Economic Development Packet 2015 06-01-15 special meeting
AGENDA
SPECIAL ECONOMIC DEVELOPMENT COMMITTEE MEETING
Monday, June 1, 2015
6:00 p.m.
City Hall Conference Room
Citizen Comments:
Minutes for Correction/Approval: May 5, 2015
New Business:
1. EDC 2015-18 Building Permit Report for April 2015
2. EDC 2015-19 Building Inspection Report for April 2015
3. EDC 2015-20 Property Maintenance Report for April 2015
4. PC 2015-08 Fitness Clubs – Text Amendment
5. EDC 2015-21 Vacant Building Registration Program
6. EDC 2015-22 Selection of Vice-Chairman
7. EDC 2015-23 Selection of Committee Liaisons
Old Business:
1. EDC 2015-14 B.U.I.L.D. Program
Additional Business:
2015/2016 City Council Goals – Economic Development Committee
Goal Priority Staff
“South Side Economic Development” 1 Bart Olson & Krysti Barksdale-Noble
“Revenue Growth (Industrial/Commercial Incentives)” 2 Bart Olson & Krysti Barksdale-Noble
“Downtown Planning and Development” 3 Krysti Barksdale-Noble
“Comprehensive Plan Update” 15 Krysti Barksdale-Noble
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
UNITED CITY OF YORKVILLE
WORKSHEET
SPECIAL ECONOMIC DEVELOPMENT COMMITTEE MEETING
Monday, June 1, 2015
6:00 PM
CITY HALL CONFERENCE ROOM
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CITIZEN COMMENTS:
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MINUTES FOR CORRECTION/APPROVAL:
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1. May 5, 2015
□ Approved ________
□ As presented
□ With corrections
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NEW BUSINESS:
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1. EDC 2015-18 Building Permit Report for April 2015
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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2. EDC 2015-19 Building Inspection Report for April 2015
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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3. EDC 2015-20 Property Maintenance Report for April 2015
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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4. PC 2015-08 Fitness Clubs – Text Amendment
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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5. EDC 2015-21 Vacant Building Registration Program
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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6. EDC 2015-22 Selection of Vice-Chairman
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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7. EDC 2015-23 Selection of Committee Liaisons
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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OLD BUSINESS:
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1. EDC 2015-14 B.U.I.L.D. Program
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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ADDITIONAL BUSINESS:
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
Minutes
Tracking Number
Minutes of the Economic Development Committee – May 5, 2015
EDC – June 1, 2015
Majority
Committee Approval
Minute Taker
Name Department
Page 1 of 2
DRAFT
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, May 5, 2015, 6:00pm
Yorkville City Hall, Conference Room
800 Game Farm Road
In Attendance:
Committee Members
Chairman Ken Koch
Alderman Carlo Colosimo
Alderman Joel Frieders
Alderman Diane Teeling
Other City Officials
City Administrator Bart Olson
Community Development Director Krysti Barksdale-Noble
City Planner Chris Heinen
Alderman Chris Funkhouser
Code Official Pete Ratos
Other Guests:
Attorney Kelly Kramer Helland
Lynn Dubajic, YEDC
The meeting was called to order by Chairman Ken Koch at 6:00pm.
Citizen Comments None
Previous Meeting Minutes April 9, 2015
The minutes were approved as read.
New Business
1. EDC 2015-15 Building Permit Report for March 2015
Mr Ratos reported 41 permits, none of them single family and there were 10 B.U.I.L.D. permits. He
said building is occurring in Blackberry Woods again.
2. EDC 2015-16 Building Inspection Report for March 2015
Mr. Ratos stated that in March, there were 108 inspections including many fences.
Page 2 of 2
3. EDC 2015-17 Property Maintenance Report for March 2015
No cases were heard in March, but there were several complaints. Citations were sent regarding a car
and also for debris in the roadway. He believes the car was moved, but reappeared later.
4. PC 2015-07 Fence Height for Corner Yards – Code Amendment
Mr. Heinen said since the adoption of the new ordinance in January, the City has received several fence
permit applications for corner lots which had to be denied due to reduced corner sideyard setbacks. He
said many of the HOA's allow for higher fences. Staff looked at the HOA requirements and decided to
increase the heights to be in line with the HOA's. The committee was OK with this amendment and it
will move forward to the consent agenda.
5. PC 2015-06 Southwest Developments – Amendments to Annexation Agreements
a. Aspen Ridge Estates
b. Chally Farm
c. Evergreen Farm Estates
d. Silver Fox
e. Yorkwood Estates
These developments were brought into the City in 2006 during the economic downturn and ownership
has since changed. The new owners are having difficulties with redevelopment or selling the properties
due to existing obligations. Staff wants to repeal the obligations of the land plans and relinquish the
SSA's attached to the properties. Alderman Koch noted that no improvements had been made on these
properties.
Mr. Olson said the properties will retain the residential zoning and new developers would have to fund
water and sewer and would likely request fee reductions. The legal obligations will be capped at $500
each property. He expects the City legal fees will be $2,000. He said there are other properties such as
this in the City. The committee approved this action and it moves forward to the City Council for a
Public Hearing on May 12th.
Old Business: None
Additional Business:
Alderman Frieders presented a hypothetical situation and asked what steps would need to be followed.
Ms. Barksdale-Noble explained the various steps and she explained the standards for a special use vs. a
variance.
There was no further business and the meeting was adjourned at 6:16pm.
Minutes respectfully submitted by Marlys Young
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #1
Tracking Number
EDC 2015-18
Building Permit Report for April 2015
EDC – June 1, 2015
N/A
N/A
N/A
Informational
None
All permits issued in April 2015
D. Weinert Community Development
Name Department
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #2
Tracking Number
EDC 2015-19
Building Inspection Report for April 2015
EDC – June 1, 2015
N/A
N/A
N/A
Informational
None
All inspections scheduled in April 2015
D. Weinert Community Development
Name Department
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DATE
--
-
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--
-
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3
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3
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DATE
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
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-
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-
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-
-
-
-
-
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-
-
-
-
-
-
-
-
-
-
-
-
-
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
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-
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-
-
-
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PR
_
_
_
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0
0
6
-
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R
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0
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7
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0
4
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PR
_
_
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0
0
8
-
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N
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L
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0
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BC
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0
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0
1
5
PR
_
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0
1
0
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DATE
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DATE
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
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-
-
-
-
-
-
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-
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-
-
-
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-
-
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--
-
-
-
-
-
-
-
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7
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9
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #3
Tracking Number
EDC 2015-20
Property Maintenance Report for April 2015
EDC – June 1, 2015
Informational
None
Pete Ratos Community Development
Name Department
Property Maintenance Report April 2015
Adjudication:
0 Property Maintenance Cases heard in March
April Formal Complaints:
7 Formal complaints received in April
2015-04-001 305 McHugh Rd. Debris Compliant
2015-04-002 952 Hayden Dr. Debris Notice of Violation
2015-04-003 411 Winterberry Leaking Vehicle Notice of Violation
2015-04-004 953 Heartland Dr. Unlicensed Vehicle Notice of Violation
2015-04-005 1151 Goldfinch Dr. Debris/Parkway Notice of Violation
2015-04-006 Undeveloped Grande Reserve Illegal Dumping Compliant
2015-04-007 1372 Walsh Dr Unlicensed Vehicle Notice of Violation
Memorandum
To: Economic Development Committee
From: Pete Ratos, Code Official
CC: Bart Olson, Krysti Barksdale-Noble, Lisa Pickering
Date: May 5, 2015
Subject: April Property Maintenance
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #4
Tracking Number
PC 2015-08
Fitness Clubs – Text Amendment
EDC/June 1, 2015
Majority
Vote
Text amendment to the Zoning Ordinance to allow Fitness Clubs as a permitted use in
the M-1 Limited Manufacturing zoning district.
Chris Heinen Community Development
Name Department
Background:
As the EDC will recall, the Zoning Ordinance was adopted on November 25, 2014 and
placed into effect on January 1, 2015. Since that time, staff has inspected several fitness club
facilities and found them to be in violation of the current zoning ordinance. After researching
these fitness clubs, staff determined that they should be identified as a permitted use under the
M-1 zoning classification. Several surrounding municipalities do classify health clubs/fitness
clubs as a permitted use in the Manufacturing/Industrial zoning districts. This zoning designation
will also maintain that the fitness clubs will not be constituted as a home occupation.
A majority of these fitness clubs differ from a typical health club. Commercial gyms
typically have numerous machines for individual workouts and cardio equipment, such as
treadmills or ellipticals. A fitness club is geared more towards a group exercise without all of the
equipment and generally takes place in warehouse settings.
Sta ff Recommendation Summary:
Staff has reviewed the text amendment and would support the addition of fitness clubs as
a permitted use in the M-1 zoning classification. Staff recommends the following text
amendment:
1. Chapter 6: Permitted and Special Uses in the Zoning Ordinance to revise Table 10.06.03,
Business Uses to allow Fitness Clubs as a permitted use in the M-1 Limited
Manufacturing zoning district
Staff will be available to answer any questions the Economic Development Committee
may have regarding the text amendment. The public hearing for this text amendment will be
heard on Tuesday, June 2nd and an update of this meeting will be presented at the EDC meeting.
This will next be heard at the June 9th City Council meeting for approval.
Attachments:
1. Current Chapter 6 of the United City of Yorkville’s Municipal Zoning Ordinance.
2. Research on Crossfit.
3. Copy of Public Notice.
Memorandum
To: Economic Development Committee
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: May 27, 2015
Subject: PC 2015-08 Fitness Clubs (Text Amendment)
CHAPTER 6
Permitted and Special Uses
Table 10.06.01
Residential Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Mobile Home Park - - - - - - - S1 S1 - - - - - - -
Dwelling, Duplex - - - - - - P P P - - - - - - -
Dwelling, Multi-Family - - - - - - - P P - P2 S2 S2 S2 S2 S2
Dwelling, Single-Family P - - P P P P P P - - - - - - -
Dwelling, Townhouse - - - - - - - P P - - - - - - -
1 10 Acre Minimum
2 Apartments above the first floor in a building used for business or as live/work space above a manufacturing use shall be permitted up to a maximum of two (2) apartments.
Table 10.06.02
Institutional Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Cemetery S S S S S S S S S - - - - - - -
Religious Institution, Large S - - S S S S S S P P P P P S S
Religious Institution, Small S - - S S S S S S P P P P P S S
Philanthropic Institution S - - S S S S S S - - - - - - -
Hospital S - - S S S S S S - P P P P - -
Library - - - - - - - - - P P P P P - -
Nursing Home/Rest Home S - - S S S S S S - P P - -
College, University or Junior College S - - S S S S S S P P P P P - -
School, Public or Private - - - P P P P P P - - - - - - -
Key
P = Permitted Use
S = Special Use
- = Not Permitted Use
[ United City of Yorkville Zoning Ordinance ] [ 45 ]
Chapter 6: Permitted and Special Uses
Table 10.06.03
Business Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Adult Daycare Facility - - S S S S S S - S S S S S S S
Adult Oriented Uses - - - - - - - - - - - - - - S S
Advertising Agency - - - - - - - - - P P P P P - -
Agricultural Implement Sales, Storage and
Services of Agriculturally Products (see Section
10-6-1: Special Conditions)
S - - - - - - - - - - - S P - -
Agricultural Uses P S S - - - - - - - - - - - - -
Amphitheater - - P - - - - - - - S S S S S S
Amusement Park S - S - - - - - - - - - S S S S
Animal Feed, Storage Preparation, Mixing and
Wholesale and Retail
Animal Hospital S - - - - - - - - - - - S - -
Antique Sales - - - S - S - S S - P P P P - -
Apiaries P - - - - - - - - - - - - - - -
Appliance - Service - - - - - - - - - - - - P P - -
Art Galleries/Art Studio - - - - - - - - - - - P P P P P
Auction House P - - - - - - - - - - - - P - -
Automobile Parts/Accessories Sales - - - - - - - - - - - P P P - -
Automobile Rental - - - - - - - - - - - P P P - -
Automobile Repair - - - - - - - - - - - - P P P P
Automobile Sales and Service/Open Sales Lot - - - - - - - - - - - - P P - -
Bakery, Retail - - - - - - - - - - P P P P S3 S3
Bank with Drive Through Facilities - - - - - - - - - P P P P P - -
Barber/Beauty Shop - - - - - - - - - P P P P P - -
Bed and Breakfast Inn S - - S S - - - - - S S S - - -
3 Appurtenant to Wholesale
[ United City of Yorkville Zoning Ordinance ] [ 46 ]
Chapter 6: Permitted and Special Uses
Table 10.06.03
Business Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Bicycle Shop/Repair - - - - - - - - - - - P P P - -
Billiard Parlor - - - - - - - - - - S P P P - -
Boat Sales and Rental - S S - - - - - - - P P P P - -
Boat Storage - S S - - - - - - - S S S S S S
Bookkeeping Service - - - - - - - - - P P P P P - -
Bookstore - - - - - - - - - - P P P P - -
Bowling Alley - - - - - - - - - - - P P P - -
Building Material Sales - - - - - - - - - - - - P P - -
Building equipment, building materials, lumber,
coal, sand and gravel yards, and yards for
contracting equipment of public agencies, or public
utilities, or materials or equipment of similar nature,
ready mix batch plants, and asphalt manufacturing
plants
-
-
-
-
-
-
-
-
-
-
-
-
-
-
S
S
Campground S - S - - - - - - - - - - - - -
Car Wash without mechanical repair - - - - - - - - - - - - P P P P
Carpet and Rug Cleaning - - - - - - - - - - - - - - P P
Catering Service - - - - - - - - - - - - P P - -
Clothes - Pressing and Repair - - - - - - - - - - P P P P - -
Club/Lodge, Private
(see Section 10-6-1: Special Conditions)
S - - - - - - - - P P P P P - S
Coffee Shop - - - - - - - - - P P P P P - -
Commercial Feeding of Fish, Poultry, Livestock S - - - - - - - - - - - - - - -
Commercial Laboratory - - - - - - - - - P P P P P - -
Commercial School, Trade School - offering training
in classroom study - - - - - - - - - P P P P P - -
Community Center - - P - - S S S S - P P P P S S
[ United City of Yorkville Zoning Ordinance ] [ 47 ]
Chapter 6: Permitted and Special Uses
Table 10.06.03
Business Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Contractor Facilities with Outdoor Storage - - - - - - - - - - - - - - S S
Contractor Offices - - - - - - - - - - - - - - P P
Cultivation of non-food crops and seeds used
of cellulosic biofuels production
P
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Dance Hall - - - - - - - - - - - P P P - -
Daycare Facility and Preschools S - S S S S S S - S S S S S S S
Department Store - - - - - - - - - - - P P P - -
Detective Agency - - - - - - - - - P P P P P - -
Dressmaker - Seamstress - - - - - - - - - - P P P P - -
Dry Cleaning Establishment - - - - - - - - - S P P P P - -
Dry Cleaning Plant - - - - - - - - - - - - - - S S
Employment Office - - - - - - - - - P P P P P - -
Farming P S S - - - - - - - - - - - - -
Fertilizer Sales with Storage and Mixture S - - - - - - - - - - - - - - -
Forestation P - - - - - - - - - - - - - - -
Funeral Home/Mortuary/Crematorium - - - - - - - - - - P P P P - -
Furniture Repair and Refinishing - - - - - - - - - - - - P P - -
Gasoline Service Station - - - - - - - - - - - S S S S S
Golf Course (see Section 10-6-1: Special Conditions) S - S P P P P P P - - - - - - -
Golf Course, Miniature S - - - - - - - - - - - P P - -
Golf Driving Range S - S - - - - - - - - - P P - -
Grain Elevators and Storage P - - - - - - - - - - - - - - -
Grocery Store - - - - - - - - - - P P P P - -
Health Club or Gymnasium - - - - - - - - - - - P P P - -
[ United City of Yorkville Zoning Ordinance ] [ 48 ]
Chapter 6: Permitted and Special Uses
Table 10.06.03
Business Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Heavy Machinery and Equipment Rental - - - - - - - - - - - - - - P P
Hotel/Motel/Motor Lodges/Tourist Courts
-
-
-
-
-
-
-
-
-
-
-
P
P
P
-
-
Indoor Shooting Gallery/Gun Range
(see Section 10-6-1: Special Conditions) - - - - - - - - - - S S S S S S
Interior Decorating Studio - - - - - - - - - - P P P - -
Kennel, Commercial or Private Dog Kennels S - - - - - - - - - - - P P - -
Liquor Store - - - - - - - - - - P P P P - -
Locksmith - - - - - - - - - - - P P P - -
Massage Establishment - - - - - - - - - - P P P P - -
Medical Clinic - - - - - - - - - P P P P P - -
Microbrewery/Brew Pub
(see Section 10-6-1: Special Conditions) - - - - - - - - - - S S S S P P
Milk Processing and Distribution
(see Section 10-6-1: Special Conditions) S - - - - - - - - - - - - - P P
Motorcycle Sales and Service - - - - - - - - - - - - P P - -
Musical Instrument Sales/Repair - - - - - - - - - - - P P P - -
Newspaper Publishing - - - - - - - - - - - P P P P P
Nursery/Greenhouses S - - - - - - - - - - - P P - -
Outdoor Music Venues - - P - - - - - - - S S S S S S
Off-Track Betting (OTB) Establishments - - - - - - - - - - - S - - - -
Parks - P P P P P P P P P P P P P - -
Pawnbrokers/Pawnshops - - - - - - - - - - P P P P - -
Pet Stores/Pet Supply - - - - - - - - - - - P P P - -
Photography Studio/Camera Repair Shop - - - - - - - - - - P P P P - -
Playground - P P P P P P P P - P P P P - -
Post Office/Retail Mail or Package Service - - - - - - - - - - P P P P - -
[ United City of Yorkville Zoning Ordinance ] [ 49 ]
Chapter 6: Permitted and Special Uses
Table 10.06.03
Business Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Public Storage Facilities/Miniwarehouse Stor-
age (see Section 10-6-1: Special Conditions) - - - - - - - - - - - - - - S S
Professional Services/Offices - - - - - - - - - P P P P P - -
Radio and Television Studios - - - - - - - - - - P P P P - -
Recreation Center - - P - - - - - - - P P P P P P
Recreational Camp - Private S - S - - - - - - - - - - - - -
Recreational Vehicle Sales and Service - -- - - - - - - - - - - P P - -
Repair of Household or Office Machinery or
Equipment
-
-
-
-
-
-
-
-
-
-
-
-
-
-
P
P
Resale Dealers - - - - - - - - - - P P P P - -
Restaurant, Convenience and Fast Food - - - - - - - - - - P P P P - -
Retail Store includes Pharmacy/Drugstore - - - - - - - - - S P P P P S -
Riding Academies with Stables S - - - - - - - - - - - - - - -
Roadside Stand P - - - - - - - - - - - - - - -
Salvage Yard S - - - - - - - - - - - - - - S
Shoe and Hat Repair - - - - - - - - - - P P P P - -
Skating Rink - - S - - - - - - - - - P P - -
Stables or Paddocks P - S - - - - - - - - - - - - -
Stadium - - S - - - - - - - - - S S S S
Swimming Pool - Indoor - - S - - - - - - - P P P P - -
Tattoo and Body Piercing Establishment - - - - - - - - - - P P P P P P
Tavern - Nightclub or Lounge - - - - - - - - - - S S S S S S
Taxidermist - - - - - - - - - - - P P P - -
Theater - - - - - - - - - - - P P P - -
Trailer Camp/Park S - - - - - - - - - P P P P - -
[ United City of Yorkville Zoning Ordinance ] [ 50 ]
Chapter 6: Permitted and Special Uses
Table 10.06.03
Business Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Treatment Center - - - - - - - - - - P P P P - -
Truck and Trailer Rental - - - - - - - - - - - - S P - -
Truck, truck tractor, truck trailer, car trailer or bus
storage yard - not include motor freight terminal - - - - - - - - - - - - - - P P
Upholstery Shop - - - - - - - - - - - - P P - -
Veterinary Clinic - - - - - - - - - - - - P P - -
Watch and Clock Sales and Repair - - - - - - - - - - - P P P - -
Weaving and Mending - Custom - - - - - - - - - - - P P P - -
Table 10.06.04
Manufacturing Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Any Assembly, Production, Manufacturing, Testing,
Repairing or Processing that can and does operate
in compliance with Performance Standards (see
Section 10-6-1: Special Conditions)
-
-
-
-
-
-
-
-
-
-
-
-
-
-
P
P
Bakery (Wholesale - Retail Component Special Use) - - - - - - - - - - - - - - P P
Manufacturer of Firearms and Ammunition - - - - - - - - - - - - - - P P
Medical Cannabis Cultivation Center & Dispensaries
(see Section 10-6-1: Special Conditions) - - - - - - - - - - - - - - S S
Research Laboratories - - - - - - - - - - - - - - P P
Aggregate Materials Extraction, Processing and Site
Reclamation (Stone and Gravel Quarries) - - - - - - - - - - - - - - - S
Welding Shop S - - - - - - - - - - - - - P P
Wholesaling and Warehousing - Local Cartage
Express Facilities - not including motor freight
terminal
-
-
-
-
-
-
-
-
-
-
-
-
-
-
P
P
[ United City of Yorkville Zoning Ordinance ] [ 51 ]
Chapter 6: Permitted and Special Uses
Table 10.06.05
Transportation Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Airport S - - - - - - - - - - - - - S S
Bus or Truck Storage Yard - - - - - - - - - - - - - - P P
Bus or Truck Garage or Streetcar House - - - - - - - - - - - - - - P P
Marina - - S - - - - - - - - S S S S S
Motor Freight Terminals - - - - - - - - - - - - - - S S
Railroad Passenger Station S - - S S S S S S S S S S S S S
Railroad Repair Shops, Maintenance
Buildings and Switching Yards
S
-
-
-
-
-
-
-
-
-
-
-
-
-
-
S
Taxicab Business - - - - - - - - - - - - P P S S
Table 10.06.06
Utility Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Communications Use S - - - - - - - - - - - - - - -
Electric Substation S S S S S S S S S - P P P P P P
Filtration Plant S - - S S S S S S - - - - - P P
Fire Station S - - S S S S S S P P P P P P P
Police Station S - - S S S S S S P P P P P P P
Public Utility - Electric substations and dis-
tribution centers, gas regulation centers and
underground gas holder stations
S
S
S
-
-
-
-
-
-
-
-
-
-
-
P
P
Other Public Utility Facilities S - S P P P P P P - - - - - P P
Radio and Television Towers - Commercial S - - S S S S S S - - - - - P P
Sanitary Landfill - - - - - - - - - - - - - - S S
[ United City of Yorkville Zoning Ordinance ] [ 52 ]
Chapter 6: Permitted and Special Uses
Table 10.06.06
Utility Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Sewage Treatment Plant - - - S S S S S S - - - - - P P
Solid Waste Disposal Site - - - - - - - - - S S S S S P P
Utility Company Maintenance Yard - - - - - - - - - - - - - - P P
Utility Service Yard or Garage - - - - - - - - - - - - - - P P
Watchman Quarters (Dwelling Units) - - - - - - - - - - - - - - P P
Table 10.06.07
Alternative Energy Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Wind Farm S - S - - - - - - S - - - - - -
Freestanding Wind Energy System (FWES) S S S S S S - - - S - - - - S S
Building Mounted Wind Energy System
(BWES)
S
-
P
S
S
S
S
S
S
S
S
S
S
S
S
S
Solar Farm S S S - - - - - - S - - - - - -
Building Mounted Solar Energy Systems
(BSES)
S
-
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Freestanding Solar Energy Systems (FSES) S S S S S S S S S S S S S S S S
Table 10.06.08
Miscellaneous Uses
Use Category
Zoning Districts
Ag Open Space Residential Business Manufacturing
A-1 OS-1 OS-2 E-1 R-1 R-2 R-2 D R-3 R-4 O B-1 B-2 B-3 B-4 M-1 M-2
Accessory Building/Use and Structures P P P P P P P P P P P P P P P P
Planned Unit Development (PUD) S - - S S S S S S S S S S S S S
[ United City of Yorkville Zoning Ordinance ] [ 53 ]
Chapter 6: Permitted and Special Uses
10-6-1 Special Conditions
A. Agricultural Implementation Sales, Storage and Service of Agriculturally Oriented Products:
1. Sales yards, wholesale or retail, for agricultural products in A-1 Agricultural District refer to Section 10-9-3 Special Uses.
B. Club/Lodge, Private:
1. Private clubs or lodges in A-1 Agricultural District refer to 10-9-3 Special Uses.
C. Golf Courses:
1. Regulation size golf courses are permitted provided that no clubhouse or accessory building shall be nearer than five hundred (500) feet to any
dwelling on an adjacent zoning lot.
2. Golf courses, miniature golf courses and driving ranges in A-1 Agricultural District refer to 10-9-3 Special Uses.
D. Indoor Shooting Galleries/Gun Ranges:
1. When located in a multiple-tenant building shall only be located in an end unit and with the gallery/range not adjacent to an adjoining unit.
2. The minimum building setback for indoor shooting gallery/gun range facilities shall be fifty (50) feet from any property line that abuts a residentially
zoned property.
3. The retail operations of any indoor shooting gallery/gun ranges shall occupy not more than twenty five percent (25%) of the total floor area.
E. Manufacturing Uses:
1. All business, production, servicing and processing shall take place within completely enclosed buildings unless otherwise specified. Within one
hundred and fifty (150) feet of a residence district, all storage shall be in completely enclosed buildings or structures, and storage located elsewhere in
the Manufacturing Districts may be open to the sky but shall be enclosed by solid walls or fences (including solid doors or gates thereto) at least eight
(8) feet high, but in no case lower in height than the enclosed storage and suitably landscaped.
2. However, open off-street loading facilities and open off-street parking of motor vehicles under one and one-half tons’ capacity may be unenclosed
throughout the Manufacturing Districts, except for such screening of parking and loading facilities as may be required under provisions of Chapter
16 of this title.
F. Medical Cannabis Cultivation Center:
1. Cultivation Center and Medical Cannabis Dispensing Organization in compliance with the Compassionate Use of Medical Cannabis Pilot Program Act
(410 ILCS 130/1 et seq.) provided that the distance requirements set forth in that Act are also required for public parks and religious institutions for such
use.
[ United City of Yorkville Zoning Ordinance ] [ 55 ]
Chapter 6: Permitted and Special Uses
G. Microbrewery:
1. Microbreweries/brewpubs, where if off premises consumption is allowed, all sales must be in a hand capped, sealed container with a total maximum
production of fifteen thousand (15,000) barrels per calendar year inclusive of on premises and off premises sales.
2. Microbrewery/brewpub operations will be ancillary to a restaurant or eating establishment, and the brewing component of the facility shall be no
more than twenty-five percent (25%) of the total floor area.
H. Public Storage Facilities/Mini Warehouse Storage:
1. Whenever a special use is granted for miniwarehouse storage under this M-1 zoning district or any other permitted zoning district, the following restrictions
shall apply:
A. If the facility is within one hundred fifty feet (150’) of a residential district, all storage shall be in completely enclosed buildings or structures,
and storage located elsewhere in this district may be open to the sky, but shall be enclosed by solid walls or fences (including solid doors or gates
thereto) at least eight feet (8’) high, but in no case lower in height than the enclosed storage buildings and suitably landscaped consistent with
the city’s landscape ordinance.
B. A minimum of three (3) parking spaces shall be provided.
C. There shall be a minimum of twenty feet (20’) between buildings.
I. Salvage Yards
1. Salvage Yards in A-1 Agricultural District refer to Section 10-9-3 Special Uses.
[ United City of Yorkville Zoning Ordinance ] [ 55 ]
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Section 11.00 – MANUFACTURING DISTRICTS
11.01 GENERAL REQUIREMENTS
CONDITIONS OF USE. All uses in the M-1 and M-2 Manufacturing Districts are subject to the
following conditions:
Any production, processing, cleaning, servicing, testing, repair or storage of goods, materials, or
products shall conform with the performance standards set forth in this ordinance.
All business, production, servicing and processing shall take place within completely enclosed
buildings unless a Special Use is granted. Within one hundred fifty (150) feet of a residence district, all
storage shall be in completely enclosed buildings or structures, and storage located elsewhere in this
district may be open to the sky, but shall be enclosed by solid walls or fences (including solid doors or
gates thereto) at least eight (8) feet high, but in no case lower in height than the enclosed storage and
suitably landscaped. Any outdoor storage shall not exceed ten (10) feet in height unless otherwise
provided for in a special use and is screened.
However, open off-street loading facilities and open off-street parking of motor vehicles under one
and one-half(1-1/2) tons capacity may be unenclosed throughout the district, except for such screening
of parking and loading facilities as may be required under the provisions of Section 13.00. The use of
gravel for the purpose of parking, driving or maneuvering on is prohibited; all surfaces shall be improved
to the specifications indicated in the Subdivision Control Ordinance except for landscaped areas and any
open space areas on site.
Uses established on the effective date of this ordinance and, by its provisions, are rendered non-
conforming, shall be permitted to continue, subject to the provisions of Section 5.00.
PERFORMANCE STANDARDS IN M-1 AND M-2 DISTRICTS. Any use established in a manufacturing
district shall be operated in such a manner as to comply with applicable performance standards as set
forth in this section; and no use already established on the effective date of this ordinance shall be so
altered or modified as to conflict with such applicable performance standards. Certification from a
testing laboratory, approved by the Village Board, indicating compliance with the applicable performance
standards shall accompany application for a building permit.
NOISE. Sound levels shall be measured with a sound level meter and associated octave band filter
manufactured according to standards prescribed by the American Standards Association. Measurements
shall be made using the flat network of the sound level meter, and shall include continuous noise and
those noises which cause rapid fluctuations of the needle of the sound level meter with a variation of no
more than plus or minus two (2) decibels. Noises incapable of being so measured shall be measured
with the impact noise meter manufactured according to standards prescribed by the American
Standards Association, and shall comply with the applicable performance standards for noise. At no
point on the boundary of a Residence or Business District shall the sound pressure level of any
individual operation or plant (other than background noises produced by sources not under control of
this ordinance, such as operation of motor vehicles) exceed the decibel levels in designated octave
bands shown in the following table:
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Maximum Permitted Sound Level (Decibels)
Octave Band
(cycles/second)
Along Residence
District Boundaries
Along Business
District Boundaries
0 to 75 72 79
75 to 150 67 74
150 to 300 59 66
300 to 600 52 59
600 to 1200 46 53
1200 to 2400 40 47
2400 to 4800 34 41
Above 4800 32 39
b. VIBRATION. No industrial operation or activity, except those not under the
direct control of the manufacturer, shall cause at any time ground transmitted vibrations
in excess of the limits set forth below. Vibration (the periodic displacement measured in
inches of earth) shall be measured at any point along a residence district boundary line
with a three-component measuring instrument approved by the Zoning Officer, and
shall be expressed as displacement in inches.
Maximum Permitted Displacement
Frequency
(cycles/second)
Along Residence District
Boundaries
0 to 10 .0008
10 to 20 .0005
20 to 30 .0002
30 to 40 .0002
40 and over .0001
SMOKE AND PARTICULATE MATTER.
i. The emission of smoke or particulate matter in such manner or quantity as to
endanger of to be detrimental to the public health, safety, comfort, or welfare is
declared to be a public nuisance, and shall be unlawful.
ii. For the purpose of grading the density of smoke, the Ringelmann Chart, published
and used by the United States Bureau of Mines, shall be employed. The emission of
smoke or particulate matter of a density greater than No.2 on the Ringelmann
Chart is prohibited at all times except as otherwise provided hereinafter. The
emission from all sources within any lot area of particulate matter containing more
than ten percent (10%) by weight of particles having a particle diameter larger than
forty-four (44) microns is prohibited.
iii. Dust and other types of air pollution, borne by the wind from such sources as
storage areas, yards, roads, and the like, within lot boundaries shall be kept to a
minimum by appropriate landscaping, paving, oiling, fencing, or other acceptable
means.
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iv. Smoke emission standards shall be as follows:
M-1 DISTRICT. The emission of more than eight (8) smoke units per hour per stack is prohibited,
including smoke of a density in excess of Ringelmann No.2. However, during a one-hour period in each
twenty-four hour day, each stack may emit up to sixteen (16) smoke units when blowing soot or
cleaning fires. Only during fire- cleaning periods, however, shall smoke of Ringelmann No.3 be
permitted, and then for not more than three (3) minutes.
M-2 DISTRICT. The emission of more than sixteen (16) smoke units per hour per stack is prohibited,
including smoke of a density in excess of Ringelmann No.2. However, during two one-hour periods in
each twenty-four hour day, each stack may emit up to twenty-four (24) smoke units, twice for blowing
soot and twice for cleaning fires. During fire-cleaning periods only shall smoke of a density of
Ringelmann No.3 be permitted, and then for not more than four (4) minutes per period.
TOXIC OR NOXIOUS MATTER. No use shall for any period of time discharge across the boundaries of
the lot wherein it is located toxic or noxious matter in such concentrations as to be detrimental to or
endanger the public health, safety, comfort, or welfare or cause injury or damage to property of
business.
ODORS. The emission of odorous matter in such concentrations as to be readily detectable at any
point along the boundaries of the property or in such concentrations as to create a nuisance or hazard
beyond such boundaries is prohibited.
FIRE. The storage, utilization, or manufacture of solid materials or products ranging from
incombustible to moderate burning is permitted.
The storage, utilization’s, or manufacture of solid materials or products ranging from free or active
burning to intense burning is permitted provided the following conditions are met:
i. Said materials or products shall be stored, utilized, or manufactured within
completely enclosed buildings or structures having incombustible exterior walls and
handled in accordance with the standards and regulations of the Village and the
National Fire Protection Association.
ii. All such buildings shall be set back at least forty (40) feet from all lot lines or, in lieu
thereof, shall be protected throughout by an automatic fire extinguishing system
installed in accordance with the standards and regulations of the Village and the
National Fire Protection Association.
The storage, utilization, or manufacture of flammable liquids or materials which produce flammable
or explosive vapors shall be permitted in accordance with the following limitations, exclusive of storage
in underground tanks and exclusive of storage of finished products in original sealed containers:
i. Said materials or products shall be stored, utilized, or manufactured within
completely enclosed buildings or structures, having incombustible exterior walls and
handled in accordance with the standards and regulations of the Village and the
National Fire Protection Association.
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ii. All such buildings shall be set back at least forty (40) feet from all lot lines or, in lieu
thereof, shall be protected throughout by an automatic fire extinguishing system
installed in accordance with the standards and regulations of the Village and the
National Fire Protection Association.
iii. The capacity of flammable liquids in excess of the following quantities shall not be
permitted:
Closed Cup Flashpoint Quantity (gallons)
Less than 24 degrees F 1,000
24 degrees F. to less than
105 degrees F 10,000
105 degrees F. to less than
187 degrees F 50,000
Total of all flammable
liquids permitted 50,000
GLARE OR HEAT IN M-1 AND M-2 DISTRICTS. Any operation producing intense glare or heat shall be
performed within a completely enclosed building in such a manner as not to create a public nuisance or
hazard along lot lines.
RADIATION. Airborne radioactive materials shall not exceed at any point on or beyond the lot line
the lowest concentration permitted for the general population by applicable Federal and State laws and
regulations in effect.
No activity involving radiation hazards shall be permitted which cause to any individual who may be
continuously at any point on or beyond the lot line; radiation in excess of the smallest amount permitted
in the applicable Federal and State laws and regulations.
PROHIBITED USES. The following uses and activities are prohibited in the M-1 and M-2 Manufacturing
Districts:
a. Acid manufacture.
b. Arsenals.
c. Cement, lime, gypsum or plaster of paris manufacture.
d. Crematories.
e. Distillation of bones.
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f. Explosives manufacture and storage.
g. Fat rendering.
h. Fertilizer manufacture.
i. Fireworks manufacture.
j. Garbage, offal or dead animal reduction or dumping.
k. Gas manufacture.
l. Glue manufacture.
m. Petroleum refining.
n. Smelting of tin, copper, zinc or iron ores.
o. Stockyards or slaughter of animals.
p. Wrecking and Salvage Yards: Junk Yards, including automobile wrecking and industrial
metal and waste salvage.
q. Storage of Intermodal Shipping Containers or other portable trailers or units, where
such Intermodal Shipping Containers, trailers or units are not physically on a rail carrier,
semi-trailer or vehicle. Additionally, the stacking of such Intermodal Shipping
Containers, trailers or units is expressly prohibited.
r. Any other use which, in the opinion of the Director of Community Development, is of
similar character to those described above.
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11.02 MANUFACTURING ZONING STANDARDS, BULK REGULATIONS AND USE TABLES
Zoning Standards and Bulk Regulations Table
Zoning
District
Front Yard
Setback*
Side/ Corner
Side Yard
Setback*
Rear Yard
Setback*
Transitional
Yard
Setback*+
Floor
Area
Ratio
Maximum
Building
Height
M-1 Min 25 ft Min 10% of lot
width but no
greater than 20
ft/ 25 ft
Min 20 ft Min 30 ft 1.5 45 ft**
M-2 Min 25 ft Min 10% of lot
width but no
greater than 20
ft/ 25 ft
Min 20 ft Min 30 ft 3.0 45 ft**
*All yard setbacks shall be landscaped and meet the Village’s landscaping requirements except that curb
cuts/drive entrances are permitted from the street and between lots for cross access. Parking/pavement
areas and structures are prohibited in all yard setbacks except that the inner ten feet of the rear yard
setback can be used for parking.
+A Transitional Yard shall be defined as a yard that abuts a residential use at the time of plan review and
approval.
**Table of Maximum Building Height Restrictions in Manufacturing Districts.
Zoning District Within 500 feet of a
residentially zoned parcel
Beyond 500 feet of a
residentially zoned parcel
M-1 45 feet 65 feet
M-2 45 feet 90 feet
The five hundred foot (500’) separation from residential shall be measured from the nearest residential
parcel line to the nearest parcel line of the manufacturing parcel in question.
OFF-STREET PARKING AND LOADING FACILITIES. Off-street parking and loading facilities shall be
provided as permitted or required in Section 13.00.
PERMITTED & SPECIAL USES.
Permitted, Special and Prohibited Use Table
P=Permitted Use S=Special Use X=Prohibited Use
Land Use Types M-1 M-2
Accessory Uses P P
Agricultural Uses S S
Distribution Uses S S
Drive Through/In Establishment X X
Entertainment Uses S X
Adult Business Uses – subject to Montgomery Code of
Ordinances
X S
Finance Service P X
Currency Exchanges X X
Food Sales X X
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Ground Mounted Solar Energy Systems in accordance with Section
4.06(11)
P P
Health Services P X
Tattoo Parlor P X
Manufacturing Uses P P
Concrete or Asphalt Batching Plants including mining, loading
and hauling of sand, gravel, topsoil or other aggregate
X S
Fuel manufacturing/production/storage/sales X S
Food Processing P P
Miscellaneous X X
Construction Trailer – temporary during construction P P
Distribution Uses (Distribution Uses are Permitted Uses,
except a Distribution Use shall be a Special Use when
access to the proposed site is through an area zoned
residential.)
P
(S if access is
through
Residential)
P
(S if access is
through
Residential)
Sanitary Landfill/Waste Transfer Station/Recycling Facility X S
Sewage Treatment Plants (permitted as an accessory use) X S
Sewage Pre-Treatment System P P
Motor Vehicle Service P P
Gas Station S S
Office Uses P P
Outdoor Sales accessory to principle use S S
Outdoor Use/Service accessory to principle use S S
Outdoor Storage accessory to principle use S S
Outdoor Sales/Use/Service/Storage (Principle Use) S S
Personal & Business Services P X
Planned Unit Development S S
Private Schools and Universities X X
Private Utilities P P
Public Uses P P
Large Active Park S S
Religious Use/Service X X
Residential Uses X X
Retail Sales P X
Pawnbroker S X
Transportation Services P X
Utility Scale Solar Energy Systems in accordance with Section
4.06(11)
S S
Warehouse Uses P P
Self Service Storage Warehouse S S
Wholesale Establishment P P
Fuel Sales S S
* Where a given use can fit in more than one category, the more specific category shall regulate and
control said use.
a. New Compatible Uses:
The Director of Community Development, or appointed designee, may allow a land use to be
considered as a permitted or special use which, though not identified by name in a zoning
district list of permitted or special uses, is deemed to be similar in nature, and clearly compatible
Page 126
with the listed uses. The officer shall consult the North American Industry Classification System
(NAICS) to determine similarity or compatibility. However, such non-listed uses shall not be
approved until the application for such use has been reviewed by the village attorney.
b. Addition of Non-listed Uses to Zoning Ordinance:
All non-listed uses that may be approved may be added to the appropriate use list at the time of
periodic updating and revision. The officer shall, upon approving a use not specifically listed in
this title, notify the planning commission and village board of trustees.
c. Adult Business Uses Restrictions:
Dispersion restriction:
No regulated use hereunder shall be located within 1000 feet of any other such use.
Location restriction:
No regulated use shall be permitted to operate on a parcel of land of which any portion of that
parcel falls within three hundred feet (300’) of the right-of-way line of Route 30, Route 31, and
Orchard Road.
The structure in which is located any regulated use hereunder shall be located at least 1100 feet
from the nearest property line of any land in any residential zone, or of any public, private or
parochial school, park, playground, or church, convent, monastery, synagogue or similar place of
worship, in any other zone.
However, the prohibition of this section shall be specially waived in any particular case upon the
presentment to the village clerk and verification of a validated petition requesting such waiver
signed by 51 percent of those persons owning real property, or otherwise residing or operating
a business, within 1100 feet of the proposed location of the regulated use hereunder.
11.03 ADDITIONAL LAND USE DEFINITIONS
1. The definitions below are intended to provide an understanding and scope of each
general land use category listed above. The definitions are not all inclusive and the zoning
enforcement officer has the discretion to review and deny a use if in their opinion it does
not meet the intent of the definition.
a. Agricultural Uses: Any use which includes farming, plowing, tillage, cropping, installation
of best management practices, seeding, cultivating, or harvesting for the production of
food and fiber products such as fruits, vegetables, grains, trees, sod, landscape plants
etc. This uses excludes animal husbandry, the use of animals for production of food or
fiber products, grazing and raising of livestock or any other use involving animals.
b. Distribution Uses: A building, structure, parcel of land, or portion therefore in which:
1) freight is shipped by airplane, motor truck or railroad: or 2) freight is received,
assembled, sorted and/or rerouted for local, intrastate, or interstate shipment.
c. Drive Through/In Establishment: An establishment or part thereof in which patrons
order commodities or process transactions at a window or electronic device used for
communication or are served while still in their vehicles (for example, fast food
restaurants, banks, pharmacies etc.).
Page 127
d. Entertainment Uses: An establishment which provides indoor entertainment on site
(for example, bowling alley, arcades, skate rinks, clubs etc).
e. Financial Services: An establishment which provides financial services (for example,
banks, credit unions, savings and loans, etc.).
f. Food Sales: Any food service use that sells or serves foodstuff articles directly to
patrons on site or off site for human consumption (for example, restaurant, grocery
store, alcoholic beverages, etc). This excludes off-site catering services and
manufacturing and distribution facilities of food products.
g. Health Services: An establishment that provides health care services to people, not
animals (for example, hospitals, emergency rooms, clinics, doctor offices, etc.).
I. Tattoo Parlor: An Establishment whose principal business activity, either in
terms of operation or as held out to the public, is the practice of placing
designs, letters, figures, symbols, or other marks upon or under the skin of any
person , using ink or other substances that result in the permanent coloration of
the skin by means of the use of needles of other instruments designed to
contact or puncture the skin.
h. Manufacturing Use: Any manufacturing use or process including assembling, fabricating,
altering, converting, finishing, processing, treating and packaging, except any use or
process hereinafter specifically excluded, and providing that such use will not be
hazardous, offensive or objectionable by reason of odor, dust, cinders, gas, fumes, noise,
vibrations, radiation, refuse matter or water-carried waste.
I. Food Processing: The preparation, processing, or canning and packaging of food
products. Examples of activities included are bakeries and meat, poultry, and
seafood canning curing and byproduct processing (not including facilities that
also slaughter animals).
i. Motor Vehicle Service/Gas Station: An establishment that services, sells, buys, trades or
rents motor vehicles on site (for example, gas station, service of oil, brakes, tires,
mufflers, transmissions, body shops, car sales/rental, car washes, etc.). All vehicles
under service by a body shop shall be kept indoors at all times.
j. Office/Service Uses: An establishment that uses space for conducting the affairs of a
business, profession, service industry or government.
k. Outdoor Sales/Service/Use: Any use that has outdoor sales or service/processing areas
or any use that is not fully enclosed within a building on site and is accessory to the
principle use on site.
i. Outdoor Sales/Use/Service/Storage as a Principle Use: Any use which the primary
purpose is to sell, use, service, and/or store products or activities outdoors, without
any other principle use.
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l. Outdoor Storage: An establishment that stores products or goods outdoors on site
and is accessory to the principle use; this excludes vehicles used as part of the business
operation (for example, dump trucks, backhoes, bulldozers etc.).
m. Personal & Business Services: An establishment that provides services to consumers
(for example, insurance, salon, attorney, veterinarian, teaching facilities for trades,
gymnastics, martial arts etc., consulting and contracting firms etc.).
n. Planned Unit Development: As defined in Section 3.02.
o. Private Schools and Universities: Any school or teaching institution that is not an Illinois
public school as defined under Illinois State law (for example, parochial schools, private
universities, excluding businesses teaching martial arts, ballot, gymnastics, trades etc.).
p. Private Utilities: Facilities or their apparatus that provide transmission, transfer, and
distribution of utility services that are owned and operated by non-public entities (for
example, ComEd electrical substation, Nicor gas utility, AT&T phone utility, Comcast
cable utility, radio, cellular and television towers etc.).
q. Public Uses: Any local, state, or federal agency, office or service (for example, Village
Hall, Police Station, Fire Station, Library, Post Office, Public School, public utility etc.).
r. Religious Use/Service: An establishment that provides religious or spiritual services for
worship and congregation including administrative offices and other meeting rooms (for
example, churches, parishes, rectories, temples, etc.).
s. Residential Uses: An establishment that permit persons on premises to sleep on site or
use as a permanent or semi-permanent residence (for example, apartment, loft, condo,
nursing home, bed & breakfast, etc.).
t. Retail Sales: An establishment that sells or rents goods and commodities to consumers
(for example, clothing, pharmacy, home goods etc.).
u. Sewage Pre-Treatment System: A system that reduces, eliminates or alters the nature
or amount of pollutants or its properties prior to or in lieu of introducing such
pollutants into the Publically Owned Treatment Works (POTW). This reduction or
alteration can be obtained by physical, chemical or biological processes; by process
changes; or by other means, except by diluting the concentration of the pollutants
unless allowed by an applicable pretreatment standard.
v. Transportation Service: An establishment that offers transportation services directly to
the consumer (for example, livery, taxi, limousine, bus, train, ambulance etc.).
w. Warehouse Uses: Any use which stores manufactured goods and products in
completely enclosed buildings; this excludes self-service storage warehouses/facilities.
x. Wholesale Establishment: An establishment or business that primarily engages in selling
and/or distributing merchandise to retailers, industrial, commercial, institutional, or
professional business users or to other wholesalers or acting as agents or brokers and
Page 129
buying merchandise for, or selling merchandise to, such individual or companies; sales to
individual consumers is permitted but should not be the primary use of the business.
VILLAGE OF OSWEGO ZONING ORDINANCE
9-1
SECTION 9.00 – MANUFACTURING DISTRICTS
9.01 M-1 LIMITED MANUFACTURING DISTRICT
A. Conditions of Use. All permitted uses are subject to the following conditions:
1. Any production, processing, cleaning, servicing, testing, repair or storage of
goods, materials or products shall conform with the performance standards set
forth in Section 9.03.
2. All business, production, servicing and processing shall take place within
completely enclosed buildings unless otherwise specified. Within one hundred
and fifty (150) feet of a Residence District, all storage shall be in completely
enclosed buildings or structures, and storage located elsewhere in this district may
be open to the sky but shall be enclosed by solid walls or fences, including solid
doors or gates thereto, at least eight (8) feet in height and suitably landscaped. If
items in storage exceed eight (8) feet in height, an applicant may submit to the
Plan Commission and the Village Board for a waiver to allow for fence in excess
of eight (8) feet, but not to exceed fifteen (15) feet in height. However, open off-
street loading facilities and open off-street parking of motor vehicles under one
and one-half (1½) ton capacity may be unenclosed throughout the district, except
for such screening of parking and loading facilities as may be required under the
provisions of Section 12.00.
3. Uses established on the effective date of this amended Ordinance and by its
provisions are rendered non-conforming, shall be permitted to continue, subject to
the regulations of Section 5.00.
4. Uses established after the effective date of this amended Ordinance shall conform
fully to the Performance Standards hereinafter set forth for the district.
B. Permitted Uses. The following uses are permitted:
1. Miscellaneous uses as follows:
a. Accessory uses.
b. Radio and television towers.
c. Temporary buildings for construction purposes for a period not to exceed
the duration of such construction.
2. Off-street parking and loading as permitted or required in Section 12.00.
3. Production, Processing, Cleaning, Testing or Repair, limited to the following uses
and products:
a. Advertising displays.
VILLAGE OF OSWEGO ZONING ORDINANCE
9-2
b. Apparel and other products manufactured from textiles.
c. Art needle work and hand weaving.
d. Automobile painting, upholstering, repairing, reconditioning and body and
fender repairing, when done within the confines of a structure.
e. Awnings, venetian blinds.
f. Bakeries.
g. Beverages – non-alcoholic.
h. Books – hand binding and tooling.
i. Bottling works.
j. Brushes and brooms.
k. Building equipment, building materials, lumber, coal, sand and gravel
yards, and yards for contracting of equipment of public agencies, or public
utilities, or materials or equipment of similar nature.
l. Cameras and other photographic equipment and supplies.
m. Canning and preserving.
n. Canvas and canvas products.
o. Carpet and rug cleaning.
p. Carting, express hauling or storage yards.
q. Ceramic products, such as pottery and small glazed tile.
r. Cleaning and dyeing establishments when employing facilities for
handling more than fifteen hundred (1,500) pounds of dry goods per day.
s. Clothing.
t. Cosmetics and toiletries.
u. Creameries and dairies.
v. Dentures.
w. Drugs.
x. Electrical appliances, such as lighting fixtures, irons, fans, toasters and
electric toys.
y. Electrical equipment assembly, such as home radio and television
receivers and home movie equipment, but not including electrical
machinery.
VILLAGE OF OSWEGO ZONING ORDINANCE
9-3
z. Electrical supplies, manufacturing and assembly of such wire and cable
assembly, switches, lamps, insulation, and dry cell batteries.
aa. Food products, processing and combining of (except meat and fish)
baking, boiling, canning, cooking, dehydrating, freezing, frying, grinding,
mixing and pressing.
bb. Fur goods, not including tanning and dyeing.
cc. Glass products from previously manufactured glass.
dd. Hat bodies of fur and wool felt.
ee. Hosiery.
ff. House trailers, manufacture.
gg. Ice, natural.
hh. Ink mixing and packaging and inked ribbons.
ii. Jewelry.
jj. Laboratories; medical, dental, research, experimental, and testing,
provided there is no danger from fire or explosion nor offensive noise,
vibration, smoke, dust, odors, heat, glare, or other objectionable
influences.
kk. Laundries.
ll. Leather products, including shoes and machine belting, but not including
tanning and dyeing.
mm. Luggage.
nn. Machine shops for tool, die, and pattern making.
oo. Metal finishing, plating, grinding, sharpening, polishing, cleaning, rust
proofing and heat treatment.
pp. Metal stamping and extrusion of small products, such as costume jewelry,
pins and needles, razor blades, bottle caps, buttons and kitchen utensils.
qq. Musical instruments.
rr. Orthopedic and medical appliances, such as artificial limbs, braces,
supports and stretchers.
ss. Paper products, small, such as envelopes and stationery, bags, boxes, tubes
and wallpaper printing.
tt. Perfumes and cosmetics.
VILLAGE OF OSWEGO ZONING ORDINANCE
9-4
uu. Pharmaceutical products.
vv. Plastic products, but not including the processing of the raw materials.
ww. Precision instruments, such as optical, medical and drafting.
xx. Products from finished materials; plastic, bone, cork, feathers, felt, fiber,
copper, fur, glass, hair, horn, leather, precious and semi-precious stones,
rubber, shell or yarn.
yy. Printing and newspaper publishing, including engraving, photoengraving.
zz. Public utility electric substations and distribution centers, gas regulation
centers and underground gas holder stations.
aaa. Repair of household or office machinery or equipment.
bbb. Rubber products, small, and synthetic treated fabrics (excluding all rubber
and synthetic processing), such as washers, gloves, footwear, bathing caps
and atomizers.
ccc. Signs, as regulated by Section 11.00.
ddd. Silverware, plate and sterling.
eee. Soap and detergents, packaging only.
fff. Soldering and welding.
ggg. Sporting and athletic equipment, such as balls, baskets, cues, gloves, bats,
racquets, and rods.
hhh. Statuary, mannequins, figurines and religious and church art goods,
excluding foundry operations.
iii. Storage of household goods.
jjj. Storage and sale of trailers, farm implements and other similar equipment
on an open lot.
kkk. Storage of flammable liquids, fats or oil in tanks each of fifteen thousand
(15,000) gallons or less capacity, but only after the locations and
protective measures have been approved by local governing officials.
lll. Textiles; spinning, weaving, manufacturing, dyeing, printing, knit goods,
yarn, thread, and cordage, but not including textile bleaching.
mmm. Tool and die shops.
nnn. Tools and hardware, such as bolts, nuts and screws, doorknobs, drills,
hand tools and cutlery, hinges, house hardware, locks, non-ferrous metal
castings and plumbing appliances.
VILLAGE OF OSWEGO ZONING ORDINANCE
9-5
ooo. Toys.
ppp. Truck, truck tractor, truck trailer, car trailer, or bus storage yard, when all
equipment is in operable condition, but not including a truck or motor
freight terminal, which are treated under Section 9.02.
qqq. Umbrellas.
rrr. Upholstering (bulk), including mattress manufacturing, rebuilding, and
renovating.
sss. Vehicles, children’s; such as bicycles, scooters, wagons and baby
carriages.
ttt. Watches.
uuu. Wood products, such as furniture, boxes, crates, baskets, and pencils and
cooperage works.
vvv. Any other manufacturing establishment that can be operated in
compliance with the Performance Standards of Section 9.03 without
creating objectionable noise, odor, dust, smoke, gas, fumes, or vapor; and
that is a use compatible with the use and occupancy of adjoining
properties.
4. Professional and Business Offices.
5. Public and Community Service Uses as follows:
a. Bus terminals, bus garages, bus lots, street railway terminals, or street car
houses.
b. Electric substations.
c. Fire stations.
d. Municipal or privately owned recreation buildings or community centers.
e. Parks and recreation areas.
f. Police stations.
g. Sewage treatment plants.
h. Telephone exchanges.
i. Water filtration plants.
j. Water pumping stations.
k. Water reservoirs.
VILLAGE OF OSWEGO ZONING ORDINANCE
9-6
6. Retail and services as follows:
a. Automobile service station for the retail sale of gasoline and oil for motor
vehicles, and for minor services which may be conducted out of doors.
b. Contractor or construction such as building, cement, electrical,
refrigeration, masonry, plumbing, roofing, air conditioning, heating and
ventilating, fuel oil, with a storage of fuel oils, gas and other flammable
products limited to twelve thousand (12,000) gallons per tank, with a total
storage on zoning lots not to exceed fifty thousand (50,000) gallons.
c. Health Clubs and Spas provided the property provides the adequate
number of parking spaces per Section 12.00 of this Code.
(Ord. 12-57, 9/7/2012)
7. Wholesaling and Warehousing. Local cartage express facilities (but not including
motor freight terminals).
C. Special Uses. The following uses may be allowed by Special Use Permit in accordance
with the provisions of Section 13.08.
1. Adult uses.
a. Additional Buffers. A 0.3 opacity bufferyard with a minimum twenty (20)
feet width shall be provided on all lot sides.
b. Separation.
i. The use shall be a minimum of one thousand seven hundred sixty
(1,760) feet from any place of worship, school, or daycare center.
ii. The use shall be a minimum of one thousand seven hundred sixty
(1,760) feet from any residential zoning district.
iii. The use shall be a minimum of one hundred fifty (150) feet from
any zoning district other than M-1 or M-2.
c. Spacing. The minimum spacing between adult uses shall be on (1) mile.
d. Lot Size. The use shall be minimum one (1) acre.
e. Access. The use shall take access from an interior street in the
manufacturing development not from an exterior roadway.
f. Signage. In height and shall have an area of no more than sixty (60)
percent of the district standard. At the entrance to the building a notice
shall be posted indicating that this is an adult use which may involve
activities or materials that do not meet community decency standards.
VILLAGE OF OSWEGO ZONING ORDINANCE
9-7
g. Alcohol. Adult uses shall not serve alcohol or allow the consumption of
alcohol anywhere on the property.
2. Airport or aircraft landing fields.
3. Any use permitted in the B-3 Business District, provided the Performance
Standards of Section 9.03 can be met in their entirety.
4. Any use which may be allowed as a Special Use in the B-3 Business District, but
not including house trailer (mobile homes) camps or parks.
5. Body Piercing establishments.
6. Motor freight terminals.
7. Pet Boarding.
8. Planned Developments, industrial.
9. Power Generating Facilities.
a. Purpose and Intent. It is the purpose and intent of this Section to protect
and preserve the health safety, and welfare of the Village by regulating
power generating facilities, as defined in Section 3.02 of this Ordinance,
within the Village.
b. General Standards.
i. A separate Special Use Permit, including an approved site
development plan, must be issued for each power generating
facility, as defined in Section 3.02 of the Oswego Zoning
Ordinance, which is proposed to be located within the Village.
ii. A petition submitted for approval of a power generating facility
Special Use Permit shall include but is not limited to, the following
information:
a) The name and address of the record owner of the subject
property;
b) The name and address of the firm proposing to construct
and/or operate the facility;
c) A legal description and survey of the subject property
prepared by an Illinois Licensed Surveyor;
d) A location map depicting the location of the subject
property and the area surrounding it for a distance of ½
mile;
VILLAGE OF OSWEGO ZONING ORDINANCE
9-8
e) Detailed information regarding soil type, vegetation,
wetlands, floodplain, ground water features, topography of
undeveloped land, and other natural resource features
present on and within 200 feet of the subject property;
f) A detailed site development plan depicting how the
property will be developed with the facility, including the
location of proposed buildings and structure, setback
distances for proposed buildings and structures, and lot
coverage;
g) Architectural renderings depicting the proposed appearance
of the facility, including length, width, and height of
proposed structures; and
h) Detailed information regarding the environmental impact of
the facility on the subject site and adjacent land parcel,
including information pertaining to noise, and the pollution
of air, soil, and ground water (This information should
include a Permit application, an air dispersion modeling
study for NOx, CO, SO2PM, and VOMS; a noise study
including existing ambient noise levels for the site, and a
detailed noise abatement plan).
iii. Criteria and factors used by the Plan Commission and Village
Board to determine the appropriateness of the power generating
facility Special Use Permit and whether to approve it, shall consist
of, but not be limited to, the following:
a) The compatibility of the proposed facility with existing
zoning land use in the surrounding area.
b) The impact of the facility on adjoined land uses and the
property value of adjoining lands.
c) The impact of the facility on the owner of the subject site
and the ability to use said site.
d) The impact of the facility on the area transportation
systems and infrastructure, including the ability to be
served by local utilities.
e) The need for increased building setbacks based on the
height of the facility and surrounding zoning and land use.
f) The need to buffer and/or screen adjoining uses from the
facility.
VILLAGE OF OSWEGO ZONING ORDINANCE
9-9
g) Whether pollution generated by the proposed use creates
health, safety, and nuisance risks.
h) Days and hours of operation of the facility and whether the
use operates on a year-round or seasonal basis.
i) The means of access to the facility, including easements
and/or ownership of land necessary to operate said facility.
j) The availability of alternative sites within and around the
Village for a facility and whether a public and /or
community need is met by it.
k) Location of the proposed facility relative to supportive
services and facilities, including but not limited to natural
gas lines and electric transmission lines, and its ability to
utilize underground utility lines for support purposes.
l) The noise impact from the proposed facility experienced on
surrounding properties and land uses.
m) The visual impact of the proposed power generating
facility, when considered in the context of the surrounding
properties.
iv. The individual and relative weight to be accorded each of these
criteria and factors listed in Section 9.01C above may vary
depending upon the facts presented in each petition and it shall be
the province of the Plan Commission to make that determination in
each case.
10. Sanitary land fills.
11. Stadiums, auditoriums and arenas.
12. Tattoo establishments.
D. Yard Areas. No building or structure shall hereafter be erected or structurally altered
unless the following yards are provided and maintained in connection with such building.
1. Front Yard. On every zoning lot a front yard of not less than twenty-five (25) feet
in depth shall be provided. However, where lots within the same block and
comprising forty (40) percent of the frontage on the same street are already
developed on the effective date of this Ordinance with front yards with an average
depth of less than twenty-five (25) feet, then such average depth shall be the
required front yard depth for such frontage in said block.
2. Side Yards. On every zoning lot a side yard shall be provided along each side lot
line. Each side yard shall be not less in width than ten (10) percent of the lot
width, but need not exceed twenty (20) feet in width.
VILLAGE OF OSWEGO ZONING ORDINANCE
9-10
3. Rear Yard. On every zoning lot a rear yard shall be provided and maintained of
not less than twenty (20) feet in depth, except that the inner ten (10) feet may be
used for off-street parking.
E. Lot Coverage. Not more than sixty (60) percent of the area of a lot may be covered by
buildings or structures, including accessory buildings.
F. Floor Area Ratio. Not more than 0.8.
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE
THE UNITED CITY OF YORKVILLE
PLAN COMMISSION
PC 2015-08
NOTICE IS HEREWITH GIVEN THAT the United City of Yorkville, Kendall
County, Illinois, petitioner, is proposing a text amendment to Chapter 6: Permitted
and Special Uses in the Zoning Ordinance to revise Table 10.06.03, Business Uses
to allow Fitness Clubs as a permitted use in the M-1 Limited Manufacturing zoning
district.
NOTICE IS HEREWITH GIVEN THAT the Plan Commission for the United City
of Yorkville will conduct a public hearing on said application on Tuesday, June 2,
2015 at 7 p.m. at the Yorkville Intermediate School, located at 103 E. Schoolhouse
Road, Yorkville, Illinois 60560.
The public hearing may be continued from time to time to dates certain without
further notice being published.
All interested parties are invited to attend the public hearing and will be given an
opportunity to be heard. Any written comments should be addressed to the United
City of Yorkville City Clerk, City Hall, 800 Game Farm Road, Yorkville, Illinois,
and will be accepted up to the date of the public hearing.
By order of the Corporate Authorities of the United City of Yorkville, Kendall
County, Illinois.
BETH WARREN
City Clerk
BY: Lisa Pickering
Deputy Clerk
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #5
Tracking Number
EDC 2015-21
Vacant Building Registration Program
EDC/June 1, 2015
N/A
N/A
N/A
Majority
Approval
Proposed new vacant building registration program for commercial, industrial and
residential properties.
Krysti Barksdale-Noble, AICP Community Development
Name Department
Background
As the Economic Development Committee may recall during the March 2015 meeting, staff
brought up the possibility of proposing additional revenue programs to supplement the B.U.I.L.D.
incentive should the City Council approve its extension until the end of the year. Since that time, we
have worked with the City Attorney to create a Vacant Property Registration Program which will
allow the City to keep track of properties in foreclosure, perform more in-depth inspections of vacant
properties (residential and commercial) before substantial issues occur and generate additional
revenue to cover staffing time to implement such an ordinance.
The proposed annual registration fee of $250 includes a $200 vacant building fee and a $50
inspection fee. These fees are per building, per year as long as the building(s) remain vacant.
Attached is a memorandum from the City Attorney’s office which explains the municipality’s
authority to enact such a program and a draft ordinance for consideration.
Proposal Request
Below is a brief summary of the more compelling components of the ordinance such as the
establishment of vacancy; obligation to register vacant buildings; and enforcement and penalties.
Establishing Vacancy
Per the attached draft ordinance, staff is seeking to implement a Vacant Property Registration
Program for the purpose of identifying, registering and regulating buildings that are deemed vacant.
The following standards or evidence of vacancy, per the proposed ordinance, must include a
combination of such conditions:
1. Substantially all lawful residential or business activity has ceased.
2. The percentage of the overall square footage of occupied to unoccupied space or the overall
number of occupied and unoccupied units.
3. The building is substantially devoid of contents.
4. The condition and value of fixtures or personal property in the building.
5. The lack of utility services (water, sewer, electric or natural gas).
6. The building is the subject of a foreclosure action.
7. The presence or recurrence of uncorrected code violations.
8. Overgrown and/or dead vegetation.
9. Accumulation of newspapers, circulars, fliers and/or mail.
10. Abandonment by owner.
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: May 19, 2015
Subject: Vacant Property Registration Program
Additionally, the proposed ordinance would give the City the authority to not only externally
inspect such vacant buildings, but enter upon any and all premises and within any and all unsecured
structures upon determining the status of vacancy.
Obligations to Register Vacant Buildings
With regards to the obligations of the owners of vacant buildings under this proposed
ordinance, they are required to register the property with the City as follows:
• Completion of a registration form with pertinent information regarding the property,
such as address, case name/number of any pending litigation, and contact for property
maintenance.
• Payment of a $250 annual fee, per building, which includes $200 for registration of
the vacant building and $50 for building inspection.
• Proof of Insurance for as long as the building remains vacant. A copy will be required
to be kept with the application which requires the following coverage:
o $500,000 for vacant residential building with one to three units
o $750,000 for vacant residential building with four to eleven units
o $1,000,000 for vacant residential building with twelve to forty-eight units
o $2,000,000 for vacant residential building with more than forty-eight units,
manufacturing buildings, industrial buildings, storage or nonresidential
commercial buildings.
• Submission of a Vacant Building Plan which shall contain some of the following
information:
o Plan of action to repair or remedy any building violations, public nuisances or
methods to secure the property.
o Time schedule to commence and complete such repairs or demolish structure.
o Plan of action to maintain the building and maintain conformance.
o A date or time schedule of when the building will be habitable and occupied
or offered for occupancy or sale.
o Requirement for exterior lighting to be maintained for all vacant commercial
buildings.
Enforcement and Penalties
Non-compliance by an owner of a vacant building with any of the obligations in the proposed
ordinance is considered a violation of the City Code which is subject to a minimum fine of $100 per
day per violation to a maximum fine of $750 per day per violation.
Potential Revenue
In 2013, the City began receiving notices from banks and mortgage lending institutions when
properties in foreclosure are legally transferred into their possession. Additionally, staff has
independently researched foreclosure trends within the City and provided periodic reports to the
Economic Development Committee as an informational item.
Between January 2013 and December 2014, the staff has tracked approximately 250 new
foreclosure fillings in Yorkville. The chart on the following page illustrates the foreclosures by
month for the years 2013 and 2014.
Had the proposed Vacant Building Registration ordinance been in effect during that time, the
bank or mortgage lending institution would have been required to register each building as a vacant
property and submit an annual registration and inspection fee of $250 per building, totaling $62,500
of potential missed revenue.
Staff Comments
Staff is seeking direction from the Economic Development Committee regarding the
proposed Vacant Building Registration Program. While this ordinance may not reduce the number of
vacant buildings and nuisance properties within the City, it will allow for better tracking,
administration, enforcement and ability to impose greater fines to those owners of delinquent and
vacant buildings. It may also prove to be an additional revenue stream to help defray the loss revenue
of B.U.I.L.D. program.
Should the EDC consider favorably of this request, the City Attorney has prepared an
ordinance extending the program until December 31, 2015 which is attached for your review. We ask
that this is presented at the next City Council meeting for a vote. Staff will be available at the
meeting to answer any questions from the Committee regarding this agenda item.
Jan. Feb. March April May June July Aug. Sept. Oct. Nov. Dec.
2013 Total 15 12 11 21 6 9 16 8 12 18 11 8
2014 Total 13 9 9 8 8 8 11 3 12 7 11 4
0
5
10
15
20
25
Foreclosures
2013-2014 Foreclosures
LAW OFFICE
KATHLEEN FIELD ORR & ASSOCIATES
53 WEST JACKSON BLVD.
SUITE 964
CHICAGO, ILLINOIS 60604
(312)382-2113
(312)382-2127 facsimile
KATHLEEN FIELD ORR BETHANY S. NYSTROM
kfo@kfoassoc.com bsn@kfoassoc.com
MEMORANDUM
To: Krysti Barksdale-Noble, Community Development Director
From: Bethany Nystrom
Kathleen Field Orr & Associates
Date: April 15, 2015
Subject: Vacant Property Registry
This memorandum is in response to your inquiry into whether or not the City may require
banks to register vacant properties that they are foreclosing on with a vacant property registry
and pay registration fees.
Illinois law requires banks to mail to the City a copy of the notice of foreclosure when a
foreclosure case is initiated for a residential property. 735 ILCS 5/15-1503(b). Banks are also
required to mail a copy of the confirmation-of-foreclosure-sale order to the City. 735 ILCS 5/15-
1508(b-10). The confirmation order includes the name, address, and telephone number of the
holder of the certificate of sale or deed issued pursuant to that certificate or, if no certificate or
deed was issued, the purchaser, whom the City may contact with concerns about the property.
735 ILCS 5/15-1508(b) The City is required to clearly publish on its website a single address to
which the notice and the copy of the confirmation order shall be sent.
Pursuant to the City’s authority to define, prevent and abate nuisances, the City may
adopt an ordinance declaring unregistered vacant properties to be a nuisance. The ordinance
may require the owner of a vacant building to register the building with the City within a certain
time period of becoming vacant. The ordinances generally require the personal contact
information of the owner or another responsible party who the City may contact regarding code
violations or other issues associated with the property, and that the registrant submit insurance
information to verify that the property is insured. The City may also require vacant property
owners to pay a registration fee as long as the amount of the fee is reasonably related to the cost
of the services that the City provides pursuant to the vacant property ordinance. Municipalities
commonly require registration fees between $50 and $100.
The City cannot require a bank that is in the midst of foreclosure proceedings to register a
vacant property with a vacant property registry and pay a registration fee because the bank does
not yet own the property. Because the bank does not own the property, it is not under a legal
obligation to maintain or otherwise be responsible for the property, and thus, even if the City
deems the vacant property to be a nuisance or determines that other code violations exist on the
property, the bank will not be the party responsible for abating said nuisance or any code
violations.
Generally, in an uncontested foreclosure proceeding it will take a bank fifteen months at
a minimum from the time a homeowner misses his or her first mortgage payment to be awarded
title to a property following a mortgage foreclosure sale. Once the bank acquires ownership of
the vacant property, the City may require the bank to register the property with the City’s vacant
property registry and pay the appropriate registration fee. Until the bank acquires title to the
property, the City may only require the mortgagor of the vacant property to register the property
and pay a registration fee.
If you have any questions or concerns about the foregoing, please do not hesitate to
contact our office.
Ordinance No. 2015-___
Page 1
Ordinance No. 2015-_____
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS, ADDING LICENSING REQUIREMENTS AND REGULATION
OF VACANT BUILDINGS
WHEREAS, the United City of Yorkville (the “City”) is a duly organized and validly
existing non home-rule municipality created in accordance with the Constitution of the State of
Illinois of 1970 and the laws of the State; and,
WHEREAS, the City desires to establish a program for identification, registration and
regulation of buildings which are or become vacant and determine the responsibilities of owners
of those vacant buildings.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the
United City of Yorkville, Kendall County, Illinois, as follows:
Section 1: That Chapter 7 of Title 4 be and is hereby added to the Yorkville City Code to
read as follows:
“CHAPTER 7
VACANT BUILDINGS
4-7-1: DECLARATION OF POLICY:
The purpose of this chapter is to protect the public health, safety, and welfare by enactment of
this chapter which:
A. Establishes a program for identification, registration, and regulation of buildings which are or
become "vacant" as defined herein; and
B. Determines the responsibilities of owners of vacant buildings; and
C. Provides for administration, enforcement, abatement of public nuisances, and the imposition
of penalties.
This chapter shall be liberally construed to effect its purposes.
4-7-2: OTHER ORDINANCES:
This chapter shall not be construed to prevent the enforcement of other applicable ordinances,
codes, legislation, and regulations which prescribe standards other than are provided herein.
When a provision of this chapter conflicts with any other provision of the code regulating the
same subject matter, the more stringent or restrictive provision shall apply.
Ordinance No. 2015-___
Page 2
4-7-3: DEFINITIONS:
Unless otherwise expressly stated or clearly indicated by the context, the following terms shall,
for the purpose of this chapter, have the meanings indicated in this section:
BOARDED BUILDING: A building that has had, in a manner intended to be temporary or
permanent, any or all of its openings covered by some material for the purpose of securing or
preventing access or damage to the building or its components, whether such material is opaque,
solid or transparent, and whether such material is affixed to the interior or exterior of the
building. For the purpose of this definition, such openings shall include any doors, windows or
other openings that exist for the purpose of providing light, ventilation, ingress and egress to the
building or other access to a part or portion of the building.
BUILDING: Any residential structure, or portion thereof, containing one or more dwelling units
used or intended to be used for human habitation, or any business or commercial structure
occupied or intended for supporting any occupancy.
DANGEROUS BUILDING:
A. Any building that is dangerous to the public health because of its construction or condition, or
which may cause or aid in the spread of disease or cause injury to the health of its occupants or
to neighboring structures; or
B. Any building which, because of faulty construction, age, lack of proper repair or any other
cause, is especially liable to fire and constitutes or creates a fire hazard; or
C. Any building, which, by reason of faulty construction, age or lack of repair is likely to
collapse or fall.
DANGEROUS STRUCTURE: Any structure which is in a condition that is dangerous to the
public health in any way.
DIRECTOR: The community development director, or his or her designee. All references to the
director in this chapter shall be deemed to include the community development director or his or
her designee.
DWELLING: A structure, or portion thereof, used for human habitation
DWELLING UNIT: One or more rooms containing individualized cooking, sleeping and
sanitary facilities which is designated, occupied or intended for use by one household.
EVIDENCE OF VACANCY: Any condition that on its own or combined with other conditions
present would lead a reasonable person to believe that the property is vacant. Such conditions
include, but are not limited to, the following:
A. Substantially all lawful residential or business activity has ceased.
B. The percentage of the overall square footage of occupied to unoccupied space or the overall
number of occupied and unoccupied units.
C. The building is substantially devoid of contents.
D. The condition and value of fixtures or personal property in the building.
Ordinance No. 2015-___
Page 3
E. Lack of utility services (water, sewer, electric or natural gas).
F. The building is the subject of a foreclosure action.
G. The presence or recurrence of uncorrected code violations.
H. Overgrown and/or dead vegetation.
I. Accumulation of newspapers, circulars, fliers and/or mail.
J. Abandonment by owner.
OWNER: Any person, agent, operator, firm, corporation, limited liability company, partnership,
joint venture, land trust, inter vivos trust, or other entity having a legal or equitable interest in a
property; or recorded in the official records of the state, county, or City as holding title to the
property; or otherwise having control of the property, including, but not limited to, the guardian
of the estate of any such person if ordered to take possession of real property by a court, the
executor or administrator of the estate of any such person if authorized by statute or ordered to
take possession of real property by a court, or any person maintaining, operating or collecting
rent with respect to a property.
PERSON: Includes a corporation, a partnership, a limited liability company, a joint venture, or
other entity as well as an individual.
PREMISES: A lot, plot or parcel of land including any structures thereon.
PUBLIC NUISANCE: Shall include the following:
A. Any physical condition or uses of any premises that is regarded as a public nuisance at
common law, under the Illinois Compiled Statutes, or under this code, as amended; or
B. Any physical condition, use or occupancy of any premises or its appurtenances considered an
attractive nuisance to children, including, but not limited to, abandoned wells, shafts, basements,
excavations, swimming pools and unsafe fences or structures; or
C. Any building that has unsanitary sewage or plumbing facilities; or
D. Any building designated by the director as unsafe for human habitation or use; or
E. Any building that constitutes a fire hazard, or is unsafe or unsecure to a degree that endangers
life, limb or property; or
F. Any premises that is unsanitary, or which is littered with rubbish or garbage, or which has an
uncontrolled growth of weeds; or
G. Any building that is: in a state of dilapidation, deterioration or decay; improperly constructed;
unsecured; vacant and boarded; damaged by fire to the extent that it no longer provides shelter;
in danger of collapse or structural failure; or dangerous to anyone on or near the premises; or
H. Any premises that contains evidence of unlawful activity to a degree that such activity may
endanger, threaten or otherwise negatively impact the users and value of adjacent premises; or
I. Any premises found by a court of competent jurisdiction to be a criminal public nuisance
under this code; or
J. Any building deemed to be a "dangerous building" or any structure deemed to be a "dangerous
structure" under this section.
UNOCCUPIED BUILDING: Any business, industrial, retail, or commercial building, or any
single-family or multi-family building, or portion thereof, which is vacant and lacks the habitual
Ordinance No. 2015-___
Page 4
presence of human beings who have a legal right to be on the premises, including buildings
ordered vacated by the director pursuant to authority granted to the director by this code.
In determining whether a building is "unoccupied", the director may consider these factors,
among others:
A. A building at which substantially all lawful residential or business activity has ceased.
B. The percentage of the overall square footage of occupied to unoccupied space or the overall
number of occupied and unoccupied units.
C. The building is substantially devoid of contents. The condition and value of fixtures or
personal property in the building are relevant to this determination.
D. The building lacks utility services, i.e., water, sewer, electric or natural gas.
E. The building is the subject of a foreclosure action.
F. The building is not actively for sale as part of a contractual agreement to sell the building, and
lacks "For Sale", "For Rent" or similar signage.
G. The presence or recurrence of uncorrected code violations.
VACANT BUILDING: A building or portion of a building which is:
A. Unoccupied and unsecured; or
B. Unoccupied and secured by boarding or other similar means for more than thirty (30) days; or
C. Unoccupied and a dangerous structure; or
D. Unoccupied as a result of having been declared unsafe for occupancy by the director pursuant
to applicable law; or
E. Unoccupied and having multiple violations of this code, as amended; or
F. Unoccupied and the building or its premises have been the site of unlawful activity within the
previous six (6) months; or
G. Condemned or declared unsafe for occupancy by the director and unlawfully occupied; or
H. Unoccupied for over forty (40) days and during which time the director has issued an order to
correct public nuisance conditions and the same have not been corrected in a code compliant
manner; or
I. Unoccupied and the subject of either pending mortgage foreclosure proceedings or mortgage
foreclosure proceedings that have been completed within the past two (2) years and the building
has not since been reoccupied; or
J. Unoccupied for over one year; or
K. Abandoned by persons who surrender their claim, right or interest in the property; or
L. Unoccupied residential property found by a court of competent jurisdiction to be "abandoned
residential property" as defined in sections 15-1200.5 and 15-1200.7 of the code of civil
procedure.
But not including an:
Unoccupied building: a) which is undergoing construction, renovation, or rehabilitation and
which is in compliance with all applicable ordinances, codes, legislation, and regulations, and for
which a building permit has issued, and for which construction, renovation or rehabilitation is
proceeding diligently to completion; or b) which is unoccupied as a result of the owner who is a
member of the military and is deployed for military service and is otherwise secure; or c) which
is secure but is the subject of a probate action, action to quiet title or other ownership dispute; or
d) which is occupied only on a seasonal basis and is otherwise secure and in substantial
compliance with all applicable codes, regulations and laws.
Ordinance No. 2015-___
Page 5
CITY: The United City of Yorkville, an Illinois municipal corporation of Kendall County,
Illinois.
4-7-4: VACANT BUILDING DETERMINATION:
A. The director may evaluate buildings in the City that he or she believes to be unoccupied by
means of any lawful inspection and based on evidence of vacancy factors and make a
determination as to whether the building is a "vacant building" within the meaning of section 4-
7-3 of this chapter. For the purposes of conducting this evaluation, the director is authorized to
enter upon any and all premises and within any and all unsecured structures. The director may
determine that a building which meets any of the criteria set forth in the definition of "vacant
building" in section 4-7-3 of this chapter is not to be regulated under this chapter for a stated
period, if upon consideration of reliable, substantiated and sufficient evidence, he or she
determines that the circumstances which give rise to the building being eligible for regulation
hereunder are clearly temporary in nature and are either in the process of being addressed or will
soon be addressed by the owner and that therefore regulation of the building under this chapter
would not serve the public health, welfare, and safety and makes written findings in support of
his or her decision. The determination shall be in writing and shall state the factual basis for the
determination. For buildings the director determines to be "vacant buildings", he or she shall,
within seven (7) days of making that determination, send notice of his/her written determination
with the factual findings to the name and address of the last taxpayer of record for such parcel
listed on the most recent Kendall County tax roll. Said notice of determination shall be sent by
certified mail, return receipt requested, and by regular first class United States mail, with proper
postage prepaid, or by personal substitute service and posted in a conspicuous location on the
building. Failure of delivery shall not excuse a person from complying with this chapter. The
director may personally serve or cause personal service of the notice of determination. Any
person making such service shall execute an affidavit attesting to the facts of service. The
director shall maintain a record of such mailing for each notice of determination sent.
B. Unless waived by the director for good cause, the notice shall specify a date and time upon
which the owner shall allow for a code compliance inspection of the interior of all "vacant
buildings" to determine the extent of any compliance with City property maintenance, building,
zoning, health, fire, water and sewer codes, and/or to determine whether there is any unsecured
access to the building (doors, windows and other points of entry); whether flammable liquids or
other hazardous materials are stored on the premises or in the vacant building; whether the
utilities, including water, sanitary sewer, gas and/or electricity are running or have been shut off;
whether the sump pump is working; whether there is any standing water in the basement or crawl
space; whether the furnace and/or hot water heater are operable if the gas has not been turned off
to the vacant building; whether the roof or other exterior surface or enclosures are leaking or
have been water damaged, whether there are any visible signs of mold; whether there are
animals, rodents, vermin or insects present on the premises or in the building; and whether all
outdoor pools and/or hot tubs are securely covered and/or drained. Said inspection shall also
determine the existence of any unlawful improvements to the property and any portions of the
building, including attic and basement areas, that appear to have been unlawfully occupied.
Ordinance No. 2015-___
Page 6
C. If the director requests a code compliance inspection of the interior of the building at the time
he or she issues the notice of determination, the director shall set a tentative date and time for the
code compliance inspection of the interior of the vacant building. After receipt of the notice of
determination that includes a tentative walk-through inspection date, if the owner does not appeal
the determination, the owner shall either confirm the tentative date for the inspection or shall
schedule a new date and time for same. If the owner fails to confirm the tentative date and time
for the inspection or refuses to schedule or permit the inspection within a reasonable time, the
City may obtain an administrative search warrant to accomplish the inspection, and will not
conduct an interior inspection of the premises without obtaining such warrant, except when there
is evidence of vacancy and access to the building is unsecured or there is an actual emergency or
if the City administrator or the chief of police determines that there is an actual threat to health or
safety based on reliable, substantiated and sufficient evidence.
D. The City shall charge the owner a fee of fifty dollars ($50.00) to offset the cost to the City of
said inspection. The owner shall pay the inspection fee to the City within thirty (30) days of the
initial inspection.
E. The notice of determination shall contain a statement of the obligations of the owner of a
building determined to be a vacant building, a copy of the registration form the owner is required
to file pursuant to section 4-7-6 of this chapter, and a notice of the owner's right to appeal the
director's determination.
4-7-5: APPEAL OF VACANT BUILDING DETERMINATION:
A. An owner of a building determined by the director to be a vacant building as provided for in
this chapter may appeal that determination to the City Administrator. Such appeal shall be in
writing and shall be filed with the City Administrator within fifteen (15) days of the date of
mailing of the notice of determination. The filing of an appeal stays the owner's obligation to
register his or her building as required by section 4-7-6 of this chapter. The appeal shall contain a
complete statement of the reasons the owner disputes the director's determination, shall set forth
specific facts in support thereof, and shall include all evidence the owner relies upon to support
the appeal. The City Administrator or her designee shall decide the appeal on the basis of facts
presented by the owner in his or her written appeal and the director's written determination.
B. The burden is upon the owner to present sufficient evidence to persuade the City
Administrator that it is more likely than not that the subject building is not a "vacant building"
within the meaning of this chapter.
C. The City Administrator, or her designee, shall send a written decision to the owner within ten
(10) days of her receipt of the appeal. The City Administrator may, but is not required to, seek
additional information from the owner. The City Administrator, or her designee, may, upon
written notice thereof to the owner, take ten (10) additional days, to decide the appeal if she
determines that such additional time is required for consideration of the appeal.
D. An owner who wishes to challenge applicability of this chapter to his/her building prior to the
director's determination having been made shall set forth specific facts to support inapplicability
Ordinance No. 2015-___
Page 7
in writing to the director. In the event the director determines that the subject building is a
"vacant building", the owner shall have the right to appeal the director's determination to the City
Administrator as provided for herein.
E. If the City Administrator, or her designee, fails to grant or deny an appeal within the time
periods set forth in this section, the appeal shall be deemed denied.
F. All references to the City Administrator in this chapter shall be deemed to include the City
administrator or his or her designee.
4-7-6: OBLIGATION TO REGISTER VACANT BUILDINGS AND FORECLOSED
UNOCCUPIED BUILDINGS:
Owners of "vacant buildings" and mortgage lenders who acquire title to unoccupied buildings
shall be required to register the same with the director as prescribed below:
A. Owner's Obligation To Register Vacant Buildings: The owner of a building that the director
has determined to be a "vacant building", or the owner of a building whose appeal from the
director's determination has been denied by the City Administrator, or the owner of a building
who knows, or from all the facts and circumstances should know, that his or her building is or
has become a "vacant building" within the meaning of this chapter, shall take the actions
provided for in this section within fifteen (15) days after either the date of director's notice of
determination, the denial of the owner's appeal, or the occurrence of facts that would cause a
reasonable person to believe that the building was a "vacant building".
1. Registration of Building: The owner of a "vacant building" shall be required to register the
building with the director on a form provided by the director and pay a two hundred dollar
($200.00) annual nonprorated vacant building registration fee. This annual registration fee shall
be in addition to the fifty dollar ($50.00) inspection fee set forth in subsection 4-7-4D of this
chapter.
a. The form shall include, as a minimum, the name, street address, and telephone number
of the owner; the case name and number of any litigation pending concerning or affecting
the building, including bankruptcy cases; and the name, street address, and telephone
number of all persons with any legal, equitable or beneficial interest in the building or the
premises. The form shall require the owner to identify and authorize a natural person
twenty one (21) years of age or older who maintains a permanent address in Kendall
County to accept service on behalf of the owner with respect to any notices the director
sends pursuant to this chapter or service of process in any proceeding commenced to
enforce any provision of this chapter, and file with the director on the registration form,
the name, address, telephone number, of said person. A street address is required; a post
office box is not an acceptable address.
b. The form shall require the owner to:
(1) Indicate his or her "acceptance of notice by posting" consenting to service of
notices sent or required to be sent, pursuant to this chapter, by posting on the
building if the owner fails to renew the registration if required, or maintain as
current with the director the information required regarding the person designated
and authorized to accept notice and service of process;
Ordinance No. 2015-___
Page 8
(2) Renew the vacant building registration each year on the anniversary date of
the first filing for the time the building remains vacant and pay the required two
hundred dollar ($200.00) annual fee; and
(3) File an amended registration within fifteen (15) days of any change in the
information contained in the annual registration. A new registration is required for
any change in ownership whatsoever.
d. Registration does not exonerate the owner from compliance with all applicable codes
and ordinances, including this chapter, nor does it preclude any of the actions that the
City is authorized to take pursuant to this chapter or elsewhere in this code.
2. Inspection Conducted: The City shall send the inspection report to the owner within thirty (30)
days. The owner shall allow for a code compliance inspection of the interior of the vacant
building and pay the fifty dollar ($50.00) fee to defray the cost of said inspection. The inspection
report shall include a reasonable date by which code compliance shall be required, and periodic
reinspections shall take place, as necessary, until code compliance is achieved.
3. Insurance Required: The owner shall obtain liability insurance and maintain such insurance for
as long as the building is vacant, and file evidence of such insurance with the director, as
follows: five hundred thousand dollars ($500,000.00) for a vacant residential building of one to
three (3) units; seven hundred fifty thousand dollars ($750,000.00) for a vacant residential
building of four (4) to eleven (11) units; one million dollars ($1,000,000.00) for a vacant
residential building of twelve (12) to forty eight (48) units; two million dollars ($2,000,000.00)
for a vacant residential building of more than forty eight (48) units; and two million dollars
($2,000,000.00) for a vacant manufacturing, industrial, storage, or nonresidential commercial
building.
4. Vacant Building Plan: Unless waived in writing by the director at the time of his or her
determination that the building is a "vacant building", the owner shall submit a vacant building
plan at the time a building is registered as required herein. The director may prescribe a form for
the plan. If the owner fails to submit the plan if so requested and as provided for by this chapter,
the director may determine the plan, which he may allow to be modified after conducting a code
compliance inspection and follow up inspections for code compliance. The plan shall contain the
following as a minimum:
a. A plan of action to repair any doors, windows, or other openings which are boarded up
or otherwise secured or covered by any means other than conventional methods used in
the design of the building or permitted for new construction or similar type. The proposed
repair shall result in openings being secured by conventional methods used in the design
of the building or by methods permitted for new construction of similar type with board
removed. Boarding shall be accomplished with materials and methods described by the
director and available from the director. The owner shall maintain the building in an
enclosed and secure state until the building is reoccupied or made available for
immediate occupancy. If the owner demonstrates that securing of the building will
provide adequate protection to the public, the director may waive the requirement of an
enclosure.
b. For buildings and/or premises which are determined by the director as being or
containing public nuisances, as defined in section 4-7-3 of this chapter, then the vacant
building/premises plan shall contain a plan of action to remedy such public nuisance(s).
c. A time schedule identifying a date of commencement of repair and date of completion
of repair for each improperly secured opening and nuisance identified by the director.
Ordinance No. 2015-___
Page 9
d. When the owner proposes to demolish the vacant building, then the owner shall submit
a plan and time schedule for such demolition. The owner shall ensure all necessary
permits and approvals are obtained prior to commencing demolition.
e. A plan of action to maintain the building and/or premises thereof in conformance with
this chapter.
f. A plan of action, with a time schedule, identifying the date the building will be
habitable and occupied or offered for occupancy or sale. The time schedule shall include
date(s) by which all necessary permits shall be procured, date(s) of commencement and
completion of all actions required to achieve habitability. No plan which fails to provide
for compliance with this chapter or, which will not, as determined by the director,
achieve such compliance, within thirty (30) days, in the case of a vacant boarded
building, and within one year, in the case of a vacant, unboarded, and code compliant
building will be approved, except that the director may approve an extension of the time
during which the building will be unoccupied beyond one year to a date certain but then
only based upon clear and documented evidence of good cause shown by the owner as
determined by the director.
g. All premises upon which unoccupied or vacant buildings are located shall at all times
be maintained in compliance with this code, as amended, including, but not limited to, the
following:
(1) Interior: All interior structures shall be maintained in a clean, safe, secure and
sanitary condition. Special attention shall be made to utilities and, if applicable,
sump pumps and other related devices shall be kept operational. Winterization of
structures shall be completed as necessary.
(2) Exterior: All exterior structures and property shall be maintained and kept free
of items that give the appearance that the property is abandoned, including, but
not limited to, overgrown and/or dead vegetation, accumulation of newspapers,
circulars, fliers and/or mail, past due utility notices and/or disconnected utilities,
or the accumulation of junk or debris.
h. For vacant commercial property exterior lighting shall be maintained according to
standards established by the director and available from the director.
i. For vacant commercial property, all ground floor windows facing street frontage,
including, but not limited to, all display windows in unoccupied or vacant commercial
buildings shall be kept in a well maintained and clean condition and shall be covered on
the interior side in a professionally finished manner with an opaque window covering
material manufactured for that purpose and approved by the director, or in the case of
display windows, such windows shall be kept in a well maintained and clean condition
and the display area shall be enclosed with a professionally finished backdrop, floor, side
walls and ceiling all of which shall be kept in a well maintained and clean condition and
shall be well lighted from ten o'clock (10:00) A.M. to ten o'clock (10:00) P.M. each day
unless waived by the director in the event electricity has been shut off to the commercial
building. Photographs, paintings and other works of art or other tasteful forms of
decoration may be professionally displayed in these properly enclosed clear glass display
windows. If opaque window covering material is used, a one foot by one foot (1' x 1')
clear glass opening through which the interior space is clearly visible shall be maintained
at standing eye level along one edge of one such window.
Ordinance No. 2015-___
Page 10
5. Security Guard Service: In the event the director makes a written determination that the vacant
commercial or industrial building constitutes a fire hazard, is otherwise dangerous to human life
or the public welfare, involves illegal or improper use, occupancy, or maintenance, under such
conditions that securing the building is insufficient to prevent the actual or threatened harm, the
director shall provide notice thereof to the owner and may require the owner to provide bonded,
licensed and insured security guard service at the building between the hours of four o'clock
(4:00) P.M. and eight o'clock (8:00) A.M. as part of its vacant building plan.
6. Additional Information Posted: Affix to any building which is boarded, a weatherproof eight
and one-half inch by eleven inch (8.5" x 11") sign which provides the following information: the
name, address, and telephone number of the owner, the name, address and telephone number of
the person authorized to accept notice and service of process and in addition, for buildings which
are the subject of a foreclosure action, the name, address, and telephone number of the plaintiff
and the plaintiff's attorney, if any, in the foreclosure action. The sign must be placed so that its
message is legible from the public way.
B. Mortgage Lender's Obligation to Register Unoccupied Buildings Acquired through Mortgage
Foreclosure: The obligation to register buildings shall extend to mortgage lenders that have
obtained title to unoccupied buildings through a mortgage foreclosure action.
1. Mortgage lenders shall register unoccupied buildings with the director within fifteen (15) days
of the date it knew or should have known that the building was unoccupied after the initiation of
mortgage foreclosure proceedings, or within fifteen (15) days of obtaining title to same.
2. Mortgage lenders obtaining title to properties containing an unoccupied building shall comply
with all of the requirements of this chapter with respect to ownership of vacant buildings.
3. An amended registration form shall be filed in accordance with subsection A of this section,
within fifteen (15) days of any change in the information provided in any registration form
provided hereunder, and a vacant building plan shall be filed in accordance with subsection A4
of this section within thirty (30) days of obtaining title to an unoccupied building, unless said
requirement has been waived or extended in writing by the director prior to the expiration for
said thirty (30) days.
4-7-7: APPROVAL OF PLAN:
A. Review of Vacant Building Plan: If required by this chapter, the director shall review the
proposed vacant building plan in accordance with the standards below. The director shall send
notice to the owner of the vacant building of his or her determination.
B. Standards for Vacant Building Plan Approval: In considering the appropriateness of a vacant
building plan, the director shall include the following in his or her consideration and shall make
written findings as to each:
1. The purposes of this chapter and intent of the City board to minimize the time a building is
boarded or otherwise vacant.
2. The effect of the building and the proposed plan on adjoining property.
3. The length of time the building has been vacant.
4. The presence of any public nuisances on the property.
5. The likelihood that the plan or portion(s) thereof will prevent or ameliorate the condition it is
designed to address.
Ordinance No. 2015-___
Page 11
4-7-8: AUTHORITY TO MODIFY PLAN; RIGHT TO APPEAL:
The director shall, upon notice to the vacant building owner, have the right to request an interior
inspection and/or to request a vacant building plan at any time after making his or her initial
written determination of a vacant building and to require the owner to modify the vacant building
plan by modifying the dates of performance, the proposed methods of action, or by imposing
additional requirements consistent with this chapter he or she deems necessary to protect the
public health, safety, or welfare. The owner may appeal the director's determination under this
section by filing an appeal in writing with the City Administrator within fifteen (15) days from
the date of mailing such a determination. Appeals under this section shall be reviewed in
accordance with the procedures set forth in section 4-7-5 of this chapter.
4-7-9: FAILURE TO COMPLY WITH PLAN:
Failure to have an approved vacant building plan within thirty (30) days of filing the registration
form or failure to comply with the approved plan shall constitute a violation of this chapter
subjecting the owner of the building to penalties as provided in this chapter and to any remedies
the City may avail itself of as provided for herein and elsewhere in this code, as amended,
including, but not limited to, an action to compel correction of property maintenance violations.
4-7-10: OTHER ENFORCEMENT:
The registration of a vacant building shall not preclude action by the City to demolish or to take
other action against the building pursuant to other provisions of this chapter, this code, or other
applicable legislation.
4-7-11: OCCUPANCY PERMIT:
An occupancy permit for vacant buildings issued by the building department and payment in full
of all fees imposed pursuant to this chapter shall be required prior to any occupancy of a vacant
building. Nothing contained in this chapter shall be construed to waive or modify the
requirements to procure a building permit for any work or improvements to any vacant building
or structure as provided in this code.
4-7-12: TIME RESTRICTIONS FOR BOARDED BUILDINGS:
Boarded buildings are declared to be a public nuisance. Boarding is only a temporary solution to
prevent unauthorized entry into a vacant building. A vacant building may not remain boarded
longer than sixty (60) days unless an extension of that time is part of a vacant building plan
approved by the director.
4-7-13: ENFORCEMENT AND PENALTIES:
A. Any person found to have violated any provision of this chapter shall be subject to a
minimum fine of one hundred dollars ($100.00) per day per violation to a maximum of seven
Ordinance No. 2015-___
Page 12
hundred fifty dollars ($750.00) per day per violation, in addition to any other legal or equitable
remedies available to the City. Such other remedies include, but are not limited to, injunctive
relief, application to a court of competent jurisdiction for a receiver, demolition, or
condemnation, contracting for the repair or purchase of the premises, or foreclosure of any lien
the City may have thereon.
B. A separate and distinct offense shall be committed each day on which such person or persons
shall violate the provisions of this chapter.
C. The City may enforce this chapter through filing a notice of violation in its administrative
adjudication hearing process pursuant to Chapter 14 of Title 1 of this Code or an action in the
circuit court of Kendall County, Illinois.
D. Nothing herein contained shall prohibit the City from immediately condemning as provided in
this code, a building or taking other immediate action upon a determination that the building is a
public nuisance or poses an imminent danger to the occupants of the building, or the public
health, safety and welfare.”
Section 2: This Ordinance shall be in full force and effect upon its passage, approval, and
publication as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
________ day of ____________________, 2015.
______________________________
CITY CLERK
CARLO COLOSIMO ________ KEN KOCH ________
JACKIE MILSCHEWSKI ________ LARRY KOT ________
CHRIS FUNKHOUSER ________ JOEL FRIEDERS ________
DIANE TEELING ________ SEAVER TARULIS ________
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
________ day of ____________________, 2015.
______________________________
MAYOR
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #6
Tracking Number
EDC 2015-22
Selection of Vice-Chairman
Economic Development Committee – June 1, 2015
Mayor Gary J. Golinski
Name Department
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tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #7
Tracking Number
EDC 2015-23
Selection of Committee Liaisons
Economic Development Committee – June 1, 2015
Selection of liaisons to the Plan Commission, Yorkville Economic Development
Corporation, and the Kendall County Plan Commission.
Bart Olson Administration
Name Department
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tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
OB #1
Tracking Number
EDC 2015-14
Proposed 4th Extension of B.U.I.L.D. Program
EDC/June 1, 2015
2/11/2014
B.U.I.L.D. Program Extension
Majority
Vote
Proposed extension of the BUILD program until December 31, 2015.
Krysti J. Barksdale-Noble, AICP Community Development
Name Department
Background & Request
As the Economic Development Committee will recall on January 10, 2012, the Buyers of
Undeveloped Infill Lot Discount (B.U.I.L.D.), a comprehensive incentive/stimulus package for new
single-family detached residential construction was approved by the City Council via Ord. 2012-03.
When the program, which delays and reduces building permit/impact fees for builders, as well as
rebated building permit fees to homebuyers, was originally approved it was initially for thirty (30)
permits or January 9, 2013, whichever first. Due to the popularity and feedback we received
regarding the B.U.I.L.D. program in its first 6-months, an extension was granted via Ord. 2012-21.
This extension allowed the program to run until June 30, 2013 or for a total of sixty (60) qualifying
new single-family residential building permits to be issued.
The 2nd extension to the B.U.I.L.D. program was granted in March 2013 via Ord. 2013-17,
when the permit cap was released and the incentive’s expiration date was extended another year until
June 30, 2014. Finally, the 3rd and most recent extension of the program was granted in February
2014 via Ord. 2014-03, which again allowed for unlimited B.U.I.L.D. permit applications with a
deadline of June 30, 2015.
To date, the City has processed 1811 B.U.I.L.D. permit applications over the past 3.5 years
the program has been in existence compared to only 77 traditional single-family residential building
permits over the same time. Due to the widely successful impact the B.U.I.L.D. program has had in
the recovery of new home construction in Yorkville and the positive feedback from builders and
homebuyers alike, staff is seeking the Economic Development Committee’s interest in extending the
B.U.I.L.D. program until December 31, 2015.
Below is a brief refresher of how the program actually works, its documented success, and
the merits for continuing the incentive beyond its current extension.
Program Overview
How it Works
The B.U.I.L.D. program offers two (2) key benefits, which are:
• To assist the developer/builder under the B.U.I.L.D. program, payment of building permit
and impact fees are delayed until the issuance of the certificate of occupancy on the condition
that the certificate is issued within one (1) year from building permit approval.
• To assist the homebuyer, the City rebates a portion of the building permit fee, up to
$5,000.00 with a matching contribution up to $5,000.00 from the builder/developer, and
presents the homebuyer with a check for up to $10,000.00 after closing and upon issuance of
the final certificate of occupancy. Developments with Building Permit Fees less than
$5,000.00 are only eligible for a City refund up to the amount paid for the permit (ex.
Windett Ridge’s average building permit is $2,500, therefore the City’s refund would be
1 181 Permits Issued with 6 permits approved waiting to be issued as of May 27, 2015.
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: May 19, 2015
Subject: B.U.I.L.D. Incentive Program 4th Extension Request
$2,500 with the developer’s match of $2,500 for a total rebate to the homebuyer of
$5,000.00).
These incentives are in addition to the municipal building impact fee being reduced from $5,509.00
per residential unit to $1,759.00 per residential unit.
To qualify for the B.U.I.L.D. program, the property must be a new construction single-family
detached structure. The developer/builder must provide proof of sale or contract for sale of the lot
prior to issuance of building permit, and changes in buyer or cancellation of sales contract must be
reported to City immediately. Finally, the builder/developer must sign a “Developer Contribution
Agreement” consenting to match, dollar for dollar, up to $5,000.00 the required contribution to be
paid to the homebuyer at issuance of the certificate of occupancy. The builder’s matching
contribution is collected at the same time the building permit fees are due. At this time, duplexes and
townhomes are not eligible for the program. However, the City does have a separate incentive
program for “spec” houses and model homes called RENEW, which is geared more towards
successor developer/builders who purchase bulk lots in unfinished subdivision, but it may not be
combined with the B.U.I.L.D program.
The flexibility in the timing of the City receiving payment for permits allows builders to
move forward with construction without this up-front expense. Additionally, in order to rebate the
City’s portion of the B.U.I.L.D. program incentive, staff collects the full amount of the building
permit from the developer/builder, and refunds a portion of the permit cost back to the homeowner
by rebating all or a some the following fees, listed in order of priority, to arrive at $5,000.00:
CITY OF YORKVILLE BUILDING PERMIT FEE FEE AMOUNT FOR SF DWELLING UNIT
Water Connection Fee $3,700 2
City Sewer Connection Fee $2,000.00
Building Permit Fee $650.00 plus $0.20 per square foot
Public Works Fee $700.00
B.U.I.L.D. Success
As stated previously, since the City Council’s initial approval of the Buyers of Undeveloped
Infill Lot Discount (B.U.I.L.D.) program in January 2012, the Building Department has processed
187 new home construction permits through the incentive. This is in addition to seventy-seven (77)
regular new home start building permits issued, bringing the overall total of new residential
construction permits issued to 264 since the beginning of 2012.
The bar chart below compares the number of B.U.I.L.D. permits to non-B.U.I.L.D. new
single-family residential permits issued or applied for between January 2012 and May 19, 2015. In
each year, the B.U.I.L.D. permits have continued to out-pace the number of traditional building
permits issued by an average of 55% annually.
0
20
40
60
80
2012 2012 2013 2014 2015
B.U.I.L.D.
SFD
2 Water Connection Fee of $3,700 became effective on June 15, 2006.
Merits of Program
The B.U.I.L.D. program has been well-received from the building community and garnered
significant interest from the public and press. Several articles in the Beacon News, Kendall County
Record and in the Chicago Sun Times newspapers were published about the program. Additionally,
letters of support provided by local and national builders to the City Council at the March 24th
meeting in support of extending the program demonstrates this program is more than a construction
incentive, but a regional marketing tool used to draw future residents normally looking outside the
Yorkville market.
The average construction value of the B.U.I.L.D. permit applications submitted thus far
totaled approximately $170K, and generated approximately $2.668M in permit fees. Below is a
breakdown of permits issued, by subdivision, which have participated in the B.U.I.L.D. incentive.
0
20
40
60
80
100
# of B.U.I.L.D. Permits
Autumn Creek
Blackberry Woods
Bristol Bay
Briarwood
Country Hills
City of Yorkville
Heartland Circle
Prairie Meadows
Windett Ridge
White Oak Estates
Consequently, most of the builders who apply for permits through B.U.I.L.D. opt to pay the fees
upfront rather than take advantage of the delayed payment until time of final occupancy.
Comparison to Area Communities
In addition to analyzing permit trends within the City since implementing the B.U.I.L.D.
program, staff has also prepared a comparison of building permits pre- and post-recession of
neighboring communities to graphically understand the impact the B.U.I.L.D. initiative has had in
making Yorkville a competitive community for new housing starts.
PRE-RECESSION RECESSION B.U.I.L.D INITIATIVE
2006 2007 2008 2009 2010 2011 2012 2013 2014
Plainfield 998 404 172 66 58 93 111 135 162
Yorkville 753 401 153 56 42 43 69 83 72
Montgomery 399 244 91 55 67 46 51 25 31
Oswego 372 224 96 79 83 88 112 131 127
Plano 165 172 40 3 0 3 0 0 3
Sugar Grove 106 48 14 1 5 1 4 28 37
Kendall County 73 42 18 12 6 14 16 13 25
As illustrated in the table and charts above, during the years preceding the economic
downturn or recession (2006-2008), Yorkville was positioned as the 2nd fastest growing community
within the area communities regarding new home starts following only behind the Village of
Plainfield.
Yet during the years of the recession, 2009-2011, the steady decline in permit issuance
landed Yorkville behind Oswego, Plainfield and Montgomery in new residential construction. During
this time several developments within the Yorkville were in various stages of foreclosure and the
beginning of the fee/ordinance locks of approved annexation agreements were beginning to expire.
The latter part of this time period also saw some communities, such as Plainfield and Sugar Grove;
begin to explore lowering or rebating building permit fees to incentivize development in stalled
subdivisions. Specifically, Plainfield implemented a resolution in March 2010 which eliminated
certain impact fees (annexation, municipal, traffic, and beautification fees) which reduced a typical
new home building permit in Plainfield from $22,500 to $15,500, a reduction of $7,000.
However, upon the adoption of the B.U.I.L.D. program in 2012 and with the pace of new
construction picking up, Yorkville has begun to regain its position in the market passing
Montgomery. It should also be noted that the success of the B.U.I.L.D. program has even caught the
attention of both Oswego and Plainfield, both of which have contacted staff seeking additional
information on the incentive.
Program Feedback
Finally, as part of the B.U.I.L.D. check issuance process, we ask the homebuyers to
complete a brief survey providing feedback on their experience with the program. To date, we
have received 139 completed surveys from those buyers and have tabulated their responses in the
attached summary.
Overall, the program has been successful in its main objective, which was to stimulate
development in the City and influence those who would otherwise not build new or not build in
Yorkville to do so. As demonstrated in the survey results, 82% of the respondents said that the
B.U.I.L.D. was extremely or very influential in their decision to purchase a new home in
Yorkville and 73% strongly or somewhat agreed that they would not have moved to
Yorkville this year if not for the B.U.I.L.D. program. In addition, 78% of the respondents
had looked at other communities to either buy or build a new home, but ultimately decided
to build new in Yorkville.
Staff Comments
Staff is seeking direction from the Economic Development Committee regarding the
proposed 4th extension of the Buyers of Undeveloped Infill Lot Discount (B.U.I.L.D.) program until
December 31, 2015. While the proposed 6-month extension of the B.U.I.L.D. program has been
funded as part of the recently adopted FY 16 City Budget, we propose to offer up additional revenue
streams for keeping the incentive viable through the proposed December 31st deadline and possibly
beyond. The possibility of an alternate revenue source will be discussed under a separate staff
memorandum entitled “Vacant Buildings Registration Program” also to be presented to the
Economic Development Committee at the June 2015 meeting.
Should the EDC consider favorably of this request, the City Attorney has prepared an
ordinance extending the program until December 31, 2015 which is attached for your review. We ask
that this is presented at the next City Council meeting for a vote. Staff will be available at the
meeting to answer any questions from the Committee regarding this agenda item.
Ordinance No. 2015-___
Page 1
Ordinance No. 2015-___
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL
COUNTY, ILLINOIS, EXTENDING THE NEW RESIDENTIAL
CONSTRUCTION INCENTIVE PROGRAM
(B.U.I.L.D. Program)
WHEREAS, the United City of Yorkville (the “City”) is a duly organized and
validly existing non home-rule municipality created in accordance with the Constitution
of the State of Illinois of 1970 and the laws of the State; and,
WHEREAS, the City adopted Ordinances establishing and amending a
residential construction incentive and stimulus program known as the Buyers of
Undeveloped Infill Lot Discount Program (the “B.U.I.L.D. Program”); and,
WHEREAS, the B.U.I.L.D Program has been successful in the City receiving
numerous applications to participate in the B.U.I.L.D. Program; and,
WHEREAS, The Mayor and City Council have reviewed the success of the
B.U.I.L.D. Program and have determined that it is in the best interest of the City and its
future growth to extend the time for application until December 31, 2015.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the United
City of Yorkville, Kendall County, Illinois, as follows:
Section 1: That the B.U.I.L.D. Program be and is hereby extended until
December 31, 2015.
Section 2: All ordinances or parts of ordinances in conflict with the provisions of
this ordinance are hereby repealed to the extent of such conflict.
Section 3: This Ordinance shall be in full force and effect upon its passage,
approval, and publication as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
_____ day of _______________, 2015
______________________________
CITY CLERK
CARLO COLOSIMO ________ KEN KOCH ________
JACKIE MILSCHEWSKI ________ LARRY KOT ________
CHRIS FUNKHOUSER ________ JOEL FRIEDERS ________
DIANE TEELING ________ SEAVER TARULIS ________
Ordinance No. 2015-___
Page 2
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
_____ day of _______________, 2015
______________________________
MAYOR
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B.U.I.L.D. Survey Analysis
United City of Yorkville
May 27, 2015
Prepared by: United City of Yorkville -Community Development Department
48%
34%
15%
3%
How influential was the incentive
in your decision to purchase a new
home in Yorkville?
Extremely Influential
Very Influential
Somewhat Influential
Not Influential at All
26%
47%
17%
10%
Do you agree you would have not
moved to Yorkville this year if not
for the program?
Strongly Agree
Somewhat Agree
Somewhat Disagree
Strongly Disagree
77%
18%
4%1%
How easy or complicated was the
program process?
Very
Understandable/Easy
Somewhat
Understandable/Easy
Somewhat
Confusing/Difficult
Very Confusing/Difficult
33%
29%
16%
9%
13%
Which of the following builder contribution
options would you have preferred instead of
the matching $5,000 in cash?
$5,000 in Closing Costs
$5,000 towards a Down
Payment
$5,000 in Builder
Upgrades
No Change
Other
79%
4%
3%2%5%7%
How did you hear about the
B.U.I.L.D. program incentive?
Builder
Friend
Newspaper
Website
Realtor
Other
0
10
20
30
40
50
60
Centex Ryland Greyer McCue Pulte
Pe
o
p
l
e
Builder
Which Builder?
78%
22%
Were you looking in other communities to
purchase or build a home before choosing
Yorkville?
Yes
No
0
1
2
3
4
5
6
7
8
9
10
11
12
Au
r
o
r
a
Bo
l
i
n
g
b
r
o
o
k
Ca
r
o
l
S
t
r
e
a
m
Ch
i
c
a
g
o
De
c
a
t
u
r
De
s
M
o
i
n
e
s
Ft
.
W
a
y
n
e
Ge
n
e
v
a
Gl
e
n
E
l
l
y
n
Me
s
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,
A
Z
Mi
n
o
o
k
a
Na
p
e
r
v
i
l
l
e
Os
w
e
g
o
Pl
a
n
o
Pl
a
i
n
f
i
e
l
d
Ro
m
e
o
v
i
l
l
e
Su
g
a
r
G
r
o
v
e
Sy
c
a
m
o
r
e
Pe
o
p
l
e
Where did you relocate from?
45%
17%
27%
11%
How do you plan on spending
your incentive money?
Purchase furniture or
goods
Use towards debt/bills
Save or Invest it
Other
98%
2%
Would you recommend this
program to a friend?
Yes
No
"Great program for Yorkville to have. Pulte made this a very easy process."
"Went Great"
"Tim Greyer Builders was easy to deal with"
"Great Program, Thanks."
"Great to deal with Yorkville. Nice people + neighbors. Looking forward to moving in."
"Great program. Should encourage growth in the City."
"Thanks"
"Very easy to understand. Great program."
"Good program, nice to get money back for furniture and landscaping!“
"Great Program.“
"Thank you for making it(the program).“
"I love the Yorkville community, I love the quiet.“
"Great program!“
"What a great incentive.“
"I like this set up."
Additional Comments From Participants
"Great program and it was a great perk for moving to Yorkville."
"Great incentive in theory but the way the builder handled did not make the BUILD program very beneficial."
"Thank you, nice incentive to a New Home Buyer to welcome them to a new area."
"Good program -very motivating."
"Everyone was wonderful and we will tell everyone."
"We had intended to build a house in Gates Creek in Oswego."
"It's been a ten year dream to move closer to our children. We are from small town Iowa where everything is less expensive and while our
home brought good money there -not so much for buying a home here. The new home was a lifelong dream and so this incentive was of
tremendous value to us. Thank you so much."
"Good incentive to keep new construction going in tough economic times."
"I think the B.U.I.L.D. program was very well put together and I think many more people will relocate -should the program continue.“
"This is a wonderful way to incentivize people to build in Yorkville. It makes you feel so welcome and already at home in a community of
friends.“
"Very easy--Builder did all the work."
284
360
470
572
753
401
153
56 42 43 32 33
8 4
37 50 64
36
0
100
200
300
400
500
600
700
800
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015
Nu
m
b
e
r
o
f
P
e
r
m
i
t
s
I
s
s
u
e
d
Building Permits Issued Per Year (as of May 27, 2015)
SINGLE FAMILY DETACHED
B.U.I.L.D. PERMITS
0 2 4 6 8 10 12 14
January
February
March
April
May
June
July
August
September
October
November
December
Number of Permits Issued
Type of Building Permits Issued Comparison in 2014
B.U.I.L.D. Single Family Dwelling Permit
Regular Single Family Dwelling Permit
Total Amount for Fiscal Year 2014
B.U.I.L.D.Single Family Dwelling Permits -47
Regular Single Family Dwelling Permits -2