A planned unit development is a distinct category of special use intended to allow flexibility in the application of the standards of this zoning ordinance based upon procedural protections providing for detailed review of individual significant proposals that are in the public interest and provide a public benefit. Planned unit developments are of such substantially different character from other special uses that specific and separate standards, exceptions and procedures for approval are hereby established to govern the recommendations of the Planning and Zoning Commission and the action of the Village Board.

Through the flexibility of planned unit development review, the Village seeks to achieve the following objectives:

A.  Encourage flexibility, environmental and historical sensitivity, and a creative approach to the use of land and related physical facilities that results in better development and design, including aesthetic amenities, than might otherwise be accomplished under the strict application of other provisions of this Title; B.  Encourage a combination and coordination of architectural styles, building forms and building relationships, and the facilitation of an effective arrangement of land uses, buildings, structures, circulation systems, parking, utilities and other facilities; C.  Provide for more usable and suitably located public and private open spaces, recreation areas and facilities, and other public and private amenities than might otherwise be provided under the strict application of other provisions of this Title; D. Encourage development that preserves and enhances the natural features, environmental resources, hydrology, and topography of the site, as well as the provision of screening or other facilities that benefit neighboring properties, where appropriate; E.  Guarantee quality construction commensurate with other developments within the Village, and compatible with the character of the surrounding area and neighboring properties; F.  Facilitate development that promotes the public health, safety and general welfare, and that is consistent with any land use policies, plans or studies approved or adopted by the Village, and the character of the Village; G. Encourage quality construction and design through an efficient application procedure that is sensitive to the need for expeditious development review.

A. A planned unit development may be authorized as a special use in any zoning district, but is not authorized for uses involving only a single-family home. B. The requirements of the underlying district in which the planned unit development is located shall apply unless exceptions are specifically approved by the ordinance granting or amending the planned unit development as a special use.

A. The site of the planned unit development shall be under common ownership and/or unified control. If there are two (2) or more owners, the application for the planned unit development shall be jointly filed by all such owners. B. There is no minimum size requirement for planned unit developments in any zoning district.

A. The Planning and Zoning Commission may recommend, and the Village Board may grant, exceptions to the district bulk and other regulations in this Title, including but not limited to, use, density, area, bulk, setbacks, off-street parking and loading, and signs, as may be desirable to achieve the objectives of the proposed planned unit development, provided that such exceptions are fully consistent with and authorized by this Chapter. The planned unit development is subject to the underlying district regulations unless such exception is specifically granted. Exceptions from district regulations may be granted, if the Village Board finds that such exceptions: 1. Enhance the overall merit of the planned unit development; 2. Promote the objectives of both the Village and the development; 3. Enhance the quality of the design of the structures and the site plan; 4. Enable the development to offer environmental and pedestrian amenities where applicable; 5. Will not cause such an adverse impact on neighboring properties so as to outweigh the benefits of the development; 6. Are compatible with the land use policies, plans or studies approved or adopted by the Village Board, and with the character of the Village; and 7. Provide a public benefit to the Village, as described in subsection (B) below. B. The following design characteristics and amenities are provided as a guide for consideration as to whether to grant an exception to district requirements. The following items are a guide and not an exclusive list of public benefit requirements. Additional design characteristics and amenities not listed may be considered as part of the approval process. One (1) or more of the following may be required as a condition or approval of a planned unit development: 1. Landscaping, buffering or screening within or around the perimeter of the planned unit development that is in addition to the minimum required by this Title; 2. Reduced use of impervious surface materials, including cluster development and use of semi-pervious materials such as pervious pavers and grass-crete; 3. Provision of community, open space and/or recreational amenities; 4. Preservation of environmental or historical features; and 5. Additional public infrastructure improvements in addition to the minimum required by the planned unit development, such as new or repaved streets, installation of gutters and sewers, and traffic control devices to improve traffic flow.

The establishment and authorization of a planned unit development shall follow a four-step procedure, which includes a required pre-application meeting, an optional concept plan consultation, a required preliminary plan, and a required final plan. No plats shall be recorded and no building permit shall be issued until a final plan has been approved.

A. Pre-application consultation: Prior to the filing of an application for a planned unit development, the applicant shall arrange a pre-application meeting or meetings with the Zoning Administrator and other applicable Village Staff at which the concept plan and/or other information about the proposed planned unit development is presented for staff comment. At the pre-application meeting or meetings the applicant shall provide information as to the location of the proposed planned unit development, the proposed uses, proposed public and private improvements, a list of any known exceptions to this Title, and any other information necessary to clearly explain the planned unit development. The purpose of such pre-application meeting is to make advice and assistance available to the applicant before preparation of the optional concept plan or required preliminary plan, so that the applicant may determine: Whether the proposed planned unit development appears in general to be in compliance with the provisions of this Title and other applicable regulations. 1. Whether any zoning exceptions are required in connection with the proposed planned unit development. 2. Whether the proposed planned unit development will be in conformity with any land use policies, plans or studies approved or adopted by the Village and the character of the Village. The pre-application consultation does not require a fee or the filing of a formal planned unit development application. Any opinions or advice provided by the Zoning Administrator shall be in no way binding with respect to any official action the Planning and Zoning Commission or Village Board may take on the subsequent formal application. B. Optional concept plan consultation: 1. Before submitting a formal application for a planned unit development, the applicant may present a conceptual design plan for informal review purposes to the Planning and Zoning Commission and/or Village Board for the purpose of obtaining information and guidance prior to entering into binding commitments or incurring substantial expense. At minimum, the concept plan shall consist of the following: a. A map or maps in general form containing the proposed land uses, the natural features of the development site, the character and approximate location of all roadways and access drives proposed within the planned unit development, the location of all adjacent public streets, thoroughfares, public utilities, and all existing buildings and structures immediately adjacent to the development site, and schematic drawings showing the size, character and disposition of buildings on the site. b. A written statement containing a general explanation of the planned unit development, including a statement of the present ownership of all the land within said development and the expected schedule of construction. c. At the request of the applicant or Zoning Administrator, the Planning and Zoning Commission and/or Village Board shall review the concept plan at a public meeting and provide such information and guidance as it deems appropriate. Any opinions or advice provided by the Planning and Zoning Commission and/or Village Board shall be in no way binding with respect to any official action the Planning and Zoning Commission and/or Village Board may take on the subsequent formal application. The review of the concept plan shall not be a public hearing, and any failure to observe formal procedures shall not affect the ultimate validity of any enabling legislation. C. Preliminary Plan: 1. Preliminary plan application requirements: An application for a special use for a planned unit development shall include a preliminary plan and shall be filed with the Zoning Administrator on a form provided by the Village. Every preliminary plan shall include a plat of survey less than one (1) year old, proof of ownership, and such other documentation, plans, elevations, and/or schedules as staff determines are necessary based on the size and nature of the proposed planned unit development. Upon determining that the application is complete, the Zoning Administrator shall notify the applicant and the application shall be scheduled for a public hearing before the Planning and Zoning Commission. If the application is incomplete, the Zoning Administrator shall notify the applicant and no steps shall be taken to process the application until the deficiencies are rectified. 2. Preliminary Plan Procedure: a. Public Hearing by the Planning and Zoning Commission: The Planning and Zoning Commission shall hold a public hearing in accordance with Section 17.60.050 (Hearing on application). b. Notice: Notice of the time and place of the public hearing shall be in accordance with Section 17.60.040 (Notice requirements). c. Recommendation: Except as such time is extended by mutual consent of the Planning and Zoning Commission and an applicant, the Planning and Zoning Commission shall, within ninety (90) days from the date of filing of the complete application, recommend approval, with or without conditions, or denial of the special use for a planned unit development and related preliminary plan, and transmit to the Village Board a written report giving its findings and recommendation for action to be taken by the Village Board on the application. The Planning and Zoning Commission may, upon the request of the applicant and recommendation of the Zoning Administrator, recommend approval of the preliminary plan as the final plan in appropriate cases. The report shall include any recommended conditions or restrictions to be imposed upon the premises benefitted by the planned unit development. d. Decision by the Village Board: The Village Board, within ninety (90) days of receipt of the report of the Planning and Zoning Commission, without further public hearing, shall approve, approve with conditions or deny the special use for a planned unit development and preliminary plan. (1) If the special use for a planned unit development and preliminary plan is denied, the Village Board shall state in writing the reasons for the denial, and such writing shall be filed with the Zoning Administrator and a copy shall be sent to the applicant. (2) If the special use for a planned unit development and preliminary plan and special use is approved, the applicant shall submit a final plan for the planned unit development. D. Final Plan: 1. Filing of Final Plan: Within one (1) year following the approval of the special use for a planned unit development and preliminary plan the applicant shall file with the Zoning Administrator a final plan containing, in final form, the information required for the preliminary plan. If the planned unit development is to be developed in phases, the applicant need only file a final plan for the first phase of development, as indicated in the development and construction schedule prescribed below. The final plan for the remaining phases shall be filed in accordance with the development and construction schedule as approved by the Village Board. 2. Final Plan Requirements: Every final plan shall be drawn to an appropriate scale and shall, except where deemed unnecessary by the Zoning Administrator based on the particular project, include the following information and documentation: a. Final designation of the location, ground area, height, bulk and exact dimensions of all existing and proposed buildings and structures within the planned unit development. b. A detailed tabulation of each separate land use area, including land and building areas, and where applicable, the total number of residential dwelling units, the number of bedrooms in each unit, and the residential density. c. The use or uses to be made of such existing and proposed buildings or structures. d. The dimensions of all setbacks and the distances between all buildings and structures. e. The final location and dimensions of all pedestrian walkways, driveways, streets, parking and loading facilities, including the number of parking spaces serving each building or land use type, all parking related screening and landscaping, and all dumpsters and dumpster enclosures. f. The exact location and dimensions of any areas to be conveyed, dedicated or reserved for parks, parkways, playgrounds, places of worship, school sites, public buildings, or for any other public or quasi-public use. g. An accurate legal description of the entire zoning lot upon which the planned development is to be located, and a legal description of each separate subdivided parcel, including any areas to be conveyed, dedicated or reserved for public or quasi-public uses. h. All covenants, easements, agreements and other provisions required to govern the use, maintenance and continued protection of the planned unit development, along with an agreement assuring that the applicant, any subsequent owner or, where applicable, a homeowners association shall be responsible for all street, utility and common open space maintenance within said development and for snow plowing and refuse disposal. i. All plats, certificates, seals and signatures required for the dedication or vacation of land and/or the recording of the final site plan. j. If subdivision of the development site is included in the planned unit development, a plat of subdivision shall be prepared suitable for recording with the Lake County Recorder of Deeds. In like manner, if a vacation or dedication of a public street or alley is included, a plat of vacation or dedication shall be prepared. k. A detailed landscape plan based on final architectural decisions indicating the specific location and character of all landscaping, including the size and species of all trees, shrubs, hedges and other groundcover, and the location, size and type of all screening and fencing. l. A detailed utilities and drainage plan based on final architectural decisions indicating the size and location of all water distribution lines, sanitary sewers and storm drainage facilities required to serve the planned unit development and the manner in which surface drainage will be controlled and managed consistent with all applicable Village regulations. m. A development and construction schedule indicating the following: (1) The date when construction of the planned unit development will begin or, if developed in phases, the date when construction of the initial phase will begin. (2) If the planned unit development is to be developed in phases, a map indicating the phases in which the planned unit development will be built, the dates when the final plans for all but the initial phase will be filed, and the approximate dates when construction of each subsequent phase will begin. (3) The date when construction of the planned unit development will be completed, and the date when a specific use or uses will be established, or if developed in phases, the date when construction of each phase will be completed, and the date when a specific use or uses will be established for each phase. n. Building elevations and schematic design presentations indicating the architectural character of all proposed structures, including building materials, based on final architectural decisions and prepared in detail. o. Detailed drawings and design presentations of all signs to be erected within the planned unit development. p. A detailed exterior lighting plan showing the location, types, height, design and illumination characteristics of all external lighting fixtures within the planned unit development. q. An updated survey or an affidavit of no changes from a previously submitted survey of the planned unit development. 3. Action: a. Zoning Administrator Review: The Zoning Administrator shall review the final plan within sixty (60) days from the receipt of the complete final plan and shall take the following actions: (1) Conformance with Preliminary Plan: The Zoning Administrator shall recommend approval of the final plan to the Village Board if it is in substantial compliance with the preliminary plan as approved by the Village Board and all Village regulations. The Zoning Administrator shall certify to the Village Board that the final plan is in substantial conformance with the previously approved preliminary plan. Within sixty (60) days of receipt of the Zoning Administrator's recommendation, the Village Board shall review and act on the final plan. (2) Nonconformance with Preliminary Plan: If the Zoning Administrator finds that the final plan is substantially changed from the approved preliminary plan, or is otherwise not in accordance with Village regulations, then the Zoning Administrator shall recommend to the Village Board that the final plan be denied. If the final plan is held not to be in conformity with the preliminary plan or other Village regulations, the Zoning Administrator shall inform the applicant with regard to specific areas found not to be in compliance, and the applicant may resubmit the final plan to the Zoning Administrator with changes to those areas found not to be in compliance. If the final plan is resubmitted and the Zoning Administrator has determined the final plan to be in substantial compliance with the preliminary plan, the Zoning Administrator shall certify to the Village Board that the final plan is in substantial conformance with the previously approved preliminary plan. b. Decision by the Village Board: Within sixty (60) days of receipt of the Zoning Administrator's recommendation, the Village Board shall review and act to approve or deny the final plan. c. Approval: After the approval of the final plan, the use of the land and the construction, modification or alteration of any buildings or structures within the planned unit development will be governed by the approved final plan and any conditions imposed by the special use/planned unit development approving ordinance rather than by other provisions of this Title. The approving ordinance granting a special use for a planned unit development shall set forth all the requirements, special conditions and agreements made a part of the planned unit development as reflected in the final plan. The plans and other documents required as part of the final plan shall be attached to and made a part of the approving ordinance granting the special use permit for the planned unit development. The approving planned unit development ordinance shall be recorded with the Lake County Recorder of Deeds at the applicant's cost.

An application for approval of a special use for a planned unit development shall be recommended for approval by the Planning and Zoning Commission and approved by the Village Board only if it is demonstrated that at a minimum the development complies with the standards for a special use, as well as the following standards:

A. Except as modified by and approved in the final plan, the proposed planned unit development complies with the regulations of the district in which it is to be located. B. The principal use(s) in the planned unit development is consistent with any land use policies, plans or studies approved or adopted by the Village and the character of the Village. C. The proposed planned unit development is in the public interest and is consistent with the purposes and objectives of this Title. D. There is provision for adequate utilities, drainage and storm sewers, storm water retention, stormwater detention, off-street parking and loading, pedestrian access and all other necessary facilities within the planned unit development. E. The design of the proposed use or uses promotes a safe and comfortable environment for pedestrians and individuals with disabilities.

No changes may be made in the approved final plan, except upon application to the Village and approval by the Village Board, according to the following provisions. A. Prior to or During Construction: An application for an amendment to an approved final plan prior to or during the construction process shall be submitted on a form provided by the Village to the Zoning Administrator. Once reviewed for completeness, the Zoning Administrator shall determine whether the proposed change constitutes a minor or major change to an approved final plan. 1. Major Changes: Major changes are those changes that substantially affect the basic design, density or bulk of the development. All changes in land use, building height or density, or in the design, density or bulk of the development shall be considered a major change, and must be approved by the Village Board as an amendment to the planned unit development ordinance. The Village Board may, in its discretion, require any major change to be sent to the Planning and Zoning Commission for a public hearing and recommendation prior to Board consideration. Any major changes to the final plan must be recorded, at the applicant's cost, with Lake County Recorder of Deeds as amendments to the planned unit development approving ordinance. Major changes shall include, but are not limited to, the following; a. An increase in the gross floor area. b. A change in building height. c. A change in the number of dwelling units. d. Significant changes in building design or the design of the development. e. A reduction in open space or required yards. f. Any reduction in the number of parking spaces. g. An increase of more than four (4) parking spaces. h. A change in the number and/or location of accesses to public streets or alleys. i. A change in excess of one foot (1') in the location of walkways, vehicle circulation ways and parking areas, or exterior building or structure walls. j. A change in the location and arrangement of land uses within the planned unit development as shown on the previously approved final plan. k. A change to the landscape plan that results in a reduction in the net amount of plant material or in development specific required landscaping. Changes to the landscape plan to substitute species shall be considered a minor change and may be approved by the Zoning Administrator. 2. Minor Changes: Minor changes, as required by engineering or other physical site circumstances not foreseen at that time that the final plan was approved, and verified by the Village Engineer, or that do not otherwise fall within the parameters of a major change, may be reviewed and authorized by the Zoning Administrator. If changes are allowed in a final site plan as a minor change, then a new site plan reflecting such changes must be filed with the Village noting the date of the changes.

Upon completion of construction of the planned unit development, a pdf complete set of "as-built" plans shall be submitted to the Zoning Administrator for retention in the Village files.

No special use permit for a planned unit development shall be valid for a period longer than one (1) year from the date that the ordinance approving a final plan is approved unless a building permit or certificate of occupancy is obtained within such period and the erection or alteration of a building or other structure is started or the use is commenced within such period. The Village Board may grant one (1) extension of this period, valid for no more than six (6) months, upon written application and good cause shown, without notice or hearing. If any special use for a planned unit development is abandoned, or is discontinued for a continuous period of one (1) year, the special use permit for such use shall become void, and such use shall not thereafter be reestablished unless a new special use permit for a planned unit development is obtained. Also, as part of the approval of a planned unit development, the Village Board may permit a longer time limit for development.

As part of the approval of any special use for a planned unit development, the Planning and Zoning Commission may recommend, and the Village Board may stipulate, such conditions and restrictions upon the establishment, location, construction, maintenance and operation of the planned unit development as deemed necessary to guarantee performance of all conditions.

Building permits may only be issued if the construction work in question is in conformity with the approved final plan and with all other applicable ordinances and regulations.

A. The Zoning Administrator shall periodically review all permits issued for the planned unit development in conjunction with the construction that has taken place on the planned unit development site, and compare actual development with the approved development and construction schedule. B. If the Zoning Administrator shall find that the applicant has failed to meet the approved development and construction schedule, has failed to construct the planned unit development in conformance with the approved final plans, has failed to comply with any condition or restriction of the approved ordinances related to the planned unit development, or has otherwise failed to conform to the requirements of this Chapter, the Village Code, or as set forth in any approving ordinance or other document related to the planned unit development, the Zoning Administrator shall notify the Village Board in writing. Within thirty (30) days of such notice, the Village Board may, in its discretion, act to revoke the special use for the planned unit development and the land shall revert to the requirements of the existing zoning classification or, for good cause shown by the applicant, the development and construction schedule may be extended in conformance with Section 17.44.090, Revocations and extensions, or applications for major adjustments or other actions to bring the planned unit development into compliance may be allowed.