Metamora City Zoning Code
CHAPTER 1153
Planned Unit Development PUD
1153.01 PURPOSE.
The purpose of the Planned Unit Development (PUD) is to provide a means of development that is flexible and innovative when development of a site by standard, more rigid, conventional zoning district regulations may produce less efficient use of the land and less amenities and benefits for the community and users of the development. Development under planned unit development provisions provides a means of encouraging ingenuity, imagination and flexibility on the part of land owners, engineers, architects, site planners and developers in the planning and design of land areas. It is not the intent of the planned unit development provisions to allow applicants to circumvent the intent of this Zoning Code or to allow development of land not in conformance with the Land Use Plan of the Village.
(Ord. 517. Passed 8-17-99.)
1153.02 DESCRIPTION.
The Planned Unit Development may be exclusively residential, commercial, or industrial; or a combination of commercial/industrial uses. Each district shall have at a minimum the following net acreage: Residential - 2 acres, Commercial - 5 acres, Industrial - 20 acres, and a combination commercial/industrial - 25 acres. The Village of Metamora Planning Commission shall review and find that the combination of uses meet the standards set forth.
(Ord. 517. Passed 8-17-99.)
1153.03 ZONING APPLICATIONS PROCEDURE.
The Planned Unit Development shall be submitted to the Zoning Inspector and processed pursuant to Administration and Enforcement. The applicant shall submit a “Request for P.U.D. Designation” application with five (5) copies of the development plan along with the required application fee. The application shall include the following:
(a) General Information
(1) Name, address and phone number of the applicant;
(2) Name and address of registered surveyor, engineer and/or landscape architect who prepared the plan;
(3) Legal description of the property;
(4) Present use of the property;
(5) Conceptual overview of the development;
(6) Proposed provision of utilities;
(7) Proposed ownership and maintenance of common open space; and
(8) Anticipated timing and phasing of the development.
(b) Development Plan Information
(1) A vicinity/project location map;
(2) Location, type and density of development types;
(3) Conceptual drainage plan;
(4) Location and amount of open space(s);
(5) Gross lot acreage, net lot acreage, maximum allowable density, proposed density with calculations indicated;
(6) Maximum site coverage (not required for detached single-family PUD’s);
(7) Topography at two foot contour intervals;
(8) Existing features of the development site, including major wooded areas, streets, easements, utility lines, and land uses;
(9) Street layout and names;
(10) Existing buildings to remain or to be removed, and if the existing buildings remain, indicate proposed use;
(11) All proposed signs excluding street signs;
(12) Proposed method of street lighting;
(13) Landscape material to be used and proposed locations;
(14) Location, area, and dimensions of all lots, setbacks, and building envelopes; and
(15) Required number of parking spaces and number of spaces proposed.
(Ord. 517. Passed 8-17-99.)
1153.04 ADDITIONAL INFORMATION.
The Village of Metamora Planning Commission, or Zoning Inspector may require additional information such as professionally prepared maps, studies or reports including environmental assessments and/or traffic impact studies for the development. The expense for this information is the responsibility of the applicant.
(Ord. 517. Passed 8-17-99.)
1153.05 PUBLIC HEARING PROCESS.
(a) Upon the submittal of a complete application and plans as determined by the Planning Commission for a Planned Unit Development, a public hearing shall be called and a 30 day notice shall be given. All adjoining property owners shall be notified by mail as to the public hearing date.
(b) Upon the approval of the PUD by the Village Planning Commission, the recommendation of the Planning Commission shall be forwarded to the Village of Metamora Council and may at its discretion, conduct a public hearing. If approved, the PUD designation shall be officially placed on the village zoning map.
(Ord. 517. Passed 8-17-99.)
1153.06 STANDARDS.
(a) General.
(1) The development shall be in conformance with the goals and objectives of the Village of Metamora Comprehensive Plan, Zoning Resolution and applicable Subdivision Regulations (and as amended).
(2) The uses are compatible with the proposed and existing surrounding land uses.
(3) The arrangement of land uses and buildings on the site integrate the topography, natural features, views, traffic access and the arrangement of usable common open space.
(b) Specific - Residential.
(1) The maximum number of dwelling units (DU’s) permitted per one gross site acreage (GSA) is listed in the districts below. An additional dwelling unit is permitted in each district subject to each additional half (1/2) acre provided within the PUD as common and consolidated open space (which may include recreation areas, storm water retention areas, and natural areas).
R-1 District | R-2 District | R-3 District |
4 DU’s/GSA | 6 DU’s/GSA | 10 DU’s/GSA |
(2) No more than sixty percent (60%) of gross site acreage shall be devoted to coverage by buildings, structures, street pavement, driveway pavement, and parking area pavement.
(3) No less than fifteen percent (15%) of the gross site acreage, (5% of which may be a storm water retention facility), none of which is part of any yard or perimeter open space, shall be allocated to usable, accessible and consolidated, common open space and may be allocated on a plat by plat basis.
(4) An open space area void of buildings, structures, parking areas, or other above-ground improvement shall be maintained along all perimeter property lines of the PUD as follows:
A. When abutting an R-District, an open space perimeter area shall be provided that has a minimum depth equal to the required rear yard setback of the PUD’s underlying zoning district.
B. When a residential area of a PUD abuts a “C” or “M” District, an open space perimeter shall be provided that has a minimum depth of seventy-five feet (75’). Building height shall be in accordance with the underlying zoning.
(5) There may be no minimum lot size, lot-width, building or structure setback requirements except as noted in (b)(4) above.
(6) Telephone, electrical, cable, and other utility appurtenances shall be underground.
(c) Specific - Commercial.
(1) Commercial developments shall be planned with common parking areas and common points of ingress and egress. Parking requirements shall be provided pursuant to Chapter 1149 Off-Street Parking and Loading Requirements, and the number of spaces required shall be determined by each specific use within the PUD.
(2) An open space area void of buildings, structures, parking areas, or other above-ground improvements except fencing shall be maintained on all perimeter property lines of the PUD:
A. A minimum open space depth of thirty feet (30’) shall be provided unless a greater setback is required as listed in the underlying zoning district.
B. A minimum open space distance of forty feet (40’) shall be provided when abutting an “R” District.
(3) No less than ten percent (10%) of the gross lot acreage (five percent (5%) of which may be a storm water retention area), none of which shall be a part of any yard, shall be allocated to usable, accessible and consolidated, common open space.
(4) No more than fifty percent (50%) of gross site acreage shall be devoted to coverage by buildings, structures, street, driveway and parking area pavement.
(5) Landscaping or screening for parking shall be required.
(6) There may be no minimum lot size, lot width, building or structure setback requirements except as provided in Item b above.
(7) Telephone, electrical, cable, and other utility appurtenances shall be underground.
(d) Specific - Industrial.
(1) Industrial Planned Unit Development shall utilize natural features to screen lighting and parking.
(2) Landscaping or screening for parking shall be required.
(3) A minimum open space width of fifty feet (50’) void of buildings, structures, parking areas, or other above-ground improvements except fencing shall be provided and maintained on all perimeter property lines of the PUD unless a greater setback is required by this Zoning Resolution.
(4) No less than ten percent (10%) of the GSA, none of which shall be a part of any yard, shall be allocated to usable, accessible and consolidated, common open space.
(5) There shall be no minimum lot size, lot width, building or structure requirements except as provided in (d)(3) above.
(Ord. 517. Passed 8-17-99.)
1153.07 CHANGES TO APPROVED PLAN.
Changes or alterations to the development plan as approved by the Planning Commission or Village of Metamora Council may be administratively reviewed and approved by the Zoning Inspector, except in the following circumstances:
(a) Change in the overall acreage of the PUD;
(b) Any change in use in the PUD;
(c) Substantial alteration to open space areas and their location(s);
(d) A significant change in street pattern;
(e) A significant change in the landscape plan;
(f) An increase in the number of buildings; and
(g) Changes in the building/building envelope location(s).
The changes or alterations listed in (a) through (g) shall be approved by the Planning Commission. (Ord. 517. Passed 8-17-99.)
1153.08 EXPIRATION AND EXTENSION OF APPROVAL PERIOD.
If construction of any phase of the approved PUD begins within two (2) years after approval is granted, the approval shall be valid until the development is completed. If no construction has begun within two (2) years after the approval is granted, the PUD shall be void and the land shall revert to the district regulations in which it is located. An extension of the time limit may be approved by the Village of Metamora Planning Commission.
(Ord. 517. Passed 8-17-99.)