(A) Purpose. To encourage the most orderly development of properties through advance planning and thus assure adequate standards for the development of residential neighborhoods; provide regulations to encourage a variety of dwelling types; assure adequate open space; protect residential areas from undue traffic congestion; protect residential areas from the intrusion of business, industrial and other land uses that may create an adverse effect upon the living environment; and thus promote the general welfare of the community.
(B)
Provisions. The basic provisions and requirements concerning Planned Unit Development are as follows: The subdivision, development and use of land containing ten or more acres as an internal unit, combining more than one primary land use and which may provide for single-family residential, multiple-family residential, education, business, commercial, industrial, recreational, park and common use areas may be described as a Planned Unit Development. A Planned Unit Development may be established as a special use in any Zoning District.
(1) In its establishment and authorization as a special use, in addition to the foregoing provisions, the following procedures, requirements, restrictions, standards and conditions shall be observed.
(2) The Planned Unit Development may be excluded from the provisions of the subdivision regulations (Chapter 154) and of this chapter to the extent specified in the final authorization of the Planned Unit Development.
(C) Procedure.
(1) Pre-application conference. A pre-application conference shall be held with the Plan Commission. At such conference, the applicant shall provide information as to the location of the proposed planned development, the uses, and approximate area of use for each use category; a list of any and all exceptions to the subdivision regulations and zoning code of Peotone, and any other information necessary to clearly explain the planned development to the Plan Commission.
(2) The Plan Commission shall review and consider the proposed plan as to its compatibility with the comprehensive plan and the goals and policies for planning of the village and advise the applicant on the information, documents, exhibits, drawings, and any limitations on the proposal that should be included in the application to the village for a special use permit for planned development.
(D) 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. The applicant shall present such exhibits and written information as may be necessary to fully acquaint the Plan Commission with the proposed development which shall include, but not necessarily be limited to the following:
(1) The map or maps which shall be included as part of the application shall be drawn at a scale of 100 feet to the inch (1" = 100'), or if the area of the site is more than 200 acres, 200 feet to the inch (1 " - 200'). The following information shall be shown:
(a) Boundary survey. A boundary line survey of the subject site which shall be prepared and certified by a registered land surveyor.
(b) Topography. The existing topographic character of the land with contours shown at intervals no greater than five feet. Topographic data shall refer to the U.S.G.S. North American Datum - Mean Sea Level Elevation.
(c) Site analysis. A detailed site analysis of the property in question, which shall show the following information:
1. Physical factors information:
a. Existing land uses both on the site and immediately adjacent to it.
b. Scenic views.
c. Wooded areas.
d. 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.
e. Portions of the site in any flood plain and/or flood plain fringe area.
f. Streams, drainage ditches, culverts and standing water.
g. Isolated preservable trees six inches or more in diameter at one foot above ground level.
h. General directions of the storm water run-off across the property.
2. 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.
3. Other information.
a. Existing county and/or municipal zoning on all parts of the site.
b. Municipal corporate boundaries across and adjacent to the subject site.
c. School district boundaries across and adjacent to subject site.
d. Utility easements across and adjacent to the subject site.
(d) Land use plan. A proposed land use plan which shall be drawn upon a print of the topographic map for the site. The proposed land use plan shall contain the following information:
1. Identification and description:
a. Name of the Planned Unit Development.
b. Location of the subject site by section, town, and range or by other approved legal description.
c. Name and address of the site planner and/or engineer.
d. Name and address of the owner and/or trust beneficiary or developer.
e. Scale, northpoint and date.
2. Design features information, which shall show:
a. 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 line with an already named street, in which event that name shall be used.
b. The location of all multi-family or single-family attached buildings and structures.
c. Off-street parking and service areas.
d. All areas to be dedicated as common open space and all sites to be conveyed, dedicated, or reserved for parks, playgrounds, school sites, public buildings, and similar public and quasi-public uses.
e. The pedestrian circulation system, any parkway belt system, or bicycle circulation system.
f. All other information necessary to clearly show the proposed elements of the Planned Unit Development.
(e) 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.
(2) The written statement which shall be included as part of the application for approval of the preliminary plan shall contain the following information:
(a) A statistical tabulation of the acreage amounts of all of the land uses proposed in the preliminary plan.
(b) The type and number of dwelling units for any proposed residential land uses.
(c) 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.
(3) 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:
(a) An off-street parking and loading plan.
(b) 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 insure the proper safety of traffic circulation to, through, and around the planned unit development or this phase of it.
(c) 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.
(d) A landscaping planting plan, indicating the height, size, location, quantities and variety of stock to be planted.
(4) The procedure for approval of the preliminary plan shall be as follows:
(a) The Village Board shall refer the preliminary plan to the Plan Commission. The Village Board shall instruct the appropriate village departments and consultants 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 village officials and consultants in order that the Plan Commission may have prior to its public hearing the informal recommendations of its experts.
(b) The Village Board shall notify the applicant as to the time and place of the public hearing at which the applicant shall present his Preliminary Plan. The Village Board shall cause notice of such public hearing to be published in a manner approved by the Village Manager and/or Village Attorney for the Plan Commission for all special use permits and as required by statute.
(c) The Plan Commission and the Village Board may utilize the services of the professional village consultants in arriving at recommendations or decisions. The applicant shall pay the village the reasonable cost incurred for the services rendered by its consultants within ten days after the submission of the bill from the village to him. The consultants shall bill for their services at the same hourly rate which they normally charge municipal clients. The village consultants shall include but not be limited to the persons who provide the village with advice in the fields of engineering, law, planning, traffic, design and finance.
(5) The Plan Commission shall proceed as quickly as possible in its review of the preliminary plan. Within no more than 30 days after the final adjournment of the public hearing, the Plan Commission shall:
(a) Approve or disapprove the preliminary plan and shall submit its written recommendation, which may include the recommendations of the Village Engineer, Village Planner, and/or Village Attorney to the Board of Trustees, with a copy being sent to the applicant; or
(b) Advise the applicant in writing if the Plan Commission finds that changes, additions, or corrections are required in the preliminary plan. The applicant shall resubmit ten copies of the revised preliminary plan for consideration of the Plan Commission at a continuation of or a new public hearing. The applicant shall do so without paying an additional filing fee. The Plan Commission shall submit its recommendations in writing to the Village Board, which may also include the recommendations of the Village Engineer, Village Planner and/or Village Attorney, with a copy also being sent to the applicant.
(6) The Village Board of Trustees shall accept or reject the preliminary plan within 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 45-day period.
(a) If the preliminary plan is disapproved, the Village Board may 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.
(b) If the preliminary plan is approved, the Village Board shall authorize the applicant to submit a final development plan for the Planned Unit Development.
(c) Within one 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.
(E) Final development plan.
(1) Within one year following the approval of the preliminary development plan, the applicant shall file with the Plan Commission a final development plan containing in final form the information required in the preliminary plan. The final development plan shall also include the following:
(a) A final land use plan, suitable for recording with the County Recorder of Deeds. The purpose of the final development plan is to designate the land subdivided into lots as well as the division of other lands not so treated, into common open areas and building areas and to designate and limit the specific internal uses of each building or structure, as well as of the land in general.
(b) An accurate legal description of the entire area under immediate development within the planned development.
(c) If subdivided lands are included in the planned development, a subdivision plat of all subdivided lands in the same form and meeting all the requirements of a normal subdivision plat, to the extent that compliance with the subdivision regulations of the village shall be required.
(d) An accurate legal description of each separate unsubdivided use area, including common open space.
(e) Designation of the location of all buildings to be constructed, and a designation of the uses for which each building is designed.
(f) Certificates, seals and signatures required for the dedication of land, and recording the document.
(g) Tabulations of each separate unsubdivided use area, including land area and number of dwelling units per gross acre.
(h) Landscaping plan.
(i) Utilities and drainage plan.
(j) Final agreements, by-laws, provisions, or covenants which govern the use, maintenance, and continued protection of the planned development and any of its common open area or other common facilities.
(k) Final development and construction schedule.
(l) Final architectural plans.
(m) Final engineering drawings.
(2) The final development plan shall be approved as follows:
(a) The Plan Commission shall review the Final Development Plan within 35 days of its submission and shall recommend approval if it is in substantial compliance with the preliminary development plan. The Plan Commission shall certify to the Board of Trustees that the final development plan is in conformity with the previously filed preliminary development plan.
(b) If the final plan is substantially changed from the approved preliminary plan, the Plan Commission shall recommend to the Village Board that a new public hearing be held in conformance with the procedures for approval of preliminary plan.
(c) The Board of Trustees after receipt of the recommendation of the Plan Commission shall itself review the final development plan and shall, if it is in conformity with the preliminary development plan, authorize insurance of special use permits. If the final development plan is held not to be in conformity with the preliminary development plan, the Village Board shall inform the applicant with regard to the specific areas found to be not in compliance.
(Ord. 77-08, passed 6-28-77; Am. Ord. 19-01, passed 4-8-19)