The purpose of this chapter shall be to encourage the most orderly development of properties through advance planning and thus assure adequate standards for the development of residential neighborhoods; provide regulations to encourage a variety of dwelling types; assure adequate open space; protect residential areas from undue traffic congestion; protect residential areas from the intrusion of business, industrial and other land uses that may create an adverse effect upon the living environment; and thus promote the general welfare of the community.

(Ord. 255, 3-3-1976; Ord. 1001, §§ 9, 10, 9-12-2022)

The basic provisions and requirements concerning planned unit developments are as follows:

The subdivision, development and use of land containing four or more acres as an integral unit, combining more than one primary land use and which may provide for single-family residential, multiple-family residential, education, business, commercial, industrial, recreational, park and common use areas may be described as a planned unit development.

(a)

In its establishment and authorization as a special use, in addition to the foregoing provisions, the following procedures, requirements, restrictions, standards and conditions shall be observed.

(b)

The planned unit development may be excluded from the provisions of the subdivision regulations of this Code and this zoning title to the extent specified in the final authorization of the planned unit development.

(Ord. 255, 3-3-1976; Ord. 1001, §§ 9, 10, 9-12-2022)

Cross reference— See title 5C of this Code.

(a)

The applicant shall request the village board, by letter addressed to the village clerk, to call a meeting of the plan commission for a preliminary discussion of the proposed planned unit development, and the plan commission shall call such meeting, which may be continued from time to time. The applicant shall present such exhibits and written information as may be necessary to fully acquaint the plan commission with the proposed development which shall include, but not necessarily be limited to, the following:

(1)

A tentative sketch plan, which may be in freehand sketch form, showing the location and extent of the types of land uses proposed.

(2)

The existing topography at five-foot contour intervals which may be taken from USGS information.

(3)

Existing streets surrounding the subject property.

(4)

Existing utilities including storm drainage facilities.

(5)

The following shall be provided either graphic exhibits or written statements:

a.

The density of residential uses and the number of dwelling units by type.

b.

The ancillary and nonresidential uses to be provided in a residential planned unit development.

c.

The off-street parking and other service facilities proposed.

d.

The exceptions or variations to the village zoning or subdivision requirements being requested as part of the planned unit development application.

(b)

Within 30 days after final adjournment of the meeting, the plan commission shall submit to the village board its report in writing containing recommendations.

(c)

The formal petitions for a planned unit development shall be addressed to the village board and shall be filed with the village clerk; ten copies of the petitions shall be filed with the village clerk; attached to each copy shall be copies of the supporting documents and exhibits hereinafter provided for.

(d)

A filing fee in an amount of $2.00 per dwelling unit or $10.00 per gross acre, whichever is greater, shall be paid to the village clerk at the time of such filing.

(e)

The village board shall refer the petition to the plan commission who shall set a hearing date which shall be not less than 30 days nor more than 60 days after the filing of the petition. The petitioner shall cause notice of the hearing to be published at least once, not more than 30 days nor less than 15 days before said hearing date in one or more newspapers of general circulation in the village.

(f)

The village clerk shall forward a copy of the petition to the president of the board of trustees and to each member of the board of trustees and to the plan commission.

(g)

The petition shall be heard by the plan commission and its report to the village board of its findings and recommendations shall be accompanied by such plats, exhibits and agreements as shall have been presented by the petitioner, each identified for reference by letter or number, together with any suggested changes therein.

(h)

The village board may grant a special use for a planned unit development which shall be by specific ordinance and which shall contain or to which shall be appended all terms and conditions of the grant, including covenants and agreements, guarantees, performance bonds, plats and the like.

(Ord. 255, 3-3-1976; Ord. 1001, §§ 9, 10, 9-12-2022)

The formal petition shall contain, in addition to all other requirements, the following:

(a)

An outline plan of the planned unit development. This plan will be at a scale of not less than one inch equals 100 feet which shall show all proposed streets (public and private), street classifications, rights-of-way, all principal and accessory buildings, and their use, lot size, building lines, easements for utility services, off-street parking, service areas, open space, recreation facilities and any other information necessary to clearly show the proposed elements of the planned unit development.

(b)

Preliminary architectural plans for all residential buildings shall be submitted in sufficient detail to show the basic building plan, the number of units per building and the number of bedrooms per dwelling unit.

Preliminary architectural plans are not required for business or other nonresidential buildings at the time of this application but must be submitted to the plan commission for its approval prior to filing an application for a building permit.

(c)

A topographic survey and boundary survey of the subject area, prepared and certified by a registered Illinois surveyor.

(d)

A rendered plan of the planned unit development area showing in contrasting colors or by other means, the respective location of all categories of land use.

(e)

A map of the village showing the planned unit development area and its relation to the existing roads and streets and use districts within and immediately adjacent to the village.

(f)

Preliminary plans and outline specifications of the following improvements:

(1)

Roads, streets and alleys, including classifications, width of right-of-way, widths of paved surfaces and construction details.

(2)

Sidewalks, including widths of paved surfaces and construction details.

(3)

Sanitary and storm sewer system.

(4)

Water supply system.

(5)

Street lighting and public area lighting system.

(6)

Recommended installation for electric, gas and telephone facilities and distribution.

(7)

Sequence of phases or stages of development of the planned unit development.

(8)

A general landscape planting plan shall be prepared by a landscape architect and shall meet the approval of the plan commission.

(g)

Estimates of cost installation of all proposed improvements, confirmed by a registered Illinois engineer.

(h)

Petitioner's proposed covenants, restrictions and conditions to be established as a part of the planned unit development.

(Ord. 255, 3-3-1976; Ord. 1001, §§ 9, 10, 9-12-2022)

The petitioner shall construct and install the required improvements and must post with the village a sum in cash, or negotiable securities, or a surety bond running to the village in an amount sufficient to cover the full cost, including engineering and inspection fees and costs, plus ten percent of such total, to assure the satisfactory installation of such improvements; the amount of such deposit or bond shall be based upon the confirmed estimate of cost hereinabove provided for. If a surety bond is submitted, it shall have good and sufficient surety thereupon and shall not be accepted until approved by the president and board of trustees.

If the planned unit development is to be constructed and developed in stages or phases, the deposit of cash or securities or the bond posted shall be in an amount based upon the confirmed estimated cost of installation of improvements in the respective stage or phase as approved by the village engineer.

(Ord. 255, 3-3-1976; Ord. 1001, §§ 9, 10, 9-12-2022)

Street classifications, definitions and specifications shall be in accord with the regulations pertaining to same as established in the subdivision regulations of the village, as may be amended from time to time.

(Ord. 255, 3-3-1976; Ord. 1001, §§ 9, 10, 9-12-2022)

Cross reference— See title 5C of this Code.

No planned unit development shall be authorized unless the plan commission shall find and recommend, in addition to those standards established herein for special uses, that the following standards will be met:

(a)

General.

(1)

The uses permitted by such exceptions as may be requested or recommended are necessary or desirable and appropriate to the purpose of the development.

(2)

The uses permitted in such development are not of such nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood.

(3)

That any industrial park areas established in the planned unit development conform to all requirements therefor as set forth elsewhere in this title.

(4)

That all minimum requirements pertaining to commercial, residential, institutional or other uses established in the planned unit development shall be subject to the requirements for each individual classification as established elsewhere in this title, except as may be specifically varied in this title granting and establishing a planned unit development use.

(5)

When private streets and common driveways are made a part of the planned unit development or private common open space or recreation facilities are provided, the applicant shall submit, as part of the application, the method and arrangement whereby these private facilities shall be operated and maintained. Such arrangements for operating and maintaining private facilities shall be subject to the approval of the village board.

(b)

Residential.

(1)

Residential density for a planned unit development shall not be greater than the recommended density, as shown on the land use plan of the comprehensive plan for the village, nor shall any lot to be used for residential purposes be less in area or dimension than that required by the district regulations applicable to the district in which the planned unit development is located, except that the plan commission may recommend and the village board may grant a reduction in such lot area and dimension, but not more than 15 percent when the planned unit development provides common open space equal to not less than ten percent of the gross area of the planned unit development.

(2)

Business uses may be included as part of a planned residential development when the plan commission finds that such business uses are beneficial to the overall planned unit development and will not be injurious to adjacent or neighboring properties. Such business uses shall not be greater in area than ten percent of the planned unit development.

(3)

The open areas provided in the part of the planned development containing only residential structures shall be preserved over the life of the planned unit development for use only by the residents of the planned development.

(4)

For that part of a planned development devoted to residential uses, the plan commission may recommend and the village board of trustees may approve access to a dwelling by a driveway or pedestrian walk easement, and spacing between buildings of lesser widths or depths than required by district regulations for the district in which the planned development is located, provided:

a.

That adequate provisions are made which perpetuate, during the period of the special use, access easements and off-street parking spaces for use by the residents of the dwellings served.

b.

The spacing between buildings shall be approved by the plan commission and shall be consistent with the application of recognized site planning principles for securing a unified development, and due consideration is given to the openness normally afforded by intervening streets and alleys.

c.

The yards for principal buildings along the periphery of the development shall be not less in width or depth than required for permitted uses in the district regulations applicable to the districts in which the planned development is located; and the plan is developed to afford adequate protection to neighboring properties as recommended by the plan commission and approved by the village board of trustees.

(c)

Cluster subdivision. In any one-family cluster subdivision, the plan commission may recommend and the village board may authorize the following exceptions to the regulations of the district in which the cluster subdivision is permitted as a special use:

(1)

A reduction of the lot area by not more than 25 percent and in no case shall the lot area be less than 8,000 square feet.

(2)

A reduction of the lot width to 60 feet in the R-1 one-family dwelling district.

(3)

That in the part of the planned development containing only residential uses, the minimum lot area per dwelling unit may be not more than 25 percent less than that required for permitted uses in the district regulations applicable to the district in which the planned development is located.

Reduction of such lot area shall be recommended by the plan commission and approved by the village board only where there is contained within the planned development permanent open area, the area and location of which shall meet with the approval of the commission, and that such open space shall not be less than that which would pertain if developed on individual lots.

Such open areas shall be preserved over the life of the planned development, for use only by the residents of the planned development or dedicated to the village for school, park, playground or other public uses.

(4)

That in a planned development devoted to residential uses, the plan commission may recommend and the village board may approve, access to a dwelling by a driveway or pedestrian walk easement; however, off-street parking facilities for such dwellings shall be located not more than 200 feet from the dwelling served; yards of lesser widths or depths than required for permitted uses in the district regulations applicable to the district in which the planned development is located, provided:

a.

That protective covenants are recorded which perpetuate access easements and off-street parking spaces for use by the residents of the dwellings served;

b.

That spacing between buildings shall be consistent with the application of recognized site planning principles for securing a unified development and due consideration is given to the openness normally afforded by intervening streets and alleys;

c.

Spacing between principal buildings within a part of a planned development shall be equivalent to such spacing as would be required between buildings by district regulations for the district in which it is located.

(5)

That in a planned business development, the following additional requirements are hereby specified:

a.

All buildings shall be set back not less than 30 feet from all streets bounding the site;

b.

Required off-street parking space shall be provided in the ratio of not less than ten parking spaces for every 1,000 square feet of gross floor area;

c.

All walks within the planned development shall be paved with the hard-surfaced material meeting the specifications of the village engineer;

d.

Any part of the planned development not used for buildings, loading and access ways, shall be attractively landscaped with grass, trees, shrubs or pedestrian walkways, according to a landscape plan, as approved by the plan commission;

e.

The buildings in the planned development shall be planned and designed as a unified and single project.

(d)

Variations and minimum requirements.

(1)

Residential. Wherever the applicant proposes to provide and set out, by platting, deed, dedication, restriction or covenant, any land or space separate from single-family or multiple-family residential districts to be used for parks, playgrounds, commons, greenways or open areas, the plan commission may consider and recommend to the village board and the village board may vary the applicable minimum requirements of the subdivision regulations and this zoning title which may include, but not necessarily be limited to, the following:

(2)

Business.

a.

Business uses shall be as prescribed by the plan commission.

b.

All business and storage of materials shall be conducted or stored within a completely enclosed building.

c.

Not more than 30 percent of the lot area shall be covered by buildings or structures.

d.

At least ten percent of the lot shall be provided for landscape and open space purposes.

e.

No building shall be more than 35 feet in height.

f.

No dwelling shall be permitted in a planned business development.

g.

Off-street parking shall be provided and maintained on the same lot based upon three square feet of parking space for each square foot of gross floor area unless the plan commission recommends and the village board requires additional off-street parking space.

h.

Service and loading and unloading facilities shall be provided as recommended and approved by the plan commission.

i.

No building shall be located nearer than 50 feet to any street line.

j.

Business developments shall be adequately screened by fencing or landscaping or both, along the boundaries of adjacent residential, public open space, schools, churches or other similar uses. The screen planting shall be prepared by a landscape architect and shall meet the approval of the plan commission.

k.

Outside lighting shall be so designed and placed so as to not be disturbing to adjacent residential areas.

l.

Signs shall comply with the regulations of B-1 general business district uses permitted in this title.

(3)

Industrial.

a.

The standards for industrial areas in a planned unit development shall conform to the applicable standards in this title for industrial areas.

b.

At least 20 percent of the industrial land use areas shall be reserved for landscape and open space purposes.

(Ord. 255, 3-3-1976; Ord. 1001, §§ 9, 10, 9-12-2022)

Prior to granting any special uses, the plan commission may recommend, and the village board shall stipulate such conditions and restrictions upon the establishment, location, construction, maintenance and operation of the special use as deemed necessary for the protection of the public interest and to secure compliance with the standards and requirements specified herein or as may be from time to time required. In all cases in which special uses are granted, the village board shall require such evidence and guarantees as it may deem necessary as proof that the conditions stipulated in connection therewith are being and will be complied with.

(Ord. 255, 3-3-1976; Ord. 1001, §§ 9, 10, 9-12-2022)

After a public hearing, no application for a special use which has been denied wholly or in part by the village board shall be resubmitted for a period of one year from the date of said order of denial, except on the grounds of substantial new evidence or proof of changed conditions found to be valid by the plan commission and the village board.

(Ord. 255, 3-3-1976; Ord. 1001, §§ 9, 10, 9-12-2022)

If work on the proposed development has not begun within two years from the date of the authorization order of the village board, the authorization shall become null and void and all rights thereunder shall lapse. Upon written application, filed prior to the termination of the two-year time limit, the village board may authorize a single extension of the time limit for a further period of not more than 12 months without a public notice.

(Ord. 255, 3-3-1976; Ord. 1001, §§ 9, 10, 9-12-2022)