The purpose of the regulations, standards, and criteria contained in this article is to provide an alternate zoning procedure under which land can be developed or redeveloped with innovation, imagination, and creative architectural design when sufficiently justified under the provisions of this article. The objective of the planned development is to encourage a higher level of design and amenity than is possible to achieve under otherwise applicable zoning regulations. The end result can be a product which fulfills the objectives of the comprehensive plan and planning policies of the village while departing from the strict application of the use and bulk regulations as detailed in Article 3 of this title. The planned development is intended to permit and encourage such flexibility and to accomplish the following purposes:

A. To stimulate creative approaches to the commercial, residential, and mixed-use development of land.

B. To provide more efficient use of land.

C. To preserve natural features and provide open space areas and recreation areas in excess of that required under conventional zoning regulations.

D. To develop new approaches to the living environment through variety in type, design and layout of buildings, transportation systems, and public facilities.

E. To unify building and structures through design.

F. To Promote long-term planning pursuant to the Village of Hainesville Comprehensive Plan, which will allow harmonious and compatible land uses or combination of uses with surrounding areas.

(Ord. No. 21-8-316, § 2(Exh. A), 8-24-21)

A. The following must be approved as a planned development in accordance with this title:

1. Any development over five acres in size.

B. The following may be approved as a planned development in accordance with this title:

1. Any development that does not solely include single-family detached residential uses.

C. Each planned development should be presented and judged on its own merits. It shall not be sufficient to base justification for approval of a planned development upon an already existing planned development except to the extent such planned development has been approved as part of a development master plan.

D. The burden of providing evidence and persuasion that any planned development is necessary and desirable shall in every case rest with the applicant.

(Ord. No. 21-8-316, § 2(Exh. A), 8-24-21)

Approval of development through the use of a planned development, including modifications to conventional zoning and subdivision regulations, is a privilege and will be considered by the village only in direct response to the accrual of tangible benefits from the planned development to the village 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. In reviewing an application for a planned development, the board of trustees shall be required to make certain findings based on the following standards:

A. Required Findings. No application for a planned development shall be approved unless all the following findings are made about the proposal:

1. Comprehensive Plan. The planned development shall conform with the general planning policies of the village as set forth in the comprehensive plan.

2. Public Welfare. The planned development shall be so designed, located, and proposed to be operated and maintained that it will not impair an adequate supply of light and air to adjacent property and will not substantially increase the danger of fire or otherwise endanger the public health, safety, and welfare.

3. Impact on Other Property. The planned development shall not be injurious to the use or enjoyment of other property in the neighborhood for the purposes permitted in the district, shall not impede the normal and orderly development and improvement of surrounding properties for uses permitted in the zoning district, shall not be inconsistent with the community character of the neighborhood, shall not alter the essential character of the neighborhood and shall be consistent with the goals, objectives, and policies set forth in the comprehensive plan, and shall not substantially diminish or impair property values within the neighborhood, or be incompatible with other property in the immediate vicinity.

4. Impact on Public Facilities and Resources. The planned development shall be so designed that adequate utilities, road access, drainage, and other necessary facilities will be provided to serve it. The planned development shall include such impact donations as may be reasonably determined by the village board. These required impact donations shall be calculated in reasonable proportion to impact of the planned development on public facilities and infrastructure.

5. Archaeological, Historical or Cultural Impact. The planned development shall not substantially adversely impact a known archaeological, historical, or cultural resource located on or off the parcel(s) proposed for development.

6. Parking and Traffic. The planned development shall have or make adequate provision to provide necessary parking and ingress and egress to the proposed use in a manner that minimizes traffic congestion in the public streets and provides adequate access for emergency vehicles.

7. Adequate Buffering. The planned development shall have adequate landscaping, public open space, and other buffering features to protect uses within the development and surrounding properties.

8. Performance. The applicant shall demonstrate a successful history of having completed one or more recent projects of comparable value and complexity to provide the village with reasonable assurance that, if authorized, the planned development can be completed according to schedule as designed.

9. Signs. Any sign on the site of the planned development shall be in conformity with or shall satisfy the standards of review for variations as detailed in Article 6 of this title.

B. Modification Standards. In addition to the findings required above, the following standards shall be utilized in considering applications for modifications of the conventional zoning and subdivision regulations for a planned development. These standards shall not be regarded as inflexible but shall be used as a framework by the village to test the quality of the amenities, benefits to the community, and design and desirability of the proposal.

1. Integrated Design. A planned development shall be laid out and developed as a unit in accordance with an integrated overall design. This design shall provide for safe, efficient, convenient, and harmonious grouping of structures, uses and facilities, and for appropriate relation of space inside and outside buildings to intended uses and structural features.

2. Beneficial Common Open Space. Any common open space in the planned development shall be integrated into the overall design. Such spaces shall have a direct functional or visual relationship to the main building(s) and not be of isolated or leftover character. The following would not be considered usable common open space:

a. Areas reserved for the exclusive use or benefit of an individual tenant or owner.

b. Dedicated streets, alleys, and other public rights-of-way.

c. Vehicular drives, parking, loading and storage area.

d. Irregular or unusable narrow strips of land less than fifteen (15) feet wide.

e. Land areas needed to provide required buffer yards as set forth in Article 6 of this title.

3. Location of Taller Buildings. Taller buildings shall be located within the planned development in such a way as to dissipate any material adverse impact on adjoining lower buildings within the development or on surrounding properties and shall not unreasonably invade the privacy of occupants of such lower buildings.

4. Functional and Mechanical Features. Exposed storage areas, trash and garbage retainers, exposed machinery installations, service areas, truck loading areas, utility buildings and structures, and similar accessory areas and structures shall be accounted for in the design of the planned development and made as unobtrusive as possible. They shall be subject to such setbacks, special planting or other screening methods as shall reasonably be required to prevent their being incongruous with the existing or contemplated environment and the surrounding properties.

5. Visual and Acoustical Privacy. The planned development shall provide reasonable visual, and acoustical privacy for each dwelling unit or tenant space. Fences, insulations, walks, barriers, and landscaping shall be used as appropriate for the protection and aesthetic enhancement of property and the privacy of its occupants, screening of objectionable view or uses, and reduction of noises.

6. Energy Efficient Design. A planned development shall be designed with consideration given to various methods of site design and building location, architectural design of individual structures, and landscaping design capable of reducing energy consumption within the planned development.

7. Landscape Conservation and Visual Enhancement. The existing landscape and trees in a planned development shall be conserved and enhanced, as feasible, by minimizing tree and soil removal, and the conservation of special landscape features such as streams, ponds, groves, and landforms. The addition or use of larger trees, shrubs, flowers, fountains, ponds, special paving amenities will be encouraged to the extent of their appropriateness and usefulness to the planned development and the likelihood of their continued maintenance.

8. Drives, Parking and Circulation. Principal vehicular access shall be from dedicated public streets, and access points shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. With respect to vehicular and pedestrian circulation, including walkways, interior drives and parking, special attention shall be given to location and limiting the number of access points to the public streets through the use of cross access connections, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic, adequate provision for service by emergency vehicles, and arrangement of parking areas that are safe and convenient, and insofar as feasible, do not detract from the design of proposed buildings and structures and the neighboring properties.

9. Surface Water Drainage. Special attention shall be given to proper site surface drainage so that removal of surface waters will not adversely impact neighboring properties or the public storm drainage system. Surface water in all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicular or pedestrian traffic.

(Ord. No. 21-8-316, § 2(Exh. A), 8-24-21)

Notwithstanding any limitations on variances which can be approved as contained elsewhere in this title, site development allowances, i.e., deviations from the underlying zoning provisions set forth outside this article may be approved provided the applicant specifically identifies each such site development allowance and demonstrates how each such site development allowance would be compatible with surrounding development, is in furtherance of the stated objectives of this article, and is necessary for proper development of the site.

(Ord. No. 21-8-316, § 2(Exh. A), 8-24-21)

A. An application for a planned development may only be filed by a person(s) who has an ownership interest, or the agents thereof; or any contract purchaser or anyone holding an option to purchase the parcel of land on which the use or combination of uses is to be located.

B. Applications for a planned development shall be filed with the zoning administrator in such form and accompanied by such information, with sufficient copies, as shall be established from time to time by the village. Every application shall contain, at a minimum, the following information, and related data and any other plans or studies necessary to determine the potential impact of the development as determined by the village:

1. The names and addresses of the owner of the subject property, the applicant, and all persons having an ownership or beneficial interest in the subject property and proposed planned development.

2. A statement from the owner of the subject property, if not the applicant, approving of the filing of the application by the particular applicant.

3. A survey of, and legal description and street address for the subject property.

4. A statement indicating compliance of the proposed planned development with the comprehensive plan; and evidence of the proposed project's compliance in specific detail with each of the "Standards for Review" for planned developments.

5. A scaled site plan showing the existing contiguous land uses, natural topographic features, zoning districts, public thoroughfares, transportation, and utilities.

6. A scaled site plan of the proposed planned development showing lot area, the required yards and setbacks, contour lines, common space, and the location, floor area ratio, lot area coverage and heights of buildings and structures, number of parking spaces and loading areas.

7. Schematic drawings illustrating the design and character of the building elevations, building materials, types of construction, and floor plans of all proposed buildings and structures. The drawings shall also include a schedule showing the number, type, and floor area of all uses or combinations of uses, and the floor area of the entire development.

8. A landscaping plan showing the location, size, character and composition of vegetation and other material.

9. The substance of covenants, easements, and other restrictions existing and any to be imposed on the use of land, including common open space, and buildings or structures.

10. A schedule of development showing the approximate date for beginning and completion of each stage of construction of the planned development.

11. Copies of all environmental impact studies as required by law.

12. An analysis setting forth the anticipated demand on all village services.

13. A plan showing off-site utility improvements required to service the planned development, and a report showing the cost allocations and funding sources for those improvements.

14. A site drainage plan for the commercial planned development.

15. A written summary of residents' comments, pertaining to the proposed application, from any meeting held pursuant to this article.

C. Every application must be accompanied by a fee as established by the board of trustees.

(Ord. No. 21-8-316, § 2(Exh. A), 8-24-21)

The following steps are provided to assure the orderly review of every planned development application in a timely and equitable manner:

A. Pre-Filing Review and Transmittal of Application

1. Conference.

a. A prospective applicant, prior to submitting a formal application for a planned development, shall meet for a pre-filing conference(s) with the zoning administrator and any other village official or employee designated by the zoning administrator as a member of the development review team. The purpose of the conference(s) is to help the applicant understand the comprehensive plan, this title, site development allowances, standards by which the application will be evaluated, and the application requirements.

b. After reviewing the planned development process, the applicant may request a waiver of any application requirement which in the applicant's judgment should not apply to the proposed planned development. Such request shall be made in writing prior to the submission of the formal application documents.

c. All requests for waiver shall be reviewed by the zoning administrator. A final determination regarding the waiver shall be given to the prospective applicant following the decision. Denied requests may be appealed to the board of trustees.

d. The applicant, prior to submitting a formal application for a planned development, shall be required to schedule a meeting to discuss the proposed planned development and its impact on adjoining properties and area residents. Notice of the meeting shall be provided in accordance with Section 17.08.030.B. Proof of the notice and a written summary of comments made at the meeting shall be maintained and submitted by the applicant with the application.

2. Reimbursement of Fees Agreement. A reimbursement of fees agreement shall be filed with the zoning administrator at the time of application submission acknowledging that the applicant is responsible for all costs for consultants and/or attorneys as may be necessary for the proper review and preparation of the report and/or opinion.

3. Filing of Application. Following the completion of the prefiling conferences, the applicant shall file an application for a planned development in accordance with this article. The zoning administrator shall deliver copies of the application to other appropriate village officials and employees for review and comment.

4. Deficiencies. The zoning administrator shall determine whether the application is complete. If the zoning administrator determines that the application is not complete, he/she shall notify the applicant in writing of any deficiencies and shall take no further steps to process the application until the deficiencies are remedied.

5. Application Review. The zoning administrator shall work with the development review team and the applicant to review and revise the application.

6. Report on Compliance. A copy of the complete application and a written report incorporating the comments of village staff and other agencies regarding the compliance of the proposed planned development with the requirements and standards of this article shall be delivered to the board of trustees prior to the public hearing.

7. Determination not Binding. Neither the zoning administrator's determination that an application is complete nor any comment made by the zoning administrator or village staff at a prefiling conference or as part of the review process shall be intended or construed as a formal or informal recommendation for the approval of a planned development for the proposed planned development, or component part thereof, nor shall be intended or construed as a binding decision of the village, the board of trustees, or any staff member.

B. Planning and Zoning Commission Review.

1. Upon receiving the report from the zoning administrator, the board of trustees acting as the planning and zoning commission shall hold at least one public hearing on the proposed planned development. Notice of the public hearing shall be provided in accordance with Section 17.08.030.B.

2. The board of trustees, acting as the planning and zoning commission, shall review the application, the standards and requirements established by this article, the report of the zoning administrator, and any and all evidence and testimony received at the public hearing. Following the close of the public hearing and at a regular meeting, the board of trustees, acting as the planning and zoning commission, shall present its findings addressing each of the standards set forth in this article and transmit such findings, together with a recommendation of approval, approval with conditions, or denial to the board of trustees.

C. Review and Action by the Board of Trustees.

1. After the receipt of the report and recommendation of the board of trustees acting as the planning and zoning commission, and without further public hearing, the board of trustees shall either:

a. Deny the application;

b. Postpone further consideration pending the submittal of additional information, including any application requirement previously waived; or

c. Adopt an ordinance approving the planned development.

2. In approving a planned development, the board of trustees may attach such conditions to the approval as it deems necessary to have the proposed use or combination of uses meet the standards set forth in this article and to prevent or minimize adverse impacts on other property in the immediate vicinity. Such conditions may include, but are not limited to limitations on size, bulk, and location; requirements for landscaping, signage, outdoor lighting, provisions for adequate ingress and egress; hours of operation; and such other conditions as the board of trustees may deem to be in furtherance of the objectives of this article.

(Ord. No. 21-8-316, § 2(Exh. A), 8-24-21)

A. Approval of the planned development by the board of trustees authorizes the applicant to proceed with any necessary applications for building permits, certificates of occupancy, and other permits which the village may require for the proposed planned development. The village's zoning administrator shall review applications for these permits for compliance with the terms of the planned development granted by the board of trustees. No permit shall be issued for development which does not comply with the terms of the planned development.

B. The board of trustees shall direct the zoning administrator to revise the official zoning map to include an overlay which reflects the existence and boundaries of each planned development.

C. Subject to subsection G below, an approval of a planned development by the village board shall be null and void if the recipient does not file an application for a building permit relative to the proposed planned development within twelve (12) months after the date of adoption of the ordinance approving the planned development.

D. Subject to subsection G. below, an approval of a planned development by the board of trustees shall be subject to revocation if construction has not commenced within two years and does not comply with the construction schedule filed with the petition or exceeds four years.

E. Subject to subsection G. below, an approval of a planned development with a phasing plan shall be null and void if construction has not commenced or is not completed in accordance with the terms of that phasing plan.

F. An extension of the time requirements stated in subsections C. through E., of this section may be granted by the board of trustees for good cause shown by the applicant, provided a written request is filed with the village at least four weeks prior to the respective deadline.

G. No application for a planned development which was previously denied by the board of trustees shall be considered by the village if it is resubmitted in substantially the same form and/or content within one year of the date of such prior denial. In this regard:

1. The zoning administrator shall review the application for a planned development and determine if the application is or is not substantially the same. An applicant has the right to request a hearing before the board of trustees to appeal the determination of the zoning administrator that the application is substantially the same, provided a petition for appeal is filed in writing with the zoning administrator within forty-five (45) days of the zoning administrator's determination.

2. The board of trustees shall affirm or reverse the determination of the zoning administrator, regarding whether the new application is in substantially the same form after receipt of a petition for appeal.

3. If it is determined that the new application is not substantially in the same form, then the applicant shall be entitled to continue with the application process in accordance with the provisions of this title.

(Ord. No. 21-8-316, § 2(Exh. A), 8-24-21)

A. Except as provided in subsection B. below, any modifications to an approved planned development or any addition to or expansion of an existing planned development shall require separate review and approval under the provisions of this article.

B. A minor change is any change in the site plan or design details of an approved planned development which is consistent with the standards and conditions applying to the planned development and which does not alter the concept or intent of the planned development. A minor change shall not increase the planned development's density, increase the height of buildings, reduce open space, modify the proportion of housing types, change or add new parking areas, alter alignment of roads, utilities or drainage, amend final development agreements, provisions or covenants, or provide any other change inconsistent with any standard or condition imposed by the board of trustees in approving the planned development. Said minor change may be approved by the zoning administrator without obtaining separate approval by the board of trustees.

C. A major change is any change in the site plan or design details of an approved planned development which is not a minor change as detailed in subsection B. above.

(Ord. No. 21-8-316, § 2(Exh. A), 8-24-21)