Prior to the issuance of any building permit for any sign and/or any building or other structure, the President and Board of Trustees of the Village of Mettawa shall review the site plan submitted with the application for such building permit. Said site plan shall conform to the provisions of this Article except as the President and Board of Trustees may permit deviations therefrom; provided, however, that said deviations shall not require the application of more restricted standards than those set forth in this article.
A. Procedure.
1. A Site Plan shall be submitted to the Director of Building and Zoning at the time of and along with an application for building permit and shall include the following documents:
a. A map or maps prepared to a scale of not less than one (1) inch to one hundred (100) feet and shall set forth:
i. Name and address of the applicant and name (if any) of the proposed structure;
ii. Scale and north point;
iii. Boundaries of the site;
iv. Total land area of the site;
v. Topography indicating contours at intervals of not more than two (2) feet;
vi. Conceptual location, elevations and dimensions of buildings or other structures in the vicinity adjacent to the site;
vii. General location of on-site utilities, existing and proposed;
viii. General locations and dimensions of existing or proposed easements, public and private rights-of-way;
ix. Plans for vehicular and pedestrian circulation, parking, and loading;
x. Designation of any right-of-way which the applicant proposes to dedicate as public;
xi. Conceptual landscaping, screening and outdoor lighting plans;
xii. Conceptual architectural rendering showing relative size, type, scale and designs of structure (whether building or sign).
b. A written statement by the applicant that shall consist of:
i. A description of the proposed and/or existing uses located on the site, including quantity and type of residential units, if any;
ii. The total land area of the site, and the total floor area and ground coverage of each proposed building and/or sign;
iii. General summary of existing and proposed easements or other burdens now existing or to be placed on the property;
iv. Method for handling solid waste disposal;
v. The applicant's evaluation of the availability of off-site public facilities including sewer and streets;
vi. A description of any problems of drainage or topography, or a representation that, in the opinion of the applicant there are none;
vii. An estimate of the time required for completion of the structure.
2. Upon his receipt of all of the foregoing documents, the Director of Building and Zoning shall forward same to the President and Board of Trustees for their consideration and review during a public meeting held not later than thirty-one (31) days after receipt of said documents by the President and Board of Trustees.
a. During their review of the foregoing documents, the President and Board of Trustees shall consider the exterior design and layout features, landscaping and use of such property in light of the standards and criteria set forth herein.
b. A decision to approve or disapprove such site plan shall be made by the President and Board of Trustees within sixty-two (62) days following receipt of the foregoing documents by the President and Board of Trustees. In the event the President and Board of Trustees fail to consider said documents or fail to either approve or disapprove such site plan within the time limit set forth herein, such failure shall be tantamount to a decision of approval of such site plan.
3. Effect of a Decision of Approval. Within seven (7) days of a decision of approval of any such site plan, the Director of Building and Zoning shall issue a building permit, provided all other provisions of applicable ordinances, statutes, and/or other regulations have been satisfied by the applicant.
4. Effect of a Decision of Disapproval. Within fifteen (15) days of a decision of disapproval of any such site plan, the President and Board of Trustees shall notify in writing the applicant (or his representative) which notice shall specify in detail which of the standards and/or criteria set forth have not been satisfied and the aspects of the proposed site plan they suggest be modified. No building permit shall be issued for a structure until the site plan for same has receivers the approval of the President and Board of Trustees in compliance with the standards and criteria set forth herein.
B. Standards and Criteria.
1. The purpose of these standards and criteria is to provide a means to evaluate those items which may affect the physical aspects of the Village's environment and the development. Pertinent to appearance is the design of the site, building and structures, plantings, signs, detention and/or retention basins, and miscellaneous other objects which are able to be observed by the public.
2. These standards and criteria are not intended to restrict imagination, innovation, or variety, but rather to assist in solutions that will develop a satisfactory visual appearance within the Village, preserve taxable values, and promote the public health, safety and welfare.
3. Regarding relationship of the structure to site:
a. The site shall be planned to accomplish a desirable transition of scale, style, line and mass of buildings and signs within the site and adjoining buildings.
b. Parking facilities shall be treated with decorative elements, i.e. building wall extensions, dense non-deciduous plantings, harms at least five (5) feet high, and/or other innovative means so as to screen parking facilities so that they are not visible from the street or from residential uses.
i. No parking facilities shall be located within one hundred twenty (120) feet of the
front lot line, within thirty (30) feet of the rear lot line and within thirty (30) feet of the side property line.
ii. Truck loading bays and off-street truck parking spaces shall be located in building walls or areas of the lot parallel or adjacent to a side or rear lot line. Such bays shall be bermed, fenced and/or planted in a manner that any vehicles within said bays shall not be visible from the street.
c. Without restricting the permissible limits of this zoning district, the height and scale of each building or other structure shall be compatible with its site and existing (or anticipated) adjoining buildings.
d. Newly installed utility services and service revisions necessitated by exterior alterations shall be underground.
4. Regarding relationship of buildings and site to adjoining areas:
a. Landscape treatment, screens and materials shall be used to provide a harmonious transition between buildings within the site and adjacent to the site which may vary in architectural style.
b. Scale of structures within the site to those adjoining the site shall be made compatible by providing a gradual transition of building scale from the boundaries of the site.
5. Landscape and Site Treatment. Landscape elements included in these criteria consist of all forms of planting and vegetation, ground forms, rock groupings, water patterns, and all visible construction except buildings and utility structures.
a. Where natural or existing topographic patterns contribute to the beauty and utility of a development, they shall be preserved and developed. Modification to topography will be permitted where it contributes to good appearance.
b. Grades of walks, parking spaces, terraces, and other paved areas shall provide an inviting and stable appearance for walking and, if seating is provided, for sitting.
c. Landscape treatment shall be provided to enhance architectural features, strengthen vistas and important axes, and provide shade.
d. Unity of design shall be achieved by repetition of certain plant varieties and other materials, and by correlation with adjacent developments.
e. Plant material shall be selected for interest in its structure, texture, and color and for its ultimate growth. Plants that are indigenous to the area and others that will be hardy, harmonious to the design, and of good appearance shall be used.
f. Plant materials will not be located where they will be susceptible to injury by pedestrian or motor traffic.
g. Parking areas and traffic ways shall be enhanced with landscaped spaces containing trees or tree groupings. Shrubs shall be used only where they will not obscure vision and will not require excessive maintenance.
h. Where building sites limit planting, the placement of trees in parkways or paved areas is encouraged. The total landscaping requirement for building sites shall consist of one (1) inch caliper for each one thousand (l,000) square feet of lot area. Each tree shall be a minimum diameter of three (3) inches measured one (1) foot from the base.
j. Exterior lighting, when used, shall enhance the landscape adjacent to any permanent identification sign or, in the case of buildings, the building design and the adjoining landscape.
i. Lighting standards and building fixtures shall be of a design and size compatible with the building and adjacent areas. Excessive brightness shall be avoided; and
ii. All lights in parking facilities shall be designed and situated so as to reflect light downward and away from residential property.
6. Building Design. In no event shall the following criteria be utilized to cause the applicant to change any of the lot and bulk regulations contained in Section 15.1404:
a. Architectural style is not restricted. Evaluation of appearance of a project shall be based on quality of its design and relationship to surroundings.
b. Buildings shall have harmonious scale with permanent neighboring development.
c. Materials shall have good architectural character and shall be selected for harmony of buildings within the site. In any design in which the structural frame is exposed to view, the structural materials shall be compatible with themselves and harmonious to their surroundings.
d. Building components--such as windows, doors, eaves, and parapets shall have good proportions and relationship to one another.
e. Mechanical equipment or other utility hardware on roofs, ground, or buildings as well as refuse and waste removal areas, service yards, storage yards, and exterior work areas shall be screened from public view with materials harmonious with the building, or they shall be so located as not to be visible from public ways.
f. Monotony of design in single or multiple building projects shall be avoided. Variation of detail, form, and siting shall be used to provide visual interest. In multiple building projects, variable siting or individual buildings may be used to prevent a monotonous appearance.
7. Signs.
a. A sign shall be permitted in front of each building.
b. It shall state the name of the organization located within such building, shall be a low lying design in general harmony with the architecture of the principal building on the lot, and shall meet the other requirements therefor contained in Chapter 10 of this Code.
(Ord. 397, passed 5-12-99)