(A) No building permit shall be issued in the C-4 HRO – Hotel, Retail, Office Campus District unless the Village Board has first approved a Master Site Plan for the entire campus including all of the land sought to be developed.
(B) Such approval shall occur, if at all, in accordance with the following process:
(1) An application for approval of a master site plan shall be made directly to the Village Board, on a form provided by the Director, by filing same with the Department of Community Development.
(2) An application for approval of a master site plan shall be accompanied by a proposed master site plan, which master site plan must contain:
(a) A statement of the planning objectives to be achieved by the particular design approach proposed by the applicant. 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 development of the campus that would otherwise not result from a conventional type of development or subdivision of the campus.
(b) A quantitative summary including, but not limited to, the following is required:
1. Area in acres and square feet of the tract that is the subject of the requested conditional use permit for a planned unit development;
2. Total area and building envelope of principal buildings in square feet;
3. Total area and building envelope of accessory buildings in square feet;
4. Area of roads in square feet;
5. Area of exterior parking facilities in square feet;
6. Number of parking spaces;
7. Percentage of ground cover for principal buildings, accessory buildings, parking areas and roads – individually and collectively – versus area of entire parcel;
8. Area in square feet of commonly owned and maintained uncovered ground (open space) on site; and
9. If the development is to be constructed in phases, a phase plan.
(c) A graphic depiction that illustrates existing site conditions including topography, water-related features, vegetation, wetlands, floodplains, unique soil conditions, and other environmental data including a tree survey.
(d) A map that illustrates the land use and environmental conditions of the surrounding neighborhood within a 500 foot radius around the tract of land comprising the campus, particularly illustrating the adjacent lots showing their lot lines, structures, setbacks, and driveways, as well as adjacent and/or nearby streets.
(e) A minimum of two cross sections through the entire campus, illustrating the bulk and heights of proposed structures in relation to the topography, vegetation, and surrounding structures.
(f) A plan that illustrates existing and proposed utilities and drainage facilities as well as any required stormwater detention and floodplain compensatory storage facilities.
(g) A plan that illustrates the circulation of all vehicles, including emergency vehicles, internal to the campus, 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.
(h) A landscape plan that illustrates a preliminary plan for the enhancement of the vegetation on the site, including tree preservation.
(3) Additional documentation. Depending on the scale and unique characteristics of a particular campus, the Village Board may require other materials to be included in the master site plan. These may include market studies, traffic studies, approvals from other agencies, and all other items that may be reasonably required.
(4) Standards. No master site plan shall be recommended for approval unless the Village Board shall find:
(a) That said master site plan conforms with the intent and purpose of the comprehensive plan and any applicable tax increment redevelopment project and plan.
(b) That the uses proposed for the campus shall be compatible to each other. Uses shall be deemed compatible if they are authorized by the underlying C-4 HRO – Hotel, Retail, Office Campus District and are so designed, located, and proposed to be operated so that the public health, safety and welfare will be protected.
(c) That the building setbacks along the periphery of the campus shall be at least equal to the greater of the height of such building or the required yard for real property adjacent to the campus.
(d) That site surface drainage is proper, so that removal of surface waters will conform with applicable storm water management regulations.
(5) Waiver and exceptions. The Village Board, at its sole discretion, may waive any of the items required to be contained in the application for master site plan approval as set forth above or grant exceptions from the provisions of this Section.
(Ord. 05-2539, passed 10-11-05)