Prior to submitting a request for approval of a special use preliminary PUD plan a petitioner may request a concept plan review form the village technical staff which may include some or all of the following staff: zoning administrator (building director), public works director, fire chief, police chief, village engineer and village attorney. Application for the concept plan review shall be made on the approved application form and submitted to the zoning board of appeals and accompanied by the appropriate fees.

(1)

Information to be submitted by the petitioner for the concept plan review. A concept plan drawn to scale and showing lot and block arrangement, street pattern and location, proposed detention and open space areas, connection to existing village street system and utility needs. It is not intended that the concept plan be completed as a precisely engineered plan but it must contain sufficient detail to permit a technical and planning review. At this stage the petitioner should expect the technical staff to identify planning and design issues and recommend major changes in the concept plan if they are deemed necessary.

(2)

Number of copies and submittal deadline. Five copies of the concept plan shall be submitted to the zoning administrator at least 14 days prior to the technical staff meeting at which it is to be reviewed.

(3)

Review time and report. The technical committee will complete their review of the concept plan within 30 days of the applicant's submittal. After the technical staff has met and reviewed the concept plan, the applicant will be informed of the technical and planning issues identified as well as the recommended major changes, if any. At this time the applicant may choose to prepare and submit a complete preliminary PUD plat application, revise the concept plan according to the technical staffs' review, resubmit the concept plan and meet with the staff or request to meet with the technical staff to discuss the items and issues raised by the staff. If the petitioner makes a complete preliminary PUD plan application immediately after their concept plan review, the technical staff will prepare concept plan review comments that will be included in the subsequent preliminary PUD plan report to the village plan commission.

(4)

Fee. A concept plan review fee of $200.00 plus a consultant fee to cover the costs of the village attorney and village engineer shall be submitted with the application.

(Code 1985, § 38-14(1))

The procedures for the preparation and filing of a preliminary special use PUD plan are as follows:

(1)

Application.

a.

The application shall file with the building department a completed application form with all required submittals as set forth on said application form, which may be amended from time to time for approval by the corporate authorities of the proposed preliminary PUD plan with the number of copies as specified in the application form, and a preliminary engineering report as defined herein, accompanied by the appropriate fees, at least 45 days prior to the regular meeting of the corporate authorities at which time they are to be considered for referral to the plan commission.

b.

When the applicant wishes to develop only a portion at a time of the property proposed for a planned unit development, the preliminary PUD plan shall include the proposed general layout and all information required for the preliminary PUD plan for the entire property ultimately to be developed. The part which is proposed to be developed (subdivided) first shall be designated unit 1, and subsequent phases designated sequentially on the preliminary PUD plan in order to illustrate clearly the method and sequence of development which the applicant intends to follow. Each subsequent portion of the subdivision shall be self-contained and shall follow the preliminary PUD plat.

(2)

Scale and size of plan. Preliminary PUD plans shall be drawn at the following scales:

on a sheet(s) 24' × 36' and shall include all of the data required under this article except engineering plans, which may be shown on separate sheets.

In the event that the indicated scale is not conducive to depicting accurately the size and shape of the parcel to be developed while still maintaining a workable size drawing, the applicant may request a waiver of the scale from the technical staff.

(3)

Required information. The preliminary special use PUD plan shall include the following information:

a.

The proposed name of the PUD.

b.

The legal description of land to be developed under the proposed PUD plan.

c.

The names and addresses of the owner of record of the land proposed to be developed (including all beneficiaries of any land trust which holds title to such land together with a certified copy of the trust agreement and all amendments thereto), the developer and the designer who prepared the preliminary PUD plan.

d.

The date of the preliminary PUD plan and any revision dates.

e.

The northpoint and scale.

f.

Existing conditions. The preliminary PUD plan shall allow all the following information and any additional data that is pertinent to existing conditions which are relevant to the development of the proposed PUD.

1.

The boundary lines of the land proposed to be developed indicated by solid heavy lines, and the approximate total acreage encompassed thereby.

2.

The locations, widths and names of all existing or prior platted streets or other public ways, railroad and utility rights-of-way, parks and other public open spaces, public and private easements, permanent buildings or structures, section lines and village boundary lines, within, and within 100 feet adjacent to, the land proposed to be developed.

3.

The boundary lines of adjacent tracts of subdivided or unsubdivided land, shown in relation to and within 100 feet of the parcel being proposed to be developed, including those area within 100 feet of the far right-of-way lines of adjoining streets and roads.

4.

The existing zoning of the land proposed to be developed and adjacent tracts within 100 feet, including those areas within 100 feet of the far right-of-way line of adjoining streets and roads.

5.

Contours at one-foot intervals showing streams, rivers, lakes, ponds, swamps, wetlands and other low-lying natural detention areas on the parcel proposed to be developed and within 100 feet of all its boundaries.

6.

The layout and widths of proposed streets, walkways, bike paths and easements.

7.

Such technical data as may be required in the preliminary engineering report (section 114-470(3)h).

g.

Proposed conditions.

1.

The layout of buildings (and lots, with lot numbers, if the property is to be divided into lots) with dimensions to the nearest foot.

2.

A schedule of the floor areas for each building (and lot areas, if the property is to be divided into lots), and areas of outlots, common areas and public use areas.

3.

Building setbacks, showing dimensions. (Typical setback diagrams may be used).

4.

Easements to be provided for drainage and any and all public utilities which will not be located within dedicated streets, to the extent that they reasonably can be expected to be described in the preliminary PUD plan phase. Proper continuity for public utilities within the proposed PUD and with existing and future adjoining areas shall be maintained.

5.

The layout and labeling (i.e., street A, street B) of public streets, right-of-way widths and connections with adjoining existing platted streets and/or planned streets and roads.

6.

The identity of parcels of land, including their acreage, intended to be dedicated, preserved or otherwise set aside for public use and enjoyment or for the use of the owners of lots in the PUD, including any natural environmental features or significant cultural features which will be retained on the site such as detention, retention/detention areas, park sites, school sites, bike paths, nature trails, wetlands, and other open space areas. All such parcels and areas shall be identified by lot or outlot number.

7.

Such additional technical data as may be required in the preliminary engineering report.

8.

A traffic management study may be required by the village engineer.

h.

Preliminary engineering report. A preliminary engineering report shall be submitted along with the preliminary special use PUD plan to provide supplemental engineering data regarding factors that will affect the final design of the PUD plan.

1.

The identity, locations, sizes and inverts of existing sanitary sewers to which the proposed subdivision will be connected.

2.

The preliminary alignment and size of the proposed sanitary sewer system along with an appropriate schedule of calculations supporting the quantity of flow, sewer sizing and grades as well as the population equivalent (P.E.) for the subdivision in its development state. (N=0.013 for all sanitary sewers). Inverts and frame grades need not be shown on the preliminary engineering report.

3.

Whether a lift station is required, and if so, supporting documentation regarding its required size (gpm), pumping heads (TDH), force main size, general description of control system, description of alternate power source, and the location and accessibility of the station.

4.

Whether septic tanks and wells existing on the site are to be abandoned and if so, general procedures to be followed. If these facilities are to be used in total or part, a description of their proposed use shall be provided.

5.

The location, size and inverts of all existing storm sewers, bridges, culverts, drain tiles, drainageways, ditches, creeks or rivers on the site, or within 100 feet of the site, into which the site will discharge.

6.

Stream bottom and 100-year flood profiles of all waterways, streams, channels, basins within or outside the site which will influence the site drainage. Such profiles shall be developed on the basis of the sources listed in the descending order of overall accuracy listed in Ordinance 89/8-22, an ordinance regulating development in special flood hazard areas. Where limited information is available to prepare such profiles, existing information shall be utilized and interpreted for use in developing the required profiles.

7.

A comprehensive stormwater management plan for the land to be subdivided, including the general alignments of the proposed stormwater system (individual catch basins and inlets need not be shown), point of connection of existing storm systems, detention (or detention/retention), stage/storage relationship of the discharge structure to identify the varying release rates due to inlet and outlet control, offsite areas of contribution, which offsite flows will be intercepted, and all necessary maps, computations and field data supporting the engineer's stormwater management plan. The proposed stormwater management plan shall identify an overland flow route to accommodate flows in excess of the storm sewer design level.

8.

The structural design (thickness and material types) to be used for the construction of the roadway system, projected traffic volumes, soils data and IBR values shall be submitted to support the roadway design including widths, crowns, thickness, type of curb and gutter; and can all be represented by a typical section which clearly identifies the streets to which it is applicable.

9.

The size and location of miscellaneous items such as parkway trees, street lighting, sidewalks, bike paths and driveway approaches shall be identified in the report and shown in typical section or typical plan view drawings.

10.

The location and size of water mains to be installed within the proposed subdivision, along with general hydrant and valve spacing. This information shall be shown on all overall plan review of the proposed preliminary special use PUD plan.

(4)

Public hearing notice requirements. See section 114-54.

(5)

Preliminary special use PUD plan review and approval procedures. The following procedures shall govern the processing of a preliminary special use PUD plan:

a.

The village board review committee. The village board committee of the whole will review the proposed preliminary PUD plan and shall recommend that the petitioner proceed to the plan commission for a public hearing or that the development requires changes to be made prior to its referral to the plan commission. This review will take place within 45 days of submittal of a complete application.

b.

The plan commission shall hold a public hearing at which the owner/developer or their representative shall present and describe the proposed preliminary PUD plan and members of the public will be given an opportunity to comment thereon.

c.

The plan commission shall then review the proposed preliminary PUD plan and all evidence, testimony exhibits and written submissions and shall recommend its approval or disapproval within the time specified by the corporate authorities for the review of such plan, but in no event more than 120 days from the date of the application or the filing by the applicant of the last items of required supporting data, whichever date is later, unless such time is extended by mutual consent.

d.

During the review process the plan commission or the president and board of trustees may require such changes or revisions as may be required so that the preliminary PUD plan will conform to the plat act, the subdivision ordinance, zoning ordinance and other applicable ordinances of the village.

e.

The village engineer shall review the preliminary engineering report for the proposed PUD prior to the plan commission reviewing the preliminary PUD plan. During the review process, the village engineer may require such changes or revisions as may be required so that the engineering design of the public improvements for the PUD will conform to the subdivision ordinance and other applicable ordinances of the village.

f.

The village engineer shall submit review comments to the zoning board of appeals and to the corporate authorities as to the adequacy of the water system, stormwater management plan, sanitary sewer system, street system, bike paths, sidewalks, street lighting, parkway trees and other appurtenant public improvements described in the preliminary engineering report for the proposed PUD. The village engineer's review comments shall be submitted prior to the review of the preliminary PUD plan by the plan commission.

g.

The president and board of trustees, upon receipt of recommendations from the plan commission, the village engineer, building department and the village board committee of the whole will then approve or disapprove the preliminary special use PUD plan.

(6)

Approval of a preliminary PUD plan.

a.

The approval of a preliminary PUD plan by the plan commission and the president and board of trustees indicates only the general acceptability of the layout of the proposed PUD as submitted.

b.

Approval of a preliminary PUD plan shall be effective for a maximum period of one year from the date of adoption of the ordinance approving said plan. The president and board of trustees may grant an extension upon application for such an extension by the applicant. If the final PUD plan has not been approved within such time limit, or as it may be extended by the corporate authorities, the preliminary special use PUD plan must be resubmitted for review and approval.

c.

The final special use PUD plan. The procedures for the preparation, filing, review and approval of a final special use PUD plan shall be as follows:

1.

Application. After approval of the preliminary PUD plan by the president and board of trustees and the fulfillment of the requirements of these regulations, the applicant shall submit its proposed final PUD plan to the building department with all required submittals as set forth on said application form which may be amended from time to time, accompanied by the appropriate fees.

(i)

The original copy of the final PUD plan tracings drawn in ink on such media as accepted by the county or corporate authority in which the PUD plan must be recorded, supplementary reproducible copies and blue line copies in the quantities specified in the application and the final engineering plans shall be submitted to the building department within one year of the date of approval of the preliminary PUD plan. A time extension may be granted by the corporate authorities, at least 45 days prior to the regular meeting of the corporate authorities at which the final PUD plan and other such submittals as may be required are to be considered for referral to the plan commission. The final PUD plan shall be accompanied by a current title commitment, showing ownership, liens and encumbrances and protective covenants which meet with the approval of the village attorney.

(ii)

When the applicant wishes to develop only a portion at a time of the property proposed for planned unit development, the part which is proposed to be developed first shall be designated as unit 1, and if the subdivision consists of more than one unit, each subsequent phase and all lots shall be designated sequentially with the unit number preceding the lot number (i.e., units 1 may contain lots 1-101, 1-102, etc., unit 2 may contain lots 2-400, 2-401, etc.) in order to illustrate clearly the method and sequence of development which the applicant intends to follow. Each subsequent portion of the PUD plan and the same procedure until the entire property shown on the preliminary PUD plan is developed.

2.

Required information. The final special use PUD plan shall include the following information:

(i)

The name of the PUD.

(ii)

The legal description of the land proposed to be developed.

(iii)

The names and addresses of the owner of record of the land proposed to be developed (including all of the beneficiaries of any land trust which holds title to such land) together with a certified copy of the trust agreement and all amendments thereto, the developer, and the designer who has prepared the final PUD plan.

(iv)

The date of the final PUD plan and any revision dates.

(v)

Permanent index number (PIN).

(vi)

A scale of one inch to 50 inches, shown graphically and numerically on a sheet(s) 24 inches × 36 inches. If the plan is computer generated, such plan shall be accompanied by a disc in DWG format containing the subdivision calculations for use in updating the village's mapping system. In the event that the indicated scale is not conducive to depicting accurately the size and shape of the parcel to be developed while still maintaining a workable size drawing, the applicant may request a waiver of the scale from the building department.

(vii)

The north point.

(viii)

Point of beginning and point of commencement if it is utilized in the legal description.

(ix)

The boundaries of the proposed PUD based on an accurate transverse with angular and linear dimensions.

(x)

The exact location, width and names of all streets within and adjoining the PUD. Proposed street names shall be reviewed by the village clerk's office, or with the appropriate county official when county roads are involved or when the project falls under the county's jurisdiction.

(xi)

The distances to the nearest established street lines and official monuments which shall be accurately described in the plat. A minimum of two monuments are required.

(xii)

Township and section lines accurately tied to the lines of the subdivision by distances and angles.

(xiii)

The radii, internal angles, points of curvature, tangent lengths and bearings and lengths of all arcs.

(xiv)

All easements for public services, drainage and utilities which do not fall within dedicated rights-of-way.

(xv)

All lot and boundary lines, with accurate dimensions in feet and hundredths.

(xvi)

Accurate outlines and legal descriptions of any areas to be dedicated or reserved for public use, with the purposes indicated thereon and of any areas to be reserved by deed for the common use of all lot owners within the PUD.

(xvii)

Building set back lines accurately shown with dimensions.

(xviii)

Square footages labeled on each lot as set forth on a table.

3.

Final special use PUD plan review and approval procedures.

(i)

Village board committee review. The village board committee of the whole will review the proposed final PUD plan and shall recommend that the petitioner proceed to the plan commission or that the development requires changes to be made prior to its referral to the plan commission. This review will take place within 45 days of submittal of a full application.

(ii)

The plan commission shall then review the proposed final PUD plan and all evidence, testimony exhibits and written submissions and shall recommend approval or disapproval with the time specified by the corporate authorities for the review of such plan, but in no event more than 120 days from the date of the application or the filing by the applicant of the last item of required supporting data, whichever date is later, unless such time is extended by mutual consent. An agreement requiring the construction and completion of the public improvements for the PUD and payment of the cost thereof in full, signed by the owner/developer shall be submitted with the final PUD plan.

(iii)

Performance and payment bond. Completion of the public improvements for the subdivision, and payment of the cost thereof in full, shall be guaranteed by the deposit with the village clerk of cash, a completion and payment bond or a letter of credit after the final PUD plan has been approved, but before it is recorded.

(iv)

Certified grading Mylar submitted to the building department which shall include the village's surface water statement sealed by a state registered professional engineer.

(v)

Completion of all the items on the site development checklist as amended from time to time.

(vi)

The surveyor's sealed letter granting permission to the village clerk to record the final plat.

(Code 1985, § 38-14(2))