The following is a guide to the developer as to the typical flow of development. The steps range from the first conceptual meeting at staff level all the way to the latter stages of development at a time when the actual building permit is issued. (Ord. 89-08-335, 8-21-1989)
A. Preliminary Stage:
1. The developer takes a proposal to the staff development meeting. Here, the village planner and director of building and zoning work in conjunction with the developer to put the proposal into a form agreeable with village ordinances. In most cases, one or two (2) meetings are necessary before the proposal is officially ready for the board's evaluation. (Ord. 89-08-335, 8-21-1989; amd. Ord. 95-02-712, 2-21-1995)
2. The engineer then begins review of the preliminary plans after the appropriate fees have been paid.
3. After the proposal has met the requirements of the staff, it is sent to the board committee of the whole. The petitioner and staff identify the overall concepts, as well as potential issues for the board members, and the board committee can either send the proposal back to staff for further changes, or forward the proposal to the village board.
4. The proposal is then brought before the public at the village board meeting. It is again scrutinized and either sent onward to the plan commission, or brought back to the village board with requested changes.
5. The proposal is then brought before the plan commission (PC) for a preliminary hearing. Preapplication review takes place and the zoning board of appeals is initiated if it is needed. (Ord. 89-08-335, 8-21-1989)
This ends the preliminary (preapplication) process. All tolled, the process takes from thirty (30) to sixty (60) days to complete.
B. Formal Application Process:
1. The proposal is then resumed at a board committee of the whole meeting. The formal requests and specific concerns of the developer and staff are then examined. Upon the committee approval, the development is sent to the village board.
2. The village board then examines the development as a full body. They may ask for specific changes before sending the proposal to the plan commission and a public hearing. The plan commission reviews the development only if an annexation, special use or otherwise a variation in the zoning 1 and/or subdivision ordinance is sought.
3. Formal public input then takes place at a public hearing of the plan commission. The concerns of the general public, elected officials and village staff are then brought up, and the development is sent back to the staff and appropriate subcommittees to evaluate any concerns.
4. The staff then meets with the developer at a staff development meeting, usually, the fourth or fifth of such meetings. The staff and petitioner then refine the proposal using the public input as guidelines.
5. If required, a second meeting of the plan commission occurs at this point. A second meeting is not usually needed. (Ord. 89-08-335, 8-21-1989)
6. Once the project has passed the plan commission, the engineer, with a more exact development, can accurately measure the cost of the project. The letter of credit, which is fixed at a rate of one hundred ten percent (110%) of site improvement costs (i.e., grading, sewer and water, and sidewalks, etc.) can be obtained. Also, the remaining two percent (2%) deposit (for a total of 3.5 percent) can be figured. (Ord. 89-08-335, 8-21-1989; amd. Ord. 93-10-615, 10-4-1993)
7. The development then goes before the committee of the whole where it is placed on the agenda of the next board meeting.
8. Upon the acceptance of the proposal by the committee of the whole, the board sets dates for establishing an annexation agreement and, if so required, annexation hearing. Building permits may also be issued. After staff meetings, public discussion and board approval of both the annexation agreement and later public hearing, the board will proceed to set a date for plat approval. At this point, the village attorney is consulted for necessary documents and approval.
Building permits are issued after review and approval of the building department, fire department, engineer and public works. (Ord. 89-08-335, 8-21-1989)
Notes
| 1 | 1. See title 9 of this code. |