§ 154.52  LARGE SCALE DEVELOPMENT COMPATIBILITY.
   (A)   Purpose and intent.  The purpose of this section is to preserve and protect the historic character of the village by ensuring that new large-scale developments are compatible with the historic character of the village, have an architectural style comparable in quality to the architecture of surrounding buildings, and that there is meticulous attention to detail in carrying out such developments.  It is further intended to protect the aesthetic and historical character of the village, protect the attractiveness of existing developments and inhibit the intrusion of large or unattractive buildings into established areas.
   (B)   Applicability.  The provisions of this section shall apply to any development or redevelopment of parcels of land of three acres or larger in size, and shall apply to any development or redevelopment containing three or more contiguous lots.  Any application for a development order, subject to the requirements of this section shall be subject to a fee as established by the Village Administrator and approved by the Mayor.
   (C)   Availability of infrastructure.  Prior to receiving preliminary subdivision plat approval or any other development order, any proposed development subject to the provisions of this section shall provide a report on existing and proposed infrastructure to support the proposed development.  This infrastructure report shall be reviewed and approved by the Village Engineer.
      (1)   For developments of less than five acres, the infrastructure report shall document all major existing water, sewer and other utility lines, and roads on the property and within 1,000 feet of the property, and shall provide sufficient analysis to determine whether or not the existing infrastructure is adequate to sustain the proposed development. If any infrastructure outside of the property is insufficient to handle the proposed development, the applicant shall provide information on how the infrastructure will be upgraded at the applicant's expense to meet infrastructure demands.
      (2)   For proposed developments occupying five or more acres, the infrastructure report shall be expanded to include the analysis required by subdivision (C)(1) and shall document all village roads, and village water and sewer mains within one-half mile of the site and determine whether or not the existing infrastructure is adequate to sustain the proposed development.  This analysis shall include an analysis of water and sewer plant capacity to handle the increased demands created by the new development. If any infrastructure outside of the property is insufficient to handle the proposed development, the applicant shall provide information on how the infrastructure will be upgraded at applicant's expense to meet infrastructure demands.
   (D)   Certificate of architectural conformance.  Every application for a building permit for a new structure within any development subject to the requirements of this section shall first submit an application for a certificate of architectural conformance along with plans, elevations, detail drawings and specifications to the Planning and Historic Preservation Commission.
      (1)   Once an application for a certificate of architectural conformance is filed with the Village Clerk, it shall be scheduled on the agenda of the next available meeting of the Planning and Historic Preservation Commission, except, however; that such application shall be heard within 45 days of the receipt of the completed application and necessary attachments by the village.
      (2)   At the hearing, the Planning and Historic Preservation Commission shall approve the application or make suggestions to modify the application for approval at its next meeting, if in its opinion, the proposed structure(s) will conform to proper architectural standards of appearance and design, will be in general conformity with the style, quality and design of surrounding structures, will be conducive to the proper architectural and aesthetic development of the village, and meets all requirements of division (E) of this section.
      (3)   Within 75 days of the receipt of the completed application and necessary attachments by the village, the Planning and Historic Preservation Commission shall file a report approving the certificate of architectural conformance, approving the certificate of architectural conformance with conditions, or denying the application. If the application is not heard by the Planning and Historic Preservation Commission within 45 days or no report is filed within 75 days of the receipt of the completed application and necessary attachments by the village, the certificate of architectural conformance shall be considered approved by the Planning and Historic Preservation Commission. A denial of a certificate of architectural conformance application may be appealed to the Village Council according to the provisions of division (F) of this section.
   (E)   Design requirements.
      (1)   New buildings shall be similar in size, scale, and mass as the buildings on surrounding properties and shall have a harmonious architectural style.
      (2)   While considerable latitude is provided to the designer of proposed buildings, such buildings must be comparable to existing buildings with the village and not attempt to introduce an architectural style not found in the village and/or a style which would be incompatible with the historical and aesthetic development of the village.
   (F)   Appeal of Planning and Historic Preservation Commission decision.  Within 30 days of any Planning and Historic Preservation Commission decision, any affected party may appeal the decision to the Village Council by filing notice thereof with the Clerk of the Council.
   (G)   Village Council hearing.  The Village Council shall schedule a public hearing within 45 days of the date the appeal is received.  At the public hearing, the Council shall hear all interested parties. Within 30 days of the public hearing, the Council shall pass a resolution either confirming, rejecting, or amending the decision of the Planning and Historic Preservation Commission. The Clerk of Council shall notify the owner of any property involved of the Council action by regular first class mail.
(Ord. 1994-55, passed 1-3-95)