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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 ----------------------------------------------------------------------------- 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 1