The purpose and intent of the provisions for planned developments is to accommodate unique development situations.

A.

For planned development districts, the planned development should demonstrate the following characteristics:

1.

An opportunity to realize a development of demonstrated need with respect to the types of environments available to the public, that would not be possible under the strict application of the other chapters.

2.

A creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities.

3.

The preservation of significant natural features including topography, watercourses, wetlands, and vegetation.

B.

For planned developments as a conditional use, the planned development should demonstrate the following characteristics:

1.

An opportunity to realize a development of demonstrated need with respect to the types of environments available to the public, that would not be possible under the strict application of the other chapters of this title.

2.

The public benefit realized by the establishment of the planned development is greater than if the property were to remain subject to the standard requirements of the zoning district in which it is located.

3.

Extraordinary conditions or limitations governing site design, function, operation, and traffic impact are imposed on the planned development.

(Ord. No. G66-94, § 1, 1994; Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.010)

Any word or phrase contained within this chapter followed by the symbol [SR] shall be subject to the definitions and the additional interpretive requirements provided in chapter 19.90. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation.

(Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.020)

The city council shall have the authority to approve a planned development [SR] as follows:

A.

Map amendment. The city council shall have the authority to pass an ordinance amending the districts of the official zoning map established by this title by mapping land within a planned zoning district, subject to the provisions of this chapter.

B.

Conditional use. The city council shall have the authority to pass an ordinance granting a conditional use for a planned development, subject to the provisions of this chapter. The authority to grant a conditional use for a planned development shall be sparingly exercised.

(Ord. No. G66-94, § 1, 1994; Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.030)

An amendment to the districts of the official zoning map or the granting of a conditional use for a planned development shall be contingent on the extent to which affirmative findings are made with respect to each of the following standards:

A.

Site characteristics. The suitability of the subject property for the planned development with respect to its size, shape, and any existing improvements.

B.

Sewer and water. The suitability of the subject property for the planned development with respect to the availability of adequate water, sanitary treatment, and stormwater control facilities.

C.

Traffic and parking. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion.

1.

Nonresidential land uses. Nonresidential land uses should be located central and accessible to the population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the arterial street system.

2.

Vehicular access. The number of locations for vehicular access to or from a public right-of-way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Locations for vehicular access to or from a public right-of-way should be aligned directly opposite existing or approved locations across the street.

D.

Zoning history. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district.

E.

Surrounding land use and zoning. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning.

F.

Trend of development. The suitability of the subject property for the planned development with respect to its consistency with an existing pattern of development or an identifiable trend of development in the area.

G.

Planned development districts. Where applicable, the suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a planned zoning district.

H.

Conditional use for a planned development. Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provisions for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property.

I.

Comprehensive plan. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan.

J.

Natural preservation. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation.

K.

Internal land use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property.

(Ord. No. G66-94, § 1, 1994; Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.040)

The planned development districts are established and listed in chapter 19.07. A planned development or any portion thereof involving two (2) acres or more of land exclusive of rights-of-way shall be mapped in a separate and particular planned development district according to the use of the majority of the land or building floor area, whichever is greater, and according to which standard zoning district the intended planned development is most similar, as is specified in the purpose and intent of each planned development district.

A planned development involving less than two (2) acres of land shall be a conditional use in any other standard zoning district.

All open space encompassing active and passive parks, recreational areas, playgrounds, woodlands, floodplains, wetlands, or any other natural area, containing two (2) or more acres of land or adjoining an existing community facility district shall be mapped within a community facility district.

(Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.050)

The general departures and exceptions for planned developments shall be governed as follows:

A.

Departures. A planned development shall comply with the standards, regulations, requirements, and procedures of this chapter. Departures from the normal standards, regulations, requirements, and procedures of the other chapters of this title may be granted by the city council, as a part of the review and approval process.

B.

Exceptions. Any planned development within a PRC Planned Residence Conservation District, within a PCC Planned Center City District, granted as a conditional use, or any planned development featuring the adaptive reuse of an existing building may be granted a departure from the normal requirements and regulations of this chapter by the city council, as a part of the review and approval process.

(Ord. No. G66-94, § 1, 1994; Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.060)

The land uses allowable within a planned development shall be as approved by the city council, subject to the provisions of this chapter.

(Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.070)

The site design regulations for planned developments are established as minimum requirements. The city council may require additional conditions, restrictions, maximums, or minimums on the impact, location, design, construction, and operation of a planned development, exceeding such minimum requirements, as may be necessary to promote the purpose and intent of this title and chapter. The city council may also, upon consideration of the standards as set forth in this chapter, approve departures from the site design regulations provided for in this section and the other standards, regulations, requirements and procedures of this title and chapter as may be deemed necessary to promote the purpose and intent of this title and chapter. Subject to the foregoing, the site design regulations for a planned development district shall be the site design regulations provided for in the most similar zoning district which is not a planned development district (e.g., a PSFR2 Planned Single-Family Residence District shall have the site design regulations as provided for in the SFR2 Single-Family Residence District).

(Ord. No. G6-15, 2015; Code 1976, § 19.60.080)

The site of a planned development shall be under single ownership or unified control [SR] until all construction is completed.

(Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.090)

Applications for planned developments shall be subject to the provisions of chapter 19.82.

(Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.100)

Applications for a planned development shall be subject to the provisions of chapter 19.85.

(Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.110)

A planned development involving the subdivision of land shall be subject to the provisions of title 18, unless a departure from the normal standards, requirements, and procedures is granted as part of the approval process. A planned development not involving a subdivision of land shall also be subject to the provisions of title 18, excepting chapters 18.12, 18.16, and 18.20.

(Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.120)

A planned development shall be subject to the provisions of title 20.

(Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.130)

A planned development shall be subject to the provisions of title 17.

(Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.140)

Planned developments shall be subject to all of the provisions for transition setbacks and landscape yards for the most similar standard zoning district.

(Ord. No. G66-94, § 1, 1994; Code 1976, § 19.60.145)

(Ord. No. G6-15, 2015; Code 1976, § 19.60.150)

The development plan shall include the following documents and individual plan sheets bound into a single set of sheets:

A.

Application forms. Applications shall be made on forms provided by the community development department.

B.

Statement of purpose, departures, and conformance. A specific written statement addressing intended land use, lot sizes, building setbacks, vehicle use area setbacks, type of principal and accessory buildings, obstructions in yards, floor area, building coverage, vehicle use area, off-street parking, off-street loading, signs, water service, sanitary sewer service, stormwater control provisions, and street improvements; summarizing intended departures from the most similar zoning district or from the intended zoning district in the case of a conditional use, and from the subdivision regulations; and addressing conformance to the standards for planned developments.

C.

Consent and disclosure.

1.

The written consent of the owner of the property or the property owner's authorized representative.

2.

For applications filed by a corporation or a partnership, the names, addresses, and telephone numbers of all officers.

3.

For applications where the subject property is held in a trust, the names, addresses, telephone numbers, and the beneficial interest of each beneficiary.

4.

If the applicant is not the owner of record, a copy of the contract option, or an explanation of the proprietary interest.

D.

Common open space documents. Common open space documents indicating that common open space shall be provided for in one (1) of the following ways as approved by the development administrator:

1.

Conveyed to a municipal or public corporation, or conveyed to a not-for-profit corporation or entity established for the purpose of benefiting the owners or residents of the planned development or adjoining property owners, or any one (1) or more of them. All lands conveyed under this subsection shall be subject to the right of the grantee or grantees to enforce maintenance and improvement of the common open space; or

2.

Guaranteed by a restrictive covenant describing the open space and its maintenance and improvement, running with the land for the benefit of residents of the planned development or adjoining property owners, or both.

E.

Impact assessments. Written impact assessments may be required in order to adequately evaluate the effect of the proposed planned development on the environment, community facilities, traffic and surrounding land use. Methodologies for such assessments shall be as determined by the development administrator.

F.

Identification and description sheet. A separate plan sheet drawn to scale showing the following information:

1.

The proposed name of the development not duplicating the name of any development located within the city, and if the development involves the subdivision of land, the name shall not duplicate the name of any plat of subdivision recorded within Kane County, Cook County, or DuPage County depending on in which county the development is located.

2.

The names and addresses of the owner, subdivider and developer having control of the property; the name and seal of the registered engineer or surveyor who prepared the topographic survey; the name of the designer of the development; and the date of preparation of the original and any revisions to the plan sheet.

3.

A location map drawn at a scale of not less than one (1) inch equals one thousand (1,000) feet showing the boundary of the subject property; the alignment of existing streets; the boundaries, use, and ownership of adjacent property; and a north point, designated as true north.

4.

A separate plat of survey prepared by a land surveyor registered in the state including the property's location by range, township, and section; or by other legal description; and the property's total acreage.

G.

Existing conditions sheet. A separate plan sheet drawn to scale showing the following information:

1.

Boundary lines of the proposed development; county, township, section, and corporate boundaries; and zoning district boundaries within the property and to a distance of one hundred (100) feet beyond the property.

2.

Topography of the subject property based on the city datum including existing contours at vertical intervals of not more than two (2) feet; the locations of or a reference to existing monuments or survey markers with their grade elevations used in preparation of the survey; significant natural features, including, but not limited to, floodplains, wetlands, watercourses, rock outcrops, and trees of six (6) inch diameter or more; within the property and to a distance of one hundred (100) feet beyond the property.

3.

Location, widths, names, and type of improvements of all existing rights-of-way, easements, public property, and permanent buildings or structures within the subject property and to a distance of one hundred (100) feet beyond the property.

4.

Location and size of existing sewers, water mains, culverts, catch basins, manholes, hydrants, and other underground facilities indicating grades and invert elevations within the subject property and to a distance of one hundred (100) feet beyond the property.

5.

A graphic engineering scale not less than one (1) inch equals fifty (50) feet, a north point designated as north, and the date of preparation of the original and any revisions to the plan sheet.

H.

Design sheet. A separate plan sheet drawn to scale showing the following information:

1.

Topographic data including proposed contours, the proposed layout and width of street and pedestrian rights-of-way including pavement widths, street centerline radii, and street names. Proposed street names shall not duplicate the name of any street used in the city or its environs unless the proposed street is the extension of a previously named street in which event that name shall be used.

2.

Areas other than street rights-of-way to be deeded, dedicated or reserved for public use or stormwater control facilities, and the acreage of each.

3.

Proposed building setbacks from street lot lines and interior lot lines, indicating the dimensions of each; exterior and interior primary and secondary yards, indicating the dimensions of each; for developments involving a subdivision of land, the proposed layout of lots and the maximum building site of each indicating dimensions; for a development or any portion thereof not involving a subdivision of land, the exact location of all proposed buildings or the maximum building site indicating dimensions; a numbering system for lots or building sites, as applicable; and the proposed land use for each lot or building site.

4.

Proposed layout of street and site lighting, water main, sanitary sewer, and stormwater control system, all in sufficient detail to permit a determination of their adequacy.

5.

A graphic engineering scale not less than one (1) inch equals fifty (50) feet, a north point designated as north, and the date of preparation of the original and any revisions to the plan sheet.

I.

Architectural sheet. Architectural plans including sketches, renderings, or building elevations; and floor plans, indicating location of windows, use of rooms and dimensions.

J.

Landscaping sheet. A landscaping plan specifying the size, type, amount, and location of materials to be planted in landscape areas, public use areas, and around typical foundations.

(Ord. No. G6-15, 2015; Ord. No. G66-94, § 1, 1994; Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.160)

A.

Initiation. Application for a planned development may be initiated by direction of the city council, the planning and zoning commission, or the development administrator. Applications may also be initiated by the owner of the property described in the application, the contract purchaser of such property, the option holder, or by such persons with a substantial proprietary interest in the property to be considered, but only with the written consent of the owner or owners authorized representative.

B.

Terms. No more than one (1) application for a planned development on the same property shall be accepted within a twelve (12) month period commencing on the date of the original application unless the development administrator determines that it is substantially changed from the application previously considered.

(Ord. No. G4-12, 2012; Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.170)

A.

Development administrator. The applicant shall submit one (1) copy of the required documents and plans for a development plan with the required fees to the development administrator. The development administrator shall review the application, publish notice of the public hearing date as provided by statute, and forward the application, and the written findings and recommendations of the community development department to the planning and zoning commission.

B.

Planning and zoning commission. The planning and zoning commission shall hold a public hearing pertaining to the application of which there shall be taken an accurate verbatim account in transcript form. The development administrator shall forward the application, the written findings and recommendations of the community development department, the written findings and recommendations of the planning and zoning commission, and the transcript of the public hearing to the city council. The applicant shall submit additional copies of the development plan as required by the development administrator.

C.

City council. The city council may pass an ordinance amending the official zoning map classifying the property described in the application within a planned zoning district, or the city council may pass an ordinance granting a conditional use for a planned development, as is appropriate. If the city council does not approve the application as described within this subsection C within twelve (12) months of the close of the public hearing, the application shall be considered denied.

(Ord. No. G6-15, 2015; Code 1976, § 19.60.180)

A.

Findings of fact. The planning and zoning commission shall recommend the approval or denial of a proposed planned development to the city council. The planning and zoning commission's recommendation shall be contained within a written findings of fact which shall set forth with particularity in what respects the proposal conforms to the following criteria:

1.

The extent to which the proposal conforms to the purpose and intent of planned developments.

2.

The extent to which the proposal conforms to the standards for planned developments.

3.

The extent to which the proposal departs from the zoning and subdivision regulations otherwise applicable to the subject property, and the reasons such departures are deemed to be in the public interest.

B.

Conditions of approval. The planning and zoning commission may recommend, and the city council may require such conditions and restrictions on the impact, location, design, construction, and operation of the planned development as may be deemed necessary to promote the purpose and intent of this title and chapter. The approval of any planned development shall include the following minimum conditions:

1.

Substantial conformance to the development plan specifying the name of the designer of the development and the date of preparation of the original, and any revisions.

2.

Submission of a reproducible mylar of the approved design sheet of the development plan prior to the commencement of any construction.

3.

Submission of engineering plans and specifications, and an estimate of cost for the required site improvements prior to the commencement of any construction and subject to the approval of the city engineer.

4.

Posting of a completion bond, an irrevocable letter of credit in favor of the city, or cash in an amount equal to one hundred ten (110) percent of the estimate of costs necessary to complete all required public improvements to be installed by the developer prior to the start of any construction, subject to the approval of the corporation counsel and the finance director.

(Ord. No. G4-12, 2012; Ord. No. G66-94, § 1, 1994; Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.190)

The development administrator may allow minor changes to an approved planned development without requiring the applicant to repeat the procedures in this chapter, or the procedures for preliminary plat or final plat approval in title 18, provided that such changes are in substantial conformance to the approved development plan. Such minor changes shall be specifically limited to the following. adjustment to the location of private streets, parking lots, or buildings by twenty (20) feet or less; decrease in density or floor area; increase in open space, landscaped area, or screening; substitution of comparable plant material in the landscape plan; and substitution of aesthetically comparable exterior building materials.

(Ord. No. G66-94, § 1, 1994; Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.200)

If the construction of a planned development has not started within two (2) years of the date of its approval, or if the construction of an incomplete planned development discontinues for two (2) consecutive years, the development administrator shall file an application for a map amendment reclassifying the subject property from a planned zoning district to the most restrictive zoning district that is consistent with the goals, objectives, and policies of the official comprehensive plan, as determined by the development administrator and subject to the provisions of chapter 19.55; or in the case of a planned development approved as a conditional use, the conditional use granted shall terminate.

(Ord. No. G45-92, § 2, 1992; Code 1976, § 19.60.210)