(A) Purpose. The site plan review process is intended to promote orderly development and redevelopment in the village, and to assure that such development or redevelopment occurs in a manner that is harmonious with surrounding properties, is consistent with the Comprehensive Plan, and promotes the general welfare of the village. This section provides standards by which to determine and control the physical layout and design to achieve the:
(1) Compatibility of land uses, buildings and structures.
(2) Protection and enhancement of community property values.
(3) Efficient use of land.
(4) Minimization of traffic and safety hazards.
(5) Efficient parking layout.
(6) Minimization of environmental problems, including stormwater management and incorporation of sustainable design techniques.
(B) Authority and execution.
(1) Site plan review and approval is required for the following:
(a) Building permits for new townhouse, multi-family, non-residential and mixed-use developments.
(b) Building permits for additions to townhouse, multi-family, non-residential and mixed-use developments. Modifications of all outdoor recreational areas that include the construction of new buildings, accessory structures and/or exterior lighting are also subject to site plan review. However, playground equipment is considered exempt from site plan review.
(c) Building permits for construction of parking lots of ten or more spaces.
(d) Stealth design for wireless antennas, in accordance with § 153.177(R)(10).
(2) No building permit shall be issued until site plan approval has been granted. If the Planning and Zoning Commission approves a site plan, a building permit may then be issued, provided that all other requirements of all other applicable village codes and ordinances are satisfied.
(C) Procedure. Applications for site plan review shall be submitted to the Zoning Administrator in accordance with the requirements in § 153.041. Once it is determined that the application is complete, the application shall be forwarded to the Planning and Zoning Commission.
(1) The Planning and Zoning Commission shall review the completed site plan review application no more than 60 days from receipt of a complete application. If, in the Planning and Zoning Commission judgment, the site plan review application does not contain sufficient information to enable the Planning and Zoning Commission to properly discharge its responsibilities, the Planning and Zoning Commission may request additional information from the applicant. In that event, the 60- day period shall be suspended pending receipt of all requested information.
(2) The Planning and Zoning Commission shall approve, approve with conditions or deny the site plan within 60 days. The Zoning Administrator shall notify the applicant within ten days of the action taken. The Planning and Zoning Commission shall evaluate the site plan pursuant to the applicable standards in division (D) below.
(3) The Planning and Zoning Commission may request modification of the submitted site plan and resubmittal of such revised site plan. The revised site plan shall be processed in the same manner†as the initial site plan review application. No new fees shall be required.
(4) The Planning and Zoning Commission may approve the site plan subject to certain conditions or minor modifications to be listed in the resolution approving the application. All plans and drawings submitted as part of the application for a building permit must include those conditions or minor modifications stated within the resolution in order for a building permit to be issued.
(D) Standards for site plan review.
(1) Each site plan submitted for review shall include the following details: the location of principal and accessory structures, infrastructure, open space, landscaping, exterior lighting, traffic movement and flow, number of parking spaces, design of parking lots, and location of landscaping and screening. In reviewing site plans, the relationship of the site plan to adopted land use policies, and the goals and objectives of the Comprehensive Plan shall be evaluated.
(2) In addition, the following characteristics shall also be considered:
(a) Degree of conformity with existing standards.
(b) Regulations of this chapter, and any other applicable regulations within the village’s Municipal Code, and the goals and policies of the Comprehensive Plan.
(c) The location, arrangement, size, design and general site compatibility of buildings, lighting and signs, including:
1. Efficient use of land that responds to the existing off-site utilities and service conditions in order to minimize the demand for additional municipal services, utilities and infrastructure.
2. Compatibility with, and mitigation of, any potential impact upon, adjacent property.
3. Site illumination designed and installed to minimize adverse impact on adjacent properties.
(d) Landscaping and the arrangement of open space or natural features on the site should:
1. Create a desirable and functional environment for motorists, pedestrians, bicyclists and occupants of residential dwellings, business owners and employees. To achieve such an environment, landscaping may take advantage of open space design features such as bike paths, running paths and outdoor relaxation areas.
2. Preserve unique natural resources, including measures to preserve and protect existing healthy, mature trees.
3. Protect natural resources and landscaping on adjacent sites.
4. Design drainage facilities to promote the use and preservation of natural watercourses and patterns of drainage.
5. Utilize plant materials suitable to withstand the climatic conditions of the village and microclimate of the site. The use of species native to northeastern Illinois is encouraged.
6. Use of screening to buffer the impact of the development on adjacent uses and enhance the appearance and image of the village by screening incompatible uses and certain site elements, and creating a logical transition to adjoining lots and developments.
(e) Circulation systems and off-street parking shall be designed to:
1. Provide adequate and safe access to the site for motor vehicles as well as alternate modes of transportation, including pedestrians and bicyclists.
2. Minimizing potentially dangerous traffic movements.
3. Separate pedestrian and auto circulation and provide for bicycle parking or storage insofar as practical.
4. Minimize curb cuts by using cross-access easements and shared parking.
5. Design off-street parking lots or garages to minimize adverse impacts on adjacent properties, particularly through the use of perimeter and interior landscaping, and promote logical and safe parking and internal circulation.
6. Clearly define pedestrian access from the parking area to the building(s). A clearly defined visible and identifiable network of pedestrian connections should be provided in and between parking lots, street sidewalks, open spaces and buildings.
(E) Amendments to approved site plan reviews.
(1) An application for an amendment to an approved site plan shall be submitted to the Zoning Administrator. Amendment applications shall include a written description of the proposed change, including the reason for such change, and a notation of the location on the approved site plan.
(2) Minor changes, as required by technical engineering or other physical site circumstances not foreseen at the time that the site plan was approved, and verified by the Village Engineer, may be authorized by the Zoning Administrator, who shall reserve the right to forward any such request to the Planning and Zoning Commission for approval. All other changes require approval by the Planning and Zoning Commission.
(3) The Planning and Zoning Commission shall consider amendment applications within 60 days of receipt of a complete application. If, in the Planning and Zoning Commission’ judgment, the application does not contain sufficient information to enable the Planning and Zoning Commission to properly discharge its responsibilities, the Planning and Zoning Commission may request additional information from the applicant. The Planning and Zoning Commission shall provide its decision in writing, along with reasons for approval or denial.
(4) The Planning and Zoning Commission may decide that the proposed change or changes to the approved site plan is such a significant change that it constitutes a new application and is subject to the complete site plan review provisions of this section.
(5) The Planning and Zoning Commission may determine that a proposed amendment to an approved site plan requires submittal of a revised site plan for proper evaluation. Such revised site plan shall only include those components of the site plan submittal package impacted by the proposed change. Until such revised site plan is submitted, the application shall not be considered complete. Nothing within this section shall prevent an applicant from submitting a revised site plan with the amendment application at the time of initial submission.
(Ord. 929, passed 1-25-11; Ord. 1076, passed 1-23-18)