Zoning Commission Packet 2010 02-24-10 United City of Yorkville
J 4 800 Game Farm Road
EST. -1 _ _ 1836 Yorkville, Illinois 60560
Telephone: 630-553-4350
o� 1 _ v
�. Fax: 630-553-7575
ALE �Vv
AGENDA
ZONING COMMISSION MEETING
Wednesday, February 24, 2010
7:00 PM
City Hall — Conference Room
800 Game Farm Road
1. Welcome
2. Approval of September 23, 2009 and October 28, 2009 minutes
3. Status of search for Community Development Director
4. Review of Zoning District, Conservation Design District Draft
(and other modifications discussed to date)
5. Discussion of Downtown Rt. 47 overlay map
6. Next meeting date: March 24, 2010
D Cl,-� o United City of Yorkville
County Seat of Kendall County
EST. 1 1835 800 Game Farm Road
o two Yorkville, Illinois, 60560
Telephone: 630-553-4350
ALE
Meeting Minutes
Zoning Ordinance Commission
Wednesday September 23, 2009
Yorkville Public Library
902 Game Farm Road
ATTENDEES:
Zoning Commission:
Mike Crouch, Chair Al Green
Jeff Baker Ralph Pfister
Gary Neyer Greg Millen
United City of Yorkville Staff:
Travis Miller,Annette Williams
MINUTES
Mike Crouch, Chair of the Zoning Commission, called the meeting to order at 7:00 pm. Mike Crouch
called the role. A quorum was established at this time. The committee reviewed the minutes from the
August 26,2009 meeting. The minutes were approved as written.
The commission continued with their discussions of terms and definitions:
1) Dwelling: The members discussed the"one-family"term in the definition. In question was
whether or not the term should be changed to"single". Consistency of terms throughout the
document is the goal. Travis Miller mentioned that even in the current building code the number
of people allowed to lodge in a particular type of residential structure is not defined.
Family is defined as a maximum of 5 non-related members of a unit. Could 4 non-related people
renting out a part of a home be considered a family? Would this be a special use since it is not a
common household? Is it a special use, designated for a certain period of time, if the plan
commission allows a rental of one room? The one family dwelling, as defined,will now be
defined as a single.
2) Group Home: Is a single family home synonymous with a group home? The group decided that
the definition will remain as it is written.
3) Lodging: The definition of guest room is an outdated term. When a home has guest rentals, is this
promoting a special use or rezoning of the dwelling unit?
4) Mobile home: The definition should have an accommodation for pre-built"stick built" modular
homes.
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5) Motels, Motor lodges, tourist courts: The words"and living"should be deleted. The tourist
court and tourist definitions on page 20 should be deleted.
6) Professional services: There should be a definition added to the list for this term to include the
uses being removed from the Use table.
7) Religious institution: In the definitions the word"church" should be added to both the definition
of small and large church. (near the end with temple,mosque, etc).
8) Trailer: A new definition is needed. There would not be occupancy permitted in this type of
trailer. It should move under its own power.
9) Trailer camp or park: A recreation park campground area definition should be added to the list,
but the reference to storage should be removed. The zoning should be agricultural special use.
10) Storage: A definition for trailer storage units,in excess of 1- '/2 ton,will be added.
The following are discussion issues on the zoning and special use table:
1) Tattoo: This retail use will be in the manufacturing district. The members discussed putting
pawn shops in the same district. The two were differentiated because there is inventory
in the pawn shop,not the tattoo business.
2) Bed and Breakfast: Gary Neyer proposed that these would be special uses in some business
districts,B1,B2, and B-3, as well as Agricultural and R-1. Zoning not permitted would be R-2,
duplex. The Bed and Breakfasts now are also permitted in residential zoning. The current bed
and breakfast is on Walnut Street. There is no opposition to a breakfast/bed in a residential or
business district. The group pointed out, for example,what a good site a Victorian home on
Heustis Street, converted to a bed and breakfast would be. It would be in a residential district,
but near the recreation offered on the river and shopping offered at the downtown businesses.
3) Hotel/Motel: This will remain a permitted use in a business district.
4) Golf course: It is automatically permitted for residential zoning because it has bars,restaurants,
and driving ranges included? These amenities are not permitted in residential areas if they do not
include the golf. The consensus of the group is that this is a non-issue.
5) Hotel/apartment: This was discussed and if it came in to the city, it would be zoned B if added
to the uses list. There is one east on Hwy. 34 (used to be Old Country Charm Store). Years ago
these were more common as folks stayed in them for a continued and extended period of time.
The group considered this to be an outdated term and would like to remove this from the uses list.
6) Welding/blacksmith shop: Should these be permitted in manufacturing as a special use? These
would be an artisan shops? These should be considered a business. The group will define
welding and consider it a special use for now.
7) Solar power: Needs a definition.
8) Retail stores: Gary Neyer suggested further discussion of a special use in an M-1 district.
Minutes submitted by Annette Williams.
2
D Cl,-� o United City of Yorkville
County Seat of Kendall County
EST. 1 1835 800 Game Farm Road
o two Yorkville, Illinois, 60560
Telephone: 630-553-4350
ALE
Meeting Minutes
Zoning Ordinance Commission
Wednesday October 28, 2009
Yorkville Public Library
902 Game Farm Road
ATTENDEES:
Zoning Commission:
Mike Crouch, Chair Al Green
Gary Neyer Phil Haugen
United City of Yorkville Staff:
Travis Miller, Community Development Director
Annette Williams,Administrative Assistant
MINUTES
Mike Crouch, Chairman of the Zoning Commission, called the meeting to order at 7:00 pm. Mike
Crouch called the role. The committee will delay voting on approval of the September minutes at a future
meeting when there is a quorum in attendance.
Travis Miller would like feedback on any new definitions, the zoning districts intent and purpose, which
will come from the comprehensive plan, and will focus on chapters 16-20 which still includes information
from the 1973 ordinance,particularly 16, 17 and 18. The committee would like the overlay of the Route
47 district for the January meeting.
The committee first addressed definitions. Gary Neyer suggested reorganizing the definitions; ex.
1) Lot(comma), (descriptions); 2)Building (commah descriptions; 3)Basement(comma), (descriptions).
Those items of a similar type should be grouped together, and then the sub-descriptive items that follow
should be in alphabetical order. Mike Crouch commented that occasional references to the table make it
easier for the reader to follow the narrative.
1) Campground is a new recommended definition (pg. 6). The committee agreed with the new
definition,which excludes any human occupancy.
2) Group home will remain under"single family"dwelling.
3) Trailer—camp—park will be zoned agricultural special use. A petitioner applicant would be
asked to rezone the property if application for a campground was made in a non-agricultural
district and a concept plan would, undoubtedly, be brought to the city. Then they would
need a special use permit. The committee believes this would be less challenging because
the petitioner would be down zoning.
4) Retail is reflected as a special use in manufacturing.
1
5) Energies, including wind and solar should be added to the uses table. Wind energies could be
categorized as thermal, PV uses and domestic heating. Wind energies should differentiate
between rooftop and industrial. Al and Travis will research the terms.
6) Currently solar panels are not in the zoning package. If the community wishes to add
incentives for this technology, Travis Miller suggests no hurdles be in the ordinance to
distinguish or cause negative impacts on adjacent properties. Travis explained to the
committee that the zoning ordinance cannot regulate any wind issues.
A table is going to be added to the chapter. It will include definitions of the energy types, zoning districts
and permitted areas for the utilities. Language will be added that will make access non-regulated on any
other parcel other than your own.
Chapter 16 has no changes from the original ordinance. When the new ordinance and language is adopted
this will be important because non conforming buildings or uses will no longer be permitted.
The dollar amounts will need to be changed in 10-16-3, section A. Travis will have the city attorney
look at this section for potential legal challenges. In addition,he will check with Ms. Orr as to whether
or not a sign variances would be non-conforming after 10 years, as the language states in this 1973
version of the ordinance.
Travis Miller noted that the appearance code, sign and landscape ordinances titles could be readopted
as part of the new zoning ordinance by the commission and city council. These three chapters
can be modified with greater ease by city council,without the public hearing process. Mike Crouch
wanted to know if the commission wants to adopt these within the zoning ordinance. Travis will have the
city attorney check on this.
The chapters in the first section of 10-16-7 should be changed(10-10-3 to 10-16-3 and 10-10-4 to
10-16-4). The non-conforming use section gives relief to some uses, as the definitions are provided within
section 10-16-7. The committee members believe that the entire section should be rewritten to make the
language easier to understand. The 14 yr. amortization question, as stated, seems drastic if a business
should have to comply with it. Should the amortization apply in Yorkville—does the committee foresee
in the future when this schedule might be applicable in Yorkville?
Gary Neyer asked the committee to look at the specific points listed under home occupation on page 30.
He did not understand"G: ; in particular the fact the business would not be conducted"but for the general
practice of the profession". After consideration,the committee felt"G"should be rewritten or removed.
In point"C",the committee felt the signage should be somewhat restrictive in size. Travis will check the
sign code for specifics on this. The committee questioned the number of students who might take
instruction in a home business, (point H) determining that the number of students who enrolled would
probably be restricted because of home's size limitations. In regards to sounds,the performance
standards get additionally more restrictive as you move downward into the residential districts.
The graphics on pages 94-95 have been updated and reviewed by the city quite recently. On page 98,the
third definition"public utility and public services uses"needs completion of the sentence. "One parking
space shall be provided for each one employee plus spaces adequate in number determined by the zoning
administrator in serving the general public. " . The definitions in the chapter should be updated and
changed per the group's previous discussions.
The commission discussed the feasibility of keeping the language within this chapter that apply to the
zoning administrator's sole discretion for decision making—for instance,making choices for the number
of parking spaces. Travis defended the zoning administrator's having discretion,because,personally,he
has used alternative screening buffers by changing the number of trees, landscaping materials and
landscaping materials on a developer's landscape plan. He suggested to the committee that an
2
administrator might continue using discretion by inserting some mandatory criteria in the decision making
processes.
Travis Miller will complete a red line of the current tower and antennae's chapter, checking on new and
current provisions. Experts in the technology field will be used to add new and updated language to the
ordinance. Co-locations within the city and height variances are specific challenges to the ordinance that
have been brought before the city recently. Staff recommended taking a look to amend the text,
which would be advantageous to the plan commission and city council.
The fees on page 106 may be changing, depending on the information coming before the EDC and city
council in November. Phil Haugen suggested using flexible language that would mention the fee types
the city is committed to enforcing,but keeping the specific fee in the code. This would make any changes
in fee structures less cumbersome than changing the ordinance.
Travis will be sending the members of the committee new information as he drafts more information
on the changes needed and new chapters to be drafted. The members should contact him if they have
questions or any suggestions on the additions.
Al Green made a motion to adjourn. It was seconded by Phil Haugen. The meeting was adjourned at
8:50 p.m.
The next meeting will be Wednesday, January 27,2010.
Minutes submitted by Annette Williams.(Laura Schraw)
3
Land Use Plan
4.1 Intent
The land uses that develop in the coming years, combined with
maintaining the viability of existing land uses, will shape the
character and quality of Yorkville as it expands geographically and
as redevelopment of existing city territory occurs. The Land Use
Plan takes into account the elements that define the unique character
of Yorkville and attempts to preserve and enhance these elements to
create a unique and recognizable identity for the City. While areas
of the Land Use Plan do coincide with the current use of the land,
other areas propose a use different than the existing one. Many
areas identified with a new future land use are now undeveloped,
underdeveloped, or agricultural. It is recommended that with the
development or redevelopment of any of these properties the new use
should follow the Land Use Plan proposal. In all instances the Land
Use Plan seeks to protect desirable existing uses and natural features,
while proposing future uses in which the land is used to the highest
and best use appropriate.
The Land Use Plan will assist City leaders in guiding and directing
growth and change to ensure that new developments are well
integrated into the fabric of Yorkville. To accomplish this goal, the
Land Use Plan builds off of the two previous chapters (Existing
Conditions and Goals and Objectives)to create criteria which will
effectively direct growth and development. Such criteria include:
compatibility with existing land uses, existing zoning, environmental
features, residential density, open space, transportation, other
infrastructure systems and aesthetic criteria. Context for the general
pattern of development is provided through the description and
explanation of the specific land use classifications in the following
pages. It is important to note that the Land Use Plan is not the City's
official zoning map. Rather, it is a guide for decision making in the
context of the City's future land use patterns.
For several specific reasons, including but not limited to, changing
market demands, development trends and/or economic trends that
occur at some point in the future after the Comprehensive Plan is
adopted, certain proposals that are contrary to the land uses shown
for a particular parcel could be deemed as more beneficial to the City
than what this plan recommends. When such a case occurs, the City
will indicate why the deviation from the Comprehensive Plan is being
considered and what factors are considered beneficial to the City.
United City of Yorkville
2008 Comprehensive Plan 43
4.2 Land Use Classifications
Residential Land Use Classifications
One of the main goals for residential development in the
Comprehensive Plan is to provide quality, distinct, and creative
housing opportunities which preserve existing natural areas and
emulate the unique character of the United City of Yorkville. The
following land use classifications and the locations of them throughout
the planning area attempt to follow this goal while providing quality
housing choices and alternatives for all residents of the United City of
Yorkville.
Future developments ideally would provide a variety of housing types,
as well as opportunities for citizens to interact with each other, their
natural surroundings and the entire United City of Yorkville. Such
distinct residential environments are not only characterized by their
location and density, but are defined by the quality of the architectural
design, landscaping, and preservation of open spaces and existing
natural features. The design of a development is equally crucial in its
affect on the City as its overall density.
To effectively guide appropriate residential development and densities
that best fit the Comprehensive Plan's residential development
goals, the Land Use Plan defines the following Residential Land Use
classifications: Rural Neighborhood, Estate Neighborhood, Suburban
Neighborhood, and Traditional Residential Neighborhood. These
land use definitions have been amended from the City's 2002 and
2005 Comprehensive Plans. As a supplement to the definitions, a brief
narrative is included for each land use as it relates to the planning area.
The narrative provides a general justification for the placement of each
use shown on the plan.
United City of Yorkville
2008 Comprehensive Plan 44
4.2 Land Use Classifications
0 Rural Neighborhood
4,658.1 Acres 10.4% of Planning Area
Intent
The Rural Neighborhood Land Use classification is intended to
provide areas for very low-density detached single-family residences.
Generally, areas designated as Rural Neighborhood have existing
limitations regarding the provision of water and wastewater service.
The Rural Neighborhood is characterized by substantial open spaces
along roadways and between properties and may be considered more
agricultural in nature. Gross density in Rural Neighborhood should be
less than 0.5 dwelling units per acre.
Existing Rural Neighborhood in Location
Kendall County • Southeast corner of Yorkville's Planning area(Generally, east of
Block Road and south of Route 126)
•Areas which contain significant tree masses
•Areas with substantial topographic constraints
•Areas with limited wastewater services
• Outlying rural and agricultural areas
0 Estate Neighborhood
11,154.3 Acres 24.9% of Planning Area
Intent
The Estate Neighborhood Land Use classification is intended to
provide areas for low-density detached single-family residences. The
Estate Neighborhood is characterized by substantial open spaces
along roadways and between properties. This "open" character is
often identified with the United City of Yorkville and this land use
classification intends to protect and enhance this identity. Gross
density in Estate Neighborhood areas should be less than 1.75 dwelling
units per acre.
Example of Estate Neighborhood Developments requesting densities above 1.5 dwelling units per
acre shall illustrate compliance with the City of Yorkville's Design
Guidelines. In addition to showing compliance with the design
guidelines, the developer must also demonstrate their ability to add
specific improvements such as:
United City of Yorkville
2008 Comprehensive Plan 45
4.2 Land Use Classifications
•Assist with funding offsite City infrastructure improvements (water,
wastewater, transportation)
• Integration of architectural standards (i.e. masonry, side entry
garages, anti-monotony setbacks and elevations) that exceed the
requirements of the City's current appearance code and architectural
standards.
• Landscaping (i.e. increased landscape buffers,planting)
• Increased allocation of open space beyond City requirement
Location
• Existing developed areas of large lot single-family detached
residences
• Planned locations to create an effective transition from suburban
neighborhood to rural neighborhood and outlying rural and
agricultural areas
•Areas which contain significant tree masses
•Areas with substantial topographic constraints
•Areas with limited wastewater services
•Along the Prairie Parkway corridor to maintain rural character
Suburban Neighborhood
11,246.9 Acres 25.1% of Planning Area
Intent
The Suburban Neighborhood Land Use classification is intended to
be a residential area primarily comprised of single-family detached
residences. The Suburban Neighborhood land use seeks to preserve
existing developed areas at this density and to create new lower-
density environments characterized by intimate neighborhoods and
residences of distinctive design. As with the Estate Neighborhood,
- integration of open spaces,particularly along major roadways and at
the periphery of each development to transition to adjacent areas, is
vital to both the character of the development and the identity of the
City. Gross density in this classification should be between 1.50 and
2.25 dwelling units per acre.
Existing Suburban Neighborhood
United City of Yorkville
2008 Comprehensive Plan 46
4.2 Land Use Classifications
Developments requesting densities above 2.0 dwelling units per
acre shall illustrate compliance with the City of Yorkville's Design
Guidelines. In addition to showing compliance with design guidelines,
the developer must also demonstrate their ability to add specific
improvements such as:
•Assist with funding offsite City infrastructure improvements (water,
wastewater, transportation)
• Integration of architectural standards (i.e. masonry, side entry
garages, anti-monotony setbacks and elevations) that exceed the
requirements of the City's current appearance code and architectural
standards.
• Landscaping (i.e. increased landscape buffers,planting)
• Increased allocation of open space beyond City requirement
Location
• Existing developed areas of single-family detached residential
• Planned locations to create an effective transition from transitional
land uses to estate neighborhood
•Areas with some topographic constraints
• Generally, centrally positioned along main thoroughfare corridors
- Traditional Residential Neighborhood
473.1 Acres 1.1% of Planning Area
Intent
The Traditional Residential Neighborhood classification is created to
recognize and preserve the existing unique residential neighborhoods
y in the developed core of the City. Residential densities vary within the
Traditional Residential Neighborhood. Future development will likely
be in the form of redevelopment of existing sites. Any redevelopment
should be consistent with the 2005 Downtown Vision Plan prepared by
the City.
Location
Example of Traditional Residential • Existing residential neighborhoods in and around the downtown area
Neighborhood of the City
• Existing residential neighborhoods in the Town of Bristol
United City of Yorkville
2008 Comprehensive Plan 47
4.2 Land Use Classifications
Commercial Land Use Classifications
Providing areas for retail development is important for Yorkville
as retail sales tax revenue can provide significant funding for City
projects. By providing adequate areas for retail development
Yorkville's residents are able to purchase the goods they need
locally,without having to travel to surrounding cities. This provides
significant benefits to citizens by enabling them to have their retail
needs met locally, benefits to the City by enabling it to capture the
retail tax revenue generated by its citizenry, and benefits to the
environment by reducing the length of trips and thus car emissions by
residents needing to fulfill their retail needs.
To effectively guide appropriate commercial development to best fit
the Comprehensive Plan's commercial development goals, the Land
Use Plan defines the following Commercial Land Use classifications:
Commercial and Neighborhood Retail. These land use definitions
have been amended from the City's 2002 and 2005 Comprehensive
Plans. As a supplement to the definitions, a brief narrative is included
for each land use as it relates to the planning area. The narrative
provides a general justification for the placement of each use shown on
the plan.
United City of Yorkville
2008 Comprehensive Plan 48
4.2 Land Use Classifications
- Commercial
2,233.8 - 3,324.8 Acres 5.0 - 7.4% of Planning Area
Intent
The Commercial Land Use classification includes uses such as retail,
service, restaurant, entertainment. This land use classification intends
to promote market-sensitive development of commercial uses within
strategically located areas to efficiently, effectively and conveniently
serve the growing local population while reinforcing the importance of
the United City of Yorkville as a regional center. The Comprehensive
Plan's goal for such development includes expanding the economic
vitality and employment base of the City.
The Land Use Plan strengthens the presence of the existing core of
commercial uses in the City while allowing for additional locations of
commercial development that serve the planning area and minimize
conflicts with the transportation network and adjoining properties. As
Commercial Land Use at Kendall
Marketplace the Land Use Plan map shows, it is recommended that commercial
uses locate along major thoroughfares in Yorkville, principally so that
such land uses will have good accessibility. However, because of the
nature of commercial land uses,which often require outside storage,
display and sales areas, these areas should be buffered from public
view (i.e. that should not be visible from the roadways) and from
nearby residential uses.
Despite being located along major thoroughfares throughout the
planning area, strip commercial development which runs the length of
the corridor is not encouraged. Where possible, developments should
provide pedestrian connections to the commercial nodes for alternative
transportation access. Commercial development should also strictly
comply with the City of Yorkville's Design Guidelines to ensure
attractive, coordinated retail centers are planned.
Further, as a goal of this Comprehensive Plan,use-oriented districts
should be encouraged to provide an agglomeration of uses. These
use-oriented districts include, but are not limited to, entertainment,
healthcare, downtown, cultural and recreation. These districts while
they are defined as commercial development, function as unique
locations within Yorkville's planning area, and should be handled and
identified as such.
United City of Yorkville
2008 Comprehensive Plan 49
4.2 Land Use Classifications
Location
•At the interchange of Prairie Parkway and Route 47
• Downtown Yorkville
• Generally, at the intersections of arterials and major collector
thoroughfares (Baseline Road, Route 47, Galena Road, Eldamain
Road, US 34, Route 71, Route 126, Highpoint Road,Ament Road,
Walker Road, and Caton Farm Road)
Neighborhood Retail
- 305.7 Acres 0.7% of Planning Area
Intent
The Neighborhood Retail classification provides opportunities for
smaller scale, service oriented retail establishments intended to serve
only the residents within the immediate area. Small-scale retail trade
is further defined as land used for the purposes of serving the retail
needs of neighborhoods in close proximity(i.e. convenience stores,
florists,beauty salons, dry cleaners, cafes, coffee shops, day care
centers, small grocery stores, restaurants, etc.). By providing retail
opportunities in close proximity to future residents, trips for everyday
needs and services can be concentrated near residents'homes and
reduce the demands for continuous retail development along major
highway corridors, which in turn,reduces the additional vehicle trips
Example of Neighborhood Retail along these corridors.
Where possible, developments should provide pedestrian connections
to the neighborhood retail nodes for alternative transportation access.
The neighborhood retail nodes should also strictly comply with the
City of Yorkville's Design Guidelines to ensure attractive, coordinated
retail centers are planned.
Location
•Near the proposed commuter rail station at Beecher and Faxon
Roads to develop transit-oriented uses
• Generally, at the intersections of major collector and collector
thoroughfares (Beecher Road, Galena Road, Comeils Road,
Greenbriar Road, Walker Road and Lisbon Road)
United City of Yorkville
2008 Comprehensive Plan 50
4.2 Land Use Classifications
Industrial and Office Land Use Classifications
The Land Use Plan includes distinct, significant areas to locate
industrial uses and office/business parks. Such uses provide necessary
employment opportunities for area residents, and strengthen the
economic base of the United City of Yorkville. In order to provide
a variety of industrial uses in Yorkville, two classes within the
Industrial and Office Use classification are established, Industrial and
Office/Research. As a supplement to the definitions, a brief narrative
is included for each land use as it relates to the planning area. The
narrative provides a general justification for the placement of each use
shown on the plan.
United City of Yorkville
2008 Comprehensive Plan 51
4.2 Land Use Classifications
M Industrial
1,228.2 - 1,553.2 Acres 2.7 - 3.5% of Planning Area
Intent
The Industrial Use class intends to allow limited and general
manufacturing, assembly, wholesale and warehouse uses in distinct
areas that can be adequately served by transportation and other
infrastructure. In addition to the location need determined by
infrastructure, these areas should also locate where truck and/or rail
traffic and hours of operation would not serve as a nuisance to their
surrounding neighbors.
Industrial Land Use at Fox Industrial Location
Park • Eldamain Corridor between the BNSF railroad and Galena Road
•Along Route 47 at the BNSF Railroad
• East side of Route 47, north of Route 71
•At the Route 71 Interchange of the Prairie Parkway
Office and Research
615.3 - 2,031.3 Acres 1.4 - 4.5% of Planning Area
Intent
The Office and Research Use class seeks to encourage development
of office and light industrial uses in a larger-scale business park-
like setting. Primary uses are intended to be large office properties
and facilities for research, testing and product development. Light
manufacturing uses are intended to be limited in scope. Hospitality
uses can be integrated into the business park as an ancillary use.
It is recommended that the City concentrate on attracting businesses
engaged in light-industrial and office/research/development type
activities that would be contained within a building (i.e. a minimal
amount of open storage), such as high-tech services, medical services
Office Land Use at Prairie Pointe and software manufacturing. The City should also look to attract
"green collar" employers whose business missions' are to improve
environmental equality and promote sustainability within their
business.
try United City of Yorkville
2008 Comprehensive Plan 52
4.2 Land Use Classifications
Light industrial businesses tend to have many of the advantages of
general industrial uses (i.e. employment, increase tax base)without the
disadvantages often related to traditional, heavier industrial uses (i.e.
adjacency challenges,pollution).
Location
• East of Beecher Road at the BNSF Railroad
•At the Route 71 Interchange of the Prairie Parkway
•At the Route 47 Interchange of the Prairie Parkway
United City of Yorkville
2008 Comprehensive Plan 53
4.2 Land Use Classifications
Mixed Use Land Use Classification
The Land Use Plan identifies locations to serve as a buffer between
intensive land uses (commercial, industrial, or office/research) and
low-density residential uses. This land use classification, Mixed
Use, acknowledges that the highest and best use of land not only
differs from location to location,but is also dependent on the existing
development conditions and on market conditions. As a supplement
to the definition, a brief narrative is included for each land use as
it relates to the planning area. The narrative provides a general
justification for the placement of each use shown on the plan.
United City of Yorkville
2008 Comprehensive Plan 54
4.2 Land Use Classifications
0 Mixed Use
1, 561.3 Acres 3.5% of Planning Area
Intent
The Mixed Use classification establishes unique areas which are best
fit for medium density residential, small office complexes or open
space. Each development falling into the Mixed Use classification
will be unique, as it is considered that these uses will be established as
planned unit developments (PUD). These planned unit developments
can incorporate all or one of the following uses: residential
neighborhoods of varying densities, open spaces or carefully integrated
office uses. Developments within the mixed use classification should
comply with the City of Yorkville's design guidelines to ensure the
development is representative of the high quality of living found in
Yorkville.
This use generally serves as a positive buffering element between
single-family residential areas and major roadways and/or non-
Example of potential office uses in residential uses. If it is determined that a location will develop as a
Mixed Use Land Use residential use, gross residential density in this classification should
not exceed 3.50 dwelling units per acre. Or, if an area will develop
as an office use,buildings shall be relatively small in terms of their
building (and related parking area) size and designed in a manner that
is compatible with the surrounding residential uses. The mixed use
classification also encompasses open space, as it is acknowledged that
open space either passive, active, or preservation can be a positive
buffering element between intense commercial or industrial properties
and lower density residential.
Examples of potential developments in the mixed use classification
include single family attached residential units, age restrictive
residential, one story office buildings, or recreational amenities
(playgrounds,ballfields, or golf courses). Again, it should be
acknowledged that each development is unique and in no manner
does a previous development set the precedent for another. Each
development submittal will be handled as a unique case with the
highest and best use of the land to the City of Yorkville determined on
a case by case basis.
United City of Yorkville
2008 Comprehensive Plan 55
4.2 Land Use Classifications
Location
• Existing developed areas of single-family attached residential
• Generally, at planned locations to create an effective transition from
intense land uses (commercial, industrial, office/research)to suburban
-� neighborhood
•Along Route 71, east of Route 47
•Along Route 47 between Conservation Drive and Caton Farm
Road
•At the Route 47 Interchange of the Prairie Parkway
•Near the proposed commuter rail station at Beecher and Faxon
Roads to develop transit-oriented uses
Example of potential residential uses in
Mixed Use Land Use
F.ff MOM United City of Yorkville
2008 Comprehensive Plan 56
4.2 Land Use Classifications
Institutional Land Use Classifications
The Land Use Plan includes areas to locate institutional, public or
semi-public ownership,uses. Such uses strengthen the overall quality
of life for residents in the United City of Yorkville. Two classes within
the Institutional classification are established, Public/Quasi Public and
Park/Open Space. As a supplement to the definitions, a brief narrative
is included for each land use as it relates to the planning area. The
narrative provides a general justification for the placement of each use
shown on the plan.
United City of Yorkville
2008 Comprehensive Plan 57
4.2 Land Use Classifications
- Public/Quasi Public
470.2 Acres 1.1% of Planning Area
Intent
The Public/Quasi Public Land Use classification identifies existing and
proposed City facilities, Kendall County facilities,Yorkville Bristol
Sanitary District facilities, Bristol Kendall Fire Department facilities,
as well as school, religious institutions, and other non-private land
uses. The Comprehensive Plan assumes that the proposed facilities
located on the Land Use Plan map are subject to change and that
additional future facilities are allowed within the various land use
categories illustrated on the plan as deemed necessary by the City.
Yorkville's City Hall
Location
• Kendall County Government Complex along US 34
•Yorkville City Hall along Game Farm Road
• Existing and proposed District 115 School Sites
•Yorkville Post Office along Countryside Parkway
•Yorkville Bristol Sanitary District along the Fox River
• Religious Institutions throughout the Planning Area
Park/Open Space
9,527.1 Acres 21.2% of Planning Area
Intent
The Park/Open Space Land Use classification is intended to preserve
-y- existing public open spaces such as recreational areas (park lands),
existing privately held open space properties such as cemeteries, while
identifying environmentally sensitive areas to establish appropriate
locations for new designated open spaces. Consistent with the
goals the Comprehensive Plan, the Land Use Plan seeks to provide
a connected open space and trail system linking developments and
_ residents within Yorkville to establish a green infrastructure system.
Also, consistent with the goals of the Comprehensive Plan, the Land
Example of Park/Open Space Land Use Use Plan seeks to preserve features of topographic significance.
Aazwh United City of Yorkville
e_ ' 2008 Comprehensive Plan
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4.2 Land Use Classifications
This classification is not intended to establish potential locations for
open spaces that are located with Planned Unit Developments or other
developments. All planned developments are expected to consult
with the Yorkville Parks and Recreation Department to ensure that the
recreational needs of Yorkville residents are being addressed.
Location
•Along existing floodplains and natural drainage corridors
•Areas with significant topographic features
• Open Space Areas and Opportunities Areas from the Protect Kendall
Now! Plan
• Forest Preserve Properties
• Commonwealth Edison Right of Ways
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2008 Comprehensive Plan 59
4.3 2008 Land Use Map
Each of the land use classifications identified are shown on the Land
Use Plan map on the following page. Each land use classification
relates to a subsequent color, as seen next to the land use classification
name. Generally, residential land uses are shown in a shade of yellow,
commercial land uses are shown in a shade of red, industrial land uses
are shown in purple and open space land uses are shown in green.
Additionally, some areas on the Land Use Plan map are hatched with
two colors representing different land use classifications. This is done
to identify that some areas are suitable to multipliable land uses. This
is also way some land use classifications have a range of acreage and
percentage of the planning area. Generally, land use pairings include,
but are not limited to:
- Commercial & Office and Research
- Industrial & Office and Research
United City of Yorkville
2008 Comprehensive Plan 60
CHAPTER 10
Conservation Design District
10-10-1: PURPOSE AND INTENT:
The purpose of this chapter is to provide for an alternative zoning procedure for conservation design
developments that provide value to the community and the environment over the conventional zoning district and
which is consistent with the comprehensive plan and intent of the zoning ordinance.Conservation Design
Developments(CDD)are intended to encourage the most imaginative and best possible design of building forms
and site planning for tracts of land where unitary plans would best adapt to topographic and other natural features
of such sites.
The Conservation Design Development district purpose is to:
A. Conserve undeveloped land for the purpose of protecting primary and secondary conservation areas in
contiguous, un-fragmented,commonly managed landscape to;
1. Protect large, intact wildlife habitat areas and connect patches of wildlife habitat to support greater
biodiversity, maintain ecosystem processes and allow larger, healthier populations to exist; and
2. Minimize edge conditions and associated colonization by invasive plant species.
B.Contribute to the creation of a community wide greenway system for the benefit of present and future
residents;
C. Protect productive agricultural soils for continued or future agricultural use by conserving areas of land large
enough to allow for efficient farming operations;
D. Encourage innovation and promote flexibility, economy,and ingenuity in development;
E. Provide for the conservation and maintenance of greenway land and for active or passive recreational use by
residents;
F. Provide greater efficiency in the siting of services and infrastructure, including the opportunity to reduce length
of roads, utility runs, and the impervious cover required for residential development;
G. Protect water quality and reduce erosion and sedimentation by retaining existing vegetation and minimizing
development on steep slopes;
H. Implement land use,open space,and community policies set forth in the United City of Yorkville's
Comprehensive Plan.
10-10-2: PERMITTED AND SPECIAL USES:
Refer to Chapter 6 of this Title.
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10-10-3: DIMENSIONAL STANDARDS:
Conservation Design Subdivisions are expressly exempt from the lot area, lot width,yard area,and lot coverage
requirements of the Zoning Ordinance. Lots must be of a size and shape to allow for compliance with applicable
building codes and to provide for high-quality living environment for subdivision residents. Lots immediately
abutting or within 150 feet of an existing or approved subdivision may be no smaller than 80%of the average lot
size within the adjacent subdivision.
10-10-4: MAXIMUM BUILDING HEIGHT:
A. One-and Two-Family detached dwellings: Forty feet(40')and not more than 2.5 stories,whichever is less
B. Single Family Attached &Multiple Family dwellings: Eighty feet(80')and not more than six(6)stories,
whichever is less.
10-10-5: DEVELOPMENT STANDARDS:
A. Maximum Development Potential
1. Base Density:
i. The United City of Yorkville's Comprehensive Plan land use classifications shall be used
to determine base densities:
Land Use Classification Maximum Base Density
(dwelling units per acre)
Rural Neighborhood 0.5
Estate Neighborhood 1.5
Suburban Neighborhood 2.0
ii. If the conservation design subdivision is located in more than one land use classification,
the maximum number of dwelling units allowed must be determined separately for
each portion of the site lying within a different land use classification. Density may be
transferred from one portion of the site to another, provided that such transfers do not
result in an increase in the number of dwelling units allowed on the overall site.
2. Dwelling Unit Yield Formula (Pre Bonus)
i. Determine Base Site Area
1. Determine Gross Site Area
2. Subtract Right of Way(existing and ultimate)
3. Equals BASE SITE AREA
ii. Determine Buildable Area
1. BASE SITE AREA
2. Subtract Regulated wetlands and wetland buffers
3. Equals BUILDABLE AREA
iii. Determine Net Site Area
1. BUILDABLE AREA
2. Subtract 10%of buildable area for stormwater management
3. Subtract 15%of buildable area for streets
4. Equals NET SITE AREA
iv. Determine Maximum Dwelling Units
1. NET SITE AREA
2. Multiple by land use classification base density
3. Equals Pre Bonus Maximum Dwelling Units Allowed
3. Density Bonus
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i. The maximum increase in density shall be limited to twenty(20) percent of the
permitted density. The following list of incentives may be utilized to reach a density
bonus not to exceed twenty(20) percent.
1. Internal trails and open spaces are connected with existing or potential multi
use trails and open space outside of the development and provide access to the
public.Open space must be connected to larger greenway systems when
technically possible. 3-5%
2. The amount of open space provided exceeds the required open space per
section=__for the development by ten (10) percent or more. 3-5%
3. Open space within the development is placed into a conservation easement
with a legally incorporated land conservation organization or donated to a
public open space agency. 3-5%
4. Wetland restoration and/or enhancement is performed that is substantially in
excess of the U.S.Army Corps of Engineers permit requirements. 3-5%
5. Remnant prairies,savannas,and woodlands are substantially restored prior to
the turnover of the property to the Homeowners Association or land
conservation organization. Such restoration will consist of the removal of
invasive trees, brush,and herbaceous species and the establishment of native
herbaceous species. 3-5%
6. Innovative detention/retention basins such as(a)significant use of native
vegetation such as prairies and wetlands to retain water, (b) integration of
natural land forms,existing soil filtration characteristics,and natural
landscaping into the drainage plan,and/or(c)alternatives to detention basins
such as stormwater infiltration in naturalized swales, rain gardens, and gently
sloped depressional areas. 3-5%
B. Open Space Requirements
1. A minimum percentage of land shall be designated as permanent open space dependent upon
the United City of Yorkville's Comprehensive Plan land use classification for said property. The
open space area shall be including all non-buildable area and a minimum of 20%of the buildable
area.
Land Use Classification Minimum Open Space based on Base Site
Area
Rural Neighborhood 60%
Estate Neighborhood 50%
Suburban Neighborhood 40%
2. Open space must be dedicated or reserved for one or more of the following uses:
I. Conservation and protection of areas that potentially pose a significant hazard to people
or property(floodplains,wetlands,and lands whose slope and/or soils make them
particularly susceptible to subsidence or erosion when disturbed by development
activities)
II. Conservation and protection of any identified significant natural areas(stream corridors,
woodlands, hedge rows, rare plant communities, important wildlife habitats, etc.)or
other environmentally sensitive areas where development might threaten water quality
or ecosystems;
III. Provision of active and/or passive outdoor recreation opportunities including but not
limited to, ball fields, playgrounds,tennis courts,swimming pools, basketball courts,golf
courses,fishing ponds,shared-use trails,and picnic areas for the use of the general
public. Golf courses shall be designed in compatibly with the Audubon Cooperative
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Sanctuary Program for Golf Courses and shall endeavor to maximize water quality
benefits through the following practices: (a) use of reclaimed water, (b)use of native
wetland vegetation along ponds, (c) use of landscaping design and plant material that
emphasize native species and promote biodiversity,and (d) limited use of pesticides or
integrated pest management.
iv. Pasture and/or agricultural cropland areas.
3. Ownership and Management
L The petitioner must identify the owner of the open space and is responsible for
obtaining and filing an official letter of acceptance of the ownership and maintenance
responsibilities. A Property Owners'Association may transfer or convey any and all
open space to a land conservation agency or similar entity.
il. The designated owner, or if turned over to a land conservation agency or similar entity,
is responsible for maintaining the open space and any associate facilities. If a property
owner association is the owner, membership in the association is mandatory and
automatic for all property owners of the subdivision and their successors.
III. The petitioner must submit a management plan for the open space and all common
areas. The management plan must:
1. Allocate responsibility and guidelines for the maintenance and operation of the
open space and any associated facilities, including provisions for ongoing
maintenance and for long-term capital improvements;
2. Estimate the costs and staffing requirements needed for maintenance,
operation,and insurance and outline the means by which necessary funding
will be obtained or provided;
3. Provide that any changes to the management plan be approved by City Staff;
4. Provide for the enforcement of the management plan;
5. A budget must be included which lists operations and capital expenses;
6. Thereafter,yearly inspections will be administered by a qualified consultant
selected by and paid for by the property owners'association. A copy of said
yearly inspection shall be provided to the City.
4. Legal Instrument for Permanent Protection
I. The open space must be protected in perpetuity by a binding legal instrument that is
recorded with the deed. The legal instrument must be one of the following
1. A permanent conservation easement in favor of either:
a. A certified land trust or similar conservation-oriented, non-profit
organization with legal authority to accept such easements.
b. A governmental entity
2. An open space tract protected by a permanent restrictive covenant for
conservation and/or agricultural purposes in favor of a governmental entity;or
3. An equivalent legal tool that provides permanent protection, as approved by
the state's attorney.
II. The instrument for permanent protection must include clear restrictions on the use of
the open space. These restrictions must include all restrictions contained in this section,
all restrictions approved by the City Council,and any further restrictions the applicant
chooses to place on the open space.
C. Development Evaluation Criteria
1. In evaluating the layout,amount, and location of lots and open space,the United City of Yorkville
shall evaluate the extent to which the site plan:
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i. Protects floodplains,wetlands and steep slopes from clearing,grading,filling or
construction;
H. Preserves and maintains mature woodlands,existing fields, pastures,and prairies;
iii. Dwellings sited on least prime agricultural soils
iv. Maintains or creates a buffer of native species vegetation of at least 75 feet in depth
adjacent to wetlands and surface waters
V. Designs around existing hedgerows and treelines and minimizes impacts on woodlands,
especially those containing many mature trees,significant wildlife habitat,or not
degraded by invasive species
Vi. Protects wildlife habitats and ravines
Vii. Leaves scenic views and vistas unblocked, particularly as seen from public thoroughfares
Viii. Avoids siting new construction on prominent hilltops or ridges
ix. Includes a pedestrian circulation system designed to assure that pedestrians can
walk/bike safely and easily on the site, between properties and activities within the
open space system. All footpaths should connect with off-road trails,which in turn
should link with potential open space on adjoining undeveloped properties(or with
existing open space on adjoining developed properties)
X. Provides for contiguous open space. To the greatest extent practicable, open space
shall be designed as a single block with logical,straightforward boundaries.
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