A. Preliminary Development Plan. An application for a planned unit development must be accompanied by preliminary architectural drawings as well as by a preliminary development plan, which contains the following:
1. Statement of Objectives. A statement of the planning objectives to be achieved by the particular design approach proposed by the applicant is required. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. This statement should also describe the public benefits that will be achieved through the proposed planned unit development that would otherwise not result from a conventional type of development or subdivision of the site.
2. Statement of Ownership and Proposed Use. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the land areas or structures and the proposed use thereof is required. A statement and documentation verifying that the applicant has, or will have, ownership and control overall land included in the proposed planned unit development is also required.
3. Quantitative Summary. A quantitative summary including, but not limited to, the following is required. If the development is to be phased, the quantitative summary must also be broken down into the phase components.
a. Area of the subject parcel in acres and square feet.
b. In the case of residential uses, residential density.
c. Total area and footprint area of principal buildings in square feet.
d. Total area and footprint area of accessory buildings in square feet.
e. Area of streets in square feet.
f. Area of exterior parking facilities in square feet.
g. Number of parking spaces.
h. Lot coverage (in percentage of entire parcel) of principal buildings, accessory buildings, parking areas, streets, and recreational facilities, individually and collectively.
i. Area of open space on-site in square feet.
j. Area of commonly owned and maintained open space in square feet.
k. In the case of residential uses, maximum residential density that would be achievable through a conventional subdivision of the site.
l. A preliminary list of the variations from the underlying zoning that would likely be required to construct the planned unit development as proposed.
4. Open Space Statement. A statement is required describing why the area for usable common open space was chosen, the unique advantages it offers, and how it is envisioned that residents or patrons will utilize the space either actively or passively.
5. Traffic Study. A recent traffic survey prepared by a qualified expert setting forth and analyzing the effect upon traffic in and outside the Village is required whenever the application contemplates a residential planned unit development of eight or more dwelling units or a non-residential planned unit development of 10,000 or more square feet. Such survey is not limited to the effect on adjacent streets but must extend to all of the surrounding areas affected and indicate the anticipated points of origin and the direction, amount, and density of traffic flow to, from, and within the proposed planned unit development.
6. Covenants.
a. The developer must establish an owners' association through a declaration of covenants and easements which will be recorded and run with the land and be binding upon any purchaser of any lot or dwelling unit in the planned unit development. The declaration must be submitted to the Zoning, Planning, and Appeals Commission for review and to the Village Attorney for final approval. Such declaration must include, but is not limited to, provisions requiring:
i. The developer to convey the private streets or roads, detention or retention facilities, and common areas to the owners' association.
ii. The owners' association to maintain and repair any and all private streets or roads, detention or retention ponds, and common areas and any and all appurtenances thereto.
iii. That, if the owners' association fails to maintain and repair any and all private streets or roads, detention or retention ponds, and common areas, the Village may, but is not required to, enter upon the property to maintain and repair such items and the owners' association will pay all associated costs.
b. The Village may also require the establishment of a special service area to ensure maintenance of the common areas.
7. Maps and Illustrations.
a. Existing Site Conditions. A map is required that illustrates existing site conditions including topography, water-related features, vegetation, wetlands, ravines, floodplains, unique soils conditions, and other environmental data including a tree survey.
b. Surrounding Conditions. A map is required that illustrates the land use and environmental conditions of the surrounding neighborhood within a 500-foot radius around the subject site, particularly illustrating the adjacent lots showing their lot lines, structures, setbacks, and driveways, as well as nearby streets.
c. Cross Sections. A minimum of two cross sections are required through the entire site illustrating the bulk and heights of proposed structures in relation to the topography, vegetation, and surrounding structures.
d. Utility and Drainage Plan. A plan is required that illustrates existing and proposed utilities and drainage facilities. Stormwater detention and flood plain compensatory storage facilities must be included if required by Village ordinances.
e. Circulation Plan. A plan is required that illustrates the circulation of all vehicles, including emergency vehicles, internal to the site, consistent with approved engineering and design standards, that illustrates the relationship of the development's internal private streets to the street plan in the Comprehensive Plan.
f. Landscape, Free Preservation, and Grading Plan. A plan is required that illustrates the earth moving, if any, to be done on the site, together with a preliminary plan for the enhancement of the vegetation on the site, including a tree preservation plan.
g. Subdivision Sketch Plan. A sketch plan is required that illustrates the maximum number of lots and/or dwelling units that could be achieved through a conventional subdivision of the site including the location of public street(s) that would be required to provide access to such lots or dwelling units. The design and layout of all lots and streets in such subdivision sketch plan must comply with all standards and requirements found in this Chapter and the subdivision regulations. The purpose of said sketch plan is to assist in determining the maximum number of lots or dwelling units that may be located in the proposed planned unit development.
8. Other Information. The Zoning, Planning, and Appeals Commission may require other materials to be included in a preliminary development plan. These may include market studies, traffic studies, soil borings, applicable approvals from other agencies, and all other items that may be reasonably required.
B. Final Development Plan.
1. The final development plan must contain in final form all of the information required in the preliminary development plan together with revisions, if any, along with such other documents as may be necessary to implement the plan or to comply with all applicable requirements of this Chapter.
2. The final development plan must include the following:
a. Phasing Program. A document describing any proposed phasing program of the development for all structures, recreational and other common facilities, and open space improvements, including time schedule for commencement and completion dates of construction of each phase, intermediate phases cannot exceed overall project density and a pro rata allocation of common open space must be made as each phase is developed.
b. Common Open Space Agreement. A copy of the formal agreement with a public agency or private association for the ownership and maintenance of the common open space is required.
c. Plats for Recording. A copy of the subdivision plat, plat of dedication, or plat of vacation that is a necessary part of the planned unit development is required.
d. Covenants. Restrictive covenants, in a form acceptable to the Village Attorney, limiting development of and construction upon the tract as a whole to such development and construction as complies with the final development plan and the special use granted by the Village Board, which document must include, but is not limited to, provisions granting the Village a right to enforce same as well as its stormwater management regulations.
(Ord. 885, passed 11-21-2023)