commercial areas design_guidelines

City of Palos Heights, Illinois

COMMERCIAL AREAS DESIGN AND DEVELOPMENT

GUIDELINESAdopted June 16, 2009

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City of Palos Heights Commercial Areas Design and Development Guidelines

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Prepared by Houseal Lavigne Associates Commercial Areas Design and Development GuidelinesJune 16, 2009

Introduction

These Commercial Areas Design and Development Guidelines present basic principles that should be used in improving the overall appearance and character of commercial development throughout the City of Palos Heights. As recommended in the City’s Comprehensive Plan, the guidelines focus on promoting high quality improvements and developments that will complement and enhance the overall character of the City.

The guidelines for Commercial Areas are intended to create attractive and appropriate commercial development that is primarily designed to accommodate vehicular orientation and traffic circulation, while also providing safe and attractive pedestrian and bicycle circulation and amenities. Commercial development within these areas will contribute significantly to the overall image and character of the City as perceived by motorists passing through the City as well as those shopping, dining, or visiting the community.

Design guidelines are created and used by communities to convey a sense of the preferred quality for a place, in this case, for the commercial areas of the City. Although text is a necessary component of Design Guidelines, the use of photographs and illustrations are heavily used to convey the information clearly and concisely. Although their application falls within the regulatory realm, design guidelines follow a more “visionary” format and are written to be suggestive.

There is no singular recommended form for design guidelines. The type of form depends upon the community, who will use them, and who will administer them. Typically, Design Guidelines are separate documents that supplement the zoning code. By being separate documents, guidelines can explain in greater detail the qualities desired by the community. Design guidelines will need to be reviewed and necessary updates should be made overtime. As development occurs, there will be examples of specific guidelines that are or are not working effectively.

Purpose of Guidelines

Although the commercial areas of Palos Heights are considered essentially “built-out” and developed, these Guidelines are based on the premise that even small improvements, if done properly, can have a major impact on the overall appearance and character of the commercial environment.

The Commercial Areas Design and Development Guidelines do not attempt to dictate architectural styles or “make all the buildings look the same.” Rather, their purpose is to help establish a desired character for new commercial development within the City that is reflective of the community’s aspirations and objectives.

The purposes of the Commercial Areas Design and Development Guidelines are to:

Promote high-quality and compatible• new commercial development;

Improve the design and appearance of • existing commercial buildings and properties through the City’s Facade and Site Improvement Program;

Improve the appearance of the • public rights-of-way;

Improve the visual • image and character for the commercial areas of the City.

Foster development that respects and promotes • pedestrian and bicycle activity, while still accommodating automobile and truck traffic.

Applicability

The guidelines for Commercial development apply to all commercial properties within the City’s B, B-1, Non-Conforming and PUD Commercial Districts. These zoning districts are primarily located within the City of Palos Heights along portions of Harlem Avenue, 127th Street, South Ridgeland Avenue, College Drive and Southwest Highway.

Guidelines for New Commercial Uses

Because these guidelines are not mandatory for existing structures, these should only be used to guide the appearance of new commercial developments. These guidelines should not be applied to existing structures, however, as discussed later in this section, these Guidelines should be used as part of the review process for the City’s Facade and Site Improvement Program to improve the appearance of existing commercial buildings and properties.

Existing City Codes, Ordinances Take Precedence

All new commercial developments within the City are subject to the appropriate City codes and ordinances which address the public interest. The following are guidelines that are not requirements and in addition, many of the guidelines in this document may be already promoted within existing City codes and ordinances.

The City may consider updating its codes and ordinances to reflect certain guidelines within this report. For example, the City may consider updating certain portions of its existing Sign Ordinance to better reflect the desired appearance that is set forth as a guideline in this document.

Who Should Use These Guidelines

The principle users are the participants in the development process: architects, landscape architects, building owners, builders, developers, as well as the City Administrator, Building Department, the Planned Unit Development Commission, the Planning and Zoning Commission and the City Council. The public can also use the guidelines to measure how successful a proposed commercial project is designed, constructed, and maintained.

How to Use this Document

The guidelines presented below should be used by the City in reviewing plans and proposals for all new commercial developments within the community. They should be considered “supplements” to the City’s Comprehensive Plan, Zoning Ordinance, and other applicable codes and ordinances. Early understanding of the City’s commercial areas design guidelines should help ensure a more predictable and timely review process.

Architects, property owners and developers are advised to use these guidelines as a reference as they prepare plans for new commercial development projects. Whenever these guidelines may conflict with the City Zoning Ordinance or other codes, those ordinances take precedent.

These Guidelines are intended to be used as an evaluation tool. These guidelines will assist City Staff in reviewing development and redevelopment within the commercial areas along with the Comprehensive Plan, Zoning Ordinance, and other applicable City codes and ordinances. These guidelines will be used by City Staff in reviewing plans and proposals for all new commercial developments within the applicable zoning districts. The City should look more favorably toward development plans consistent with these Guidelines.

Background

The creation of the Commercial Areas Design Guidelines was a recommendation of the City’s Comprehensive Plan. In addition, the Comprehensive Plan presents a number of goals and objectives that reflect the appearance and character of the commercial areas within the City. The Following is a summary of the Comprehensive Plan goals and objectives that relate directly to these Design Guidelines.

Comprehensive Plan Goals

Together, the goals and objectives paint a picture of what Palos Heights wants to accomplish with its Comprehensive Plan and with other development tools and ordinances. They provide direction and serve as a guide for evaluating specific projects and land use alternatives.

The goals and objectives presented below are based on input from City staff, community workshops, key person interviews, and from feedback and discussions at various public meetings.

Goals and objectives topics that relate to the Commercial Areas Design Guidelines include the following topics::

City Image and Identity; •

Commercial Areas; •

City Image & Identity

Goal

Improve the community’s image through public and private improvements which enhance various physical features of the community and which brings the community together as a whole.

Commercial Areas

Goal 1

Achieve a compatible and marketable system of attractive commercial development that is organized to provide various goods and services within the community along the Commercial Corridors.

Goal 2

Enhance the economic viability of Harlem Avenue as the primary commercial corridor, providing regional shopping opportunities where marketable.

Commercial Areas Design and Development Guidelines

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Goal 3

Develop aesthetically pleasing and functionally well-designed retail and shopping areas.

Visual Preference Survey Results

As part of the planning process for creating these guidelines, a Visual Preference Survey (VPS) was held for the public. The purpose of the VPS was to determine which aspects of architecture, building materials, lighting, signage, screening, parking area screening, and pedestrian realm and streetscaping City business owners, residents, and government officials found to be most preferable. The results of the VPS are summarized under separate cover, however, the information gathered from conducting that surveys are incorporated into these guidelines.

Implementation Techniques

In order to implement these Commercial Areas Design Guidelines, the following three (3) strategies are proposed. The first two recommendations relate to new commercial development and the third recommendation relates to existing commercial buildings and sites.

New Commercial Implementation Techniques

The City’s current 1. Planned Unit Development (PUD) District ordinance should be updated to include meeting the intent of these guidelines as a criterion for successfully moving through the PUD process.

In order to ensure that guidelines are followed from a regulatory perspective, the City should use their PUD ordinance to enforce the guidelines. Meeting the intent of the design guidelines should be a requirement for moving through the PUD process. The PUD ordinance would include more detail to refer to the types of development the City would like to see. Possible updates to the PUD ordinance would include the following criteria, 1) does the project meet the intent of the design guidelines, and 2) does it meet the intent of the comprehensive plan. Such criteria would tie the Design Guidelines to the PUD process.

According to § 153.240 of the City’s Zoning Ordinance, under the Planned Unit Development District, the purpose of the Planned Unit Development District and regulations are “to encourage and allow more creative and imaginative design for land developments than is possible under the more conventional zoning regulations. The Planned Unit Development also provides for more efficient use of the land and thus results in more economical land development. Preservation of natural site qualities, better urban amenities, more open space, and a higher quality project are the normal results of the Planned Unit Development process.”

The Zoning Ordinance also states that “a Planned Unit Development Commission be established to review PUD projects. The unique and substantially different character of PUDs requires their administrative processing as a special use . Planned Unit Developments are more complex and of a different character than other special uses requiring the establishment of specific and additional procedures, standards, and exceptions to govern the recommendations of the planned unit development commission and the action of the city council.”

Therefore, in addition to the City Staff, Planning and Zoning Commission, and City Council, the PUD Commission should also play a significant role in reviewing PUD projects to ensure that the intent of the Commercial Areas Design Guidelines are appropriately met.

The City should use the guidelines as an 2. Advisory Document for all other new commercial projects outside of a PUD district.

When not tied directly to a Planned Unit Development (PUD) development, these guidelines should be strongly encouraged by City staff when meeting with property owners and developers early in the development review process. The Guidelines should serve as an advisory companion to the City’s development review process. Although not required for approval, City staff should work closely with property owners, developers and builders, to explain the goals of the commercial areas guidelines and how they have been designed with public input and comment.

It is recommended that the use and application of the guidelines become a part of the established development review process of the City. Early reflection of the City’s design expectations should help ensure a more predictable and timely review and approval process.

Existing Commercial Implementation Techniques

To improve the appearance of existing commercial 3. buildings and properties, the City should use this document during the review process of the City’s Facade and Site Improvement Program. These guidelines should be used as part of the Program evaluation process to ensure that proposed improvements meet the intent of these guidelines. The Facade and Site Improvement Program involves the City administering a cost-sharing program with a participating owner/lessee for the cost of approved, eligible improvements up to an agreed upon maximum amount.

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Building Scale and Design

Architectural Features

Distinguishing architectural features are encouraged, such •as decorative cornices, columns, reliefs, and other façade ornamentation and detailing.

Architectural details should be visible from the street. •Buildings should be attractive at both a pedestrian and vehicular scale.

A multiple-story architectural element, such as a clock •tower, spire, or bell tower, may be appropriate as a design “highlight” at select locations.

Covered Walkways

Covered walkways, such as arcades, are encouraged along •the fronts of multi-tenant commercial buildings to create a “pedestrian-friendly” orientation. The columns of the arcade should be aligned with the façade of the building.

Covered walkways should be encouraged between •buildings along Harlem Avenue traversing between Harlem Avenue and the primary off-street parking lots located at the rear of the buildings. These walkways should be well-lit and designed attractively to create an inviting appearance.

Roofs and Rooflines

Buildings may have either a pitched or flat roof, but •rooflines must compliment the overall design and architecture of the building. Rooflines and parapets should look complete when viewed from all sides of the building.

Roof parapets should be utilized to create an interesting •building profile and to hide vents and other rooftop equipment.

Cornices and other decorative detail should be encouraged •along the rooflines of buildings.

Rooflines and architectural details should complement •the building’s architectural style, and contribute to the commercial area’s character and overall appearance.

Rooftop-mounted equipment and vents shall be screened •from views along all sides of a building. Rooftop screening should be incorporated into the overall design of the building and be an integral part of the architecture. \

Rooftop screening should not appear as a separate •“addition” to the building and should be seamless.

Commercial buildings should be of traditional architecture. Distinguishing architectural features are encouraged. Buildings constructed of earth toned materials should also be encouraged.

Covered walkways, such as arcades, are encouraged along the fronts of multi-tenant commercial buildings to create a “pedestrian-friendly” orientation. Covered walkways should be encouraged between buildings along Harlem Avenue traversing between Harlem Avenue and the primary off-street parking lots located at the rear of the buildings.

Rooflines and architectural details should complement the building’s architectural style, and contribute to the commercial area’s character and overall appearance.

Rooftop-mounted equipment and vents shall be screened from views along all sides of a building. Rooftop screening should be incorporated into the overall design of the building and be an integral part of the architecture. Sloped Mansard, shake or shingle roofs should be discouraged.

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Utility Screening

Screening of utility meters, transformers and similar •hardware, mechanical equipment, such as air conditioning condensers and PVC vents, refuse areas and containers, and/or other potentially unattractive places from view from any street, sidewalk, or adjacent property should be accomplished by the use of walls, fencing, berms and/or planting.

Screening walls should be constructed of materials •matching the primary building.

All utility cables should be located underground.•

All dumpster areas should be located to the rear of •buildings and provided with solid access doors or gates which self-close.

Dumpster enclosures shall be of masonry construction •and should compliment overall building design and the enclosures should be well landscaped.

Windows and Doors

Display windows on the ground floor of commercial buildings are one of the distinguishing features of pedestrian oriented shopping areas. Doors should also reflect the style of the building and should be appropriately scaled.

Large ground-floor display windows and bays are strongly •encouraged for retail and entertainment uses.

Windows on the upper floors of new commercial or mixed-•use buildings should appear to be “punched” openings within a solid wall, rather than as continuous rows of windows separated only by their frames.

Upper floor windows should be recessed, not flush with •the surface of the building. Windows should complement the architectural style of the building.

Window glazing should be clear or slightly tinted. Dark, •mirrored, reflective glass, or glass block should not be permitted.

Where existing windows are important architectural •features in a building’s façade, window size and configuration should be maintained; window openings should not be covered over or boarded up.

Ground floor windows can be used for displays, however •business owners should allow full and unobstructed views into their businesses.

Accentuate primary entrances to create an attractive and •inviting appearance for customers and employees.

Fully glazed (frameless) doors should be discouraged.•

Dumpster enclosures shall be of masonry construction and should compliment overall building design and the enclosures should be well landscaped.

Screening of utility meters, transformers and similar hardware, mechanical equipment from view from any street, sidewalk, or adjacent property should be accomplished by the use of walls, fencing, berms and/or planting.

Windows should complement the architectural style of the building. Large ground-floor display windows should be encouraged for commercial buildings.

Ground floor windows can be used for displays, however business owners should allow full and unobstructed views into their businesses.

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Awnings & Canopies

Awnings and canopies should be integrated into the façade •of all commercial buildings and should be in character with the architectural style of the building.

Awnings should not appear out of place, “forced”, or as an •afterthought.

Awnings should be properly placed above entrances and •may extend over storefront windows.

The color of awnings and canopies should complement •and enhance the overall color scheme of the building façade.

Solid colors or subtle striped patterns should be •encouraged.

Awnings and canopies should be positioned a minimum of •eight feet above the sidewalk.

Awnings should be made of a canvas or durable fabric •material that can be easily cleaned. Hard plastic, or other materials that could be cracked or broken should be discouraged.

Back lit awnings and canopies, shingle and mansard •canopies, and metal and plastic awnings should be discouraged.

Awnings and/or canopies may be appropriately •illuminated. Lighting, such as goose-neck lighting, may be appropriate if it matches the architectural style of the building.

Building Materials and Colors

The use of appropriate building materials is fundamental to compatible new development, redevelopment, and the rehabilitation of existing structures. Color should be used to unite the elements of a façade and to highlight features.

Quality materials should be used on all sides of the •building, providing an attractive “360° degree” appearance.

Building facades should be constructed to City codes and •in addition the facades or veneer should be traditional masonry building materials such as brick or stone. These materials should be used on all sides of the building. Recommended accent materials include stone, simulated stone, terra cotta, and wood and metal trim.

“Exterior insulation finish systems” (EIFS) should not be •permitted as a primary building material, but may be appropriate as an accent material, on non-ground floor areas of the building.

Rough sawed wood, aluminum siding, and plastic or metal •panels should not be primary building materials. Ceramic tile, terra-cotta, brick, stone, and glass surfaces should not be painted, unless it is appropriate to the architectural style.

The predominant colors for buildings should consist of •earth tones. While the natural brick and stone colors should predominate, contrasting and complementary colors should also be used to accent building components, highlight architectural elements and to help distinguish commercial areas. The natural brick and stone colors should predominate. Darker or lighter hues may be used as accent trim.

Extremely bright, black, or fluorescent colors should be •used only as accents and not for predominant façade or roof colors.

Awnings should be made of a canvas or durable fabric material that can be easily cleaned. Hard plastic, or other materials that could be cracked or broken should be discouraged.

Awnings and canopies should be integrated into the façade of all commercial buildings and should be in character with the architectural style of the building.

Buildings should be constructed primarily of traditional masonry building materials such as brick or stone. Recommended accent materials include stone, simulated stone, terra cotta, and wood and metal trim.

Quality materials should be used on all sides of the building, providing an attractive “360° degree” appearance. Extremely bright predominant building colors should be discouraged.

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Building Placement and Orientation

Buildings should have a strong visual and physical •relationship to the street to enhance commercial identity and pedestrian orientation. All buildings should “front” the roads on which they are located, wherever possible. When front doors do not face the street frontage, display windows or distinctive facade treatments should be provided along public road frontage.

Along Harlem Avenue, where the primary off-street parking •areas are located in many instances behind commercial buildings, rear entrances should be treated as an additional “front” door. These entrances should include distinctive façade treatments and “welcoming” entrances.

Although the commercial areas are located along primarily •commercial corridors that are primarily oriented to the automobile, commercial buildings should have a strong pedestrian orientation with display windows, attractive detailing, and convenient entrances.

Buildings shall have clearly defined, highly visible customer •entrances with features such as canopies or porticos, arches, wing walls, and integral planters.

Where commercial areas are characterized by building •setbacks, side yards and surface parking lots, the street frontage should be maintained through the use of low-profile landscaping and decorative walls or fencing.

Long, blank facades which are visible from public rights-of-•way should be discouraged. Facades greater than fifty (50) feet in length should incorporate recesses and projections along at least twenty-five (25) percent of the length of the façade.

Variation in massing should be encouraged for large •buildings to avoid a single dominant building.

All service entrances, dumpsters, loading facilities, and •outdoor storage, where permitted, should be located at the rear of buildings. They should be screened from view from residential properties and along sidewalks and roadways through the use of masonry walls and landscaping to achieve a year round opaque screen. Plantings should consist of low evergreen and/or deciduous shrubs planted in conjunction with low-growing annual or perennial plants and ground cover.

Any business permitted to have a “drive-thru” facility should •be sited so that drive-through lanes and pickup windows are not prominently featured. These features should be located at the rear or sides of the buildings wherever possible.

Any outdoor seating areas, such as those provided by •restaurants or cafés, should be well landscaped and incorporated into the overall site design. Outdoor seating areas should be set back and screened from parking areas and driving aisles.

Buildings should have a strong visual and physical relationship to the street to enhance commercial identity and pedestrian orientation. The development pattern along Harlem Avenue has created a building setback that allows angled parking in front of the majority of the commercial buildings. These setbacks should include pedestrian amenities, and appropriate points of vehicular access and egress.

Variation in massing should be encouraged for large buildings to avoid a single dominant building. Buildings should be designed with a strong street presence that creates an inviting atmosphere.

Commercial buildings should have a strong pedestrian orientation with display windows, attractive detailing, and convenient and “welcoming” entrances.

Long, blank facades which are visible from public rights-of-way should be discouraged. Facades greater than fifty (50) feet in length should incorporate recesses and projections along at least twenty-five (25) percent of the length of the façade.

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Rear Yards & Rear Façades

The rear portions of all properties should be clean, attractive and well maintained, particularly where these areas are visible to the public. These Guidelines are especially important for commercial uses along Harlem Avenue and in other “outlot” buildings in other commercial areas of the City.

The backs of existing commercial buildings should be •well kept, with rear façades being “comparable” to front façades.

Since much of the existing businesses along Harlem have •parking located in the rear, improvements within the rear yards and to the rear facades should be designed to enhance business identity.

Secondary rear entrances to stores and shops are •encouraged in blocks where public parking or pedestrian walkways are located behind the buildings.

Entrances and doors from businesses to the rear parking •areas should be attractive and inviting for pedestrians/employees/shoppers.

Trash receptacles, dumpsters and service areas should be •fully enclosed by masonry structures.

Outdoor storage and service dumpster facilities, if •permitted and provided, should be completely screened from view along sidewalks and roadways through the use of masonry walls and evergreen plantings.

Lighting

Lighting promotes safe and secure parking and pedestrian areas, and it can also serve to enhance the appearance of the property.

Lighting should be used to illuminate entries, signage, •displays, and pedestrian and parking areas and all means of vehicular ingress/egress as well as to highlight significant architectural and landscape elements.

Front and rear building entries should be adequately lit •for overall security and visibility. This should be strongly encouraged in the rear parking areas along Harlem Avenue.

Building lighting should be subtle and understated and •should enhance the building design and the adjoining landscape; light fixtures should be designed and oriented to produce minimal glare, nuisance, and spillover onto nearby properties.

Diffused, soft white light is recommended. Extensive •lighting and over illumination should also be avoided to reduce light pollution.

Exterior lighting should be concealed to provide indirect •illumination. Where concealment is not practical, light fixtures should be compatible with building architecture.

Parking lots should create a more pedestrian scale and •minimize light pollution, glare, and nuisance to neighboring properties. This can be accomplished by using shorter lighting standards (12’-18’) to help establish pedestrian environments within individual developments. This is especially important in the rear parking areas along the Harlem Avenue Corridor.

Bollard lighting is encouraged as accent lighting and may •be used in pedestrian areas and to highlight pedestrian walkways and crossings in parking lots.

Wherever feasible, security lighting should be concealed •from view and rooftop mounted lighting fixtures should be discouraged.

The rear portions of all properties should be clean, attractive and well maintained, particularly where these areas are visible to the public.

These Guidelines are especially important for commercial uses along Harlem Avenue and in other “outlot” buildings in other commercial areas of the City.

Building lighting should be subtle and understated and should enhance the building design and the adjoining landscape; light fixtures should be designed and oriented to produce minimal glare, nuisance, and spillover onto nearby properties.

Front and rear building entries should be adequately lit for overall security and visibility. This should be strongly encouraged in the rear parking areas along Harlem Avenue.

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Off-Street Parking Areas

Currently, the built form along Harlem Avenue consists of commercial buildings located close to the street with their largest parking areas located to the rear of the properties. In addition to these rear parking areas, smaller surface parking areas are also located in front of many of the commercial buildings adjacent to Harlem Avenue. Many of these front parking areas are designed for angled parking. These front parking areas provide much needed parking spaces for many of the commercial businesses in this area. Future commercial developments with front parking areas should be designed to provide safe and efficient circulation for both vehicles and pedestrians. Where appropriate setbacks exist, two rows of parking should be considered in these front parking areas and or clearly developed signage indicating rear of building parking should be included in the plan.

These existing front parking areas, as well as future front parking areas, should be well-maintained and improvements should be installed wherever feasible to create an attractive appearance. The City should continue to build upon the streetscaping improvements already underway along Harlem Avenue which includes the installation of brick paver sidewalks, street trees, landscaping, and community banners.

Adequate parking is essential within the commercial areas. •Off-street parking lots should be designed and located so that they are safe, attractive and efficient.

The number of curb cuts along major collector and arterial •roadways such as Harlem Avenue, 127th Street, South Ridgeland Avenue, College Drive, and Southwest Highway should be minimized.

Within the commercial areas, adjacent parking lots •should be connected and access points should be unified whenever possible. All parking areas should be accessible from cross streets whenever possible.

Cross access between adjacent parking lots is encouraged.•

All parking lots should be designed for proper drainage. To •aid in stormwater management and improve ecological conditions, the use of pervious brick paver systems is encouraged.

All parking areas should be paved and have surfaces in •good condition.

Wherever feasible, parking lots should be screened from •view along sidewalks and roadways through the combined use of low masonry walls, hedge plantings and shrubs.

Parking lots should have curbed perimeters and curbed •landscaped islands.

Clearly marked pedestrian pathways should be provided •within the interior of parking areas to avoid large expanses of asphalt and to enhance pedestrian safety.

Parking lot landscaping should include “landscape islands” •at a ratio of one per ten parking spaces. Landscape islands should consist of City canopy trees, attractive groundcover, and/or decorative bushes and be a minimum size of 9-feet by 18-feet.

Parking lots should be adequately illuminated.•

Where possible, pedestrian access to parking lots should •be provided through planned walkways located in gaps between buildings.

Wherever feasible, parking lots within commercial areas should incorporate best management practices (BMPs). Using “green technology” will improve stormwater management and improve ecological conditions. This photo shows a parking lot constructed of pervious brick paver systems and natural flow drainage through curb cuts and native landscaping.

Off-street parking lots should be designed and located so that they are safe, attractive and efficient.

Wherever feasible, parking lots should be screened from view along sidewalks and roadways through the combined use of low masonry walls, hedge plantings and shrubs.

Wherever feasible, pedestrian access to parking lots should be provided through planned walkways located in gaps between buildings. This should be encouraged within the commercial areas along Harlem Avenue.

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Landscaping and Site Improvements

Plants native to the Northeastern Illinois Region should •be encouraged for all landscaped areas within the Commercial areas. Although initially these plants and grasses may be difficult to establish, long-term maintenance costs would be reduced. All landscaping within and adjacent to the public right-of-way should be compatible with existing plant materials in the area and be composed of native and salt tolerant species.

Planters and landscaped areas should buffer parking and •service areas. Plantings should consist of low evergreen and/or deciduous shrubs planted in conjunction with low-growing annual or perennial plants and groundcover. Large expanses of exposed mulch should be avoided.

A landscaped buffer should be provided around the •perimeter of surface parking lots. Perimeter landscape plantings should include a continuous hedge (3’–4’ in height) accented by trees and ground cover but should not obstruct tenant signage and views to buildings and site features.

Where site size or configuration does not allow for •perimeter landscaping, vertical landscaping elements should be employed to provide an effective screen between parking lots and the public right-of-way. Materials and design should be consistent with those used for the primary building.

In conjunction with landscaping, decorative fencing should •be encouraged to delineate and screen parking and service facilities, outdoor storage areas, etc. Low-profile, decorative wrought iron fencing or masonry walls should be recommended; chain link fencing should be discouraged.

All landscaping should be maintained in a healthy and •attractive condition. Maintenance programs should be established as part of new development approvals to ensure that private landscaping is adequately cared for and that its value is retained over time. Regular maintenance should include turf mowing, periodic fertilization, pruning, and the clean-up of litter and debris. Private, internal irrigation systems should be preferred and encouraged.

Areas adjacent to entrances, monument signs and other •site features should be planted with seasonal flowers or colorful groundcover. Large expanses of exposed mulch should be avoided.

Evergreens, berming, and other “vertical” landscaping •elements should be used to screen intense commercial activity from adjacent residential properties. Masonry walls in conjunction with landscaping should be considered as a screening device where landscaping alone is incapable of providing an effective screen.

Bicycle parking racks should be located along walkways or •in plazas convenient to store entrances.

Outdoor common areas including plazas, green spaces, •seating areas, and gathering places should be encouraged.

The use of public art, including statues and sculptures are •encouraged.

Site drainage should be designed to prevent concentrated •surface drainage from collecting on pedestrian walkways and sidewalks.

Building foundations should be landscaped to provide •visual interest and to “break up” the building elevations.

In conjunction with landscaping, decorative fencing should be encouraged to delineate and screen parking and service facilities, outdoor storage areas, etc. Low-profile, decorative wrought iron fencing or masonry walls should be recommended; chain link fencing should be discouraged.

Outdoor common areas including plazas, green spaces, seating areas, and gathering places should be encouraged. Within commercial developments, opportunities should be explored to introduce outdoor common areas.

Planters and landscaped areas should buffer parking and service areas. Plantings should consist of low evergreen and/or deciduous shrubs planted in conjunction with low-growing annual or perennial plants and groundcover. Large expanses of exposed mulch should be avoided.

The use of public art, including statues and sculptures are encouraged. Public art should be located within common gathering areas.

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Business SignageExterior building signs should be limited to business •identification and description; exterior advertising signs are not permitted. The size, material, color, and shape of building signs should complement the architectural style and scale of the building.

Wall-mounted signs should be encouraged, although wall-•mounted signage should not project above the cornice line or be mounted on the roof of a building.

Raised, individual letters mounted directly on the building •are encouraged. Box signs should be discouraged.

Signs painted directly on the building façade should be •discouraged.

When a building contains multiple ground-floor tenants, •signage for all businesses should be compatible in design and consistent in placement.

Street numbers should be prominently displayed at the •main entrance to every business and be clearly visible from the street.

Electronic LED business signs should be appropriately sized •and illuminated.

Free-standing signage within the commercial areas should •consist of low-profile monument signs. Monument signs should be attractively landscaped and constructed of traditional building materials similar to the primary building on the site. Pole signs, pylon signs, and billboards should be discouraged.

As stated in the City’s Signage Ordinance, signs should •be located with appropriate setbacks that maintain sight-triangles.

The letters of a monument sign should be internally •illuminated with a white light source. External illumination may be appropriate for a natural metal, engraved stone, or wooden monument sign as long as the light source is directed onto the face of the sign only, no spillover is permitted. Excessive light and light pollution should be avoided.

“Gateway” signage and design features at key locations •as recommended in the City’s Comprehensive Plan are encouraged. Gateway treatments may include special signage, landscaping, and/or lighting.

The size of signs should complement façade proportions, •and should be constructed in an appropriate scale to the building.

The design and color of the sign should complement the •architectural style of the building, and be integrated as a component of the building’s facade.

Internal illumination should be preferred for building •mounted signs. Externally lighted signs should also be acceptable if they are compatible with other architectural components.

Monument signs should be attractively landscaped and constructed of traditional building materials similar to the primary building on the site. Pole signs, pylon signs, and billboards should be discouraged.

Raised, individual letters mounted directly on the building are encouraged. Box signs should be discouraged.

When a building contains multiple ground-floor tenants, signage for all businesses should be compatible in design and consistent in placement.

Internal illumination should be preferred for building mounted signs. Externally lighted signs should also be acceptable if they are compatible with other architectural components.

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Public Improvement GuidelinesA range of projects should be undertaken within the public rights-of-way and on publicly owned property to enhance the image and appearance of the City’s commercial areas. These public sector improvements can also help promote new private investment and development, and attract additional visitors and business patrons to the area.

Streetscape

A Streetscape Improvement Program should be •implemented to “visually unify” the commercial areas of Palos Heights. The City should develop and implement a detailed Streetscape Improvement Plan to establish a visual identity for the streets, and to link together the diverse land uses.

Streetscape improvements should include coordinated •landscaping on both sides of the street; pedestrian lighting; distinctive signage and banners; coordinated street furniture including benches, kiosks, bike racks and trash receptacles; accent landscaping at key locations; and gateway signage.

All landscaping within and adjacent to the public right-of-•way should be compatible with existing plant materials in the area and be composed of native and salt tolerant species.

Street trees and other landscaping along the public rights-•of-way should be protected from motorized and pedestrian traffic by curbs, tree grates, and other devices.

Street trees and other landscaping along the public rights-of-way should be protected from motorized and pedestrian traffic by curbs, tree grates, and other devices.

Streetscape improvements should include coordinated landscaping on both sides of the street; pedestrian lighting; distinctive signage and banners; coordinated street furniture including benches, bike racks and trash receptacles; accent landscaping at key locations; and gateway signage.

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Signage

The City should establish a comprehensive wayfinding •signage system that can direct visitors to the commercial areas of Palos Heights. The City should also establish wayfinding signage at key points along the future Cal-Sag Recreational Trail to direct cyclists into the City’s Commercial Areas.

“Gateway” signs should be developed at key locations •as recommended in the City’s Comprehensive Plan. In addition to signage, gateway features should include special landscaping, lighting and paving.

Banners should be located within Commercial Areas •attached to street light standards.

Pedestrian Amenities

Sidewalks should be provided within the commercial areas •of Palos Heights.

All sidewalks within the commercial areas of Palos Heights •should be accessible to the handicapped and should comply with appropriate ADA (Americans with Disabilities Act) standards.

Trash receptacles should be placed at key locations within •the commercial areas of Palos Heights. Benches and other pedestrian amenities should be located at key intersections and high activity areas. Bike parking should be provided in visible areas and near main parking areas.

The City should establish a comprehensive wayfinding signage system that can direct visitors to the commercial areas of Palos Heights. Wayfinding signage should be included within the commercial areas and direct to shopping, dining, and community facilities such as Lake Katherine.

Banners should be located within Commercial Areas attached to street light standards. Banners should be changed on a regular basis, such as seasonally, to promote current events and community activities such as the car show and the marathon.

Benches and other pedestrian amenities should be located at key intersections and high activity areas. Pedestrian amenities should be convenient for both shoppers and employees.

Sidewalks should be provided within the commercial areas of Palos Heights As identified in the Comprehensive Plan, continuous sidewalks within commercial areas promotes walkability and connectivity between commercial uses, residential areas, and community facilities.

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Utilities

Whenever possible, existing overhead utility lines within •the commercial areas of Palos Heights should be relocated underground in conjunction with both new development and redevelopment projects.

Screening utility, maintenance, refuse, and/or other •potentially unattractive places from view from any street, sidewalk, or adjacent property should be accomplished by the use of walls, berms, fencing, and/or planting.

Miscellaneous structures located on private property, •public ways and other public property, should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, and colors should be in harmony with nearby buildings and surrounds, and proportions should be attractive.

Public Transportation

Where Pace bus service is provided, safe locations for bus •stops should be created at key curbside locations. The City should work with Pace to identify these curbside locations.

The City should continue to work with transit providers, •such as Pace, and property owners, to maintain attractive transit shelters that may include decorative lighting, and landscaping.

Miscellaneous structures located on private property, public ways and other public property, should be designed to be part of the architectural concept of design and landscape.

Screening utility, maintenance, refuse, and/or other potentially unattractive places from view from any street, sidewalk, or adjacent property should be accomplished by the use of walls, berms, fencing, and/or planting.

The City should work with Pace to identify potential bus shelter locations. Bus amenities, including bus shelters should be encouraged within the commercial areas according to Pace Design Guidelines. Bus amenities, including bus shelters should be encouraged within the commercial areas according to Pace Design Guidelines.

In addition to public transportation, walking and biking should be considered modes of transportation. Bike parking should be provided in visible areas and near main parking areas.

commercial areas design_guidelines

Documents

commercial buildings

commercial project

commercial areaspublic

city staff

city administrator

city council

appropriate city codes

certain guidelines