A maximum choice in the types of environment available to the public by allowing a development that would not be possible under the strict application of the other sections of this Code.

Permanent preservation of common open space and recreation areas and facilities.

A pattern of development to preserve natural vegetation, topographic and geologic features.

The prevention and/or control of soil erosion and surface flooding.

A creative approach to the use of land and related physical facilities that results in better development and design and the construction of aesthetic amenities.

An efficient use of the land resulting in more economic networks of utilities, streets, schools, public grounds and buildings and other facilities.

A land use which promotes the public health, safety, comfort, morals and welfare.

A combination and coordination of architectural styles, building forms, and building relationships with a possible mixing of different urban uses in an innovative overall design.

Innovations in residential development so that growing demands of the population may be met by greater variety in type, design, and layout of buildings and by the conservation and more efficient use of open space ancillary to said buildings.

The use of public input and participation in the design and development of innovative and creative land use proposals.

The following shall apply to all common recreation spaces:

The following would not be considered usable common open space:

Description of intent. The application shall include an explanation of the character of the planned unit development, the reasons why it needs the flexibility of the planned unit development regulations, how the Comprehensive Plan affects the property, and how it accomplishes the purposes of the planned unit development regulations.

Site plan. A site plan shall be submitted with the preliminary planned unit development plan that includes the following minimum information:

Design schedule. The design schedule may be included on the site plan or submitted on a separate sheet that indicates:

Landscape plan. That landscape plan shall include the following information:

Building elevations. Building elevations and architectural renderings shall be required with submission of the preliminary development plan and shall indicate the following:

Signage. For mixed use planned unit developments, a site signage package shall be submitted, and any variances requested from the requirements of Article XIV of this Code.

Engineering. For a preliminary planned unit development plan, engineering plans shall be submitted which provide in sufficient detail to convey the general basis of design of the sanitary sewer, water, stormwater control, flood control, and street facilities.

Subdivision. When a subdivision of land is proposed in connection with a planned unit development, the applicant shall file an application for approval of a preliminary plat of the proposed subdivision simultaneously with the application for preliminary planned unit development approval.

Special studies. Impact studies, parking studies, geological, topographic or soil analysis and other information and data as the City may require for the full and complete consideration of the planned unit development.

An accurate legal description of the entire parcel upon which the planned development is to be located, and a legal description of each separate subdivided parcel, including any areas to be conveyed, dedicated, or reserved for public or quasi-public uses;

Final designation of the location, ground area, height, bulk and exact dimensions of all existing and proposed buildings and structures within the planned development;

A detailed tabulation of each separate land use area, including land and building areas, and where applicable, the total number of residential dwelling units, the number of bedrooms in each unit, and the residential density;

The use or uses to be made of such existing and proposed buildings or structures;

The final location and dimensions of all pedestrian walkways, driveways, streets, parking and loading facilities, including the number of parking spaces serving each building or land use type and all parking related screening and landscaping;

Final building elevations, architectural renderings, and/or prototypical elevations;

A final landscape plan indicating the specific location and character of all landscaping, including the size and species of all trees, shrubs, hedges and other groundcover, the location, size and type of all refuse enclosures, screening, and fencing;

Final photometric plan;

A detailed utilities and drainage plan based on final architectural decisions indicating the size and location of all water distribution lines, sanitary sewers and storm drainage facilities required to serve the planned development and the manner in which surface drainage will be controlled and managed consistent with all applicable City regulations;

The exact location and dimensions of any areas to be conveyed, dedicated, or reserved for parks, parkways, playgrounds, places of worship, school sites, public buildings, or for any other public or quasi-public use;

All covenants, easements, agreements, and other provisions required to govern the use, maintenance, and continued protection of the planned development, along with an agreement assuring that the applicant, any subsequent owner or, where applicable, a homeowners' association shall be responsible for all street, utility and common open space maintenance within said development and for snow plowing and refuse disposal;

All plats, certificates, seals, and signatures required for the dedication or vacation of land and/or the recording of the final site plan;

A final phasing plan indicating the time frame for construction of the initial phase and subsequent phases and a map indicating the development area for each phase of the development.

Prior to the submission of a preliminary plan, the owner or developer of a proposed planned unit development shall prepare a concept plan of such proposed planned unit development and consult with the Director of Development Services for the purpose of reviewing such concept plan.

The Director of Development Services may invite other individuals or entities as he or she deems appropriate.

The purpose of such pre-application conference is to review such concept plan which is a preliminary concept, and which may, after such pre-application conference, be then refined by the owner or developer into a preliminary planned unit development plan.

Said concept plan shall be drawn to engineering scale and shall show the conceptual layout of the proposed planned unit development including the general layout of streets, drainage, sewerage, and land uses and the present location of major natural features such as wetlands, streams, and lakes.

The Director of Development Services, Director of Engineering, and other City staff as appropriate, shall advise the owner or developer at the pre-application conference whether the concept plan is consistent with the Manual of Practice for the Design of Public Improvements of the City of Bloomington and with the Official Comprehensive Plan, Zoning Code, this Code and other applicable Codes of the City in order to assist the owner or developer prior to the preparation of the preliminary plan.

Initiation of application. An application for a planned unit development may only be filed by an applicant who has an ownership interest, or the agents thereof; or any contract purchaser or anyone holding an option to purchase the parcel of land on which the use or combination of uses is to be located. The application shall conform to the requirements of § 44-1703.

Application processing. The application for preliminary planned unit development shall be processed in accordance with the procedures of § 44-1704.

The planned unit development review procedure shall be conducted so that it is concurrent with the subdivision review procedure under Chapter 24 of the Bloomington City Code, 1960, as amended, and encompasses any site plan review, special use permit or variation procedure necessary for approval of the project.

Action by Planning Commission. The Director of Development Services shall transmit a complete application for a preliminary planned unit development to the Planning Commission for a legislative public hearing. The public hearing procedure and notice shall comply with § 44-1705.

Action by City Council.

Extension of time periods by mutual consent. Time periods for review by the Planning Commission or Council may be extended by mutual consent of the owner or developer and the Planning Commission or Council. Any such extension shall stay the running of all subsequent time periods.

Conditions and guarantees. Prior to the granting of any preliminary planned unit development, the Planning Commission may recommend, and the Council may require, such conditions and restrictions upon the establishment, location, construction, maintenance and operation of the planned unit development as deemed necessary for the protection of the public interest and to secure compliance with the standards and requirements specified herein. The Council may require such evidence and guarantees as it may deem necessary as proof of compliance with the conditions of approval.

Impact fees. The planned unit development may be approved subject to such impact donations as may be determined by the City Council in reasonable proportion to the impact of the planned unit development on public facilities and infrastructure.

Effect of approval. Buildings and uses or combinations of uses within a planned unit development shall be limited to those approved as part of the Code granting a planned unit development permit by the City Council. Unless specifically approved by the Code granting or amending the planned unit development, the requirements of the underlying district shall apply.

Final plan submission. Once a preliminary planned unit development has been approved by the City Council, the applicant shall submit a final plan, which shall be filed with the Director of Development Services in such form and accompanied by such information, with sufficient copies, as shall be established from time to time by the City of Bloomington. The application shall conform to the requirements of § 44-1703.

The application for a final planned unit development plat shall be processed in accordance with the procedures of § 44-1704.

Administrative review.

Action by Planning Commission.

Action by City Council. Within 60 days from the receipt of the Planning Commission's recommendation with respect to the final development plan, the City Council shall, by ordinance, approve or disapprove the plan.

Pre-requisites for recording. The final planned unit development plan shall not be recorded until the following pre-requisites are fulfilled:

Minor changes in the location, siting, height or character of the buildings and structures may be authorized by the Director of Development Services, if such minor changes are required by engineering or other circumstances not foreseen at the time of adoption of the ordinance approving the final development plan. A minor change authorized by this subsection shall not cause any of the following:

Minor changes that are not approved by the Director of Development Services may be appealed by the applicant or property owner pursuant to the procedures in § 44-1712.

Any other change to an approved planned unit development shall be considered a major change. Major changes shall require a legislative public hearing pursuant to the procedures of § 44-1505D(4).

Comprehensive Plan. The planned unit development conforms with the general planning policies of the City of Bloomington as set forth in the Comprehensive Plan.

Impact on other property. The planned unit development will not be injurious to the use or enjoyment of other property in the neighborhood for the purposes permitted in the district and does not impede the normal and orderly development and improvement of surrounding properties for uses permitted in the zoning district. Further, the planned unit development is compatible with the character of the neighborhood and does not alter the essential character of the neighborhood.

Impact on public facilities and resources. The planned unit development conforms to the provisions of the City's-major street plans, trunk sewer extension plans, water distribution system plans, and storm drainage plans.

Archaeological, historical or cultural impact. The Planned Unit Development does not substantially adversely affect a known archaeological, historical, or cultural resource located on or off of the parcel proposed for development.

Quality of design. The design of the planned unit development incorporates high quality building, site, and landscaping features, and presents an innovative and creative approach to the development of land and living environments.

Approved preliminary planned unit development plans or portions thereof on which no final plan has been submitted for review and approval shall expire and be of no force or effect three years after this approval, except:

The City Council may consider an approved final planned unit development plan subject to revocation if construction falls more than two years behind the schedule filed with the final development plan or if development exceeds five years.

The owner of property in a planned unit development plan or the owner of any portion thereof may petition for revocation of such planned unit development plan in whole or in part.

Revocation of a planned unit development, in whole or in part, may be initiated by the City Council or the owner of property.

The City Council shall refer an application for revocation of the planned unit development to the Planning Commission for a legislative public hearing and recommendation. The public hearing and notice shall conform to the provisions of § 44-1705. In addition, notice shall be mailed or delivered to all persons having an ownership interest in such planned unit development based on ownership recorded with the Recorder of Deeds of McLean County, at least five days prior to the public hearing on revocation.

The Planning Commission shall transmit its recommendation to the City Council no later than 30 days after the adjournment of the legislative public hearing.

Upon receipt of the Planning Commission recommendation, the City Council shall take up and consider the petition to revoke, in whole or in part, the subject planned unit development. The City Council may approve or deny revocation of the subject planned unit development. The City Council may impose reasonable conditions on such revocation in order to advance the health, safety, and welfare of the citizens.

In the event the City Council revokes an approved planned unit development plan, in whole or in part, then the City Clerk shall file a notice of such revocation with the McLean County Recorder of Deeds.

Revocation of an approved planned unit development plan shall preclude any additional construction pursuant to such revoked plan, except construction determined necessary by the City to wind up the development and put the same in a safe and sanitary condition. Any security posted to guarantee installation of required public improvements shall continue in effect until all approved public improvements are completed, all wind-up construction is completed, and all claims against such security are resolved.

Upon revocation of an approved planned unit development plan, the property for which such plan is revoked shall retain its zoning district classification absent such plan.