Zoning Commission Packet 2012 02-22-12 United City of Yorkville
'`'` 800 Game Farm Road
EST. , _ 1836 Yorkville, Illinois 60560
.4 Telephone: 630-553-4350
a p� Fax: 630-553-7575
C
<tE '►ww
AGENDA
ZONING COMMISSION MEETING
Wednesday, February 22, 2012
7:00 P.M.
City Hall Conference Room
800 Game Farm Road
1. Welcome
2. Roll Call
3. Citizen's Comments
4. Approval of January 25, 2012 meeting minutes
5. New Business:
a) Review and Commentary of Proposed Revised Zoning
• Chapter 11: Residential Districts
• E-1, Estate District
• R-1, Single-Family Suburban Residence District
• R-2, Single-Family Traditional Residence District
• R-2 Duplex, Two-Family Attached Residence District
• R-3, Multi-Family Attached Residence District
• R-4, General Multi-Family Residence District
6. Adjournment
7. Next meeting date: March 28, 2012
ZONING COMMISSION MEETING
Wednesday,January 25, 2012
7:00 p.m.
Yorkville City Hall Conference Room
800 Game Farm Road, Yorkville, IL 60560
Committee Members in Attendance:
Jeff Baker
Gary Neyer
Greg Millen
Pete Huinker
City Officials in Attendance:
Krysti Barksdale-Noble, Community Development Director
Meeting Called to Order
The meeting was called to order at 7:03 p.m. and Mr. Millen welcomed everyone.
Roll Call
Roll call was taken. A quorum was established.
Citizen's Comments
There were no guests in attendance.
Previous Minutes
Mr. Baker moved to accept the June 22, 2011 minutes and it was seconded by Mr.
Huinker. There was no discussion, corrections or additions so a vote to accept was made,
unanimously accepted and the motion was carried.
Mr. Millen then turned the meeting over to Ms.Noble to cover Old Business.
Old Business:
Ms. Noble said tonight's meeting would be a recap of previously approved chapters. If
there were any changes, omissions or anything she overlooked(if everyone had a chance
to look over it) to let her know. The PUD ordinance will be going before Plan
Commission in March to be adopted separately. Even though it is a part of this, it will be
adopted immediately so everything is in place.
The next couple of meetings will address Zoning Districts: the Residential, Open Space
and Ag will be at the next meeting; the following meeting will have the Business and
Manufacturing and(hopefully) the Adult Business Uses before the end of the year.
She then asked for any comments, revisions or questions, and Mr. Huinker stated- for the
record in the interest of full disclosure -that his company was working on special use for
some clean fill on a residential project. After going through the ordinance, it doesn't
seem real clear when it comes to commercial or business uses if it is allowed there at all,
even as a special use.
Ms. Noble concurred that it is not identified at all and that was a great point. Mr.
Huinker asked if it could be covered on those zoning areas because it only shows up on
residential. There are even some commercial sites that could be filled up and if it is a
commercial site, would you want to encumber it as a special use if all you're doing is
bringing in fill material? He cited a lower area not in flood plain, not in wet land,not in
anything like that—such as a farm field zoned commercial—that's a little low and
someone has extra material from another site that could be brought in to build it up.
Right now, it is not clear in the zoning ordinance if it is allowed or not.
Mr. Baker agreed it was an important issue to address since you can't change water flow
from property-to-property and you could very well do that in that situation. Ms. Noble
suggested adopting some of the language from subdivision control ordinance that talked
about grading and filling.
Mr. Millen told Ms. Noble that he really liked the B.U.I.L.D. incentive program. Ms.
Noble explained the city hasn't gotten to reducing building permit fees yet; but rather
delay getting the actual fee until the time of occupancy. That frees up the developer to do
what he needs to do until the property is sold—then he can pay for the building permit.
The city did reduce the municipal building impact fee. Prior to 2003 or 2004, the fee was
$150; the price jumped in 2005 to $5,509 per single family residential unit. It is now
scaled back to $1,759 which is helpful, but may warrant revisiting. This would help the
builder. To help the buyer, when we collect those fees the city will rebate back to the
buyer up to $5,000 and the developer will contribute up to $5,000. Mr.Neyer also said
this is a good thing and the committee should take the approach to heart and be cautious
about any regulations that they adopt that would increase costs unnecessarily.
New Business:
The city is going to be doing the Conservation Design District, which includes Cluster
Development, Best Management Practices for water and other things. Ms. Noble thought
if the committee had a little more information on things, like impervious surfaces
conservation design, they could have a little more input when they write that section. She
asked for input and comments as the section comes together.
Mr. Millen suggested looking at the clustering issue—where the houses are clustered,
maybe that would be where you have the curb and gutter. Then, in the areas where you
have open-space, maybe you look at an open drainage system.
Mr. Neyer had some questions on the ground-cover and infiltration facts and figures
given. When it comes to studying recently completed developments, have they ever gone
back 20 years later and think—at completion of development -there was "this much"
infiltration going into the ground and is it the same or is it different now?"
Mr. Millen brought up the question, "Is there a guideline of what type of tree should be
planted in a parkway based on the different root systems?" Ms.Noble said there was, but
it is very general right now—i.e. willows that seek out water cannot be in parkways.
There is a need to "tweak"the landscape ordinance more and she has more information
on varieties and species that should be planted in combination to strengthen the landscape
code.
Ms. Noble said her goal for the next meeting is to have all of the residential sections of
the CDD completed. She will generate a purpose or description for the sections and
anything else that may need to be incorporated. Her goal is to have the Chapters 11-A
through 11-G done.
The next meeting is Wednesday, February 22 at 7:00 p.m. at Yorkville City Hall
Conference room. There was no further discussion so Mr. Millen made a motion to
adjourn; it was moved and seconded and agreed by all. The meeting was adjourned at
8:07pm(estimated by length of tape; time not officially stated).
Minutes respectfully submitted by:
Bonnie Olsem
Memorandum
EST. 1836
--�- To: Zoning Ordinance Commission
pFrom: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
<LE ��'� Date: February 22, 2012
Subject: Zoning Ordinance Update—New Business Items
Staff has prepared the attached revised Chapter 11: Residential Districts for the Zoning
Commission to review and discuss. The proposed revisions are as detailed:
Chapter 11A: E-1, Estate District
• Addition of a Purpose and Intent.
Chapter 11B: R-1, Single-Family Suburban Residence District
• Addition of a Purpose and Intent, as well as pictures of sample R-1 District
neighborhood. Discussion regarding Site and Development Standards requested.
Chapter 11C: R-2, Single-Family Traditional Residence District
• Addition of a Purpose and Intent, as well as pictures of sample R-2 District
neighborhood. Discussion regarding Site and Development Standards requested.
Chapter IID: R-21) Duplex, Two-Family Attached Residence District
• Addition of a Purpose and Intent, as well as pictures of sample R-21) District
neighborhood. Discussion regarding Site and Development Standards requested.
Chapter 11E: R-3, Multi-Family Attached Residence District
• Addition of a Purpose and Intent, as well as pictures of sample R-3 District
neighborhood. Discussion regarding Site and Development Standards requested.
Chapter 11F: R-4, General Multi-Family Residence District
• Addition of a Purpose and Intent, as well as pictures of sample R-4 District
neighborhood. Discussion regarding Site and Development Standards requested.
Also, Staff would like to discuss the following items briefly that have recently been presented
to the City via the Plan Commission as potential permitted or special uses within the residential
districts.
• Fill & Clean Soil Storage as a permitted or special use within the Residential Districts.
Currently, only R-1 One-Family Residence District identifies 'filling of holes, pits or
lowlands with noncombustible material free from refuse and food wastes" as a Special
Use (Section 10-613-2 of Yorkville's Zoning Ordinance).
• Firearm and ammunition dealer and/or manufacturers license approval as a permitted or
special use within Residential Districts. The City has been approached by residents
interested in getting Federal ATF Licensure for firearm dealer and/or manufacturer under
the auspices of a Home Occupation.
Chapter 11
Residential Districts
ARTICLE A. E-1,ESTATE DISTRICT
SECTION:
11-11A-1: Purpose and Intent
11-11A-2: Permitted and Special Uses
11-11A-3: Dimensional and Bulk Requirements
11-11A-4: Site and Development Standards
11-11A-1: PURPOSE AND INTENT:
The E-1 Estate District zoning designation is intended to accommodate large-lot, single-family residential
land uses within a rural setting. Other permitted land uses within this district are deemed compatible and
conducive to the low-density,tranquil and open space environment provided in the E-1 Estate District.
11-11A-2: PERMITTED AND SPECIAL USES:
No building, structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-11A-3:Dimensional and Bulk Requirements:
Any building,structure or apparatus constructed,erected, altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11-11A-4: SITE AND DEVELOPMENT STANDARDS:
A. All streetlights shall be required at intersections with a minimum spacing of five hundred feet (500')
with lights also placed at curves or dead end streets as required by the city.
B. No sidewalks are required. However, in the event sidewalks are not provided, paved trails must be
provided that meet the city's standards, specifically a ten foot (10') width with an exit and entrance
identification consisting of two inches (2") of asphalt on eight inches (8") of CA-6 aggregate.
Dedicated easements at least fifteen feet(15')wide must be provided for the trail.
C. All driveways must be paved with brick, asphalt or concrete, and must have a concrete culvert with
flared end sections.Culvert diameter shall be twelve inches(12")or greater,as required by the city.
D. Streets will require a seventy foot (70') minimum dedicated right of way with a fifty foot (50') front
yard setback.Twenty eight feet(28')of actual asphalt with a twenty five foot(25')driving area marked
by thermoplastic reflective strip is required. Thirty two foot(32') width of full depth stone to provide
two foot(2')wide stone shoulders at least twelve inches (12")thick. A ditch shall be required on both
sides of the street and shall have a minimum profile slope of one percent (1%) (side slope 4:1 on the
street side, and 3:1 on the lot side). Mailbox turnouts will be paved, using driveway specifications to
determine thickness.
E. Private wells are allowed if the subdivision or lot is not within two hundred fifty feet (250') of
municipal water service provided that public sanitary sewer mains serve the lot or parcels for which
permission for a private well is sought. Private septic systems are allowed if the subdivision or lot is
not within two hundred fifty feet (250') of public sanitary sewer provided that public water is being
used to serve the lot or parcels for which permission for a private septic is sought. However, if a
private well is allowed on the lot or parcel then a septic field is not allowed on the lot or parcel; and
conversely if a private septic system is allowed on the parcel then a private well is not allowed on the
lot or parcel. A newly platted subdivision must have either all private wells or all private septic
systems, but not a mix of both and only when the municipal water or sanitary sewer service is more
than two hundred fifty feet(250') away. If a lot is within two hundred fifty feet(250') of public water
or sanitary sewer service,that lot may maintain its private septic or private well only until failure of the
private septic or private well. At that time the lot must be connected to the public sanitary sewer or
public water service as the case may be at the lot owner's sole expense. After connection to the city
sanitary sewer system, individual private septic fields shall be abandoned by pumping out the tank,
knocking in the cover and filling with dirt or stone. After connection to the city water system,
individual private wells shall be properly capped as provided under the Illinois public health code. All
public improvements shall conform to the city standard specifications for municipal water and sanitary
sewer improvements.
Chapter 11
Residential Districts
ARTICLE B. R-1, SINGLE FAMILY SUBURBAN RESIDENCE DISTRICT
SECTION:
11-11B-1: Purpose and Intent
11-11B-2: Permitted and Special Uses
11-11B-3: Dimensional and Bulk Requirements
11-11B-4: Site and Development Standards
11-11A-1: PURPOSE AND INTENT:
The R-1 Single Family Suburban Residence zoning designation is intended to create a spacious suburban
residential neighborhood environment on parcels of at least 18,000 square feet. To protect the character of
the district, permitted uses are limited to single-family detached housing yet accommodate other
compatible and complimentary cultural,religious,educational and public uses.
11-11A-2: PERMITTED AND SPECIAL USES:
No building,structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-11A-3:Dimensional and Bulk Requirements:
Any building, structure or apparatus constructed,erected,altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11-11A-4: SITE AND DEVELOPMENT STANDARDS:
To be discussed
o ONO
Chapter 11
Residential Districts
ARTICLE C. R-2, SINGLE FAMILY TRADITIONAL RESIDENCE DISTRICT
SECTION:
11-11C-1: Purpose and Intent
11-11C-2: Permitted and Special Uses
11-11C-3: Dimensional and Bulk Requirements
11-11C-4: Site and Development Standards
11-11A-1: PURPOSE AND INTENT:
The R-2 Single Family Traditional Residence zoning designation is intended to accommodate smaller,
more conventional suburban residential neighborhood on lots of at least 12,000 square feet. The district's
moderately-low density allows for flexibility in site design, and creates a transitional land use between
rural/suburban residential settings and commercial districts. The primary permitted uses are single-family
detached housing, in addition to compatible and complimentary cultural, religious, educational and public
uses.
11-11A-2: PERMITTED AND SPECIAL USES:
No building, structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-11A-3: Dimensional and Bulk Requirements:
Any building, structure or apparatus constructed,erected,altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11-11A-4: SITE AND DEVELOPMENT STANDARDS:
To be discussed
Chapter 11
Residential Districts
ARTICLE D. R-2 DUPLEX, TWO-FAMILY ATTACHED RESIDENCE
DISTRICT
SECTION:
11-11D-1: Purpose and Intent
11-11D-2: Permitted and Special Uses
11-11D-3: Dimensional and Bulk Requirements
11-11D-4: Site and Development Standards
11-11A-1: PURPOSE AND INTENT:
The R-2 Duplex, Two-Family Attached Residence zoning designation is intended for moderate density
duplex dwelling structures on lots of at least 15,000 square feet. This district is primarily located off of a
major thoroughfare or as a transitional land use adjacent to single-family residences. Therefore, the R-2
Duplex district is intended to accommodate single-family attached dwelling structures of a size and
character that is compatible with the surrounding single-family detached residential districts.
11-11A-2:PERMITTED AND SPECIAL USES:
No building, structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-11A-3: Dimensional and Bulk Requirements:
Any building, structure or apparatus constructed,erected,altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11-11A-4: SITE AND DEVELOPMENT STANDARDS:
To be discussed
IL
Chapter 11
Residential Districts
ARTICLE E. R-3,MULTI-FAMILY ATTACHED RESIDENCE DISTRICT
SECTION:
11-11E-1: Purpose and Intent
11-11E-2: Permitted and Special Uses
11-11E-3: Dimensional and Bulk Requirements
11-11E-4: Site and Development Standards
11-11A-1: PURPOSE AND INTENT:
The R-3, Multi-Family Attached Residence zoning designation is intended for moderate density dwelling
structures on lots of at least 9,000 square feet and a maximum density of five (5) units per acre or six (6)
units per building. This district also accommodates other compatible and complimentary cultural,religious,
educational and public uses.
11-11A-2: PERMITTED AND SPECIAL USES:
No building,structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-11A-3:Dimensional and Bulk Requirements:
Any building, structure or apparatus constructed,erected,altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11-11A-4: SITE AND DEVELOPMENT STANDARDS:
To be discussed
■�-1� �� fit;, � � ��� _ -
m
_ ■F -
�Q�
Chapter 11
Residential Districts
ARTICLE F. R-4, GENERAL MULTI-FAMILY RESIDENCE DISTRICT
SECTION:
11-11F-1: Purpose and Intent
11-11F-2: Permitted and Special Uses
11-11F-3: Dimensional and Bulk Requirements
11-11F-4: Site and Development Standards
11-11A-1: PURPOSE AND INTENT:
The R-4, General Multi-Family Residence zoning designation is intended for moderate-to-high density
dwelling structures on lots of at least 15,000 square feet and a maximum density of eight(8)units per acre.
This district is suitable for creating a transition between the business/commercial uses and the surrounding
lower density residence uses. This district may accommodate other compatible and complimentary cultural,
religious,educational and public uses.
11-11A-2: PERMITTED AND SPECIAL USES:
No building, structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-11A-3:Dimensional and Bulk Requirements:
Any building, structure or apparatus constructed,erected,altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11-11A-4: SITE AND DEVELOPMENT STANDARDS:
To be discussed
r,' �'r
Q
.. IIIQII JIQIIIIIIIII ICIpIIIIIIIV r; [IIIII!!IIIIII! W sw _ t
IIlgQIQIQQIpIIQn IIIQ�IIP'uull �_� _
r■