A primary objective of the Village's planning mission is to promote healthy, stable, and vibrant neighborhoods. One method of addressing the fundamental need for a variety of housing opportunities is through zoning and development Codes. The Village recognizes that persons currently living and working in Northfield may be unable to meet or maintain the household income necessary to support current homeownership costs or rents. This population group may include senior residents and public employees like teachers, police officers, and firefighters. Such persons greatly enhance the fabric of the community and provide a positive impact on the quality of life for all Northfield residents. The Village is, therefore, committed to encouraging the development of affordable housing units, in order to meet the needs of low and moderate income families. However, in incorporating such housing stock, each affordable housing development project must be designed in such a way as to ensure its compatibility with the character of the neighborhood, reflective of the objectives of the zoning district within which it is proposed, and be consistent with the objectives of the Village's Comprehensive Plan. (Ord. 05-1230, 2-15-2005)

No new affordable housing project for more than four (4) units shall be approved except as a planned development. Any residential unit not developed as a PUD, but designated as an affordable housing project, by virtue of a grant of relief pursuant to this Article, shall be burdened by a permanent, recordable covenant declaring it to be "affordable housing" pursuant to state regulation. (Ord. 05-1230, 2-15-2005)

The Village Board has the sole approval jurisdiction of a planned unit development. As such, each affordable housing project shall be subject to the process set forth in Article XVII of this Appendix A. This includes a public hearing before the Plan and Zoning Commission which issues written recommendations to the Village Board in accordance with the provisions of Chapter 4 of this Code. No affordable housing planned unit development shall be established without the approval of the Village Board in accordance with the standards established in this Article. Any additions or changes to or expansion of any planned unit development for affordable housing shall be permitted only in accordance with the same procedures and standards set forth under this Article for an original affordable housing planned unit development. (Ord. 05-1230, 2-15-2005)

1. R-5 Single-Family Residential District. The minimum lot and area regulations for a single-family affordable housing dwelling in an R-5 district shall be five thousand (5,000) square feet. However, if the project must be developed as a planned unit development for affordable housing the project shall have a minimum land area of two (2) acres.
2. R-6 Multiple-Family Residential District. The minimum lot and area regulations for a single-family affordable housing dwelling in an R-6 district shall be six thousand (6,000) square feet. However, if the project must be developed as a planned unit development for multiple-family affordable housing the project shall have a minimum land area of twenty five thousand (25,000) square feet. In the case of multi-family affordable housing planned unit development the following additional regulations shall apply:
   
   2,500 square feet of lot area per dwelling unit - maximum of 12 dwelling units per acre
   Front yard: 25 feet
   Rear yard: 25 feet
   Side yard: 6 feet
   Floor area ratio: Maximum of 0.40
   Building height: Maximum of 40 feet or 3 stories
   Parking: 1.25 per affordable dwelling unit
3. NC Neighborhood Commercial District. The minimum lot area for the NC commercial district for a planned unit development with affordable housing units above first floor commercial shall be twenty five thousand (25,000) square feet. The following additional regulations shall apply:
   
   Floor area ratio: Maximum of 1.1
   Building height: Maximum of 40 feet or 3 stories
   Parking: 1.25 per affordable dwelling unit
   Maximum lot coverage: 80 percent
4. B-1 Community Commercial District. The minimum lot area for the B-1 commercial district for a planned unit development with affordable housing units above first floor commercial shall be twenty five thousand (25,000). The following additional regulations shall apply:
   
   Floor area ratio: Maximum of 1.1
   Front yard: 25 feet
   Rear yard: 20 feet
   Side yard: 10 feet
   Transitional: 15 feet
   Building height: Maximum of 45 feet
   Parking: 1.25 per affordable dwelling unit
   Maximum lot coverage: 85 percent
5. VC Village Center Zoning District. The minimum lot area for the VC zoning district for a planned unit development with affordable housing units above first floor commercial shall be twenty five thousand (25,000) square feet. The following additional regulations shall apply:
   
   Floor area ratio: Maximum of 2.2
   Building height: Maximum of 45 feet
   Parking: 1.25 per affordable dwelling unit
   Transitional yard: 15 feet

(Ord. 05-1230, 2-15-2005)

In order to foster the development of additional affordable housing units, an affordable housing developer shall be granted the additional densities and other zoning considerations set forth in Section 17A-4 of this Article. In addition to the above, the following standards will apply and for planned unit developments shall supplement the standards set forth in Article XVII of this Appendix A:

1. Comprehensive Plan. The affordable housing development shall conform with the general planning policies, goals and objects of the Village's Comprehensive Plan.
2. Character Of Neighborhood. The affordable housing development shall be generally compatible with the uses of surrounding properties and with the character of the neighborhood in which it is to be located.
   1. Potential adverse effects on nearby properties shall be mitigated through the building design, site design, landscaping and screening.
   2. Potential adverse effects on nearby properties due to increased density may be minimized by limiting or placing conditions on outdoor recreation areas, delivery activities, refuse collection and lighting.
3. Environmental. The affordable housing development shall not have any adverse environmental impact.
4. Refuse. Adequate garbage and debris removal shall be provided to serve the development with all refuse being stored in fully enclosed areas or designed in such a way as to minimize the impact on adjacent land uses.
5. Traffic And Parking. Traffic, parking and circulation on the property shall be planned to achieve minimal negative impact to the surrounding area.
   1. The property must provide for adequate and safe vehicular and pedestrian access.
   2. Adequate parking areas shall be provided to accommodate the development.
   3. Adequate measures shall be taken to provide appropriate ingress and egress to the proposed development.
6. Design. The design of the affordable housing development shall be compatible with the character of the neighborhood.
7. Public Facilities. Adequate utilities, access roads, drainage and/or other necessary facilities shall be provided to serve the development.
8. Variations. Other than variations granted by the Village Board and the additional area regulations set forth in this Article, the proposed development shall be built in conformance with Village Codes. (Ord. 05-1230, 2-15-2005)
   

The Village Board have the sole authority to approve an affordable housing planned unit development as a special use under this Appendix A. A public hearing shall be held and the Plan and Zoning Commission shall issue a written recommendation in accordance with the provisions of Chapter 4 of this Code.

If an affordable housing development plan involves any structural or other site elements that are not in strict compliance with this Article or the regulations of the district in which the development is to be located, the Plan and Zoning Commission may recommend and the Village Board may approve exceptions to such requirements in order to establish affordable housing units in accordance with the purposes of this Article. Such exceptions may be granted only after due notice and a public hearing. (Ord. 05-1230, 2-15-2005)

Proposed projects that represent a significant departure from the Comprehensive Plan may elect to submit for a preliminary project review, which is entirely elective. See Appendix D, Article I, "Fees", of this Code for the associated fee. (Ord. 09-1436, 12-7-2009)

Except as provided below, any modifications to an approved affordable housing planned unit development shall require separate review and approval pursuant to this Article as an amendment to the planned unit development. Any application for approval of such a change, addition or expansion shall be filed, processed, reviewed, and approved or denied in the same manner as an original planned unit development application.

1. Minor Changes. Unless specifically referenced in the planned unit development, minor changes in locations or sizes shown on exhibits may be approved, in writing, by the Director of Community Development. Typically, a minor change will not involve a percentage change greater than three percent (3%). However, not all changes of less than three percent (3%) shall necessarily be deemed to be minor. The determination of the Director of Community Development as to whether a change is a minor change shall be final.
2. Village Board Approved Changes. The Village Board may approve, without referral to the Plan and Zoning Commission, such other changes as it finds: a) are in the best interest of the Village; b) are recommendations or requirements made by the State Housing Appeals Board; and/or c) do not have a substantial, direct impact on adjacent properties. The determination of the Village Board as to whether a requested change should be referred to the Plan and Zoning Commission shall be final.
3. Changes Requiring A Public Hearing. Except as outlined above, any change involving a size, quantity or other numerical value found in the text of the planned unit development ordinance or any change having substantial, direct impact on adjacent properties shall not be made except after a public hearing before the Plan and Zoning Commission. Additionally, the Village Board or the Director of Community Development may refer any requested change to the Plan and Zoning Commission for public hearing when either believes it would be in the best interest of the Village to do so. (Ord. 05-1230, 2-15-2005)

The approval of an affordable housing planned unit development shall lapse and be of no further force and effect unless a building permit has been issued within two (2) years after the date of the ordinance approving the planned unit development. An applicant who has obtained planned unit development approval may request an extension of this time period by filing with the Director of Community Development a letter stating the reasons for the request. The Director of Community Development shall transmit the letter to the Village Board, which in its sole discretion, may grant the request if good cause is shown by the applicant. (Ord. 05-1230, 2-15-2005)