§ 6-15-1-9. PLANNED DEVELOPMENTS.

In addition to the general requirements for planned developments set forth in Section 6-3-6, "Planned Developments," of this Title the Plan Commission shall not recommend approval of, nor shall the City Council adopt a planned development in any special purpose district in which planned developments are authorized unless they shall determine, based on written findings of fact, that the planned development adheres to the following standards:

(A)

General Conditions:

1.

Each planned development shall be compatible with surrounding development and not be of such a nature in height, bulk, or scale as to exercise any influence contrary to the purpose and intent of the zoning ordinance as set forth in Section 6-1-2, "Purpose And Intent," of this Title.

If the proposed planned development is for a property listed as an Evanston landmark, or for property located within an historic district listed on the National Register of Historic Places or for property located within a historic district so designated by the Evanston preservation commission, the planned development shall be compatible with the "secretary of the interior's standards for rehabilitation" as set forth in the National Historic Preservation Act of 1966, as amended.

2.

Each planned development shall be compatible with and implement the adopted comprehensive general plan, as amended, any adopted land use or urban design plan specific to the area, this zoning ordinance, and any other pertinent City planning and development policies, particularly in terms of:

(a)

Land use.

(b)

Land use intensity.

(c)

Housing.

(d)

Preservation.

(e)

Environmental.

(f)

Traffic impact and parking.

(g)

Impact on schools, public services and facilities.

(h)

Essential character of the downtown district, the surrounding residential neighborhood, and abutting residential lots.

(i)

Neighborhood planning.

(j)

Conservation of the taxable value of land and buildings throughout the City, and retention of taxable land on tax rolls.

3.

Each planned development shall be completed within two (2) years of the issuance of the special use permit for the planned development. If extensive or staged development is approved as part of the planned development, however, the two (2) year requirement may be extended to provide for a more reasonable time schedule. The expanded time schedule shall be adopted as part of the planned development and so noted on the special use permit for a planned development.

4.

No special use permit for a planned development shall be valid for a period longer than one (1) year unless a building permit is issued and construction is actually begun within that period and is diligently pursued to completion. The City Council may, however, for good cause shown, extend the one (1) year period for such time as it shall determine, without further hearing before the Plan Commission. The City Council may, at its sole discretion, place conditions on the extension in order to assure that the planned development is diligently pursued to its completion.

5.

All landscaping treatment within the planned development shall be provided in accordance with the requirements set forth in Chapter 17, "Landscaping And Screening," of this Title and shown on the required landscape plan submitted as part of the planned development application.

(B)

Site Controls and Standards: The following site controls and standards are established to provide a regulatory framework that will promote excellence in site design. Their establishment is not intended to restrict or inhibit the Site Plan and Appearance Review Committee or the applicant from applying other site design principles and standards that may be applicable to the planned development being proposed and that may be found in the City's Manual of Design Guidelines or in common use by design professionals.

1.

For all boundaries of the planned development not immediately abutting a dedicated and improved public street, there shall be provided a transition landscaped strip a width of at least the following:

(a) O1	Twenty-seven (27) feet.
(b) T1	Twelve (12) feet.
(c) T2	Twenty (20) feet.
(d) U1	Twenty (20) feet.
(e) U2	Thirty-five (35) feet.
(f) U3	None.

 

The transitional landscape strip shall consist of vegetative screening, fencing, or decorative walls in accordance with the Manual of Design Guidelines and Chapter 17, "Landscaping and Screening." The transition landscaped strip and its treatment shall be depicted on the required landscape plan and submitted as part of the planned development application. Residential planned developments shall provide a transition landscape strip of the type noted above in this Subsection (B)1 of at least eight (8) feet in width.

2.

Walkways developed for a planned development shall form a logical, safe and convenient system for pedestrian access to all project facilities as well as any off-site destination likely to attract substantial pedestrian traffic. Walkways to be used by substantial numbers of children as play areas, routes to school or other principal destinations shall be located and safeguarded to minimize contact with normal automobile traffic. Street crossings shall be located, designed and marked to promote safety. If substantial bicycle traffic is anticipated, bicycle paths shall be incorporated in the walkway system. Pedestrianways shall not be used by other automotive traffic.

3.

The location, construction and operation of parking, loading areas, and service areas, shall be designed to avoid adverse effects on residential uses within or adjoining the development and where possible, provide additional parking beyond that required for the planned development to service the district in which it is located.

4.

Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movements and minimum hazards to vehicular and pedestrian traffic. If the planned development employs local streets within the development, said streets shall not be connected to streets outside the development in such a way as to encourage their use by through traffic.

5.

The planned development shall provide, if possible, for underground installation of utilities (including electricity and telephone) both in public ways and private extensions thereof. Provisions shall be made for acceptable design and construction of storm water facilities including grading, gutter, piping, treatment of turf, and maintenance of facilities.

6.

For every planned development there shall be provided a market feasibility statement that shall indicate the consumer market areas for all uses proposed in the development, the population potential of the area or areas to be served by the uses proposed, and other pertinent information concerning the need or demand for such uses of land.

7.

For every planned development involving twenty (20) or more dwelling units or forty thousand (40,000) square feet in gross area, there shall be provided a traffic circulation impact study that shall show the effect of all proposed uses upon adjacent and nearby roads and highways. The study also shall show the amount and direction of anticipated traffic flow and clearly describe what road improvements and traffic control improvements might become necessary as result of the construction of the proposed development.

8.

The Zoning Administrator may, at his discretion, require of the applicant additional studies or impact analyses when he determines that a reasonable need for such investigation is indicated.

(C)

Development Allowances: As provided in Section 6-3-6, "Planned Developments," of this Title the Plan Commission may recommend approval of, and the City Council may grant, site development allowances for planned developments. These allowances shall be limited as follows:

1.

The maximum height increase over that otherwise permitted in the special purpose districts shall be no more than:

(a) O1	Thirteen (13) feet, except that when an O1 zoning district line abuts or is adjacent to an R1, R2 or R3 zoning district line, the maximum height of any building or structure shall be established below a plane drawn at a fifteen degree (15°) angle from a point five (5) feet above the common zoning district line in cases where the aforementioned zoning district lines abut; and, in those cases where the O1 zoning district is adjacent to but separated by a public right of way from an R1, R2, or R3 zoning district, the point of measurement shall be five (5) feet above the nearest property line that demarks a public right of way and the nearest residential zoning lot within an adjacent R1, R2 or R3 zoning district.
(b) T1	Twelve (12) feet.
(c) T2	Twelve (12) feet.
(d) U1	Twelve (12) feet.
(e) U2	None.
(f) U3	Thirty-six (36) feet.

 

2.

The maximum increase in the number of dwelling units over that otherwise permitted in the special purpose districts shall be:

(a) O1	None.
(b) T1	Ten percent (10%).
(c) T2	Ten percent (10%).
(d) U1	Ten percent (10%).
(e) U2	None.
(f) U3	Twenty-five percent (25%).

 

3.

The location and placement of buildings may vary from that otherwise permitted in the special purpose districts, however, in the T1, T2, U1, and U3 districts no building shall be closer than ten (10) feet from any boundary of the planned development or any street. For planned developments located in the T2 and U3 districts contiguously and abutting Sheridan Road, this Subsection (C)3 shall not authorize an allowance that reduces that set required by the specific district. (For T2 see Section 6-15-4-7 of this Chapter, for U3 see Section 6-15-8-5 of this Chapter.) In the O1 districts no building shall be closer than twenty-seven (27) feet to any lot line abutting a residential district. Further, the minimum spacing between any two (2) buildings within the planned development shall be twelve (12) feet.

4.

The maximum increase in building lot coverage, including accessory buildings and structures over that otherwise permitted in the special purpose districts, for the T1 and T2 districts, shall be five percent (5%).

5.

The maximum increase in floor area ratio over that otherwise permitted in the special purpose districts shall be as follows:

(a) O1	0.5.
(b) U1	0.5.
(c) U2	0.5.
(d) U3	1.0.

 

(Ord. No. 43-O-93)

(D)

Mandatory Planned Development Minimum Thresholds: Any development the land use of which is listed among the permitted uses or special uses for the individual zoning district in which the subject property is located, except for the OS, U3, the properties in the T1 and T2 zoning districts listed in Table 15-B of this Subsection, meeting any one (1) of the following characteristics may only be authorized as a planned development in accordance with Section 6-3-6 of this Title. For purposes of this Subsection, "new construction" is defined as construction that results in the zoning lot being improved with substantially new structures, and/or construction conforming to the definition of a "substantial rehabilitation and substantial additions" in Section 6-18-3 of this Title.

1.

The area of the zoning lot to be improved with new construction is in excess of thirty thousand (30,000) square feet.

2.

The development provides for the construction of more than twenty-four (24) new residential units.

3.

The development plan for which application for a building permit is made contains more than twenty-four (24) units of any one (1) type or in any combination of any commercial, business, retail or office uses.

4.

The development plan for which application for a building permit is made contains more than twenty-four (24) units of any one (1) type of or in any combination of any residential, commercial, business, retail, or office uses.

5.

The development plan for which application for a building permit is made provides for the new construction of more than twenty thousand (20,000) square feet of gross floor area under one (1) roof for any commercial, business, retail or office use. For purposes of this Subsection, gross floor area excludes the area of any floors or portion of floors the volume of which is below the established grade but shall include all accessory areas, areas devoted to parking or loading, elevator shafts, stairwells, space used solely for heating, cooling, mechanical, electrical and mechanical penthouses, refuse rooms and uses accessory to the building, notwithstanding floor areas excluded from the calculation of gross floor area by Section 6-18-3 of this Title.

TABLE 15-B

Properties Excluded From Application Of Subsection 6-15-19(D)

T1 Excluded Properties:

619 Colfax Street

625 Colfax Street

629 Colfax Street

T2 Excluded Properties:

1.

T2 properties bounded by Garrett Place to Library Place:

Sheil Catholic Center: 2110 Sheridan Road

2046 Sheridan Road

Private home: 2044 Sheridan Road

2040 Sheridan Road

2.

T2 properties bounded by Library Place to Foster Street:

Family Institute: 618 Library Place

2016 Sheridan Road

2010 Sheridan Road

Blomquist Recreation Center: 617 Foster Street

Parking areas and parking lots as shown on the map in Table 15-C, on file in the City (the parking lot west of Blomquist Recreation Center is not a T2 excluded property, as shown in Table 15-C).

3.

T2 properties bounded by Foster Street to Emerson Street:

Foster-Walker complex: 1927 Orrington Avenue (the basketball courts north of Foster-Walker are not a T2 excluded property, as shown on the map in Table 15-C).

Searle Hall: 633 Emerson Street

Transportation Center: 600 Foster Street

619 Emerson Street

All parking areas and parking lots

Open space on Foster Street

(Ord. 59-O-04)