The purpose of the regulations, standards, and criteria contained in this article is to provide an alternate zoning procedure under which land can be developed or redeveloped with innovation, imagination, and creative architectural and site design when sufficiently justified under the provisions of this article. The objective of the planned development is to encourage a higher level of design and amenity than is possible to achieve under otherwise applicable zoning regulations. The end result can be a product which fulfills the objectives of the Comprehensive Plan and planning policies of the village while departing from the strict application of the use and bulk regulations as detailed in Article 16-3 of the UDO. The planned development is intended to permit and encourage such flexibility and to accomplish the following purposes:

   (A)   To stimulate creative approaches to the commercial, residential, and mixed-use development of land.

   (B)   To provide more efficient use of land.

   (C)   To preserve natural features and provide open space areas and recreation areas in excess of that required under conventional zoning regulations.

   (D)   To develop new approaches to the living environment through variety in type, design and layout of buildings, transportation systems, and public facilities.

   (E)   To unify buildings, structures, and site amenities through design.

   (F)   To promote long-term planning pursuant to the Village of Carol Stream Comprehensive Plan, which will allow harmonious and compatible land uses or combination of uses with surrounding areas.

(Ord. 2021-05-15, passed 5-3-2021)

   (A)   The following must be approved as a planned development in accordance with the Unified Development Ordinance:

      (1)   Any mixed-use development.

      (2)   Any development in the B-1 District.

   (B)   Any development other than single-unit detached residential uses may be approved as a planned development.

   (C)   Each planned development should be presented and judged on its own merits. It shall not be sufficient to base justification for approval of a planned development solely upon an already existing planned development except to the extent such planned development has been approved as part of a development master plan.

   (D)   The burden of providing evidence and persuasion that any planned development is necessary and desirable shall rest with the applicant.

   (E)   Uses within a planned development shall be as permitted within the zoning district in which the planned development is located, with the following exceptions:

      (1)   Planned developments in the O-S District shall also be entitled to the uses of the B-2 District.

      (2)   Planned developments in the I District shall also be entitled to the uses of the B-3 District.

(Ord. 2021-05-15, passed 5-3-2021)

   Approval of development through the use of a planned development, including modifications to conventional zoning and subdivision regulations, is a privilege and will be considered by the village only in direct response to the accrual of tangible benefits from the planned development to the village or the neighborhood in which it would be located. These benefits shall be in the form of exceptional amenities, outstanding environmental, landscape, architectural or site design, or the conservation of special man-made or natural features of the site. In reviewing an application for a planned development, the Plan Commission and/or Village Board, as the case may be, shall be required to make certain findings based on the following standards:

   (A)   Required findings. No application for a planned development shall be approved unless all the following findings are made about the proposal:

      (1)   Comprehensive plan. The planned development shall conform with the general planning policies of the village as set forth in the Comprehensive Plan.

      (2)   Public welfare. The planned development shall be designed, located, and proposed to be operated and maintained such that it will not impair an adequate supply of light and air to adjacent property and will not substantially increase the danger of fire or otherwise endanger the public health, safety, and welfare.

      (3)   Impact on other property. The planned development shall not be injurious to the use or enjoyment of other property in the neighborhood for the purposes permitted in the district, shall not impede the normal and orderly development and improvement of surrounding properties for uses permitted in the zoning district, shall not be inconsistent with the community character of the neighborhood, shall not alter the essential character of the neighborhood and shall be consistent with the goals, objectives, and policies set forth in the Comprehensive Plan, and shall not substantially diminish or impair property values within the neighborhood, or be incompatible with other property in the immediate vicinity.

      (4)   Impact on public facilities and resources. The planned development shall be designed such that adequate utilities, road access, drainage, and other necessary facilities will be provided to serve it. The planned development shall include such impact donations as required by this UDO.

      (5)   Archaeological, historical or cultural impact. The planned development shall not substantially adversely impact a known archaeological, historical, or cultural resource located on or off the parcel(s) proposed for development.

      (6)   Parking and traffic. The planned development shall have or make adequate provision to provide necessary parking and ingress and egress to the proposed use in a manner that minimizes traffic congestion in the public streets and provides adequate access for emergency vehicles.

      (7)   Adequate buffering. The planned development shall have adequate landscaping, public open space, and other buffering features to protect uses within the development and surrounding properties.

      (8)   Performance. The applicant shall demonstrate a successful history of having completed one or more recent projects of comparable value and complexity to provide the village with reasonable assurance that, if authorized, the planned development can be completed according to schedule as proposed.

      (9)   Signs. Any sign on the site of the planned development shall be in conformity with or shall satisfy the standards of review for variations as detailed in Article 16-8 of the UDO.

   (B)   Modification standards. In addition to the findings required above, the following standards shall be utilized in considering applications for modifications of the conventional zoning and subdivision regulations for a planned development. These standards shall not be regarded as inflexible but shall be used as a framework by the village to evaluate the quality of the amenities, benefits to the community, and design and desirability of the proposal.

      (1)   Integrated design. A planned development shall be laid out and developed as a unit in accordance with an integrated overall design. This design shall provide for safe, efficient, convenient, and harmonious grouping of structures, uses and facilities, and for appropriate relation of space inside and outside buildings to intended uses and structural features.

      (2)   Beneficial common open space. Any common open space in the planned development shall be integrated into the overall design. Such spaces shall have a direct functional or visual relationship to the main building(s) and not be of isolated or leftover character. The following would not be considered usable common open space:

         (a)   Areas reserved for the exclusive use or benefit of an individual tenant or owner.

         (b)   Dedicated streets, alleys, and other public rights-of-way.

         (c)   Vehicular drives and parking, loading and storage areas.

         (d)   Irregular or unusable narrow strips of land.

         (e)   Land areas needed to provide required buffer yards as set forth in Article 5 of the Unified Development Ordinance.

      (3)   Location of taller buildings. Taller buildings shall be located within the planned development in such a way as to dissipate any material adverse impact on lower buildings within the development or on surrounding properties, and shall not unreasonably invade the privacy of occupants of such lower buildings.

      (4)   Functional and mechanical features. Exposed storage areas, refuse and recycling facilities, exposed machinery installations, service areas, truck loading areas, utility buildings and structures, and similar accessory areas and structures shall be included in the design of the planned development and made as unobtrusive as possible. They shall be subject to such setbacks, special planting or other screening methods as shall reasonably be required to prevent their being incongruous with the existing or contemplated environment and the surrounding properties.

      (5)   Visual and acoustical privacy. The planned development shall provide reasonable visual and acoustical privacy for each dwelling unit or tenant space. Fences, walls, barriers, and landscaping shall be used as appropriate for the protection and aesthetic enhancement of property and the privacy of its occupants, screening of objectionable view or uses, and reduction of noises.

      (6)   Energy efficient design. A planned development shall be designed with consideration given to various methods of site design and building location, architectural design of individual structures, and landscaping design capable of reducing energy consumption within the planned development.

      (7)   Landscape conservation and visual enhancement. The existing landscape and trees in a planned development shall be conserved and enhanced, as feasible, by minimizing tree and soil removal, and the conservation of special landscape features such as streams, ponds, groves, and land forms. The addition or use of larger trees, shrubs, flowers, fountains, ponds, special paving amenities will be encouraged to the extent of their appropriateness and usefulness to the planned development and the likelihood of their continued maintenance.

      (8)   Drives, parking and circulation. Principal vehicular access shall be from dedicated public streets, and access points shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. With respect to vehicular and pedestrian circulation, including walkways, interior drives and parking, special attention shall be given to location and limiting the number of access points to the public streets through the use of cross access connections, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic, adequate provision for service by emergency vehicles, and arrangement of parking areas that are safe and convenient, and insofar as feasible, do not detract from the design of proposed buildings and structures and the neighboring properties.

      (9)   Surface water drainage. Special attention shall be given to proper site surface drainage so that removal of surface waters will not adversely impact neighboring properties or the public storm drainage system. Surface water in all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic.

(Ord. 2021-05-15, passed 5-3-2021)

   Notwithstanding any limitations on variations which can be approved as contained elsewhere in the Unified Development Ordinance, site development allowances (i.e. deviations from the underlying zoning provisions set forth outside this article) may be approved provided the applicant specifically identifies each such site development allowance and demonstrates how each such site development allowance would be compatible with surrounding development; is in furtherance of the stated objectives of this article; and is necessary for proper development of the site.

(Ord. 2021-05-15, passed 5-3-2021)

   The following steps are provided to ensure the orderly review of every planned development application:

   (A)   Pre-filing review and transmittal of application.

      (1)   Conference.

         (a)   A prospective applicant, prior to submitting a formal application for a planned development, shall meet for a pre-filing conference with the Community Development Director and any other village employee designated by the Community Development Director as a member of the Development Review Team. The purpose of the conference is to help the applicant understand the Comprehensive Plan, Unified Development Ordinance, site development allowances, standards by which the application will be evaluated, and the application requirements, including:

            I.   The names and addresses of the owner of the subject property, the applicant, and all persons having an ownership or beneficial interest in the subject property and proposed planned development.

            II.   A statement from the owner of the subject property, if not the applicant, approving of the filing of the application by the applicant.

            III.   A plat of survey legal description and street address for the subject property.

            IV.   A statement indicating compliance of the proposed planned development with the Comprehensive Plan; and evidence of the proposed project's compliance in specific detail with each of the "Standards for Review" for planned developments as detailed in § 16-7-3.

            V.   A scaled site plan showing the existing contiguous land uses, natural topographic features, zoning districts, public thoroughfares, infrastructure, and utilities.

            VI.   A scaled site plan of the proposed planned development showing lot area, the required yards and setbacks, contour lines, common space, and the location, floor area ratio, lot area coverage and heights of buildings and structures, number of parking spaces and loading areas.

            VII.   Schematic drawings illustrating the design and character of the building elevations, building materials, building heights, types of construction, and floor plans of all proposed buildings and structures. The drawings shall also include a schedule showing the number, type, and floor area of all uses or combinations of uses, and the floor area of the entire development.

            VIII.   A landscape plan showing the location, size, character and composition of vegetation and other material.

            IX.   The substance of covenants, easements, and other restrictions existing and any to be imposed on the use of land, including common open space, and buildings or structures.

            X.   A schedule of development showing the approximate date for beginning and completion of each stage of construction of the planned development.

            XI.   A professional traffic study acceptable to the Engineering Services Director showing the proposed traffic circulation pattern within and in the vicinity of the area of the planned development, including the location and description of public improvements to be installed, and any streets and access easements.

            XII.   A professional economic analysis acceptable to the village, including the following:

               i.   The financial capability of the applicant to complete the proposed planned development;

               ii.   Evidence of the project's economic viability; and

               iii.   An analysis summarizing the economic impact the proposed planned development will have upon the village.

            XIII.   Copies of all environmental impact studies as required by law.

            XIV.   An analysis setting forth the anticipated demand on all village services.

            XV.   A plan showing off-site utility improvements required to service the planned development, and a report showing the cost allocations and funding sources for those improvements.

            XVI.   A site drainage plan for the planned development.

            XVII.   The mailing list and a written summary of comments, pertaining to the proposed application, from any meeting held pursuant to §16-7- 5(A)(1)(d) below.

         (b)   After reviewing the planned development process, the applicant may request a waiver of any application requirement which in the applicant's judgment should not apply to the proposed planned development. Such request shall be made in writing prior to the submission of the formal application documents.

         (c)   All requests for waiver shall be reviewed by the Community Development Director. A final determination regarding the waiver shall be given to the prospective applicant following the decision. Denied requests may be appealed to the Village Board.

         (d)   The applicant, prior to submitting a formal application for a planned development, may be required to schedule and hold a meeting to discuss the proposed planned development and its impact on adjoining properties and area residents. Instances in which a meeting may be required include but are not limited to projects which propose:

            I.   Deviation from the Comprehensive Plan Future Land Use Plan land use recommendation for the property that is the subject of the planned development;

            II.   Uses which are not listed as allowable uses in the UDO; and

            III.   Projects which include the rezoning of a property.

         (e)   Should the village require such a meeting to be held, the applicant shall send a written notice of the meeting via mail to all taxpayers of record for all property within 250 feet of the proposed planned development not less than 15 days prior to the date of the meeting. A copy of the mailing list and written summary of comments made at the meeting shall be maintained and submitted by the applicant with the application.

   (B)   An application for a planned development shall be reviewed and decided upon following the procedures set for a special use permit as detailed in § 16-8-4(E) and (L).

(Ord. 2021-05-15, passed 5-3-2021; Ord. 2022-09-39, passed 9-6-2022)

   (A)   A minor change is any change in the site plan or design details of an approved planned development which is consistent with the standards and conditions applying to the planned development and which does not alter the concept or intent of the planned development. A minor change shall not:

      (1)   Increase the planned development's density,

      (2)   Increase the height of buildings,

      (3)   Reduce open space by more than 10%,

      (4)   Modify the proportion of housing types,

      (5)   Change parking areas in a manner inconsistent with this UDO,

      (6)   Limit the installation of ground-mounted utility and mechanical equipment provided screening is installed per the requirements of this UDO,

      (7)   Prohibit additions to buildings which do not increase gross floor area by more than 500 square feet,

      (8)   Alter alignment of roads, utilities or drainage,

      (9)   Amend final development agreements, provisions or covenants, or

      (10)   Provide any other change inconsistent with any standard or condition imposed by the Village Board in approving the planned development.

Said minor change may be approved by the Community Development Director without obtaining separate approval by the Village Board. In addition, the Village Board may, after reviewing the request for a major change made by the applicant, direct the Community Development Director to process the request as a minor change.

   (B)   A major change is any change in the site plan or design details of an approved planned development which is not a minor change as detailed in subsection (A) above and shall require separate review and approval under the provisions of Article 16-8 the Unified Development Ordinance.

(Ord. 2021-05-15, passed 5-3-2021)