(A) General requirements. A General Development Plan for the proposed Planned Unit Development shall be submitted to the Planning and Zoning Commission for a Public Hearing, report, and recommendations to the Village President and Board of Trustees. Meetings with the other taxing bodies affected by the development will be necessary to fulfill the requirements of the General Development Plan review. The General Development Plan and supporting data shall be in accord with the stipulations of this section; and
(B) Documentation. Thirty-five copies, not to exceed 24" x 36" and one reduced copy not less than 11" x 17" shall be submitted of the general development plan and supporting data to the Village for review by the Village Staff and the Planning and Zoning Commission for certification of conformity with these regulations and for comments, recommendations and suggestions regarding the overall design.
(C) Public hearings. The Planning and Zoning Commission shall hold a public hearing on the application for a special use permit and the General Development Plan under a Planned Unit Development. Notice of the hearing, containing the location and brief description of the proposed development, which shall be published in a newspaper of general circulation in accordance with municipal and statutory requirements.
(D) Planning and Zoning Commission Action. It shall be the duty of the Planning and Zoning Commission to submit its report on each such application to the Village Board of Trustees within 60 days following the final adjournment of the aforesaid public hearing thereon, but failure to so submit such report within said period of time shall result in no impairment of the legality thereof nor of any action taken thereon or in connection therewith. Such report shall recommend:
(1) Approval of the General Development Plan as submitted;
(2) Approval subject to specific modifications or conditions; or
(3) Denial of the general development plan, which such report shall include findings of fact and shall specify the reasons for the Planning and Zoning Commissions recommendation. and
(4) No special use permit for a planned unit development shall be recommended by the Planning and Zoning Commission unless they have found the following to be evident:
(a) The establishment, maintenance, or operation of the special use/planned unit development will not be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare;
(b) The special use/planned unit development will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within the neighborhood;
(c) The establishment of the special use/planned unit development will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district;
(d) Adequate utilities, access roads, drainage, or other necessary facilities have been or are being provided;
(e) Adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets; and
(f) The special use/planned unit development shall in all other respects conform to the applicable regulations of the district in which it is located, except as those regulations may in each instance be modified by the Village Board pursuant to the recommendations of the Planning and Zoning Commission.
(E) Village Board of Trustees. The Village President and Board of Trustees, after receipt of the General Development Plan from the Planning and Zoning Commission, shall, within 60 days after its first regularly scheduled workshop meeting, approve, modify, or disapprove the general development plan. In the case of approval, or approval with modifications, the Village President and Board of Trustees may require special conditions to insure conformance with the intent of all comprehensive plan elements and the stated purposes of the planned unit development provisions of this chapter:
(1) Approval of the General Development Plan shall not constitute approval of the Final Development Plan, rather, it shall be deemed an expression of approval to the layout submitted on the General Development Plan as a guide to the preparation of the Final Development Plan which will be submitted for approval of the requirements of these regulations and any conditions placed upon the General Development Plan, if any. The Final Development Plan shall be approved if it conforms with the General Development Plan for the Planned Unit Development;
(2) The general and final development plans may be filed and approved simultaneously, or the final plan may be filed and approved without a general development plan, if all of the land is to be developed at one time, and if all requirements herein are met;
(3) No building permits shall be issued for any structure until the approval of the "Final Development Plan" and "Final Plat of Subdivision" by the Village Board of Trustees.
(F) Content - General Development Plan. The following information shall be required unless specifically waived by the Planning and Zoning Commission. A drawing of the planned unit development shall be prepared to a scale of not less than one inch equals 100 feet, and shall show such designations as proposed street names, all buildings and their use, common open space, recreation facilities, parking areas, service areas, and other facilities to indicate the character of the proposed development. The submission may be composed of one or more sheets and/or drawings, and shall include the following:
(1) Land uses. The pattern of proposed land use including shape, size and arrangement of proposed use areas, density, and environmental character, and the relationship to surrounding uses;
(2) Boundary survey. Boundary survey shall have an accurate legal description of the property area, boundary lines showing bearings, distances and property markers of the areas to be subdivided;
(3) Easements. Easements with their general location, width and purpose;
(4) Street, rights-of-way. Streets on and adjacent to the tract with their street name, right-of-way width, existing or proposed centerline elevations, pavement type, sidewalks, curbs, gutters, culverts and the like;
(5) Utilities, easements. Utilities on and adjacent to the tract with location, size, and invert elevation of sanitary and storm sewers, location and size of water mains. Location of gas mains, fire hydrants, electric and telephone lines, and street lights. Direction and distance to and size of nearest usable water mains and sewers adjacent to the tract, showing invert elevation of sewers (the location of gas, electric, and telephone lines may be deferred to the Final Development Plan by the Planning and Zoning Commission);
(6) Site elevations and contours. Elevations and contours shall be shown at one foot intervals, less if deemed necessary by the Village Staff and/or the Planning and Zoning Commission;
(7) Subsurface site conditions. Subsurface conditions with location and results of tests made to generally ascertain subsurface soil, rock, and ground water conditions;
(8) Additional site conditions. Other conditions on the property such as watercourses, flood plains, marshes, rock outcrops, wooded areas, isolated preservable trees one foot or more in diameter, houses, barns, accessory buildings, and other significant features;
(9) Additional adjacent conditions. Conditions on adjacent lands with the approximate direction and gradient of ground slope which can be interpreted from U.S.G.S. maps, including any embankments or retaining walls; character and location of major buildings, railroads, power lines, towers, and other nearby non-residential land uses or adverse influences; owners of adjacent unplatted land; for adjacent platted land, refer to subdivision plat by name, and show approximate percent build-up, typical lot size, and dwelling type;
(10) Existing zoning. Zoning on and adjacent to the property;
(11) Public improvements. Proposed public improvements such as highways, streets, or other major improvements planned by public authorities for future construction on, near, or affecting the tract;
(12) Open space amenities. The location, size, and character of recreational and open space areas designated for private reservation or reserved or dedicated for public uses such as schools, park, greenway, and the like or any other special amenity to be provided shall be indicated;
(13) General location of buildings. General location, purpose, and height, in feet and stories, of each building other than single family residence on individually platted lots;
(14) Map data. Map data to include the name of the development, name of the site planner, north point and scale, date of preparation, and acreage of site.
(G) Planned Unit Development characteristics. Explanation of the character of the planned unit development and the manner in which it has been planned to take advantage of the flexibility of these regulations, and referencing the general benefits that will accrue to the public as a result of the development.
(H) Statement of ownership. A statement of present and proposed ownership of all land within the project, including present tract designation according to official records in the offices of the County Recorder.
(I) Owner(s) name(s). The names and addresses of the persons to whom the notice of the hearing to be held by the Planning and Zoning Commission should be sent, including the subdivider the designer/land planner of the development, and the owners of the land immediately adjoining the land to be platted.
(J) Schedule of development. Development schedule indicating the following:
(1) Estimated stated in which the project will be built, with emphasis on area, density (gross and residential), land use, and public facilities such as open space to be developed with each stage. Overall design of each stage shall be shown on the plat and through supporting graphic material;
(2) Estimated dates for the beginning and completion of each stage of the development; and
(3) If different land use types are to be included within the planned unit development, the schedule must include the mix of uses to be built in each stage.
(K) Covenants and restrictions. Proposed agreements, provision, covenants and/or restrictions which will govern the use, maintenance, and continued protection of the planned unit development and any of its common open space.
(L) Densities and intensities. Provide preliminary statistics on the proposed gross and residential density, including the number of dwelling units by type and bedroom, and the number of buildings by type, This information should be submitted in conformity with the Planned Unit Development staging (i.e., densities at various stages), as well as for the overall project.
(M) Non-residential uses. Information on Non-residential and ancillary uses based on the type and amount within the residential development, including the amount of common open space.
(N) Service facilities: Provide information on all service facilities and off-street parking facilities.
(O) Architectural plans/renderings. Preliminary architectural plans and concepts for all primary buildings shall be submitted in sufficient detail to permit an understanding of the style of the development, the general design of the buildings, and the number, size and type of dwelling units.
(P) Landscape plans. Preliminary landscape plans and concepts for plant materials, earth sculpturing, berming, and aesthetic features shall be submitted in sufficient detail to understand the style of the development.
(Q) Utility facilities plan: Preliminary engineering plans shall be submitted which will indicate that the proposed development can be adequately serviced by the following:
(1) Streets, including classification, width of rights-of-way, width of pavement, and typical cross-section details;
(2) Sanitary sewers;
(3) Storm sewers and stormwater management techniques;
(4) Water supply system; and
(5) Street lighting program.
(R) School impact. Provide information on the student load and financial impact on the local school districts, including estimated scheduling of potential students.
(S) Tax impact study: Provide information on the estimated assessment and distribution of taxes to be generated by the proposed project, and the cost to the various taxing bodies to provide necessary services to the project.
(T) Economic impact and feasibility study. In order to minimize the possibility of adverse effects resulting from failure to implement an approved final development plan from the economic impact of its development upon the community, the proponents of the Planned Unit Development shall provide satisfactory evidence of their economic feasibility to finance the project, and that the economic prosperity of the area or the values of surrounding properties would not be adversely affected as compared to the impact of development which might reasonably have been anticipated under the zoning in effect at the time the Planned Unit Development was proposed.
(U) Traffic impact study. Provide information on the adequacy of the local transportation and thoroughfare system to handle anticipated traffic development. This analysis shall include the anticipated impact for both on-site and community (off-site) transportation systems.
(V) Environmental impact study. Provide information on the relationship between the proposed land uses and the natural environment of the area, including, but not limited to, the soils, geology, hydrology, and atmosphere. The "Natural Resource Opinions" of the United States Soil and Water Conservation District and/or the "Natural Resource Opinions Report" of the Will and South Cook Soil and Water Conservation district may be utilized as a part of these studies.
(W) Objectives. Provide a statement of planning objectives to be achieved by the Planned Unit Development. This statement should include a description of the proposed development and the rationale behind the assumptions and site plan of the developer.
(X) Other information. Provide any other information that the Planning and Zoning Commission may reasonably require for their evaluation of the proposed Planned Unit Development.
(Am. Ord. 06-0369, passed 2-1-06)