Intent:
The intent of the design review process is to identify the City’s expectations with regard to the design of commercial buildings and to provide a consistent framework that facilitates the review and approval of commercial buildings in a cost-effective and timely manner. The Commercial Design Handbook promotes architecture that fits within and contributes to the character and context of the City’s existing commercial districts. The guidelines are meant to help achieve good design, not a certain stylistic result. The Commercial Design Handbook establishes criteria for building design and the established site plan review process. The Handbook breaks commercial architecture into seven (7) general elements. Each of the elements includes an intent and architectural design guidelines. Sketches, photographs and descriptive captions are used to aid in the understanding of the preferred design solutions and illustrate design solutions to avoid.
The Handbook does not dictate solutions, but rather provides general guidelines and examples intended to help guide developers in making decisions for a variety of specific design issues. The guidelines should be interpreted with a degree of flexibility to better respond to the varying conditions and constraints inherent to individual sites and complexities of commercial development. The Handbook is intended to assist designers, developers and owners in the preparation of development proposals and assist the City’s elected and appointed decision-makers in the review and consideration of commercial applications. The Commercial Design Handbook is based on the City’s Comprehensive Plan commercial design goals and objectives. There is no intent to create an architectural review board or additional layer of review.
Key Objectives:
The goal of the Commercial Design Handbook is to enhance the visual character of the City’s commercial districts by promoting better architecture. The objectives of the Commercial Design Handbook are to:
1. Serve as a predictable guide for change that provides the needed flexibility to respond to conditions and constraints inherent to specific sites and evolving trends in commercial development.
2. Balance the economic requirements of the development with aesthetic concerns of the community.
3. Create an attractive physical environment for businesses that encourages sustainable building practices.
4. Promote architectural continuity and building designs that are adaptable to multiple uses for extended building lifecycles.
5. Convey a sense of human scale by strengthening the pedestrian environment through the use of pedestrian features, landscaping and meaningful outdoor spaces that relate to one another.
When Required:
Commercial developments that require site plan review, particularly as part of a planned use or special use permit, would be subject to these general guidelines. Please note that other city regulations and ordinances may also influence the proposed design of future projects, such as:
1. City building codes
2. Americans with Disabilities Act & Illinois Accessibility Code
3. NPDS Phase I & Phase II Requirements
4. Scott Air Force Base Joint Land Use Study Recommendations
5. Use of Economic Incentives
Procedures:
The design review process starts with a pre-application meeting with City staff. The intent of the pre-application meeting is to inform the petitioner of the City’s site plan and building design review procedures and familiarize the City with the proposed development. As part of the preliminary review, the petitioner should provide a conceptual sketch of the proposed building(s) and a general description of the development including the proposed use or uses, furnished floor area, building height, number of stories, proposed construction type and proposed building materials.
After the pre-application meeting, the petitioner may submit the necessary items for review pursuant to the City’s Site Development Plan review procedures. The review of a proposed building’s design would typically occur during the general site plan review rather than through a separate track to help expedite the project in a timely manner. Applications should include the following:
1. A site plan containing the information required pursuant to the City’s Zoning Code.
2. Architectural elevations showing the proposed exterior building design and materials, including dimensions.
3. Sections of the site showing the existing and proposed grade elevations and building heights.
4. Boards showing samples of exterior building material samples, building colors, finishes and materials may be provided to better illustrate proposed design concepts.
