A. Preapplication Conference Stage (Optional):
1. Survey And Map: A topographic survey and location map.
2. General Site Information: Data regarding site conditions, land characteristics, general land use, zoning, available community facilities and utilities, existing covenants, and other related general information about land uses within two hundred feet (200') of the proposed site perimeter.
3. Conceptual Plan: A scaled drawing of the site, in simple sketch form, showing the proposed location and extent of the land uses, major streets, lots, and other features as they are related to the site.
4. Legal Description: A property survey and legal description of the site proposed for development.
5. Tentative Engineering Site Plan: Tentative engineering site plans for water supply, sewage disposal and surface drainage.
B. Preliminary Plat Review Stage:
1. Application: A completed application containing the applicant's name (including the beneficial owners of a land trust), address, and proof of interest in the subject property, and the owner's name and address, if different than the applicant, and the owner's signed consent to the filing of the application.
2. Legal Description: A legal description of the site proposed for development and the street address of the subject property. The title under which the proposed development is to be recorded, with names and addresses of owners, and notation stating acreage. Owners shall include beneficial owners of any land trust.
3. Development Concept Plan: Six (6) copies of a development concept plan of the planned unit development prepared at a scale not less than one inch equals two hundred feet (1"=200'), intended to show the basic concept, scope, character, and nature of entire proposed planned unit development. The submission may be composed of one or more sheets and drawings, and shall include:
a. Boundary lines - bearings, distances and acreage.
b. Easements - location, width and purpose.
c. Existing land use adjacent to the site.
d. General conditions on adjoining land - actual direction and gradient of ground slope, including any embankments or retaining walls; character and location of major buildings, railroads, power lines, towers and other nearby nonresidential land uses or adverse influences; for owners of adjoining platted land refer to subdivision plat by name, recording date and number and show approximate percent built up, typical lot size, and dwelling type.
e. Zoning on and adjacent to the tract.
f. Proposed public improvements - highways and other collector roads planned by public authorities for future construction on or near the tract.
g. Utilities on, adjacent to, the tract - location, size and invert elevation of sanitary and storm sewers; location and size of water mains; location of gas lines, fire hydrants, electric and telephone lines and streetlights; direction and distance to, and size of nearest water mains and sewers adjacent to the tract showing invert elevation of sewers.
h. Ground elevation on the tract and on the first fifty feet (50') on all adjacent tracts of land showing one foot (1') contours for land which slopes less than one-half percent (1/2%) along with all breaks in grades, at all drainage channels or swells, and at selected points not more than one hundred feet (100') apart in all directions; for land that slopes more than one-half percent (1/2%) showing two foot (2') contours. Any land within the 100-year floodplain within the project area shall be identified on these plans.
i. Open space - all parcels of land intended to be dedicated for public use or reserved for the use of all property owners, with the purpose indicated.
4. Schedule: Development schedule indicating:
a. Stages in which project will be built, with emphasis on area, density, use and public facilities, such as open space to be developed with each stage. Each stage shall be described and mapped as a unit of the project. Overall design of each unit shall be shown on the plan and through supporting graphic material.
b. Anticipated dates for beginning and completion of each stage.
5. Typical Floor Plans And Elevations: Six (6) copies of typical floor plans and elevation plans for all prototype buildings shall be submitted to permit an understanding of the style of the development, the design of the building, and the number, size, and type of dwelling units.
6. Preliminary Engineering Site Plan: Three (3) copies of preliminary engineering site plans and feasibility reports for:
a. Roads, including classification, width of right of way, width of pavement, and construction details.
b. Sidewalks.
c. Sanitary sewers.
d. Storm drainage.
e. Water supply system.
f. Street lighting.
g. Public utilities.
7. Landscaping Plans: Six (6) copies of a landscaping plan depicting the location of all buffer and transitional landscaping areas for the planned unit development and a typical perimeter landscaping cross section plan for the site.
8. Traffic Analysis: Six (6) copies of a traffic study indicating the impact caused by the planned unit development on the street and highway systems operating in the city will be required.
9. Additional Surveys And Studies: If requested by the zoning administrator, the following additional surveys and studies shall be provided:
a. Market Survey: Documentation indicating the extent of market demand for the uses proposed in the planned unit development including analysis of demographics, sales potentials, competitive alignment, assessment of market share and market positioning of each component of the planned unit development.
b. Fiscal Impact Analysis: A study indicating the fiscal impact of the planned unit development on major taxing bodies which shall include, but not be limited to, the municipal corporation, school district(s), and other taxing bodies. Information will include detailed estimates on: expected population of the development; the operating cost to be incurred by each taxing body; any additional major capital investments required, in part or in whole, because of the planned unit development; revenue generated for each taxing body by the planned unit development to offset service and fiscal demands created by the planned unit development. The study should include a cash flow analysis based on the proposed staging of the planned unit development.
c. Community Impact Analysis: A study of the impact caused by the planned unit development on planning and development, infrastructure and utilities, transportation, community character, social and development character, and fiscal impact within the city will be required.
d. Environmental Analysis: A study analyzing the major impacts of the planned unit development on the environment and all major negative impacts shall be disclosed. Generally, these impacts would include effects on discrete ecosystems, and effects on sensitive land areas, such as floodplains, wetlands, forests, aquifer recharge areas, historic buildings or structures, or prairie landscapes, and mineral resource reserves.
10. Miscellaneous: Such additional documents as may be required by the zoning administrator. The zoning administrator shall inform the applicant of such requirements after the preapplication stage.
C. Final Plat Review Stage:
1. Final Detailed Plan: Six (6) copies of a final plat, suitable for recording with the Cook County recorder's office, shall be prepared by the petitioner. The final plat of the planned unit development shall include, but not be limited to:
a. Proof of final approval of engineering site plans.
b. An accurate legal description of the entire area under immediate development within the planned unit development.
c. If subdivided lands are included in the planned unit development, a subdivision plat of all subdivided lands in the same form and meeting all the requirements of a normal subdivision plat in accordance with the city's subdivision provisions.
d. An accurate legal description of each separate unsubdivided use area, including open space.
e. Designation of the location of all building envelopes, and a designation of the specific internal uses to which each building shall be put.
f. General location, purpose, and height of each building, including construction details, showing centerline elevations, pavement type, curbs, gutters, culverts, etc., and a street numbering designation shall be furnished for each building.
g. Certifications, seals, and signatures required for the dedication of land and recording of the document.
h. Tabulation on each separate subdivided use area, including land area, number of buildings, floor area, building height, the amount and location of common open space, the hours of operation, number of employees, and specific uses, and the number of dwelling units per acre.
i. Construction schedule.
j. Service facilities. Provide information on all service facilities, driveways, private streets, paths and off street parking facilities.
k. Covenants. Proposed agreements, provisions, or covenants which will govern the use, maintenance, and continue protection of the planned unit development and any of its common open space. Proposed condominium declaration and bylaws of condominium form of ownership or homeowners' association if it is to be used in the planned unit development.
2. Architectural Plans: One copy of preliminary architectural plans for all primary buildings shall be submitted in sufficient detail to permit an understanding of the style of the development, the design of the building, and the number, size, and type of dwelling units.
3. Landscape Plan: Three (3) copies of a detailed landscape planting plan for the site including a plant list containing the common and botanical names, sizes at the time of installation, and quantities of all plants, permanent signs and street fixtures. A "typical" planting detail may be provided for any area such as a building foundation that will use a specific planting layout in more than one location on the site.
4. Environmental Analysis: If requested by the zoning administrator, the specific impacts of the planned unit development on the environment shall be analyzed and all major negative impacts shall be disclosed. Generally, these impacts would include effects on discrete ecosystems, any deterioration in the groundwater or surface water quality, and effects on sensitive land areas, such as floodplains, wetlands, forests, aquifer recharge areas, historic buildings or structures, or prairie landscapes, and mineral resource reserves. (Ord. Z-8-98, 9-21-1998)