Low profile ground signs; provided, there shall be only one sign per street frontage; and further provided, that each such sign shall not exceed a height of eight feet (8') and an area of ninety six (96) square feet.
(3) Pole signs; provided, that there shall be only one sign per street frontage; and further provided, that each such sign shall not exceed a height of twenty five feet (25') and an area of one hundred twenty five (125) square feet.
(4) Directional signs; provided, the total aggregate sign area of all incidental signs shall not exceed forty eight (48) square feet; and further provided, that each individual sign shall not exceed a height of three feet (3').
(5) Temporary real estate signs; provided, there shall be only one sign per street frontage; and further provided, that each sign shall not exceed an area of twelve (12) square feet and a height of five feet (5'). Temporary real estate signs shall be removed from the property upon the completion or discontinuance of the sale of said property.
(6) Temporary construction signs; provided, there shall be only one sign per street frontage; and further provided, that each sign shall not exceed an area of twelve (12) square feet and a height of five feet (5'). Temporary construction signs shall be removed from the property upon the completion or discontinuance of said construction.
(7) Temporary noncommercial signs; provided, that such signs for purposes of public elections are displayed not more than thirty (30) days prior to the election and shall be removed within seven (7) days after the date of the election for which they are displayed.
(8) Governmental signs.
(9) Corporate flags, flags of the United States, the state, the city, foreign nations having diplomatic relations with the United States, and any other flag adopted or sanctioned by an elected legislative body of competent jurisdiction; provided, that such flags shall be limited to a total of four (4), and each flag shall not exceed sixty (60) square feet in area and shall not be flown from a pole, the top of which is more than forty feet (40') in height. These flags shall be flown in accordance with the protocol established by the congress of the United States for the stars and stripes.
(10) Building marker; provided, such sign shall not exceed an area of four (4) square feet.
(11) An industrial/business park containing at least four (4) sites or ten (10) acres may be permitted one directory sign identifying the industrial/business park by name and identifying the occupants of the industrial/business park. Said sign shall not exceed one hundred (100) square feet in size for the first ten (10) acres of the industrial/business park area, plus one hundred (100) square feet for each additional ten (10) acre increment of the industrial/business park area, to a total of four hundred (400) square feet. The portion of the directory sign area dedicated any given tenant shall be deducted from that tenant's allowable sign area, as controlled by subsection E6b(1) of this section.
d. General Requirements: The following general requirements shall apply to all signs in the C/D district:
(1) All signs, except noncommercial messages, shall be appurtenant to a permitted use of the property on which displayed.
(2) No sign shall exceed a height of fifteen feet (15') when said sign is located on a lot on which the primary use of the property is agricultural or the property is vacant.
(3) No sign shall be erected in any location where, by reason of its position, it will obstruct the view of any authorized traffic sign, signal, or other traffic control device.
(4) No spotlight, floodlight or lighted sign shall be installed in any way which will permit the rays of such sign's light to penetrate beyond the property on which such light or lighted sign is located in such manner as to constitute a nuisance.
(5) All signs shall be imprinted with the sign owner's name and address and the sign erector's name and address. Signs not carrying such an imprint will be presumed to be owned by the person in possession of the property on which the sign is located.
(6) All signs shall comply with the applicable provisions of the building code, the fire code, and the electrical code of the city.
(7) All signs shall be maintained in good structural condition and in compliance with all applicable city codes as well as the provisions contained in this section.
(8) No sign shall be animated in the C/D district.
(9) No signs shall be erected upon or project through the roof of any building nor shall any sign attached to a building extend above the roofline.
(10) Notwithstanding any other provisions in this section, the following signs shall be exempted from these regulations and need not be designated in the master sign plan:
(A) Official signs promulgated by municipalities, state government, special districts or the department of transportation.
(B) Signs affixed by public utilities to their poles and other facilities for identification.
(11) No sign may be erected or maintained which contains, includes or is illuminated by any flashing, intermittent or moving lights except those giving public service information such as weather, date and temperature.
(12) No sign may be erected or maintained which is not effectively shielded so as to prevent beams or rays of light from being directed at any portion of the traveled way of any street or road so as to cause glare or impair the vision of the driver of any motor vehicle.
(13) Structures for any ground or pole sign shall be more than one hundred feet (100') from any other structure for a ground or pole sign. This requirement shall not apply to structures which are separated or screened by buildings, natural surroundings or other obstructions in such a manner that only one sign face located within such distance is visible at any one time.
(14) Vehicles with exterior markings of any size, identifying or advertising a commercial enterprise, shall not be stored in any front or corner side yard. Such vehicles shall also be screened from view from all adjoining properties and streets.
e. Legal Nonconforming Signs:
(1) Any legal nonconforming sign may continue in use and be maintained for life of the sign in order to amortize the investment therein.
(2) A legal nonconforming sign shall not be enlarged upon, expanded or extended.
(3) Any legal nonconforming sign damaged by fire, flood, explosion, war, riot or act of God may be restored or reconstructed; provided, that said restoration or reconstruction does not expand the preexisting nonconformity and is completed within two (2) months.
7. Parking Requirements:
a. The off street parking requirements for uses permitted in the C/D district shall be as follows:
Type Of Use | Parking Space Required |
Type Of Use | Parking Space Required |
Commercial, retail | 4 per 1,000 square feet of building area |
Commercial, wholesale | 1 per 1,000 square feet of building area |
Distribution | 1 per 1,000 square feet of building area |
Educational institutions/services | 3 per 1,000 square feet of building area |
Health/medical services | 3 per 1,000 square feet of building area |
Manufacturing/assembly/ production of materials | 2.5 per 1,000 square feet of building area |
Offices | 3 per 1,000 square feet of building area |
Storage | 1 per 1,000 square feet of building area |
b. Off street parking shall not be located in any yards in the C/D district, except as otherwise permitted in this subsection.
8. Loading Requirements:
a. The off street loading berths required for uses permitted in the C/D district shall be as follows:
Type Of Use | Loading Space Required |
Type Of Use | Loading Space Required |
Commercial, retail | 1 per 10,000 square feet of building area |
Commercial, wholesale | 1 per 10,000 square feet of building area |
Distribution | 1 per 10,000 square feet of building area |
Educational institutions/services | 1 per 100,000 square feet of building area |
Health/medical services | 1 per 100,000 square feet of building area |
Manufacturing/assembly/ production of materials | 1 per 10,000 square feet of building area |
Offices | 1 per 100,000 square feet of building area |
Storage | 1 per 40,000 square feet of building area |
b. No loading dock shall be located in the front yard of any zoning lot in the C/D district.
c. No loading dock shall be located within the open space corridor or any transitional yard.
d. Screening of the loading dock shall be in conformance with subsection E9 of this section.
9. Landscaping And Screening:
a. Landscape Plan: A landscape plan shall be required for all exterior construction and development activity. Such landscape plan shall be drawn in conformance with the requirements specified herein. Landscape plans must be approved by the building official prior to the issuance of a building permit for exterior construction and development. All landscape plans submitted for approval shall contain or have attached the following information unless certain requirements are waived by the building official due to nonapplicability:
(1) The location and dimensions of all existing and proposed structures, aboveground or belowground utilities, parking lots and drives, roadways and rights of way, sidewalks, bicycle paths, ground signs, refuse disposal areas, bicycle parking areas, fences, freestanding electrical equipment, tot lots and other recreational facilities, and other freestanding structural features as determined necessary by the building official. This drawing may be incorporated with the master signage plan as determined by subsection E6a of this section.
(2) The location, quantity, size and name, both botanical and common names, of all proposed planting materials.
(3) The location of existing buildings, structures and plant materials on adjacent public or private property within twenty feet (20') of the site.
(4) Existing and proposed grading of the site indicating contours at two foot (2') intervals; proposed berming, indicating contours at one foot (1') intervals.
(5) Specification of the size and type and boundaries of all proposed ground cover.
(6) The location, quantity, size and name, both botanical and common names, of all existing planting materials.
(7) Elevations of all fences proposed for location on the site.
(8) Elevations, cross sections and other details as determined necessary by the building official.
b. Selection, Installation And Maintenance Of Plant Materials:
(1) Planting materials used in conformance with the provisions contained herein shall be of good quality, of a species normally grown in central Illinois, and capable of withstanding the extremes of individual site microclimates. Size and density of plant material, both at the time of planting and at maturity, are additional criteria which must be considered when selecting plant materials.
(2) All landscaping materials shall be installed in accordance with the current planting procedures established by the American Association of Nurserymen. The installation of all plant material required by this subsection E9 may be delayed until the next optimal planting season, that being the period between April 1 and October 30.
(3) The owner of the premises shall be responsible for the maintenance, repair and replacement of all landscaping materials and barriers, including refuse disposal areas and street rights of way, as may be required by the provisions of this section.
(4) All landscaping materials shall be maintained in good condition so as to present a healthy, neat and orderly appearance, and plant material not in this condition shall be replaced when necessary and shall be kept free of refuse and debris. Fences, walls and other barriers shall be maintained in good repair.
c. Design Criteria: Landscape plans described in subsection E9a of this section shall be prepared based on the following design criteria. The evaluation and approval of landscape plans shall also be based on these design criteria:
(1) The scale and nature of landscaping materials should be appropriate to the size of the structures and surrounding existing materials. Large scaled buildings, for example, should generally be complemented by larger scaled plants.
(2) Plant material should be selected for its form, texture, color, pattern of growth and adaptability to local conditions.
(3) Evergreens should be incorporated into the landscape treatment of a site, particularly in those areas screening parking lots.
(4) All shade trees and ornamental trees shall have a minimum trunk size of two and one-half inches (21/2") in diameter upon installation, as measured six inches (6") above the established ground level.
(5) Plant material should be placed intermittently against long expanses of building walls, fences and other barriers to minimize the stark appearance and create a softening effect.
(6) Planting beds should be mulched with bark chips, feather rocks or similar materials. Mulch shall not be used as a substitute for plant materials.
(7) Detention/retention basins and ponds shall be landscaped. Such landscaping should include shade and ornamental trees, evergreens, shrubbery, hedges, sod and/or other planting materials.
(8) Deciduous trees should be placed on the south and west sides of the building to provide shade from the summer sun. Evergreens and other materials should be concentrated on the north side of buildings to dissipate the effect of winter winds.
(9) Existing plant material shall, wherever practical as determined by the building official, be incorporated into the landscape treatment of a site. The removal of trees within public rights of way is expressly forbidden without the approval of the building official.
(10) Earthen berms and existing topographic features should be, whenever determined practical by the building official, incorporated into the landscape treatment of a site, particularly when combined with plant material to facilitate screening.
d. Open Space Corridor And Transitional Yards:
(1) Except as provided elsewhere in this subsection E9, the open space corridor and all transitional yards shall be devoted exclusively to landscaping. Driveways and sidewalks needed to serve a permitted use may be located within the open space corridor and transitional yards subject to the requirements of subsection E5 of this section and approval of the building official.
(2) Landscaping for the open space corridor and transitional yards shall consist of a combination of ground cover, shade trees, ornamental trees and shrubs, decorative paving material and appropriate screening devices such as decorative walls or berms. The use of shade trees and ornamental trees shall be provided at the rate of one tree for every fifty (50) linear feet of landscaped open space. Evergreen trees may be substituted for shade trees or ornamental trees upon approval of the building official. Ornamental shrubs shall be provided at a rate of one shrub for every fifty (50) linear feet of landscaped open space and, except as otherwise required, shall be maintained at a height of not more than four feet (4'). A mixture of shrub species shall be provided, of which at least twenty five percent (25%) shall be evergreen. Areas not planted with shrubs or trees shall be maintained with ground cover.
(3) Where, as permitted under subsection E7b of this section, parking is provided in the rear fifty feet (50') of the corridor open space, the parking lot shall be buffered and screened by a perimeter landscaped open space having a width of at least five feet (5'). The landscaping and screening treatment of such space shall be designed and maintained to a height of at least three feet (3') above the surface of the parking lot.
e. Refuse Containers, Outdoor Storage And Loading Docks:
(1) All refuse containers and all areas of permitted outdoor storage shall be fully enclosed by an opaque fence, wall or densely planted evergreen hedge of a height sufficient to completely screen such containers or storage areas from view from all adjoining properties and all streets.
(2) No refuse containers or storage areas shall be located within any required yard.
(3) Outdoor storage of semitractor-trailers, heavy construction vehicles and agricultural vehicles, as permitted in this section, shall not require screening, except as controlled by subsection E6d(14) of this section.
(4) Screening for loading docks and service areas shall be a minimum of six feet (6') and entirely screen the area from public right of way and incorporate materials and finishes similar or compatible with those of the primary structures.
f. Parking Lots: Every parking lot shall be buffered by a perimeter landscaped open space of at least five feet (5'). The landscaping treatment of such space shall be designed and maintained with ground cover, or a combination of ground cover, ornamental shrubs, and trees, unless otherwise specified in this section.
F. Approval Process: Site plan review shall be required pursuant to the provisions of this subsection in addition to the other requirements of this section before building permits may be issued, and shall apply to all uses whether permitted, conditional or accessory. The following regulations shall apply generally to all uses contained within the C/D district:
1. Intent: The intent of this subsection is to promote safe and efficient use of land, to contribute to an orderly and harmonious appearance of the Route 16 corridor, and to further enhance property values. The site plan review process is intended to help ensure that newly developed properties and redeveloped properties are compatible with adjacent development, and that adverse impacts of development are minimized. The site plan review process in the C/D district is to provide for review of:
a. Compatibility of a project with its environment, other land uses and existing buildings in the area.
b. Compatibility of a project with the site plan review criteria for development of the Route 16 corridor, as defined in subsection F5 of this section.
c. Compliance of a project with the use, lot, and general requirements of this zoning district, as depicted in Route 16 corridor design manual.
2. Hearing Body: A corridor review committee (hereafter referred to as the CRC) is hereby authorized to hear and make recommendations to the city council on uses proposed in the C/D district. The CRC shall consist of a representative from each of the following:
a. The city of Charleston city council.
b. The city of Mattoon city council.
c. The city of Charleston board of zoning appeals and planning.
d. The city of Mattoon plan commission.
e. Coles Together.
f. Coles County airport authority.
g. Corridor zone land owners' associations.
3. Procedures: Prior to issuance of a building permit, all development within the C/D district must conform to the requirements of this section and be approved by the city council in conformance with the following process:
a. Applicant will meet with the CRC in a preapplication meeting to discuss the development proposal. No formal submission will be required at this time.
b. Applicant will complete an application for zoning compliance in the C/D district on forms provided by the city.
c. Within fifteen (15) days of receipt of an application for zoning compliance approval, the building official shall schedule the applicant before the next available plan review meeting of the CRC and shall notify the public of such meeting in conformance with the requirements of a type 3 permit application in accordance with section 10-4-1 of this title.
d. The CRC shall conduct a plan review hearing to consider the merits of the development proposal and its compliance with the standards of the C/D district.
e. Upon completion of the hearing, the CRC shall make a recommendation to the city council regarding compliance of the proposed development with the requirements of this section.
f. The building official shall schedule a public hearing before the city council within thirty (30) days, and shall make a public notice regarding the city council hearing, in compliance with section 10-4-1 of this title.
g. Upon completion of the public hearing, the council shall vote to approve or deny the plan or to approve the plan subject to specific modifications. The mayor shall sign a concept plan, noting any approved or required changes from said plan, and file it with the building official.
h. Upon application for building permit, the building official shall compare the building permit application to the filed concept plan. The building permit application must substantially conform to the concept plan and fully comply with the requirements of this section.
i. Requests for departures from approved plans will be required to follow the same procedure as outlined in this section.
4. Submission Requirements:
a. A concept plan including the following information shall be prepared by the applicant and submitted to the CRC at the formal review meeting:
(1) Land use on the site.
(2) Land uses within one thousand feet (1,000') of the property.
(3) Location of available utilities.
(4) Property boundaries.
(5) Topographical data showing floodplain, if any.
(6) Access points to the site.
(7) Location of buildings.
(8) Distances for setbacks and height.
(9) Tabulation of relevant lot and building data.
(10) Address and phone of applicant.
(11) Scale and north arrow.
(12) Location and direction of surface and subsurface drainage and retention.
b. At the time of preapplication, the CRC may, by majority vote, require that the landscape plan (subsection E9 of this section) and master sign plan (subsection E6 of this section) be presented at their formal review meeting.
5. Review Criteria: In evaluating a concept plan for development in the C/D district, the CRC shall consider how the proposed plan meets the following land use and design criteria:
a. Land Use Criteria:
(1) Avoid incompatibilities with larger existing users in corridor (i.e., Coles County memorial airport and Sarah Bush Lincoln Hospital), understanding that they are important economic development components of the corridor and county.
(2) Focus office/commercial/light industrial development (enclosed activities) along the frontage of Route 16 to enhance its appearance and image.
(3) Locate industrial uses which may have an adverse impact on the appearance and image of the corridor away from Route 16.
(4) Attract airport related uses near the airport.
(5) Attract additional medical related uses near the hospital.
(6) Facilitate reuse or redevelopment of residential structures along Route 16 for commercial uses.
b. Design Criteria:
(1) Avoid overburdening of soil, air, water or infrastructure in the Route 16 corridor.
(2) Protect and enhance open/recreation uses in the study area, particularly the Charleston county club, the hiking/biking trail, wooded areas and creeks and rivers.
(3) Encourage redevelopment of older nonproductive uses.
(4) Build private roads to public standards.
(5) Protect residential uses from adverse impacts of nonresidential activities.
(6) Minimize changes in natural terrain.
(7) Separate residential uses from major noise producing sources.
(8) Separate internal traffic circulation from parking aisles.
(9) Minimize visual impact of parking visible from the street.
(10) Minimize impacts of airport noise. (Ord. 03-O-9, 3-18-2003)