(A)   The general purposes of the Planned Unit Development are as follows:

      1.   Improved design, flexibility and diversification in arrangement of structures.

      2.   Efficient use of land and more economic arrangement of land uses, buildings, circulation systems and utilities.

      3.   Create more usable open space and preserve and utilize the natural characteristics of the site in a harmonious fashion.

      4.   Encourage fully coordinated development in terms of architectural styles, building forms and relationships.

      5.   For those developments containing residential uses, to permit an increased residential density over the total project area in return for site amenities within the planned unit development.

      6.   Any proposed development meeting the minimum area and locational requirements can apply under the Planned Unit Development provisions gaining considerable flexibility from the traditional development and lotting requirements otherwise required under the Zoning and Subdivision Ordinance. (Ord. 1973, 1-6-1997)

   (A)   Locations Where Planned Unit Developments Are Permitted: Planned Unit Developments are permitted in any residential, business and manufacturing zoning district as a Special Use in accordance with the procedures in Chapter 13.

   (B)   Minimum Area: No Planned Unit Development shall be less than 2.4 acres of contiguous land under single ownership or joint ownership with consent of involved land owners. This Section shall not be interpreted to prohibit the sale of all or portions of the approved project providing the requirements of this Chapter are met.

   (C)   Uses Permitted In Residential Planned Unit Developments:

      1.   Residential planned unit developments are intended to permit a mixture of a variety of land use types, such as single-family residential, multi-family residential, and convenience uses if those uses are in the decision of the City Council secondary or intended to serve strictly local neighborhood commercial needs, and are established in accordance with the Comprehensive Plan of the City.

      2.   The total land area devoted to convenience uses, shall not exceed five percent (5%) of the total land area of the planned unit development.

         (a)   For the purposes of these regulations, convenience uses are defined as small establishments designed and intended to serve the daily or frequent trade or service needs of the immediately surrounding population. Such establishments include groceries, variety stores, drug stores, coin-operated laundry and dry cleaning businesses, tailoring and dressmaking shops, beauty and barber shops, professional offices, carry-out restaurants and similar small scale uses. Specifically excluded are fast food and drive-in restaurants and bars, lounges and other drinking establishments.

         (b)   Location: Convenience establishments shall be located only in portions of planned unit developments: a) not served by similar facilities within walking distance; and b) near dwelling unit densities of at least six (6) units per acre, as to provide substantial walk-in trade. Where more than one convenience establishment is proposed, they shall be grouped, arranged and designed for maximum pedestrian convenience and vehicular circulation.

         (c)   Maximum Size of Establishments: No individual convenience establishment established under the provisions of this Chapter shall have a gross floor area in excess of five thousand (5,000) square feet, and no combination of such establishments in any one location shall have a total gross floor area of more than ten thousand (10,000) square feet.

      3.   Within the BH-X District (Interchange Planned Unit Development District) uses permitted are only those specified within the BH-X District.

      4.   Within the B-1, B-2, and CBD Districts, all uses permitted within the residential and commercial districts may be permitted as a part of a planned unit development.

      5.   Within the LM and GM Districts, all uses permitted within the commercial and manufacturing districts may be permitted as a part of a planned unit development.

   (D)   Ownership And Control: All sites to be developed as Planned Unit Developments shall be under single ownership and control or, if the ownership is diverse, then under unified control pursuant to an agreement of such owners approved by the City Council.

   (E)   Applicable Regulations:

      1.   A Planned Unit Development shall be governed by the regulations of the district in which the development is proposed, except as provided in this Chapter and modified by and authorized in the ordinance approving the Planned Unit Development. Said ordinance may provide for such exceptions from the applicable district regulations governing setbacks, lot width, lot area and other requirements as may be desirable to achieve the objectives of the proposed Planned Unit Development, provided such exceptions are consistent with the standards and criteria contained in this Chapter.

      2.   Modifications in conventional zoning and subdivision regulations are privileges and will be considered by the City Council only in direct response to the accrual of tangible benefits from the Planned Unit Development to the City 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.

   (F)   Landscaping And Buffering: All Planned Unit Developments shall conform with the applicable requirements for landscaping and buffering set forth in Chapter 14 of this Title.

   (G)   Off-Street Parking And Loading: All Planned Unit Developments shall conform with the applicable requirements for off-street parking and loading set forth in Chapter 7 of this Title.

   (H)   Performance Standards: All Planned Unit Developments shall conform to the environmental performance standards set forth in Chapter 15 of this Title.

   (I)   Signs: All Planned Unit Developments shall conform to the applicable requirements for signs set forth in Chapter 6 of this Title.

   (J)   Residential Planned Unit Development Standards:

      1.   Determination Of Permitted Density: Except for developments which qualified for increased density based on incentives under Section 6-12-2J.7 of this Chapter, the total number of dwelling units to be constructed in a planned unit development shall not exceed the number that could be developed on the same acreage if developed as a standard subdivision in the zoning district in which it is located.

         (a)   One of the following techniques shall be used to determine the total number of dwelling units allowed in a planned unit development:

            (1)   The total number of dwelling units permitted shall be determined upon the submission of a subdivision plan prepared by the developer, which plan shall comply with the strict requirements of the zoning district in which it is located, and the City's Subdivision Ordinance; or

            (2)   The total number of dwelling units permitted in a Planned Unit Development shall be determined by the following method:

   Step 1)   Calculate the gross acreage of the site, as defined in Section 6-2-3;

   Step 2)   Deduct thirty percent (30%) from the gross acreage determined in Step 1;

   Step 3)   Apply the gross density, as defined in Chapter 2, to the remainder of the property after subtracting the areas required in steps 1 and 2 above.

            (3)   The base density may be increased by providing any of the amenities listed below in Section 6-12-2J.7.

      2.   Lot Coverage and Minimum Common Open Space:

         Max. Lot                  Min. Area in

         Coverage                  Common Open

         by Building                  Space*

 

 

* Open spaces are specified minimums. Additional open space may add to the desirability of the development.

      3.   Maximum Impervious Surface Coverage: The maximum impervious surface coverage shall not exceed fifty percent (50%) of the total area of the Planned Unit Development.

      4.   More Than One Zoning District: If the proposed Planned Unit Development is in more than one zoning district, the number of allowable dwelling units and maximum lot coverage by building must be separately calculated for each portion of the planned development that is in a separate zone, and must then be combined to determine the number of dwelling units allowable in the entire planned development. However, the distribution of dwelling units and lot sizes within the planned development is not to be affected by existing zoning district boundaries.

      5.   Perimeter Setback Requirements: Structures located on the perimeter of the development shall comply with the minimum front, side or rear yard setbacks, whichever are applicable, of the zoning district in which the development is located. This yard shall be kept free of all buildings, including patios, decks and balconies, and off-street parking areas and shall be maintained as landscaped open space.

      6.   Open Space:

         (a)   Minimum Amount: A minimum of fifty percent (50%) of the gross area of a Planned Unit Development shall be devoted to open space. Such open space shall be limited to the following:

            (1)   Recreational open space, including but not limited to: swimming pools, tennis courts, recreation buildings, jogging trails/fitness courses, detention basins designed for recreational use, tot lots, ball and soccer fields.

            (2)   Common open space.

            (3)   Detention and retention basins and ponds not designed for dual recreational use, natural water features, wetlands, and conservation areas. However, such open spaces when combined shall not exceed fifty percent (50%) of the required open space for a Planned Unit Development.

            (4)   Perimeter open space, including but not limited to: perimeter open space abutting roadways and adjoining property, and perimeter parking lot open space.

         (b)   Tot Lots: A minimum of one (1) tot lot shall be provided for every one hundred (100) dwelling units in a Planned Unit Development. Tot lots shall be centrally located in relationship to the dwelling units to which they serve.

         (c)   Distribution And Design:

            (1)   Open space shall be distributed equitably throughout a Planned Unit Development in relationship to the dwelling units to which it serves.

            (2)   Open spaces shall be generally linked to provide a continuous network.

            (3)   Buildings and other structures shall be positioned on a site to provide for maximum, usable open space.

            (4)   Retention basins and ponds shall have a minimum of fifty (50) feet of usable open space surrounding the perimeter of such ponds and basins.

         (d)   Open Space; Acceptability: No open space may be accepted as common, useable open space unless its character and quality have been approved by the Planning Commission. In making such determinations, the Planning Commission shall give consideration to topography and existing amenities of the open area including trees and other natural features, and the manner in which open area including trees and other natural features, is to be improved and maintained.

         (e)   Open Space Conveyance And Maintenance:

            (1)   All land shown on the final development plan as common open space must be conveyed under one of the following options:

   A.   It may be conveyed to a public agency which will agree to maintain the common open space and any buildings, structures, or improvements which have been placed on it.

   B.   It may be conveyed to trustees provided in a declaration of covenants recorded against the property establishing a property owners association or similar organization for the maintenance of common open space within the planned development. The common open space must be conveyed to the trustees subject to the covenants to be approved by the Planning Commission which restrict the common open space to the uses specified on the final development plan, and which provide for the maintenance of the common open space in a manner which assures its continuing use for its intended purpose.

            (2)   No common open space may be put to any use not specified in the final development plan unless the final development plan has been amended to permit that use as provided herein. However, no change of use authorized under amendments of the plan may be considered as a waiver of any of the covenants limiting the use of common open space areas. All rights to enforce these covenants against any use permitted under further amendment of the plan are expressly reserved.

            (3)   If the common open space is not conveyed to a public agency, either one of the following methods of enforcement must be provided:

   A.   The legal right to develop the common open space for the uses specified in the final development plan must be conveyed to a public agency.

   B.   The restrictions governing the use, improvement, and maintenance of the common open space must be stated as conditions to the conveyance of the common open space. The fee title to the common open space shall be vested in a public agency in the event of a substantial default in the stated conditions.

   C.   If the common open space is not conveyed to a public agency, the covenants governing the use, improvement, and maintenance of the common open space may authorize a public agency to enforce their provisions.

      7.   Incentives: To encourage excellence in design the following incentives may be approved by the Planning Commission, and shall be totaled to yield an allowed percentage increase over the base density specified by the zoning district(s) in which the property is located:

         (a)   Landscape Buffer: One-half (.05%) percent for each twenty (20') feet in width (excluding set back requirements as hereinafter set forth), not to exceed three (3%) percent on all peripheral lot lines with a less restricted use.

         (b)   Landscaping: For excellence in quality and quantity of tree and shrub landscaping beyond the requirements of Chapter 14 of this Title, including peripheral and interior screen planting and fencing, a bonus of up to one (1%) percent will be allowed.

         (c)   Swimming Pool: One (1%) percent for each pool not to exceed two (2%) percent.

         (d)   Tennis Courts: One-half (.05%) percent for each tennis court not to exceed two (2%) percent.

         (e)   Community Center And/Or Club Building: Up to two (2%) percent for a community center and/or club building.

         (f)   Municipal Facility: Up to two (2%) percent for land donations for a municipal facility and up to five (5%) percent for donations of land and structure(s).

      8.   Completion Of Recreational Facilities:

         (a)   Construction of recreational facilities serving a Planned Unit Development shall commence prior to the completion of not more than forty percent (40%) of the dwelling units in the development and be completed prior to the issuance of building permits for the last forty percent (40%) of the units in a single phase Planned Unit Development.

         (b)   In Planned Unit Developments containing two (2) or more phases, construction of recreational facilities shall be completed prior to the issuance of occupancy permits for the second phase of the Planned Unit Development.

      9.   Private Streets: Street construction, regardless of ownership, shall be made in conformance with Chapter 11 of Title 3 of the Dixon City Code (Subdivision Regulations).

   (K)   Business And Manufacturing Planned Unit Development Standards: In addition to the foregoing standards, the following specific requirements will apply to business and manufacturing Planned Unit Developments:

      1.   Allowable Lot Coverage: The maximum lot coverage by building(s) is thirty percent (30%).

      2.   Circulation: All commercial buildings shall have access on internal or frontage roads. The road system must give consideration to properties beyond the Planned Unit Development.

      3.   Landscaping, Screening, Visual Enhancement: Landscape treatments throughout the Planned Unit Development will be an essential consideration. The landscaping and buffering standards in Chapter 14 shall be considered minimum requirements, except as may be modified with approval of the City Council.

      4.   Signs: Signs shall be required to be in a manner which is a harmonious treatment throughout the development and in relation to other adjacent or nearby properties. (Ord. 1973, 1-6-1997; amd. Ord. 2630, 4-16-2007)

   (A)   The construction and maintenance of all public facilities and improvements which are a part of the Planned Unit Development shall be guaranteed by letters of credit in the same procedure as provided in Chapter 11 of Title 3 of the Dixon City Code (Subdivision Regulations).

   (B)   A final plat suitable for recording, containing all information shown on the final development plan and additional final plat requirements as required under Chapter 11 of Title 3 (Subdivision Regulations), including all required certifications and covenants shall be provided. (Ord. 1973, 1-6-1997)