In its establishment and authorization as a special use, in addition to the special use standards of § 153.058, the following procedures, requirements, restrictions, and conditions shall be observed. In addition to the special use procedures, approval of a planned unit development is a four-step process, which includes a pre-application consultation, optional concept plan, preliminary plan, and final plan. No plats shall be recorded and no building permit shall be issued until a final plan has been approved.
(A) Pre-application consultation.
(1) Prior to the filing of an application for a planned unit development, the applicant shall confer with the Zoning Administrator, as well as other village staff the Zoning Administrator deems appropriate to confer with, regarding the proposed development. At the pre-application meeting the applicant shall provide information as to the location of the proposed planned unit development, the proposed uses, proposed public and private improvements, a list of any known exceptions to this chapter and other ordinances of the village, and any other information necessary to clearly explain the planned unit development. The purpose of such pre-application presentation and conference is to make advice and assistance available to the applicant before preparation of the optional concept plan or required preliminary plan, so that the applicant may determine:
(a) Whether the proposed planned unit development appears in general to be in compliance with the provisions of this chapter and other applicable regulations.
(b) Whether any zoning exceptions are required in connection with the proposed planned unit development.
(c) Whether the proposed planned unit development will be in conformity with the Comprehensive Plan, and the goals and policies of the village for development. The pre-application conference does not require formal application, fee or filing of a planned unit development application.
(2) Any opinions or advice provided by the Zoning Administrator shall be in no way binding with respect to any official action the Planning and Zoning Commission or Village Board may take on the subsequent formal application.
(B) Optional concept plan.
(1) Before submitting a formal application for a planned unit development, the applicant may present a concept plan before the Planning and Zoning Commission for the purpose of obtaining information and guidance prior to entering into binding commitments or incurring substantial expense. At a minimum, the concept plan shall consist of the following:
(a) A map or maps in general form containing the proposed land uses, the natural features of the development site, the character and approximate location of all roadways and access drives proposed within the planned unit development, the location of all adjacent public streets, thoroughfares and public utilities, and schematic drawings showing the size, character and disposition of buildings on the site.
(b) A written statement containing a general explanation of the planned unit development, including a statement of the present ownership of all the land within said development and the expected schedule of construction.
(2) The Planning and Zoning Commission shall review the concept plan, and provide such information and guidance as it deems appropriate. Any opinions or advice provided by the Planning and Zoning Commission shall be in no way binding with respect to any official action the Planning and Zoning Commission or Village Board may take on the subsequent formal application. The review of the concept plan shall not be a public hearing, and any failure to observe formal procedures shall not affect the ultimate validity of any enabling legislation.
(C) Preliminary plan. All applications for planned unit developments shall contain a preliminary plan, which shall be filed with the Zoning Administrator, who shall forward a copy of the same to the Planning and Zoning Commission.
(1) Minimum requirements. Every preliminary plan shall contain the following:
(a) A plat of survey of the parcel or parcels of land comprising the zoning lot. The plat shall be drawn to scale showing the actual dimensions of this zoning lot, including all parcels or lots within the zoning lot. The plat shall be drawn in accordance with the recorded plat of such land.
(b) Proof of ownership.
(c) A site location map drawn to an appropriate scale showing the proposed planned unit development in relation to surrounding streets and property located within 600 feet in all directions of the development site. The map shall indicate the location, height and land use of all existing buildings and structures immediately adjacent to the development site.
(d) A site plan drawn to an appropriate scale showing:
1. The location, ground area, height, bulk and approximate dimensions of all existing and proposed buildings and structures within the planned unit development.
2. The use or uses to be made of such existing and proposed buildings and structures.
3. The dimensions of all perimeter setbacks and the distance between all buildings and structures.
4. The location and dimensions of all pedestrian walkways, driveways, streets, parking and loading facilities, including the number of parking spaces serving each building or land use type and all parking related screening and landscaping.
5. The location, height, design and illumination characteristics of all external lighting fixtures within the development.
6. The location and dimensions of any areas proposed to be conveyed, dedicated or reserved for parks, parkways, playgrounds, places of worship, school sites, public buildings or for any other public or quasi-public use.
(e) Typical building elevations and schematic design presentations indicating the general architectural character of all proposed buildings and structures. The drawings need not be the result of final architectural decisions.
(f) A traffic circulation plan and traffic impact analysis prepared by a qualified professional indicating the proposed movement of vehicles, goods and pedestrians within the planned unit development, and to and from adjacent streets, and the impact of the proposed planned development upon existing traffic patterns. Such studies shall also include an examination of the adequacy of on-site parking facilities, vehicular circulation patterns and pedestrian access and safety.
(g) A drainage plan prepared by a qualified professional indicating the manner in which surface drainage will be controlled and managed, consistent with all village and other governmental jurisdictions, regulations and requirements.
(h) A utilities study prepared by a qualified professional indicating the adequacy of the utility systems serving the proposed planned unit development, including water distribution lines, sanitary sewers and stormwater drainage facilities.
(i) A landscape plan prepared by a qualified landscape architect indicating the general character of all proposed landscaping, screening and fencing, including all open space areas around buildings and structures. Said landscape plan need not be the result of final architectural decisions.
(j) A separate schedule setting forth any proposed exceptions to any village regulations. This schedule shall cite by section number each regulation from which an exception is sought.
(2) Preliminary plan procedure. The procedure for approval of the preliminary plan shall be:
(a) Action by the Planning and Zoning Commission. The Planning and Zoning Commission shall review the preliminary plan and special use at a public hearing 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. In that event, the 60-day period shall be suspended pending receipt of all requested information and/or the public hearing continued. Within 60 days of the close of the public hearing, the Planning and Zoning Commission shall either:
1. Recommend approval or denial of the preliminary plan and special use, and submit its written recommendation to the Village Board.
2. Advise the applicant in writing of any recommended changes, additions or corrections to the preliminary plan. The applicant may, within 30 days, submit the revised preliminary plan for Planning and Zoning Commission consideration at a continuation of, or at a new, public hearing. The applicant may do so without paying an additional filing fee. The Planning and Zoning Commission shall then recommend approval or denial of the preliminary plan and special use and submit its written recommendation to the Village Board.
(b) Approval standards for planned unit developments. The Planning and Zoning Commission’ recommendation to the Village Board shall set forth in what respects the planned unit development is or is not in the public interest including, but not limited to, evaluation of the following standards for approval:
1. Is the site or zoning lot upon which the planned unit development is to be located adaptable to the unified development proposed?
2. Will the proposed planned unit development be detrimental to or endanger the public health, safety, comfort or general welfare of any portion of the community?
3. Will the proposed planned unit development be injurious to the use and enjoyment of other property in the vicinity for the purposes already permitted?
4. Will the proposed planned unit development diminish or impair property values within the neighborhood?
5. Will the proposed planned unit development impede the normal and orderly development and improvement of surrounding property for uses permitted in the zoning district?
6. Is there provision for adequate utilities, drainage, off-street parking and loading, pedestrian access and all other necessary facilities?
7. Is there provision for adequate vehicular ingress and egress designed to minimize traffic congestion upon public streets?
8. Are the location and arrangement of structures, parking areas, walks, lighting and appurtenant facilities, compatible with the surrounding neighborhood and adjacent land uses?
9. Is any part of the proposed planned unit development which is not to be used for structures, parking and loading areas, or access ways, suitably landscaped?
10. Is the planned unit development in the specific location proposed consistent with the spirit and intent of this chapter and the adopted Comprehensive Plan?
(c) Action by the Village Board. The Village Board, after receipt of the recommendations from the Planning and Zoning Commission, shall approve, approve with conditions or deny the preliminary plan and special use within 60 days following the receipt of the recommendations of the Planning and Zoning Commission.
1. If the preliminary plan is denied, the Village Board shall state in writing the reasons for the denial, and such writing shall be filed with the Zoning Administrator and a copy shall be sent to the applicant.
2. If the preliminary plan and special use is approved, the applicant shall submit a final plan for the planned unit development.
3. Limitations on denials. No special use application for a planned unit development, which has been denied by the Village Board, shall be reconsidered for a period of one year from that date of denial.
(D) Final plan.
(1) Final plan procedure. Within one year following the approval of the preliminary plan the applicant shall file with the Zoning Administrator a final plan containing, in final form, the information required for the preliminary plan. If the planned unit development is to be developed in phases, the applicant need only file a final plan for the first phase of development, as indicated in the development and construction schedule prescribed below. The final plan for the remaining phases shall be filed in accordance with the development and construction schedule. Every final plan shall contain the following information and documentation:
(a) A final site plan drawn to an appropriate scale on material suitable for recording with the Cook County Recorder of Deeds. The final site plan shall include the following information:
1. Final designation of the location, ground area, height, bulk and exact dimensions of all existing and proposed buildings and structures within the planned unit development.
2. A detailed tabulation of each separate land use area, including land and building areas, and where applicable, the total number of residential dwelling units, the number of bedrooms in each unit, and the residential density.
3. The use or uses to be made of such existing and proposed buildings or structures.
4. The dimensions of all setbacks and the distances between all buildings and structures.
5. The final location and dimensions of all pedestrian walkways, driveways, streets, parking and loading facilities, including the number of parking spaces serving each building or land use type and all parking related screening and landscaping.
6. The exact location and dimensions of any areas to be conveyed, dedicated or reserved for parks, parkways, playgrounds, places of worship, school sites, public buildings, or for any other public or quasi-public use.
(b) An accurate legal description of the entire zoning lot upon which the planned unit development is to be located, and a legal description of each separate subdivided parcel, including any areas to be conveyed, dedicated or reserved for public or quasi-public uses.
(c) All covenants, easements, agreements and other provisions required to govern the use, maintenance and continued protection of the planned unit development, along with an agreement assuring that the applicant, any subsequent owner or, where applicable, a homeowners association shall be responsible for all street, utility and common open space maintenance within said development and for snow plowing and refuse disposal.
(d) All plats, certificates, seals and signatures required for the dedication or vacation of land and/or the recording of the final site plan.
(e) If subdivision of the development site is included in the planned unit development, a plat of subdivision shall be prepared suitable for recording with the Cook County Recorder of Deeds. In like manner, if a vacation or dedication of a public street or alley is included, a plat of vacation or dedication shall be prepared.
(f) A detailed landscape plan based on final architectural decisions indicating the specific location and character of all landscaping, including the size and species of all trees, shrubs, hedges and other groundcover, the location, size and type of all screening and fencing and the location, height, design and illumination characteristics of all external lighting fixtures within the development.
(g) A detailed utilities and drainage plan based on final architectural decisions indicating the size and location of all water distribution lines, sanitary sewers and storm drainage facilities required to serve the planned unit development and the manner in which surface drainage will be controlled and managed consistent with all applicable village regulations.
(h) A development and construction schedule indicating the following:
1. The date when construction of the planned unit development will begin or, if developed in phases, the date when construction of the initial phase will begin.
2. If the planned unit development is to be developed in phases, a map indicating the phases in which the planned unit development will be built, the dates when the final plans for all but the initial phase will be filed, and the approximate dates when construction of each subsequent phase will begin.
3. The date when construction of the planned unit development will be completed, and the date when a specific use or uses will be established, or if developed in phases, the date when construction of each phase will be completed, and the date when a specific use or uses will be established for each phase.
(i) Building elevations and schematic design presentations indicating the architectural character of all proposed buildings and structures based on final architectural decisions and prepared in detail.
(j) Detailed drawings and design presentations of all signs to be erected within the planned unit development.
(2) Action. The Zoning Administrator shall review the final plan within 60 days from the receipt of the complete final plan and shall take the following actions:
(a) Conformance with preliminary plan. The Zoning Administrator shall recommend approval of the final plan to the Village Board if it is in substantial compliance with the preliminary plan and all village regulations. The Zoning Administrator shall certify to the Village Board that the final plan is in substantial conformance with the previously filed preliminary plan. Within 60 days of receipt of the Zoning Administrator’s recommendation, the Village Board shall review the final plan.
(b) Nonconformance with preliminary plan.
1. If the Zoning Administrator finds that the final plan is substantially changed from the approved preliminary plan, or is otherwise not in accordance with village regulations, then the Zoning Administrator shall recommend to the Village Board that the final plan be denied. If the final plan is held not to be in conformity with the preliminary plan or other village regulations, the Zoning Administrator shall inform the applicant with regard to specific areas found not to be in compliance, and the applicant may resubmit the final plan to the Zoning Administrator with changes to those areas found not to be in compliance.
2. Once resubmitted and the Zoning Administrator has determined the final plan to be in substantial compliance with the preliminary plan, the Zoning Administrator shall certify to the Village Board that the final plan is in substantial conformance with the previously filed preliminary plan. Within 60 days of receipt of the Zoning Administrator’s recommendation, the Village Board shall review the final plan.
(c) Approval. After the approval of the final plan, the use of the land and the construction, modification or alteration of any buildings or structures within the planned unit development will be governed by the approved final plan rather than by other provisions of this chapter.
(Ord. 929, passed 1-25-11; Ord. 1076, passed 1-23-18)