(A) Purpose. The Planned Unit Development (PUD) Zone applies to mixed-use and unique single-use projects where design flexibility is desired and is not available through applications of the standard zoning districts established in §§ 154.201 through 154.209. Planned unit development zoning should be used only when long-term community benefits, which may be achieved through high quality planned development, will be derived. Specific benefits that would support a PUD zoning include, but are not limited to:
(1) More efficient infrastructure;
(2) Reduced traffic demands;
(3) A greater quality and quantity of public and/or private open space;
(4) Other recreational amenities;
(5) Needed housing types and/or mix;
(6) Innovative designs; and/or
(7) Protection and/or preservation of natural resources.
(B) Default standards. The use, bulk, development, improvement and other standards for each planned unit development shall be derived from one or more of the standard zoning districts which are most similar in terms of permitted uses, density, and intensity to the proposed uses within the development. In a planned unit development context, those standards shall be referred to as default standards or default zone. The PUD shall be consistent with the default zone upon which the planned unit development is based. Deviations from any of the default standards may be approved only as provided in this section and shall be explicitly stated in the zoning/rezoning ordinance. The planned unit development ordinance shall contain a provision that if the planned unit development approval expires or becomes invalid for any reason, the property shall be fully subject to the default standards.
(C) Establishment of uses.
(1) Uses allowed. At the time of zoning a parcel to PUD, the City Council shall determine the allowed uses. Only uses consistent in type and density with the adopted Comprehensive Plan may be allowed within a PUD. The type and density of allowed uses should generally be limited to uses allowed in the default zoning, except as noted herein.
(2) Adoption and modification of authorized uses. The City Council, at the time of establishing a PUD zone, shall list uses that are authorized by right or by special use permit. All uses, whether by right or special use permit, shall be subject to all applicable permit and approval processes established in this code.
(D) Development standards. Planned unit developments shall minimally comply with the development standards of the default zone and all other applicable code provisions, except when the City Council specifically finds that a standard or standards should not be applied.
(1) Residential density. Dwelling unit densities in a planned unit development shall comply with the maximum densities of the Comprehensive Plan or default zone.
(2) Nonresidential intensity. Nonresidential planned unit development intensity shall be established as a maximum floor area ratio (FAR) and maximum building size (MBS) at the time of planned unit development rezoning approval. In determining the maximum FAR and MBS, the Zoning Board of Appeals and City Council shall consider:
(a) The intensity of adjacent development;
(b) The demand for and/or mix of residential and nonresidential development in the proposed PUD and in the vicinity of the proposed PUD;
(c) The availability of transportation facilities; including streets, parking, transit facilities and bicycle/pedestrian facilities;
(d) The adequacy of utilities and public services; and
(e) The maximum FAR permitted in the default zone.
(3) Mixed use intensity.
(a) Mixed use developments in areas designated for residential development in the adopted Comprehensive Plan shall not exceed the plan density minus one dwelling unit per 1,000 square feet of nonresidential development or portion thereof within the development. In mixed use developments, no more than 20% of the land area may be dedicated to nonresidential uses.
(b) The maximum residential densities within mixed use developments designated for nonresidential development in the Comprehensive Plan shall not exceed 20 dwelling units per acre, minus one dwelling unit per 2,000 square feet of nonresidential development or portion thereof. In such developments, residential uses shall not constitute more than 50% of total floor area.
(4) Development standards. A PUD shall meet the development standards of the default zone or the following, whichever is more restrictive. Exceptions may be allowed only in accordance with this section.
(a) Setback standards. Principal structure setbacks shall not be less than the minimum setbacks for the default zone unless the applicant can demonstrate that:
1. Buildings can be safely designed and that the design is compatible with lesser setbacks. Compatibility shall be evaluated under the city Building and Fire Codes and any other applicable life, health or safety codes;
2. Reduced setbacks are offset by increased screening or primary recreation facilities in private or common open space;
3. Reduction of setbacks is required for protection of natural resources.
(b) Open space. All residential planned developments shall comply with the minimum open space and landscape surface area standards of the default zone.
(c) Compatibility. Nonresidential construction shall be compatible with adjacent residential development.
(f) Street development standards. Street, alleys and sidewalks shall be designed and constructed in accordance with Chapter 153, Subdivision Regulations, and other applicable city standards.
(g) Stormwater management. Stormwater within the PUD shall be managed within the PUD according to the following principles and requirements:
1. Comply with all state regulations associated with stormwater management, including the Illinois Administrative Code, and any city stormwater management ordinance;
2. Comply with regional stormwater management plans adopted by the city;
3. Minimize off-site stormwater runoff;
4. Promote on-site filtration;
5. Utilize natural stormwater management systems wherever practical;
6. Utilize stormwater management Best Management Practices, as articulated in the Illinois Administrative Code and other professional publications;
7. Minimize the discharge of pollutants to ground and surface water; and
8. Maintain and protect natural topography and existing land cover to the extent reasonably practicable.
(5) Deviation from development default standards. The Zoning Board of Appeals may recommend that the City Council deviate from the default district standards subject to the provision of any of the community amenities listed below. In order for the Zoning Board of Appeals to recommend, and the City Council to approve, a deviation from the default district standards, the listed amenities shall be provided in excess of what would otherwise be required by this code. These amenities include:
(a) Transportation amenities including but not limited to: off-street trails, bike and pedestrian amenities, or transit oriented improvements, including school and transit bus shelters;
(b) Open space, agricultural land reservations, or land dedication of 20% or greater;
(c) Community facilities or provision of public services beyond those required for development within the PUD;
(d) The provision of affordable housing for moderate, low and very low income households pursuant to HUD definitions for no less than 15 years;
(e) The provision of innovative infiltration or filtration techniques such as permeable pavements, rain gardens, bioswales, French drains, or other low impact development methods such as roof gardens, rainwater harvesting systems, open water features, and vegetative buffers; and
(f) The provision of Green Building Code compliant structures or improved efficiency site lighting; and
(g) Other amenities, in excess of the minimum standards required by this code, that the City Council specifically finds provide sufficient community benefit to offset the proposed deviation.
(E) PUD types. § 154.923 provides the procedures and review criteria for all PUD's. These apply to the following types of planned unit developments:
(1) Planned Unit Development District. Under a planned unit development district, a comprehensive set of development standards are approved that apply to a lot or a subdivision, as opposed to a specific site plan showing building footprints. In addition to including comparable standards to the default district, the PUD district also includes standards for perimeter landscaping and buffering, vehicular and pedestrian circulation, and other standards as necessary to ensure that future development will be of an intensity and quality as represented by the applicant and envisioned by the City Council. Typically, planned unit development districts are approved for larger developments, which include several different types of uses that are expected to be built over a long period of time. A minimum of five acres shall be required for a planned unit development unless the Zoning Board of Appeals recommends, and the City Council finds, that a smaller site is appropriate for the development or redevelopment as a PUD. In approving a planned unit development smaller than five acres, the Zoning Board of Appeals and City Council shall find that the proposed development:
(a) Cannot be developed under conventional zoning;
(b) Is adequately buffered from adjacent residential property;
(c) Mitigates adverse impacts on adjacent properties; and
(d) Is consistent with the goals and policies of the adopted Comprehensive Plan.
(2) Planned unit development site. Under a planned unit development site, a detailed site plan showing building footprints, setbacks, parking areas and other details is approved, with which all future development must comply. At the time of planned unit development approval, standards for future building additions or minor modifications may be included, but generally the approved site plan controls all development on the lot indefinitely. Typically, planned unit developments, which include a small number of buildings that are expected to be built shortly after PUD approval.
(F) PUD stages. The two PUD types described in division (E) above, may be approved in the following three stages:
(1) Outline development plan. An outline development plan (ODP) is an optional but encouraged first step prior to an application for a preliminary development plan for a parcel of at least 20 acres. The purpose of an ODP is to demonstrate conformance with the adopted Comprehensive Plan, compatibility of land use and coordination of improvements within and among individually platted parcels, sections or phases of a development prior to the approval of a preliminary plan. At ODP, the proposed zoning for the entire property or for each pod designated for development on the plan is established. This step is recommended for larger, more diverse projects that are expected to be developed over a long period of time. Through this process, the general pattern of development is established with a range of densities and intensities assigned to individual pods that will be the subject of future, more detailed planning.
(a) Controlling document. All subsequent preliminary and final plans and all future development on the property shall be consistent with the approved ODP.
(b) Required information. Detailed application requirements for ODP approval are provided in § 154.923. At a minimum, plans and information submitted at this stage shall include:
1. A conceptual ("bubble") plan drawing of the general land use layout and the general location of major public streets and/or private drives.
2. A general written description of the proposed PUD including:
a. General project themes and images;
b. The general mix of dwelling unit types and/or land uses;
c. Approximate residential densities and nonresidential intensities as described by dwelling units per acre, floor area ratio, maximum building size and impervious surface area ratio;
d. The underlying zoning district(s) for the PUD;
e. The general treatment of natural features;
f. The general relationship to nearby properties and public streets;
g. The general relationship of the project to the adopted Comprehensive Plan;
h. An initial draft of density and intensity, bulk, landscaping, and parking and loading standards for the development.
i. A development phasing schedule.
(2) Preliminary plan.
(a) Approved ODP. If the property has an approved ODP, the purpose of the preliminary development plan is to ensure consistency with the uses, density/intensity, bulk, performance, and other standards of the approved ODP and proposed PUD rezoning ordinance for the specific area included in the preliminary plan. Unless specified otherwise with the ODP, the applicant shall have the option of proposing either a planned unit development district or planned unit development site. Typically, the PUD rezoning ordinance is acted upon at this stage concurrent with action on the planned unit development district or site. However, should the City Council find that a proposed preliminary plan lacks sufficient detail to ensure that future development will be of the intensity and quality proposed by the applicant and as envisioned by the City Council, it may defer action on the PUD rezoning ordinance until the final plan stage.
(b) No approved ODP. If the property does not have an approved ODP, the purpose of this stage is to answer the question, "Should this use, with this specific intensity/density, designed in this particular manner, be constructed on this site?" In designing the plan, the applicant shall have the option of proposing either a planned unit development district or planned unit development site. Typically, the PUD rezoning ordinance is acted upon at this stage concurrent with action on the preliminary plan. However, should the City Council find that a proposed planned unit development district or site lacks sufficient detail to ensure that future development will be of the intensity and quality proposed by the applicant and as envisioned by the City Council, it may defer action on the PUD rezoning ordinance until the final plan stage.
(c) Controlling document. All subsequent final plans and all future development on the property shall be consistent with the approved preliminary plan.
(d) Required information. Detailed application requirements for preliminary plan approval are provided in § 154.923. At a minimum, plans and information submitted at this stage shall include:
1. A location map of the subject property and its vicinity, using the city's proposed land use map from the adopted Comprehensive Plan as a base;
2. A site inventory and analysis map with topography at two foot contours to identify site assets, resources, and constraints, including, but not limited to, floodplains, wetlands, soils with limitations for building development, utility easements, slopes greater than 12%, and existing trees over eight inches in diameter or the edges of woodlands in which a majority of trees meet this criteria;
3. A conceptual site plan or neighborhood development plan, at a scale of not less than one inch equals 100 feet, which indicates existing and proposed major public streets, private drives, and paths; different land use areas by proposed type and density; and proposed recreational, open space, and generalized stormwater management areas and facilities;
4. An analysis or map showing the general locaiions of proposed public utility connections, and anticipated upgrades to public utilities to serve the planned development;
5. A conceptual landscape plan showing general locations and types of proposed landscaping, including maintenance of existing vegetation where appropriate;
6. A phasing plan, where applicable;
7. A conceptual stormwater management plan identifying the proposed patterns of major stormwater run-off, locations of stormwater infiltration areas, and other significant stormwater management features, including relationships to and alignment with any regional stormwater management plan adopted by the city;
8. Typical proposed building elevations identifying the architectural style of each of the different use areas, along with a general program for proposed signage;
9. A written report that provides general information about the site conditions; project themes and images; development objectives; mix of uses and dwelling unit types; approximate residential densities and non-residential development intensities; and the relationship of the project to adjacent land uses, the city's adopted Comprehensive Plan and other applicable adopted city plans, and the purpose and criteria for PUDs included in this section.
(3) Final plan. The final development plan and final subdivision plat, where applicable, act as the blueprint for development of a PUD project. The plan and the plat ensure consistency with the approved preliminary development plan and specific development and construction requirements of various adopted city codes. The PUD rezoning ordinance is acted upon at this stage concurrent with action on the final plan if it was not acted upon at the time of preliminary plan approval. A final plan may include all or only a portion of the area of the entire PUD, consistent with the development phasing schedule approved with the preliminary plan.
(a) Required information. Detailed application requirements for final plan approval are provided in § 154.923. At a minimum, plans and information submitted at this stage shall include:
1. A final plan drawing of the proposed project showing at least the following information in sufficient detail to make an evaluation against the criteria for approval contained in § 154.923;
a. For a proposed planned unit development district, a final site plan conforming to all the requirements of § 154.914;
b. For a proposed planned unit development site, a final subdivision plan conforming to all the requirements of Chapter 153, Subdivision Regulations;
c. Location of recreational and open space areas and facilities, specifically describing those that are to be reserved or dedicated for public acquisition and use;
d. Statistical data on minimum lot sizes in the development, the precise areas of all development lots and pads, density/intensity of various parts of the development, floor area ratio, maximum building size, impervious surface area ratio and landscape surface area ratio of various land uses, expected staging, and any other plans required by the Zoning Board of Appeals or City Council; and
e. Notations relating the written information required in division (F)(3)(a)5. below, to specific areas on the final plan drawing.
2. Where applicable, a landscaping plan for the subject property specifying the location, species, and installed size of all trees and shrubs. This plan shall also include a chart that provides a cumulative total for each species, type and required location (perimeter, foundation, yard, street, paved area or bufferyard) of all trees and shrubs.
3. Where applicable, a series of building elevations for the entire exterior of all buildings in the PUD site, including detailed notes as to the materials and colors proposed.
4. Where applicable, a general signage plan for the project, including all project identification signs, concepts for public fixtures and signs (such as street light fixtures and/or poles or street sign faces and/or poles), and signage themes which are proposed to vary from city standards or common practices.
5. A written description of the proposed final plan that demonstrates the full consistency of the proposed final plan with the approved preliminary plan.
(Ord. O-05-04, passed 4-11-05; Am. Ord. O-11-29, passed 11-28-11)