(A) Generally. A planned commercial development is intended to be utilized for development involving retail, shopping centers, medical centers, recreational areas, commercial office complexes with mixed uses and similar types of generally larger scale compatible use developments. The intent of a planned commercial development is to allow mixed uses in a compatible format.
(B) Requirements and standards for planned commercial development.
(1) Natural features. Provision is to be made in each plan to accommodate and assure the maintenance of unique natural and man-made amenities such as streams, stream banks, flood plains, wooded areas, rough terrain, historic sites, riparian corridor and similar areas consistent with the development of the Planned Commercial Development.
(2) Unified control. The developed land is or will be under continuing unified control during and after construction, subject to the provisions of this Code.
(3) Common open space.
(a) Common open space shall be provided in all planned commercial developments for the benefit of all employees or visitors of the development and the community at large. Common open space shall be a design approved by the Planning Commission and Village Board. Construction and completion of all common open space and other common use or public facilities included in the plan for the development shall occur at an equivalent or greater rate than the construction of structures within the development.
(b) The Planning Commission and Village Board shall establish conditions necessary to assure the preservation of common open space for their intended purpose as demonstrated in the development plan. The developer shall provide legally enforceable assurances satisfactory to the Planning Commission and the Village Board, that common open space or common use or public facilities shall be properly maintained throughout the life of the planned commercial development.
(c) The area of any outlot or common open space locations shall not be less than 6,000 square feet in area nor less than 30 feet in its smallest dimension. In addition, common open space shall be contiguous or connected via the pedestrian/bicycle path.
(d) Common open spaces should be distributed equitably throughout the development in relation to the buildings that the common open space is intended to serve. The common space shall not be isolated in one corner of the development, but shall be highly accessible (physically and/or visually) to the employees or visitors and the community at large.
(e) Common open space shall comprise at least 15% of the gross area.
(4) Maximum gross floor area. For business and commercial uses within the planned commercial development, the total gross floor area of all buildings and open storage or retail sales areas should generally not exceed 40% of the project net area for commercial uses subject to the following.
(a) Exceptions to the maximum gross floor area may be permitted by the Village Board for commercial uses; provided that, the exceptions are clearly set forth in the approved development plan and adequate off-street parking and other facilities are provided. Building coverage, parking structures, parking lots and parking spaces added together shall not, however, exceed 70% of the project area.
(b) The Village Board may consider an increase in the maximum site coverage from 70% to 80%. In order to qualify for this bonus the development plan must demonstrate compliance with four or more of the following criteria:
1. Incorporate storm drainage retention facilities as a site amenity;
2. Install storm drainage detention facilities underground;
3. Increasing parking lot landscaping by 50% more than otherwise required;
4. Submitting for approval developments on tracts that are more than five acres in size;
5. Modifying any adjacent "rural" road section to an "urban" road section with storm sewers;
6. Construction of separate-grade pedestrian and bicycle paths;
7. Providing storm water management features that exceed those required by the code by at least 25%;
8. Demonstration of a development using innovative architectural, site planning and land use design and of the quality as to set an excellent example for subsequent development or redevelopment projects; and
9. Any other performance criteria that further the goals, objectives and policies of the Comprehensive Plan and that, in the opinion of the Planning Commission and Village Board warrant the approval of development bonuses.
(c) In cluster developments, shopping centers or business parks, there shall be no gross floor area or building coverage restrictions on individual building lots; provided that, there are provisions for the planned development project to meet all of the other criteria listed herein.
(5) Building types permitted. In the Planned Commercial Development only the type of building, structures or uses permitted by the base district regulations applicable to the development shall be permitted. Determination of compliance with this requirement shall be included within the review of the development plan by the Planning Commission.
(6) Setbacks and open spaces. Building setbacks and distances between buildings shall be dimensioned on the required plans for the development and shall be established as part of the plan approval for individual building lots within the planned commercial development project. Building setbacks from the planned development boundary shall conform to the perimeter setback requirements set forth below, unless otherwise established as part of plan approval.
(7) Perimeter setbacks.
(a) At locations where the planned commercial development adjoins or abuts a residential lot, use or zoning district, there shall be a minimum 50-foot buffer area between nonresidential and residential use. This buffer to be landscaped as described elsewhere within the Code and be sufficient to screen excessive sounds and view from the development into the adjoining or nearby residential areas.
(b) In addition to the buffer requirements, any structure exceeding 30 feet in height within the development which adjoins property in a residential zoning usage shall be setback an additional one foot for every two feet in height above 30 feet.
(c) Greater setbacks may be required by the Planning Commission to ensure compatibility with adjoining developments or uses.
(8) Off-street parking and loading.
(a) Off-street parking and loading shall be provided as otherwise required by the provisions of this Code for the uses proposed within the planned commercial development project. Off-street parking designed to accommodate the entire development may be established on a single parcel of land owned in common in which the parking areas, drives and landscaping are maintained by the owners, tenants or occupants of the planned development project for common usage. In such circumstances, means shall be provided for the care and maintenance for such off-street parking for the duration of the development.
(b) Where the Planned Commercial Development includes two or more uses, the Planning Commission may approve a reduction of not more than 30% in the otherwise required off-street parking for developments which exceed 500,000 square feet of gross floor area under a single ownership or management control. If it is demonstrated that the combined uses and customary operation of the uses in the development will not require the higher level of parking which would otherwise be required.
(9) Accessory structures or minor additions.
(a) Accessory uses and structures shall meet the requirements of the base zoning district regulations in which the development is located and such uses shall be included in the development plan.
(b) Accessory structures and minor additions may be added; provided that, detailed plans are in substantial conformance with the plan as approved by the Village Board.
(10) Lighting. All lighting facilities shall be arranged and designed in a manner which will minimize direct glare or hazardous interference of any kind and will protect neighboring properties from excessive glare or the spillage of lighting. (See also lighting requirements elsewhere in this Code.) For the preliminary submittal, a light intensity survey is not required. Applicant is advised that improvement plans shall meet the code requirements.
(11) Landscaping and utility lines.
(a) All required open space, parking lot islands, and all land area not otherwise developed shall be landscaped in a manner which enhances the appearance of the planned commercial development project. All utility lines shall be installed beneath the surface of the ground and a plan layout and specifications to accomplish these requirements shall be submitted to the village staff as an integral part of the planned commercial development. All planned commercial development shall be provided with public water and sewer systems. (See also landscape requirements elsewhere in this Code.)
(b) For the preliminary submittal only, a general landscape plan is required. Applicant is advised that improvement plans shall meet the code requirements.