Plan Commission Packet 2015 09-09-15
PLAN COMMISSION
AGENDA
Wednesday, September 9, 2015
Yorkville City Hall Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: August 12, 2015
Citizen’s Comments
--------------------------------------------------------------------------------------------------------------------
Public Hearings
1. PC 2015-15 United City of Yorkville, Kendall County, Illinois, petitioner, is proposing a text
amendment to Chapter 7: Dimensional and Bulk Regulations in the Zoning Ordinance to revise
Table 10.07.01, Dimensional and Bulk Requirements with regards to an increase of Maximum
Lot Coverage and Floor Area Ratio (FAR) for all residential, business and manufacturing
districts.
New Business
1. PC 2015-15 United City of Yorkville, Kendall County, Illinois, petitioner, is proposing a text
amendment to Chapter 7: Dimensional and Bulk Regulations in the Zoning Ordinance to revise
Table 10.07.01, Dimensional and Bulk Requirements with regards to an increase of Maximum
Lot Coverage and Floor Area Ratio (FAR) for all residential, business and manufacturing
districts.
- Action Item
Text Amendment
Old Business
Additional Business
1. City Council Action Updates
The following item were presented to the City Council on August 25, 2015.
a. PC 2015-14 Gary Kritzberg, petitioner, has filed an application with Kendall County
seeking a variance to construct a garage structure that will be located within the 50’ front
yard setback. The property is located at 1211 Game Farm Road.
Adjournment
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Page 1 of 4
DRAFT
UNITED CITY OF YORKVILLE
PLAN COMMISSION
City Council Chambers
Wednesday, August 12, 2015 7:00pm
Commission Members in Attendance
Chairman Randy Harker Reagan Flavin-Goins
Richard Vinyard Deb Horaz
Michael Crouch
Absent: Chuck Galmarini, Charles Kraupner, James Weaver, Jack Jones has resigned
City Staff
Krysti Barksdale-Noble, Community Development Director
Mr. Chris Heinen, City Planner
Kurt Muth, EEI
Alderman Chris Funkhouser
Other Guests
Christine Vitosh, Court Reporter Lexie Funkhouser
Mark Daniel, Attorney Anthony DiMauro, Lee Fry Co.
Lee Fry, Lee Fry Co. Todd Roberts, MeritCorp.
Gary Kritzberg Maria Arzadan Mercado, Sunflower Estates
Meeting Called to Order
Chairman Randy Harker called the meeting to order at 7:00pm.
Roll Call
Roll call was taken and a quorum was established.
Minutes July 8, 2015
The minutes were approved as presented on a motion by Ms. Goins and second by Mr.
Crouch.
Roll call: Horaz-yes, Goins-yes, Vinyard-yes, Crouch-yes, Harker-yes Passed 5-0.
Citizen’s Comments None
Public Hearings
Chairman Harker swore in those who would give testimony and explained the procedure
for the Public Hearing.
At 7:04pm a motion was made by Crouch and seconded by Horaz to close the regular
meeting and open the Public Hearing.
Roll call: Goins-yes, Vinyard-yes, Crouch-yes, Horaz-yes, Harker-yes. Passed 5-0.
Page 2 of 4
1. PC 2015-11 Hari Development Yorkville, LLC, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois,
requesting special use permit approvals for fuel station and authorization for
a Planned Unit Development. The purpose of the request is to resubdivide
an existing lot within the Fountainview Subdivision to allow for a proposed
new drive-through retail building with outdoor seating and a mixed use retail
building intended to include a gasoline/fuel service station with a convenience
store and restaurant in a single unit, as well as a coffee shop, restaurant or
tavern-lounge with a video gaming operation in a second unit. Deviations
from the City's Zoning Ordinance requested are related to building and
parking setbacks, signage location and landscaping. The real property is
generally located at the northeast corner of Fountainview Drive and S.
Bridge Street (IL Route 47) in Yorkville, Illinois.
(See Court Reporters's Transcript)
At 7:34pm a motion was made by Crouch and seconded by Vinyard to close the Public
Hearing and resume the regular meeting.
Roll call: Goins-yes, Vinyard-yes, Crouch-yes, Horaz-yes, Harker-yes. Passed 5-0.
Old Business: None
New Business:
1. PC 2015-13 Hari Development special use PUD (see #1 above)
Ms. Noble summarized the 4 areas of relief requested including setbacks, signage,
material standards and landscaping. She then detailed the five conditions required by
staff: special engineering review, approval of the right in/right out IDOT permit, truck
turning points, reduction of parkway trees and video gaming which will require a separate
gaming license from the State and City.
Mr. Crouch asked about the “for sale” sign on the property which is a contingency.
Regarding the egress, Ms. Goins asked if there was any concern regarding trucks and cars
sharing a private drive. Attorney Daniel answered their only possible concern was those
vehicles waiting for the other to make a turn.
The standards for a special use request were read by Chairman Harker and the Board
answered verbally for each standard. Mr. Crouch then moved to approve the Finding of
Facts and Ms. Goins seconded the motion.
Roll call: Vinyard-yes, Crouch-yes, Horaz-yes, Goins-yes, Harker-yes. Passed 5-0.
Action Item
Special Use and Planned Unit Development
Mr. Crouch moved to approve the Special Use and PUD modification as follows with a
second by Ms. Horaz: In consideration of testimony presented during a Public Hearing
on August 12, 2015 and approval of the Finding of Facts, the Plan Commission
recommends approval to the City Council of a request for Special Use authorization to
modify an existing Planned Unit Development (PUD) of the Fountainview Plaza
development subject to the conditions enumerated in a staff memorandum dated
Page 3 of 4
August 6, 2015 and illustrated in a Preliminary and Final PUD Plan prepared by
MeritCorp dated 6-26-15 and last revised 7-30-15 and further subject to engineering and
staff comments and all other applicable material.
Roll call: Vinyard-yes, Crouch-yes, Horaz-yes, Goins-yes, Harker-yes, Passed 5-0.
A second motion was made as follows by Mr. Crouch and seconded by Ms. Goins for
approval of the Special Use for Fuel/Gasoline Service Station and Tavern: In
consideration of testimony presented during a Public Hearing on August 12, 2015 and
approval of the Finding of Facts, the Plan Commission recommends approval to the City
Council of a request for Special Use authorization for a fuel/gasoline service station and
tavern to be located on the Fountainview Plaza development subject to the conditions
enumerated in a staff memorandum dated August 6, 2015 and illustrated in a Preliminary
and Final PUD Plan prepared by MeritCorp dated 6-26-15 and last revised 7-30-15 and
further subject to any engineering or staff comments, et al.
Roll call: Crouch-yes, Horaz-no, Goins-yes, Vinyard-yes, Harker-yes. Passed 4-1.
2. PC 2015-12 Hari Development, Yorkville, LLC, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois
requesting final plat approval for the Fountainview Plaza Subdivision. The
purpose of the request is to resubdivide an existing lot within the
Fountainview Subdivision to allow for a proposed new drive-through retail
building with outdoor seating and a mixed use retail building intended to
include a gasoline/fuel service station with a convenience store and
restaurant in a single unit, as well as a coffee shop, restaurant or tavern-
lounge with a video gaming operation in a second unit. The real property is
generally located at the northeast corner of Fountainvew Drive and S. Bridge
Street (IL. Route 47) in Yorkville, Illinois.
The final plat was presented and it was noted that documents originally needed for the
2008 approvals were being worked on with consideration for easements and maintenance.
The unresolved issues are part of an amended annexation agreement according to Ms.
Noble and will be reviewed by City Council.
Action Item
Final Plat Approval
Mr. Crouch moved to approve the Final Plat with the following motion: The Plan
Commission recommends approval to the City Council of a request for Final Plat of
Subdivision of the Fountainview Plaza of Yorkville subject to final engineering approval
as enumerated in a letter from Engineering Enterprise Incorporated dated July 20, 2015
and illustrated in a plan prepared by MeritCorp dated 6-26-15 and last revised 7-30-15
and further subject to resolution of all outstanding issues being resolved by City Council.
It was seconded by Mr. Vinyard.
Roll call: Horaz-yes, Goins-yes, Vinyard-yes, Crouch-yes, Harker-yes. Passed 5-0.
3. PC 2015-14 Gary Kritzberg, petitioner has filed an application with Kendall
County seeking a variance to construct a garage structure that will be located
wtihin the 50' front yard setback. The property is located at 1211 Game
Farm Road.
Page 4 of 4
Mr. Heinen said this is a 1.5 mile review and comments will be forwarded to City
Council and then Kendall County. The original request was a reduction from 50 feet to 6
feet, but has since been revised from a 50 feet to 30 feet reduction. Staff evaluated and
supports the 30 feet reduction. An additional curb cut was also requested onto Game
Farm Road, however, the City Engineer and Public Works would not support that as the
petitioner already has two.
Mr. Kritzberg said he wishes to build a garage/game room structure accessible to him.
He said that originally there was a curb cut at that location and the County assured him he
would have one. He said this part of his property is now landlocked and not accessible to
him without adding a long driveway through the middle of his property. He said his
property is 2 lots with one tax bill and Ms. Noble said the County considers the property
as one parcel. It was noted the proposed garage location was moved farther south in
response to the County's request. Mr. Kritzberg said some of the other locations looked
at for the garage had utilities running through them.
In summary, the County will vote on the setback. But even with County setback
approval, Ms. Noble said the City has no obligation to approve the curb cut. She pointed
out there was no actual curb cut before, but there was an access to the property. Ms.
Horaz asked why the accessibility could not be given again. Engineer Muth said an effort
is made to limit access points. In defense of the access, Mr. Crouch said it would be at
the top of the hill, there are no visual problems, it's not too close to the intersection and
he asked why there could not be a curb cut. He added that Mr. Kritzberg was there
before the curb cut and why not grant it. Ms. Noble said that if the property was
subdivided, a curb cut would be needed. Also commenting, Mr. Harker said the access is
not for a commercial site and there is no increase of traffic. There was a consensus that
approved the proposed setback reduction and this will go before the Council on August
25th. It will also be noted that the Plan Commission is not opposed to the additional curb
cut. Mr. Kritzberg said he is concerned that the engineering department and planners are
opposed to the curb cut.
Additional Business
City Council Action Update:
a. PC 2015-09 Terry Richards, rezoning approval
b. PC 2015-10 Terry Richards, special use for public storage facility
Both requests were unanimously approved by City Council.
In another matter, Mr. Heinen said a resignation notice was received from Commissioner
Jack Jones.
Adjournment
There was no further business and the meeting was adjourned at 8:18pm on a motion by
Crouch and second by Horaz.
Roll call: Goins-yes, Vinyard-yes, Crouch-yes, Horaz-yes, Harker-yes. Passed 5-0.
Respectfully transcribed by
Marlys Young, Minute Taker
Request Summary:
This request is for a text amendment to Chapter 7: Dimensional and Bulk Regulations in the
recently updated Zoning Ordinance to revise Table 10.07.01, Dimensional and Bulk Requirements to
increase the Maximum Lot Coverage and Floor Area Ratio (FAR) for all residential, business and
manufacturing districts.
Background:
As the Plan Commission will recall in November 2014, the City Council approved a
comprehensive update to the Zoning Ordinance which included a revised definition for calculating
the maximum lot coverage for uses within all zoning districts. The goal of these regulations is
twofold: to control stormwater runoff and to enhance neighborhood aesthetics which is mainly
accomplished through controlling the intensity of development by limiting the amount of paved or
other impervious surfaces on lots. By implementing a maximum lot coverage regulation which
includes all impervious surfaces as part of the zoning ordinance, the City is using best management
practices to enhance its drainage system and minimize Yorkville’s impact of the Fox River
watershed, while maintaining the desired community character of open space and natural landscape.
However, with any new substantial revision to an ordinance, particularly to zoning which has
an immediate impact on the character and use of the built environment, staff understood that the
“threshold of change” experienced by the community may require tweaks to the recently adopted
Zoning Ordinance to find a balance between the present condition and future goals.
With that in mind, staff reviewed previous research conducted as part of the original Zoning
Code update discussion and provided a comparison of the current ordinance regulations regarding
Maximum Lot Coverage and Floor Area Ratio (FAR) of neighboring communities, best management
practices with regards to stormwater impact, recent requests for variances and existing conditions to
establish a basis for the proposed text amendment as recommended by staff in this memorandum.
Research:
As part of staff’s analysis for originally revising the lot coverage calculation as part of the
Zoning Ordinance update was to make a clear distinction between “Maximum Lot Coverage”, which
is a bird’s eye calculation of all areas covered in hard surfaces on a lot, and “Floor Area Ratio
(FAR)” which is a calculation of all floor areas of a building in relation to the total lot area. While
most districts had regulations for either lot coverage or FAR, the M-1 and M-2 Manufacturing
Districts provided regulations for both which proved to be sometimes confusing or conflicting. The
recently approved Zoning Ordinance strived to improve the regulations using best practices for
stormwater management and provide clarification as to the purpose of each regulation.
Memorandum
To: Plan Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: September 2, 2015
Subject: PC 2015-15 - Text Amendment to increase Maximum Lot
Coverage percentages and Floor Area Ratios (FAR) in all
Residential, Business & Manufacturing Zoned Districts
1
Lot Coverage vs. Floor Area Ratio
Per the current Zoning Ordinance, the following definitions apply:
LOT, COVERAGE: The area of a zoning lot occupied by the principal building or buildings,
accessory buildings and all other impervious areas such as driveways, roads, sidewalks, parking
lots and structures, and any area of concrete asphalt.
FLOOR AREA, RATIO: The numerical value obtained by dividing the floor area within a building
or buildings on a lot by the area of such lot. The floor area ratio as designated for each district
when multiplied by the lot area in square feet shall determine the maximum permissible floor area
for the building or buildings on the lot.
Under the previous Zoning Ordinance, “Lot Coverage” was defined as the area of a zoning
lot occupied by the principal building(s) and accessory structures. This did not take into
consideration other hard or impervious surfaces such as driveways, parking lots, sidewalks, etc.
which all contribute to the increase in surface runoff rates, which may lead to flooding, and reduction
in the amount of rainfall that infiltrates to the soil possibly lowering groundwater replenishment or
recharge.
Pervious vs. Impervious Surfaces
The importance in considering Zoning Ordinance regulations related to lot coverage is rooted
in the need to plan for future stormwater management systems and to understand the future
environmental impact of increased urbanization. To understand these impacts, a distinction between
pervious and impervious surfaces as a result of development is required.
“Pervious” or permeable surfaces allow water to percolate into the soil to filter out pollutants
and recharge the water table. “Impervious” or impermeable surfaces, are solid surfaces that do not
allow water to penetrate through the soil forcing it to run off onto adjacent properties, across roads
and into nearby bodies of water.
The following tables provide examples of pervious and impervious surfaces typically found
in development projects of all zoning districts as well as their runoff and infiltration rates.
2
Impervious Surfaces Pervious Surfaces
Asphalt Planting Beds
Concrete Mulch beds
Traditional Stone Gravel
Brick Permeable Pavers
Concrete Pavers Turf
Surrounding Communities
Staff reviewed the Zoning Ordinances for surrounding communities such as Plano, Oswego,
Montgomery and Plainfield to compare the previous, current and proposed regulations related to
Maximum Lot Coverage and FAR. Upon our review, it was noted that three (3) of the surrounding
communities (Plano, Oswego and Montgomery) define “Lot Coverage” as the area of a lot
encumbered by buildings and structures. These coverage percentages ranged from 25% to 60% for
Maximum Lot Coverage from residentially zoned properties to manufacturing/industrially zoned
properties, respectively. The maximum FAR for these communities ranged from .30 to .85 for the
residential to manufacturing/industrial zoning districts as well.
Plainfield, however, was the only community researched that defined “Lot Coverage” to
include all hard surfaces or man-made areas that does not allow the penetration of water such as
buildings, roofs, driveways, etc. This regulation in the Plainfield Zoning Ordinance was referred to as
an Impervious Surface Ratio, which ranged from 35% to 65% for residential districts to
manufacturing/industrial districts.
Examples of Lot Coverage by Land Use
Finally, as part of staff’s research with regards to revising the Maximum Lot Coverage and
FAR regulations for the zoning districts in Yorkville, we sampled a segment of existing properties
3
within the City in various zoning districts to verify if the current standard could be met or if it
resulted in the creation of significant non-conformities.
The following are a few graphic representations of typical lots in the residential, business and
manufacturing districts in Yorkville and their current total impervious surface using the current
zoning regulation standard for lot coverage:
4
Additionally, the following chart represents some of the residential, business and manufacturing
zoned properties staff sampled which provides a context of the current lot coverage conditions in the
City:
Zoning Lot Area
(sq. ft.)
Building Area
(sq. ft.)
Impervious Area
(sq. ft.)
Total Lot
Coverage
(sq. ft.)
Lot Coverage
(%)
R-2
14,000
1,606
1,639
3,245 23%
R-2
12,000
1,863
1,054
2,917 24%
R-2
12,000
1,446
1,093
2,539 21%
R-2
15,474
1,982
1,104
3,086 20%
R-1
18,405
1,737
1,058
2,795 15%
R-2
12,113
2,200
1,020
3,220 26%
R-2
12,586
2,915
924
3,839 30%
R-2
12,543
1,404
1,400
2,804 22%
R-2D
9,234
1,466
1,918
3,384 37%
R-3
11,508
3,300
6,020
9,320 80%
R-4
360,000
107,500
122,500
230,000 64%
O
43,675
6,097
26,100
32,197 74%
B-1
23,400
4,717
10,522
15,239 65%
B-2
110,052
24,393
58,988
83,381 76%
B-3
49,600
9,920
39,680
41,480 84%
B-3
58,714
9,210
16,470
25,680 44%
B-3
167,910
46,260
74,950
121,210 72%
B-3
927,676
282,725
530,700
813,425 87%
M-1
156,830
61,375
64,468
125,843 80%
M-1
46,218
12,530
11,400
23,930 52%
M-1
43,017
19,350
12,950
32,300 75%
M-1
43,132
11,700
7,220
18,920 44%
M-1
44,544
12,640
10,440
23,080 52%
M-1
43,356
11,470
11,250
22,720 52%
5
Proposed Text Amendment:
Based upon the research conducted and discussed in this memorandum, as well as input from
the Economic Development Committee, staff is recommending the following revisions to the Zoning
Ordinance regarding Maximum Lot Coverage and Floor Area Ratio (FAR) for all residential,
business and manufacturing districts:
Zone
Zoning
District
Current
Maximum Lot
Coverage
Proposed Maximum Lot Coverage
Current
Maximum FAR
Proposed Maximum FAR Minimum Lot
Size
A-1
Agricultural -
- -
-
-
OS Open Space - - - - -
E-1 Estate
Residential 1 acre 30% 55% - -
R-1 Suburban
Residential 18,00 sq ft 25% 50% - -
R-2 Traditional
Residential 12,000 sq ft 20% 45% - -
R-2D Duplex 15,000 sq ft 30% 50% - -
R-3
Multi-Family
Residential 9,000 sq ft
30% 70%
-
-
R-4
General Multi-
Family
15,000 sq ft
30% 70%
-
-
O Office 20,000 sq ft 50% 80% - -
B-1 Local Business 10,000 sq ft 50% 80% - -
B-2 Retail
Commerce
Business
10,000 sq ft 80% 85% - -
B-3 General
Business 10,000 sq ft 50% 80% - -
B-4 Service Business 10,000 sq ft 50% 80% - -
M-1
Limited
Manufacturing
-
60% 85%
.8 max .85 max
M-2
General
Manufacturing
-
60% 85%
.85 max .85 max
Staff Comments:
It is staff’s opinion, based upon research, best practices related to stormwater management
and the current character of the community that the proposed text amendment regarding Maximum
Lot Coverage and Floor Area Ratio (FAR) be approved. The proposed regulations would be
consistent with communities that include all impervious surfaces of a lot into their maximum lot
coverage calculations and is still consistent with those that regulate only the building and accessory
structure coverage.
6
While we realize these proposed changes would not affect those properties with Planned Unit
Development (PUD) approval or under a current annexation agreement with an ordinance lock such
as Autumn Creek, Bristol Bay, Grande Reserve, it will provide for sound future planning in areas
where infill development is likely to occur. Finally, staff acknowledges that some non-conformities
may exist with properties that already exceed the current and proposed provisions of the Zoning
Ordinance with regards to Maximum Lot Coverage and FAR, but these regulations will further the
increase in impervious surfaces allowable on those lots yet allow the current condition to remain.
Staff will be available to answer any questions the Plan Commission may have regarding the
text amendment. Should the Plan Commission decide to recommend approval of the proposed text
amendment, draft motion language has been prepared below for your convenience.
Proposed Motion:
In consideration of testimony presented during a Public Hearing on September 9, 2015, the
Plan Commission recommends approval to the City Council of a request for text amendment
to Chapter 7: Dimensional and Bulk Regulations in the Zoning Ordinance to revise Table
10.07.01 with regards to an increase of Maximum Lot Coverage and Floor Area Ratio (FAR)
for all residential, business and manufacturing districts, as presented by staff in a
memorandum dated August 31, 2015 and further subject to {insert any additional conditions
of the Plan Commission}….
Attachments:
1. Current Chapter 7 of the United City of Yorkville’s Municipal Zoning Ordinance.
2. Copy of Public Notice.
7
8/31/2015 Ster ling Codifier s, Inc.
http://www.sterlingcodifiers.com/codebook/printnow.php 1/2
Chapter 7
DIMENSIONAL AND BULK REQUIREMENTS
1071: DIMENSIONS AND BULK TABLE:
TABLE 10.07.01
DIMENSIONAL AND BULK REQUIREMENTS
Zone
Zoning
District
Max.
Density
Min.
Lot
Size
Min. Lot
Width
Max. Lot
Coverage
Setbacks
Max.
Building
Height
Dwelling
Unit
Max.
Height
Religious
Institution
Max.
Height
FAR
Min.
Front
Min.
Side*
Transitional
Yard
Min.
Rear
A1 Agricultural
100' 1
50'
80' (100'
for silos)
30'
45'
structures/
75'
steeple6
OS Open space 30' 10' 20'
80' (6
stories)
E1 Estate
residential
1 dwelling
unit/acre
1 acre
200' 30% 50' 50' 40' 40' (3
stories)
40' (3
stories)
45'
structures/
75'
steeple6
R1 Suburban
residential
18,000
sq. ft.
100' 25% 40' 15'
(40')
50' 30' (2.5
stories)
30' (2.5
stories)
45'
structures/
75'
steeple6
R2 Traditional
residential
3.0
dwelling
units/acre2
12,000
sq. ft.2
80' 2 20% 30' 10'
(30')
40' 30' (2.5
stories)
30' (2.5
stories)
45'
structures/
75'
steeple6
R2D
Duplex 4.8
dwelling
units/acre3
15,000
sq. ft.3
100' 3 30% 30' 10'
(30')
30' 30' (2.5
stories)
(2.5
stories)
45'
structures/
75'
steeple6
R3 Multifamily
residential
5 dwelling
units/acre
(max. 6
units per
building)4
9,000
sq. ft.4
70' (90'
for
attached
units)5
30% 30' 10'
(20')
30' 80' (6
stories)
30' (2.5
stories)
45'
structures/
75'
steeple6
R4 General multi
family
8 dwelling
units/acre
15,000
sq. ft.4
70' (90'
for
attached
units)
30% 30' 12' or
60% of
building
height
(20')
40' 80' (6
stories)
40' (3
stories)
45'
structures/
75'
steeple6
O Office 20,000
sq. ft.
50% 30' 10'
(20')
20' 80' (6
stories)
45'
structures/
75'
steeple6
B1 Local
business
10,000
sq. ft.
50% 30' 20' 20' 8 20' 80' (6
stories)
45'
structures/
75'
steeple6
B2 Retail
commerce
business
10,000
sq. ft.
80% 0' 20'
(30')
30' 8 20' 80' (6
stories)
45'
structures/
75'
steeple6
B3 General
business
10,000
sq. ft.
50% 50' 20'
(30')7
30' 8 20' 80' (6
stories)
45'
structures/
75'
steeple6
B4 Service
business
10,000
sq. ft.
50% 50' 20'
(30')
20' 80' (6
stories)
45'
structures/
75'
8/31/2015 Ster ling Codifier s, Inc.
http://www.sterlingcodifiers.com/codebook/printnow.php 2/2
steeple6
M1 Limited
manufacturing
60% 25' Min.
10% of
lot and
max.
20'
45'
structures/
75'
steeple6
0.8
max.
M2 General
manufacturing
60% 25' Min.
10% of
lot and
max.
20'
45'
structures/
75'
steeple6
0.85
max.
Notes:
* Dimensions within ( ) = requirement for side yards adjoining a street. (Note: For special uses refer to section 1049 of this title.)
1. 200 feet along Illinois Routes 34, 47, 71 and 126.
2. Lots with private wells and/or private sewage minimum 1 acre and 125 foot width. Density shall not exceed 1 dwelling unit per acre on lots with
private wells and/or private sewage treatment facilities.
3. Lots with private wells and/or private sewage minimum 1.5 acres and 150 foot width. Density shall not exceed 1.3 dwelling units per acre on lots
with private wells and/or private sewage treatment facilities.
4. Nonresidential principal uses shall have a minimum lot size of 15,000 square feet and 100 foot width. A onestory structure shall have a
minimum of 1,200 square feet and a twostory structure shall have a minimum of 1,400 square feet of livable space.
5. Minimum building separations in the R3 as follows:
Side to side = 20 feet Front to side = 50 feet
Side to rear = 40 feet Front to front = 50 feet
Rear to rear = 60 feet Rear to front = 100 feet
6. Steeple or apex of the highest point of a rooftop feature.
7. Parking lots in the B3 district located adjacent to an arterial roadway, as defined in the city's comprehensive plan, must maintain a minimum
setback of 20 feet from the property line and 10 feet from nonarterial roadways.
8. A transitional yard shall be maintained only when the adjoining use is a residential district zoned R1 suburban or R2 traditional residential.
(Ord. 201473, 11252014)
SHAW MEDIA
PO BOX 250
CRYSTAL LAKE IL 60039-0250
ORDER CONFIRMATION (CONTINUED)
Salesperson: SHELLY BISSELL Printed at 08/18/15 09:26 by sbiss
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Acct #: 10098501 Ad #: 1101137 Status: N
PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
BEFORE THE UNITED CITY OF YORKVILLE
PLAN COMMISSION
PC 2015-15
NOTICE IS HEREWITH GIVEN THAT the United City of Yorkville, Kendall
County, Illinois, petitioner, is proposing a text amendment to Chapter 7:
Dimensional and Bulk Regulations in the Zoning Ordinance to revise
Table 10.07.01, Dimensional and Bulk Requirements with regards to
an increase of Maximum Lot Coverage and Floor Area Ratio (FAR) for
all residential, business and manufacturing districts.
NOTICE IS HEREWITH GIVEN THAT the Plan Commission for the United
City of Yorkville will conduct a public hearing on said application on
Wednesday, September 9, 2015 at 7 p.m. at the United City of
Yorkville, City Hall, located at 800 Game Farm 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 ad-
dressed 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
(Published in the Kendall County Record August 20, 2015) KCR230
Purpose
The purpose of this memorandum is to provide the Plan Commission with an update on the
action taken by the City Council on the items previously presented to and recommended by the Plan
Commission at a prior meeting.
City Council Action:
The City Council reviewed the Plan Commission’s recommendation regarding the following
item during their meeting held on August 25, 2015 and made the following final determination as
indicated in their vote below:
1. PC 2015-14 Gary Kritzberg, petitioner, has filed an application with Kendall County seeking a
variance to construct a garage structure that will be located within the 50’ front yard setback. The
property is located at 1211 Game Farm Road.
a. Motion only to recommend support of the requested variance.
Memorandum
To: Plan Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Chris Heinen, Planner
Date: August 31, 2015
Subject: City Council Action Updates
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