The purpose of the planned development district is to facilitate a more creative and efficient use of land than would otherwise be possible under traditional zoning regulations. The planned development also provides for preservation of natural site qualities, such as vegetation, topography and other unique physical site characteristics, the creation of urban amenities, the creation of additional open space and generally the design and development of unique high quality projects.

(1)

The planned development is intended to provide for projects with either a single type of land use or a variety of land uses developed as a unified project.

(Ord. No. 6494, § 2, 9-6-2022)

In approving such planned developments, the board of trustees may impose additional restrictions and conditions particularly applicable to such development and may vary the general provisions, regulations and standards of this article, and may modify or vary any or all of the district regulations which would otherwise be applicable.

(Ord. No. 6494, § 2, 9-6-2022)

(a)

The procedure for securing approval of a planned development shall be in accordance with the following:

(1)

Step 1. Concept approval (optional).

a.

The purpose of the concept or preliminary plan submission is to allow for review approval of an overall concept plan for planned development zoning which is of a preliminary nature by the hearing body and board of trustees. The concept plan approval process is optional.

b.

Submission of a concept plan shall consist of the appropriate planned development zoning application and requisite submissions, subdivision application, applicable fees for each of such applications, a proposed site plan, preliminary subdivision plat, preliminary engineering plans, preliminary landscape and open space plans, traffic impact study, tax impact study, market feasibility study, preliminary architectural plans, preliminary soil and sedimentation control plan and calculation for school and park dedication or fees. Each submission shall be submitted at the level of detail as specified on the applications themselves and in the engineering and subdivision guide, the applicant's checklist and the application guidelines.

c.

The submissions as set forth in subsection (a)(1)b. of this section will be reviewed for their completeness by Village staff prior to referral of the application for public hearing.

d.

The hearing body shall hold a public hearing on the application in accordance with the procedures set forth in section 98-49 and with the applicable sections of the hearing body rules and procedures.

e.

Following the public hearing process and deliberative review of the concept plan, the hearing body shall prepare a report and recommendation, which shall indicate approval, modification or denial of the plan to the board of trustees.

f.

The board of trustees, after receipt of the hearing body recommendation, shall either approve, modify or deny the concept plan. The granting of concept plan approval by the board of trustees shall indicate a general acceptance of the proposed plan and the appropriateness of the zoning and land uses proposed. Concept plan approval should also be viewed as an indication to proceed with the final plan process. The concept plan procedure is not mandatory and the petitioner may select to directly proceed to final plan approval.

(2)

Step 2. Final plan approval.

a.

The purpose of final plan approval is to obtain final plan development zoning approval. Submission for the final plan shall consist of final plans, drawings and any additional supporting data requested for all of the component parts listed in the concept plan submittal requirements, such as the final site plan, final engineering plans, final subdivision plat, final landscape and open space plan, as well as any necessary refinements to supporting documents submitted during the concept plan stage.

b.

The submissions required in subsection (a)(2)a. of this section will be reviewed for their completeness by the Village staff prior to referral to the hearing body for public hearing.

c.

A notice of public hearing shall be published in a newspaper of general circulation in accordance with section 98-49(c). Once the hearing body hearings are held, the case reviewed and a report and recommendation transmitted to the board of trustees, the board shall approve, modify or deny the final plan.

d.

The granting of final plan approval shall constitute a final zoning approval by passage of an ordinance and map amendment.

e.

The final site plan, together with all other supporting plan documents, shall be binding on the owner, developer, their successors, grantees and assigns, and shall limit and control the use of the property, the location of structures, driveways, parking areas, open space and landscaping, and other accessory uses, except as may be modified in accordance with the changes in the planned development procedure as established in subsection (b) of this section.

(b)

No alteration or amendment shall be made in the construction, development or use of a planned development without a new application under the provisions of this article; provided, however, that minor alterations may be made, subject to written approval of the director of development.

(Ord. No. 6494, § 2, 9-6-2022)

In addition to other uses permitted by this chapter as underlying uses in the planned development district, the following uses are permitted, which are unique to the planned development zoning district and are not permitted elsewhere in this article:

(1)

All permitted uses in any zoning district, except P-1 public lands district regulations are permitted in a planned development district.

(2)

Senior citizen housing facilities in accordance with section 98.6.

(3)

Hotels and motels in accordance with section 98.6 and the following restrictions:

a.

No building constructed under this subsection (3) may be converted to or used as apartments or condominiums.

b.

No vehicle storage or permanent parking of equipment or vehicles shall be permitted, except motel/hotel owned vehicles.

c.

No building may be placed within 300 feet of any residentially zoned property, inclusive of the required buffer.

d.

If pets are allowed to remain with the occupant in the motel/hotel, the facility must provide a pet run that complies with this chapter.

(4)

Headend facilities.

(5)

Continuing care retirement communities (CCRCs) in accordance with section 98-214.

(6)

Extended stay hotels in accordance with section 98.6 and the following restrictions:

a.

No more than ten percent of the units shall be utilized at any time for more than an 180-day period.

b.

No building constructed under this subsection (6) may be converted to or used as apartments or condominiums.

c.

Density shall not exceed one room for each 1,000 square feet of lot area devoted to the use.

d.

No vehicle storage or permanent parking of equipment or vehicles shall be permitted, except hotel owned vehicles.

e.

No building may be placed within 300 feet of any residentially zoned property, inclusive of the required buffer.

f.

Maximum unit occupancy shall be as set forth in section 404.4.1 of the 1998 International Property Maintenance Code, which the Village has adopted, which states: "Area for sleeping purposes: one person (minimum 70 square feet). More than one person per room (additional 50 square feet per person)."

g.

No permanent business license shall be issued for the conduct of any business from any guest room of the facility.

h.

Each guest room having a stovetop unit or other type burner unit shall be required to also include a maximum 60-minute automatic power off timer for each such unit.

i.

Either an indoor and/or fenced outdoor active recreation area shall be provided. The size of each recreation area shall be calculated at a ratio of five square feet per room, with a minimum provision of 750 square feet. If pets are allowed to remain with the occupant in the extended stay hotel, the facility must provide a pet run that complies with this chapter.

(Ord. No. 6494, § 2, 9-6-2022)

(a)

The appropriateness of the land use mix within a planned development shall be determined by the board of trustees. Where a planned development is permitted by the board of trustees to contain a mixture of land uses, separate subdivided lots may be designated for each use, where possible.

(b)

In a mixed use planned development, each individual use should be created primarily as a self-sustaining entity in terms of parking and open space allocations.

(Ord. No. 6494, § 2, 9-6-2022)

(a)

Development. A planned development should be developed in accordance with the general purpose and intent of the Village comprehensive plan, this chapter and other adopted goals and policies of the Village.

(b)

Ownership.

(1)

The entire property to be occupied by a planned development shall be held in single ownership or unified control as defined by this article if there is a single use on a single lot.

(2)

Separate structures, each on their own lot, may be separately subdivided and separately owned.

(3)

Should a mixture of uses occur within a single structure, the ownership of such structure and the lot on which it is located shall remain with a single owner as defined by this article to ensure consistent and comprehensive property management. The entire planned development property, inclusive of all lots which may be separately owned, shall be managed by a single entity to ensure that common areas, such as landscaped open space, parking areas, driveways, retention detention areas, private streets, fire lanes and recreational facilities, are properly maintained.

(4)

Any departure from the ownership and management provisions set forth in this subsection (b) shall require approval of the board of trustees.

(5)

A statement of present and proposed ownership and management control shall be required.

(c)

Compatibility. The planned development uses must be of a type and nature, and location so as not to create a detrimental impact or influence upon surrounding properties. Within a mixed use planned development, the uses, despite their differences, should be complementary to one another.

(d)

Need. The planned development must be of a character, land use and type needed in the area.

(e)

Density.

(1)

The density of a planned development, either in terms of dwelling units and/or square footage, shall generally correspond to the requirements of the underlying zoning district.

(2)

In the instance of a senior citizen housing facility, the number of dwelling units permitted is 55 units per acre.

(3)

Where a planned development is permitted by the board of trustees to contain a hotel or motel, the density shall not exceed one room for each 500 square feet of the lot area devoted to the development.

(f)

Changes in residency or tenancy for senior citizen housing facility. Where a planned development includes any structure designed and intended to be used as a senior citizen housing facility, adequate safeguards shall be provided to prevent any subsequent change in residency from the elderly to the nonelderly, or any change in tenancy from renter-occupied to owner-occupied, for a period of not less than 50 years.

(g)

Height. There shall be a maximum height limit of 50 feet for structures other than single-family. For single-family residential structures, there shall be a maximum height limit of 35 feet.

(h)

Yards.

(1)

A yard at least 30 feet in depth shall be provided along the entire perimeter of the planned development for structures of 35 feet in height or less.

(2)

A yard at least 50 feet in depth shall be provided along the entire perimeter of the planned development for structures over 35 feet in height.

(3)

Reserved.

(4)

If a mixture of structural heights occurs within a planned development, the most restrictive yard requirement shall be applied.

(5)

The setback requirements of the underlying I-1 and 1-2 zoning districts shall apply to developments of a limited commercial (I-1) or light industrial (1-2) nature.

(6)

Accessory uses, to the extent provided in article IV, shall not be permitted in any part of the perimeter yard, except signs, fences, walls and hedges.

(i)

Parking. Adequate parking shall be provided for each planned development use as set forth in article VI. Shared parking may be permitted on a limited basis for multiuse and/or multi-structure planned developments. The amount of such shared parking shall be appropriate to the mix of uses proposed and the adequacy of parking resources in the general vicinity, and shall minimize overlapping peak parking demand peculiar to the uses proposed. The justification for such shared parking must be provided by the applicant. A single structure, single use, planned development must provide the parking required in article VI.

(j)

Public improvements on-site and off-site.

(1)

The planned development site shall be provided with adequate storm drainage facilities, public water supply and sanitary sewer facilities on-site as well as off-site, if deemed necessary.

(2)

The proposed planned development site shall be accessible from public roads that are adequate to serve the traffic demand imposed upon them by the proposed development. Improvements to the public road system, such as lane additions, pavement widening, signalization and dedication of rights-of-way to achieve such improvements, may be necessary to provide for improved traffic flow to and around the proposed site. Adequate ingress and egress shall be designed so as to minimize traffic congestion in the vicinity of the proposed site.

(3)

The on-site roadways, public or private, and the driveways shall be adequate to serve the uses of the planned development and shall meet the minimum standards of all applicable ordinances of the Village.

(k)

Public services and facilities. The proposed planned development shall not impose any undue burden upon the public services and facilities of the Village, such as fire, police and public works.

(l)

Maximum lot coverage. The maximum lot coverage of the proposed planned development shall not exceed that which is permitted by the underlying zoning district, and such maximum lot coverage shall be established by the Glenview Development Commission -Development Adjustments or the Glenview Development Commission - New Development in its review of the proposal.

(m)

Open space.

(1)

Each proposed planned development shall provide an appropriate amount of the net site acreage as open space. Open space shall consist of land specifically intended to be used by the public, or those areas reserved for use by all property owners within the planned development. Areas which shall not be considered as open space include parking lots, parking islands, landscaped areas immediately adjacent to buildings (architectural landscaping), landscaping for parking areas and detention areas which are wet the majority of the time or have their perimeter fenced.

(2)

In evaluating the adequacy of the open space proposed, consideration shall be given to the following criteria:

a.

The location of proposed buildings and land uses on the site;

b.

The character and proximity of the surrounding development;

c.

The amount of open space provided on other developed parcels in the general vicinity; and

d.

The extent to which such open space is landscaped or otherwise improved to benefit intended users.

Such open space shall be an integral component of the overall site design.

(3)

All common open space shall be conveyed either to an entity established for the purpose of benefiting the owners or residents of the planned development, the Village park district or the developer/owner, provided that, in all cases, legally binding guarantees, as approved by the board of trustees, verify that the common open space will be permanently preserved as open space and properly maintained. Adequate safeguards, including covenants, shall be provided to prevent the subsequent development of such open space and to prevent the future construction of buildings and structures on such open space. Adequate provision shall be made for the care and maintenance of such open space.

(n)

Landscape plan. A landscape plan shall be provided for all common open space areas and noncommon open space site amenities, indicating plant materials, grading, berming and recreational facilities and equipment. A schedule of landscape maintenance and material replacement shall also be provided and approved by the hearing body and Village Board.

(o)

Continuing care retirement communities (CCRCs). Where a planned development includes any structure designed and intended to be used as a CCRC, the following provisions shall be applicable, which provisions shall govern in the case of any inconsistency with other provisions of this Code:

(1)

A minimum tract size of 15 acres shall be required.

(2)

The maximum density shall not exceed 18 units per acre. The permitted number of dwelling units shall be based upon the sum of all residential units and assisted living units. Nursing care beds shall not be counted towards the total number of permitted dwelling units.

(3)

No lot line of a CCRC may be closer than 2,640 feet to the lot line of another such facility.

(4)

A yard setback shall be provided as follows:

a.

Principal buildings and accessory buildings of two or more stories in height shall be set back no less than 100 feet from the lot line.

b.

All other accessory structures shall be governed by the provisions of article IV.

(5)

The minimum distance between any two separate buildings shall be 15 feet.

(6)

The maximum percentage of the site which may be covered by buildings shall be 25 percent.

(7)

The maximum percentage of the site which may be covered by a hard surface, including buildings, parking lot surfaces, walkways and other impervious surfaces, shall not exceed 50 percent.

(8)

The height of any building, exclusive of roof-mounted building equipment, shall not exceed five stories or 50 feet, whichever is less.

(9)

Principal and accessory uses shall be permitted as follows:

a.

Principal uses.

1.

Attached or detached single-family units.

2.

Multiple-family dwelling units.

3.

Nursing beds.

4.

Assisted living units.

b.

Accessory uses. The following accessory uses, if provided, must be for the exclusive use of the provider, residents and their guests:

1.

Common dining facilities.

2.

Therapy facilities.

3.

Auditoriums/multipurpose rooms.

4.

Recreation facilities.

5.

Administrative offices.

6.

Services and retail shops.

7.

On-site laundry and dry cleaning services.

8.

Laundry and dry cleaning facilities.

9.

Other ancillary facilities deemed appropriate by the board of trustees.

(10)

The CCRC must provide a means by which the facilities are made available on a continuing preference basis to Village residents and a means by which the facilities are made available on a continuing basis at less cost to Village residents, subject, however, to applicable federal, state and local law. All written proposals for fulfillment of such requirement approved by the Village Board of trustees shall constitute compliance with this subsection.

(11)

Any proposed CCRC shall be considered by the board of trustees prior to its approval using the following criteria in addition to the standards applicable to all planned developments:

a.

Long-range aims and goals pertaining to the physical and social development of the Village as provided in the comprehensive plan.

b.

Integration of the proposed land use with the existing development and land use adjacent to the site.

c.

Conditions and availability of adjacent streets to efficiently and safely afford a movement of traffic generated by the proposed development.

d.

Additional public services made necessary by the proposed development.

e.

Amount, location and proposed use of the permanent open space achieved by the development.

f.

Accessibility of the site to public transportation.

g.

Proximity of commercial and institutional facilities, including medical facilities, for the use of residents.

(p)

Open space developments.

(1)

Statement of purpose.

a.

The intent of this subsection (p) is to permit one-family residential development in certain selected and restricted areas that, through design innovation, will encourage creative development alternatives that will benefit the total community by preserving desirable open space, wetlands, woodlands and other natural assets, in conjunction with the development of clustered one-family attached and detached residential dwellings, and provide improved design alternatives other than conventional subdivision development for difficult sites. The proposed open space development must meet the letter and spirit of this chapter, and the use will be compatible with already existing uses in the area, not interfere with the orderly development of the area and not be detrimental to the area.

b.

The purpose of an open space development is to provide a method of development for land that permits variation in lot sizes without an increase in the overall density (numbers of dwelling units per acre) of population or development. This allows developments of varying lot sizes so as to provide home buyers a choice of lot sizes according to their needs and preserves open space, tree cover, scenic vistas, natural drainageways and outstanding natural topography. Such measures prevent soil erosion by permitting development according to the nature of the terrain; provides larger open areas with greater utility for rest and recreation; and encourages the development of more attractive and economic site design.

c.

Open space developments are permitted only as planned developments. In order to be eligible for consideration as an open space development, the subject property shall exhibit one or more of the following conditions:

1.

The property is of such a depth and/or width so as to make traditional single-family subdivision platting difficult.

2.

The parcel is shaped in such a way that it contains acute angles which would make a traditional development difficult to achieve.

3.

The parcel contains a floodplain or poor soil conditions which results in a substantial portion of the total area of the parcel being unbuildable. Soil test borings, floodplain maps or other documented evidence must be submitted to the hearing body in order to substantiate the parcel's qualification for open space development.

4.

The parcel contains natural assets which could be preserved through the use of open space development. Such assets may include the natural stands of large trees, land which serves as a natural habitat for wildlife, unusual topographic features or other natural assets which should be preserved.

5.

The parcel contains natural land forms which are arranged so that the change of elevation within the site includes slopes in excess of ten percent between the elevations. The elevation changes and slopes shall appear as the typical feature of the site, rather than the exceptional or infrequent features of the site. The topography is such that achieving road grades of less than that permitted by the Village would be impossible unless the site were mass graded.

6.

The site plan creates the additional open space required under this subsection (p) as a site amenity.

7.

In addition to one or more of the conditions set forth in subsections (p)(1)c.1.—6. of this section, the site shall contain at least one of the following characteristics:

i.

The parcel has at least one lot line which abuts a non-single-family residential zoning district, a permanent non-residential use or major thoroughfare; or

ii.

The parcel is situated so that the open space development option will allow flexibility in design and placement of open space for increased insulation and protection for the residential units from an adjacent expressway or other major thoroughfare.

Compliance with such standards shall not automatically guarantee approval of an open space development.

(2)

Total project dwelling units per acre. The number of dwelling units per acre of the proposed open space development shall not exceed that permitted in the underlying zoning district. In calculating the dwelling units per acre of the proposed open space development, the total site area shall exclude public or private rights-of-way, paved parking lots and any school and/or park sites. In calculating the permissible numbers of dwelling units per acre in the underlying zoning district, the following shall be used:

a.

R-E, one dwelling unit per two acres.

b.

R-1, one dwelling unit per acre.

c.

R-1.3, 1.33 dwelling units per acre.

d.

R-2, two dwelling units per acre.

e.

R-3, three dwelling units per acre.

f.

R-4, four dwelling units per acre.

g.

R-5, five dwelling units per acre.

h.

RT-8, eight dwelling units per acre.

i.

R-18, 18 dwelling units per acre.

(3)

Minimum parcel size. No open space development shall be permitted unless the development contains a total site area of not less than five acres.

(4)

Permitted uses. Single-family detached dwelling units, attached dwelling units (townhomes) and related accessory structures shall be permitted uses in open space developments.

(5)

Bulk requirements.

a.

The following bulk standards shall be applicable to open space developments, notwithstanding the bulk standards applicable to other types of planned developments:

1.

Minimum lot area. No minimum lot area is required.

2.

Minimum lot width. No minimum lot width is required.

3.

Buildings per lot. No more than one building is permitted per lot.

4.

Maximum building height. Maximum building height is 35 feet.

5.

Minimum setbacks.

i.

Front setbacks. Front setbacks shall be a minimum of 20 feet from the right-of-way.

ii.

Interior side setbacks.

Single-family detached dwellings shall be set back a minimum of ten feet between buildings.

Single-family attached dwellings shall be set back a minimum of 20 feet between buildings.

iii.

Interior side to rear setbacks.

Single-family detached dwellings shall be set back a minimum of 15 feet between buildings.

Single-family attached dwellings shall be set back a minimum of 30 feet between buildings.

iv.

Exterior side setbacks (adjoining a street). Exterior side setbacks (adjoining a street) shall be set back a minimum of 20 feet to the right-of-way.

v.

Interior rear setbacks. Interior rear setbacks shall be 40 feet between buildings.

6.

Maximum site coverage. Maximum site coverage shall be 40 percent of the net area of the site. For purposes of this subsection, the term "net site area" shall mean the total site area exclusive of any site area devoted to public or private rights-of-way. However, at the discretion of the hearing body and/or Village Board, such percentage may be adjusted as deemed appropriate or desirable with respect to the proposed development.

7.

Minimum site perimeter yard. A yard shall be provided around the perimeter of the site of no less depth or width than that required by the underlying zoning or the corresponding minimum yard required on the property adjacent to the site, whichever is greater. If the property abuts a right-of-way, the perimeter yard shall be that established on the approved site plan.

b.

Notwithstanding the provisions of subsection (p)(5)a. of this section, the hearing body and/or Village Board shall have the right to impose such requirements or adjust and/or increase any such requirements as set forth in this section.

(6)

Minimum total parking. A minimum of two parking spaces shall be provided per unit, with additional parking spaces to be provided and located commensurate with anticipated need as established by Institute of Traffic Engineers (ITE) or other similar standards.

(7)

Additional application requirements. In addition to the submission requirements applicable to other planned developments, any application for an open space development shall also include:

a.

A statement setting forth the total area of the tract;

b.

The available developable acreage;

c.

The maximum number of lots allowable for the site by the underlying zoning under conventional zoning requirements;

d.

The number and size of lots in the proposed open space development; and

e.

The total area of the open space system.

(8)

Additional approval standards. The following standards are applicable to open space developments and supplement the other planned development approval standards set forth in this section:

a.

An open space development shall include substantially more open space than might be expected with more traditional development patterns.

b.

Each dwelling unit shall be provided with an adequate private area adjacent to each such unit for the benefit of the resident.

c.

Each dwelling unit within the development shall be provided with linkages and/or vistas or shall otherwise benefit from the open space areas proposed as part of the development.

d.

Street and right-of-way widths within the development shall be designed and installed to the minimum width necessary to provide minimum emergency vehicle access, preserve the benefits of concentrating development on the site and foster a sense of immediacy and community.

e.

Design techniques shall be incorporated into the design of the street system to reduce traffic volume and speed.

f.

Through streets shall be minimized and the use of cul-de-sac and other design features shall be encouraged to reinforce the desired development pattern of small groupings of residences surrounded by open space.

g.

Adequate alternative utility easements shall be provided elsewhere on the site in order to accommodate public utility needs appropriate to the minimal widths of public rights-of-way.

h.

Sidewalks might not be required in an open space development if alternative pedestrian paths are provided that may include carriage walks to accommodate and encourage pedestrian circulation. In instances where no sidewalks are provided, linkages to circulation systems and public areas on adjacent properties shall be required.

i.

The size of dwelling units within the open space development shall be consistent with needs of anticipated residents.

j.

Common areas shall be protected from future development by conservancy or other easements that shall also assign ongoing maintenance obligations for such areas.

k.

Common design guidelines shall be adopted to stipulate overall design themes that promote a diversity of building designs and a variety of building locations, while ensuring a harmonious and compatible development design.

(q)

Form of ordinance. Any ordinance approving a planned development shall specify with particularity the special conditions and restrictions imposed by the board of trustees on the planned development, and shall specify the extent to which the district regulations which would otherwise have been applicable have been varied or modified, and shall provide for the land to be rezoned PD planned development, and shall be so shown on the zoning map of the Village.

(Ord. No. 6494, § 2, 9-6-2022; Ord. No. 6669, § 2, 5-6-2025)