10-17-4: PRELIMINARY PLAN:
The applicant shall request the special use permit, by letter addressed to the Village Board, to be placed on the agenda of the meeting of the Plan Commission for a preliminary discussion of the proposed planned development, and the Plan Commission shall consider the proposed planned development at such meeting, which may be continued from time to time. Thereafter, the applicant shall prepare a preliminary plan which shall include, but not necessarily be limited to, the following:
   A.   Twenty (20) copies of a preliminary plan including a map or maps which shall be included as part of the application and shall be drawn at a scale of two hundred feet to the inch (200' = 1"). The following information shall be shown:
      1.   Boundary Survey: A boundary line survey of the subject site which shall be prepared and certified by a registered land surveyor.
      2.   Topography: The existing topographic character of the land with contours shown at intervals no greater than five feet (5'). Topographic data shall refer to the USGS North American Datum - Mean Sea Level Elevation.
      3.   Site Analysis: A detailed site analysis of the property in question, which shall show the following information:
         a.   Physical Factors Information:
            (1)   Existing land uses both on the site and immediately adjacent to it;
            (2)   Scenic views;
            (3)   Wooded areas;
            (4)   Soil problem areas based upon a soil survey of the site to include a report from the Soil Conservation Service. Additional soil information may be requested by the Plan Commission and/or the Village Engineer;
            (5)   Portions of the site in any floodplain and/or floodplain fringe areas;
            (6)   Streams, ponds, drainage ditches, culverts and standing water;
            (7)   Isolated preservable trees six inches (6") or more in diameter at one foot (1') above ground level;
            (8)   General directions of the stormwater runoff across the property.
         b.   Public Utilities Information: Public utilities information, which shall show the location and size of any existing sanitary sewers, storm sewers and water lines both on the site and in easements and rights-of-way immediately adjacent to the site - gas, electric and telephone.
         c.   Other Information:
            (1)   Existing County and/or Municipal zoning on all parts of the site;
            (2)   Municipal corporate boundaries across and adjacent to the subject site;
            (3)   Utility easements across and adjacent to the subject site.
      4.   Land Use Plan: A proposed land use plan which shall be drawn upon a print of the topographic map for this site. The proposed land use plan shall contain the following information:
         a.   Identification And Description:
            (1)   Name of the planned unit development;
            (2)   Location of the subject site by section, town and range or by other approved legal description;
            (3)   Name and address of the site planner and/or engineer;
            (4)   Name and address of the owner and/or trust beneficiary or developer;
            (5)   Scale, northpoint and date.
         b.   Design Features: Design features information, which shall show:
            (1)   Right-of-way alignments, widths and names of all streets. Such street names shall not duplicate the name of any street heretofore used in the Village or its environs unless such street is an extension of or is in the lie with an already named street, in which event that name shall be used;
            (2)   The location of all multi-family or single-family attached buildings and structures;
            (3)   Off-street parking and service areas;
            (4)   All areas to be dedicated as common open space and all sites to be conveyed, dedicated or reserved for parks, playgrounds, community or commercial buildings, and business areas contained within any community building;
            (5)   The pedestrian circulation system, and pathway system or bicycle system;
            (6)   All other information necessary to clearly show the proposed elements of the planned unit development.
      5.   Utility Plan: A proposed utility plan which shall be drawn on a print of the proposed land use plan. The proposed utility plan shall show the approximate location and dimensions of all sanitary sewer, storm sewer, and water lines for all proposed land uses, drainage ditches, culverts and water retention areas, as well as any utility easements. The utility plan shall be accompanied by a statement from the Village Engineer attesting to the capability of existing sewer systems to service the proposed development.
   B.   A written statement which shall be included as part of the application for approval of the preliminary plan shall contain the following information:
      1.   The type and number of dwelling units for any proposed residential land uses.
      2.   The stages in which the project will be built and the approximate dates when construction of each stage can be expected to begin and to end.
   C.   Other information may be requested if the Plan Commission finds that the planned unit development may create special problems for traffic, parking, landscaping and/or economic feasibility. Such information may include, but not be limited to, any of the following:
      1.   An off-street parking and loading plan.
      2.   A traffic study indicating the volume of traffic to be generated by the planned unit development or this phase of it and proposing any special engineering design features and/or traffic regulation devices needed to ensure the proper safety of traffic circulation to, through and around the planned unit development or this phase of it.
      3.   Economic impact - a tax impact study detailing the impact which the planned unit development or this phase of it will have upon all taxing bodies. In addition, the expected number of students to be generated by any residential portion of it shall also be quantified.
      4.   A landscaping planting plan, indicating the height, size, location, quantities and variety of stock to be planted.
   D.   The procedure for approval of the preliminary plan shall be as follows:
      1.   The Village Board shall refer the preliminary plan to the Plan Commission. The Village Board shall instruct the appropriate Village departments and Village Engineer to collaborate with the Plan Commission in reviewing the preliminary plan for the planned unit development for its compliance with these regulations and other ordinances of the Village. Such collaboration may include meetings at which the developer shall meet with the Village officials and Engineer in order that the Plan Commission may have, prior to its public hearing, the informal recommendations of its officials and engineer.
      2.   The Plan Commission shall notify the applicant as to the time and place of the public hearing at which the applicant shall present his preliminary plan. The Plan Commission shall cause notice of such public hearing to be published in a manner approved by the Village Attorney for the Plan Commission for all special use permits and as required by statute.
   E.   The Plan Commission shall proceed as quickly as possible in its review of the preliminary plan. Within no more than thirty (30) days after the final adjournment of the public hearing, the Plan Commission shall:
      1.   Approve and/or disapprove the preliminary plan and shall submit its written recommendation, which may include the recommendations of the Village Engineer and Village Attorney, to the Board of Trustees, with a copy being sent to the applicant; or
      2.   Advise the applicant in writing if the Plan Commission finds that change, addition, or corrections are required in the preliminary plan. The applicant shall resubmit twenty (20) copies of the revised preliminary plan for consideration by the Plan Commission at a continuation of or a new public hearing. The applicant shall do so without paying an additional filing fee.
   F.   The Village Board of Trustees shall accept or reject the preliminary plan within forty five (45) days after its next regular meeting following the receipt of the written recommendations of the Plan Commission. The applicant and the Village Board of Trustees may mutually agree to extend the forty five (45) day period.
      1.   If the preliminary plan is disapproved, the Village Board shall state in writing the reasons for the disapproval, and such writing, if prepared, shall be filed with the Village Clerk and a copy shall be sent to the applicant.
      2.   If the preliminary plan is approved, the Village Board shall authorize the applicant to submit a final development plan for the planned unit development.
      3.   Within one (1) year following the approval of the preliminary development plan, the applicant shall file with the Plan Commission, a final development plan completing in final form all information required as noted in this section. (1979 Code § 5-17-4)