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HomeMy WebLinkAboutPacket - 01/17/2006 - Community Development Committee City of McHenry ::., 333 South Green Street r McHenry,Illinois 60050-5495 ;1 Community Development Committee Meeting Notice Date: Tuesday,January 17,2006 Time: '7:00 pm Place: Aldermen's Conference Room Purpose: Committee Update—Crystal Lake Road business curb-cut consolidation Proposed Landscape Code Comprehensive Plan Discuss Table of Contents Outline and Timeline Discuss Design Guidelines New Business Janice C. Jones City Clerk Posted and Mailed:January 12,2006 Clerk's Office and Public Works, Parks and Police Administration Building and Zoning Recreation (Non-Emergency) (815)363-2100 (815)363-2170 (815)363-2160 (815) 363-2200 Ray (R15)363-2119 Fax (915)363-2173 Fax(R15)361-31R6 Fax(R15)363-2149 AGENDA SUPPLEMENT TO: Community Development Committee FROM: Joseph P.Napolitano,Director of Community Development FOR: January 17,2006,Community Development Committee Meeting RE: Revised Landscaping Section of the Zoning Ordinance ATTACHMENT: Landscape Code Language STAFF RECOMMENDATION: To make a recommendation to send the Ordinance language to City Council for consideration. Attached is the final draft language for Section 7, Landscaping, of the Zoning Ordinance. If this language is acceptable, Staff would recommend that the Committee forward the proposed language to the full City Council for direction. At the November 15,2005 Committee Meeting several concerns were raised: Maintenance of Landscaping. Staff has added a provision which requires a two-year guarantee in form of a Letter of Credit. Replacement of dead landscape. It was originally proposed by Staff that a dead tree should be replaced with a similar size tree, this would not be feasible for large trees exceeding 10" in diameter. Staff has proposed '/o"replacement for each 1" diameter of the dead tree,not to be less than a 4"minimum. Landscape materials. Staff has provided a Plantings List. VIII.LANDSCAPING & SCREENING A. PURPOSE The purpose of the requirements in this section is to provide for landscaping and screening of parking and other outdoor areas that will: (MC-91-553) 1. protect residential environments from effects of more intensive adjacent uses, 2. protect users of parking areas from excessive wind, glare, and temperature extremes, 3. reduce the adverse effects on public streets and adjacent properties of noise,blowing dust and debris, and motor vehicle headlight glare, 4. discourage unsafe access to and circulation within off-street parking areas, 5. contribute to improved community appearance and maintenance of property values, 6.promote environmental conservation, and 7.be functional with deciduous trees providing natural shading for windows in the summer and evergreen trees provided year round screening and protection from the winter wind. B.TYPES OF LANDSCAPING AND SCREENING REQUIRED 1. RESIDENTIAL SCREENING STRIP (Adjacent to Residentially Zoned Property). A landscaped strip including trees and shrubs, which may be combined with a solid fence or wall located along the length of all lot lines (excluding the width of access ways) that abut an adjacent residentially-zoned parcel on a parcel devoted to a more intensive residential, office, commercial, or industrial land use, whether or not an off-street parking,loading, or refuse area is present. If a solid wall is proposed it shall undulate by a minimum of 2-feet forward and back for each 25-feet in length. Table 16: Uses Requiring Residential Screening Strips Screen strip area for side and rearyards: From proposed Zoning To existing adjacent Zoning * Minimum Hei ht 15-foot O 1-2, C 1-5, I 1-2 E, RS 1-4, RA-1, RM 1-2 5-feet 10-foot RA-1, RM 1-2 E, RS 1-4 5-feet Screening to adjacent residential shall provide a continuous canopy connection at maturity. For example, if the tree species selected will have a 20-foot canopy at maturity, the trees will need to be spaced every 20-feet. * Applies also when yard is adjacent to an improved or unimproved alley right-of-way that is adjacent to property in these districts. 2. PARKING SCREENING STRIP (On Perimeter of Parking Lot). A 10-foot landscaped strip which shall consist of densely clustered groups of varying species and size of shrubs and trees, and berming, which may include a solid wall or fence all which shall not exceed 4-feet in height at installation or maturity and shall not be less than 3-feet in height or minimum as determined by Community Development Department to affectively provide screening except for trees which must maintain a minimum 7-foot trimmed canopy off the ground as to not obstruct views into and out of the site. This shall be located around the perimeter of the parking lot to screen vehicles and vehicle headlights from adjacent public ways. The clustering of the groups of plants shall allow for plowing and snow storage. A solid row of hedges, one type of plant or solely a solid wall shall not be permitted unless it is determined by the Community Development Department that this would be the only way to affectively screen vehicle headlights. The parking screening strip is required for all off-street parking lots containing more than 5 parking spaces and any vehicle/equipment storage lots or vehicle/equipment sales lots. 3. PARKING ISLAND STRIP (In Interior of Parking Lot). A landscaped island is an 8 x 15 island in the interior of an off-street parking area to be provided every 15 parking spaces and at the ends of parking rows. The intent of the parking islands is to provide shade trees on hot summer days,reduce the effects of the urban heat island by reducing paved surfaces and visually breaking up the expanse of asphalt. For parking lots containing more than 200 parking spaces more unique design should be incorporated. This should include adding a center landscape strip between the parking spaces, Example 1. This design can also include adding a pedestrian walkway into the central landscape strip between the parking spaces Example 2. These central landscape strips should be evenly spaced around the parking lot, approximately every 150 to 200 spaces The clustering of landscape allows open turf area for easy crossing d��.�� _ _ �y � � �'Yr�'R�Y .._ `•� R � 1 'tY ` tie ���. s Example 1. This shows how a proposed center landscape strip would work. 4k 'S 1 i�r � K''�..,..,_:.tr '''"'�#y}:--•;---..,.._.�;y�, ;,. .,...,s��L� 4. s'--j". �•••----^^^^���r{ks..++++yyyy////��r� � � ' l p4 5,7 ,y, #nrvX'dilMil�' Example 2. This is the proposed center strip including a pedestrian walkway. The top example shows two sidewalks on either side of the center landscaped area. The second example shows the sidewalk along the parking row for easy access. Either of the shown locations or running the sidewalk down the center of the landscape area is acceptable. 4. SITE LANDSCAPING(Interior site landscape in addition to any screening strips). a. Foundation Base Foundation Base is the combination of curbing and landscape materials which help to break up the base of a building. It also incorporates pedestrian walkways and a safe waiting area outside the main entry doors. Some examples of how Foundation Base may be incorporated are included below. Foundation Base is not required at loading areas. ,;.. Landscape is placed around the entire exterior of the building to break up the wall planes and to accentuate the building's architecture. + r �4 Typical Foundation Base around a building Foundation Base Requirements The following table explains the different requirements for Foundation Base around a building. Building Size Front Side Rear Building< 10,000 s.f. 10-foot 10-foot if public 5-foot Tree planting entrances Pedestrian access required requirement.* 5-feet if no entrances doorways. 30%of total side lineal 25% of total side lineal 5% of total lineal feet to feet to be landscaped feet to be landscaped be landscaped Building> 10,000 s.f. 15-foot 10-foot if public 5-foot Tree planting entrances Pedestrian access required requirement.* 5-foot if no entrances doorways. 30%of total side lineal 25% of total side lineal 5% of total lineal feet to feet to be landscaped feet to be landscaped be landscaped Building> 80,000 s.f. 30 x 30 Front Entry 10-foot if public 5-foot 15-feet along remainder entrances Pedestrian access required Tree planting 5-foot if no entrances doorways. requirement.* 25% of total side lineal 5% of total lineal feet to 30%of total side lineal feet to be landscaped be landscaped feet to be landscaped * For on-site plantings each building shall include a minimum of one (1) shade tree in frontage areas with a minimum 4" caliper(at maturity) for each thirty(30) l.f of building frontage. It is recommended that trees be grouped in clusters. Other landscape materials such as shrubs, grasses and turf shall make up the remainder of the required area. Drive-Thru window locations. Any building or suite which has a drive-thru or drive-up window shall not be required to meet the above foundation base requirements for that side. Every effort shall be made to meet the requirements on that side and then taper down to the window location. At the window location a minimum 6" curbing shall be provided to distinguish the edge of the building from the pavement. Examples of Foundation Base: 4 �yr'C't.�{Y�J`���7 UJ("IX?�L��T�I��i•`. CI�',�I�„ 4 ,!'�� �, ��, L. F entry areas with way and landscape. tt r�11 VOID., -0_10__kW .12 0i _W_ t Front entries with additional 30 x 30 requirement for buildings over 80,000 s.f. ..,,tt } i •.ti1.,. 1 :`i�iYM�Qtwv 'V'.A.y.A4wu` b. Mechanical Equipment All mechanical equipment on site shall be screened, this includes;heating, ventilation, air-conditioning,refrigeration equipment, plumbing lines, ductwork, transformers, satellite dishes, smoke exhaust fans, service entry section and similar utility panel boxes. A 3-foot clearance shall be provided around all equipment to allow access and maintenance. C. Right-of-Way Landscaping The standards are expressed in terms of shade trees required per lineal foot of roadway, easement, or buffer strip, and include the full width of each. For determining numbers of conifers and ornamentals applicable to the standard, a conifer at least ten(10) feet in height shall equal a shade tree and two (2) ornamentals as specified above shall equal a shade tree. 1. Major Entry: (a)Boulevards (first 400 lineal feet); One tree with a minimum 4" caliper each side per forty(40) lineal feet of roadway. (b) Median: Two (2)trees per forty(40) 11 of medium length plus one(1) tree for each twenty-five(25)11 of median where median is wider than thirty (30) feet. 2. Street and Highway Perimeter Boundaries: (a)Wherever perimeter boundaries of the Business Park abut any street or highway,primary screening by berm shall be not less than two (2) feet in height nor greater than eight(8) feet in height, averaging four (4) feet in height. (b) Provide one (1) shade tree per forty (40) 11 of frontage. d. Detention Areas Detention areas shall be designed per the City's Subdivision Control and Development Ordinance in terms of retaining or detaining water and all engineering requirements. However, it shall be noted that detention areas should be designed to appear as natural as possible. Landscaping shall be required around the perimeter of all retention and detention basins,which shall consist of trees, shrubs and emergent plantings in a quantity, species and arrangement that will create an aesthetically pleasing and ecologically functional environment. All landscaping shall conform with the approved landscape list. Plantings around basins shall be salt tolerant. Such landscaping shall be in conformance with Best Management Practices as determined by the City. e. Natural Areas Natural areas shall be maintained and protected by all applicable local, state and federal laws and requirements. 5. BUSINESS PARK and HEALTH CARE DISTRICT LANDSCAPE REQUIREMENTS. (MC-91-553; MC-97-672) a. Curbing in Parking Areas: All parking island strips and parking perimeters shall be separated on all sides from the parking surface by concrete curbing. b. Uses Requiring Landscaping or Screening: A minimum of five (5)percent of the parking area in Industrial Uses and ten(10) percent in all other uses shall consist of landscaping. Any landscaped strip required hereunder may be credited toward this requirement. A screen for off-street loading shall be a minimum of six(6) feet high. C. Sizes of Minimum Plant Materials at Planting: 1. Shade Tree: a deciduous tree with a minimum caliper of three (3) inches. 2. Conifer: a coniferous tree with a minimum six(6) foot height. 3. Ornamental: a deciduous tree or large shrub with a minimum caliper of two (2) inches or minimum height of six (6) feet. d. Foundation Base: 1. In addition to any before mentioned foundation base requirements for the building, Health Care Buildings shall provide a minimum 6-foot walk and 7- foot wide landscape area for safe drop off for patients. 9- rup(Off 6. SIGN LANDSCAPING An effective monument sign not only draws the public's attention to the business located at that site,but also adds to the aesthetic appeal of the site. Monument signs attract a significant amount of attention so the use of strong landscape design principles, which incorporate a variety of plant materials and provide visual interest throughout the year, should be used. A sign landscaping plan drawn to scale must be submitted as part of a sign permit application for all monument signs. For every one (1) square foot of gross sign area, there shall be provided a minimum of two (2) square feet of landscape planting area including both plant material and grasses and shall be located within 5-feet of the base of the sign. C. LANDSCAPE PLAN SUBMITTAL REQUIREMENTS For any use required to provide any screening strip or island strip, a Landscape Plan shall be filed with an application for: 1. Rezoning 2. Conditional Use Permit 3. Any variance from landscaping or screening requirements 4. Planned Unit Development Preliminary or Final Plan approval 5. Preliminary or Final Plat approval as provided in the Subdivision Control Ordinance 6. Building Permit or Certificate of Occupancy. 7. Use Variance. (MC-94-614) 8. Free-standing Monument Sign application The City Council may waive or defer this requirement in any instance in which the specific use of the premises, and therefore the specific landscaping and screening requirements applicable, are not yet determined, such as in the case of a rezoning for an industrial subdivision. 1. Content of Landscape Plan a. The location and dimensions of all existing and proposed structures, parking lots and drives,roadways and right-of-way, sidewalks,bike paths, ground signs,refuse disposal areas, bicycle parking areas, fences, freestanding electrical equipment, utility easements, conservation easements, lighting, tot lots and other recreational facilities,proposed locations of storm water inlets,valve vaults,hose bibs,manholes, hydrants, fire department Siamese connections and other structural features as determined necessary by the Community Development Department; b. The location, quantity, size, root ball condition and name,both scientific and common of all proposed plant materials, and existing plant materials to be preserved as well as boundaries of all planting beds; C. The location of all proposed berming and drainage swales, indicating contours at one foot (1') intervals,percent of slope and the location of all proposed drainage features with natural vegetation including,but not limited to rain gardens and other storm water detention and infiltration areas; d. Specification and boundaries of all natural landscaping areas, including prairie, woodland, and wetland plant communities, identified by specific community type and by scientific and common names of all species; e. Elevations and details of all fences,bridges,retaining walls or other decorative features proposed for location on site shall be included. The details shall include,but are not limited to materials, colors, styles and sizes; f. Landscape data box which shall include the required and proposed calculations for the following: 1. total area in square feet of the lot or tract to be developed; 2. total square feet and percentage of landscape area between the buildings and any public or private street; 3. total square feet and percentage of the area being landscaped; 4. total number of trees required and provided, their common and scientific names and their type; evergreen, shade or ornamental; 5. total number of shrubs required and proposed, their common and scientific name and their type; evergreen or deciduous; 6. total area to be turf; 7. total area to be non-living material; g. Delineate the different landscape and screening areas, i.e.: parking lot screening strip, residential screening strip and right-of-way landscaping. D.TREE PRESERVATION The City has adopted a Tree Preservation Ordinance, Section 24-40 through 24-50 of the City's Municipal Code. The City Council may reduce the number of new trees required in response to preservation by a developer of any existing trees on the site as follows: Trunk Diameter of Reduction in Number Existing Tree to of New Trees Be Preserved * Required 4 - 10 inches 1 tree 11 - 20 inches 2 trees Over 20 inches 4 trees * Measured at 4 feet above grade level at base of tree To ensure that existing trees are not damaged during development: 1. Protective physical barriers shall be maintained around such trees that prevent the passage of heavy machinery under the drip line. 2. No equipment materials, fill, or debris shall be stored under the drip line except as may be necessary for a reasonable time if no other storage area is available. E. LANDSCAPE MATERIALS The City has compiled a list of preferred natural landscape, acceptable landscape and prohibited landscape. The Plantings List is included as Exhibit A attached to this Code section. Living landscape materials used shall be healthy, hardy and drought-resistant;be suitable for the climate and environmental influences on the site, such as exposure to sun, wind, water, heat, automobile exhaust fumes and road salt; be compatible with the slope of the site, existing vegetation to be preserved and utilities above or below ground level. Where appropriate, landscape materials shall be protected from damage from pedestrian or vehicular traffic by tree grates,pavers or other measures. Proposed plant materials shall be compatible with Zone 5 Conditions as defined by the United States Department of Agriculture (USDA) Hardiness Zone Designations. All "Parking Island Strips" and "Parking Screening Strips" shall be separated on all sides from the parking surface by curbing. F.INSTALLATION PROCEDURES All living landscaping materials shall be installed in conformance with the most current procedures established by the American Association of Nurserymen. G.MAINTENANCE OF LANDSCAPING The owner, occupant,tenant and the respective agent of each, if any, shall be responsible for the maintenance,repair and replacement of all landscaping and screening so as to preserve at least the same quantity and quality as the remainder of the existing material onsite. If a mature tree is lost a replacement tree of at least 1/"per 1" of caliper lost,but shall not be less than a 4"minimum. For example, a 20" tree requires a replacement by a 5" caliper tree. All living and non-living landscaping,including fences, walls, and ornamental lighting, shall be maintained in a good condition at all times, so as to present a healthy, neat and orderly appearance and shall be kept free from refuse and debris. Any dead vegetation shall be promptly replaced with healthy living plantings. The developer shall provide to the City a 2 year guarantee on all landscape materials in the form of a Letter of Credit. H. CONDITIONAL USES Certain conditional uses may be required to provide landscaping or screening that exceeds the requirements of this section. Special screening requirements for surface mining operations shall be as provided in the Surface Mining section of this Zoning Ordinance. I. DEFINITIONS The City has established some common definitions: a. Berm: An uncompacted soil raised above the surrounding finished grade with side slopes no steeper than 4:1. b. Caliper: The diameter of a tree trunk six inches above the existing grade or proposed planted grade and in conformance with provisions of the Code of Standards or latest version published by the American Association of Nurserymen, Inc. C. Cluster: Plant material installed as a group, as within two feet(2') of each other. d. Deciduous: Plants which do not retain leaves or needles during the winter season of the year. e. Evergreen: Plants that maintain leaves and needles year round. f. Foundation Base: An area designated around the building for curbing and landscape improvements. g. Landscaping: Any of the following combination thereof,material such as, but not limited to: grass, ground cover, shrubs, vines,hedges or trees; and non-living durable material, such as: rocks,pebbles, sand,walls or fences but excluding pavement. h. Ornamental: Plants that add aesthetically to the site. i. Turf: Lawns, sod and grass areas designed to be maintained by regular watering, mowing and raking. Plantings List This list is not an exhaustive list of all plant materials that will be allowed in the City. A registered Landscape Architect may propose additional species to staff as long as they detail the plants specific properties. This list is broken out into three sections; recommended species, approved species and undesirable species. The recommended species were selected to be used in areas along a street detention area because they are salt tolerant and root friendly. The approved species were selected because they are native plants which grow well in the Illinois climate and may also be salt tolerant. The undesirable species are listed because they have problems such as spines, or are an invasive species. Recommended Street Trees: Small Eastern Redbud Cersis Canadeusis Cornelian Cherry Dogwood Cornus Mas Cockspur Hawthorn Crataegus crus-falli var. Inermis Winter King Hawthorn Crataegus Viridis Donald Wyman Malus (white) Adams Malus (rose Prairiefire Malus(magenta) Sugar Tyme Mauls (white) Peking Lilac Syringa Pekinensis Ivory Silk Japanese Tree Lilac Syringa Reticulata Medium Katsuratree Cercidiphllum Japonicum Turkish Hazelnut Corylus Colorna Hophornbeam Ostrya Virginiana Amur Corktree Phellodendron Amurense Macho Amur Cherry Prunus Maackii Sargent Cherry Prunus Sargentii Redmond Linden Tilia x euchlora Littleleaf Linden Tilia Cordata Greenspire Chancellor Glenleven Tu res Large Red Maple Acer Rubrum Bowhall Franks Red October Glory Green Mountain Acer Saccharum Sugar Maple Acer Saccharum Hackberry Celtis Occidentalis Autumn Purple Fraxinus Americana Windy City Fraxinus Americana Green Ash Fraxinus Pennsylvanica Marshall Seedless Franxinus Pennsylvanica Summit Franxinus Pennsylvanica Blue Ash Franxinus Quadrangulata Ginko Ginko Biloba Thornless Honey Locust Gleditsia Triacanthos var. Inermis Moraine Gleditsia Triacanthos var. Inermis Skyline Gleditsia Triacanthos var. Inermis Kentucky Coffeetree Gymnocladus Dioicus Accolade Elm Ulmus Morton Homestead Elm Ulmus New Horizon Elm Ulmus Pioneer Elm Ulmus Regal Elm Ulmus Please see the Subdivision Control Ordinance for planting and additional Street Tree requirements. Approved Trees: Silver Maple Acer Saccharinum Ohio Buckeye Aesculus Glabra Horse Chestnut Aesculus Hoppocastanum Serviceberry Amelanchier Canadensis River Birch Betula Nigra Hophornbeam Carpus Caroliniana Bitternut Hickory Carya Cordiformis Shagbark Hickory Carya Ovata Northern Redbud Cercis Canadensis Russian Olive Elaeagnus Angustifolia White Ash Fraxinus Americana Black Walnut Juglans Nigra Eastern Red Cedar Juniperus Virginiana American Larch Larix Laricina Red Mulberry Morus Rubra East Hophornbeam Ostrya Virginiana Black Hills Spruce Picea Glauca Densata Jack Pine Pinus Banksiana Austrian Pine Pinus Nigra Sycamore Plantanus Occidentalis Eastern Cottonwood Populus Deltoides Black Cherry Prunus Serotina White Oak Quercus Alba Swamp White Oak Quercus Bicolor Bur Oak Quercus Macrocarpa Oin Oak Quercus Palustris Northern Red Oak Quercus Rubra Black Locust Robinia Pseudoacacia Black Willow Salix Nigra Bald Cypress Taxodium Distichum White Cedar Thuja Occidentalis Basswood Tilia Americana American Elm Ulmus Americana Approved Shrubs: False Indigo Amorpha Fruitcosa Red Chokeberry Aronia Arbutifolia New Jersey Tea Ceanothus Americanus Buttonbush Cephlananthus Occidentalis Silky Dogwood Cornus Amomum Gray Dogwood Cornus Racemosa Red-Osier Dogwood Cornus Sericea American Hazelnut Corylus Americana Cockspur Hawthorn Crataegus Crus-Galli American Witch-Hazel Hamanmelis Virginiana Spicebush Lindera Benzoin Ninebark Physocarpus Opulifolius Fragrant Sumac Rhus Aromatica American Black Current Ribes Americanum Wild Gooseberry Ribes Missouriense Swamp Rose Rosa Palustris Peachleaf Willow Salix Amygdaloides Pussy Willow Salix Discolor Elderberry Sambucus Canadensis Meadowsweet Spirea Alba Arrowwood Viburnum Dentatum Nannyberry Viburnum Lentago Highbush Cranberry Viburnum Trilobum Approved Plants and Grasses: Sweet Glag Acorus Calamus Slender Wheatgrass Agropyron Trachycaulum Big Bluestem Andropogon Gerardii Litlle Bluestem Andropogon Scoparius Groundnut Apios Americana Wild Columbine Aquilegia Candensis Butterfly Weed Asclepias Tuberosa Sky Blue Aster Asureus Heath Aster Ericoides Smooth Aster Laevis Cream False Indigo Babtisa Bracteata Blue False Indigo Baptisia Australis Sideouts Grama Grass Bouteloua Curtipendula Prairie Brome Bromus Kalmii Woodland Brome Bromus Pubescens Buffalograss Buchloe Dactyloides Bluejoint Reedgrass Calamagrostis Bebb's Sedge Carex Bebbii Common Wood Sedge Carex Blanda Dark Scaled Sedge Carex Buxbaumii Bottlebrush Sedge Carex Comosa Crested Sedge Carex Cristatella Common Bur Sedge Carex Grayii Porcupine Sedge Carex Hystericina Lake Sedge Carex Lacustris Hop Sedge Carex Lupulina Penn's Sedge Carex Pensylvanica Curly-Styled Wood Sedge Carex Rosea Awl-Fruited Sedge Carex Stipata Tussock Sedge Carex Stricta Fox Sedge Carex Vulpinoidea Common Wood Reed Cinna Arundinacea Virgin's Bower Clematis Virginiana Lanceleaf Coreopsis Coreopsis Lanceloata Purple Prairie Clover Dalea Purpurea PurpleConeflower Echinacea Purpurea Slender Spikerush Eleocharis Acicularis Red-Rooted Spikerush Eleocharis Calva Blunt Spikerush Eleocharis Obtusa Marsh Spikerush Eleocharis Palustris Creeping Spikerush Eleocharis Smallii Canada Wildrye Elymus Canadensis Streambank Rye Elymus Riparius Silky Wildrye Elymus Villosus Virginia Wildrye Elymus Virginicus Prairie Smoke Geum Triflorum Fowl Mannagrass Glyceria Striata Bottlebrush Grass Hystrix Patula Soft Rush Juncus Effusus Torrey's Rush Juncus Torreyi Rice Cutgrass Leersia Orysoides Rough Blazing Star Liatris Aspera Woodland Lily Lillium Prairie Hunegrass Loeleria Cristata Prairie Switchgrass Panicum Virgatum Virginia Creeper Parthenocissus Quinquefolia Showy Penstemon/Beardtongue Penstemen Grandiflorus Black Eyed Susan Rudbeckia Hirta or Goldstrum Little Blue Stem Schizachyrim Scoparium Hardstem Bubrush Scirpus Acutus Three-Square Bulrush Scirpus Americanus Dark Green Rush Scirpus Atrovirens Woolgrass Scirpus Cyperinus River Bulrush Scirpus Fluviatilis Softstem Bulrush Scirpus Validus Stiff Goldenrod Solidago Rigida Showy Goldenrod Solidago Speciosa Indiangrass Sorghastrum Nutans Common Burreed Sparganium Eurycarpum Prairie Cordgrass Spartina Pectinata Slender Wedge Grass Sphenopholis Intermedia Prairie Dropseed Sporobolus Heterolepis Porcupine Grass Stipa Spartea Hoary Vervain Verbena Stricta Riverbank Grape Vitis Riparia Heartleaf Golden Alexander Zizia Aurea Undesirable Trees and Plants: Norway Maple Acer Platanoides Tree-of-Hwaven Ailanthus Altissima Mimosa Albizzia Julibrissin Garlic Mustard Alliaria Petiolata Japanese Barberry Berberis Thunbergii Smooth Brome Grass Bromus Inermis Nodding Musk Thistle Carduus Nutans Oriental Bittersweet Celastrus Orbiculantus Canada Thistle Cirsium Arvense Bull Thistle Cirsium Vulgare Crown Vetch Coronilla Caria Chinese Yam Dioscorea Batatas Cut-Leaved Teasel Dipsacus Laciniatus Common Teasel Dipsacus Sylvestris Autumn Olive Elaeagnus Unbellata Burning Bush Euonymus Alata Purple Wintercreeper Euonymus Fortunei Tall Fescue Festuca Arundinacea Creeping Charlie Glechoma Hederacea English Ivy Hedera Helix Dame's Rocket Hesperis Matrionalis Rose-of-Sharon Hibiscus Syriacus Sericea Lespedeza Lespedeza Cuneata Common Privet Ligustrum Vulgare Japanese Honeysuckle Lonicera Japonica Amur Honeysuckle Lonicera Maackii Morrow's Honeysuckle Lonicera Morrowii Tatarian Honeysuckle Lonicera Tatarica Hybrid Honeysuckle Lonicera X Bella Bird's-Foot Trefoil Lotus Corniculatus Moneywort Lysimachia Nummularia Purple Loosestrife Lythrum Salicaria White Sweet Clover Melilotus Alba Yellow Sweet Clover Melilotus Officinalis Eulalia, Japanese Grass Microstegium Vimineum White Mulberry Morus Alba Eurasian Water Milfoil Myriophyllum Spicatum Parsnip Pastinaca Sativa Princess Tree Paulownia Tomentosa Reed Canary Grass Phalaris Arundinacea Common Reed Phragmites Australis Kentucky Bluegrass Poa Pratensis Japanese Knotwood Polygonum Cuspidatum White Poplar Populus Alba Kudzu Pueraria Lobata Sawtooth Oak Quercus Acutissima Common Buckthorn Rhamnus Cathartica Smooth Buckthorn Rhamnus Frangula Black Locust Robinia Pseudo-Acacia Multiflora Rose Rosa Multiflora Sandbar Willow Salix Interior Bittersweet Solanum Dulcamara Johnson Grass Sorghum Halepense Siberian Elm Ulmus Pumila Wayfaring Tree Viburnum Lantana European Highbush Cranberry Viburnum Opulus Periwinkle Vinca Minor Chinese Wiseria Wisteria Sinensis Leafy Spurge Wuphorbia Esula This Plantings List was compiled using information from The Conservation Foundation, McHenry County Conservation District, The Mississippi National River and Recreation Area Greenway Project and The University of Minnesota, salt tolerant plant study. AGENDA SUPPLEMENT TO: Community Development Committee FROM: Joseph P.Napolitano,Director of Community Development FOR: January 17,2005,Community Development Committee Meeting RE: Comprehensive Plan Update ATTACHMENTS: 1. Table Of Contents Outline 2. Timeline STAFF RECOMMENDATION: To review the proposed Table Of Contents Outline and timeline and provide feedback to staff. Background The City's Comprehensive Plan was adopted in August of 1999. Language in the plan recommends an update every 5 years. Although the City recently updated the Existing and Future Land Use Maps, staff is proposing further updates that will add/update or modify existing information, add new sections of information and make the document easier to read. The Comprehensive Plan should be a document that guides all City staff and their ultimate goals,but currently there are several departments that have no mention in the Plan. The proposed update will create a viable document that better reflects the City's vision for the future. Staff Analysis of work to be completed Plan Section Status Timeline Introduction This is an existing section and will be modified and updated 60 days(April or May meeting) Community This is an existing section and will be modified and updated 60 days(April or May meeting) Profile with current City demographics and information. Land Use and This is an existing section. Staff will update information 90 days(October) Development related to the maps which were presented to City Council. Policies Staff will break-out Sub-Areas and add additional information. Transportation This will be a new section modified from its current state 90 days(October) under Land Use. Updated information will be added. This section will require coordination with the Public Works and Engineering staff. Housing This will be a new section much of this data will be retrieved 90 days(October) from the City survey and observed current housing trends. Economic This will be a new section. The City has realized how 60 days(November) Development important it is to have an economic section to the Plan which will detail the requirements and functions of an economic department. This will help in TIF, Riverwalk and redevelopment plans the City is implementing. Public Facilities This will be a new section. This section will require 60 days(November) coordination with multiple other departments; police, public works,library. Parks and This will be a new section modified from its current state 60 days(January 2007) Recreation under Land Use. This section will require coordination with the Parks and Rec.staff and their Master Planning process. Safety This will be a new section which will incorporate the City's 60 days(January 2007) internal process for safety and emer enc /evacuation. planning. Cost of This will be a new section. This section will discuss the 60 days(April 2007) Development development process and the requirement for developers to do improvements to the infrastructure, and make donations to schools,libraries and fire. Plan This will be a new section modified from the existing Plan 60 days(April 2007) Administration Implementation section in the existing plan. This section will expand on the current implementation procedures and add additional information for the new sections. It will also discuss how an applicant can modify the Comprehensive Plan Land Use designations Housing and Economic Development will be the areas of highest importance since the City currently has little if any provisions in the plan and housing and economic development/redevelopment are currently the two biggest originators of new projects in the City. Sub-Area Planning will also be a high priority. As McHenry fills in the planning area, the next step will be to provide detailed plans of unique areas of the City. The update of the Comprehensive Plan will be a time-consuming undertaking. This will be a working schedule and the timeline proposed is only our best guess on how long it will take to complete the tasks. Staff will work to keep on track, but the schedule may need to be amended in the future. Staff is budgeting money for the survey and for additional outside staff time (which may include map or exhibit updates). Staff will send out the initial survey to receive feedback from the citizens, employers, employees and patrons. Additional public hearings may be scheduled as needed to obtain additional feedback. A public hearing shall be scheduled when a draft document is ready for review. City of McHenry Comprehensive Plan and Development Policies i� "Preserving our Hometown Community" Introduction City of McHenry and Vision Statement Purpose of Comprehensive Plan Comprehensive Plan Process Planning Jurisdiction Community Profile Demographics Community Facilities Fire District Schools Health Care Goals, Objectives and Policies Land Use Existing Land Use Annexation and Growth Management Growth Boundaries and predictions Residential Commercial Industrial Recreation and Open Space Goals, Objectives and Policies Future Land Use Sub-Area Plans Main Street Riverwalk North Gateway East Gateway Bull Valley Corridor Crystal Lake Road Goals, Objectives and Policies Transportation Existing facilities Roadway System Future requirements Public Transportation Bicycle Pedestrian Goals, Objectives and Policies Housing Existing housing stock Goals, Objectives, and Policies Economic Development Purpose Redevelopment Goals, Objectives and Policies Public Facilities (city operated) Municipal Buildings Police Utilities Libraries Goals, Objectives and Policies Parks and Recreation and Open Space Facilities Environmental Conservation Goals, Objectives, and Policies Safety Possible Hazards Environmental Hazards Man-Made Hazards Evacuation Plan Goals, Objectives and Policies Cost of Development Development Pays for Itself Plan Administration Guidelines for Plan Implementation Procedures for Amending Land Uses Minor Amendment Major Amendment TIMELINE January 2006 February 2006 March 2006 April 2006 May 2006 June 2006 July 2006 August 2006 Staff working on sending out Survey Staff working on receiving Staff working on writing Land Use, Staff working Staff working and updating Introduction and and processing survey Transportation and Housing sections. on Outline on City Survey Community Profile plan Sections. results. Jan. 17,2006 February 21,2006 April 18,2006 May 16,2006 July 18,2006 August 15,2006 Staff to Staff to present No planned Staff to present Staff to No planned present City survey presentation of Introduction and present presentation of Outline and information. Community Survey results information. Table of Profile sections. and establish Contents for priority list. comment September 2006 October 2006 November 2006 December 2006 January 2007 February 2007 March 2007 April 2007 Staff working on Land Staff working on Economic Staff working on Parks Staff working on Cost of Staff working on Use,Transportation and Development and Public and Rec.and Safety Development and Plan preparing Final Housing sections. Facilities sections. sections. Administration sections. Document. October 17,2006 November 21,2006 January 16,2007 February 20,2007 April 17,2007 Staff to present Staff to present Staff to present No planned Staff to present Cost Land Use, Economic Parks and Rec. presentation of of Development and Transportation Development and and Safety information. Plan Administration and Housing Public Facilities sections. sections and possible sections. sections. final document AGENDA SUPPLEMENT TO: Community Development Committee FROM: Joseph P.Napolitano,Community Development Director C FOR: January 17,2006,Community Development Committee Meeting RE: Proposed Revisions to the Municipal Code and Zoning Ordinance,Building Aesthetics ATTACHMENTS: 1) Anti-Monotony Example 2) Various Excerpts from the Municipal Code and Zoning Ordinance 3) Excerpt from Downtown Design Guidelines,Rear Entrances STAFF RECOMMENDATION:To discuss the attached information and direct Staff to prepare ordinance language for consideration at the next Community Development Committee Meeting. Background During recent discussions on updating the sign regulations, the Committee recommended allowing additional signs for the rear of buildings in shopping centers. In exchange for allowing these signs, Chairman Condon suggested that the Committee establish additional aesthetic controls for the rear of buildings. Taking this one step further, Staff believes there are other areas where aesthetic controls may be appropriate. Topics for Consideration Some of the items to consider include: Residential. • Anti-Monotony. Anti-monotony requirements ensure that the same house model is not repeated too many times on the same block. There are presently no anti-monotony restrictions in the Municipal Code or Zoning Ordinance. Staff has included anti-monotony language in all annexation agreements, but this does not address existing properties in the City. At a minimum, it is recommended that language be added to prevent the same model home from being built next to or across the street from each other(see attached example). • Minimum Brick/Stone Requirements. Section 7-19 Of the Municipal Code (attached) requires that 75%of the exterior walls of a building or structure in the RM-1 or RM-2 District, and 50% of the exterior wall of a building or structure in the RA-1 district be faced with brick, brick or masonry veneer, natural or cast stone veneers or other masonry materials. Staff has maintained that these percentages are arbitrary—a combination of materials and rooflines makes for a more attractive building that adding brick or masonry merely to meet a certain percentage. Staff will be conducting some additional research to determine if there is a better way to achieve the desired aesthetics for multi-family buildings. • Trash Receptacles.The Municipal Code has general language stating that garbage and refuse containers shall be stored out of the public's plain view(attached). The common solution is to construct an enclosure consisting of a stockade fence. To upgrade both aesthetically and durability, Staff would suggest that the current language in the BP District(attached)be applied to all non-residential uses. This language requires a durable material with finishes and colors that are unified and harmonious with the architecture theme. Non-Residential. • Rear of Buildings Facing the Interior of a Shopping Center. There are currently no minimum design standards for the rear of buildings facing the interior of a shopping center. Design standards have been adopted for the rear of buildings in the Downtown Overlay District (attached). However, these standards are geared towards downtown buildings and their pedestrian nature, while shopping centers are more auto-oriented. Staff is researching other communities to determine appropriate design standards. Minimally,the design standards wee develop should encourage the use of materials and colors harmonious with the remainder of the building. Screening of loading areas,and rear doors should be accomplished through the use solid walls made of the same material and colors of the building or landscaping. • Rooftop and Ground Mounted Mechanical Eauiument. Currently,only structures constructed in the BP and HC Districts must provide screening for rooftop mechanical equipment(see attached). Staff believes that rooftop screening should apply to all non-residential uses. The BP District language is a good start and Staff would like to expand upon that language by researching similar language in other communities and developing some proposed standards. When considering ground-mounted mechanical equipment, landscaping should be the preferred choice over fencing. • Trash Receptacles. In addition to the Municipal Code and BP language already provided, the HC District provides language for the screening of trash receptacles (attached). Again, Staff would suggest that the current language in the BP District be applied to all non-residential uses. Staff is seeking input from the Committee on the proposed changes outlined above. Ordinance language to address these items will be prepared for the next committee meeting. 2 / 1 •A r � 78 292 � 288 U' tt_w OWICKno Lbe N 89'3415B'E Qoa �9 SOSM .a. t37. $ N 89' •�• � f • 3l'.:�£ ,\ I 137.V I 165 Q y � / 2793 i Boa'y9• noon 4 A $ I v .o ' Z94 $I I $ I� N . 4' $ mom aq A �) $ 1 A7 Off I >s 13 IX�MP`E 7,sa � � ff..�o�.A $ a 295 A I I I I t37.sa I f $ & p.20�8A i' $ n029k1 $ I I I 0 297 noon A 1 I12a ay Outlot 10 1 I 293,662 sq. f1. 137.so' ( I $ I 206 8.74 Ac. ,o�A �- - - � 29 I 1 9 ( 137.V \ 1 1� M m0a5.A 299 -a \ �° $ rr.000 St.A 137,V 24 � 300 .91 $ Io m..m A I-M NY 137..V ( o �) I mo 0 A Outlot 7 $ no o0a�A R i I ' 76.718 Sq. ft. I N 3f' r 302 �IID a B2 � /1-1 / �v N N 201 ?10 \ 4St•A ,$ law ftA � go �\ � � 200 f � Sec. Reserved. c. 7-18. equirements f fall t shelters. The rul s, regulations d requir ments as set rth he in shall not ply to allout sh ter st ru res hich shall omply with e specific tions as set orth in t e pamphlet sued b the Off. of Civ. and efense Mo 'lization,M -15,dated ne, 1958 d as spec cally illus ated in F res 13 14, 15, 1 17, 8, 19, 20 a 21 ther f, and such her vemmentall approv fallout st cture which may e pproved in pu s later than that June 15, 1959. Sec. 7-19. Exterior wall materials. A minimum 75% of the exterior walls of all buildings and structures, and of all additions to existing buildings and structures, hereafter erected upon any premises which are classified under the Zoning Ordinance of the City of McHenry as RM-1 Low Density Multi-Family Residential District and RM-2 High Density Multi-Family Residential District shall be faced with brick,brick or masonry veneers, natural or case stone veneers or other masonry materials. A minimum of 50% of the exterior walls of all buildings and structures, and of all additions to existing buildings and structures,hereafter erected upon any premises which are classified under the Zoning Ordinance of the City of McHenry as RA-1 Attached Residential District shall be faced with brick,brick or masonry veneers,natural or cast stone veneers or other masonry materials. (MC-89-490) Se 0. Smoke detectors. The 'nstallation of any ding reafter constru ed w 'ch is to be used r sl ping or lodgin (urposes including two-f y dwellin ,multiple-fa ly dwell gs,hotels and tels,n sing homes an onvales nt homes,(but a luding det hed single-f ily dwell gs)shall have smoke tector installe and in op rating conditio on each lev of every d elling unit n said buildin and, in dition therexcept si gle-family dw ings), in the allways a stairways hereof as her fter prov ed. A smo detector r uired under is Section s all be app ved by U erwriters' L oratories, Inc., or oth comparabl testing firm. ach required oke detec r shall be unted on the eiling,or wall not mo than twelv (12) inches in the ceilin at a point ntrally loca d in a hallw or area g ing access t rooms used or sleeping rposes and n more than enty-five( 5)feet apart such hall ay or area. I an eff.cienc dwelling t,the detecto hall be cen ally located n the ceiling f the main ooms. Wher sleeping ro s are on an per level,a tector shal a placed at t e center of t ceiling dir ctly above t stairway. H llway,stai ay and base nt detector hall be inst led as part o an. tercon cted syste When activa d,the det for shall provi a an audibl farm in the elling unit Smoke dete ors with D. . power suppl only are rmitted, as ar detectors th A.C. pow r supply b ked by a sec dary sup which is D.0 An A.C. my powered u t is not pe itted. Wher C.-D. combination its are us , t is required at all A . lines be wire irectly t he building's ower su ly. The install ion of A. . owered detec rs sha conform to all el trical st dards adopte y the y. All D.C. po r detec rs all have built- pr ection to warn of ba ry f ure. Cross referenc - Sec. 14-21,Maintenanc streets during cons .on(MC97-671). 148 NIVNI COWL - ftFVST AILEAS Sec. 11-88. Use of incinerators. It shall be unlawful to burn rubbish of any kind,other than papers,paper goods,cardboard or leaves anywhere in the City except in a stove, furnace or incinerator inside a building. Sec. 11-89. Storage of garbage and refuse containers, etc. No person shall place any garbage and refuse container on any street, alley, or other public place more than twenty-four(24)hours prior to the regular and customary collection schedule established by such person's scavenger,nor shall any person permit such garbage and refuse containers to remain in any street, alley or other public place more than twenty-four (24) hours after the aforesaid regular and customary collection schedule. At all other times such garbage and refuse containers shall be stored out of public's plain view. Sec. 11-90. Accumulations of garbage. The accumulation and storage of garbage on any premises for more than a period of two weeks is hereby declared to be a public nuisance and is prohibited. Secs. 11-91 - 11-98. Reserved. ARTICLE IV. SCAVENGERS DIVISION 1. GENERALLY Sec. 11-99. Definition. For the purpose of this Article,the word"scavenger"means any person engaged in the business of collecting,carting,hauling or transporting garbage,ashes,refuse of all kinds and any and all miscellaneous waste materials. Sec. 11-100. Exemptions from Article. This Article shall not apply to anyone who is engaged in the business of landscaping, lawn and ground maintenance,tree trimming,lawn mowing,bush and tree trimming, construction or trucking who remove,haul and dispose of brush,tree branches and trunks, grass clippings,landscape wastes,building debris,construction debris or junk. (MC-90-531) Sec. 11-101. Reserved. Sec.11-102. Vehicle insurance. Each vehicle used in scavenger operations licensed under this Article shall be insured against public liability in the amount of Five Hundred Thousand Dollars($500,000.00)for each person injured and in the amount of Five Hundred Thousand Dollars ($500,000.00) for each occurrence. 339 BP (tE F vsE q MA s Business Park landscape design. Such water retention/detention areas and any lot retention/detention areas shall be maintained to achieve a high-quality environment by the owner or a Property Owner's Association and their successors and assigns. (d) Maintenance of Improved Sites and Condition of Improved Lots: Sites that are not improved or built upon shall be maintained in a clean and neat appearance by the property owner. Weeds and brush shall be removed as required by City ordinances. the owner or occupant of any lot shall at all times keep it and the buildings, improvements, and appurtenances thereon in a safe and clean condition and comply with all applicable governmental,health,fire,and safety ordinances and regulations. Trash shall be removed expeditiously. (e) Storage, Service and Maintenance Areas: Storage, service, and maintenance areas (hereinafter collectively referred to as "Storage Areas")must be constructed,maintained,and used in accordance with the following conditions: No materials,trash,supplies,or equipment shall be stored upon a site except inside a closed building or behind a durable material wall to match adjacent building construction not less than six(6) feet in height, screening such material,supplies or equipment from adjacent sites so as not to be visible from neighboring properties and streets. No stored items may protrude above the screen. The outdoor storage of uncontained bulk material is prohibited. Any outdoor storage areas shall be located in the side or Required Rear Yardadjacent to the main structure and shall not exceed 1,000 square feet in area. Any attempted variation from these standards shall require a Conditional Use Permit. Refuse shall not be visible from outside the refuse enclosure. All trash receptacles shall be confined to the Required Rear Yardof all lots. Storage areas shall be kept in a neat and orderly manner. The contents of all storage and trash areas must be directly related to the primary use of the business. refuse collection enclosures shall be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme. (f) Loading: Sufficient space for loading and unloading shall be provided on each lot to accommodate trucks not less than seventy(70)feet in length. Improvements shall be designed and located on each building site so that vehicles may not be loaded or -142- Fu sF ARZA S (d) Promote a comprehensively planned, designed, and maintained environment that stresses patient, employee, and visitor amenities in a manner consistent with the needs of all user groups. (e) Promote a creative approach to the use of land and related physical facilities resulting in a better design and development. (f) Provide for a detailed review process of land use proposals that allows flexibility and special protection for the public health,safety,morals and general welfare that would not be possible through traditional land use regulations. 2. Development Standards (a) Regulations: As provided in Tables 8 and 9. (b) Multiple Uses and Buildings on a Single Lot. More than one principal use and one principal building may be located on a single lot. (c) Storage, Service, and Maintenance Areas. i. All materials,trash,supplies,or equipment shall be stored within an enclosed building, or screened on all sides by walls that are a minimum of 6 feet in height and that are constructed of materials similar to those used for the adjacent building. ii. The outdoor storage of bulk materials is prohibited. iii. Screened outdoor storage areas shall not be located in a Required Front Yard or corner side yard, and shall not exceed 1,000 square feet in area. iv. Screened outdoor storage areas shall be kept in a neat and orderly manner. V. The contents of all storage areas must be directly related to a use permitted on the site. vi. Refuse collection enclosures shall be designed of durable materials with finishes and colors which are similar to the adjacent building. vii. Refuse shall not be visible from outside the refuse enclosure. (d) Architecture i. Building Exterior Wall Materials 1. Buildings that are larger than 1,000 square feet in area shall have exterior walls made entirely of masonry,stone,glass,or architectural pre-cast concrete panels. -145- $P , 900fTOP SCILEEPIPS unloaded on or from any street. All docks which face the street or open only to a yard which is adjacent to a residential district must be interior and enclosed except for buildings of less than 30,000 square feet. For buildings under 30,000 square feet, exterior docks may face streetside,but shall be set back a minimum of seventy(70) feet from the front of the building. Such exterior docks shall be designed so as to not hamper pedestrian movement in and out of the building. (g) Architecture: 2. Building exterior wall materials: For buildings of 20,000 square feet or less,the front exterior walls shall be defined as the closest wall to the most major of streets the property adjoins and shall be of masonry,stone,glass or architectural precast concrete panels. The side exterior walls facing the interior and rear yards may be of metal except that the lower third or lower seven(7) feet,whichever is less, of the wall shall be of masonry,stone,glass or architectural precast concrete panels. In no event shall plain concrete blocks be allowed on any exterior surface of a building. For buildings of more than 20,000 square feet,the same restrictions as above shall apply,except that the lower four(4)feet of the side exterior wall facing the interior and rear yards shall be of masonry,stone,or architectural precast concrete panels. 2. Height Limitations-No building erected shall exceed thirty-five(35)feet in height. If building exceeds thirty-five(35)feet in height,the Required Front Yard and the corner side setback shall be increased by one(1) foot for every one(1)foot in excess of thirty-five(35)feet. The maximum height shall not exceed fifty(50) feet. 3. Rooftop Appurtenances - No part of any rooftop HVAC Unit nor other rooftop appurtenances including chimneys,cooling tower,etc.,nor screening of roof appurtenances shall be installed above the maximum permitted building height. All cooling towers,mechanical equipment or appurtenances, vents, intakes or stacks or other rooftop structures, shall be screened from view on all sides of the building by a parapet wall, solid metal sight screening or similar systems designed for use as screening of these types of devices. All screening shall comply to all building and fire codes for appearance,fire rating,wind load and structural integrity. All screening shall be of a material and color compatible with the materials used on the exterior of the building,the intent being that the screening system is designed so as to be an architectural component, consistent with the overall building design. -143- NG - ROOFTOP SOL690 IN4 2. Buildings that are less than 1,000 square feet in area shall have a front exterior wall made entirely of masonry, stone, glass, or architectural pre-cast concrete panels,and side exterior walls made of metal, except that the lower one-third or 7 feet of the walls, whichever is less, shall be made entirely of masonry,stone,glass,or pre-cast concrete panels. 3. There may be a maximum of two buildings, each less than 5,000 square feet in area, that shall be required to comply only with the standards for buildings that are less than 1,000 square feet in area. ii. Height Limitations 1. No building shall exceed 35 feet in height when located within the first 100 feet from the boundary of a Health Care District. 2. No building shall exceed 50 feet in height when located between 100 feet and 500 feet from the boundary of a Health Care District. 3. No building shall exceed 120 feet in height when located more than 500 feet from the boundary of a Health Care District. Rooftop Appurtenances No part of any rooftop HVAC unit or other appurtenance shall exceed 15 feet above the maximum permitted building height. All rooftop appurtenances shall be designed or screened to be compatible with the architectural style of the building. (e) Lighting: All exterior lighting shall: i. Contribute to the effective use of a development site. ii. Contribute to site security. iii. Complement and reinforce the building architecture and campus environment. iv. Keep on-site parking lot lighting fixtures and illumination levels consistent with the campus environment. V. Prevent casting glare onto adjacent properties and public streets. vi. Respect the conservation of energy. vii. Appropriately articulate primary buildings and their access routes consistent with visitor orientation, and with safety of vehicular and pedestrian movement. -146- Pa$.10 DOWNTOWN DESIGN GUIDELINES, ry Rear Entrances An often over-looked element of a downtown building is its rear entrance. This space is usually thought of and used as a service area, and thus has been poorly maintained and unattractive. With the addition of public parking areas behind stores, however, the backs of buildings are receiving more exposure. A clean, well- maintained rear entrance can be an asset to a downtown building. It can provide direct customer access to a business from rear parking areas and improve circulation between the street and rear parking areas. If prop- erly planned and maintained, a rear entrance will welcome customers, not threaten them. When considering a rear entrance to your store, you should first ask, would walk-though traffic help or hinder my business? Would it be an added convenience to my customers? If the answer is yes, there are several fac- tors you'll need to consider when planning any changes. ♦ The rear entry should not compete with the storefront in terms of importance. Remember the rear en- trance is the secondary means of access and should be have a more functional appearance. ♦ Consider the neighboring buildings and try to make your rear entrance compatible. You may want to consult neighboring property owners to plan a coordinated approach to rear enhancements. ♦ The design of the rear door should reflect its change in function. Since it will no longer function as only a service door,it should provide a welcoming, inviting appearance. ♦ The addition of glass windows on rear fagade provides additional merchandise display ar- eas for customers and passers-by. ♦ On the interior, display and storage areas may need to be rearranged in order to ac- commodate the change in pedestrian circula- tion through the store. ♦ A small sign near the rear door should be in- cluded to identify the business. ♦ An awning can be added for visual identifica- tion and customer convenience. ♦ A wall mounted light fixture near the door can provide adequate exterior lighting. ♦ Consider adding landscaping at the rear of the building, if possible. Planter boxes with ; +� flowers, or potted evergreen or shrubs can L DTI add color and better define the rear entrance. C7 Be sure to maintain these properly. - ♦ Don't forget that service functions such as V trash collection, loading/unloading, shipping and storage must be accommodated. ♦ If possible, work with nearby businesses to provide a single, central location for trash collection. Screening dumpsters with a fence or similar structure can help to prevent clut- ter. Figure 6,Enhanced Rear Facade ♦ Remember to clear snow from rear entrances. Figure 6 illustrates some of the above-mentioned enhancements that can be made to a rear fagade.