For the purposes of promoting compatible development and ensuring adequate public facilities, site plan review and approval in accordance with this Title are required for all persons prior to issuance of a building permit or commencing use of land. However, no site plan approval is required for single and two-family residences except as may be required by the village zoning administrator. Minor site alterations concerning buildings or other elements shall be reviewed by the village zoning administrator and submitted to the plan commission who shall determine whether the proposed alterations require full site plan review.

(Ord. 4018 § A (part), 2005)

The plan commission is authorized to review all site plans and shall make findings of fact and recommend action to the board of trustees for approval, conditional approval, or denial of applications for site plan approval. Applicants are required to participate in a preliminary consultation as detailed under Section 19.12.030 of this Chapter and to provide complete application materials in the required number as detailed under Section 19.12.040 of this Chapter, prior to placement on the plan commission agenda for consideration.

(Ord. 4018 § A (part), 2005)

Prior to the preparation and official submittal of the site plan and supporting data, the applicant shall meet with village staff for a preliminary consultation. The purpose of this consultation is to have an informal discussion of the proposed project, a review of the applicable regulations and policies, and a discussion of the land use implications of the project.

(Ord. 4018 § A (part), 2005)

All applicants shall provide the following information:

(a)

General Submittal Requirements.

(1)

Applicants for site plan and appearance review must submit a complete application, and a written request for action to the village zoning administrator a minimum of three weeks prior to the plan commission meeting when action is requested. A complete submittal shall include each of the plans described in this section unless waived by the zoning administrator. Unless hard copies are specifically requested by the village staff, applications and supporting materials must be provided digitally.

(2)

Site plans shall be drawn to a specified engineering scale.

(b)

Narrative. A narrative or cover shall include the following:

(1)

Owner and/or developer's name, phone number and address;

(2)

Where applicable, the architect's or engineer's name, phone number and address;

(3)

Description of all proposed buildings indicating proposed uses and building size;

(4)

Descriptions of the location, type and size of all outside signs;

(5)

Calculations indicating the total site size, building floor area, number of parking spaces, amounts of impervious surfaces, and amount of nonimpervious green space.

(c)

Disclosure Statement. In addition to the basic narrative listed above, each of the following points must be addressed and numbered accordingly in a document submitted at the time of application. If, in the opinion of the applicant, the matter is not pertinent, that should be stated explicitly in writing and submitted as part of the disclosure statement.

(1)

Ordinance and Comprehensive Plan Purposes and Intent. The proposed use and development will be in harmony with the general and specific purposes for which this Title was enacted and for which the regulations of the zoning district in question were established and with the general purpose and intent of the village's comprehensive plan or element thereof.

(2)

Adverse Impact. The proposed use and development will not have a substantial or undue adverse or detrimental effect upon or endanger adjacent property, the character of the area, or the public health, safety, morals, comfort, and general welfare and will not substantially diminish or impair property values within the community or neighborhood.

(3)

Interference with Surrounding Development. The proposed use and development will be constructed, arranged, and operated so as not to interfere with the use and development of neighboring property according to the applicable zoning district regulations.

(4)

Adequate Public Facilities. The proposed use and development will be served adequately by essential public facilities and services such as streets, public utilities including public water supply system and sanitary sewer, police and fire protection, refuse disposal, public parks, libraries, schools, and other public facilities and utilities or the applicant will provide adequately for such facilities.

(5)

Traffic Management. That vehicular ingress and egress at the proposed site shall be appropriately designed and minimize undue negative traffic impacts.

(6)

Destruction of Significant Features. The plan commission may impose reasonable conditions on the proposed use and development to avoid or minimize the destruction, loss, or damage of any natural, scenic, or historic feature of significant importance, taking into account the surrounding uses, the existing use of the site, and public convenience.

(7)

Compliance with Standards. The use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified to a more restrictive requirement by the board of trustees pursuant to the recommendations of the plan commission.

(d)

Site Plan. A site plan shall include the following:

(1)

Name of project and date of plan preparation;

(2)

Scale of drawing and north arrow;

(3)

Property boundaries;

(4)

Where applicable, the one hundred year recurrence interval floodplain and floodway delineations;

(5)

Where applicable, wetlands as delineated in the Illinois State Wetland Inventory and a twenty foot setback line from such wetlands;

(6)

Existing and proposed easements on the subject property;

(7)

Adjoining public street rights-of-way, sidewalk locations, existing and proposed driveways and curb cuts, and parking and unloading areas;

(8)

Locations of existing and proposed building footprints with building setback lines shown;

(9)

Location of any existing or proposed ground signs, freestanding signs, or monument signs;

(10)

Location and type of all outdoor lighting proposed to illuminate the site;

(11)

Existing land use and zoning of adjacent properties within one hundred feet of the site, including: existing buildings, structures, and major features, including but not limited to, woodlands, wetlands, floodplains, steep slopes, and drainageways;

(12)

Location of any existing or proposed fire hydrants providing protection to the site.

(e)

Building Plans. Building plans shall include the following:

(1)

Architectural elevation drawings, at a specified engineering scale depicting each side of new or remodeled buildings indicating materials and building dimensions;

(2)

One colored rendering of the front facade of the principal building showing the proposed color;

(3)

Material samples for the primary exterior elements as depicted on the plans.

(f)

Grading and Stormwater Plans. Grading and stormwater plans shall clearly indicate and include the following:

(1)

Spot elevations, including an onsite benchmark elevation;

(2)

Proposed drainage patterns;

(3)

Existing and proposed topography shown at a contour interval of not less than two feet at National Geodetic Vertical Datum;

(4)

Location and dimension of stormwater retention or detention basins and/or stormwater conveyances including calculations of anticipated stormwater impacts for the site.

(g)

Lighting Plans. Lighting plans must be provided and prepared in accordance with the provisions of Section 19.11.040 of this Title.

(h)

Landscaping Plans. Landscaping plans must be provided and shall include:

(1)

Notation of drawing scale;

(2)

Drawing orientation (indicated by conventional north arrow);

(3)

Name of landscape design professional;

(4)

Location of all existing vegetation which is equal to or exceeds the following sizes: 1) deciduous trees greater than three-inch caliper; 2) evergreen trees five feet high or greater; and 3) shrubs greater than thirty-six inches in height;

(5)

Common name, location, botanical name, quantity, and planting size of all proposed plant material; and the location of other pertinent landscape features;

(6)

The location, design, height, and building material of all proposed walls, planter boxes, fences, bicycle racks and other site appurtenances;

(7)

Proposed method of saving existing vegetation during construction;

(8)

Plant installation details;

(9)

Proposed layout of vehicular use areas including the location, dimensions of parking spaces, curb islands, interior plantings, pedestrian walkways, and maneuvering aisles;

(10)

Location of existing and proposed street lights and fire hydrants in public right-of-way;

(11)

Size and location of all existing and proposed public and private utility improvements within the public right-of-way;

(12)

Property lines, easements, and right-of-way frontage with dimensions shown;

(13)

Sight triangles at intersections and at alley or driveway curb cuts;

(14)

Indication of the areas to be irrigated.

(i)

Traffic Study. Unless waived by the village zoning administrator, the applicant shall submit a traffic study including existing traffic volumes, anticipated trip generation, and existing and proposed level of service on adjacent arterial and collector streets for plan commission review.

(j)

Other Data.

(1)

Copies of private mains, easements, deed restrictions, covenants and other recorded documentation relative to the property.

(2)

Depending on the type and scale of the project, the village plan commission and/or staff may request additional information to assist in the review of the project.

(Ord. 4018 § A (part), 2005)

(Ord. No. 4719, § J, 8-20-2012)

In the event the project for which the site plan approval was granted has not commenced construction within one year, or has not been completed within three years of such approval, the site plan approval shall lapse and there shall be no further development or construction on the site. Upon reapplication, the plan commission may renew the site plan as originally granted or require changes as deemed necessary.

(Ord. 4018 § A (part), 2005)

(a)

Site Plan and Appearance Review—General Procedure. This section applies to new requests for site plan and building elevation plan review. Such requests shall be reviewed by the zoning administrator in accordance with Section 19.12.030. The zoning administrator shall determine whether the work is to require major review or minor review, as described below. Site plan and appearance changes that are found, at the determination of the zoning administrator, to have little to no impact may proceed to permit review. At the discretion of the zoning administrator, the request may be forwarded to the plan commission to complete this determination.

(1)

Major Site Plan and Appearance Review. Major site plan and appearance review requires a concept review by the village board, a recommendation by the plan commission, and a final decision by the village board. The village manager, at his discretion, may waive the requirement for concept review for matters determined to be of a routine nature. Such determinations shall be made following consultation with the director of community development. Major site plan and appearance review shall be required for the following:

a.

New construction of a principal structure.

b.

Addition to an existing principal structure that is one thousand square feet or ten percent of the area of the existing structure, whichever is less.

c.

Replacing the primary exterior building material on visible portions of the facade of an existing principal structure.

d.

Significant site alterations, including, but not limited to, berms, detention/retention areas, parking lot addition/removal, or significant landscaping features.

(2)

Minor Site Plan and Appearance Review. Minor site plan and appearance review requires a final decision by the plan commission. Minor site plan and appearance review shall be required for the following:

a.

New construction of an accessory structure.

b.

Addition to an existing principal structure that is less than one thousand square feet or less than ten percent of the area of the existing structure.

c.

Replacing building materials, other than the primary building material, on visible portions of the facade of an existing principal structure.

d.

Minor site alterations, such as parking lot modifications of a limited scope, fencing, minor grading, or small landscaping areas.

(b)

Revisions to Approved Plans. This section applies to requests to modify recently approved site plans or building elevations, and is intended for projects that have not received final occupancy permits or final inspections. The village board and plan commission shall be informed of all such decisions. The director of community development shall make the determination as to whether a particular site plan revision constitutes a major, minor, or administrative change. Site plan revision decisions will be made with an understanding of the construction process. The director will consult with the fire department, village engineer, and the village planner to make this determination. The most important factor in the decision will be the intent of the plan commission and village board approval. The director may also determine that additional review by the plan commission or village board is required for any type of site plan revision. Three types of site plan and appearance revisions are possible:

(1)

Major Change. Requires review and approval by the village board following receipt of a recommendation by the plan commission. Major change includes, but is not limited to, the following:

a.

The building setback is modified by ten percent or more from the original approval.

b.

The driveway shifts location more than five feet.

c.

The detention/retention pond changes from "soft" sides to concrete walls.

d.

The fire lane/access changes location more than two feet and/or shortens in length.

e.

Changes in final grade more than eighteen inches.

f.

Changes to the approved appearance of the building involving significant portions of the facade such as modifications of the materials or colors.

(2)

Minor Change. At minimum, requires review and approval by the plan commission. Minor change includes, but is not limited to, the following:

a.

The building shifts location by more than one foot but less than ten percent from the original approval.

b.

The driveway shifts location by more than one foot but less than five feet.

c.

The detention/retention pond changes significantly in width, depth, or location.

d.

The fire lane/access changes location less than two feet.

e.

Landscaping is modified in such a way that is interpreted to be inconsistent with the spirit of the original approval.

(3)

Administrative Change. At minimum, requires review and approval by the director of community development. Includes changes to the site plan or building exterior (such as grading, landscaping, accent materials on the elevations) that may be required due to site conditions that arise that have less than a minor impact on the project, but still meet the intent of the approval.

(Ord. 4018, § A (part), 2005)

(Ord. No. 4719, § K, 8-20-2012)