Village of Coal City, IL Article IX Planned Unit Developments

§ 156-185 Purpose.

A. The provisions of this article are intended for special situations in which:

(1) Adequate space, light, air, and other objectives of this chapter relating to the public health, safety, and welfare can be achieved without the literal application of the detailed zoning and subdivision requirements otherwise applicable; and

(2) Special amenities and benefits to the community beyond those required by this chapter and other Village ordinances can be achieved by allowing more flexible design than is otherwise permitted by Village zoning and subdivision regulations.

B. These objectives can be achieved where a substantial area of land is planned for development as an integrated unit and where its design is subject to more detailed review and approval by the Village than is normally required.

C. The objective of planned unit development is therefore not simply to allow exceptions to otherwise applicable regulations. It is instead to encourage a higher level of design and amenity than it is possible to achieve under the usual land development requirements.

D. It is therefore the intent of the Village to suspend the application of detailed zoning and subdivision standards as provided herein only where such special amenity is achieved. In this way, the Village may grant the creative developer a desirable flexibility and at the same time not only protect but enhance the welfare of the residents and other users of a development as well as the rest of the community.

§ 156-186 Qualifications for filing as planned unit development.

[Amended 1-23-2006 by Ord. No. 06-02]

A. A planned unit development may be developed in any district in which planned unit developments are allowed as conditional uses.

B. No development shall be filed as a planned unit development unless it:

(1) Is at least two acres in size;

(2) Contains more than two detached buildings accommodating principal uses; and

(3) Is initially under the same ownership or control.

C. A planned unit development may be residential, commercial, office, industrial, or a combination thereof. Flexibility to suspend requirements imposed elsewhere is not conferred upon the planned unit development applicant as a matter of right but is in all cases subject to a finding by the Village that the objectives of these provisions will be served thereby.

D. Effective February 1, 2006, all proposed developments over 10 acres in size for which a preliminary plat has not already been approved shall be filed as a planned unit development.

§ 156-187 Incentives.

[Amended 1-23-2006 by Ord. No. 06-02]

To further a superior level of design and amenity in new development, the following incentives are offered in planned unit developments:

A. Variable density and dimensional zoning standards. Standards for minimum lot area, lot width, building height, floor area ratio, yard dimensions, off-street parking and loading, landscaping and screening, fences, and signs may vary from those established elsewhere in this chapter and in Chapter 156, Subdivision Regulations. The applicable standard for minimum lot area per dwelling unit may be reduced a maximum of 25%. Unless otherwise agreed by the Village Board, the net density for any planned unit development shall not exceed 2.6 dwellings per acre.

B. More than one principal building per lot. In a planned unit development, more than one principal building may be located on a lot.

C. Variable subdivision design standards. Design standards for subdivisions and subdivision improvements such as streets, blocks, sidewalks, parkways and open space dedication may vary from those established in the Village subdivision control ordinance, adopted in § 155-1.

§ 156-188 Requirements.

A. Site plan review. Whether or not a land subdivision is involved, preliminary and final plans for the development shall be filed and approved by the Village in conformance with the provisions of Table 2.[1]

[1] Editor's Note: Table 2 is included as an attachment to this chapter.

B. Required common open space. A minimum of 20% of the net site area in residential use in each phase shall be used for permanent common open space, as defined in § 156-3.

C. Quality of design. To be granted the flexibility permitted under these regulations, a planned unit development must evidence a level of design and amenity exceeding that typical of conventional development. Among the features that may evidence such amenity are:

(1) Amount and quality of landscaping;

(2) Amount, quality, and interconnectedness of common open space;

(3) Provision of pedestrian or bicycle paths separated from streets;

(4) Preservation of drainageways and other natural features;

(5) Provision of common recreational facilities;

(6) Enclosed, underground, depressed, or outstandingly landscaped parking areas;

(7) Varied building setbacks or other measures to reduce monotony in design; and

(8) Other features as determined by the Village Board.

D. Underground utilities. All utility lines within a planned unit development are required to be underground. Appurtenances to utility systems that are effectively screened may be permitted above ground if the Village Board finds that they will not be detrimental to the character of the development.

E. Phasing of development. Land designated for future construction phases and other land not intended for immediate improvement shall be landscaped or otherwise maintained with a neat and orderly appearance as specified by the Village Board.

§ 156-189 Approval process.

Preliminary plans and final plans for planned unit developments shall be approved only in conformance with the approval process provided in § 156-27 et seq. and the approval criteria provided in Table 16.[1]

[1] Editor's Note: Table 16 is included as an attachment to this chapter.

§ 156-190 Planned Unit Development Review Committee.

[Amended 4-26-1999 by Ord. No. 99-2]

A. A Planned Unit Development Review Committee is hereby authorized to review filings for planned unit developments.

B. The membership of the Committee may include the President, the Village Attorney, the Zoning Administrator, the Building Inspector, the Village Engineer, the Public Works Director, the Fire Chief, the Chairperson of the Board of Appeals, the Chairperson of the Planning Commission, the Chairperson of the Building and Zoning Committee of the Village Board, and any others appointed thereto by the President with the advice and consent of the Village Board. The Committee may seek technical assistance from such other sources as it deems necessary.

[Amended 7-27-2016 by Ord. No. 16-16]

C. The Committee shall, within 30 days after completing its review of any filing, submit to the Zoning Board the complete filing together with a written report noting any deficiencies in compliance with the requirements herein and any recommendations for improvement of the planned unit development to better reflect the objectives of these provisions. A copy of the Committee's report shall also be sent to the applicant.

§ 156-191 Final plan.

A. Filing of final plan.

(1) Approval of a preliminary plan for a planned unit development shall become void unless the applicant submits a final plan substantially in conformance therewith and meeting the requirements of Table 2[1] within 12 months of the date of approval of the preliminary plan, or within any extension beyond this period granted by the Village Board. The final plan may be filed in phases, but the plan required within this period shall include no less than 25% of the land area included in the preliminary plan.

[1] Editor's Note: Table 2 is included as an attachment to this chapter.

(2) The final plan may be filed simultaneously with the preliminary plan. The approval process for a final plan shall be as provided under § 156-27, Approval process.

B. Recording of final plan. The final plan as approved by the Village Board shall be filed with the County Recorder of Deeds as the final plat for the planned unit development. No permit allowing the construction of any improvement shall be issued before the final plan is recorded. The applicant shall pay all recording costs, as set forth in § 10-99F of the Village Code, as the same shall be amended from time to time by the corporate authorities of the Village.

[Amended 7-27-2016 by Ord. No. 16-16]

C. Amendments to approved plan.

(1) Approval of an amendment shall be required for:

(a) Any material change or addition made to an approved preliminary plan or an approved final plan; or

(b) A final plan that does not conform to the preliminary plan approved by the Village Board.

(2) An applicant seeking approval of an amendment shall file an application therefor with the Zoning Administrator. The application shall describe the amendment sought and provide such other information as the Zoning Board may require. It shall be accompanied by 25 copies of the proposed amendment and a filing fee, as set forth in § 10-99F of the Village Code, as same shall be amended from time to time by the corporate authorities of the Village.

[Amended 7-27-2016 by Ord. No. 16-16]

(3) If the Zoning Board determines that the amendment sought is a substantial change, as defined in § 156-3, the approval process set forth herein for preliminary plans and final plans shall be followed. Otherwise, the Zoning Board shall, within 60 days of receiving the application for amendment, file a written report with the Village Board, including findings of fact and a recommendation for action on the amendment.

(4) A substantial change to a planned unit development shall be any of the following changes from the previously approved plan:

(a) Any change in land use type or housing type;

(b) A change in the location of any structure, off-street parking or loading area, common open space area, or any area or right-of-way to be conveyed to or reserved for a public body, by more than 10 feet in any direction, or a change in the spacing between any two structures by more than 10%;

(c) A change of more than 10% in any nonlocational quantitative specification of the previously approved plan, including:

[1] Any dimension of any lot, yard, structure, or pedestrian or vehicular thoroughfare.

[2] Any residential density.

[3] Amount of common open space acreage.

[4] Utility line capacity.

[5] Amount of floor area of nonresidential development.

[6] Amount of land to be conveyed to or reserved for any public body.

[7] Size or capacity of any off-street parking or loading area.

[8] Amount or dimensions of existing or proposed trees for ground cover, landscaping, or screening.

(d) Any other change that causes the development to fall short of meeting the requirements of any applicable zoning district to any greater degree than already provided on the previously approved plan.

(5) The Village Board shall approve, conditionally approve, or disapprove the amendment. An amended final plan shall be recorded in accordance with the provisions herein governing recording of a final plan.

D. Revocation of approval of final plan.

(1) The Village Board may revoke its approval of a final plan for a planned unit development or any phase thereof in any of the following circumstances:

(a) If construction does not begin within one year after approval of the plan.

(b) If construction is not completed within the time specified in the approved construction schedule or any extension thereof granted by the Village Board.

(c) If applicable provisions of this chapter are not complied with.

(2) In any such instance, the Village Board shall give the applicant 15 days' notice to appear before the Board to answer any charge of noncompliance.

(3) If the Board finds that the applicant is not in compliance, it may revoke approval if the planned unit development is not brought into compliance within a period it specifies.