A. General Requirements: All planned developments shall be processed and reviewed in four (4) steps, subject to subsection F of this section, leading to approval for recording and construction: preapplication conference, concept development plan, preliminary development plan, and final development plan. Prior to beginning the planned development review process, the applicant is encouraged to obtain from the village a copy of this title, the subdivision regulations (title 10 of this code), and building regulations (title 8 of this code), and application forms. Applications shall be made on forms supplied by the village and shall be made in accordance with the provisions of title 10 of this code, except as specifically provided herein to the contrary.
B. Preapplication Conference: Before submitting an application for planned development, the applicant shall confer with the village point team (development team) to informally discuss the proposed planned development to obtain information and guidance before entering into binding commitments or incurring substantial expense.
C. Concept Plan:
1. Submission; Information Required: An applicant shall submit a concept plan in accordance with the provisions of this title to the village for tentative review and approval prior to incurring the expenses associated with formal site plan submission in order to discover whether the village will accept, or under what circumstances the village will accept, a planned development of the type proposed at the site. The following items shall be required:
a. Maps which are part of the concept plan may be in general form and shall contain the proposed land uses, the natural features of the site, the character and approximate density of dwellings, and the approximate location of proposed thoroughfares and water, sewage and drainage systems.
b. The written statement shall contain a general explanation of the size and character of the planned development, including a statement of the present ownership of all the land within the planned development and expected schedule of construction.
2. Planning Commission Review: The planning commission shall review the concept plan within sixty (60) days after receipt of such plan, and shall prepare a written report containing its recommendations to the village board and the applicant. Approval of the concept plan does not guarantee approval of the preliminary development plan.
3. Board Of Trustees Action: The village board shall accept or reject the planning commission recommendation within thirty (30) days following the date of action by the planning commission.
D. Preliminary Development Plan:
1. Required Information: The preliminary development plan shall contain all items required for a preliminary subdivision plat as enumerated in title 10 of this code 1 . The following additional items shall also be required:
a. A plot plan for each building site and planned open area, showing the approximate location of all buildings, structures, and improvements and indicating the open space around the buildings and structures.
b. A preliminary drawing indicating the architectural character of all proposed structures and improvements. The drawings need not be the result of final architectural decisions and need not be in detail.
c. A development schedule indicating:
(1) The approximate date when construction of the project can be expected to begin;
(2) The stages in which the project will be built and the date when construction of each stage can be expected to begin;
(3) The date when the development of each of the stages will be completed;
(4) The area and locations of planned open space that will be provided at each stage;
(5) Proposed agreements, bylaws, provisions or covenants which govern the use, maintenance and continued protection of the planned development and any of its planned open space or other facilities;
(6) A list of all departures from the district regulations and the subdivision design standards that will be necessary for the proposed planned development;
(7) A statement by the applicant demonstrating how the planned development conforms with the purpose and the standards and criteria of this chapter; and
(8) If the planning commission finds that the planned development requires further in depth review, the following information may be required:
(A) A circulation diagram indicating the proposed movement of vehicles, goods and pedestrians within the development to and from existing village thoroughfares.
(B) A comprehensive drainage plan with analysis of the impact that the development creates on the site and on the surrounding area.
2. Planning Commission Review: The planning commission shall review the preliminary development plan and shall recommend whether it is in substantial compliance with the concept plan and whether it complies with all other standards in this title which were not considered when the concept was approved.
3. Hearing: Upon completion of the staff review, the planning commission shall, within ninety (90) days of receiving a preliminary development plan, complete in all respects, hold a public hearing after due public notice and recommend to the village board the approval or denial of the proposed planned development. If the recommendation is to disapprove, the report shall set forth the findings of fact related to the specific proposal and shall set forth particularly in what respects the proposal would or would not be in the public interest, including, but not limited to, findings of fact on the following:
a. In what respects the proposed plan is or is not consistent with the stated purpose of the planned development regulations.
b. The extent to which the proposed planned development departs from the zoning and subdivision regulations otherwise applicable to the subject property, including, but not limited to, the density, dimension, area, bulk, use and the reasons why such departures are or are not in the public interest.
c. The extent to which the proposed planned development meets the requirements and standards set forth in this chapter.
d. The physical design of the proposed planned development and the manner in which said design does or does not provide for adequate control over vehicular traffic, provide for and protect designated planned open space and schools, and further the amenities of light and air, recreation and visual enjoyment.
e. The planned development's conformity with the recommendations of the Waterman comprehensive plan, particularly the community design principles.
4. Board Of Trustees Action: Within ninety (90) days of the planning commission recommendation, the village board shall approve with modifications or disapprove the preliminary development plan.
5. Limitations On Approval: No plats shall be recorded and no building permits issued until a final development plan has been approved by the village board.
E. Final Development Plan:
1. Time For Filing; Required Information: Within one year following the approval of the preliminary development plan, the applicant shall file with the village a final development plan for the first phase of development, containing in final form the information required in the preliminary plan. The final development plan shall also include all items required for a final subdivision plat and final engineering as enumerated in title 10 of this code 2 . In addition, the following items shall be required:
a. A final land use plan, suitable for recording with the DeKalb 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 planned open area 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. 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 subdivision plat.
c. An accurate legal description of each separate unsubdivided use area, including planned open space.
d. Designation of the location of all buildings to be constructed, and a designation of the uses for which each building is designated.
e. Final agreements, bylaws, provisions or covenants which govern the use, maintenance and continued protection of the planned development and any of its planned open space or other facilities conveyed to a homeowners' association or similar organization.
f. Final development and construction schedule.
g. Final architectural elevations for all structures and amenities, such as fences and walls, street furniture, and the like.
2. Approval Procedure: The final development plan shall be approved as follows: (Ord. 2004-10, 6-8-2004)
a. The planning commission shall, within ninety (90) days of receiving a final development plan application, recommend approval if it is in substantial compliance with the preliminary development plan. The planning commission shall certify to the village board that the final development plan is in substantial conformity with the previously filed preliminary development plan and meets all the requirements for a final development plan.
b. If the planning commission finds that the final development plan does not substantially conform to the preliminary development plan or that it does not meet the requirements for a final development plan, it shall so notify the applicant and the village board in writing within ninety (90) days of receipt of a completed final development plan. (Ord. 2004-10, 6-8-2004; amd. 2005 Code)
c. The village board shall approve the final development plan if it is in substantial conformance with the preliminary development plan and meets all the requirements for a final development plan. It shall pass an appropriate ordinance granting the PUD classification.
F. Combined Preliminary And Final Development Plan: The village may consider a combined application for preliminary and final development plan approval. In such instance, the final development plan shall include all of the information required of a preliminary development plan and a final development plan. (Ord. 2004-10, 6-8-2004)
Notes
| 1 | 1. See section 10-2-3 of this code. |
| 2 | 1. See section 10-2-4 of this code. |