The following development standards shall be required of both the commercial zoned property and the adjacent overlay parcels when the Overlay Area is implemented. The Planning Commission and Council shall approve the final landscape plan and site plan in accordance with Section 1267.07.
(a) Parking.
(1) Parking shall be associated with and used for the business on the adjacent commercial property.
(2) Parking lots shall generally be screened from view.
(3) While a principle of development is to place off-street parking to the side and rear of buildings, buildings are not required to have the majority of their parking in the rear yard.
(4) Access and circulation drives should be designed to be of sufficient width and to have turning radii that properly accommodate safety and emergency vehicles.
(5) All surface parking lots that exceed twenty spaces shall incorporate interior landscaping.
A. Landscape islands shall be incorporated to break up parking rows of more than ten spaces.
B. Landscape islands shall be a minimum of eight feet by eighteen feet and shall contain a minimum of one tree and at least fifty percent vegetative cover other than grass.
(6) Required parking shall meet the standards established by Chapter 1278 Off-Street Parking and Loading.
(b) Buffering.
(1) A buffer shall be required around the development boundary of an overlay to separate incompatible land uses and screen and soften the impacts of incompatible land uses upon one another and upon the surrounding property line.
(2) The boundary and streetscape buffer shall be provided by the person in charge of or in control of developing the property whether as owner, lessee, tenant, occupant, or otherwise (hereinafter referred to as "owner").
(3) No structure shall be permitted within a required buffer other than a wall or fence. A driveway from a side yard that connects a paving area to the street shall not encroach into a buffer area.
(4) No buffer area shall be used for display and/or storage.
(5) To insure buffering adjacent to all streets and access drives does not constitute a hazard, a clear "sight triangle" shall be maintained. The sight triangle shall be an area between points twenty feet along the pavement edge of both intersecting streets and/or a driveway and a street. Landscaping in this area shall not obstruct the view of approaching vehicles or pedestrians. A sight triangle diagram indicating that the sight lines and distances are sufficient shall be provided in connection with the site plan.
A. Front setback adjacent to Northfield Road.
1. The existing sidewalk adjacent to the Northfield Road right-of-way shall be replaced as part of the overlay approval in the event the Building and Zoning Inspector determines the sidewalk is in a condition that warrants replacement or it is damaged during the construction of site improvements.
2. The area between the new sidewalk and the edge of the proposed curb line of the parking lot shall include a minimum five foot landscape strip the entire length of the parking lot frontage. The first one foot of the landscape area adjacent to the sidewalk shall include decorative pavers placed on a concrete slab as approved by the Planning Commission and Council. The remaining four feet of grassed landscape area shall include a mix of tree, shrub, and perennial plantings along the entire parcel frontage.
a. Trees are to be a minimum of two and one-half inch caliper measured at three feet in height. One tree shall be provided for every forty feet of frontage. Trees planted shall be on the approved list maintained by the Village of Northfield (Appendix A). Perennial plantings are encouraged to be included in this landscape area.
3. An ornamental picket fence shall be permitted to be integrated in the landscape. "Ornamental picket fence" means a fence that is designed and constructed of conventional material commonly utilized for the construction of decorative fencing to achieve beauty or decorative effect. If ornamental picket fencing is included in the front landscape setback, it shall conform to the following requirements:
a. Ornamental picket fencing shall be aluminum and a minimum of thirty-six inches in height and shall not exceed four feet in height.
b. Ornamental picket fencing shall be a minimum of one foot from the front property line.
c. If fencing is used, it may be either continuous or in sections and shall be designed and submitted to the Planning Commission and Council for review and approval. The ornamental picket fence shall incorporate either a brick or stone column (material to match or be compatible with the building material) at the end of the fence or each fence section.
B. Corner lot, side street.
1. On corner lots, the area between the side street public right-of-way and the edge of the proposed curb line of the parking lot shall include a landscape strip a minimum of five feet in width for the entire length of the commercial parcel and the Overlay Area parking lot frontage.
2. This landscape area shall include a mix of tree, shrub, and perennial plantings along the entire parcel frontage.
a. The ornamental picket fence may be included and shall be a minimum of thirty-six inches in height and shall not exceed four feet in height.
b. Ornamental fencing shall be a minimum of one foot from the side property line.
c. One tree shall be provided for every forty feet of frontage. Trees planted shall be on the approved list maintained by the Village.
d. Trees are to be a minimum of two and one-half inch caliper measured at three feet in height.
e. Perennial plantings are encouraged to be included in this landscape area.
3. If the parking area adjacent to the side street is across the street from residentially zoned or developed property, the plant material within the landscape strip shall contain sufficient material that will achieve an effective screen and buffer of the parking area. The opaque screen shall include plant material capable of achieving a height of three feet within two years of installation. At least seventy- five percent of the plant material shall be evergreen.
C. Adjacent to residential property.
1. All parking areas located in an Overlay Area or adjacent to property zoned residential or occupied by a residential use shall be screened and buffered in accordance with the following regulations.
a. A minimum depth of a buffer for the parking from the residential property shall be ten feet from edge of the curb of the paved parking area to the property line. Additional depth of the buffer may be required to effectively screen the adjacent residential property.
b. There shall be ground cover (e.g. grass, ivy, or other short rapidly growing perennial material) on all portions of the required buffer not occupied by other landscape material.
c. Trees do not have to be equally spaced but may be grouped.
2. The buffer area shall include a solid vinyl privacy fence and a mix of tree, shrub, and perennial plantings along the entire length of the buffer.
a. The solid vinyl privacy fence shall be white and may be of various designs provided it maintains a solid screen to the adjacent residential property.
b. The top one foot of the fence may be decorative if adequate plant material is provided to screen the adjacent property.
c. The fence shall be eight feet in height.
d. The fence and vegetation shall be located, as required by the Planning Commission and Village Council, within the buffer area in such a manner to provide screening and to strive to mitigate the effects of the development on the adjacent residential property.
3. A buffer shall include the following combinations of plant material to effect an opaque screen to the adjacent residential property. At a minimum, the following standards shall be required based on the width of the buffer as outlined in the following table and illustrated in Exhibit 1.
Quantity of plant material | |||||
The standard is the minimum per 100 feet of buffer. Requirements shall be prorated to the length of the buffer. | |||||
Buffer width | Deciduous trees | Understory trees | Deciduous shrubs | Evergreens | Fence 8' vinyl |
25' | 2 | 5 | 9 | 4 | X |
20' | 3 | 6 | 9 | 6 | X |
15' | 3 | 7 | 18 | 8 | X |
10' | 2 | 5 | 12 | 5 | X |
Exhibit 1
4. Trees shall be a minimum of five feet in height and shrubs shall be a minimum twenty-four inches in height when installed.
D. Lighting.
1. All parking areas shall be illuminated. Light trespass over a property line shall be limited to no more than 0.1 footcandles at the property line. Measurements shall be taken at the residential property line, along a horizontal plane at a height of three and one-half feet above the ground. A lighting plan and photometric diagram shall be required.
2. All lights shall be full cut-off fixtures.
3. All on-site lighting of buildings, lawns, parking areas, and signs shall be designed so as not to shine onto any adjacent residential property or building or to cause glare onto any public street or vehicle thereon.
4. Light trespass shall be defined as light in sufficient quantity that crosses over property boundaries, impacts surfaces, and produces a negative response in persons owning or using the violated space.
5. Maximum light pole height shall be twenty feet unless otherwise approved by the Planning Commission and Council.
6. Exterior building illumination shall be from concealed sources. Strobe or flashing lights and exposed neon lights are not permitted. The maximum illumination of any vertical surface or angular roof surface shall not exceed four footcandles (4FC).
7. Illumination of parking areas shall only occur during business hours.
E. Waste disposal facilities standards and screening.
1. Waste disposal facilities shall be located behind the building and be screened.
2. Waste disposal facilities shall not be located within the required buffer.
3. Waste disposal facilities shall be located no more than twenty feet from the rear facade of the commercial building unless otherwise approved by the Planning Commission and Council.
4. The waste disposal facility shall be surrounded by a solid masonry wall with a solid gate that is a minimum of six feet in height. The masonry wall shall be of the same material or complementary material to the main building.
(Ord. 2018-40. Passed 6-27-18.)