CHECKLIST FOR DEVELOPMENT REVIEW

Transcription

1 CHECKLIST FOR DEVELOPMENT REVIEW Petitions and related documents and plans for land development or other proposals regulated by Title 16 of the Municipal Code (Development Ordinance) and Title 17 of the Municipal Code (Zoning Ordinance) are submitted to the Village Planner, who coordinates the Village review process. For some projects, information concerning signs (Sign Code, Title 14) and fences (Fence Code, Chapter of Title 15) may be required. The following information outlines the process and content for approval of a Preliminary Plan pursuant to the Development Ordinance and related requirements of the Zoning Ordinance. A complete listing of requirements and procedures is available in Chapter of the Development Ordinance. The petition and other development review forms are available on the Village website in the Planning & Economic Development section. PLAN REVIEW AND APPROVAL PROCESS (Village Development Ordinance) - Pre-application procedure. A. Staff Pre-application Conference. Prior to the filing of an application for the approval of a preliminary plan, the developer or owner of land shall schedule a pre-application conference to informally discuss the proposed development of land with the Village Manager or his/her designated representative. This permissive procedural step does not require a formal application, fee, or filing of a plan. 1. Purpose. The purpose of the pre-application conference is to afford the owner, developer, and their consultants an opportunity for the advice and assistance of the Village concerning the procedures, standards, specifications, and other documentation required by this Title for the preparation of a preliminary plan and plat for the proposed development of land. The pre-application conference is intended, but not limited, to provide for the clarification of interpretations, avoidance of misunderstandings, and development of liaison in order to expedite the development of land while minimizing the expenditure of time and financial resources of the owner, developer, and Village. 2. Request for Conference. The request for a pre-application conference should be made by the owner or developer to the Village not less than fifteen days prior to the date proposed for the conference. An electronic copy (PDF) of the conceptual sketch plan, at the time of request, shall be delivered to the Village for the pre-application conference. B. Village Board Pre-Application Conference. If it is determined by the Village Manager or his/her designated representative that the Village Board should review a proposed development on a pre-application basis, a conference with the Village Board will be scheduled. An electronic copy (PDF) of the concept plan shall be submitted to the Village Manager or his/her designated representative not less than ten days prior to the date of the Village Board Pre-Application Conference. C. Upon completion of the pre-application conference with Village staff and/or the Village Board, the owner or developer may file an application for approval of a preliminary plan.

2 PLANNING & ZONING COMMISSION (PZC) REVIEW 1. All items for a PZC workshop shall be submitted not less than 14 days prior to the meeting date. Submittal shall include 15 copies (folded) and an electronic submittal in PDF format of all items unless submittal requirements are modified by Village staff. 2. The Tree Survey and Preservation Plan required pursuant to Section of the Village Development Ordinance shall be submitted in the initial phase of the workshop review process to enable the Planning & Zoning Commission and Village staff to evaluate site planning alternatives to preserve or relocate existing trees on the development site. 3. Appearance review, including Appearance Review Team (ART) meetings (if necessary). Submittal of items for an appearance review shall be in accordance with directives from Village staff. A general checklist of required submittals is available on the Village website in the Planning & Economic Development section. 4. Prior to the public hearing, petitioner shall provide documentation that that the proposed plan has been submitted to agencies with jurisdiction concerning street right of way and driveway access, and any other agencies including local, state and federal, having review authority concerning the proposed development. 5. When the date of the Planning & Zoning Commission public hearing is set, all materials shall be submitted not less than 21 days prior to the date of the hearing. The submittal shall include 15 copies (folded) and an electronic submittal in PDF format of all items unless submittal requirements are modified by Village staff. The submittal shall include the Preliminary Plan with complete engineering information, and all other plans and documents as identified by Village staff and the Planning & Zoning Commission. Petitioner shall provide a written list of all variations requested with citations of the section numbers of applicable ordinances or codes, and a certified list of names and addresses of all owners of property within 250 feet of the development site (including two sets of mailing labels of property owner names and addresses). 6. Notice of the public hearing shall be provided pursuant to Section of the Village Municipal Code. 7. Public hearing by Planning & Zoning Commission concerning the Preliminary Plan, zoning requests and appearance package. 8. Village Board consideration of ordinance approving Preliminary Plan and related zoning requests and appearance package. Scheduling to be determined by the Village. All required plans and documents shall be submitted not less than 14 days prior to the date of the Village Board meeting. 9. Final plat review coordinated by Village Engineer, including Planning & Zoning Commission review and Village Board approval. Requirements concerning the Development Plan and Plat are set forth in Sections through of the Village Development Ordinance. 10. After recording of the final plat, building permit process may be initiated. MEETING SCHEDULE Village Board Regular meetings: 1 st and 3 rd Mondays of the month Planning & Zoning Commission Regular meetings: 1 st and 3 rd Wednesdays of the month. Village of Buffalo Grove, Division of Planning Services Page 2

3 Location: Council Chambers, Village Hall, 50 Raupp Blvd, Buffalo Grove, IL Time: 7:30 pm, unless other arrangements are scheduled. CONCEPT PLAN REQUIRED CONTENT (as listed in Section of Village Development Ordinance) 1. The concept plan and supporting documents shall be filed at least fifteen days before a regular meeting of the Corporate Authorities. 2. The concept plan and application shall specify the intent of the owner or developer with respect to land use, drainage, sewerage, water supply and street improvements. 3. The concept plan shall contain the following information (unless otherwise directed by the Village): Title, developer's name, preparer's name, date of plan preparation, scale, Northpoint, location map, character of the area contiguous to the site (including structures, driveways, streets, right-of-ways, sidewalks and bicycle paths), boundary lines of the site, dimensions of the site, area of the site (acreage and square footage), the total gross floor area of proposed buildings, the proposed F.A.R. (floor area ratio), the lot coverage ratio of buildings, the location of existing and proposed buildings, the location of parking areas, the number of parking spaces, the percent of site area covered by parking areas, the location of proposed right-of-ways, streets, driveways, sidewalks and bicycle paths, the location of proposed ground signs, refuse disposal areas, fences, and other freestanding structures, the location of recreational areas and facilities, the percentage of the site to be maintained as open space and stormwater detention areas, and the location and dimensions of all required setbacks. 4. For residential developments, the number of dwelling units, number of stories and bedroom mix shall be provided. The concept plan shall include a site data table summarizing information depicted on the plan. The concept plan shall include a note stating: 5. "Signs and fences depicted on this Plan are not approved and are subject to review and approval by the Building Commissioner, and if necessary, the Planning and Zoning Commission, subject to applicable ordinances." The location of proposed ground signs, refuse disposal areas, fences, and other free-standing structures. PRELIMINARY PLAN REQUIRED CONTENT (as listed in Section of the Village Development Ordinance) Preliminary plan requirements. A. Content of Preliminary Plan. The preliminary plan may be drafted on separate sheets to clearly delineate various elements of the plan including zoning, landscaping and engineering information. The preliminary plan shall also show the following: 1. The proposed name of the development. 2. A statement immediately under the proposed name of the development that reads:"preliminary Plan, Not To Be Recorded." 3. Locations by section, township and range, or by any other legal description. 4. Names and addresses of the owner or developer. 5. Name, address, and seal of the engineer under whose directions the preliminary plan was prepared. 6. Scale of the plan, one-inch equals one hundred feet or larger. Village of Buffalo Grove, Division of Planning Services Page 3

4 7. Date of plan preparation, including all subsequent revisions. 8. North point. 9. Boundary line of proposed development area indicated by a solid heavy line. 10. Total approximate acreage encompassed within the boundary line. 11. A site data table summarizing information including floor area ratio and lot coverage of all buildings and structures; residential net and gross density and bedroom unit; the percentage of the site area allocated for open space, stormwater detention, and parking areas; and calculation of required and provided off-street parking spaces. 12. All required zoning setbacks and, if applicable, distances between buildings. 13. A conceptual landscaping plan. 14. The location of proposed ground signs, refuse disposal areas, fences and other freestanding structures, and the location of recreational areas and facilities. 15. A note stating: "Signs and fences depicted on this Plan are not approved and are subject to review and approval by the Building Commissioner, and if necessary, the Planning and Zoning Commission, subject to applicable ordinances." 16. The location, widths and names of all existing or prior platted streets or other public ways, railroad and utility rights-of-way, parks and other open spaces, permanent buildings and structures, houses or permanent easements, section lines, and corporate limit lines within one hundred fifty feet of the development. 17. Location of all existing storm and sanitary sewers, field-drains, water mains, wells, springs, culverts, septic tanks, or other surface features and underground facilities within one hundred fifty feet of the development and indicating the pipe sizes, grades, manholes, and their exact locations. 18. Boundary lines of all adjacent tracts of developed or undeveloped land, showing ownership where possible. 19. Existing zoning of the development area and all adjacent tracts. 20. Contours at one-foot intervals within one hundred fifty feet of the development. 21. Layout of streets, alleys, and widths of rights-of-way. 22. The layout and widths of pedestrian ways or bike paths, public service easements and emergency access lanes for police and fire services. 23. Any existing and proposed deed restrictions and the expected date of development. 24. The location and extent of all wetlands, as determined by competent wetlands evaluation personnel; but as a minimum, shall show those areas indicated on the National Wetland Inventory prepared by the U.S. Department of the Interior, Fish and Wildlife Service. 25. The layout, numbers, and dimension of lots and, if requested by the Village, building locations. 26. Parcels of land intended to be dedicated or temporarily reserved for public use or set aside for use of property owners in the development area. 27. Building setback lines indicating distance from right-of-way. Provision of public utility easements where alleys are not provided. 28. Flow lines of streams and other surface water channels and their normal shorelines. 29. The shorelines for one hundred year flood crest elevations as established from the Village's Flood Plain Ordinance. 30. The normal shorelines of lakes, ponds, swamps and other detention basins. 31. Preliminary layout of grading and drainage showing the approximate method of lot drainage and street drainage throughout the subdivision. 32. Preliminary layout of sanitary sewerage facilities showing treatment facilities, depths and gradients of sewers, and other pertinent information concerning the sanitary sewer system. 33. Preliminary layout of water mains, showing sizes and location of mains, valves, fire hydrants, and other appurtenances. Village of Buffalo Grove, Division of Planning Services Page 4

5 34. Preliminary layout of storm sewers, showing locations, sizes, gradients, and depths of all storm sewers and drainage swales and open channels. 35. Preliminary layout of streets, showing cross section and grades and gradients of all streets proposed within the subdivision. 36. The location of soil borings, as required by the Village Engineer. 37. A statement concerning the materials to be used in the construction of improvements. The preliminary plan shall be prepared on durable Mylar or linen, and the size of the preliminary plan shall be twenty-four inches by thirty-six inches unless otherwise approved by the Village Engineer. B. Preliminary Plan Supporting Documents. The owner or developer of land proposing to submit a preliminary plan shall provide, but not by way of limitation, the following supporting documents: 1. Preliminary transportation studies, prepared by an engineer. The developer shall pay the costs incurred by the Village in the preparation of any traffic impact analysis. 2. A fiscal impact analysis, if requested by the Village. 3. Water main, storm sewer, sanitary sewer, and detention capacity and loading calculations, prepared by an engineer. 4. Preliminary soils and subsurface investigation report, prepared by an engineer. 5. The required Natural Resource Opinion from either the North Cook County or Lake County Soil Conservation District. 6. Preliminary estimate, prepared by an engineer, of the cost of constructing all required improvements. 7. Any pre-application conference documentation requested by the Village. 12/2/2014 Village of Buffalo Grove, Division of Planning Services Page 5