9.1

Intent. Planned Unit Developments permit site plans and designs which would not be possible under strict application of zoning district regulations. Consequently, Planned Unit Developments shall offer more benefits than a conventional development because of comprehensive design and adherence to high standards. Improved features include but are not limited to the following:

a.

Efficient land utilization;

b.

Innovative design;

c.

Preservation of natural areas;

d.

Diversified land use and architectural treatment;

e.

Compatibility with adjacent and nearby land developments.

9.2

Qualifications Required for a Planned Unit Development. The following are the projects that will be considered to be a Planned Unit Development:

a.

Any development with more than one principal building on a zoning lot or lot of record.

B.

Planned Unit Developments in the following districts shall have a minimum lot size of one acre: R-E, R-1, R-2, R-3, R-4, R-5, R-6, B-1, B-2, B-3, and B-4.

c.

Any development in the B-5 Zoning District of any new building or additions of 500 square feet or more to existing buildings.

d.

Any development of four or more acres in the M-1 and M-2 Districts.

e.

All developments in the R-7, O-T, O-R, I and P-L Districts.

f.

Any residential development using private roadways or private drives to provide vehicular access on the lot.

9.3

General Requirements for Planned Unit Developments. Planned Unit Development Sites shall be under single ownership and/or unified control until fully developed and shall be governed by all applicable zoning requirements of this Chapter.

9.4

Requirements for Planned Unit Developments Using Private Roadways. A Planned Unit Development for a residential development using private roadways may be approved in the following circumstances:

a.

The size and shape of the parcel is such that strict application of public street standards would cause development of the parcel to be impractical;

b.

The proposed development is enhanced by exceptional site design features not ordinarily possible under the strict application of the Zoning Ordinance and Subdivision Control Regulations;

c.

The development will provide amenities and improvements that would be materially beneficial to the adjacent neighborhood;

d.

The developer demonstrates to the reasonable satisfaction of the Plan Commission and the Village Board that the private roadways will be adequately maintained, including the execution and recording of a covenant binding all successors in title, ensuring that the private roadways will be maintained in a condition safe for vehicular travel;

e.

Private roadways are constructed in accordance with Village construction standards for public roadways.

f.

Private roadways are not planned or expected to serve property outside the proposed development.

g.

Private roadways are not used to fill gaps in the existing thoroughfare system, connect two collector or arterial streets, or laid out to encourage through traffic.

h.

Private roadways shall provide a minimum of two 12-foot wide driving lanes, excluding curb and gutter dimensions.

i.

Only parallel parking is permitted on a private roadway provided the pavement width is increased by eight feet for each parking lane.

j.

Signs indicating building addresses and directing motorists through the development are provided, the size, number and location of such signs to be determined by the Director of Building.

k.

Unimpeded circulation and travel for emergency vehicles is provided on private roadways in the development.

l.

Curbs are provided along private roadways and driveways.

m.

Street lights and sidewalks shall be installed along all private roadways in compliance with Village standards.

9.5

Variations. In the case of any Planned Unit Development, the Plan Commission may recommend and the Village Board of Trustees may authorize variations to the applicable bulk regulations of this Chapter and such other variations from the zoning regulations as may be required within the boundaries of such development without referring the matter to the Zoning Board of Appeals.

Such variations may be granted as long as it is demonstrated that they will not exercise a detrimental influence on the surrounding neighborhood. Variations shall be justified when other characteristics of the development exceed the minimum standards of the Municipal Code. All recommendations shall be based on the standards for appeals as stated in Section 6-201 of the Arlington Heights Municipal Code. Special consideration shall be given to:

a.

The provision for indoor and outdoor recreation facilities, which should be proportional to the size and density of the Planned Unit Development.

b.

The conservation of natural resources such as flood plains, wet lands and wooded areas.

c.

As much as possible, the preservation, of the natural drainage and floodwater retention.

9.6

Procedures for Approval of Planned Unit Development. Application shall be made on forms supplied by the Planning Department and shall be complete with all supporting data, documents, plans, maps and other documents as specified below.

The Village review and approval of the Planned Unit Development may be performed in three stages:

a.

Review of the Conceptual Plan by the Staff Development Committee and the Conceptual Plan Review Committee of the Plan Commission.

b.

Review and approval by the Plan Commission.

c.

Review and approval by the Village Board, including adoption of the Ordinance approving the Planned Unit Development.

9.7

Conceptual Planned Unit Development Submission and Review. Should a Petitioner desire, the Village will review a Conceptual Plan for a Planned Unit Development. In order for the Village to review the Conceptual Plan, the following items must be submitted:

a.

Conceptual Development Plan including the site layout of buildings, roadways, access drives, and floor plans as necessary. Conceptual architectural elevations and landscape plans may also be submitted.

b.

A brief written statement explaining the character of the development and its main features should accompany the plan.

As quickly as possible from the date of submission of the Conceptual Plan, the Village Planning Department and the Staff Development Committee will review the submitted materials, after which a meeting of the Conceptual Plan Review Committee will be set. If the Conceptual Plan Review Committee has an unfavorable recommendation, the petitioner can revise the Conceptual Plan and resubmit material for Staff and Committee review. The Petitioner can also choose to move forward to the Plan Commission with the negative recommendation from the Conceptual Plan Review Committee.

9.8

Submission for Planned Unit Development Approval. The following items are required for submission to the Plan Commission for approval of a Planned Unit Development, in the quantity set forth in the Plan Commission application:

a.

A legal description of the entire Planned Unit Development;

b.

A current plat of survey or Alta Survey of the subject property;

c.

Proof of ownership or other legal interest of the petitioner in the property;

d.

A Master Plan showing streets, lots, parcels and sites for all uses included in the Planned Unit Development, including areas proposed to be conveyed, dedicated or reserved for public uses including parks, playgrounds and parkways, as well as a brief written statement describing the Planned Unit Development;

e.

A site plan indicating exterior and interior roadways and streets, pedestrian walkways, fire lanes, parking lots including parking spaces for handicapped persons, areas reserved for landscaping and screening, all proposed structures, free standing signs, outdoor lighting, trash storage areas and loading areas, including a chart with all relevant zoning data such as FAR, land coverage ratios, density, setbacks, etc.;

f.

Architectural floor plans and building elevations;

g.

A tree preservation plan and a detailed landscaping plan with all of the planting materials common and Latin names, sizes and quantities.

h.

A preliminary engineering plan indicating storm sewer lines, sanitary sewer lines, water mains and storm water detention or retention facilities and topographic plans.

i.

A preliminary development schedule indicating:

1.

The approximate date of construction start.

2.

The number of construction phases and the date of starting each phase.

3.

The date of completion of each phase.

4.

A construction staging plan.

j.

A draft of all proposed bylaws, covenants, easements, maintenance and other agreements, wherever applicable.

k.

A traffic analysis in accordance with Section 6.12 of this Chapter.

l.

Preliminary Plat of Subdivision (if required) in accordance with Chapter 29 of the Municipal Code.

9.9

Review of the Plan Material. Once a complete Plan Commission application has been received, Village Staff will review the submitted material, prepare written comments and submit the material to the Plan Commission for a public hearing in accordance with the requirements of this Chapter.

9.10

Public Hearing before the Plan Commission. At the public hearing, the Plan Commission may make the following findings if fully supported by specific evidence presented by the petitioner:

a.

The reasons why the departures from the Village Zoning and Subdivision regulations and the Village Comprehensive Plan proposed for the Planned Unit Development are or are not deemed to be in the public interest.

b.

The reasons why the proposed design does or does not make adequate provision for public services, public utilities and services, for vehicular and pedestrian traffic or provide for common open space and recreation.

c.

The physical and economic benefits of the proposed development to the entire community.

d.

The impact of the proposed development on the adjoining traffic network.

9.11

Approval of Planned Unit Development Ordinance. If, after review of the recommendation from the Plan Commission, the Village Board approves the Planned Unit Development, an appropriate Ordinance shall be prepared. Upon approval of the Planned Unit Development Ordinance, the ordinance and with exhibits shall be recorded by the Village Clerk with the County Recorder of Deeds. The Village Zoning Map and the Village Comprehensive Plan shall be amended to include the approved Planned Unit Development. The final approval and recording is required for the issuance of the building permit.

9.12

Enforcement of Development Schedule. The Planned Unit Development approval shall be effective for no more than 24 months from the date the ordinance was adopted granting the approval. Unless a building permit has been issued and construction commenced within this time period, all ordinances approving the Planned Unit Development, including any other conditions and approvals, shall be void. An extension of up to 12 months can be obtained by submitting a detailed request to the Planning Department. After appropriate review, the Planning Department will transmit the request and its recommendation to the Village Board for final determination.

In the event that an additional request for extension is made, that request will also be reviewed by the Plan Commission and the Plan Commission will transmit the request with its recommendation to the Village Board of Trustees.

9.13

Permit Requirements for Planned Unit Developments. The following items shall be required as part of a submittal for a building permit, in addition to all other permit requirements:

a.

Final Engineering Plans and Details for all utilities, storm water retention, and drainage;

b.

Final Construction staging plan, including a construction schedule; and

c.

Final copy of all bylaws, covenants, easements, and maintenance agreements, including bonds and escrow agreements, as requested by the Village.

(Ord. #17-027)