Chatham City Zoning Code
PLANNED UNIT
DEVELOPMENTS
§ 158.040 DEFINITIONS.
For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
DEVELOPER. The person, firm or corporation proposing to develop the Planned Unit Development. If such person is different from the owner of record, the owner of record shall join in all submissions required by this chapter.
NET DEVELOPMENT AREA. An arithmetic value determined for the purpose of calculating the allowable number of dwelling units. The net development area shall be determined by subtracting from the total planned unit development area the area set aside for:
(1) Right of way;
(2) Churches;
(3) Schools;
(4) Commercial, offices, and other non-residential uses; or
(5) Water bodies except where the shoreline has been incorporated in the common open space plan; provided that in no case shall the submerged land constitute more than 10% of the net development area.
OPEN SPACE. Land or water that is not built upon or used for parking and is used for creation, conservation, or aesthetic purposes. To qualify as open space under this chapter, the land:
(1) Must be owned in perpetuity by a homeowner or property owners' association;
(2) Cannot be required side, rear or front yards;
(3) Cannot be a right-of-way or easement; and
(4) Must have guaranteed access.
PLANNED UNIT DEVELOPMENT. A subdivision or development having a PUD zoning district classification that allows the development of ten or more acres of land with variations of some of the restrictions of standard zoning and subdivision regulations.
(Ord. 96-54, passed 3-26-96)
§ 158.041 PURPOSE.
Traditional land development through subdivision is in general designed to apply to individual lots, sometimes making innovative, creative, and efficient land development more difficult than necessary. It is the purpose of a planned unit development to provide innovation, creativity and efficiency by:
(A) Producing a development which would be as good as or better than traditional development;
(B) Permitting developments which will provide a desirable and stable environment in harmony with the surrounding area and in accord with adopted plans for the village.
(C) Permitting flexibility that will encourage a more creative approach in the development of land, which will result in a more efficient, aesthetic and desirable integration of open space with housing and other land uses.
(D) Protecting and preserving scenic and natural features such as streams, trees and topographic features.
(E) Permitting development of more energy efficient living areas by encouraging bicycle and pedestrian circulation facilities which will reduce reliance on automobiles, allowing for the proper orientation of streets, lots, and buildings to facilitate current and future solar energy application, and in general promoting a way of life that will lessen the consumption of scare energy resources.
(F) Encouraging a more stable neighborhood by permitting a mixture of housing types.
(Ord. 96-54, passed 3-26-96)
§ 158.042 PERMITTED USES.
The planned unit development district allows all permitted uses and conditional permitted uses in all districts of the Chatham Zoning Ordinance except for the RM4, I-1 and I-2 Districts. The uses may be mixed if arranged in such a way as to ensure compatibility among users.
(Ord. 96-54, passed 3-26-96)
§ 158.043 MINIMUM SIZE.
The planned unit development must be at least ten acres in area and of reasonable dimensions to allow a practical arrangement of improvements, open spaces, and land uses.
(Ord. 96-54, passed 3-26-96)
§ 158.044 VARIANCE.
The provisions or requirements of this chapter may be varied by the Village Board upon application to the Planning Commission at the time of the preliminary PUD application submission. The Planning Commission shall make whatever recommendations it deems in the best interest of the village with respect to the requested variance and the Village Board shall either approve or reject such recommendation as a part of its approval of the planned unit development zoning classification.
(Ord. 96-54, passed 3-26-96)
§ 158.045 MAXIMUM DENSITY.
(A) The aggregate residential densities within a planned unit development shall not exceed 35 persons per acre of the net development area. Computation of the net development area shall include public parks and open space. Computation of the net development area shall not include non-residential areas or rights-of-way. Water bodies will be included in the computation of the net development area when the shorelines are incorporated in the common open space plan; provided that in no case shall the submerged land constitute more than 10% of the net development area.
(B) To calculate the persons per acre of the net development area for compliance with this density requirement, the following schedule of persons per unit in single, duplex, and multiple family dwellings shall be used:
Bedrooms per dwellings unit in duplex and multiple family dwellings | Persons per unit |
0 Bedroom | 1.0 |
1 Bedroom | 1.5 |
2 Bedrooms | 2.4 |
3 Bedrooms | 3.0 |
4 Bedrooms | 3.5 |
For single-family dwellings | 3.5 |
(Ord. 96-54, passed 3-26-96)
§ 158.046 PROCEDURE.
(A) The procedure for approval of PUDs consist of the following discrete steps in the following order:
(1) Pre-application conference (optional);
(2) Conceptual PUD Submission Plan;
(3) Preliminary PUD Plan;
(4) PUD Zoning Application;
(5) Plat/Plan Submission; and
(6) Construction Plan submission.
(B) In order to obtain a PUD zoning classification, the procedures set forth in this chapter must be followed step by step without variation or exception. When a PUD classification has been granted, the approved site plans and supporting documentation shall control use of land, regulate the spacing and height structures, control use of signs, and outline any deviations from the zoning and subdivision regulations of the village. Where no indication or exception is given to the zoning or subdivision regulations of the village, the requirements of the appropriate section of the zoning or subdivision regulations shall apply.
(Ord. 96-54, passed 3-26-96)
§ 158.047 PRE-APPLICATION CONFERENCE.
To assist developers in the preparation of a planned unit development, a pre-application conference with the Zoning Administrator may be requested by the developer. The purpose of the meeting will be to ensure that the developer fully understands the procedures and required submissions necessary for obtaining a PUD zoning classification as well as to make an initial assessment as to the suitability of the site for a PUD. The Zoning Administrator shall point out any potential problems that might be anticipated and make suggestions for their resolution, if resolution is possible. Within ten days following the conference, the Zoning Administrator shall inform the developer in writing to proceed with the Conceptual PUD submission. If the Zoning Administrator has ascertained that there are problems with the site, he shall so inform the developer in his letter and make clear that the problem or problems must be addressed before approval of the PUD submission and resolved prior to Preliminary Plan approval by the Planning Commission.
(Ord. 96-54, passed 3-26-96)
§ 158.048 CONCEPTUAL PUD SUBMISSION.
(A) The first stage of the PUD process is submission of a conceptual submission consisting of the location map, along with a narrative describing the developer's plans for the planned unit development including, but not limited to:
(1) A general description of the proposed site;
(2) The overall concept for development, including the type of land uses to be included, their approximate location, and the approximate percentage of the development that the land uses will occupy;
(3) A preliminary sketch of automobile and pedestrian circulation systems; and
(4) The availability and adequacy of utilities to serve the development.
(B) The purposes of the conceptual PUD submission is:
(1) To enable the technical personnel of the village to formally address the adequacy of utilities to serve the site;
(2) To make a preliminary assessment of the impact of the planned unit development of the vicinity and the village as a whole;
(3) Insure that the proposal is in accord with the official village plan; and
(4) To determine if the proposed planned unit development is in accord with the purposes of the PUD District.
(Ord. 96-54, passed 3-26-96)
§ 158.049 REVIEW OF CONCEPTUAL PUD SUBMISSION.
(A) The owner/developer shall submit to the Zoning Administrator 12 copies of the location map and other required submissions. The Planning Commission shall, after consultation with the Villagers Consulting Engineer complete its review within 30 days and direct any comments in writing that they might have to the Village Board. The Planning Commission shall indicate if the developer should or should not proceed with the Preliminary Plan before any problems the Planning Commission has identified, if any, are resolved.
(B) After all the comments of the Planning Commission have been received, the Village Board shall consider the Conceptual PUD Submission at its next regularly scheduled meeting and by resolution approve, disapprove or approve subject to modification, the Conceptual PUD Submission.
(Ord. 96-54, passed 3-26-96)
§ 158.050 TECHNICAL REQUIREMENTS FOR LOCATION MAP.
The location map shall consist of data added to an existing base map such as a United States Geological Survey map, a township base map that can be obtained from the regional planning commission office, or other base map to a suitable scale covering an area of at least a one-mile radius from the tract proposed for a planned unit development. If possible, the map should be no smaller than 8½ inches by 14 inches. The location map shall show the following information:
(A) The outline of the proposed planned unit development with approximate boundary dimensions and total acreage;
(B) Existing streets and principal utility lines of adjacent property expected to serve the PUD;
(C) North point, scale, and date;
(D) The title of the proposed PUD along with the names and addresses of the owner/developer, engineer, and professional land surveyor;
(E) A legal description for the property;
(F) The approximate percentage of the planned unit development to be occupied by the proposed land uses along with a sketch showing their approximate location in relation to proposed streets and pedestrian ways;
(G) The approximate densities of the areas within the PUD which will be occupied by dwelling units. This information should be presented for the project as a whole and for the individual areas within the PUD which will be occupied by different housing types;
(H) A signed statement by the owner/developer or his agent stating that the owner/developer holds fee title to the land for the proposed PUD.
(Ord. 96-54, passed 3-26-96)
§ 158.051 PRELIMINARY PUD PLAN PROCEDURE.
(A) Following notification from the Zoning Administrator that the Conceptual PUD Submission is approved, the developer shall file 12 copies of the Preliminary Plan in the office of the Village Zoning Administrator at least ten days before the meeting of the Planning Commission.
(B) The Preliminary PUD Plan shall include sufficient information and drawings at a fixed scale along with written statements to properly document all items called for below. The submissions shall include:
(1) The name of the proposed PUD.
(2) The name of the owner and developer of the PUD. If the owner or developer is a trust, the beneficiaries of the trust shall be listed in an affidavit.
(3) The layout of the vehicular circulation system. A traffic analysis is required where the number of dwellings for the PUD exceeds 200. This shall include the assignment of traffic generated by the PUD on the existing street network and those streets included in the comprehensive plan. The area on which traffic volume assignments shall be made includes all street sections where the traffic volume attributable to the PUD would be equal to or greater than 10% of the total after the surrounding area is developed at the density permitted under its current zoning.
(4) The layout of the pedestrian circulation system.
(5) Identification of outstanding topographical problems, if any.
(6) The approximate location of lot lines for the exchange of ownership, if any.
(7) The location, quantity, and use of open space along with a maintenance plan in general terms.
(8) The control over height, spacing and setback of structures, given by individuals areas within the proposed planned unit development. The restrictions shall be stated in the same terms that are used in the zoning code.
(9) The general drainage pattern within the proposed planned unit development and general plans for retention.
(10) The proposed parking facilities stated in ratios as they are in the zoning acct.
(11) The general development schedule, particularly indicating phases if the planned unit development is to be constructed over a period of years.
(12) A statement granting blanket easements to the appropriate utilities.
(13) A list of uses to be included in the planned unit development. Separate lists shall be prepared for individual areas or phases within the planned unit development.
(14) Illustrate the location of the land uses.
(15) Indicate the approximate quantity of land area to be devoted to each land use.
(16) Explain how the planned unit development land uses relate to the surrounding area.
(17) Give the population density in terms of persons per acre of the net development area for the project as a whole and for the areas to be developed individually.
(18) Floor area ratios for non-residential uses.
(Ord. 96-54, passed 3-26-96)
§ 158.052 TENTATIVE APPROVAL.
(A) At its first regularly scheduled meeting after receipt of the village's consulting engineer's comments regarding the Preliminary PUD Plan, the Planning Commission shall review the Plan and shall make a recommendation to the Village Board regarding the Plan. In formulating its recommendations the Planning Commission shall make written findings as to each of the following issues:
(2) Whether the proposals for maintenance and conservation of the common open space are reliable.
(3) Whether the proposed planned unit development shall retain as much of the natural features of the site as is feasible including but not limited to:
(a) Existing trees.
(b) Natural water bodies.
(c) Steep slopes.
(4) Whether provision for public services, control over vehicular and pedestrian traffic, and the amenities of light and air, recreation, and visual enjoyment is adequate.
(5) In the case of a proposed planned unit development which contemplates construction over a period of years, whether the terms and conditions intended to protect the interest of the public and of the residents, occupants and owners of the proposed planned unit development in the total completion of the project are adequate.
(6) Whether the proposed planned unit development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.
(7) Whether the proposed planned unit development is in accord with the general purposes of planned unit development set forth in this chapter.
(B) If upon meeting, the Planning Commission finds that the proposed Preliminary Plan and documentation satisfies the requirements of this chapter, the chairman of the Planning Commission shall certify the approval of the commission of the plan in substantially the following language:
The Preliminary Plan as shown herein is recommended for approval.
Dated:______________________________
By:________________________________
(C) No Preliminary Plan shall be approved by the Planning Commission unless there has been a prior review by the village's consulting engineer.
(Ord. 96-54, passed 3-26-96)
§ 158.053 REVIEW OF PRELIMINARY PLAN BY VILLAGE BOARD.
The Planning Commission shall forward its findings and the minutes of its meeting to the Village Board, which shall by resolution approve or disapprove the Preliminary Plan meeting. Approval of the Plan shall be conditional on zoning.
(Ord. 96-54, passed 3-26-96)
§ 158.054 ZONING PROCEDURES.
(A) Once the Preliminary PUD Plan has been approved by the Village Board, the petition for PUD zoning may be filed for consideration at a public hearing by the Planning Commission. The petition for PUD zoning shall be filed and the hearing shall be held in accord with the standard hearing requirements for zoning district amendments, except that each petition shall have attached a copy of the approved Preliminary Plan.
(B) Once the Planning Commission has concluded its hearing and made a recommendation to the Village Board, the Village Board may, in accord with standard zoning requirements, approve or deny the petition for PUD zoning, except that if the petition is approved on condition or denied subject to certain requested revisions, the petitioner may immediately file revised Preliminary Plan, and subject to the required approvals as outline above, an amended PUD zoning petition. If the Preliminary Plan and Zoning are approved, the Village President shall sign the Preliminary Plan and documentation and enter them into the official records of the village.
(Ord. 96-54, passed 3-26-96)
§ 158.055 SITE PLAN; FINAL PLAT REVIEW.
(A) If the Developer intends to sell individual lots within the Planned Unit Development, it shall be platted in accordance with the final plat procedures of the Village Subdivision Ordinance (Chapter 155). The approved Preliminary PUD Plan submission shall serve as the Preliminary Plan, for purposes of the Zoning Ordinance. However, only one final plat shall be permitted for a PUD.
(B) If the developer does not intend to sell individual lots within the Planned Unit Development, or if any individual lot will have an internal network of roads, utilities or other facilities, the developer shall submit 12 copies of a Site Plan for the PUD or for the individual lots within the PUD to the Zoning Administrator. Any Site Plan for the individual lots shall be submitted simultaneously with the Final Plat.
(C) The Site Plan shall contain, as a minimum, the following information, drawn to scale as in the case of a final plat:
(1) The name of the PUD, its owner and developer.
(2) Locations and heights of all buildings.
(3) Existing and proposed changes in topography at one foot contour intervals.
(4) The pattern of surface water drainage.
(5) The location of lot lines and setback lines from the streets and easements.
(6) The detailed maintenance plan for open space and responsibilities for all public and private improvements.
(7) The locations of streets, sidewalks, pedestrian and bicycle paths, and the type of pavement and curbs.
(8) The location of sewers, water mains, utilities and fire hydrants.
(9) The type and location of the street lighting system.
(10) The major landscaping plans for the development.
(11) A certificate lettered on the plan indicating that the owner/developer agrees to abide by the plan for the physical development of the site and that future owners will be required to abide by the same covenant.
(12) Any proposed restrictive covenants.
(13) All certificates as required in the case of a final plat.
(D) The Site Plan shall be reviewed and approved by the Planning Commission and Village Board using the same procedures and criteria as in the case of a final plat under the Subdivision Ordinances (Chapter 155). The Site Plan shall, upon approval by the Village Board, be filed for record by the Developer with the Sangamon County Recorder of Deeds.
(Ord. 96-54, passed 3-26-96)
§ 158.056 CONSTRUCTION PLANS.
(A) After receiving approval of the Preliminary Plan and before approval of the Final Plat and Site Plan, the developer shall submit two sets of construction plans to the village's consulting engineer, one set to the Electric Department of the village and one set to the Chatham Fire Protection District.
(B) The construction plans shall be prepared for the area to be covered by individual final plats or site plans except when specific additional information is requested by the village's consulting engineer.
(Ord. 96-54, passed 3-26-96)
§ 158.057 REQUIRED INFORMATION.
(A) The construction plans shall be submitted on appropriate size sheets (24 inches by 36 inches) and to a minimum scale of one inch equals 100 feet. Construction plans shall contain the following information:
(1) Cover sheet containing the location of the development; symbols that are used; index to sheets; summary of quantities; scales that are used; appropriate place for approval of the engineer; and the signature and seal of a registered professional engineer.
(2) North arrow and bench marks with their elevations noted. Bench marks shall be referenced to mean sea level datum as determined by the United States Geological Survey, current datum.
(3) Plan sheets showing the locations of all existing and proposed streets, right-of-way lines, sanitary sewers, storm sewers, sidewalks, drainage ditches, easements, rear lot drainage, direction of storm drainage flow, survey monuments, water mains, fire hydrants, and any other appurtenance or structure that might influence design considerations.
(4) Profile sheets indicating the existing ground line and proposed grades and elevations for all proposed streets, sanitary sewers, storm sewers, drainage structures, drainage ditches and rear lot drainage. Elevations shall be referenced to the current United States Geological Survey datum.
(5) Typical sections showing right-of-way lines, proposed pavement widths, pavement thickness, base thickness, sub-base thickness, subgrade, crown, curbs and gutters, sidewalks, and design data when required.
(6) Detailed sheets showing the details of manholes, inlets, catch basins, curb and gutters, drainage structures, and any other structure or appurtenance to be constructed, or reference made to the latest edition of the Standard Specifications for Road and Bridge Construction or the latest edition of Standard Specifications for Water and Sewer Main Construction in Illinois or the latest edition of the Highway Standards published by the State Department of Transportation.
(7) Design computations for storm sewer design, special structures, and pavement designs when required, certified by a professional engineer.
(B) Basic review of the construction plans shall be completed by the village's consulting engineer within 30 days of the submission date. When construction plans have been resubmitted, they will be re-reviewed and returned to the developer's engineer within 14 days, unless review time is extended by the village's consulting engineer in a letter listing reasons for the extension. This letter will be sent to the engineer who submitted the construction plans. When the construction plans have been approved by the village's consulting engineer and the village's consulting engineer has determined that the other village departments have approved the construction plans, the developer may install the required public improvements.
(C) The village's consulting engineer shall notify the developer when the construction plans are approved and shall send a copy of such approval to the Planning Commission. Once the construction plans have been approved, the developer may proceed with the next step.
(Ord. 96-54, passed 3-26-96)
§ 158.058 STANDARDS FOR APPROVAL OF CONSTRUCTION PLANS.
Construction plans shall meet the requirements of the current Village Subdivision Ordinance except where such requirements have been explicitly waived in the Preliminary PUD Plan approval process.
(Ord. 96-54, passed 3-26-96)
§ 158.059 MINIMUM DEVELOPMENT STANDARDS.
(A) The uniqueness of each proposal for a planned unit development allows that the requirements for the public improvements serving the development and for the location of the building in the development are subject to modification from the requirements of the prevailing land subdivision regulations.
(B) The Planning Commission may, therefore, recommend waivers or modifications of such requirements if it finds that the requirements are not necessary for the best interest of the residents of the development and that such action is not inconsistent with the interest of the entire village. No such modification shall be less than the standards indicated below. Where no indication or exception is given in the PUD zoning district classification, the requirements shall be as stated in the appropriate portion of the land subdivision regulations except that for private ways the requirements for the ways shall be only as noted below:
(1) Off street parking.
(a) A minimum number of off-street parking spaces shall be provided as follows:
Building Classification | Minimum Number of Off-Street Parking Spaces |
Single-family, two-family | 2 space per unit |
Multiple-family buildings | 2½ spaces per unit |
Where on-street parking is not provided, an additional amount of off-street parking spaces shall be provided for guests and others at a minimum of ½ space per unit.
(b) Off-street parking spaces shall be constructed in accordance with the rules and regulations for the zoning code. For residential use, off-street parking facilities shall be located not more than 300 feet from the dwelling served.
(2) Setback. The minimum setback is 20 feet from the public right-of-way.
(3) Setback from adjoining residential districts -- see schedule, § 158.034.
(4) Public streets.
(a) Provisions shall be made for the continuation and extension of thoroughfare streets adjacent to or through a planned unit development in accordance with the street and thoroughfare plan contained in the land subdivision regulations.
(b) A planned unit development that adjoins or includes an existing street shall have a dedicated additional right-of-way, if needed, to meet the minimum street width requirements called for on the official street and thoroughfare plan of the village. The entire additional right-of-way shall be provided where the PUD is on both sides of the existing street. When the PUD is located on one side of the street, one-half of the right-of-way shall be provided. However, in no case shall the resulting right-of-way be less than 50 feet.
(c) When a PUD or portion thereof adjoins a major thoroughfare, as indicated on the official street and thoroughfare plan, access shall be reasonably restricted so that ingress or egress to the major thoroughfares shall occur at 400 foot intervals or longer. Residential lots and business and industries development shall be provided with a frontage on a marginal access street or street other than the major thoroughfare. The classifications, planning, design and construction of public streets shall be in accordance with the land subdivision ordinance and village standards.
(d) Public alleys shall not be included in a planned unit development. Adequate off- street access to the rear or side of commercial buildings shall be provided by means of private driveways or streets.
(e) In subdivisions proposed to have streets with an anticipated average daily volume of 2,500 or more, a barrier type, curb and gutter shall be constructed along all public street pavements. Curb and gutter shall be similar to type B-6.18 as described in the "State of Illinois, Department of Transportation, Highway Standards" publication. Other locations where barrier type curb and gutter are required will be determined by the engineer for the subdivision with the approval of the village engineer.
(5) Sidewalks shall be provided to permit easy pedestrian movement throughout the development. Sidewalks need not be located adjacent and parallel to the public streets but shall be provided to meet pedestrian desires or needs. Sidewalks located along public streets, and within or leading to dedicated open spaces from public streets, shall be considered as public sidewalks, provided they are located on dedicated right-of-way or easements and constructed in accordance with the subdivision ordinance.
(6) Public sanitary sewers shall be provided to serve all platted building lots and be located on public street right-of-way or dedicated utility easement a in accordance with the subdivision ordinance.
(7) Public storm sewers and open drainage waterways shall be provided to receive surface water drainage from public streets and each platted lot. Surface drainage from any platted lot must not be diverted across another platted lot except by way of a public storm sewer or well-defined waterway on an easement. Drainage facilities within a platted lot serving that lot only shall be privately owned and maintained facilities. Public drainage facilities shall be designed and constructed in accordance with the subdivision ordinance.
(8) There shall be no restrictions on the sizes of blocks or the arrangement of lots except that each platted lot must front upon a public or private street.
(9) Private ways, common driveways, parking areas and pedestrian walkways may be used as access to buildings and facilities, provided that protective covenants are recorded which perpetuate access easements for the use of these facilities by the owners of the buildings or facilities being served. Private ways for vehicular movement and common driveways shall be of Portland cement concrete or shall be surfaced with bituminous concrete on a crushed stone base course. Pavement thickness and width shall be designed to handle the amount and type of traffic expected but in no case shall be less than the following minimums.
(a) Thickness. Two inches of class I surface course on six inches of CA-6 crushed stone, base course, six inches of Portland cement concrete, or one inch of class I surface course on 5½ inches of BAM base course having a marshall stability of 800.
(b) Minimum pavement width, 20 feet.
(c) Dead-end turnaround, 40-foot radius.
(Ord. 96-54, passed 3-26-96)