For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning:

City council. The Council of the City of Springfield.

City planning and zoning commission. The Springfield Planning and Zoning Commission. Three members of the nine member city planning and zoning commission appointed by the mayor with the advice and consent of the city council are members of the Springfield-Sangamon County Regional Planning Commission.

Duplex. A building containing two housing units each to be occupied by one household.

Executive director. The executive director of the Springfield-Sangamon County Regional Planning Commission.

Garden apartment. A building, not higher than three stories, containing three or more housing units.

High-rise. A building higher than three stories and containing three or more housing units.

Land subdivision committee. A subcommittee of the Springfield-Sangamon County Regional Planning Commission.

Mobile home. A dwelling unit designed as a portable structure which upon fabrication may be transported on streets and highways, arriving at the site where it is to be occupied as a dwelling complete and ready for occupancy, except for minor and incidental unpacking and assembly operations, location on jacks or permanent foundations, connection to utilities and the like. A mobile home (manufactured after July 1, 1976) shall be identified by its federal mobile home seal, which is a red metal seal attached to the rear left roadside portion of the mobile home, stating that the unit has been inspected and is constructed in conformance with the federal mobile home construction and safety standards. Mobile homes manufactured prior to July 1, 1976, shall be identified by a visual inspection.

Modular home. A dwelling unit designed as a portable structure which upon fabrication may be transported on streets and highways, arriving at the site where it is to be occupied as a dwelling, complete and ready for occupancy, except for minor and incidental unpacking and assembly operations, location on jacks or permanent foundations, connection to utilities and the like. A modular home shall be identified by its Illinois Modular Seal, which is yellow and bears the outline of the State of Illinois. The seal is affixed to the electrical panel box in each modular home and states that the unit has been manufactured in accordance with Illinois codes and the Illinois Mobile Home and Manufactured Housing Safety Act.

Net development area. An arithmetic value determined for the purpose of calculating the allowable number of dwelling units. The net development area shall be determined by subtracting from the total planned unit development area the area set aside for:

(1)

Right-of-way;

(2)

Churches;

(3)

Schools;

(4)

Commercial, offices, and other nonresidential uses;

(5)

Water bodies except where the shoreline has been incorporated in the common open space plan; provided that in no case shall the submerged land constitute more than 25% of the net development area.

Open space. Land or water that is not built upon or used for parking and is used for recreation, conservation, or aesthetic purposes. To qualify as open space under this chapter, the land or water:

(1)

Must be dedicated to a public agency or owned in perpetuity by a homeowner or property owners' association;

(2)

Cannot be required side, rear, or front yards;

(3)

Cannot be a right-of-way or easement of less than 50 feet; and

(4)

Must have guaranteed access.

Patio house. A single-family house on a small lot with private patios or courtyards.

Planned experimental development. A subdivision or development having a PED zoning district classification that allows the development of not less than five nor more than ten acres of land with variations of some of the restrictions of standard zoning and subdivision regulations.

Planned unit development. A subdivision or development having a PUD zoning district classification that allows the development of ten or more acres of land with variations of some of the restrictions of standard zoning and subdivision regulations.

Regional planning commission. The Springfield-Sangamon County Regional Planning Commission.

Single-family detached. A building designed for occupancy by one household, not attached to any other residential structure.

Technical review group. A group consisting of one representative from each of the following: the department of city engineering, the regional planning commission, the city manager of planning and zoning, the city traffic engineer, the Springfield Sanitary District, the water division and electric division of the office of public utilities, the Sangamon County Superintendent of Highways, when a county highway is involved, the appropriate township highway commissioner when a township road is involved and the fire safety division of the fire department.

Townhouse. Several housing units (usually two story) connected by common walls and usually with two exposed sides, commonly known as row housing.

Zero lot line. A development approach in which a building is sited on one or more lot lines with no yard.

Traditional land development through subdivision is in general designed to apply to individual lots, sometimes making innovative, creative, and efficient land development more difficult than necessary. It is the purpose of a planned unit development to provide innovation, creativity, and efficiency by:

(a)

Producing a development which would be as good or better than traditional development;

(b)

Permitting developments which will provide a desirable and stable environment in harmony with the surrounding area and in accord with adopted plans for the city;

(c)

Permitting flexibility that will encourage a more creative approach in the development of land, which will result in a more efficient, aesthetic, and desirable integration of open space with housing and other land uses;

(d)

Protecting and preserving scenic and natural features such as streams, trees, and topographic features;

(e)

Permitting development of more energy efficient living areas by encouraging bicycle and pedestrian circulation facilities which will reduce reliance on automobiles, allowing for the proper orientation of streets, lots, and buildings to facilitate current and future solar energy application, and in general promoting a way of life that will lessen the consumption of scarce energy resources;

(f)

Encouraging a more stable neighborhood by permitting a mixture of housing types.

(a)

In order to obtain a PUD zoning classification, the procedures set forth in this article must be followed. When a PUD classification has been granted, the approved site plans and supporting documentation shall control use of land, regulate the spacing and height structures, control use of signs, and outline any deviations from the zoning and subdivision regulations of the city. Where no indication or exception is given to the zoning or subdivision regulations of the city, the requirements of the appropriate section of the zoning or subdivision regulations shall apply.

(b)

A PUD may be initiated by the owner or owners of all property involved.

(a)

Every ordinance pursuant to this article that provides for a planned unit development shall require that prior to stage II approval of such planned unit development by the city council, the city planning and zoning commission shall find the following facts and conclusions:

(1)

That the proposed planned unit development contains at least three of the following housing types or non-traditional land development techniques:

a.

Single-family detached,

b.

Duplex,

c.

Townhouse,

d.

Patio house,

e.

Garden apartment,

f.

High-rise apartment,

g.

Mobile home,

h.

Modular home,

i.

Zero lot line;

(2)

That the proposed planned unit development dedicates for perpetuity open space at the rate of five acres per 1,000 population with a minimum of 2½ acres of open space for planned unit developments with an anticipated population of less than 500. Development of open space will reduce the amount required after the first five acres. The first five acres must be contiguous;

(3)

That the proposals for maintenance and conservation of the common open space are reliable;

(4)

That the proposed planned unit development shall retain as much of the natural features of the site as is feasible including but not limited to:

a.

Existing trees,

b.

Natural waterbodies,

c.

Steep slopes;

(5)

That provision through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic, and the amenities of light and air, recreation, and visual enjoyment is adequate;

(6)

In the case of a proposed planned unit development which contemplates construction over a period of years, that the terms and conditions intended to protect the interest of the public and of the residents, occupants and owners of the proposed planned unit development in the total completion of the project are adequate;

(7)

That the proposed planned unit development will not have an unreasonably adverse impact upon the area in which it is proposed to be established;

(8)

That the proposed planned unit development is in accord with the general purposes of planned unit developments as previously outlined.

(b)

If the city planning and zoning commission makes the above findings and recommends approval of the stage II plan to the city council and the city council approves the proposed planned unit development, the property shall be granted the PUD-1 zoning classification and the owner/developer may proceed with his plans.

The planned unit development district allows all permitted uses and conditional permitted uses in all districts of the Springfield Zoning Ordinance except for the I-2 district. If a planned unit development is in excess of 150 acres, it may include the permitted uses and conditional permitted uses in the I-2 district.

All uses permitted in the planned unit development district may be mixed. The mixture of uses must be arranged in such a way as to ensure compatibility among uses.

The planned unit development must be at least ten acres in area and of reasonable dimensions to allow a practical arrangement of improvements, open spaces, and land uses.

The provisions or requirements of this chapter may be varied by the city council upon application to the city planning and zoning commission at the time of the stage II submission. The city planning and zoning commission shall make whatever recommendations it deems in the best interest of the city with respect to the requested variance and the city council shall either approve or reject such recommendation as a part of its approval of the planned unit development zoning classification.

(a)

The aggregate residential densities within a planned unit development shall not exceed 35 persons per acre of the net development area. Computation of the net development area may include public parks and open space. Computation of the net development area may not include nonresidential areas or rights-of-way. Waterbodies may be included in the computation of the net development area when the shorelines are incorporated in the common open space plan; provided that in no case shall the submerged land constitute more than 25% of the net development area.

(b)

To calculate the persons per acre of the net development area for compliance with this density requirement, the following schedule of persons per unit in single, duplex, and multiple family dwellings shall be used:

An appeal of a requirement, decision, or determination of the executive director, the land subdivision committee, or the regional planning commission may be taken by an aggrieved party. Decisions, requirements, or determinations of the executive director or the land subdivision committee shall be appealed to the regional planning commission. Decisions, requirements, or determinations of the regional planning commission shall be appealed to the city council. Appeals shall be filed in the office of the regional planning commission ten days before the third Wednesday of each month. In the case of an appeal of a regional planning commission decision, requirement, or determination, the regional planning commission shall immediately forward the appeal to the city council along with the reasons for the regional planning commission's decision, requirement, or determination.

If an owner/developer desires to make a minor change to an approved stage II plan, an overall plan, a final plat, or a site plan, he shall submit a revised plan to the Springfield/Sangamon County Regional Planning Commission Office before proceeding with the proposed change. A change is considered minor under any of the following circumstances as determined by the Springfield/Sangamon County Regional Planning Commission Office:

(1)

The change results in an increase in the footprint of a building by no more than 5% or 500 square feet, whichever is less;

(2)

The change does not adversely effect any utility, utility plan, location or easement;

(3)

The change does not hinder the approved on site vehicular circulation;

(4)

The change results in an increase or decrease in the number of parking spaces by no more than 5% as long as the change is consistent with the Zoning Code;

(5)

The change does not include any new land.

All other changes shall go through the same process and be subject to the same requirements as those of initial approval. Minor changes shall not be subject to a public hearing, but shall be reviewed by the following agencies:

(1)

Springfield/Sangamon County Regional Planning Commission Office;

(2)

Electric department;

(3)

Water department;

(4)

Public works;

(5)

Building and zoning;

(6)

Fire safety;

(7)

Sangamon County Engineer;

(8)

Springfield Metro Sanitary District; and

(9)

Any other agency serving the area.

The revised plan shall be accompanied by the written statement of a registered professional engineer licensed in the State of Illinois, attesting that the revised plan contains all changes requested from the most recently approved plan. The statement shall also indicate what the requested changes are, and the location of said changes on the plan. Any revised plan submitted without this information shall neither be accepted for review nor approved.

Upon written approval by each agency listed above, the revised plan shall be deemed approved as of the date of the last written approval.

(Ord. No. 125-02-08, § 1, 2-19-08)

To assist developers in the preparation of a planned unit development, a pre-application conference with the executive director of the regional planning commission is required. The purpose of the meeting will be to ensure that the developer fully understands the procedures and required submissions necessary for obtaining a PUD-l zoning classification as well as to make an initial assessment as to the suitability of the site for a PUD. The executive director shall point out any potential problems that might be anticipated and make suggestions for their resolution, if resolution is possible. Within ten days following the conference, the executive director shall inform the developer in writing to proceed with stage I of the PUD. If the executive director has ascertained that there are problems with the site, he shall so inform the developer in his letter and make clear that the problem or problems must be addressed before approval of the stage I submission and resolved prior to stage II approval by the land subdivision committee.

(a)

Submissions at the pre-application level are not mandatory. However, the developer should be prepared to discuss his plans for the planned unit development including, but not limited to:

(1)

A general description of the proposed site,

(2)

The overall concept for development including the type of land uses to be included, their approximate location, and the approximate percentage of the development that the land uses will occupy,

(3)

A preliminary sketch of automobile and pedestrian circulation systems, and

(4)

The availability and adequacy of utilities to serve the development.

(b)

Although submissions are not mandatory, the more information made available for discussion, the more beneficial the conference will be to the developer and the less likely any approval delays will result.

(a)

The purposes of the location map are:

(1)

To enable the technical personnel of the city to formally address the adequacy of utilities to serve the site,

(2)

To make a preliminary assessment of the impact of the planned unit development of the vicinity and the city as a whole,

(3)

Insure that the proposal is in accord with the official city plan, and

(4)

To determine if the proposed planned unit development is in accord with the purposes of the PUD-1 District.

(b)

The owner/developer shall submit to the executive director of the regional planning commission 12 copies of the required submissions. The director shall then immediately transmit copies of the submission to the technical review group (TRG) for their review and comment. The TRG shall complete their review within 14 days and direct any comments in writing that they might have to the executive director on the form provided. The TRG shall individually indicate if, based on their area of concern, the owner/developer should or should not proceed with the stage II submission before any problems they have identified, if any, are resolved.

(c)

After all the comments of the TRG have been received, the executive director shall, within five days, notify the owner/developer in writing that the location map has been reviewed and either:

(1)

The location map is approved and the stage II submission may now be filed,

(2)

The location map is approved and the stage II submission may be filed, but certain problems have been identified that must be addressed before the land subdivision committee approval of stage II, or

(3)

Problems have been identified that prevent approval of the location map until they are resolved if resolution is possible.

(d)

Any problems identified by the TRG shall be explicitly listed in the notification to the owner/developer. The decision of the executive director may be appealed to the regional planning commission.

The location map shall consist of data added to an existing base map such as a United States Geological Survey map, a township base map that can be obtained from the regional planning commission office, or other base map to a suitable scale covering an area of at least a one-mile radius from the tract proposed for a planned unit development. If possible, the map should be no larger than 8½ inches by 14 inches. The location map shall show the following information:

(a)

The outline of the proposed planned unit development with approximate boundary dimensions and total acreage;

(b)

Existing streets and principal utility lines on adjacent properties expected to serve the PUD;

(c)

North point, scale, and date;

(d)

The title of the proposed PUD along with the names and addresses of the owner/developer, engineer, and land surveyor;

(e)

A legal description of the property;

(f)

The approximate percentage of the planned unit development to be occupied by the proposed land uses along with a sketch showing their approximate location in relation to proposed streets and pedestrian ways;

(g)

The approximate densities of the areas within the PUD which will be occupied by dwelling units. This information should be presented for the project as a whole and for the individual areas within the PUD which will be occupied by different housing types;

(h)

A signed statement by the owner/developer or his agent stating that the owner/developer holds an option, purchase contract or fee title to the land for the proposed PUD.

(a)

Since the more traditional design limits imposed by zoning district use and bulk requirements and by separate requirements of the land subdivision regulations are removed for the planned unit development owner, there must be established sufficient plans and documentation that will clearly indicate that the proposed planned unit development is in accord with both the purpose of the planned unit development district and is in the best interest of the future occupants of the planned unit development and the city as a whole. The submissions required by this chapter serve as the documents controlling the use of land and buildings, the bulk requirements for structures, signs, and any exceptions to the zoning and subdivision regulations. The purpose of the stage II submission is to establish the documentation in sufficient detail to allow the removal of the traditional zoning and subdivision regulations through the granting of the PUD-1 zoning classification without resulting in a threat to the public health and safety which would, in a traditional development, be protected by normal zoning and subdivision regulations.

(b)

Stage II plans and documentation approval is divided into two separate phases. The first phase is processed by the land subdivision committee and the regional planning commission for a review of the required information listed under this section. Once the required submissions have been reviewed and approved by the land subdivision committee and the regional planning commission, the petition for PUD-1 zoning may be filed for a public hearing in accord with the standard hearing requirements for zoning district amendments.

(c)

If the stage II plans do not, in the opinion of the regional planning commission, meet the requirements of this chapter, the owner/developer may file amended plans for consideration or may take an appeal of the decision as outlined in the section titled supplementary provisions.

(a)

Once the stage II submission has been approved, the petition for PUD-l zoning may be filed for consideration at a public hearing by the city planning and zoning commission. The petition for PUD-l zoning shall be filed and the hearing shall be held in accord with the standard hearing requirements for zoning district amendments except that each petition shall have attached a complete set of the required stage II submissions. Until PUD-1 zoning has been approved by the city council in accord with standard hearing requirements, stage II approval shall be conditional.

(b)

Once the city planning and zoning commission has concluded its hearing and made a recommendation to the city council, the city council may, in accord with standard zoning requirements, approve or deny the petition for PUD-1 zoning, except that if the petition is approved on condition or denied subject to certain requested revisions, the petitioner may immediately file revised stage II submission, and subject to the required approvals as outlined above, an amended PUD-1 zoning petition. If the stage II plans are approved, the mayor shall sign the stage II plans and documentation and enter them into the official records of the city.

(a)

Following notification from the executive director that the stage I plans are approved the owner/developer may file 12 copies of the required submissions listed below in the office of the regional planning commission. All required stage II submissions must be filed in the office of the regional planning commission at least ten days before the meeting of the land subdivision committee. The land subdivision committee meets two Thursdays before the third Wednesday of each month. The regional planning commission meets on the third Wednesday of each month. The plans and materials filed in the office of the regional planning commission shall be immediately transmitted to the technical review group.

(b)

If upon the conclusion of the meeting, the regional planning commission finds that the proposed stage II plan and documentation satisfies the requirements of this chapter, the chairman of the commission shall certify the approval of the commission of the plan in substantially the following language:

The proposed stage II plan as shown herein is approved. The petitions for PUD-l zoning may be filed for consideration.

Dated _____

By _____

The materials and plans submitted shall include sufficient information and drawings at a fixed scale along with written statements to properly document all items called for below. The submissions shall include:

(a)

The name of the proposed PUD;

(b)

The name of the owner/developer of the PUD. If the owner/developer is a trust, the beneficiaries of the trust shall be listed in an affidavit;

(c)

The layout of the vehicular circulation system. A traffic analysis is required where the number of dwellings for the PUD exceeds 200. This shall include the assignment of traffic generated by the PUD on the existing street network and those streets included in the comprehensive plan. The area on which traffic volume assignments shall be made includes all street sections where the traffic volume attributable to the PUD would be equal to or greater than 10% of the total after the surrounding area is developed at the density permitted under its current zoning.

(d)

The layout of the pedestrian circulation system;

(e)

Identification of outstanding topographical problems, if any;

(f)

The approximate location of lot lines for the exchange of ownership, if any;

(g)

The location, quantity, and use of open space along with a maintenance plan in general terms;

(h)

The control over height, spacing, and setback of structures, given by individual areas within the proposed planned unit development. The restrictions shall be stated in the same terms that are used in the zoning code;

(i)

The general drainage pattern within the proposed planned unit development and general plans for retention, if necessary;

(j)

The proposed parking facilities stated in ratios as they are in the zoning code;

(k)

The general development schedule, particularly indicating phases if the planned unit development is to be constructed over a period of years;

(l)

A statement granting blanket easements to the appropriate utilities;

(m)

A list of uses to be included in the planned unit development. Separate lists shall be prepared for individual areas or phases within the planned unit development;

(n)

Illustrate the location of the land uses;

(o)

Indicate the approximate quantity of land area to be devoted to each land use;

(p)

Explain how the planned unit development land uses relate to the surrounding area;

(q)

Give the population density in terms of persons per acre of the net development area for the project as a whole and for the areas to be developed individually;

(r)

Floor area ratios for nonresidential uses;

(s)

A description of the control over signs including maximum size, height, and lighting.

If the regional planning commission approves the stage II submission subject to minor revisions, the regional planning commission shall within ten days so inform the owner/developer in writing. The notification shall give a description of the required revisions. Once the conditions of approval have been met, the stage II plans and documentation shall be approved and the petition for PUD-l zoning may be filed. The decision of the regional planning commission may be appealed to the city council.

(a)

The purpose of the overall plan is to require greater detail in certain areas to insure that the planned unit development functions well as a unit. Illustration of the surface water drainage from the entire site is required as well as the location of the overall sewer and water system.

(b)

When the city council has granted PUD-1 zoning to the site, the owner/developer may file 12 copies of the overall plan in the office of the regional planning commission. The plans shall be filed ten days before the meeting of the land subdivision committee of the regional planning commission. The land subdivision committee meets two Thursdays before the third Wednesday of each month. The land subdivision committee shall either approve, disapprove, or approve with conditions the overall plan. If the plan is approved with conditions or disapproved, the owner/developer shall be so informed in writing. The notification shall specify the conditions for approval. Once the conditions of approval have been met, the plan shall be placed on the agenda of the next regular regional planning commission meeting. If the regional planning commission approves the overall plan, the developer may proceed with the next step. The regional planning commission shall certify its approval in writing on the plan. Should the regional planning commission fail to approve the overall plan, the owner/developer may appeal the decision to the city council. If the land subdivision committee disapproves the overall plan, the owner/developer may resubmit the overall plan, with the requested modifications for reconsideration by the land subdivision committee or may appeal directly to the regional planning commission. Should the regional planning commission fail to approve the overall plan on appeal, the owner/developer may appeal to the city council.

The material and plans shall include sufficient information and drawings at a fixed scale to properly document all items called for below. The written material and/or drawings shall indicate the following:

(a)

The name of the PUD;

(b)

The owner and developer of the PUD;

(c)

Proposed changes in topography at one foot contour intervals;

(d)

The pattern of surface water drainage;

(e)

The location of lot lines and setback lines from the streets;

(f)

The detailed maintenance plan for open space and responsibilities for all public and private improvements;

(g)

The type of pavement and curbs;

(h)

The location of sewers, water mains, and fire hydrants;

(i)

The type and location of the street lighting system;

(j)

The major landscaping plans for the development;

(k)

A letter from the appropriate public agency stating that the location of the access points for street intersections is acceptable and access permit will be granted if construction requirements are met;

(l)

A certificate lettered on the plan indicating that the owner/developer agrees to abide by the plan for the physical development of the site and that future owners will be required to abide by the same covenant.

(a)

After receiving approval of the stage III overall plan, the owner/developer shall submit two sets of construction plans to the department of city engineering, one set to the water division of the office of public utilities, one set to the electric division of the office of public utilities and one set to the fire safety division of the fire department. Only items listed in section 151.25 (a)(1), (a)(3), and (a)(4) are required on the construction plans that are to be reviewed by the office of public utilities and the fire department.

(b)

The construction plans shall be prepared for the area to be covered by individual final plats or site plans except when specific additional information is requested by the department of city engineering.

(a)

The construction plans shall be submitted on appropriate size sheets (24 inches by 36 inches) and to a minimum scale of one inch equals 100 feet. Construction plans shall contain the following information:

(1)

Cover sheet containing the location of the development; symbols that are used; index to sheets; summary of quantities; scales that are used; appropriate place for approval of the city engineer; and the signature and seal of a registered professional engineer.

(2)

North arrow and bench marks with their elevations noted. Bench marks shall be referenced to mean sea level datum as determined by the United States Geological Survey.

(3)

Plan sheets showing the locations of all existing and proposed streets, right-of-way lines, sanitary sewers, storm sewers, sidewalks, drainage ditches, easements, rear lot drainage, direction of storm drainage flow, survey monuments, water mains, fire hydrants, and any other appurtenance or structure that might influence design considerations.

(4)

Profile sheets indicating the existing ground line and proposed grades and elevations for all proposed streets, sanitary sewers, storm sewers, drainage structures, drainage ditches, and rear lot drainage. Elevations shall be referenced to the United States Geological Survey datum.

(5)

Typical sections showing right-of-way lines, proposed pavement widths, pavement thickness, base thickness, sub-base thickness, subgrade, crown, curbs and gutters, sidewalks, and design data when required.

(6)

Detailed sheets showing the details of manholes, inlets, catch basins, curb and gutters, drainage structures, and any other structure or appurtenance to be constructed, or reference made to the latest edition of the Standard Specifications for Road and Bridge Construction or the latest edition of Standard Specifications for Water and Sewer Main Construction in Illinois or the latest edition of the Highway Standards published by the State Department of Transportation.

(7)

Design computations for storm sewer design, special structures, and pavement designs when required.

(b)

Basic review of the construction plans shall be completed by the department of city engineering within 30 days of the submission date. When construction plans have been resubmitted, they will be re-reviewed and returned to the developer's engineer within 14 days, unless review time is extended by the city engineer in a letter listing reasons for the extension. This letter will be sent to the engineer who submitted the construction plans. When the construction plans have been approved by the city engineer and the city engineer has determined that the other city departments have approved the construction plans, the owner/developer may install the required public improvements.

(c)

The city engineer shall notify the owner/developer when the construction plans are approved and shall send a copy of such approval to the regional planning commission, the office of public utilities, and the city department of building and zoning. Once the construction plans have been approved, the owner/developer may proceed with the next step.

(a)

In order to allow for the sale of property within a planned unit development and to insure compliance with state platting requirements, it is necessary to establish platting procedures. The purpose of this section is to establish procedures and requirements for the platting of property within a planned unit development. Platting is an option available to those who wish to divide property for an exchange of ownership. If the property is to be retained under single ownership and state law would not be violated, platting is not required.

(b)

Following notification from the city engineer that the construction plans have been approved, the owner/developer shall submit the original and 12 prints of a final plat for the area to be platted. The submission shall be filed in the office of the regional planning commission ten days prior to the meeting of the land subdivision committee. The regional planning commission shall immediately transmit copies of the plat to the technical review group and retain the original and one copy on file. The land subdivision committee shall either approve the plat, approve the plat subject to minor revisions, or disapprove the plat. If a plat is approved subject to minor revisions or disapproved, the owner/developer shall be informed of the particulars in writing. If the plat is approved, the plat shall be placed on the agenda of the next regular meeting of the regional planning commission. If the plat was approved subject to minor revisions and the corrections have been made, the plat shall then be placed on the agenda of the next regular meeting of the regional planning commission.

(c)

Within ten days after its meeting, the regional planning commission shall forward its recommendation of either approval or disapproval along with a copy of the plat to the city council for their consideration. If the plat has been approved by the regional planning commission, it shall certify its approval on the face of the plat in writing. Following the receipt of this recommendation, the city council shall study the plat and affirm or disaffirm the recommendation of the regional planning commission except where public improvements will be dedicated to the city, in which case the plat shall remain pending on the agenda of the city council until the provisions of section 153.138 of the subdivision regulations have been met. The approval of the city council shall be certified in writing on the plat and placed in the official records of the City of Springfield. Once the city council has approved the plat and the mayor has signed the plat, it may be recorded in the office of the recorder of deeds of Sangamon County.

The final plat shall be an accurate drawing designating specifically the land to be subdivided, and particularly describing the portions of the property to be dedicated for public use. The final plat shall be drawn in black or blue ink to a scale of not more than 100 feet to the inch from an accurate survey. It shall contain one or more sheets, no larger than 24 inches by 36 inches. If more than two sheets are used, an index sheet shall be attached showing the entire area to be subdivided on one sheet and the component areas on the remaining sheets. The final plat and accompanying documents shall contain the following information:

(a)

Boundary lines with accurate distances and angles.

(b)

General land legal description of the plat with total acreage.

(c)

An accurate outline of any portions of the property intended to be dedicated for public use.

(d)

Lines of all proposed streets with their widths and names.

(e)

The line of departure of one street from another.

(f)

The names and widths of adjoining streets.

(g)

All lots designated by numbers and other grounds designated by names and numbers.

(h)

Proof of acquisition of an access permit from either the State of Illinois or the county highway department, whichever applies.

(i)

The location of all easements provided for public use, services, or utilities. Easements shall include anchor space for pole lines if applicable.

(j)

All dimensions, both linear and angular, necessary for locating the boundaries of the PUD, lots, streets, easements, and other areas for public or private use. Linear dimensions are to be given to the nearest 1/100 of a foot.

(k)

Radii, arcs, chords, points of tangency and central angles for all curvilinear streets, and radii for rounded corners.

(l)

Location of all survey monuments and their descriptions.

(m)

The name of the owner and developer, and the date of preparation. If the owner is a trust, the beneficiaries of the trust shall be listed in an affidavit.

(n)

The certificate of a registered Illinois Land Surveyor attesting the accuracy of the survey and the location of all monuments shown. This item must be shown on the final plat.

(o)

Notarized acknowledgement of the plat by the owner or owners, or a duly authorized attorney. This item may be a separate document if no space is available on the plat itself.

(p)

Any protective covenants or restrictions which will apply to the PUD, including, but not limited to restrictions on the installation of driveway culverts on existing township roads in accordance with section 153.48 (b)(2).

(q)

A signed statement of a registered professional engineer, and the owner of the land or his duly authorized attorney, to the effect that to the best of their knowledge and belief, the drainage of surface waters will not be changed by the construction of such subdivision or any part thereof, or, that if such surface water drainage will be changed, reasonable provision has been made for collection and diversion of such surface waters into public areas, or drains which the subdivider has a right to use, and that such surface waters will be planned for in accordance with generally accepted engineering practices so as to reduce the likelihood of damage to the adjoining property because of the construction of the subdivision.

(a)

Site plan review is a process by which a proposed plan of development is submitted for approval. The purpose of the site plan is to present site specific information that indicates the exact location of the public and private improvements. Site plan review is not intended to inhibit a developer in the exercise of his creativity or innovation. Site plans shall be prepared for all areas that will not be platted as well as for lots on which two or more buildings will be built or for lots on which a building containing five or more dwelling units is built.

(b)

Following notification from the city engineer that the construction plans have been approved, the owner/developer shall submit the original and 12 prints of a site plan for the area to be developed. The submission shall be filed in the office of the regional planning commission ten days prior to the meeting of the land subdivision committee. The regional planning commission shall immediately transmit copies of the site plan to the technical review group and retain the original and one copy on file. The land subdivision committee shall either approve the site plan, approve the site plan subject to minor revisions, or disapprove the plan. If a site plan is approved subject to minor revisions or disapproved, the owner/developer shall be informed of the particulars in writing. If the site plan was approved, the plan shall be placed on the agenda of the next regular meeting of the regional planning commission. If the site plan was approved subject to minor revisions and the corrections have been made, the plan shall then be placed on the agenda of the next regular meeting of the regional planning commission.

(c)

Within ten days after its meeting, the regional planning commission shall forward its recommendation of either approval or disapproval along with a copy of the site plan to the city council for their consideration. If the site plan has been approved by the regional planning commission, it shall certify its approval on the face of the plan in writing. Following the receipt of this recommendation, the city council shall study the site plan and affirm or disaffirm the recommendation of the regional planning commission. The approval of the city council shall be certified in writing on the site plan and placed in the official records of the City of Springfield. Once the city council has approved the site plan and the mayor has signed the plan, it may be recorded in the office of the recorder of deeds of Sangamon County.

(d)

No building permits shall be issued for structures or mobile homes on planned unit development lots on which two or more buildings will be built or for lots on which a building containing 11 or more dwelling units is built until the following condition is met. The drives, street improvements, grading, and drainage construction work shall have either been installed according to the following standards or a security for their completion has been given to the City of Springfield in the same amount and in the manner called for in the city's land subdivision regulations.

(e)

All of the plans for drives, street improvements, grading, and drainage must be designed and engineered according to the specifications set out in sections 153.45 through 153.55 (Standards and Specifications for Required Public Improvements) of the subdivision regulations of the city except for section 153.47 (c), pavement design, section 153.47 (e), pavement width, section 153.47 (k), private streets, section 153.48 (d), survey monuments, and section 153.51, sidewalks. However, sidewalks shall be provided within the developments to adequately serve area residents or users and adjacent residential areas. Streets and drives on private lands shall be of sufficient width to accommodate fire vehicles. Whenever parking is allowed on the street or drive, adequate width of pavement shall be provided to afford the fire vehicles unimpeded movement when vehicles are parked.

Final plats, site plans, and supporting documentation may be submitted for consideration at the same meeting. However, when final plats, site plans, and supporting documentation are so submitted, building permits shall not be issued until all of the required submissions have been approved by the city council.

The site plan shall be an accurate drawing designating specifically the land to be developed. The plan shall be drawn to a scale of not more than 100 feet to the inch from an accurate survey. The site plan and accompanying documents shall contain the following information:

(a)

The location and height of buildings;

(b)

Internal lot easements;

(c)

Landscape features;

(d)

Pedestrian and bike paths;

(e)

On site vehicular circulation, site access, and parking facilities;

(f)

The movement of storm drainage;

(g)

Utility distribution;

(h)

Fire hydrant locations;

(i)

Existing and proposed contours at one-foot intervals;

(j)

A sign-off from the owner/developer indicating that the site plan is in conformance with covenants attached to the property and that the plan has been approved by the architectural committee, if one exists.

(a)

The uniqueness of each proposal for a planned unit development allows that the requirements for the public improvements serving the development and for the location of the buildings in the development are subject to modification from the requirements of the prevailing land subdivision regulations.

Cross reference— Subdivision Regulations, Ch. 153.

(b)

The city planning and zoning commission may, therefore, within the limitations hereinafter specified, recommend waivers or modifications of these requirements if it finds that the requirements are not necessary for the best interests of the residents of the development and that such action is not inconsistent with the interest of the entire city. No such modification shall be less than the standards indicated below. Where no indication or exception is given in the PUD-l zoning district classification, the requirements shall be as stated in the appropriate portion of the land subdivision regulations except that for private ways the requirements for the ways shall be only as noted below:

(1)

Off-street parking.

a.

A minimum number of off-street parking spaces shall be provided as follows.

Where on-street parking is not provided, an additional amount of off-street parking spaces shall be provided for guests and others at a minimum of ½-space per unit.

b.

Off-street parking spaces shall be constructed in accordance with the rules and regulations of the zoning code. For residential use, off-street parking facilities shall be located not more than 300 feet from the dwelling served.

(2)

Setback. The minimum setback is 20 feet from the public right-of-way.

(3)

Public streets.

a.

Provisions shall be made for the continuation and extension of thoroughfare streets adjacent to or through a planned unit development in accordance with the street and thoroughfare plan contained in the land subdivision regulations.

b.

A planned unit development that adjoins or includes an existing street shall have a dedicated additional right-of-way, if needed, to meet the minimum street width requirements called for on the official street and thoroughfare plan of the city. The entire additional right-of-way shall be provided where the PUD is on both sides of the existing street. When the PUD is located on one side of the street, ½ of the right-of-way shall be provided. However, in no case shall the resulting right-of-way be less than 50 feet.

c.

When a PUD or portion thereof adjoins a major thoroughfare, as indicated on the official street and thoroughfare plan, access shall be reasonably restricted so that ingress or egress to the major thoroughfares shall occur at 400-foot intervals or longer. Residential lots and business and industrial development shall be provided with a frontage on a marginal access street or street other than the major thoroughfare. The classifications, planning, design, and construction of public streets shall be in accordance with the land subdivision ordinance and city standards.

d.

Public alleys shall not be included in a planned unit development. Adequate off-street access to the rear or side of commercial buildings shall be provided by means of private driveways or streets.

e.

In subdivisions proposed to have streets with an anticipated average daily volume of 2,500 or more, a barrier type, curb and gutter shall be constructed along all public street pavements. Curb and gutter shall be similar to Type B-6.18 as described in the "State of Illinois, Department of Transportation, Highway Standards" publication. Other locations where barrier type curb and gutter are required will be determined by the engineer for the subdivision with approval of the city engineer.

(4)

Sidewalks shall be provided to permit easy pedestrian movement throughout the development. Sidewalks need not be located adjacent and parallel to the public streets but shall be provided to meet pedestrian desires or needs. Sidewalks located along public streets, and within or leading to dedicated open spaces from public streets, shall be considered as public sidewalks, provided they are located on dedicated right-of-way or easements and constructed in accordance with city standards.

(5)

Public sanitary sewers shall be provided to serve all platted building lots and be located on public street right-of-way or dedicated utility easements.

(6)

Public storm sewers and open drainage waterways shall be provided to receive surface water drainage from public streets and each platted lot. Surface drainage from any platted lot must not be diverted across another platted lot except by way of a public storm sewer or well-defined waterway on an easement. Drainage facilities within a platted lot serving that lot only shall be privately owned and maintained facilities. Public drainage facilities shall be designed and constructed in accordance with the land subdivision regulations and city standards.

(7)

There shall be no restrictions on the sizes of blocks or the arrangement of lots except that each platted lot must front upon a public or private street.

(8)

Private ways, common driveways, parking areas and pedestrian walkways may be used as access to buildings and facilities, provided that protective covenants are recorded which perpetuate access easements for the use of these facilities by the owners of the buildings or facilities being served. Private ways for vehicular movement and common driveways shall be of portland cement concrete or shall be surfaced with bituminous concrete on a crushed stone base course. Pavement thickness and width shall be designed to handle the amount and type of traffic expected but in no case shall be less than the following minimums.

a.

Thickness. Two inches of class I surface course on six inches of CA-6 crushed stone, base course, six inches of portland cement concrete, or one inch of class I surface course on 5½ inches of BAM base course having a marshall stability of 800.

b.

Minimum pavement width, 20 feet.

c.

Dead-end turnaround, 40-foot radius.

The purpose of the planned experimental development (PED) is to encourage the development of innovation in the creation of man-made environments and provide a method whereby feasibility of environmental innovations may be tested by putting them into actual practice. Under planned experimental development the developer of five to ten acres of land in Sangamon County is offered an opportunity to put into effect an experimental plan for the maximum utilization of land through the planning, designing, and layout processes. The more traditional design limits imposed by zoning district use and bulk requirements and by the separate requirements of the land subdivision regulations are removed for the planned experimental development developer. He is thus free to put experimental designs into limited effect in order that their feasibility and practicality can be ascertained.

The owner/developer of a planned experimental development must represent in his petition for this zoning district classification that his objectives are to:

(a)

Put into effect a development plan unique as to one or more design features and as yet untried within the city.

(b)

Test the suitability of new design, concepts as to space utilization, safety, construction cost and popularity.

(c)

Provide the city with an opportunity to evaluate new means of providing housing and a proper environment for the citizens and guide the city in the creation of zoning and land subdivision restrictions and requirements.

(a)

In lieu of standard zoning and subdivision regulations of the city, a planned procedure is required to obtain a PED-1 zoning classification. When such a zoning district classification has been granted, the PED plan as approved by the city council will be the document that will control use of land and buildings, the bulk requirement for structures, signs, and any exceptions to the zoning and subdivision regulations allowed herein and as shown on or in the plan.

(b)

In order for the planned experimental development district classification to be granted to an owner/developer by the city council, the following procedure and process shall be followed:

(1)

The owner/developer shall begin by petitioning the city council for a PED-1 zoning district classification. He shall file his petition with the city clerk. The city clerk shall in turn refer the petitioner to the city council, the council shall take recognizance of the petition and refer the petition to the Springfield Planning and Zoning Commission for Processing.

(2)

When the owner/developer has completed the procedures and prepared the materials called for prior to the public hearing and submitted the same to the city planning and zoning commission, the commission shall then hold a public hearing on the proposed PED development. This hearing shall be held in accordance with the standard hearing requirements for zoning district amendments.

(3)

Following the hearing, the city planning and zoning commission shall refer its recommendation to the city council as called for in stage one. The city council shall study the plan and affirm or disaffirm the recommendations of the city planning and zoning commission or may approve the preliminary plan provided certain changes, additions, or deletions are made. This approval of the city council shall be certified in writing on the plan and shall be the instrument used to grant or deny a PED-1 zoning district classification to an owner/developer. The owner/developer then must complete stage two so that he may secure a final approval of the city planning and zoning commission and city council so that planned experimental development may be recorded with the recorder of deeds as is required. After the PED zoning district classification is approved by the city council at the end of stage one and if the owner/developer elects not to proceed with stage two and implementation of the planned experimental development, he may not use the land for any development purpose until the final plan is submitted and approved or he has petitioned the city for another zoning classification in the same manner as called for amendments to the Springfield Zoning Code.

Cross reference— Zoning, Ch. 155.

(a)

Uses permitted in the planned experimental development district may include all uses allowed and listed in the city zoning code R-1, R-2, R-3, R-4, R-5, S-1, and S-2 districts and the conditional permitted uses allowed in the R-1, R-2, R-3, R-4, R-5, S-1, and S-2 districts.

(b)

All uses permitted in the planned experimental development district may be mixed, however, the mix must be justified by statements that relate need of the PED area population to the function the proposed use is to serve.

The planned experimental development must be no more than ten acres in area.

Any provisions or requirements of this article may be varied by the city planning and zoning commission and the city council by including in the owner/developer petition for a PED the specific portion sought to be varied. The city planning and zoning commission shall make whatever recommendations it deems in the best interest of the city in respect to such requested variations and the city council shall either approve or reject such recommendations as a part of the planned experimental development zoning classification. It shall not be necessary for the owner/developer to file a separate zoning petition in order to obtain the desired variance.

In no event shall the aggregate residential densities within a PED-1 area exceed 35 persons per gross acre of the entire development. To calculate the persons per gross acre for compliance with this density requirement, the following schedule of persons per unit in single, duplex, and multiple-family dwellings shall be used to arrive at the density of persons per gross acre:

(a)

The owner/developer shall submit to the regional planning commission ten days before its regular meeting that falls on the Thursday before the third Tuesday of each month, material and plans that will include sufficient information and drawings at a fixed scale along with written statements to properly document all items called for below. Immediately after the submission is made by the developer, the regional planning commission shall refer copies of the submission to the city engineer, the city traffic engineer, the city department of building and zoning, the county superintendent of highways, the city water, light, and power, the Springfield Sanitary District, and the fire department for their technical review prior to the regional planning commission meeting so that corrections, additions or deletions may be made to the submission material prior to the public hearing. The submission shall include:

(1)

The layout of vehicular circulation systems.

(2)

The layout of pedestrian circulation systems.

(3)

Proposed changes in topography.

(4)

The approximate location of buildings and structures.

(5)

The approximate location of lot lines for exchange of ownership, if any.

(6)

The use of buildings and the use of open space or other significant spaces or elements of the plan.

(7)

The approximate height of structures and number of floors above grade.

(8)

The general surface drainage pattern showing existing and proposed contours at one-foot intervals.

(9)

The location of proposed utility easements.

(10)

Sketches or photos sufficient to indicate the general character of development.

(11)

Proposed parking facilities for all uses.

(12)

The covenants or other regulations to be placed on the land or agreements to be required persons using the land.

(13)

Development schedule indicating approximate timetable phases of development, order of construction, and approximate completion date for each phase.

(b)

In addition to the above, the owner/developer shall provide the regional planning commission with the following in writing in order to more fully explain the details of the planned experimental development:

(1)

Land use.

a.

State land use by explicit listing.

b.

Indicate the approximate quantity of land area to be devoted to said land use.

c.

Explain how the PED land use relates to existing or probable land uses immediately adjacent to the planned experimental development and to land uses within a broader area.

d.

Give density of population per gross acre.

(2)

Streets and parking.

a.

Note the classification and location of streets by size and type and probable traffic volume.

b.

Note the traffic safety features of the system.

c.

Give the kinds of pavement and curbs, technical description.

d.

Give the location and quantity of vehicles to be accommodated by off-street parking facilities.

(3)

Pedestrian ways.

a.

Give the classification and location of pedestrian ways.

b.

Note safety features of the pedestrian system.

(4)

Open spaces.

a.

Give the planned use type and location of open space.

b.

Quantity of open spaces, public and private.

c.

The maintenance plan for all open spaces, note commitments.

(5)

Grading and drainage.

a.

Give a general description of the existing land form and the features of reshaping needed to provide adequate drainage.

b.

Describe the storm drainage system and its special features, technical.

(6)

Sewer and water system. Describe the functional classification and location of the sewer and water system.

(7)

Lighting. Describe the kind and location of public lighting systems and other lighting systems to be employed throughout the PED.

(8)

Signs. Describe the character and size of all signs to be used or allowed to be used in the PED area.

(9)

Landscaping. Describe the special landscaping features, such as plantings, trees, and shrubs, to be provided as part of the PED development.

(10)

Design. Explain how the land plan fits the general plan of the area and explain how architectural features will create harmony in the development.

a.

Note elements of repetition.

b.

Note focal points.

c.

Note the balance of land design and building features.

d.

Note the rhythm of occupied space to unoccupied space.

(11)

Schools and community facilities.

a.

State the distance to the nearest elementary and secondary schools to serve the development.

b.

State how and to what extent community facilities, public and private, will serve the occupant of the land in the plan.

(c)

As soon as practicable, following the review by the regional planning commission, called for above, the owner and/or developer shall submit his PED petition along with all of the above material with any changes or additions required by the regional planning commission for a public hearing. The PED hearing shall be placed on the agenda of the city planning and zoning commission zoning meeting as would any other case to be heard before the city department of building and zoning. The petition shall be submitted to the city building and zoning department in accordance with the timetable established by the department.

(d)

Following the public hearing, the city planning and zoning commission shall submit its recommendation for approval with conditions to the city council for consideration at their regular zoning meeting. The city council shall study the zoning petition and affirm or disaffirm the recommendations of the city planning and zoning commission or may approve the rezoning provided certain changes, additions, or deletions are made. The approval of the city council shall be certified in writing and placed in the official records of the city.

(e)

This approval by the city council shall constitute the granting of the PED-1 zoning district classification to the owner/developer.

(f)

In the above process of the grant or denial of the preliminary plan, a statement shall be written by the city planning and zoning commission for the city council. These statements shall include not only conclusions but also findings of fact related to the specific proposal and shall set forth the reasons for the grant with or without conditions, or for the denial, and these statements shall set forth with particularity in what respects the plan would or would not be in the public interest including, but not limited to, findings of fact and conclusions on the following:

(1)

In what respects the plan is or is not consistent with the statement of objectives of a planned experimental development.

(2)

The extent to which the plan departs from zoning and subdivision regulations otherwise applicable to the subject property, including, but not limited to, density, bulk and use, and the reasons why such departures are or are not deemed to be in the public interest.

(3)

The physical design of the plan and the manner in which the design does or does not make adequate provision for public services, provide adequate control over vehicular traffic, and further the amenities of light and air, recreation, and visual enjoyment.

(4)

The relationship, beneficial or adverse, of the proposed unit development to the larger area in which it is proposed to be established.

(g)

In the event the city planning and zoning commission or the city council has recommended disapproval of the preliminary plan, the plan may be revised and resubmitted for another public hearing, after an elapsed time of 120 days.

(a)

The owner/developer shall submit the final plan within six months following approval of the preliminary plan or the preliminary plan must be resubmitted for approval as called for in stage one except a public hearing shall not be required unless there are major changes in the plan. The documentation shall be presented to the regional planning commission for review and recommendation. The regional planning commission shall again refer copies to the city engineer, the city traffic engineer, the city department of building and zoning, the county superintendent of highways, city water, light, and power, and the Springfield Sanitary District for their review prior to the meeting. In the event a major change has been made as described under section 151.29, a second public hearing shall be held before the regional planning commission in the same manner called for in stage one, preliminary plan.

(1)

The final plan shall consist of a scale model or a rendered site plan to clearly indicate the character of all physical developments and their spacial relationships.

(2)

Drawings and data listed below will be provided along with certification of the owner/developer that the documents submitted are those plans he agrees to abide by in the physical development of the PED.

a.

The layout of vehicular circulation systems, pavement design data, and detailed public street construction plans.

b.

The layout of pedestrian circulation systems.

c.

Proposed topography at one-foot contour intervals.

d.

The location of buildings and structures.

e.

The location of lot lines for exchange of ownership, if any, and lot numbers.

f.

The use of buildings and the use of open space or other significant spaces or elements of the plan.

g.

The height of structures.

h.

The general surface drainage pattern, drainage capacity computations, and detailed storm sewer construction plans.

i.

Detailed sanitary sewer construction plans and design data.

j.

The location of proposed utility easements.

k.

Sketches or photos sufficient to indicate the general character of development.

l.

Proposed parking facilities for all uses.

m.

The covenants or other regulations to be placed on the land or agreements to be required of persons using the land.

n.

Show evidence for continuous maintenance of all open space.

o.

Permits for street intersections with highways maintained by public agencies other than the city.

p.

Detailed water supply and distribution plans.

(3)

Lines delineating area on the drawings to illustrate the time, increments, and phasing of the proposed development.

(4)

A certificate lettered on the plan indicating that the owner/developer agrees to abide by the plan for physical development of the site as represented in the submission and that future owner assigns will be required to abide by the same covenant.

(5)

A performance bond shall be provided to the city in the amount of 125% of the total cost of all public improvements called for in the planned experimental development.

(6)

Construction of all public improvements shall not commence until the final plan has been approved by the city.

(b)

When the final plan and drawing have been approved and all plans signed, an official record shall be made of this approval by the city planning and zoning commission and the total PED submission shall be recommended to the city for final approval. The final plan shall be recorded by the owner/developer within 30 days with the recorder of deeds of Sangamon County in the same way as a plat of subdivision is recorded. These plans must first be certified by the city planning and zoning commission indicating that the development plan has been approved and that the developer may proceed with development.

If the owner/developer desires to make a minor change to an approved preliminary or final plan, he shall submit a revised preliminary or final plan to the Springfield/Sangamon County Regional Planning Commission Office before proceeding with the proposed change. A change is considered minor under any of the following circumstances as determined by the Springfield/Sangamon County Regional Planning Commission Office:

(1)

The change results in an increase in the footprint of a building by no more than 5% or 500 square feet, whichever is less;

(2)

The change does not adversely effect any utility, utility plan, location or easement;

(3)

The change does not hinder the approved on site vehicular circulation;

(4)

The change results in an increase or decrease in the number of parking spaces by no more than 5% as long as the change is consistent with the Zoning Code;

(5)

The change does not include any new land.

All other changes shall go through the same process and be subject to the same requirements as those of initial approval. Minor changes shall not be subject to a public hearing, but shall be reviewed by the following agencies:

(1)

Springfield/Sangamon County Regional Planning Commission Office;

(2)

Electric department;

(3)

Water department;

(4)

Public works;

(5)

Building and zoning;

(6)

Fire safety;

(7)

Sangamon County Engineer;

(8)

Springfield Metro Sanitary District; and

(9)

Any other agency serving the area.

The revised plan shall be accompanied by the written statement of a registered professional engineer licensed in the State of Illinois, attesting that the revised plan contains all changes requested from the most recently approved plan. The statement shall also indicate what the requested changes are, and the location of said changes on the plan. Any revised plan submitted without this information shall neither be accepted for review nor approved.

Upon written approval by each agency listed above, the revised plan shall be deemed approved as of the date of the last written approval.

(Ord. No. 125-02-08, § 1, 2-19-08)

(a)

The experimental nature of each proposal for a planned experimental development allows that the requirements for the public improvements serving the development and for the location of the buildings in the development are subject to modification from the requirements of the prevailing land subdivision regulations.

Cross reference— Subdivision regulations, Ch. 153.

(b)

The city planning and zoning commission may, therefore, within the limitations hereinafter specified, recommend waivers or modifications of these requirements if it finds that the requirements are not necessary for the best interests of the residents of the development and that such action is not inconsistent with the interests of the entire city. Where no indication or exception is given in the PED-1 zoning district classification, the requirements shall be as stated in the appropriate portion of the land subdivision regulations.