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The Village of Gurnee / Building / Zoning Ordinance / 9.0 PLANNED UNIT DEVELOPMENTS / Last Revised 10/15/03
The purpose of Planned Unit Development regulations is to
encourage and allow more creative and imaginative design of land
developments than is possible under district zoning regulations.
Planned Unit Development are intended to allow substantial
flexibility in planning and designing a proposal. This flexibility
often accrues in the form of relief from compliance with conventional
zoning ordinance site and design requirements. Ideally, this
flexibility results in a development that is better planned, that
contains more amenities, and ultimately a development that is more
desirable to live in than one produced in accordance with typical
zoning ordinance and subdivision controls. An intrinsic, and often
neglected, premise upon which the approval of a Planned Unit
Development (PUD) must be conditioned, is that while greater density
or more lenient siting requirements may be granted, the Planned Unit
Development should contain features not normally required of
traditional developments. Inherent to realizing these objectives, is
continuous and in-depth scrutiny of the proposed Planned Unit
Development is being adhered to. Hence, to enable thorough analysis
of a Planned Unit Development, more information is demanded about the
proposal than would be required if development were being pursued
under conventional zoning requirements.
Through proper planning and design, each Planned Unit Development
should include features which further, and are in compliance with,
the following objectives:
1. - To allow for the design of developments that are architecturally
and environmentally innovative, and that achieve better utilization
of land than is possible through strict application of standard
zoning and subdivision controls.
2. - To encourage land development that, to the greatest extent
possible, preserves natural vegetation, respects natural topographic
and geologic conditions, and refrains from adversely affective
flooding, soil, drainage, and other natural ecologic conditions.
3. - To combine and coordinate architectural styles, building forms,
and structural/visual relationships within an environment that allows
mixing of different land uses in an innovative and functionally
efficient manner.
4. - To provide for abundant, accessible, and property located public
open and recreation space, private open and recreation space,
schools, and other public and private facilities.
5. - To promote the efficient use of land resulting in networks of
utilities, streets and other infrastructure features that maximize
the allocation of fiscal and natural resources.
6. - To enable land developments to be completely compatible and
congruous with adjacent and nearby land developments.
7. - To ensure that development occurs at proper locations, away from
environmentally sensitive areas, and on land physically suited to
construction.
8. - To allow unique and unusual land uses to be planned for and
located in a manner that ensures harmony with the surrounding
community.
9. - To create a method for the permanent preservation of historic
buildings and/or landmarks.
The Planned Unit Development must meet the following
standards:
1. - COMPREHENSIVE PLAN
2. - SITE AND OWNERSHIP
3. - COMPATIBILITY
4. - NEED
*5. - DENSITY
(*Amended March 24, 1986, Ord. No. 86-16)
6. - SPACE BETWEEN BUILDINGS
a. - Fifteen (15) feet between clustered or "zero lot line"
single-family detached buildings.
b. - Twenty (20) feet between single-family detached dwellings.
c. - Thirty (30) feet between buildings, other than single
family-detached dwellings, of one (1), or two and one-half (2 1/2)
stories in elevation.
d. - Equal to the height of the taller building in the case of
free-standing buildings greater than two and one-half (2 1/2) stories
in elevation.
7. - YARDS
a. - Buildings of more than twenty-four (24) feet in height shall
provide a setback from any property line of not less than equal to
the height of such buildings.
8. - PARKING REQUIREMENTS
9. - TRAFFIC
10. - DESIGN STANDARDS
11. - PERFORMANCE STANDARDS
12. - DEPARTURE FROM STANDARDS
The unique character of Planned Unit Development requires their
administrative processing as a special use in this Ordinance. Planned
Unit Developments may be processed as special uses in each district
of this Ordinance. Planned Unit Developments are more complex and of
a significantly difference character than other special uses,
therefore requiring the establishment herein of specific procedures
different than those used to process other special uses. The
procedure, standards, objectives and purpose set forth in this
Article, when in conflict with other provisions of this Ordinance, as
they may pertain to Planned Unit Development, and only Planned Unit
Developments, shall be superseding.
A four-step procedure is prescribed for Planned Unit Developments of
which the second step is optional.
1. - STEP 1 - PRE-APPLICATION PROCEDURE
a. - Intent - The intent of the Pre-Application process is to obtain
a general awareness of the Village's adopted planning rationale, the
compatibility of the proposed Planned Unit Development with existing
and anticipated land uses in the vicinity, and a familiarity with the
Village's Planned Unit Development procedures. This procedure allows
the developer to determine the suitability of a proposed Planned Unit
Development procedures. This procedure allows the developer
concerning the approval or construction of the proposed Planned Unit
Development.
b. - Pre-Application Conference - Prior to the filing of an
application for approval of a Planned Unit Development, the
prospective applicant may request of the Plan Commission one (1)
informal meeting to discuss the development of the proposed Planned
Unit Development site in conjunction with the Village's adopted
planning rationale and its compatibility with existing and
anticipated land uses in the vicinity. Said meeting may be a part of
a regularly scheduled meeting, shall be open to the public, and
included on their agenda in advance of the meeting.
c. - Pre-Application Document Review - Prior to the filing of an
application for approval of a Planned Unit Development, either
before, after, or in lieu of the Pre-Application Conference, all
prospective applicants shall review copies of the Gurnee Land Use
Plan, the Zoning Map, and the Planned Unit Development Sections of
this Ordinance, which are available for inspection at the Village
Hall. The Plan shall be evaluated by the petitioner in order to
determine the consistency of the proposal with the Village's adopted
planning rationale. The Zoning Map shall be reviewed to ascertain
whether or not he proposal is likely to be compatible with existing
and anticipated land uses in the vicinity of the proposal. The
Planned Unit Development sections of this Ordinance shall be reviewed
to insure familiarity with the Village's Planned Unit Development
procedures.
2. - STEP 2 - CONCEPTUAL PLAN PROCEDURE (OPTIONAL)
a. - Intent - The intent of the Conceptual Plan Submission is to
obtain approval of the Village for the development of a parcel of
land in accord with the plans, programs, and schedule submitted as
this part of the Planned Unit Development application. If this
optional procedure is elected, the petitioner is explicitly
committing the subject property to a specific arrangement of land
uses at a specific range of densities. In return the petitioner is
receiving - through rezoning for a Planned Unit Development - a
community commitment that, following conceptual plan approval, the
petitioner can proceed to subsequent steps of the Planned Unit
Development procedure with reasonable assurance that if the agreed to
concept is carried forth, preliminary and final plat approval will be
granted. This procedure allows for approval of an overall concept
without the necessity of prejudging long-range markets.
b. - Procedure - A request for approval of a Conceptual Plan, as a
step in the Planned Unit Development procedure, shall be submitted to
the Office of the Zoning Administrator and subsequently shall be
referred to the Plan Commission for public hearing, review, and
recommendation. The required procedure for review of the Plan shall
be:
(1) - Submission of the items required of a Conceptual Plan
petitioner as identified under the "Submission Requirements" sections
of this Article. Said submission requirements fall into two general
categories:
(a) - Submission of data required at the time application is made for
Conceptual Plan Approval;
(b) - Submission of data required at the time of the first public
hearing pertaining to the specific Conceptual Plan.
(2) - The Plan Commission shall hold a public hearing on the
application for a Planned Unit Development Conceptual Plan in accord
with the procedures established for special uses in this
Ordinance.
(3) - Following the public hearing and review of the Conceptual Plan
submission, the Plan Commission shall within thirty (30) days, unless
an extension is requested by the petitioner, recommend approval,
modification, or disapproval of the Conceptual Plan, and the reasons
therefor, or indicate why a report and recommendation cannot be
rendered to the Village Board.
(4) - The Village Board, after receipt of the Conceptual Plan from
the Plan Commission, shall approve, modify, or disapprove the Plan
within sixty (60) days, unless an extension is requested by the
petitioner. In the case of approval, or approval with modification,
the Village Board shall pass a resolution approving the Conceptual
Plan. Said ordinance shall provide for a change in the official
Village Zoning Map indicating that the subject site is approved for a
Planned Unit Development for further allowing for any approved zoning
amendments, variations, and/or special uses. However, once these map
changes are made, the petitioner must submit subsequent Preliminary
Plat data in accordance with the schedule set forth in the
"Revocation and Extension" section of this Article. If same is not
done, all map changes authorized by the Village Board shall revert
back to the original zoning designation affixed to the subject
property in accordance with the same "Revocation and Extension"
section of this Article. The Village Board may require such special
conditions as it may deem necessary to insure conformance with the
objectives and standards established in this Article.
3. - STEP 3 - PRELIMINARY PLAT PROCEDURE
a. - Intent - It is the intent of the Preliminary Plat submission to
obtain tentative approval from the Village for the plans, design, and
program that the petitioner contemplates compliance with. If the
Preliminary Plat is approved, the petitioner can proceed to the Final
Plat stage with reasonable assurance that the Final Plat will be
approved if substantially in compliance with the Preliminary Plat. If
the Preliminary Plat is submitted without the benefit of first
completing the optional Conceptual Plat stage of the Planned Unit
Development procedure, a relatively detailed submission is required
to assure the Village that the proposed Planned Unit Development
substantially conforms to the objectives and standards expressed in
this Article. If a Conceptual Plat has already been submitted and
approved, the submission of the Preliminary Plat either in stages or
in total is expected to refine the originally approved concept.
b. - Procedure - A request for approval of a Preliminary Plat, as a
step in the Planned Unit Development procedure, shall be submitted to
the Office of the Zoning Administrator, which shall refer same to the
Plan Commission for public hearing, review and recommendation. The
required procedure for review of the Preliminary Plat shall be:
(1) - Submission of the items required of a Preliminary Plat
petitioner as identified under the "Submission Requirements" Section
of this Article. Said submission requirements fall into two general
categories:
(a) - Submission of data required at the time application is made for
Preliminary Plat approval;
(b) - Submission of data required at the time of the first public
hearing pertaining to the specific Preliminary plat.
(2) - The Plan Commission shall hold a public hearing on the
application for a Planned Unit Development Preliminary Plat in accord
with the procedures established for special uses in this Ordinance.
If a public hearing was held on a Conceptual Plan for the subject
Planned Unit Development, a second public hearing is required with
the submission of the Preliminary Plat. The sophisticated submission
required at the time of the Preliminary Plat hearing is significantly
different from that required at the Conceptual Plan stage. In the
first stage concepts are being reviewed, at the Preliminary Plat
stage precise plans and designs are the subject of scrutiny. The
public has the right to witness and voice opinions at both
stages.
(3) - Following the public hearing and review of the Preliminary Plat
submission, the Plan Commission shall within thirty (30)days, unless
an extension is requested by the petitioner, recommend approval,
modification, or disapproval of the Preliminary Plat, and the reasons
therefor, or indicate why a report and recommendation cannot be
rendered to the Village Board.
(4) - The Village Board, after receipt of the Preliminary Plat
from the Plan Commission, shall approve, modify, or disapprove the
Plat within sixty (60) days, unless an extension is requested by the
petitioner. In the case of approval, or approval with modification,
the Village Board shall authorize the Plat Officer to sign the
Preliminary Plat. If the Preliminary Plat is the first submission
made as part of the Planned Unit Development procedure, the Village
Board shall pass an ordinance for a change in the Official Village
Zoning Map indicating that the subject site is approved for a Planned
Unit Development and further allowing for any approved zoning
amendments, variations, and/or special uses. The petitioner must
submit subsequent Final Plat data in accordance with the schedule set
forth in the "Revocation and Extension" Section of this Article. If
same is not done, all map changes authorized by the Village Board
shall revert back to the original zoning designation affixed to the
subject property in accordance with the same "Revocation and
Extension" Section of this Article. The Village Board may required
such special conditions as it may deem necessary to ensure
conformance with the objectives and standards established in this
Article.
4. - STEP 4 - FINAL PLAT PROCEDURE
a. - Intent - The purpose of the Final Plat is to designate with
particularity the land subdivided into conventional lots as wells as
the division of other lands, not so subdivided, into common open
space and building sites. The Final Plat is intended as a document to
be recorded. The Final Plat shows the exact location of facilities,
while the Preliminary Plat shows the general location of the same
facilities.
b. - Procedure - The Final Plat shall be submitted as a Planned Unit
Development Plat and shall conform substantially to the Preliminary
Plat as approved and, if desired by the petitioner, may be submitted
in stages with each stage reflecting the approved Preliminary Plat
which is proposed to be recorded and developed; provided, however,
that each stage submitted conforms to all requirements of these
regulations. The required procedure for approval of a Final Plat
shall be:
(1) - Submission of the items required of a Final Plat petitioner as
identified under the "Submission Requirements" Section of this
Article. Said submission shall be made to the Office of the Zoning
Administrator or Plat Officer, as may be determined, for
certification that the Final Plat is in conformance with Planned Unit
Development Regulations and in agreement with the approved
Preliminary Plat.
(2) - The Plan Commission shall review the Final Plat data within
thirty (30) days after submission. A public hearing is not required.
After review of the Final Plat, the Plan Commission shall, within
thirty (30) days, unless an extension is requested by the petitioner,
recommend approval or disapproval, and the reasons therefor to the
Village Board.
(3) - The Village Board, after receipt of the Final Plat from the
Plan Commission, shall approve, or disapprove the Final Plat within a
period of sixty (60) days, unless an extension is requested by the
petitioner. In the case of approval, the Village Board shall
authorize the Plat Officer to sign the Final Plat. Permits are issued
only after the Final Planned Unit Development Plat and any required
supporting data have been recorded with the County Recorder of Deeds,
and shall be issued in full conformance with the Planned Unit
Development. Proof of the recording of the Final Plat shall be
provided to the Building Commissioner. The construction authorized by
the Building Permit shall be in full compliance with the Final
Planned Unit Development Plat, as recorded.
1. - CONCEPTUAL PLAN STAGE (OPTIONAL)
a. - At the time application is made for Conceptual Plan approval,
the following items must be submitted to the Office of the Zoning
Administrator:
(1) - Application - A written application for a Planned Unit
Development on forms supplied by the Office of the Zoning
Administrator.
(2) - Fee - A fee, established by the Village Board, that is suitable
to cover costs incurred by the Village for review of the specific
proposal. If special planning, engineering, architectural or other
consultants must be retained by the Village for review of the
proposed Planned Unit Development, the petitioner shall be so
notified, and all costs for said consultants expended by the Village
- not covered by the filing fee - shall be reimbursed by the
petitioner.
(3) - Notification List - A list of the names and addresses of owners
of all property that is situated within five hundred (500) feet of
the property lines of the subject site. This list shall be current as
of the date of submission. People appearing on said list will be sent
notice of the public hearing in compliance with statutory
requirements. In addition, the responsible fire protection district
(if any), affected school districts, affected park districts, and
affected sanitary and/or drainage district shall appear on a separate
list of notification. The County Highway Department will also be
notified. Additional parties, specified by the petitioner, may appear
on the notification list. Interested community groups, such as
homeowner's associations, may request notification for projects
within adjoining areas. Failure to provide an accurate list of names
and addresses of owners of all property that is situated within five
hundred (500) feet of the property lines of the subject site shall be
cause for immediate dismissal of the Planned Unit Development
application as well as forfeiture of all fees and expenses
incurred.
(4) - Ownership - A state of present and proposed ownership of all
land within the development.
(5) - Legal Description - A legal description of the subject
site.
(6) - Taxes - Proof shall be furnished to indicate that there are no
delinquent taxes constituting a lien on the whole or on any part of
the property. Such proof may take the form of paid tax bills to the
date of submission of the Planned Unit Development application, a
statement from the title insurance company indicating that no liens
affect the subject site, or a letter from the County Assessor or
Treasurer affirming that there are no delinquent taxes of the
property.
b. - At the time of the public hearing on the Conceptual Plan, twenty
(20) copies of all subsequent listed information shall be submitted
(with the exception of non-reproducible exhibits). Failure to submit
any of the required information, without a specific written waiver
from the Plan Commission, shall constitute grounds for dismissal of
the Planned Unit Development petition. Waiver of specific submission
elements may be requested of the Plan Commission, in writing, at the
time the Planned Unit Development Conceptual Plan application is
made. The Plan Commission will decide upon the waiver request at its
next regularly scheduled meeting; the petitioner will be notified of
the decision, and the public hearing will then be scheduled. Specific
grounds for waiver must be stated by the petitioner. The Conceptual
Plan submission shall include the following:
(1) - Concept Plan - A drawing of the Planned Unit Development shall
be prepared at a scale that provides for a clear understanding of the
way in which the property is intended to be developed. The Plan shall
indicate the concept of the development with refinements to indicate
the overall land use pattern, general circulation system, open space
or park system, and major features of the development. This Section
does not require a detailed site plan of buildings, walks, etc. The
Plan should include:
(a) - Boundary lines and dimensions of the subject site.
(b) - Existing and proposed easements--general location and
purpose.
(c) - Streets on, adjacent, or proposed for the tract, including all
rights-of-way and pavement widths.
(d) - Land use patterns proposed for the subject site.
(e) - Map data--name of development, name of site planner, north
point, scale, date of preparation.
(2) - Site Data - A list of pertinent site data, including:
(a) - Description and quantity of land uses.
(b) - Acreage of site.
(c) - Number of dwelling units proposed and anticipated
population.
(d) - Area of industrial, commercial, institutional, recreational,
and circulation land uses proposed.
(e) - Densities of residential areas.
(f) - Bedroom mixes.
(3) - Objectives - A statement indicating how the proposed Planned
Unit Development corresponds to and complies with objectives for
Planned Unit Developments as previously stated in this Article.
(4) - Schedule - Development schedule indicating:
(a) - States in which project will be built with emphasis on area,
density, use, and public facilities such as open space to be
developed with each stage. Overall design of each stage shall be
shown on the Plat and through supporting graphic material.
(b) - Approximate dates for beginning and completion of each
stage.
(c) - If different land use types are to be included within the
Planned Unit Development, the schedule must include the mix of uses
anticipated to be built in each stage.
(5) - Environmental Information - Data identifying existing natural
and environmental site conditions, including:
(a) - Topography - A topographic map, if possible underlying the
concept plan, at a minimum of one (1) foot contour intervals.
(b) - Flood Plain - Information from the most current source
specified by the Village indicating the location and extent of the
regulatory flood plain.
(c) - Soils - Information from the most current U.S. Department of
Agriculture - Soil Conservation Service Soils Catalog indicating the
location and species of soils. If said information is not available,
soil borings may be submitted.
(d) - Location and extent of existing vegetation.
(e) - A depiction of existing surface drainage patterns and proposed
retention and detention areas.
(6) - Utilities - Statement indicating that sanitary sewer, storm
sewer, and water are directly available to the site, or if well and
septic systems are proposed, a statement from a licensed professional
engineer indicating that the proposed development can be suitably
served by such systems.
(7) - Traffic Analysis - A study providing information on the
existing road network, and adjunct vehicle volumes, and the effect
the proposed Planned Unit Development will have on the existing (or
improved) road network.
(8) - Tax and School Impact - A study indicating the sources and
amounts of revenue to be generated to various governmental
jurisdictions as a result of the development, expected school-age
children generation, and estimated cost of providing service to the
development that will be absorbed by the Village and the affected
school districts.
(9) - Market Analysis - Depending upon the types of land uses
proposed to be included in a Planned Unit Development, information
shall be provided from one (1) or more of the following
categories:
(a) - Planned Unit Developments proposed to contain any residential
uses shall require submission of at least the following market
data:
1. - Details about the proposal pertaining to: housing types, floor
area of dwellings, estimated price ranges, number of bedrooms,
densities, amenities included, etc.
2. - An evaluation of the historical market pattern for the types of
units proposed, considering the variables listed in Section
9.4.1b(9)(a) of this Article. Building permit issuance trends and/or
surveys of existing recently constructed residential developments
shall be used in this evaluation.
3. - Total anticipated demand in the Village for the type of unit(s)
proposed shall be estimated for the immediately subsequent five (5)
year period. The percent of that demand which would be absorbed by
the proposed Planned Unit Development shall be identified. Methods
used in determining the five (5) year demand shall be indicated.
(b) - Planned Unit Developments proposed to contain any commercial
uses shall require submission of at least the following market
data:
1. - Details about the proposal pertaining to: number of users, floor
area of each use area, bulk of buildings, price or rent ranges, floor
area ratios, place of residence of prospective employees, etc.
2. - Trade area which the commercial development is intended to
serve.
3. - Location of comparable commercial developments within the trade
area.
4. - Population and effective per capita buying income of the trade
area.
5. - Anticipated sales volume of the commercial development.
(c) - Planned Unit Developments proposed to contain any industrial
uses shall require submission of at least the following market
data:
1. - Details about the proposal pertaining to: number of users, floor
area of each use area, bulk of buildings, price or rent ranges, floor
area ratios, approximate number of employees, place of residence of
prospective employees, etc.
2. - Location of other industrial development within the
community.
3. - Market area for anticipated industries.
(10) - Land Use and Zoning Exhibit - A graphic portrayal of existing
land use and zoning patterns within a minimum of 1,320 feet of the
subject site.
2. - PRELIMINARY PLAT STAGE
a. - At the time application is made for Preliminary Plat approval,
the following items must be submitted to the Office of the Zoning
Administrator:
(1) - If Preliminary Plat is the first Planned Unit Development
submission to be made - All six (6) items listed in Section 9.4.1a of
this Article. (Conceptual Plan submission requirements) shall be
required to be submitted instead at the Preliminary Plat Stage.
(2) - If Conceptual Plan approval has been granted:
(a) - A notarized letter submitted by the owner(s) or their agent
indicating the intent to file a Preliminary Plat as soon as a public
hearing can be scheduled by the Plan Commission. Said letter shall
serve as a Preliminary Plat application.
(b) - Fee - A Preliminary Plat filing fee, established by the Village
Board to cover costs incurred by the Village for review of the
specific proposal. If special planning, engineering, architectural,
or other consultants must be retained by the Village for review of
the proposed Planned Unit Development, the petitioner shall be so
notified, and all costs for said consultants expended by Village -
not covered by the filing fee - shall be reimbursed by the
petitioner.
(c) - Notification List - A list of the names and addresses of owners
of all property that is situated with five hundred (500) feet of the
property lines of the subject site. This list shall be current as of
the date of submission. People appearing on said list will be sent
notice of the public hearing in compliance with statutory
requirements. In addition, the responsible fire protection district
(if any), affected school districts, affected park districts, and the
affected sanitary and/or drainage district shall appear on a separate
list of notification. The County Highway Department will also be
notified. Additional parties, specified by the petitioner, may appear
on the notification list. Interested community groups, such as
homeowner's associations, may request notification for projects
within adjoining areas. Failure to provide an accurate list of names
and addresses of owners of all property that is situated within five
hundred (500) of the property lines of the subject site shall be
cause for immediate dismissal of the Planned Unit Development
application as well as forfeiture of all fees and expenses
incurred.
b. - At the time of the public hearing on the Preliminary Plat,
twenty (20) copies of all subsequent listed information shall be
submitted (with the exception of non-reproducible exhibits). Failure
to submit any of the required information, without a specific written
waiver from the Planning Commission, shall constitute grounds for
dismissal of the Planned Unit development petition. Waiver of
specific submission elements may be requested of the Planning
Commission, in writing, at the time the Planned Unit Development
Preliminary Plat application is made. The Planning Commission will
decide upon the waiver request at its next regularly scheduled
meeting; the petitioner will be notified of the decision, and the
public hearing will then be scheduled. Specific grounds for waiver
must be stated by the petitioner. The Preliminary Plat submission
shall include the following:
(1) - All ten (10) items listed in Section 9.4.1b. (Conceptual Plan
Submission requirements) shall be required to be submitted at the
Preliminary Plat Stage, if the Preliminary Plat is the first Planned
Unit Development Submission to be made; however, item number (1) in
Section 9.4.1b is not required. If Conceptual Plan approval has been
granted, these items need not be resubmitted.
(2) - Detailed Plan - A drawing of the Planned Unit Development shall
be prepared at a scale of not less than 1" = 50' unless approved at
another scale by the Village Engineer and shall show such
designations as proposed streets (public and private), all buildings
and their use, common open space, recreation facilities, parking
areas, service areas, and other facilities to indicate the character
of the proposed development. The submission may be composed of one
(1) or more sheets and drawing, and must include:
(a) - Boundary lines and dimensions of the subject site.
(b) - Existing and proposed easements - general purpose and
width.
(c) - Streets on, adjacent, or proposed for the tract.
(d) - Utility extensions of water lines, sanitary sewers, and storm
sewers.
(e) - Land use designations for the subject site.
(f) - Retention and detention areas.
(g) - Residential lots (average lot size and minimum lot size shall
be specified).
(h) - General location, purpose and height, in feet or stories, of
each building other than single-family residences.
(i) - Map Data - name of development, name of site planner, north
point, scale, date of preparation.
(3) - Architectural Plans - Preliminary architectural plans for all
primary buildings shall be submitted in sufficient detail to permit
an understanding of the style of the development, the design of the
buildings, and the number, size and type of dwelling units. Also
provide floor area of building types and total ground coverage of
buildings.
(4) - Adjacent Property Information - Topography of property within
two hundred fifty (250) feet of the subject site, at a minimum of
five (5) contour intervals, with natural drainage patterns indicated
and with the subject site's topography and drainage patterns
depicted. The location, size, and invert elevation of adjacent, or
the closest sanitary sewer, storm sewer, and watermain, as well as
documentation of these facilities' points of origin.
(5) - Community Benefit Statement - A written statement comparing the
relative benefits that will accrue to the community as a result of
this site being developed under Planned Unit Development provisions
as opposed to conventional zoning. Specific mention should be made of
open space, natural features, and architectural design. This
statement supplements the "Objectives" statement that may be required
with the submission of the Conceptual Plan or the Preliminary Plat.
The "Objectives" statement differs from this statement, in that each
of the objectives listed in Section 9.1 of this Article must be
specifically addressed. In contrast, the "Community Benefit
Statement," which accompanies a detailed site plan, provides a
developer the opportunity to define with particularity why his
proposal merits approval and how it will serve the community better
than a conventional development.
3. - FINAL PLAT STAGE
a. - Final Detailed Plan - A final Planned Unit Development Plat,
suitable for recording with the County Recorder of Deeds, shall be
prepared. The purpose of the Final Plat is to designate with
particularity the land subdivided into conventional lots as well as
the division of other land, not so treated, into common open areas
and building areas. The Final Plat shall include:
(1) - An accurate legal description of the entire area under
immediate development within the planned development.
(2) - A Planned Unit Development Plat of all lands which are a part
of the Final Plat being submitted, and meeting all the requirement
for a Final Plat. If lands which are a subject of the Final Plat are
to be subdivided, than a subdivision plat is also required.
(3) - An accurate legal description of each separate unsubdivided use
area, including common open space.
(4) - Designation of the location of the building pads, or areas, or
setback lines or setback standards for all buildings to be
constructed.
(5) - Certificates, seals, and signatures required for the dedication
of lands, and recording the document.
(6) - Tabulation of separate unsubdivided use area, including land
area, number of buildings, number of dwelling units, number of
bedrooms, and dwelling units per acre.
b. - Common Open Space Documents - All common open space shall be
either conveyed to a municipal or public corporation, conveyed to a
not-for-profit corporation or entity established for the purpose of
benefiting the owners and residents of the Planned Unit Development,
or retained by the developer with legally binding guarantees, in a
form approved by the Village Attorney, verifying that the common open
space will permanently be preserved as open area. All land conveyed
to a not-for-profit corporation or like entity shall be subject to
the right of said corporation to impose a legally enforceable lien
for maintenance and improvement of the common open space.
c. - Final Systems Plans - Final plans, with all required detail,
shall be submitted, including:
(1) - Engineering plans showing how the site is to be serviced with
sewer, water, well, and/or septic systems (as agreed to during the
Preliminary Plat Stage).
(2) - Lighting plans.
(3) - Drainage and storm water retention and detention plans.
(4) - Road plans, including curbs and gutters, on-site/off-site
signalization, acceleration, deceleration lanes, etc.
(5) - Sidewalk, paths, and cycle trails.
(6) - Landscape Plans showing the type and location of plant
material, berms, and other aesthetic treatments.
d. - Public Facilities - All on-site and/or off-site public
facilities and improvements made necessary as a result of the Planned
Unit Development shall be either constructed in advance of the
approval of the Final Plat or subdivider's bond or approved letters
of credit posted to guarantee construction of the required
improvements. The subdivider's bond or approved letters of credit,
payable to the Village of Gurnee, shall be sufficient to cover the
full cost of the improvements plus ten (10) percent. Detailed
construction plans shall be submitted for all public facilities to be
built.
e. - Construction Plans - Detailed plans shall be submitted for the
design, construction, or installation of site amenities; including
buildings, landscaping, lakes, and other site improvements.
f. - Construction Schedule - A final construction schedule shall be
submitted for that portion of the Planned Unit Development for which
approval is being requested.
g. - Guarantee Deposit - A deposit shall be made to the Village in
cash, letter of credit approved by the Village Board in a form
acceptable to the Village Attorney, or maintenance bond equal to
fifteen (15) percent of the estimated cost of public facility
installations. The deposit shall be a guarantee of satisfactory
performance of the facilities constructed within the Planned Unit
Development and shall be held by the Village for a period of eighteen
(18) months from the date of acceptance of the facilities by the
Village. After such eighteen (18) months, the deposit shall be
refunded if no defects have developed, or if any defects have
developed, then the balance of such deposit shall be refunded after
reimbursement for amounts expended in correctly defective
facilities.
h. - Delinquent Taxes - A certificate shall be furnished from the
appropriate County official that no delinquent taxes exist and that
all special assessments constituting a lien on the whole or any part
of the property of the Planned Unit Development have been paid.
i. - Covenants - Final agreements, provisions, or covenants which
will govern the use, maintenance and continued protection of the
Planned Unit Development shall be approved by the Village and
recorded at the same time as the Final Planned Unit Development
Plat.
The Planned Unit Development shall be developed only according to
the approved and recorded Final Plat and all supporting data. The
recorded Final Plat and supporting data together with all recorded
amendments shall be binding on the applicants, their successors,
grantees, and assigns and shall limit and control the use of premises
and location of structures in the Planned Unit Development project as
set forth therein.
Changes to the recorded Planned Unit Development may be made as
follows:
1. - MAJOR CHANGES
2. - MINOR CHANGES
A Planned Unit Development special use shall become null and void and
the subject property shall thereupon be rezoned to its most
appropriate district classification, as deemed suitable by the
Village Board acting upon the recommendation of the Plan Commission,
in any case where said Planned Unit Development has:
1. - Received Conceptual Plan approval and where the Preliminary Plat
of said Planned Unit Development, or the first phase of the
Preliminary Plat if construction is to take place in phases, has not
been submitted for approval within two (2) years after the date of
approval of said Conceptual Plan:
2. - Received Preliminary Plat approval and where the Final Plat of
said Planned Unit Development, or the first phase of the Final Plat
if construction is to take place in phases, has not been submitted
for approval within one (1) year after the date of approval of said
Preliminary Plat; or
3. - Received Final Plat approval and where the construction of said
Planned Unit Development, as authorized by the issuance of a building
permit, has not begun within (1) year after the date of approval of
said Final Plat dealing with such construction.
Further, if construction of a Planned Unit Development falls more
than two (2) years behind the building schedule filed with the Final
Plat of said Planned Unit Development, the Village Board, acting upon
the recommendation of the Plan Commission shall either extend said
schedule or initiate action to revoke the Planned Unit Development
special use. In doing so, one (1) year extensions in the building
schedule filed with the Final Plat of a Planned unit Development may
be granted by the Village Board, acting upon the recommendation of
the Plan Commission. If the Village Board so stipulates when acting
favorably on a Planned Unit Development, the Plan Commission may be
delegated the authority of granting such one (1) year extensions in
said building schedule of said Planned Unit Development.
The Plan Commission shall, after the public hearing, set forth to
the Village Board the reasons for the recommendation, and said
recommendation shall set forth with particularity what respects the
proposal would be in the public interest, including but not limited
to findings of fact on the following:
1. - In what respects the proposed plan is consistent with the stated
purpose of the Planned Unit Development regulations and with the
Objectives stated in Section 9.1 herein.
2. - The extent to which the proposed plan meets the standards of the
Planned Unit Development regulations as set forth in Section 9.2
herein.
3. - The extent to which the proposed plan departs from the zoning
and subdivision regulations otherwise applicable to the subject
property, including but not limited to density, dimension, area,
bulk, and use, and the reasons why such departures are deemed to be
in the public interest.
4. - The method by which the proposed plan makes adequate provision
for public services, provides adequate control over vehicular
traffic, provides for and protects designated common open space, and
furthers the amenities of light and air, recreation and visual
enjoyment.
5. - The relationship and compatibility of the proposed plan to the
adjacent properties and neighborhood.
6. - The desirability of the proposed plan as regards physical
development, tax base and economic well-being of the Village.
7. - The conformity with Village objectives.
Prior to the granting of any Planned Unit Development, the Plan
Commission may recommend, and the Village Board may stipulate, such
conditions and restrictions upon the establishment, location, design,
layout, height, density, construction, maintenance, aesthetics,
operation, and other elements of the Planned Unit Development as
deemed necessary for the protection of the public interest,
improvement of the development, protection of the adjacent area and
to secure compliance with the standards specified in Article 9,
Section 9.2. In all cases in which Planned Unit Developments are
granted, the Village Board may require such evidence and guarantees
as it may deem necessary as proof that the conditions stipulated in
connection with the approval of the Planned Unit Development are
being, and will be, complied with.