Schiller Park City Zoning Code

ARTICLE XVIII

C-4 HRO - HOTEL, RETAIL, OFFICE CAMPUS DISTRICT

§ 155.1801 PURPOSE.

In an effort to promote ingenuity, imagination, and design efforts on the part of owners, builders, architects, and developers and to produce developments which are in keeping with overall land use intensity and open space objectives of the Comprehensive Plan and any applicable tax increment project and plan. This section calls for large scale development pursuant to a master site plan in a unified setting, accommodating a synthesis of hotel, retail, commercial and office uses and related uses and structures designed for providing and containing certain permitted and conditional uses set forth below.

(Ord. 05-2539, passed 10-11-05)

§ 155.1802 PERMITTED USES.

The following uses are permitted in the C-4 HRO – Hotel, Retail, Office Campus District: Campuses comprised of:

(A) Hotels and motels, which may include restaurants, taverns, meeting rooms, swimming pools and retail sales and personal service business when located within the principal hotel building and where no outdoor sign or advertising is displayed for such accessory use;

(B) Retail sales uses, including: Antique shops; china, glassware and metalware stores; clothing and apparel stores; computer equipment; department stores; drapery, curtain and window covering stores; floor covering stores; florist shops; furniture stores; jewelry stores; leather and luggage shops; paint and wallcovering stores; restaurants; sporting goods stores; stationery stores; toy stores; and television and electronic stores;

(D) Restaurants not selling alcoholic beverages;

(E) Accessory uses incidental to and on the same zoning lot as a principal use allowable in this C-4 Hotel, Retail, Office Campus District, including but not limited to off-street parking and loading facilities as permitted or required in accordance with the provisions of this chapter; and/or

(F) Municipal parking lots on land held for development by the Village for the temporary parking of vehicles.

(Ord. 05-2539, passed 10-11-05; Am. Ord. 08- 2708, passed 12-9-08; Am. Ord. 19-4134, passed 4-4-19; Am. Ord. 19-4191, passed 12-5-19)

§ 155.1803 CONDITIONAL USES.

The following uses may be allowed as conditional uses in the C-4 HRO – Hotel, Retail, Office Campus District: Campuses containing:

(A) Medical and dental offices;

(B) Motor vehicle sales in enclosed rooms, provided that a majority of such vehicles for sale shall be new vehicles;

(D) Restaurants which sell alcoholic beverages;

(E) Automobile service stations with attached car wash and convenience store as part of a planned unit development;

(F) Packaged liquor sales as part of a planned unit development;

(G) Parking garages or structures, enclosed and other than accessory for the storage of private passenger automobiles only; and

(H) Accessory uses may also be allowed, if incidental to, and on the same zoning lot as the principal conditional use. The parking for more than one hour or storage of trucks is allowable only as an accessory use.

(Ord. 05-2539, passed 10-11-05; Am. Ord. 09- 2711, passed 2-10-09; Am. Ord. 12-2875, passed 1-24-12; Am. Ord. 18-4071, passed 6-21-18; Am. Ord. 18-4089, passed 9-6-18; Am. Ord. 19-4191, passed 12-5-19)

§ 155.1804 BULK REGULATIONS.

The C-4 HRO – Hotel, Retail, Office Campus District is intended to provide for large scale developments within a master-planned setting. There are no formal front, rear and/or side yards required in this district.

(Ord. 05-2539, passed 10-11-05; Am. Ord. 19-4191, passed 12-5-19)

§ 155.1805 MASTER SITE PLAN.

(A) No building permit shall be issued in the C-4 HRO – Hotel, Retail, Office Campus District unless the Village Board has first approved a Master Site Plan for the entire campus including all of the land sought to be developed.

(B) Such approval shall occur, if at all, in accordance with the following process:

(1) An application for approval of a master site plan shall be made directly to the Village Board, on a form provided by the Director, by filing same with the Department of Community Development.

(2) An application for approval of a master site plan shall be accompanied by a proposed master site plan, which master site plan must contain:

(a) A statement of the planning objectives to be achieved by the particular design approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. This statement should also describe the public benefits that will be achieved through the proposed development of the campus that would otherwise not result from a conventional type of development or subdivision of the campus.

(b) A quantitative summary including, but not limited to, the following is required:

1. Area in acres and square feet of the tract that is the subject of the requested conditional use permit for a planned unit development;

2. Total area and building envelope of principal buildings in square feet;

3. Total area and building envelope of accessory buildings in square feet;

4. Area of roads in square feet;

5. Area of exterior parking facilities in square feet;

6. Number of parking spaces;

7. Percentage of ground cover for principal buildings, accessory buildings, parking areas and roads – individually and collectively – versus area of entire parcel;

8. Area in square feet of commonly owned and maintained uncovered ground (open space) on site; and

9. If the development is to be constructed in phases, a phase plan.

(c) A graphic depiction that illustrates existing site conditions including topography, water-related features, vegetation, wetlands, floodplains, unique soil conditions, and other environmental data including a tree survey.

(d) A map that illustrates the land use and environmental conditions of the surrounding neighborhood within a 500 foot radius around the tract of land comprising the campus, particularly illustrating the adjacent lots showing their lot lines, structures, setbacks, and driveways, as well as adjacent and/or nearby streets.

(e) A minimum of two cross sections through the entire campus, illustrating the bulk and heights of proposed structures in relation to the topography, vegetation, and surrounding structures.

(f) A plan that illustrates existing and proposed utilities and drainage facilities as well as any required stormwater detention and floodplain compensatory storage facilities.

(g) A plan that illustrates the circulation of all vehicles, including emergency vehicles, internal to the campus, consistent with approved engineering and design standards, that illustrates the relationship of the development's internal private streets to the street plan in the Comprehensive Plan.

(h) A landscape plan that illustrates a preliminary plan for the enhancement of the vegetation on the site, including tree preservation.

(3) Additional documentation. Depending on the scale and unique characteristics of a particular campus, the Village Board may require other materials to be included in the master site plan. These may include market studies, traffic studies, approvals from other agencies, and all other items that may be reasonably required.

(4) Standards. No master site plan shall be recommended for approval unless the Village Board shall find:

(a) That said master site plan conforms with the intent and purpose of the comprehensive plan and any applicable tax increment redevelopment project and plan.

(b) That the uses proposed for the campus shall be compatible to each other. Uses shall be deemed compatible if they are authorized by the underlying C-4 HRO – Hotel, Retail, Office Campus District and are so designed, located, and proposed to be operated so that the public health, safety and welfare will be protected.

(c) That the building setbacks along the periphery of the campus shall be at least equal to the greater of the height of such building or the required yard for real property adjacent to the campus.

(d) That site surface drainage is proper, so that removal of surface waters will conform with applicable storm water management regulations.

(5) Waiver and exceptions. The Village Board, at its sole discretion, may waive any of the items required to be contained in the application for master site plan approval as set forth above or grant exceptions from the provisions of this Section.

(Ord. 05-2539, passed 10-11-05)

§ 155.1806 SUBDIVISION REVIEW.

No building permit shall be issued in the C-4 HRO – Hotel, Retail, Office Campus District unless the Village Board has first approved a subdivision for the land to be developed which conforms with the subdivision regulations of the Village and the Master Site Plan as approved by the Village Board.

(A) Conflict Resolution. If any provisions of this Zoning Ordinance and the subdivision regulations are in conflict, the more restrictive or detailed requirements shall be met, unless waived or altered by the President and Board of Trustees.

(B) Application of the Subdivision Code. The provisions of the subdivision code, including all applicable fees shall apply to subdivisions in the C-4 HRO – Hotel, Retail, Office Campus District.

(Ord. 05-2539, passed 10-11-05)

§ 155.1807 BUILDING PERMIT APPLICATION/ BUILDING SITE PLAN REVIEW.

No building permit for the construction of a new structure or a modification of an existing structure that will alter the existing footprint thereof shall be issued in the C-4 HRO – Hotel, Retail, Office Campus District unless the Director of Community Development has first approved a Building Site Plan which conforms with the Master Site Plan as approved by the Village Board.

(A) Purpose. Building site plan review of the proposed footprint of a structure provides a means of determining whether a proposed structure conforms to the approved master site plan.

(B) Procedure Preliminary to the Issuance of Building Permit. The permit applicant shall file 12 copies of the building site plan with his building permit application.

(1) The Director shall review the building site plan to determine whether it conforms with the master site plan and the applicable provisions of the Zoning Ordinance, including off-street parking and the regulations of the C-4 HRO – Hotel, Retail, Office Campus District.

(2) When the Director determines that building site plan meets the above criteria, the Director shall so inform the Building Official, who shall process the building permit application.

(3) In the event a proposed building site plan does not conform to the master site plan and the applicable provisions of the Zoning Ordinance, the Director shall notify the applicant as the reasons for the non-conformity and the denial of building site plan approval.

(Ord. 05-2539, passed 10-11-05)

§ 155.1808 AMENDMENT OF A MASTER SITE PLAN.

The procedure for amending a master site plan shall be the same as that for approval of a master site plan. Any substantial change in any existing master site plan shall require the approval of the Village Board.

(Ord. 05-2539, passed 10-11-05)

§ 155.1809 APPLICABILITY OF BUILDING CODE.

Nothing in this Article shall be deemed to alter the building codes of the Village of Schiller Park.