South Holland City Zoning Code

SPECIFICATION G

PLANNED UNIT DEVELOPMENT

Article I. Residential Community Shopping and
Commercial Recreational Development Plan

Section 1. Residential development plan.

The owner or owners of any tract of land, comprising an area of not less than one (1) acre, may submit to the board of appeals a plan for the use and development of the land, primarily for residential purposes.

That the appropriate use of property adjacent to the area included in the plan will be fully safeguarded. That the plan is consistent with the intent of this ordinance to promote public health, safety and general welfare.

That the buildings shall be used for single-family dwellings and the usual accessory uses such as garages, storage space and community activities.

That the area of the tract, excluding street area, but including the area to be devoted to parks, parkways, and other open spaces, will provide the minimum lot area per family, continuing all families to be housed under the unit development plan, which is required for the most intensive use normally permitted in the district in which such development is to be located.

If the board of appeals approves the proposed residential development plan permits shall be issued, even though the use of the land, the location of buildings to be erected in the area, and the yards and open spaces provided in the plan do not conform in certain respects to the regulations for the district in which the development is to be located.

If the board of appeals approves the proposed residential development plan such approval shall be forwarded to the president and board of trustees for final action thereon.

See Specification F. Offstreet parking and loading.

The procedures and regulations enumerated in Article II, Section 6 (Procedures) shall be applicable to this section.

(Ord. No. 2007-1, §§ 1, 2, 1-16-07)

Section 2. Community shopping center development plan.

The owner or owners of any tract of land, comprising an area of not less than four (4) acres, may submit in a similar manner, a development plan for a community shopping center, which shall be processed in the manner prescribed in Section 1, a, herein and may be approved if the report of the village plan commission shows that:

The commercial uses included in the plan are limited to those permitted in the LB district and to department stores;

The entire development is designed as a single architectural unit, with appropriate landscape architectural treatment of the entire unit area;

That at least twice the gross floor area of the stores to be included within the development, plus one (1) vehicle parking space for each six (6) seats in any theater or place of congregation included within the plan, is provided in offstreet parking area, which are integral parts of the design of the unit plan;

That the appropriate use of property adjacent to the area included in the plan will be fully safeguarded;

That the plan is consistent with the intent of this ordinance to promote the public health, safety, and general welfare.

See Specification F. Offstreet parking and loading.

If the board of appeals approves the proposed development for a community shopping center, permits shall be issued as prescribed herein.

If the board of appeals approves the proposed community shopping center development plan such approval shall be forwarded to the president and board of trustees for final action thereon.

See Specification F. Offstreet parking and loading.

Section 3. Commercial recreational area development plan.

The owner or owners of any tract of land comprising an area of not less than five (5) acres, may submit to the board of appeals a plan for the use and development of the land primarily for commercial recreational purposes. The proposed planned development plans shall be submitted to the village plan commission for examination, study and report and for a public hearing. If the village plan commission approves the development plan, the plan, together with the recommendations of the village plan commission shall be embodied in a report to the board of appeals, stating the reasons for the approval of the plan and application and specific evidence and facts showing that the proposed commercial recreational area development plan has considered and made provisions for the following essential elements;

That the appropriate use of property adjacent to the area included in the plan will be fully safeguarded.

That the plan is consistent with the intent of this ordinance to promote public health, safety and general welfare.

That the commercial uses included in the plan are limited to those permitted in the LB district.

That the entire development is designed with a single architectural theme with appropriate landscape architectural theme with appropriate landscape architectural treatment of the entire unit area.

That adequate offstreet parking area is provided as an integral part of the design of the unit plan.

See Specifications F.

If the board of appeals approves the proposed commercial recreational area development plan, such approval shall be forwarded to the president and board of trustees for final action thereon.

See Specification F. Offstreet parking and loading.

Article II. Commercial and Industrial Development Plans

Planned unit developments are of such substantially different character from other special uses that specific additional standards and exceptions are hereby established to govern the recommendations of the plan commission, and the action of the board of trustees.

Section 1. Statement of objectives.

The intent is to permit greater flexibility for the purpose of securing better site planning than would be possible through a strict application of the zoning ordinance and the subdivision regulations ordinances, while safeguarding the present or future use and development of surrounding areas, and specifically provide for:

An opportunity for new and creative approaches to the commercial and industrial environment and for ingenuity, imagination and design efforts on the part of builders, architects, site planners and developers;

An economic and efficient use of land;

The preservation of natural features, thus enhancing the appearance of industrial or commercial area and servicing a conservational purpose;

An improved level of amenities.

Section 2. Review procedure.

The plan commission of the Village of South Holland is hereby designated by the president and board of trustees to review planned unit developments as a special use in accordance with Chapter 24, Illinois State Statutes, 1967, 111-13-1.1.

Section 3. Application of commercial and industrial planned unit development.

The site of the commercial and industrial planned unit development shall consist of more or less than ten (10) contiguous acres with no major internal barriers. This requirement may be waived if one (1) or more of the following conditions exist:

If because of unusual physical features of the site itself or of the commercial and industrial area in which it is located, a waiver is necessary or appropriate in order to conserve a physical or topographical feature of importance to the municipality;

The site or its commercial and industrial areas has a historical character of importance to the community which will be protected by a planned unit development.

Section 4. Permitted locations.

A planned unit development may be built in the local business, general business, and industrial districts.

Section 5. Standards.

A plan for a commercial and industrial planned unit development shall be reviewed by the plan commission for conformity; 1. With the intent and the spirit of the comprehensive plan of development of the Village of South Holland; 2. With statement of objectives for commercial and industrial planned unit development of this section and for conformity; 3. With the provisions of other sections of this ordinance; 4. With the subdivision ordinance not superseded by the standards set out in this section. A plan, complying with the initial requirements may qualify for tentative approval. A plan shall be consistent with the following general standards:

Ownership. The site of a commercial and industrial planned unit development shall be under single ownership or control at the time of approval of the final development plan. A binding purchase agreement, approved by the village attorney, for the entire site at the time of submittal of the final development plan shall satisfy the requirements of this section.

Maximum ground coverage. The total ground area occupied by buildings and structures shall be regulated by the rules of Specifications C and D of the zoning ordinance of the Village of South Holland.

Architectural style. The architectural style of a proposed building shall not alone be sufficient cause for denial of approval.

Ownership and maintenance of open space.

All land shown on the final development plan as common space must be maintained in accordance with the provisions of the final development plan. The means of ownership and maintenance of the common open space must be recommended by the plan commission and approved by the president and board of trustees and must restrict the common open space to the uses specified on the final development plan and provide for maintenance in a manner which assures its continuing use for its intended purpose.

No common open space may be put to any use not specified in the final development plan unless the final development plan has been amended to permit the use in accordance with Appendix B. Subdivision Section 3. Procedure. However, no change of use authorized under Appendix B. Subdivision Section 3. Procedure., may be considered as a waiver of any of the covenants limiting the use of common open space areas, and all rights to enforce these covenants against any use permitted under Appendix B. Subdivision, Section 3. Procedure., are expressly reserved.

Parking and loading design standards.

Parking may be located, anywhere within the planned unit development, provided that in each case the plan commission shall find that such parking spaces will be conveniently located, and in compliance with Specification F the zoning ordinance of the Village of South Holland.

Parking facilities shall be landscaped and screened from public view to the extent necessary to eliminate unsightliness and monotony of parked cars, in accordance with the provisions of the Village of South Holland landscape ordinance.

Pedestrian connections between parking areas and buildings shall be via special pedestrian walkways and/or elevator if required by the Illinois accessibility standards.

Parking facilities shall be designed with careful regard to orderly arrangement, topography, landscaping, ease of access, and shall be developed as an integral part of an overall site design.

Any abovegrade loading facility will be screened from public view to the extent necessary to eliminate unsightliness.

Access requirements and circulation system design standards.

The proposed site shall be accessible from public roads that are adequate to carry the traffic that will be imposed upon them by the proposed development.

There shall be an adequate, safe and convenient arrangement of pedestrian circulation facilities, roadways, driveways, parking and loading spaces.

Roads, pedestrian walks and open space shall be designed as integral parts of an overall site design. They shall be properly related to existing and proposed buildings and appropriately landscaped. (In accordance with the Village of South Holland landscape ordinance.)

There shall be an adequate amount, in a suitable location, of pedestrian and landscaped spaces to prevent pedestrian use of vehicular ways and parking spaces and to separate pedestrian walks, and public transportation loading places from general vehicular circulation facilities.

Buildings and vehicular circulation open spaces shall be arranged so that pedestrians moving between buildings are not unnecessarily exposed to vehicular traffic.

Landscaped, paved and comfortably graded pedestrian walks shall be provided along the lines of the most intense use, particularly from building entrances to streets, parking areas and adjacent buildings.

The location and design of pedestrian walks should emphasize desirable views of new and existing development in the area.

The maximum separation of private automobiles and service and emergency vehicles shall be provided through the use of separate service lanes, where possible.

Materials and design of paving, light fixtures, retaining walls, fences, curbs, benches, etc., shall be in compliance with the Village of South Holland, of good appearance easily maintained and indicative of their function.

Subdivision requirements.

Because each commercial and industrial planned unit development proposal is unique, specifications for (1) the width and surfacing of vehicular ways or street substitutes, (2) lighting standards, (3) stormwater drainage, (4) water supply and distribution, (5) sanitary sewers and sewage collection and treatment, shall be subject to modifications from the provisions of the subdivision regulations, and have a valid permit from the Metropolitan Water Reclamation District of Greater Chicago. The plan commission may recommend waiver or modification within the limits specified in this section for other provisions for public facilities which are not considered necessary in the interest of the users of the planned development, the rest of the community and the public.

There shall be adequate design of grades, paving, gutters, drainage and treatment of turf, to handle stormwaters, prevent erosion and formation of dust.

Signs and lighting devices shall be properly arranged, and approved.

Coordination with subdivision regulations.

In order to facilitate the procedure for the approval of a proposed plan review, required under this section of the zoning ordinance, it may be carried out simultaneously with the review under the subdivision ordinance.

The plan required in Section 3 of Appendix B. Procedure, may be submitted in a form that will satisfy the requirements of the subdivision ordinance for the preliminary and final plans required under the two (2) ordinances.

Section 6. Procedure.

Pre-application conference. The applicant shall request a pre-application conference with the building department. The code enforcement officer will coordinate the attendance of the electrical commissioner, the fire chief (or his deputy), the public works superintendent (or his deputy), and the village engineer to obtain information and guidance before entering into preliminary agreements or preparing detailed plans.

Preliminary development plan. The applicant shall file a preliminary development plan with the plan commission for review and recommendation, or, at his option, may file the final development plan. In the event that a zoning change is required, it may be filed simultaneously and in accordance with the procedures of Article VI, Section 4 of this zoning ordinance.

Information submitted as part of the preliminary development plan shall include at least the following:

Site plans showing:

Size and location of the proposed development in relation to the surrounding areas.

Existing topography of the land including significant natural features.

Location of present streets and proposed vehicular ways, parking facilities and pedestrian ways.

Location of present and proposed utilities and easements.

Location, bulk, height and use of present and proposed buildings.

Location of land devoted to common open space, indicating preservation of natural features where applicable and proposed improvements.

Location of any other land devoted to common or public uses, such as retention areas.

Landscaping plan.

Architectural sketches to include building plans, and recommended address plan.

Statement of the proposed character of the development.

Agreements, provisions and covenants which govern the use, maintenance and continued protection of the planned unit development.

Present and future ownership of land.

Proposed financing of the development.

Proposed time schedule of development, including open space and density proposed for each stage, if development is in stages.

Any additional information appropriate for review proposed requested by the plan commission.

10)

Filing fee will be charged according to the fee schedule and will be used to defray administrative cost and the cost of the public hearing.

Public hearing. A public hearing shall be held before the plan commission within sixty (60) days of the date of submittal. The staff report must be publicly available at least five (5) working days before the date of the hearing.

Notice of the time and place of the hearing shall be published at least once, not more than thirty (30) nor less than fifteen (15) days before the hearing, in one (1) or more newspapers published in the village or, if no newspaper is published therein, then in at least one (1) newspaper with a general circulation within the village. This notice shall contain the approximate location of the proposed development. All property owners within three hundred (300) of the planned unit development shall be notified by the petitioner prior to public hearing.

Commission action. The plan commission shall submit its recommendation to the president and board of trustees as soon as practical, but not more than ninety (90) days after the hearing, for ratification.

Final development plan, Within six (6) months the applicant shall submit the final development plan to the plan commission. In its discretion and for good cause, the plan commission may extend for six (6) months the period for filing the final development plan. The final plan shall consist of at least the following:

Maps as required for the preliminary development plan, indicating exact locations and time schedule.

Architectural plans shall be submitted in sufficient detail to show the basic building lay-out, the number of units per building. Landscaping plans shall also be submitted.

The final plan shall be in substantial agreement with the preliminary plan approved or modified by the plan commission.

The plan commission shall recommend approval, modification, or disapproval of the final development plan in writing with a copy to the applicant within one hundred fifty (150) days of submittal.

The zoning may be modified to indicate planned unit developments.

The final development plan shall be recorded in the manner of recording plats of subdivision.

Development schedule.

If no construction has begun within one (1) year from the date of approval of the final development plan, the final development plan shall no longer be in effect. In its discretion and for good cause, the plan commission may recommend extending for up to one (1) additional year the period for beginning construction.

The plan commission may recommend revoking the final development plan if construction falls behind the filed time schedule. In its discretion and for good cause, the plan commission may recommend to the village board to extend the final schedule for one (1) additional year.

If the final development plan lapses or is revoked as provided above, any zoning changes that may have been granted shall also be revoked.

Building permits. Building permits shall be issued for buildings and structures in conformity with the approved final development plan provided that common open space has been conveyed as provided in the final development plan. Open space improvements scheduled for any previous stage must not be behind the filed schedule as revised.

Compliance with final development plan. The planned unit development shall be developed only according to the approved and recorded final plan and supporting data together with all recorded amendments shall be binding on the applicants their successors, and assigns. The plan shall control the use of premises and location of structures in the planned unit development as set forth therein. The plan commission may approve minor changes in the final development plan. Minor changes are those which do not change the concept or intent of the development and which do not include increases in density, height of buildings, reduction of proposed open space for proposed improvements, change in the final governing agreements, provisions, or covenants. Major changes may be approved only by submission of a new development plan in accordance with this section. All changes to the final plan shall be recorded on the final plat. No changes in the development plan which are approved under this section are to be considered as a waiver of the covenants limiting the use of land, buildings, structures, and improvements within the area of the planned unit development, and all rights to enforce these covenants against any changes permitted by this section are expressly reserved.

Subdivision and re-sale. A planned unit development may be subdivided or resubdivided for purposes of sale or lease. If the subdivision or resubdivision of a planned unit development will create a new lot line, the applicant shall make application to the plan commission for the approval of the subdivision or resubdivision. The plan commission shall recommend approval of the subdivision or resubdivision if each section of the subdivided or

resubdivided planned unit development meets the provisions of Section 5, a. through h. of this ordinance, governing density, and common open space. All sections of a subdivided or resubdivided planned unit development are to be controlled by the final development plan rather than by the provisions of the zoning ordinance that would otherwise be applicable. The provisions of Section 6.h. above, governing changes in the final development plan will apply. The owners of a resubdivided planned unit development may jointly make application for a conditional use or for an amendment to the final development plan.

If the board of appeals approves the proposed commercial or industrial development plan such approval shall be forwarded to the president and board of trustees for final action thereon.

Article III. Senior Citizen Residential Planned Unit Development

Section 1. Authority.

The village board of trustees is hereby authorized to approve or disapprove a special use planned unit developments for senior citizen residential housing upon recommendation from the planning and development commission, in accordance with the provisions of this article.

(Ord. No. 96-13, § 1, 8-5-96)

Section 2. Purpose and objectives.

Planned unit developments are of such a substantially different character from other special uses that specific and additional standards and exceptions are hereby established to govern the actions of the planning and development commission and village board.

General purpose. A planned unit development is a privilege to be earned and not a right which can be claimed simply upon complying with all the standards established in this article. The planning and development commission and village board may require any reasonable conditions or design consideration which will promote proper development of benefit to the community. It is not intended that the village board automatically grant the maximum use exceptions or density increase in the case of each planned unit development. The commission shall recommend and the village board may grant only such increase or latitude which is consistent with the benefit accruing to the village as a result of the planned unit development must be generally compatible with the character and objectives of the zoning districts within which it is located, and each planned unit development shall be consistent with the objectives of the South Holland comprehensive plan.

Specific objectives of this planned unit development authority are:

Senior citizen residential planned unit development objectives. The provisions of this article seek to offer affordable and accessible housing opportunities to senior citizens in the South Holland area. The planned unit development requirements recognize the unique and specialized requirements of senior citizens related to their physical and social needs. It is the objective of the regulations to provide for housing for fully independent senior citizens and that no assisted care or dependent care facilities are anticipated. It is also the intended [intent] that the physical design, character and amenities and services of the development support the lifestyle needs of senior citizens. In order to provide for quality and yet affordable living environments, the village will consider a limited increase in overall dwelling density other than normally permitted within the R1 Single-Family Residential District.

(Ord. No. 96-13, § 1, 8-5-96)

Section 3. Initiation.

The owner of the property for which a planned unit development is sought may initiate a request for a special use senior citizen residential planned unit development.

(Ord. No. 96-13, § 1, 8-5-96)

Section 4. Minimum size of planned unit development and permitted location.

The minimum size of a senior citizen residential planned unit development shall be a minimum of seven (7) contiguous acres of land, exclusive of any public ways or right-of-way and shall be of reasonable configuration suitable for the intended land-use. The land subject to the PUD petition shall be located in an area zoned R1 Single-Family Residential District.

(Ord. No. 96-13, § 1, 8-5-96)

Section 5. Procedures and requirements for planned unit development approval.

Section 6., Procedure, of Specification G, Article II, of this ordinance shall apply, except where it may conflict with the provisions of this article.

(Ord. No. 96-13, § 1, 8-5-96)

Section 6. Potential land-uses authorized.

Principal uses. The following principal uses may be authorized as part of a special use senior citizen housing planned unit development:

Dwelling, single-family attached
Dwelling, single-family detached

Accessory uses. Accessory uses common to residential developments may be authorized as part of a special use senior citizen residential planned unit development. These include, but are not limited to, accessory storage and maintenance structures and uses and structures associated with social and recreational, and related activities.

The village may authorize specific commercial uses as an accessory use as part of a special use senior citizen residential planned unit development to serve the day-to-day needs of dwelling occupants. Uses which may be authorized include any use permitted in the LB Local Business Zoning District, subject to the following standards and conditions:

The use is designed to be operated to serve only the residents of the planned unit development. Evidence must be presented which demonstrates how any services or products will be managed and limited to the residents of the planned unit development.

For any uses to be operated by entities other than the owner/operator of the planned unit development, an identification of those uses and the manner in which the owner/operator would control these uses.

The total amount of gross floor area which may be permitted in senior citizen housing planned unit development shall not exceed ten thousand (10,000) square feet.

All uses must be operated entirely within an enclosed building.

Any other conditions to further the purposes of this article and subsection including, but not limited to, limitation on signage, business hours, advertising, etc.

Conditions on occupancy.

All dwellings must be occupied by at least one (1) senior citizen. Except however, up to ten (10) percent of the dwelling units may be authorized as part of the special use permit to be occupied by non-senior citizen primary householders associated with day-to-day management, operations or services of this project.

Any ordinance creating special use senior citizen planned unit development shall provide for the maximum number of occupants and the continued occupancy of a unit, whether owner or rental occupied, in the instance where the senior citizen primary householder is deceased, or is no longer physically capable of permanent residence in the dwelling unit.

(Ord. No. 96-13, § 1, 8-5-96)

Section 7. Development standards.

A special use senior citizen planned unit development shall be subject to the requirements of the R1 Single-Family Residential District, and all other provisions of the Zoning Ordinance, except that:

The net density of the development shall not exceed eight (8) dwelling units per acre for attached or detached housing.

The development must provide for a minimum of twenty (20) percent common open space, potentially subject to improvement, as provided under Section 8 below.

Not more than four (4) dwelling units may be permitted in an attached structure.

The minimum distance between principal buildings shall be twenty (20) feet.

The floor area ratio for the development shall not exceed 0.40.

The planned unit development shall be encompassed by a perimeter yard, a minimum depth of twenty-five (25) feet. The depth of the yard may be reduced due to unusual or challenging site configurations or due to exceptional design. No other yards of the RI zoning district would be required as part of the planned unit development.

A minimum of two (2) off-street parking spaces shall be provided for each dwelling unit. Visitor parking may be required, as determined by the planning and development commission and village board. Further, the planning and development commission and village board may consider limitations or prohibitions on required or permissive parking in streets and driveways.

(Ord. No. 96-13, § 1, 8-5-96)

Section 8. Senior citizen housing criteria.

The provisions of Article II, Section 5, Standards, as they relate to residential use, shall apply to the review of any special use senior citizen housing planned unit development. In addition, the following additional criteria are intended to be used as guideline in assessing the design, layout, and improvements characteristics unique to the needs of senior citizens:

Dwellings with living space on a single floor at grade are most desirable.

Every dwelling shall provide for a minimum of one hundred fifty (150) square feet of usable private open space, with direct access from the dwelling unit. The design of this space, to be included as part of the development plans, shall emphasize privacy, and shall integrate screening and landscaping for visual separation. The space may include improvements such as patios and decks. The land area devoted to private open space shall not be included in the calculation of overall common open space.

Where practical, the development should include fully landscaped outdoor recreational areas appropriate for senior citizens. Safety is to be emphasized in design.

Any petition for planned unit development should include the submission of a management plan for the project describing: the management approach; the number and qualifications of personnel and administration; resident services, policies and practices; and other pertinent information regarding the organization of project services and management.

A planned unit development should consider the physical, social, recreations, education, counseling, transportation and other needs of senior citizens. An assessment of the need for and availability of programs and services should be provided as part of the development plan submission. This should be identified as part of the project management plan.

Sufficient illumination shall be provided for the safety and convenience of residents and visitors. Particular emphasis and sensitivity should be given to walkways, recreation areas, and public assembly locations.

The design of the development should consider safe and convenient pedestrian access. Development design shall also consider access by local bus, taxi or other forms of public transportation commonly available in the village.

Sidewalks and other walkways should be a minimum of forty-eight (48) inches in width and should consist of a continuous surface without abrupt changes in elevation.

Overall development security should be considered in the site improvement design. Any emergency preparedness plans should be coordinated through the South Holland police and fire departments.

(Ord. No. 96-13, § 1, 8-5-96)

Section 9. Planned unit development incentives.

The planning and development commission may recommend and the village board may authorize exceptions to the applicable bulk regulations of this article within the boundaries of a senior citizen residential planned unit development, provided:

That the overall floor area ratio for the planned unit development would not exceed by more than twenty (20) percent the maximum floor area established under Section 7. Development standards. E, above; and

That the overall lot coverage for the planned unit development would not exceed by more than twenty (20) percent the maximum lot coverage requirement for the R1 Single-Family Residential District.

In granting any such incentive, the planning and development commission shall find such an exception serves the purpose of promoting an integrated site plan and associated amenities and facilities, no less beneficial to the residents or occupants of such development as well as the neighboring property, than would be obtained under the bulk regulations of this ordinance for buildings developed on separate lots.

(Ord. No. 96-13, § 1, 8-5-96)

Article IV. Town Center Development Plans

Pursuant to Specification J (Town Center Uses) all new development within the Town Center District is subject to this article.

Planned unit developments are of such substantially different character from other special uses that specific additional standards and exceptions are hereby established to govern the recommendations of the planning and development commission, and the action of the board of trustees.

Section 1. Statement of objectives.

An opportunity for new and creative approaches to the town center environment and for ingenuity, imagination and design efforts on the part of builders, architects, site planners and developers;

An economic and efficient use of land;

The preservation of natural features, thus enhancing the appearance of the Town Center District;

An improved level of amenities.

(Ord. No. 2005-26, 11-7-05)

Section 2. Review procedure.

The Planning and Development Commission of the Village of South Holland is hereby designated by the president and board of trustees to review Planned Unit Developments as a special use.

(Ord. No. 2005-26, 11-7-05)

Section 3. Standards.

A plan for a Town Center Planned Unit Development shall be reviewed by the planning and development commission for conformity, (1) with the intent and the spirit of the Master Plan of Development of the Town Center District; (2) with the Town Center Design Guidelines; (3) with the provisions of other sections of this ordinance, and (4) with more stringent requirements of the subdivision ordinance not superseded by the standards set out in this section. A plan, complying with the initial requirements may qualify for tentative approval. A plan shall be consistent with the following general standards:

Ownership. The site of a town center development shall be under single ownership or control at the time of approval of the final development plan. A binding purchase agreement, approved by the village attorney, for the entire site at the time of submittal of the final development plan shall satisfy the requirements of this section.

Ownership and maintenance of open space.

All land shown on the final development plan as common space must be maintained in accordance with the provisions of the final development plan. The means of ownership and maintenance of the common open space must be recommended by the planning and development commission and approved by the president and board of trustees and must restrict the common open space to the uses specified on the final development plan and provide for maintenance in a manner which assures its continuing use for its intended purpose.

No common open space may be put to any use not specified in the final development plan unless the final development plan has been amended to permit the use in accordance with Appendix B. Subdivision Section 3. Procedure. However, no change of use authorized under Appendix B, Subdivision Section 3. Procedure, may be considered as a waiver of any of the covenants limiting the use of common open space areas, and all rights to enforce these covenants against any use permitted under Appendix B. Subdivision Section 3, Procedure, are expressly reserved.

Subdivision requirements.

Because each Town Center Development proposal is unique, specifications for (1) the width and surfacing of vehicular ways or street substitutes, (2) lighting standards, (3) storm water drainage, (4) water supply and distribution, (5) sanitary sewers and sewage collection and treatment, shall be subject to modifications from the provisions of the subdivision regulations, and have a valid permit from the Metropolitan Water Reclamation District of Greater Chicago. The planning and development commission may recommend waiver or modification within the limits specified in this section for other provisions for public facilities which are not considered necessary in the interest of the users of the Planned Development, the rest of the community and the public.

Coordination with subdivision regulations.

In order to facilitate the procedure for the approval of a proposed plan review required under this section of the zoning ordinance, it may be carried out simultaneously with the review under the subdivision ordinance.

The plan required in Section 3 of Appendix B. Procedure may be submitted in a form that will satisfy the requirements of the subdivision ordinance for the preliminary and final plans required under the two (2) ordinances.

(Ord. No. 2005-26, 11-7-05)

Section 4. Procedure.

Pre-application conference. The applicant shall request a pre-application conference with the director of town center district. The director will coordinate the attendance of the director of planning, development and code enforcement, the village review architect, the village engineer, and others as deemed necessary by the director to obtain information and guidance before entering into preliminary agreements or preparing detailed plans.

Prior to the submission of the preliminary development plan to the village planning and development commission, the applicant shall prepare a development plan submittal for review by the village review architect to determine substantial compliance with the town center site design guidelines. The development plan shall include, but not be limited to, the following information:

Architectural site plan (dimensioned to show compliance with guideline checklist, noted to identify site appurtenances/paving).

Landscape plan (with species noted).

Elevations (all major facades, including heights).

Signage (elevations, including materials and overall dimensions).

Site engineering (Requirements as set forth by village engineer).

Site lighting (including photometrics).

Cut sheets (proposed lighting, site appurtenances, etc.).

Sample board of proposed exterior finishes (one (1) copy or presentation board per building if different buildings in same development).

Executed copy of the design guideline checklist, inclusive of all information (with explanations for any non-compliant items checked).

Required submission dates shall be confirmed with the village review architect. The applicant shall prepare and submit additional information as requested by the village review architect for reasons of determining substantial compliance with the Town Center Site Design Guidelines.

Preliminary development plan. The applicant shall file a preliminary development plan with the planning and development commission for review and recommendation, or, at his option, may file the final development plan. Information submitted as part of the preliminary development plan shall include at least the following:

Architectural site plan (dimensioned to show compliance with guideline checklist, noted to identify site appurtenances/paving).

Landscape plan (with species noted).

Elevations (all major facades, including heights).

Signage (elevations, including materials and overall dimensions).

Site engineering (requirements as set forth by village engineer).

Site lighting (including photometrics).

Cut sheets (proposed lighting, site appurtenances, etc.).

Sample board of proposed exterior finishes (one copy or presentation board per building if different buildings in same development).

Executed copy of the design guideline checklist, inclusive of all information (with explanations for any non-compliant items checked).

10)

Agreements, provisions and covenants which govern the use, maintenance and continued protection of the planned unit development.

11)

Present and future ownership of land.

12)

Proposed financing of the development.

13)

Proposed time schedule of development, including open space and density proposed for each stage, if development is in stages.

14)

Any additional information appropriate for review purposes requested by the planning and development commission.

15)

Filing fee will be charged according to the fee schedule and will be used to defray administrative cost and the cost of the public hearing.

Public hearing. A public hearing shall be held before the planning and development commission within sixty (60) days of the date of submittal. The staff report must be publicly available at least ten (10) working days before the date of the hearing. Notice of the time and place of the hearing shall be published at least once, not more than thirty (30) nor less than fifteen (15) days before the hearing, in one (1) or more newspapers published in the village or, if no newspaper is published therein, then in at least one (1) newspaper with a general circulation within the village. This notice shall contain the approximate location of the proposed development. All property owners within three hundred (300) feet of the planned unit development shall be notified by the petitioner prior to public hearing.

Commission action. The planning and development commission shall submit its recommendation to the president and board of trustees as soon as practical, but not more than ninety (90) days after the hearing, for ratification.

Final development plan. Within six (6) months the applicant shall submit the final development plan to the planning and development commission. In its discretion and for good cause, the planning and development commission may extend for six (6) months the period for filing the final development plan. The final plan shall consist of at least the following:

All items listed in subsection 4.C.1—15.

The final plan shall be in substantial agreement with the preliminary development plan as approved or modified by the planning and development commission.

The planning and development commission shall recommend approval, modification or disapproval of the final development plan in writing to the village board with a copy to the applicant within ninety (90) days of submittal.

The final development plan shall be recorded in the manner of recording plats of subdivision.

Development schedule.

If no construction has begun within one year from the date of approval of the final development plan, the final development plan shall no longer be in effect. In its discretion and for good cause, the planning and development commission may recommend extending for up to one additional year the period for beginning construction.

The planning and development commission may recommend revoking the final development plan if construction falls behind the filed time schedule. In its discretion and for good cause, the planning and development commission may recommend to the village board to extend the final schedule for one (1) additional year.

Building permits. The applicant shall apply for building permits for buildings and structures in conformity with the approved final development plan.

Compliance with final development plan. The planned unit development shall be developed only according to the approved and recorded final development plan and supporting data together with all recorded amendments shall be binding on the applicants their successors, and assigns. The development plan shall control the use of premises and location of structures in the planned unit development as set forth therein. The planning and development commission may approve minor changes in the final development plan. Minor changes are those which do not change the concept or intent of the development and which do not include increases in density, height of buildings, reduction of proposed open space for proposed improvements, change in the final governing agreements, provisions or covenants. Major changes may be approved only by submission of a new development plan in accordance with this section. All changes to the final plan shall be recorded on the final plat. No changes in the development plan which are approved under this section are to be considered as a waiver of the covenants limiting the use of land, buildings, structures, and improvements within the area of the planned unit development, and all rights to enforce these covenants against any changes permitted by this section are expressly reserved.

If the planning and development commission approves the proposed Town Center Development Plan such approval shall be forwarded to the president and board of trustees for final action thereon.

(Ord. No. 2005-26, 11-7-05)

Article V. Interstate Zone Development Plans

Pursuant to Specification K (Interstate Zone Uses) all new development within the interstate zone district is subject to this article.

Planned unit developments are of such substantially different character from other special uses that specific additional standards and exceptions are hereby established to govern the recommendations of the planning and development commission, and the action of the board of trustees.

Section 1. Statement of objectives.

An opportunity for new and creative approaches to the interstate zone environment and for ingenuity, imagination and design efforts on the part of builders, architects, site planners and developers;

An economic and efficient use of land;

The preservation of natural features, thus enhancing the appearance of the interstate zone district;

An improved level of amenities.

(Ord. No. 2007-8, § 1, 5-7-07)

Section 2. Review procedure.

The Planning and Development Commission of the Village of South Holland is hereby designated by the president and board of trustees to review planned unit developments as a special use.

(Ord. No. 2007-8, § 1, 5-7-07)

Section 3. Standards.

A plan for a interstate zone planned unit development shall be reviewed by the planning and development commission for conformity, (1) with the intent and the spirit of the master plan of development of the interstate zone district; (2) with the interstate zone design guidelines; (3) with the provisions of other sections of this ordinance, and (4) with more stringent requirements of the subdivision ordinance not superseded by the standards set out in this section. A plan, complying with the initial requirements may qualify for tentative approval. A plan shall be consistent with the following general standards:

Ownership. The site of an interstate zone development shall be under single ownership or control at the time of approval of the final development plan. A binding purchase agreement, approved by the village attorney, for the entire site at the time of submittal of the final development plan shall satisfy the requirements of this section.

Ownership and maintenance of open space.

All land shown on the final development plan as common space must be maintained in accordance with the provisions of the final development plan. The means of ownership and maintenance of the common open space must be recommended by the planning and development commission and approved by the president and board of trustees and must restrict the common open space to the uses specified on the final development plan and provide for maintenance in a manner which assures its continuing use for its intended purpose.

No common open space may be put to any use not specified in the final development plan unless the final development plan has been amended to permit the use in accordance with Appendix B. Subdivision Section 3. Procedure. However, no change of use authorized under Appendix B, Subdivision Section 3. Procedure, may be considered as a waiver of any of the covenants limiting the use of common open space areas, and all rights to enforce these covenants against any use permitted under Appendix B. Subdivision Section 3, Procedure, are expressly reserved.

Subdivision requirements.

Because each interstate zone development proposal is unique, specifications for (1) the width and surfacing of vehicular ways or street substitutes, (2) lighting standards, (3) storm water drainage, (4) water supply and distribution, (5) sanitary sewers and sewage collection and treatment, shall be subject to modifications from the provisions of the subdivision regulations, and have a valid permit from the Metropolitan Water Reclamation District of Greater Chicago. The planning and development commission may recommend waiver or modification within the limits specified in this section for other provisions for public facilities which are not considered necessary in the interest of the users of the planned development, the rest of the community and the public.

Coordination with subdivision regulations.

The plan required in Section 3 of Appendix B. Procedure may be submitted in a form that will satisfy the requirements of the Subdivision Ordinance for the preliminary and final plans required under the two (2) ordinances.

(Ord. No. 2007-8, § 1, 5-7-07)

Section 4. Procedure.

Pre-application conference. The applicant shall request a pre-application conference with the director of planning, development and code enforcement. The director will coordinate the attendance of the village review architect, the village engineer, and others as deemed necessary by the director to obtain information and guidance before entering into preliminary agreements or preparing detailed plans.

Prior to the submission of the preliminary development plan to the village planning and development commission, the applicant shall prepare a development plan submittal for review by the village review architect to determine substantial compliance with the interstate zone site design guidelines. The development plan shall include, but not be limited to, the following information:

Architectural site plan (dimensioned to show compliance with guideline checklist, noted to identify site appurtenances/paving).

Landscape plan (with species noted).

Elevations (all major facades, including heights).

Signage (elevations, including materials and overall dimensions).

Site engineering (requirements as set forth by village engineer).

Site lighting (including photometrics).

Cut sheets (proposed lighting, site appurtenances, etc.).

Sample board of proposed exterior finishes (one (1) copy or presentation board per building if different buildings in same development).

Executed copy of the design guideline checklist, inclusive of all information (with explanations for any non-compliant items checked).

Architectural site plan (dimensioned to show compliance with guideline checklist, noted to identify site appurtenances/paving).

Landscape plan (with species noted).

Elevations (all major facades, including heights).

Signage (elevations, including materials and overall dimensions).

Site engineering (requirements as set forth by village engineer).

Site lighting (including photometrics).

Cut sheets (proposed lighting, site appurtenances, etc.).

Sample board of proposed exterior finishes (one (1) copy or presentation board per building if different buildings in same development).

Executed copy of the design guideline checklist, inclusive of all information (with explanations for any non-compliant items checked).

10)

Agreements, provisions and covenants which govern the use, maintenance and continued protection of the planned unit development.

11)

Present and future ownership of land.

12)

Proposed financing of the development.

13)

Proposed time schedule of development, including open space and density proposed for each stage, if development is in stages.

14)

Any additional information appropriate for review purposes requested by the planning and development commission.

15)

Filing fee will be charged according to the fee schedule and will be used to defray administrative cost and the cost of the public hearing.

Public hearing. A public hearing shall be held before the planning and development commission within sixty (60) days of the date of submittal. The staff report must be publicly available at least ten (10) working days before the date of the hearing. Notice of the time and place of the hearing shall be published at least once, not more than thirty (30) nor less than fifteen (15) days before the hearing, in one (1) or more newspapers published in the village or, if no newspaper is published therein, then in at least one newspaper with a general circulation within the village. This notice shall contain the approximate location of the proposed development. All property owners within three hundred (300) feet of the planned unit development shall be notified by the petitioner prior to public hearing.

All items listed in Section 4, Paragraph C, Items 1-15.

The final plan shall be in substantial agreement with the preliminary development plan as approved or modified by the planning and development commission.

The final development plan shall be recorded in the manner of recording plats of subdivision.

Development schedule.

If no construction has begun within one (1) year from the date of approval of the final development plan, the final development plan shall no longer be in effect. In its discretion and for good cause, the planning and development commission may recommend extending for up to one (1) additional year the period for beginning construction.

Building permits. The applicant shall apply for building permits for buildings and structures in conformity with the approved final development plan.

If the planning and development commission approves the proposed interstate zone development plan such approval shall be forwarded to the president and board of trustees for final action thereon.