[Added 2-15-2006 by Ord. No. 06-02-1218]
A. 
Purpose. The Mill Race Crossing Overlay District (MRCOD) is designed to permit economically sustainable development, unlock the potential of commercial and industrial development, and provide for the long-term investment in the County Economic Development Project Area (CEDPA).
B. 
Boundaries. The boundary of the Mill Race Crossing Overlay District is shown on the Zoning Map. This map is hereby incorporated and made part of this chapter.
C. 
Existing zoning. The Mill Race Crossing Overlay District shall be overlaid over the Manufacturing Districts (M-1, M-2), Commercial Districts (B-3), and the Agricultural District (A-1) within the CEDPA on the Stephenson County Zoning Map. The owners of property shall maintain all zoning rights consistent with said districts. However, if an owner elects to develop consistent with the MRCOD, the rules and regulations of the MRCOD shall apply. Where the MRCOD provisions are silent on a zoning regulation, the requirements of the underlying zoning district shall apply.
D. 
Permitted uses. Uses in the Mill Race Crossing Overlay District (MRCOD) shall be linked to individual zoning districts as follows:
(1) 
In the A-1 Prime Agricultural Cropland District, the permitted uses listed in § 400-39A shall apply as indicated, except the following uses shall be permitted as of right:
(a) 
Livestock harvesting and processing.
(b) 
Agricultural processing.
(c) 
Agricultural sales and service.
(d) 
Stockyards.
(e) 
Utilities, minor.
(2) 
In the B-3 Commercial, Wholesale and General Service Business District, the uses listed as permitted in § 400-56A shall apply as indicated, except the following uses shall be permitted as of right:
(a) 
Restaurants, fast-food.
(b) 
Service stations, truck stops.
(c) 
Telecommunications towers.
(d) 
Transit facilities.
(e) 
Trucking facilities.
(f) 
Utilities, minor.
(3) 
In the M-1 Limited Manufacturing District and the M-2 General Manufacturing District, the uses listed as permitted in §§ 400-60 and 400-61 shall apply as indicated, except the following uses shall be permitted as of right:
(a) 
Livestock harvesting and processing.
(b) 
Agricultural processing.
(c) 
Government services.
(d) 
Telecommunications towers.
(e) 
Transit facilities.
(f) 
Trucking facilities.
E. 
Use performance standards. The use standards of the M-1 Limited Manufacturing District shall apply to permitted uses as noted in § 400-60G of this chapter.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
F. 
Review criteria. In addition to the development standards and requirements specified in this section, the applicant shall demonstrate and the County Planning and Development Committee, in cooperation with the Citizen's Review Board, shall determine that the following criteria have been met prior to approval of any development permit:
(1) 
The proposed development is consistent with the Comprehensive Plan and with the intent and purpose of the MRCOD.
(2) 
The proposed development can be well integrated with its surroundings in substantial harmony with adjacent and surrounding lands.
(3) 
The roads within the proposed development will be adequate to support the anticipated traffic, and traffic generated by the development will not adversely impact adjacent roads.
(4) 
Adequate provision is made for the preservation of natural resources such as bodies of water, significant vegetation and special terrain features.
(5) 
The proposed water supply, sewerage, utility and drainage facilities are adequate for the densities and types of development proposed.
(6) 
The development can be financed and completed within a reasonable period of time.
G. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
ENTIRE PROPERTY HOLDING
All contiguous holdings in common ownership. Properties divided by a public street right-of-way are considered contiguous.
GENERAL DEVELOPMENT PLAN (OD-GDP)
The first phase of approval in the overlay district, which shows the entire property holding. The OD-GDP must show the general location of buildings or building envelopes, common spaces, parking and drive areas, a conceptual stormwater drainage plan and principal landscape features. If the development is proposed to occur in phases, the sequence of development should be indicated. It is recognized that OD-GDPs are often submitted prior to the identification of the ultimate land user or the specific land use. The intent of the GDP is to be conceptual. A review by the Planning and Development Committee is required for a GDP.[2]
SPECIFIC IMPLEMENTATION PLAN (OD-SIP)
The second phase of approval is a detailed plan, also referred to as an "OD-SIP," which must show detailed information for that portion or phase of the project proposed for approval. Frequently, OD-SIPs are submitted for only those portions of the total project shown in the OD-GDP which are planned for immediate development. Subsequent phases of development are shown in separate detailed plans prepared at the time of development. If, as a result of more detailed planning or engineering at the OD-SIP phase, changes need to be made in the OD-GDP, applicants can submit OD-GDP amendments. The submittal and review requirements of OD-GDP amendments are the same as those for the initial OD-GDP.
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
H. 
Regulations.
(1) 
Intent. The intent of this zoning is to create a district which will enable flexibility in terms of the specific types of land uses, but will assure that any development occurring in this area will be planned and designed within the context of integrated planned development.
(2) 
Required conditions.
(a) 
Floor area ratio (FAR). The maximum FAR shall be 0.50.
(b) 
Maximum impervious surface ratio. The total surface area of all principal and accessory buildings, hard-surfaced parking areas, driveways, private streets, sidewalks and other impervious surfaces shall not exceed 65% of total land area.
(c) 
Minimum landscaped green space ratio.
[1] 
At least 20% of the land area, exclusive of land required for stormwater management and parkland dedication and exclusive of wetlands and slopes over 15%, shall be landscaped open space. To the maximum extent possible, such open space shall include existing wooded areas and individual mature trees on the site at the time of development.
[2] 
The Planning Commission may allow all or a portion of the stormwater management area to be counted toward the 20% landscaped green area requirement under the following conditions:[3]
[a] 
The stormwater management area is a permanent water feature designed with sufficient flow of water and aeration to maintain aesthetic quality.
[b] 
There is sufficient landscaping to assure that the stormwater management area will be an aesthetic asset to the development and the community as a whole.
[3]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
[3] 
The Planning Commission may allow all or a portion of the area with steep slopes over 15% grade to be counted toward the 20% landscaped green area requirements under the following conditions:[4]
[a] 
The proposed development will include restoration of degraded slope areas.
[b] 
The use of the steeply sloped land will be integrated into the landscape plan and overall architectural concept of the project.
[4]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
[4] 
The above exceptions may only be granted at the OD-SIP phase of the review and approval process based on selected site and architectural plan submittals.
[5] 
In the event that a planned development is divided into more than one lot and parcel, each parcel shall have at least 10% of its area in landscaped green space as defined by this subsection.
(d) 
Prohibition on construction on steep slopes. Steeply sloped terrain with a natural grade of 15% or more may not be regraded or built upon.
(e) 
Public street rights-of-way.
[1] 
All planned developments must have public street rights-of-way which are consistent with County design standards. Any right-of-way requirements recommended by the Illinois Department of Transportation for frontage roads or key intersections must be shown on planned development plans. Stephenson County must approve right-of-way widths for all County trunk system roads which will be under County jurisdiction.
[2] 
In those situations where a right-of-way of more than 80 feet is required for a public street, the developer may be allowed to credit that portion of the public street right-of-way over 80 feet toward meeting the open space and landscaped green space provisions of this subsection.
(f) 
Land use compatibility.
[1] 
The overlay district permits a variety of land uses and allows applicants flexibility in land use planning. However, all land uses within an OD must be compatible with other land uses within the proposed development and compatible with permitted land uses on adjoining properties.
[2] 
The evaluation of compatibility between permitted residential and permitted commercial uses should specifically include:
[a] 
Lighting impact.
[b] 
Screening of parking areas, outside storage and loading areas.
[c] 
Preserving privacy.
[d] 
Noise impact.
[e] 
Hours of operation.
(g) 
Stormwater management. Planned developments shall have an integrated stormwater management plan that considers potential runoff from all of the land within the proposed planned development. Stormwater retention and/or detention basins should be constructed in areas which reflect natural drainage patterns.