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- 207 - Planned Residential Golf Course District
207 - Planned Residential Golf Course Overlay District (PRGCO) - Village of Wales
Ordinance #207
Zoning
Planned Residential Golf Course Overlay District (PRGCO) - Village of Wales
The Planned Residential Golf Course Overlay District is intended to permit developments that will, over a period of time, be enhanced by coordinated area site planning, diversified location of structures, diversified building types, and/or mixing of compatible uses such as residential and golf course uses. Such developments are intended to provide a safe and efficient system for pedestrian and vehicle traffic; to provide attractive recreation and open space as integral parts of the developments; to enable economic design in the location of public and private utilities and community facilities; and to ensure adequate standards of construction and planning. The Planned Residential Golf Course Overlay District will allow for flexibility of overall development design with benefits from such design flexibility intended to be derived by both the developer and the community, while at the same time maintaining insofar as possible the land use density and other standards or use requirements set forth in the underlying zoning district
1. Permitted Uses
(a) Uses permitted in the Planned Residential Golf Course Overlay District shall conform to uses permitted in the underlying zoning district. Individual structures shall comply with the specific minimum building area and height requirements of the underlying zoning district.
(b) Public and/or Private golf courses shall be permitted in the Planned Residential Golf Course Overlay District, subject to approval of a Conditional Use Permit per Section 17.12 (4) (k) of the Village Code of Ordinances for any clubhouse and maintenance facilities associated with the golf course. The course must be, at a minimum, consistent with 18-hole PGA of America specifications and regulations for size and layout, unless the Village Board determines that a smaller course is suitable for the proposed development.
(c) Multiple Family Residential uses, not exceeding four (4) units per building, shall be permitted in the Planned Residential Golf Course Overlay District subject to approval of a Conditional Use permit in accordance with Section 17.12 (4) (i) of the Village Code of Ordinances.
2. Minimum Area Requirements
(a) Areas designated in the Planned Residential Golf Course Overlay District shall contain, at a minimum, an overall lot size or land area of 150 acres to provide adequate area for the golf course, clubhouse and maintenance facilities and the residential development.
3. Procedural Requirements
(a) Pre-Application Conference. Prior to any application for approval of the Planned Residential Golf Course Overlay District, the applicant shall confer with the Village Engineer, Village Planner, Village Attorney, and other professionals or consultants and each subcommittee that may be established or retained by the Plan Commission, in connection with the preparation of the application. The applicant shall submit preliminary plans, sketches and basic site information for consideration and comment, regarding the relation of the proposed general development objectives and the policies of the Plan Commission and Village Board. (Note: Per Section 3.13 of the Village Code of Ordinances, the applicant will be charged back any and all fees paid by the Village for professional staff, consultants, attorneys or services provided to review the applicants project.)
(b) Preliminary Development Plan. This is initiated by the developer through the submission of a formal application for a planned residential golf course development, which will include an application for a zoning district change when relevant. The formal application shall be made to the Planning Commission and filed with the Village Clerk along with the following:
1. Written Documents.
a. A legal description of the total site proposed for development, including a statement of present and proposed ownership and present and proposed zoning. The applicant shall also provide a satisfactory title policy or commitment sufficiently showing the status of title to the property and A title encumbrances thereon.
b. A statement of planning objectives to be achieved by the planned unit development through the particular approach proposed by the applicant. This statement shall include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant.
c. A development schedule indicating the approximate date when construction of the planned development or stages of the planned development can be expected to begin and be completed.
d. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development, such as land areas, dwelling units, etc.
e. Quantitative data for the following: total number and type of dwelling units; parcel size, proposed lot coverage of buildings and structures; approximate gross and net residential densities; total amount of open space; total amount of nonresidential construction and such other studies and information as requested by the Plan Commission.
2. Site Plan. Drawings, maps and sketches necessary to show the minor details of the proposed planned residential golf course development should contain the following minimum information:
a. The existing site conditions including contours at 10' intervals, watercourse, unique natural features and forest cover.
b. Proposed lot lines and plat designs.
c. The location and floor area size of all existing and proposed buildings, structures and other improvements including maximum heights, types of dwelling units, density per type, and nonresidential, including commercial facilities.
d. The location and size in acres or square feet of all areas to be conveyed, dedicated or reserved as common open spaces, public parks, recreational areas, school sites and similar public and semipublic uses.
e. The existing and proposed circulation system of arterial, collector and local streets, including off-street parking areas, service areas, loading areas and major points of access to public rights-of-way and major points of ingress and egress to the development. Notations of proposed ownership, public or private, shall be included where appropriate.
f. The existing and proposed utility systems, including water, electric, gas and telephone lines.
g. The existing and proposed pedestrian circulation system, including its inter-relationships with the vehicular circulation system, indicating proposed treatments of points of conflict.
h. A schematic landscape plan indicating the treatment of materials used for private and common open spaces. The proposed golf course design and layout including all tee, fairway, hazard and green locations, buildings, paths, parking, landscaping, signs, etc.
j. Any proposed phasing of the project, including location of phasing on the site plan and timelines for implementing and constructing the phases. The overall project shall not exceed a total of five years to complete all phases. The Village Board may at its discretion, grant an extension up to an additional five years to complete the project, after reviewing the progress of the development and the current ordinances, rules and regulations affecting the development.
k. The developer shall prepare a Planned Residential Golf Course Development agreement outlining the specific details, goals and phases of the preliminary development plan. The agreement shall be approved by the Village Board and shall be signed by the Developer and the Village.
l. Any additional information as requested by the Plan Commission necessary to evaluate the character and impact of the proposed planned residential golf course development.
3. The preliminary development plan shall be reviewed by the Plan Commission at the next available public meeting within the submittal deadline time period. The Plan Commission shall make a recommendation to the Village Board either approving the plan as presented, approving it subject to certain specified modifications or disapproving it. In accordance with Section 17.60 and 17.61 of the Village Code of Ordinances, a public hearing shall then be held by the Village Board at which time the developer shall present his proposal to the Village Board. The Board shall take into consideration the information presented by the developer and all information presented at the public hearing. After weighing all the evidence, the Village Board shall then take formal action in writing, either approving the plan as presented, approving it subject to certain specified modifications or disapproving it.
4. If a zoning district change is required for the underlying zoning district, the petitioner shall file an application with the Village Clerk in accordance with Section 17.51 of the Village Code of Ordinances. The Plan Commission shall then review the application at the next available public meeting within the submittal deadline time period. The findings of the Plan Commission shall be submitted to the Village Board to schedule a public hearing as required by Section 17.60 of the Village Code of Ordinances. The ordinance to adopt the underlying zoning district classification amendment shall not be enacted until the Village Board has approved the preliminary development plan and the Planned Residential Golf Course Development Agreement.
5. If the preliminary development plan is approved by the Village Board, subject to modifications, the Village Board shall not amend the zoning map to identify the Planned Residential Golf Course Development Overlay District and no building, permits shall be issued on land within the planned residential golf course development until the final development plans, with modifications completed, for the total project area have been approved by the Village Board.
(c) Final Development Plan.
1. Within a maximum of 6 months following the approval of the preliminary development plan, the applicant shall file with the Village Clerk a final development plan for the entire project or for the initial phase(s), as set forth in the approved phasing timeline, containing in a detailed form, the required written documents and maps along with all revisions and modifications made or pending at the time of approval of the preliminary development plan. At its discretion and for good cause, the Village Board may extend for 6 months the period for filing the final development plan. If the applicant fails to file a final development plan within the prescribed timeline, the preliminary development plan approval shall expire and a new preliminary development plan submittal will need to be filed and approved by the Village Board, before filing the final development plan.
2. Upon filing the final development plan, the Plan Commission shall at the next available public meeting within the submittal deadline time period, review the plan to be sure that it does not vary substantially from the previously approved preliminary plan and review all new information provided by the developer to determine its quality and compliance with the-substantive requirements of this chapter. If substantial compliance is not established and the Plan Commission has determined reasons for denial of the final development plan, a new plan must submitted to the Plan Commission in substantial compliance with the preliminary development plan or the applicant must amend the preliminary development plan and repeat the review and public hearing processes set forth in Section 3 (b).
3. In addition to insuring substantial compliance with the preliminary development plan, the Plan Commission shall review all of the information required for the preliminary development plan in its finalized, detailed form. This includes site plans sufficient for recording and engineering drawings. All schematic plans presented in the preliminary development stage shall be presented in their detailed form. Any items not submitted during the preliminary stage shall be reviewed and any final plans and public documents should be submitted at this time.
4. Based on the establishment of compliance with the preliminary development, the Plan Commission shall recommend to the Village Board that the final development plan should be approved, approved with modifications, or disapproved. If the Plan Commission does not approve the final development plan, the specific reasons for the disapproval should be stated in writing and made part of the public records as well as presented to the developer. Final approval shall be determined by the Village Board. No public hearing should be necessary since no new substantive information requiring policy considerations shall have been presented by the developer.
5. The Village Board shall conduct the necessary legislative acts relevant to the project, such as accepting and recording site plans and plats, enacting the ordinance to identify the Planned Residential Golf Course Development Overlay District, reviewing and accepting the Developer's Agreement for the construction of public improvements, accepting any dedicated properties, streets, rights-of-way and so forth. Following formal acceptance and recording, building permits may be issued and construction may begin. Final approval subject to modification or conditions shall be agreed to in writing by the developer before recording and formal acceptance.
6. Upon approval of the final development plan by the Village Board, construction must commence on the project within 6 months of the date of approval, unless the Village Board at its discretion determines that an extension of up to 6 additional months may be granted.
(d) Coordination with Chapter 18.
1. It is the intent of this regulation that subdivision review under Ch. 18 of this Code be carried out simultaneously with the review of the planned residential golf course development under this section.
2. The development plans submitted under this section shall be submitted in a form, which shall satisfy the requirements of Ch. 18 for preliminary and final plats.
Zoning
Planned Residential Golf Course Overlay District (PRGCO) - Village of Wales
The Planned Residential Golf Course Overlay District is intended to permit developments that will, over a period of time, be enhanced by coordinated area site planning, diversified location of structures, diversified building types, and/or mixing of compatible uses such as residential and golf course uses. Such developments are intended to provide a safe and efficient system for pedestrian and vehicle traffic; to provide attractive recreation and open space as integral parts of the developments; to enable economic design in the location of public and private utilities and community facilities; and to ensure adequate standards of construction and planning. The Planned Residential Golf Course Overlay District will allow for flexibility of overall development design with benefits from such design flexibility intended to be derived by both the developer and the community, while at the same time maintaining insofar as possible the land use density and other standards or use requirements set forth in the underlying zoning district
1. Permitted Uses
(a) Uses permitted in the Planned Residential Golf Course Overlay District shall conform to uses permitted in the underlying zoning district. Individual structures shall comply with the specific minimum building area and height requirements of the underlying zoning district.
(b) Public and/or Private golf courses shall be permitted in the Planned Residential Golf Course Overlay District, subject to approval of a Conditional Use Permit per Section 17.12 (4) (k) of the Village Code of Ordinances for any clubhouse and maintenance facilities associated with the golf course. The course must be, at a minimum, consistent with 18-hole PGA of America specifications and regulations for size and layout, unless the Village Board determines that a smaller course is suitable for the proposed development.
(c) Multiple Family Residential uses, not exceeding four (4) units per building, shall be permitted in the Planned Residential Golf Course Overlay District subject to approval of a Conditional Use permit in accordance with Section 17.12 (4) (i) of the Village Code of Ordinances.
2. Minimum Area Requirements
(a) Areas designated in the Planned Residential Golf Course Overlay District shall contain, at a minimum, an overall lot size or land area of 150 acres to provide adequate area for the golf course, clubhouse and maintenance facilities and the residential development.
3. Procedural Requirements
(a) Pre-Application Conference. Prior to any application for approval of the Planned Residential Golf Course Overlay District, the applicant shall confer with the Village Engineer, Village Planner, Village Attorney, and other professionals or consultants and each subcommittee that may be established or retained by the Plan Commission, in connection with the preparation of the application. The applicant shall submit preliminary plans, sketches and basic site information for consideration and comment, regarding the relation of the proposed general development objectives and the policies of the Plan Commission and Village Board. (Note: Per Section 3.13 of the Village Code of Ordinances, the applicant will be charged back any and all fees paid by the Village for professional staff, consultants, attorneys or services provided to review the applicants project.)
(b) Preliminary Development Plan. This is initiated by the developer through the submission of a formal application for a planned residential golf course development, which will include an application for a zoning district change when relevant. The formal application shall be made to the Planning Commission and filed with the Village Clerk along with the following:
1. Written Documents.
a. A legal description of the total site proposed for development, including a statement of present and proposed ownership and present and proposed zoning. The applicant shall also provide a satisfactory title policy or commitment sufficiently showing the status of title to the property and A title encumbrances thereon.
b. A statement of planning objectives to be achieved by the planned unit development through the particular approach proposed by the applicant. This statement shall include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant.
c. A development schedule indicating the approximate date when construction of the planned development or stages of the planned development can be expected to begin and be completed.
d. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development, such as land areas, dwelling units, etc.
e. Quantitative data for the following: total number and type of dwelling units; parcel size, proposed lot coverage of buildings and structures; approximate gross and net residential densities; total amount of open space; total amount of nonresidential construction and such other studies and information as requested by the Plan Commission.
2. Site Plan. Drawings, maps and sketches necessary to show the minor details of the proposed planned residential golf course development should contain the following minimum information:
a. The existing site conditions including contours at 10' intervals, watercourse, unique natural features and forest cover.
b. Proposed lot lines and plat designs.
c. The location and floor area size of all existing and proposed buildings, structures and other improvements including maximum heights, types of dwelling units, density per type, and nonresidential, including commercial facilities.
d. The location and size in acres or square feet of all areas to be conveyed, dedicated or reserved as common open spaces, public parks, recreational areas, school sites and similar public and semipublic uses.
e. The existing and proposed circulation system of arterial, collector and local streets, including off-street parking areas, service areas, loading areas and major points of access to public rights-of-way and major points of ingress and egress to the development. Notations of proposed ownership, public or private, shall be included where appropriate.
f. The existing and proposed utility systems, including water, electric, gas and telephone lines.
g. The existing and proposed pedestrian circulation system, including its inter-relationships with the vehicular circulation system, indicating proposed treatments of points of conflict.
h. A schematic landscape plan indicating the treatment of materials used for private and common open spaces. The proposed golf course design and layout including all tee, fairway, hazard and green locations, buildings, paths, parking, landscaping, signs, etc.
j. Any proposed phasing of the project, including location of phasing on the site plan and timelines for implementing and constructing the phases. The overall project shall not exceed a total of five years to complete all phases. The Village Board may at its discretion, grant an extension up to an additional five years to complete the project, after reviewing the progress of the development and the current ordinances, rules and regulations affecting the development.
k. The developer shall prepare a Planned Residential Golf Course Development agreement outlining the specific details, goals and phases of the preliminary development plan. The agreement shall be approved by the Village Board and shall be signed by the Developer and the Village.
l. Any additional information as requested by the Plan Commission necessary to evaluate the character and impact of the proposed planned residential golf course development.
3. The preliminary development plan shall be reviewed by the Plan Commission at the next available public meeting within the submittal deadline time period. The Plan Commission shall make a recommendation to the Village Board either approving the plan as presented, approving it subject to certain specified modifications or disapproving it. In accordance with Section 17.60 and 17.61 of the Village Code of Ordinances, a public hearing shall then be held by the Village Board at which time the developer shall present his proposal to the Village Board. The Board shall take into consideration the information presented by the developer and all information presented at the public hearing. After weighing all the evidence, the Village Board shall then take formal action in writing, either approving the plan as presented, approving it subject to certain specified modifications or disapproving it.
4. If a zoning district change is required for the underlying zoning district, the petitioner shall file an application with the Village Clerk in accordance with Section 17.51 of the Village Code of Ordinances. The Plan Commission shall then review the application at the next available public meeting within the submittal deadline time period. The findings of the Plan Commission shall be submitted to the Village Board to schedule a public hearing as required by Section 17.60 of the Village Code of Ordinances. The ordinance to adopt the underlying zoning district classification amendment shall not be enacted until the Village Board has approved the preliminary development plan and the Planned Residential Golf Course Development Agreement.
5. If the preliminary development plan is approved by the Village Board, subject to modifications, the Village Board shall not amend the zoning map to identify the Planned Residential Golf Course Development Overlay District and no building, permits shall be issued on land within the planned residential golf course development until the final development plans, with modifications completed, for the total project area have been approved by the Village Board.
(c) Final Development Plan.
1. Within a maximum of 6 months following the approval of the preliminary development plan, the applicant shall file with the Village Clerk a final development plan for the entire project or for the initial phase(s), as set forth in the approved phasing timeline, containing in a detailed form, the required written documents and maps along with all revisions and modifications made or pending at the time of approval of the preliminary development plan. At its discretion and for good cause, the Village Board may extend for 6 months the period for filing the final development plan. If the applicant fails to file a final development plan within the prescribed timeline, the preliminary development plan approval shall expire and a new preliminary development plan submittal will need to be filed and approved by the Village Board, before filing the final development plan.
2. Upon filing the final development plan, the Plan Commission shall at the next available public meeting within the submittal deadline time period, review the plan to be sure that it does not vary substantially from the previously approved preliminary plan and review all new information provided by the developer to determine its quality and compliance with the-substantive requirements of this chapter. If substantial compliance is not established and the Plan Commission has determined reasons for denial of the final development plan, a new plan must submitted to the Plan Commission in substantial compliance with the preliminary development plan or the applicant must amend the preliminary development plan and repeat the review and public hearing processes set forth in Section 3 (b).
3. In addition to insuring substantial compliance with the preliminary development plan, the Plan Commission shall review all of the information required for the preliminary development plan in its finalized, detailed form. This includes site plans sufficient for recording and engineering drawings. All schematic plans presented in the preliminary development stage shall be presented in their detailed form. Any items not submitted during the preliminary stage shall be reviewed and any final plans and public documents should be submitted at this time.
4. Based on the establishment of compliance with the preliminary development, the Plan Commission shall recommend to the Village Board that the final development plan should be approved, approved with modifications, or disapproved. If the Plan Commission does not approve the final development plan, the specific reasons for the disapproval should be stated in writing and made part of the public records as well as presented to the developer. Final approval shall be determined by the Village Board. No public hearing should be necessary since no new substantive information requiring policy considerations shall have been presented by the developer.
5. The Village Board shall conduct the necessary legislative acts relevant to the project, such as accepting and recording site plans and plats, enacting the ordinance to identify the Planned Residential Golf Course Development Overlay District, reviewing and accepting the Developer's Agreement for the construction of public improvements, accepting any dedicated properties, streets, rights-of-way and so forth. Following formal acceptance and recording, building permits may be issued and construction may begin. Final approval subject to modification or conditions shall be agreed to in writing by the developer before recording and formal acceptance.
6. Upon approval of the final development plan by the Village Board, construction must commence on the project within 6 months of the date of approval, unless the Village Board at its discretion determines that an extension of up to 6 additional months may be granted.
(d) Coordination with Chapter 18.
1. It is the intent of this regulation that subdivision review under Ch. 18 of this Code be carried out simultaneously with the review of the planned residential golf course development under this section.
2. The development plans submitted under this section shall be submitted in a form, which shall satisfy the requirements of Ch. 18 for preliminary and final plats.