Chapter 16.28
APPEARANCE PLAN
Sections:
16.28.020 Basis for appearance plan.
16.28.030 Statement of policy – Appearance commission.
16.28.040 Areas of jurisdiction.
16.28.060 Relationship of buildings to site.
16.28.070 Relationship of building and site to adjoining area.
16.28.080 Landscape and site treatment.
16.28.110 Miscellaneous structures and street hardware.
16.28.120 Factors for evaluation.
16.28.130 Required information.
16.28.010 Introduction.
A. The ability to see, more than any other of our senses, has the greatest effect consciously and unconsciously upon our daily lives, particularly in the community where we interact.
B. The best community appearance is achieved by establishing an orderly and harmonious relationship between what is given by nature and what is imposed on it. A visually pleasing and attractive scene is born from skillful combinations and interactions of these elements of similarities and differences.
C. The resulting appearance has a direct bearing on our lives. It affects the economic value of our property. It affects the development of our community. When the appearance of the various parts of the community, i.e., public area, business establishments, and residential sections, are good, then shoppers, business people, homeowners and industrial developers are attracted to it. Poor appearance due to congestion and lack of property maintenance bring about blight, decay, decreased property values and the loss of revenue. The net result is a visually sick community.
D. A community that is planning new building programs and is conscious of the need for improvement and preservation of existing structures is headed in the right direction. This appearance plan goes far beyond the design of individual architectural styles and signs, but embraces all the aesthetic quality of all that is seen when one moves about in the community. (Ord. 2005-17, 2005)
16.28.020 Basis for appearance plan.
A. The board of trustees of the village of Riverdale adopted an appearance code, Ordinance No. 93-40, on November 23, 1993. This ordinance provided for the appointment of an appearance commission which would concern itself with and act in matters affecting the physical and aesthetic appearance of buildings, structures and their supporting elements.
B. The appearance commission was empowered to develop an appearance plan to establish rules and guidelines to protect and stabilize the general appearance of buildings, structures, open areas and landscaping within the village.
C. The appearance ordinance and applicable sections of the appearance plan will be administered through the board of trustees of the village of Riverdale, with the appearance commission acting upon matters relating to appearance as authorized by the appearance code. (Ord. 2005-17, 2005)
16.28.030 Statement of policy – Appearance commission.
To function in a manner that is consistent with and in conjunction with the provisions of the existing zoning and development ordinance of the appearance plan; view, listen and decide on all matters brought before it in an understanding and nondiscriminatory manner keeping in mind the best interest of the citizens of Riverdale pertaining to the enhancement of the community appearance. (Ord. 2005-17, 2005)
16.28.040 Areas of jurisdiction.
A. The appearance ordinance provides that the jurisdictional areas of the appearance commission include all properties within the village. These include both privately and publicly owned properties. Elements under jurisdiction in these areas include:
1. Improved and unimproved land, including open spaces, streets, parkways, parking lots, playgrounds, gardens, walls, yards, streams, rights-of-way and other similar elements.
2. External architectural aspects of buildings and structures including use of materials.
3. Landscaping – natural, artificial or manmade.
4. Exterior furniture, hardware, signs, fences, lighting, supplementary structures and appurtenances.
B. The purpose of these criteria is to establish rules and guidelines for judging the aesthetic value of a given project in relation to the overall effect upon the village of Riverdale as a whole.
C. The criteria provides specific information and guidelines as to how architects, planners, developers, designers and property owners shall develop and use their property relative to acceptable design and appearance principles. Pertinent to the appearance shall be site development, streets and approaches, zoning provisions, building design, landscaping, signing and lighting.
D. To provide legal and administrative means for enforcement of the Riverdale appearance code. (Ord. 2005-17, 2005)
16.28.050 Definitions.
Definitions included in this section are of certain words and terms used in the appearance plan.
“Appearance” means the outward aspect of an object or scene visible to the public.
“Appurtenances” mean the visible, functional objects accessory to and part of buildings.
“Architectural character” means the composite or aggregate of the characteristics of structure, form materials, and function of a building, group of buildings or architectural composition.
“Architectural concept” means the basic aesthetic idea of a building, or group of buildings or structures, including the site and landscape development, which produces the architectural character.
“Architectural feature” means a prominent or significant part or element of a building, structure or site.
“Architectural style” means a characteristic form and detail, as of building or a particular historic period or place.
“Attractive” means having qualities that arouse interest and pleasure in the observer.
“Berm” means a raised form of earth to provide screening or to improve the aesthetic character.
“Compatibility” means harmony in the appearance of two or more buildings, structures, and landscape developments in the same vicinity.
“Conservation” means protection and care which prevent destruction or deterioration of historical or otherwise significant structures, buildings or natural resources.
“Decorative screen” means a wall or fence intended to partially or entirely cut off visibility to the area behind it, or to present a pleasant view.
“Design principles” mean the underlying aesthetic standards shaping the features of a building or site development program.
“External architectural feature” means the architectural style and general arrangement of such portion or portions of a building or structure as is designated to be open to view from a public street, place or way, including the kind, color and texture of the building material of such portion and the type of windows, doors, lights, attached or ground signs, and other fixtures appurtenant to such portion.
“Harmony” means a quality that produces an aesthetically pleasing whole as in an arrangement of varied architectural and landscape elements.
“Landscape” means elements of nature, topography, buildings, and other manmade objects combined in relation to one another.
“Logic of design” means accepted principles and criteria of validity in the solution of the problem of design.
“Mechanical equipment” means equipment, devices and accessories, the sum of which relates to water supply, drainage, hearing, ventilation, air conditioning and similar purposes.
“Miscellaneous structures” means structures, other than buildings, visible from public ways. Examples are memorials, stagings, antennas, water tanks and towers, sheds, shelters, fences and walls, kennels, transformers, drive-up facilities.
“Plant materials” means trees, shrubs, vines, ground covers, grass, perennials, annuals and bulbs.
“Proportion” means the relationship of parts of a building, landscape, structures, or buildings to each other and to the whole balance.
“Rules of procedure” means regulations adopted by the appearance commission for the administration of duties delegated by the village board.
“Scale” means the harmonious relationship of the size of parts to one another and to the human figure.
“Screening” means structure or planting which conceals from view from public ways the areas behind such structure or planting.
“Shrub” means a multistemmed woody plant other than a tree.
“Site break” means a structural or landscape device to interrupt long vistas and create visual interest in a site development.
“Street hardware” means objects other than buildings, structures, and planting located in streets and public ways and outside of buildings. Examples are: lamp posts, utility poles, traffic lights, traffic signs, benches, litter containers, planting containers, letter boxes, fire hydrants.
“Streetscape” means the scene as may be observed along a public street or way composed of natural and manmade components, including buildings, paving, planting, street hardware, and miscellaneous structures.
“Utilitarian structure” means a structure or enclosure relating to mechanical or electrical services to a building or development.
“Utility hardware” means devices such as poles, cross-arms, transformers and vaults, gas pressure regulating assemblies, hydrants, and buffalo boxes that are used for water, gas, oil, sewer and electrical services to a building or to a project.
“Utility service” means any device, including wire, pipe, and conduit which carries gas, water, electricity, oil and communications into a building or development.
“Village” means the village of Riverdale, Cook County, Illinois. (Ord. 2005-17, 2005)
16.28.060 Relationship of buildings to site.
A. The site shall be planned to accomplish a desirable transition within the streetscape and to provide for adequate planting, pedestrian movement, and parking areas.
B. Site planning in which setbacks and yards are in excess of zoning restrictions is encouraged to provide an interesting relationship between buildings.
C. The height and scale of each building shall be compatible with its site and adjoining buildings, and extremes of size differences shall be avoided where possible.
D. Newly installed utility services and service revisions necessitated by exterior alterations shall be underground. Transformers mounted on utility poles shall be discouraged.
E. In relating buildings to site, the provisions of the zoning ordinance in regard to bulk regulations, standards and off-street parking shall be part of these criteria.
F. This shall also apply to RMC 16.28.070. (Ord. 2005-17, 2005)
16.28.070 Relationship of building and site to adjoining area.
A. Adjacent buildings of markedly different architectural styles shall be made compatible by such means as screens, site breaks and other material and devices.
B. Attractive landscape transitions to adjoining properties shall be provided.
C. Harmony in texture, lines, and masses is required. Monotony shall be avoided.
D. Buildings should have similar scale to those in the surrounding area. (Ord. 2005-17, 2005)
16.28.080 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 utilitarian structures.
A. Where natural or existing topographic patterns contribute to beauty and utility of a development, they shall be preserved and developed. Modification to topography will be permitted where it contributes to good appearance. Design which allows for the preservation of existing mature trees is encouraged.
B. Landscape treatment shall be provided to enhance architectural features, strengthen vistas and important taxes and provide shade.
C. Unity of design shall be achieved by repetition of certain plant varieties and other materials, and by correlation with adjacent developments.
D. 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.
E. In locations where plants will be susceptible to injury by pedestrians or motor traffic, they shall be protected by appropriate curbs, tree guards or other devices.
F. 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. Parking areas shall be treated with decorative elements, such as wall extensions, plantings, or other innovative means so as to enhance their visual appearance.
G. Where building sites limit planting, the placement of trees in parkways or paved areas will be required. Planting areas within parking lots shall be encouraged.
H. Screening of service yards, and other places which tend to be unsightly, shall be accompanied by use of walls, fencing, plantings, or combinations of these. Screening shall be equally effective in winter and summer.
I. In areas where general planting will not prosper, other materials, such as fences, walls and pavings of wood, brick, stone, gravel, and cobbles, shall be used. Carefully selected plants shall be combined with such materials where possible.
J. Exterior lighting, when used, shall enhance the building design and the adjoining landscape. Lighting standards and fixtures shall be of a design and size comparable with the building and adjacent areas. Lighting shall be restrained in design, and excessive brightness and brilliant colors avoided.
K. Final approval of the project will require a complete landscape plan showing type, size and location of plant material, lighting treatment, etc. Applicants are encouraged to specify planting material of intermediate size that is commercially available in order to achieve an effective landscape concept. (Ord. 2005-17, 2005)
16.28.090 Building design.
Architectural style, contemporary, traditional or other shall not be restricted. Evaluation by the appearance commission of building design and its supporting elements shall be based on:
A. Acceptable design principles and proper use of materials and supporting surrounding elements.
B. Buildings shall, with their own design concept, be an asset in the aesthetic sense to the village of Riverdale.
C. Materials shall be compatible with and complementary to the design. Use of a multitude of materials in a conspicuous manner shall be avoided.
1. Materials shall be of a permanent nature and require a minimum amount of maintenance.
2. Exposed structural frames that reflect the design principles of the building, and not appliques, shall be an integral part of the building.
3. Colors shall be harmonious, and reasonably subdued, with bright or brilliant colors used mainly for accent.
D. Mechanical or electrical equipment and utility hardware, whether located on the roof, ground or attached to the building, shall be screened from the public view. Screening shall be accomplished with the use of fences, walls, enclosures or approved planting. Materials used shall be compatible with the materials used on the building and throughout the project.
E. Exterior lighting shall be part of the architectural concept. Fixtures, standards and placement of these units and all exposed accessories shall be harmonious with building design.
F. Truck docks, refuse and waste removal areas, service yards, storage yards and exterior work areas shall be screened from public view by the same methods as described in subsection D of this section. Screening materials and design of same shall reflect the design concept of the building or structure.
G. Signs shall be part of the architectural concept, and all signing shall conform to Chapter 17.10 RMC, and Chapter 16.20 RMC, the appearance code.
H. The village zoning ordinance and development regulations which otherwise directly affect structural appearance shall also be part of these criteria. (Ord. 2005-17, 2005)
16.28.100 Signs.
A. The provisions of Chapter 17.10 RMC shall be part of the criteria of this section.
B. Wall, ground and identification signs shall be part of the architectural concept. Size, color, lettering, locations and arrangement shall be harmonious with the building design.
C. Materials used in signs shall be of sound architectural character, be durable, and be harmonious with building design and surrounding landscape. Materials that tend to become illegible shall be avoided.
D. Every sign shall be scaled and designed so as to conform with relationship to buildings and surroundings.
E. Colors shall be used harmoniously and with restraint. Lighting shall be harmonious with the design. If external spot or floor lighting is used, it shall be arranged so that the light source is shielded from view.
F. In the case of any new pole sign, ground sign, or any other freestanding sign not affixed to a building, there shall be provided a landscape area at the base of such sign, and in an amount equal to one square foot of landscape area for every two square feet of signage. Such landscaping shall include shrubs, flower beds, and other plant materials, and shall not include lawn or grass area. (Ord. 2005-17, 2005)
16.28.110 Miscellaneous structures and street hardware.
A. Miscellaneous structures include any structures, other than buildings, visible to view from any public way or ways. Street hardware includes all objects not commonly referred to as structures and located in streets and public ways and outside of buildings.
B. Miscellaneous structures and street hardware located on private property shall be designed to be part of the architectural concept of design and landscape. Materials shall be compatible with buildings, scale shall be good, colors shall be in harmony with buildings and surroundings, and proportions shall be attractive.
C. Miscellaneous structures and street hardware located in public ways and other public property shall be harmonious with design and adjacent buildings and other structures and village landscape.
D. Lighting in connection with miscellaneous structures and street hardware shall meet the criteria applicable to site, landscape, buildings and signs.
E. The provisions of the Riverdale zoning code with amendments in regard to bulk regulations and standards, and of those portions of the Riverdale building code which directly affect appearance shall be part of the criteria of this subsection. (Ord. 2005-17, 2005)
16.28.120 Factors for evaluation.
In addition to the appearance code, the following factors relating to buildings, structures or developments which affect appearance will be included in the appearance commission’s evaluation of a project’s design submission:
A. Conformance to all building and zoning ordinances of the village of Riverdale, including all amendments thereto;
B. Use of exterior space;
C. Architectural concept and aesthetic value;
D. Material selection;
E. Compatibility with adjoining buildings, miscellaneous structures and space;
F. Circulation – vehicular, pedestrian and parking;
G. Maintainability. In general, maintainability and upkeep are required for all parts and objects which affect the village’s image. Lawns and planting require considerably more periodic attention than do buildings; nonetheless, both require maintenance in order to retain a good appearance. Improper and inadequate maintenance results in a bad appearance and decreases property value. Therefore, it is necessary that ability to maintain be of concern to the appearance commission. (Ord. 2005-17, 2005)
16.28.130 Required information.
Request for certificate of appropriateness, as provided for in the appearance code, shall be made to the fire department, to the attention of inspectional services, on forms provided by the fire department, and shall include the following information, together with any and all accompanying maps:
A. All maps shall be drawn on paper not greater in size than thirty-six inches wide and forty-eight inches long, nor less than eighteen inches wide and twenty-four inches long.
B. All maps shall be drawn to a scale of not more than one inch equals twenty feet.
C. Name of current or proposed use of the property.
D. Name, address and phone number of all current owners of record.
E. North point.
F. Boundary line of site, including lot dimensions.
G. Total site area.
H. Location and width of all adjacent and on-site rights-of-way, railroad and utility easements and rights-of-way, parks and public open spaces, sidewalks and pedestrian ways.
I. All wooded areas and trees having three-inch caliper or greater.
J. Minimum front, side and rear setback lines, including dimensions.
K. Existing waterways, rock-croppings, and other natural features.
L. Location of all existing and proposed structures, including size, dimension, and setback from property lines.
M. Location and intensity of all outdoor lighting systems.
N. Proposed and existing means of ingress and egress to the site, including parking areas and streets.
O. Location, width and use of all recorded or proposed easements and rights-of-way.
P. Location and materials to be used for screening of parking areas, loading areas, utility areas and similar improvements.
Q. All off-street parking, loading spaces and walkways, indicating type of surfacing, size, angle of stalls, and width of aisles.
R. Locations and size of all existing and proposed exterior signage, including height, area and method of construction.
S. Location, type and approximate size of all proposed plantings.
T. Architectural elevations for all existing and proposed buildings, at a scale of not less than one-quarter inch equals one foot.
U. In the case of new construction, a description of all building materials and exterior features, including color and surface designs. As part of the application process for a certificate of appropriateness, as provided for in the appearance code, it would be helpful if samples of the proposed building materials would be made available for inspection by members of the appearance commission. (Ord. 2005-17, 2005)