(A) Application: In order to discuss the general purpose of the planned unit development in the context of establishing planning policies and practices of the Village of Manteno and to ensure that the required data is properly prepared and presented before expending the time and money in preparation and review of a engineered preliminary plan, any person desiring to develop land subject to this title, before filing a final plan, shall file an application and sketch development plan of the planned development with the village clerk. After review of the application and sketch plan by village staff and within thirty (30) days of submittal, the sketch plan shall be placed on the agenda of a regular planning commission meeting.
(B) A Special Use Permit request shall be included as part of the sketch development plan application in accordance with the provisions as defined in Section 9-14-12 “Special Use Permits” of the zoning ordinance, including the required public hearing and proper notifications.
(C) Sketch Plan Copies: Five (5) full size twenty-four inch by thirty-six inch (24" x 36") sets and twenty (20) eleven inch by seventeen inch (11" x 17") sets of the sketch plan(s) shall be submitted to the village clerk along with a completed sketch development plan/special use permit application and the required application and escrow fees.
(D) Development Escrow:
1. Concurrently with the submission of request for sketch plan review as provided herein, the applicant shall deposit with the village treasurer, in escrow, a sum of money that shall be used by the village to defray the cost and/or expense billed for staff, infrastructure mapping, modeling, GIS and database updates, court reporters for appearance and transcript fees, and such other consultants or professionals as are hired by the village during the technical, preliminary and final plan review process and through the village’s final acceptance of all public improvements. Said escrow shall also be used to pay the cost of all special planning commission or village board meetings required in the planned unit development process.
2. The amount to be deposited by the applicant shall be not less than ten thousand dollars ($10,000.00). Said escrow funds shall be deposited and held by the village in an interest-bearing account with the interest payable to the village of Manteno. The village shall make disbursements from said escrow funds upon the receipt of billing statements, provided said statements have been reviewed and approved by the village board. Notice to the applicant shall not be a prerequisite to the village making said disbursements. If at any time after commencement of the review process the amount deposited has been reduced to a balance of three thousand dollars ($3,000.00) or less, the applicant shall be required to deposit an additional amount with the village so that the escrow balance is not less than the amount the applicant was originally required to deposit. Said additional amount shall be deposited with the village treasurer within fifteen (15) days after the applicant has been so notified. Notice shall be deemed given as of the date that a written notice requesting an additional amount is deposited by certified U.S. mail addressed to the applicant.
3. Any funds on deposit at the conclusion of the staff’s involvement with the development, provided all disbursements have been made, shall be returned to the applicant. However, notwithstanding anything herein to the contrary, no final village board approval shall be granted until all the aforesaid costs have been paid. All funds disbursed from the escrow fund shall be itemized and only the remaining balance of the escrow account will be returned to the applicant. There will be no refund of escrow funds already allocated for expenses associated with the development if the development fails to complete the planned unit development process.
(E) Application Fee: The sketch development plan application fee of seven hundred fifty dollars ($750.00) shall be submitted with all other required documents prior to review by the village.
(F) Planning Commission Recommendation: The planning commission, in reviewing the sketch development plan, shall discuss with the developer the proposed plan and any requirements the village may want to have incorporated into a preliminary development plan, provided however that the village and planning commission shall not in any way be subsequently prejudiced from making any future recommendations or decisions on account of their review and comment on the sketch development plan. A sketch development plan approval recommendation does not grant the developer relief or variance from the planned unit development, subdivision and zoning standards and requirements.
(G) Requirements: Application for a planned unit development shall be executed by, or on behalf of, the landowner, accompanied by the following supporting documents:
1. Ownership: The entire site of the planned unit development shall be under single ownership, and/or unified control as demonstrated by a description of legal responsibility as necessary to effectuate and maintain the plan.
2. Minimum Size: The site of the planned unit development shall be determined on a case-by-case basis by recommendation of the planning commission and approval of the village board during the sketch development plan phase of the approval process. The developer/property owner shall provide sufficient evidence to show the size of the property is sufficient for the proposed use(s) and type of development.
3. Use(s): The planned unit development may include any or all uses permitted within any of the existing zoning districts or a mixture thereof; provided that the uses permitted in the planned development shall be of a type and so located as to exercise no undue detrimental influence upon the surrounding properties and shall be compatible each with the other within the planned unit development.
4. Land Use Plan: A land use plan for the entire planned unit development, which shows the boundaries of the proposed development, sets forth the present plans of the developer of the planned development of the area into the types of land uses and the location of such land uses. Any residential use area shown on the plan shall also show the proposed number of dwelling units and densities by type of residential unit proposed to be constructed, within each phase of the planned development. Conceptual sketches shall be provided, demonstrating the land planning concept for each proposed residential type of housing unit. Similar, but more specific information should be provided for the area of the plan intended for initial development.
5. Legal Description: A legal description of the property proposed to be included in the total planned development.
6. General Character: A written explanation of the general character of the proposed development including:
(a) The description and quantity of all land uses to be included in the development, with maximum and minimum percentage limitations for each use as well as the proposed number of acres to be devoted to recreational areas, schools, and municipal purposes;
(b) The projected type, location and number of dwelling units and densities to be constructed in each phase of the total development;
(c) A description of each type of residential, commercial or industrial unit proposed to be constructed (i.e., single-family, commercial, industrial, etc.);
7. General Description: A preliminary engineering study providing a general description of existing sanitary and storm facilities and service water facilities, on and adjacent to the proposed development and the proposed improvements necessary to properly handle the sanitary and storm water and service needs upon development and any additional information as may be requested by the village engineer.
8. Traffic Study: A traffic study prepared by a qualified expert, providing a general description of existing roads on and adjacent to the proposed development, and the proposed road improvements necessary to properly handle the traffic anticipated to be generated upon development. A circulation diagram indicating the proposed movement of vehicles, goods and pedestrians within the planned development, and to and from existing thoroughfares. Any special engineering features and traffic regulation devices needed to facilitate or ensure the safety of this circulation pattern must be shown.
9. Construction Schedule: A proposed construction schedule showing the anticipated beginning and completion dates of the project as a whole, or for each phase, if the project will be developed in phases.
10. Modification, Exceptions and Variances: A description of the modifications, exceptions, and variances from this chapter or the village’s subdivision regulations which are being requested as part of the application for establishment of the planned unit development.
11. Front Elevation: Architects’ rendering of front elevation of primary and accessory buildings. Such renderings should be of sufficient detail to permit an understanding of the proposed character of development.
12. Feasibility: Adequate evidence, in the form of a market research report or other appropriate evidence to establish the need for and feasibility of the proposed development.
13. Resources: A preliminary statement identifying existing natural and environmental resources, including a policy statement by the applicant expressing basic plans and procedures, which will be utilized to ensure protection of the total physical setting of the development and related environs.
14. Land Use: A written statement signed by the applicant outlining and describing in detail as the planning commission deems appropriate, the arrangement by which the applicant proposes to regulate land use and otherwise ensure development of the proposed planned unit development, in accordance with the recommendation of the planning commission and approval by the village board. Such statement may, but need not, include a draft of proposed covenants and/or deed restrictions intended to be included and filed in the office of the recorder of deeds of Kankakee County prior to disposition of any land in the planned development (which covenants and/or deed restrictions may include adequate provisions to assure proper maintenance and repair of all areas and facilities under common ownership, including payment thereof, and enforceability thereof by, or on behalf of, the village), proposed character and bylaws of an association, if any, for homeowners, merchants, or industrial owners within the proposed planned development.
(C) Public Hearing: The planning commission shall hold a public hearing on the application for a sketch development plan / special use permit giving notice of the time and place not more than thirty (30) nor less than fifteen (15) days before the date of the hearing by publishing a notice thereof at least once in the local newspaper.
(D) Planning Commission Action: Within sixty (60) days after the close of the public hearing, the planning commission shall provide a written communication to the village board recommending approval, modification, or disapproval of the sketch and/or preliminary plan of the planned development and the reasons thereof:
1. In what respects the proposed plan is, or is not, consistent with the stated purpose of the planned unit development regulations.
2. The extent to which the proposed plan meets the requirements and standards of the planned unit development regulations.
3. The extent to which the proposed plan departs from the zoning and subdivision regulations, otherwise applicable to the subject property, including, but not limited to, the density, dimension, area, bulk and use, and the reasons why such departures are or are not deemed to be in the public interest.
4. The nature and extent of the common open space and recreational space in the planned unit development, the reliability of the proposals for maintenance and conservation of the common open space and recreational space, and the adequacy or inadequacy of the amount and function of the open space in terms of the densities and dwelling types proposed in the plan.
5. The way said plan does or does not make adequate provision for public services, provide adequate control over vehicle traffic, and further the amenities of light and air, recreation and visual enjoyment.
6. The relationship and compatibility, beneficial or adverse, of the proposed plan to the adjacent properties and neighborhood.
7. The desirability of the proposed plan to physical development, tax base and economic well-being of the entire community.
8. The conformity with the recommendations of the comprehensive plan of the village.
9. In case of a plan which proposes development over a period of years, the sufficiency of the terms and conditions proposed to protect the interests of the public and residents of the planned unit development in the integrity of the plan.
(E) Action by the Village Board of Trustees: The village board, after receipt of the sketch development plan and recommendation from the planning commission shall approve, modify or disapprove such sketch development plan. The village board may require such special conditions in the approval of the sketch development plan, as it may deem necessary to ensure conformity with the intent of all comprehensive plan elements and the stated purpose of the planned development.
1. Upon approval by the village board of the sketch development plan by resolution, a record shall be prepared including findings of fact and setting forth the terms of relief and/or variances granted from existing ordinances in general, and specifically from the subdivision regulations. No building permit shall be issued for any structure until a final planned unit development plan has been filed and approved.
2. Approval of a sketch development plan shall not constitute approval of the final plan, rather it shall be deemed an expression of the approval of the layout submitted on the sketch development plan, as a guide to the preparation of the final plans. The final plan for a portion of the planned unit development or the entire planned development, shall be submitted by the developer, not later than one year (or such additional time, as may be authorized by resolution of the village board), after approval of the sketch development plan, for approval by the corporate authorities of the village and subsequent recording upon the fulfillment of the requirements of these regulations and conditions, if any, of the sketch development plan approval. The final plan shall be approved as the final land use and zoning plan if it conforms substantially with the preliminary plan. (Ord. 99-06, 6-21-1999; amd. Ord. 22-01, 5-2-2022; Ord. passed 9-19-2022)