(a)

To encourage improved land development and building site design, to encourage and allow a variety of building types and arrangements, and to allow the development of land areas so planned, located or situated as to merit and justify consideration for the granting of certain exceptions to the required standards for the zoning district in which it is located.

(b)

It shall be the policy of the county to promote progressive development of land and construction thereon by encouraging planned unit developments to achieve:

(1)

A maximum choice of living environments by allowing a variety of housing and building types and permitting an increased density per acre and a reduction in lot dimensions, yards, building setbacks, and area requirements;

(2)

A more useful pattern of open space and recreation areas and, if permitted as part of the project, more convenience in the location of accessory commercial uses and services;

(3)

A development pattern which preserves and utilizes natural topography and geologic features, scenic vistas, trees and other vegetation, and prevents the disruption of natural drainage patterns;

(4)

A more efficient use of land than is generally achieved through conventional development resulting in substantial savings through shorter utilities and streets;

(5)

A development pattern in harmony with land use density, transportation facilities, and community facilities objectives of the comprehensive plan.

(c)

The county is also prepared to accept a greater population density in undeveloped areas than that reflected by present zoning provided the developer can demonstrate that any increment of public cost clearly attributable to increased densities will be compensated for by the private amenities and public benefits to be achieved by the plan of development.

(d)

A special use for a planned unit development shall be subject to the conditions and procedures in section 56-584.

(Ord. of 12-4-1973, § 22.1)

To be authorized under this chapter and to secure the special consideration that it provides for planned developments, such a development must, in addition to complying with the requirements of article X of this chapter, applicable to special uses, comply with this section, and shall be subject to the following procedures and all conditions stated in section 56-586.

(1)

The developer shall meet with the zoning administrator prior to making application for the special use. The purpose of this meeting is to discuss early and informally the purpose and effect of this chapter and the criteria and standards contained herein, and to familiarize the developer with the comprehensive plan, the thoroughfare plan, the public facilities plan, the subdivision regulations, and the drainage, sewer, and water systems of the county.

(2)

Following the preapplication meeting the developer shall submit an application for special use along with two copies of a preliminary development plan of the proposed development for staff review. The preliminary development plan shall contain information as prescribed in this section.

(3)

Following receipt of the application for special use and preliminary development plan, the zoning administrator shall note in writing on the preliminary development plans his unofficial agreement or disagreement. One copy of the preliminary development plan shall be kept by the zoning administrator and one copy shall be furnished to the applicant.

(4)

The application for the planned unit development may then be submitted to the commission together with three copies of the preliminary development plan, and a detailed site plan as prescribed in section 56-589, for the lands involved, together with supporting documents including proof of the developer's financial capability to carry out the proposed development.

(5)

Distribution of copies.

a.

The following officials and agencies shall also receive copies of the plan in such number as follows:

1.

The county health department (1);

2.

The school district in which the planned unit development is proposed to be located (1);

3.

The official, or officials responsible for municipal street facilities and water and sewer utilities (1 copy per official);

4.

The county soil and water conservation district board (1);

5.

The county superintendent of highways (1);

b.

Each official or agency shall review the plan and submit comments or recommendations to the secretary of the commission stating that:

1.

All requirements of the agency have been complied with and the development plan should be approved; or

2.

Certain requirements have not been complied with and the development plan should be modified. The reasons for modification shall be stated in writing.

(6)

The commission shall carefully consider the preliminary development plan and the recommendations of the zoning administrator and other officials. The commission may approve and recommend the plan as submitted, or, it may modify, alter, adjust or amend the plan; or the commission may disapprove the plan and so notify the board. If approved all three copies of the plan shall be stamped "Conditionally Approved Development Plan" and be signed by the officers of the commission, one copy to be retained in the commission file, one copy to be included in its report to the board, and one copy to be furnished to the applicant. The commission's recommendations shall be recorded in the minutes of the commission meeting and said plan with any amendments thereto, together with a finding as to whether the proposed development is consistent with the master plan of the county, shall constitute the commission's report to the board. The preliminary development plan as conditionally approved by the commission and the additional items as specified in section 56-585(b) shall constitute the final development plan.

(7)

The board shall then hold a public hearing on the planned unit development in accordance with the procedures as established in section 56-692, and upon an affirmative finding shall order the zoning administrator to issue an improvement location permit for the special use.

(8)

In a case where the planned unit development contains a division of land into separate units under one ownership or into one or more separately owned and operated units, the commission's review and approval of said plan shall constitute the preliminary plat approval as required by chapter 52, pertaining to subdivisions.

(9)

Following an affirmative finding by the board, in the case of a division of land, the developer shall then make application for final plat approval as presented by chapter 52, pertaining to subdivisions, or if the proposed development lies within the jurisdiction of a municipality, that municipality's plat approval procedures must be followed.

(10)

A later division of the land may be made only upon reapplication to the commission for approval of a revised development plan and resubmission to the board. This separation of the land for the purposes of platting must comply with chapter 52, pertaining to subdivisions and procedures for platting approvals or the appropriate municipal authority.

(Ord. of 12-4-1973, § 22.2)

(a)

The preliminary development plan shall provide the following information for staff review and commission consideration:

(1)

The proposed layout, in relationship to site conditions of streets, buildings, lots, and other elements basic to the proposed use.

(2)

The proposed locations of residential, commercial, industrial, park, school, recreational, and other public and semi-public uses within the area proposed to be developed as well as existing adjacent land uses.

(3)

The proposed plan for handling vehicular traffic, parking, sewage disposal, drainage, water supply, and other site development features.

(4)

The preliminary development plan shall be superimposed upon a print of an acceptable topographic survey of the area proposed to be developed and may include other graphic media for explaining the features to be contained in the development.

(b)

The final development plan shall contain the following items:

(1)

Detailed site plan as outlined in section 56-589.

(2)

Statement of proposed exceptions to the requirements of the district in which the proposed development is to be located.

(3)

Covenants as may be required by the commission.

(4)

Statements and recommendations from other applicable official agencies.

(Ord. of 12-4-1973, § 22.3)

(a)

A planned unit development may contain residential, commercial, industrial, professional, or special uses as an integral part of the development.

(b)

Approval by the commission expires upon the expiration of the two-year period immediately following that approval, unless the commission has granted an extension of time.

(c)

Upon the abandonment of a planned unit development, or upon the expiration of a two-year period after authorization during which a development has not been completed, or begun with an extension of time granted under subsection (b) of this section, the authorization for it expires.

(d)

If in approving a plan the commission finds it desirable that exceptions be made to this chapter, it may recommend those exceptions to the board. The commission shall set forth the reasons for its recommendations and the suggested limits to the exceptions.

(e)

The land involved must be either in one ownership or the subject of an application filed:

(1)

Jointly by the owners of all property included, including the holder of any written option; or

(2)

By any governmental agency.

(f)

The proposed development must be designed to produce an environment of stable and desirable character in keeping with the principles of good neighborhood design. It must include adequate open space and provide for parking areas adequate for the occupancy proposed or otherwise in compliance with this chapter. It must provide for recreation areas to meet the needs of the anticipated population or as specified in the comprehensive plan.

(g)

No improvement location permit or certificate of occupancy may be issued unless all requirements, conditions, and specifications shown on the development plan and supporting documents have been met.

(h)

All planned unit developments shall be designed to coordinate with the county thoroughfare plan, as well as any street plans, sewer plans, water distribution plans and storm drainage plans as proposed by the county or an applicable municipality.

(i)

In case streets are to be developed within the planned unit development (public or private) they shall be constructed in accordance with the standards as specified in the subdivision control ordinance.

(j)

All inspection fees required by the county shall be paid to the county clerk and all plans and specifications showing required improvements, as installed, shall be filed with the county clerk and the county regional planning commission within two years and prior to the release of bond.

(k)

The owner shall submit a construction schedule that shall begin within one year after approval of the plan and shall be completed within two years, except that the commission may extend such periods upon a showing of good and sufficient cause. Construction shall include the improvements specified in subsection (f) of this section.

(l)

Transfer of ownership. Where a transfer of a part of a planned development is contemplated, the resulting subdivision must conform to all subdivision requirements of the county or municipality having jurisdiction.

(m)

Underground utilities. All utility lines such as electric, telephone, television cable and other communication cables shall be installed underground and comply with the National Electrical Code and Chapter 3 of NFPA Standard 501A, or such other applicable code as may be adopted by the county from time to time. The methods of construction shall be those commonly used by the utility industry with aboveground access points for distribution and maintenance. All lines shall be installed in compliance with the regulations of the state commerce commission pursuant to the state public utilities act, 220 ILCS 5/101 et seq. All transformer boxes shall be located so as not to be unsightly or hazardous to the public.

(Ord. of 12-4-1973, § 22.4)

(a)

Private street rights-of-way and pavements in a planned unit development shall be constructed in conformity with the minimum street specifications prescribed by the county subdivision control ordinance, except as otherwise recommended by the commission to the board (as a part of the development plan and plat) and approved by the board. Exceptions must take account of the street circulation system shown in the development plan. Pavement width may not be less than 18 feet.

(b)

At or near the entrance of each private street on a dedicated public street, the applicant or the private organization shall maintain a signpost carrying a sign, having an area of at least 15 inches by 21 inches, on which is printed and clearly legible in at least two-inch letters the name of the private street and the words "PRIVATE STREET" and, in at least one-inch letters, the words "NOT DEDICATED FOR PUBLIC USE OR MAINTAINED BY THE PUBLIC". The material on the sign shall be arranged substantially as follows:

(NAME OF STREET) PRIVATE STREET NOT DEDICATED FOR PUBLIC USE OR MAINTAINED BY THE PUBLIC

(c)

Private streets shall be maintained by the owners, or by the private organization, so that fire, police, health, school, or sanitation vehicles and public utility vehicles have adequate access. Adequate access includes an adequate turning area.

(Ord. of 12-4-1973, § 22.5)

When required by the commission, covenants must include at least the following provisions satisfactory to the commission:

(1)

Adequate provision for an organization with direct responsibility to, and control by, the property owners involved to provide for the operation and maintenance of any common facilities jointly shared by those owners.

(2)

A financial guarantee:

a.

That satisfactory maintenance will be provided for any common facilities in accordance with standards prescribed by the property owner's organization and set forth in the covenants; and

b.

That the facilities will be operated and maintained at no expense to the county or any other governmental unit.

(Ord. of 12-4-1973, § 22.6)

The purpose of the site plan is to enable the commission to make a finding that the proposed development is in conformity with the intent and provisions of this chapter and to guide the zoning administrator in the issuance of permits. The site plan shall be as provided in the administration section 56-854(b).

(Ord. of 12-4-1973, § 22.7)