Plan Commission Packet 2015 10-14-15
PLAN COMMISSION
AGENDA
Wednesday, October 14, 2015
Yorkville City Hall Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: September 9, 2015
Citizen’s Comments
--------------------------------------------------------------------------------------------------------------------
Public Hearings
New Business
1. 2016 Plan Commission Meeting Schedule
Old Business
1. Continued 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
Additional Business
Adjournment
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Page 1 of 3
DRAFT
UNITED CITY OF YORKVILLE
PLAN COMMISSION
City Council Chambers
Wednesday, September 9, 2015 7:00pm
Commission Members in Attendance
Chairman Randy Harker Richard Vinyard
Deborah Horaz James Weaver
Chuck Galmarini Michael Crouch
Charles Kraupner
Absent: Reagan Flavin-Goins
City Staff
Krysti Barksdale-Noble, Community Development Director
Other Guests
Chris Funkhouser, Alderman
Christine Vitosh, Court Reporter
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 August 12, 2015
A motion was made by Crouch and seconded by Weaver to approve the minutes as
presented.
Roll call: Horaz-yes, Galmarini-yes, Kraupner-yes, Vinyard-yes, Weaver-yes,
Crouch-yes, Harker-yes. Passed 7-0.
Citizen’s Comments None
Public Hearings
1. PC2015-15 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.
Chairman Harker explained the procedure and swore in those who would give testimony.
Page 2 of 3
A motion was made by Mr. Weaver at approximately 7:03pm to open the Hearing and it
was seconded by Ms. Horaz.
Roll call: Galmarini-yes, Kraupner-yes, Vinyard-yes, Weaver-yes, Crouch-yes,
Horaz-yes, Harker-yes. Passed 7-0.
(See Court Reporter's Transcript)
At 8:07pm it was moved and seconded by Mr. Crouch and Mr. Weaver, respectively, to
close the Public Hearing.
Roll call: Kraupner-yes, Vinyard-yes, Weaver-yes, Crouch-yes, Horaz-yes,
Galmarini-yes, Harker-yes. Passed 7-0.
A motion was then made by Mr. Crouch and seconded by Ms. Horaz to re-open the
regular meeting.
Roll call: Kraupner-yes, Vinyard-yes, Weaver-yes, Crouch-yes, Horaz-yes,
Galmarini-yes, Harker-yes. Passed 7-0.
New Business
1. PC 2015-15 (same as #1 Public Hearing) Lot Coverage
Following discussion in the Public Hearing, Chairman Harker said he was not
comfortable having numerous houses over the maximum lot coverage limit, however,
Ms. Noble said staff would work with the petitioners and there are options. She said
residents should be able to enjoy their property and staff would find a balance. Mr.
Harker asked for statistics on the number of persons turned down for their lot coverages.
He said some lots are just not large enough to add structures or other improvements.
Mr. Crouch said it's difficult to write an ordinance that reflects all the differences
throughout the City. Ms. Noble said that overlay districts can also be created that
account for unique circumstances within the City, however having too many overlays
would be difficult to regulate.
Action Item
Text Amendment
A motion was made by Commissioner Weaver and seconded by Commissioner Crouch to
table this item until the October meeting pending further research from staff. A request
was made to get information about the number of homes/neighborhoods having
inadequate stormwater management.
Roll call: Kraupner-yes, Vinyard-yes, Weaver-yes, Crouch-yes, Horaz-yes,
Galmarini-yes, Harker-yes. Passed 7-0.
Old Business None
Page 3 of 3
Additional Business
1. City Council Action Updates
PC 2015-14 Gary Kritzberg, request for variance to construct a garage within the 50-foot
front yard setback was before City Council on August 25, 2015. The Council's motion
was to recommend support for this petition to the County. Discussion was held on the
extra curb cut and it is still being considered by Public Works. Only the garage variance
was discussed at City Council.
Additionally, Ms. Noble said there was an article in the agenda packet that was from APA
(American Planning Association) regarding Commissioners. If Commission members
desire information or wish to hear from Commissioners outside Illinois, you can visit the
website at www.planning.org. Staff does have some budget if anyone is interested in a
class.
Adjournment
There was no further business and the meeting was adjourned at 8:47pm on a motion by
Mr. Crouch and second by Mr. Galmarini. Unanimous voice vote.
Transcribed from audio by
Marlys Young, Minute Taker
The Clerk’s Office is in the process of publishing the City’s master meeting list for 2016. Listed
below is a tentative schedule for the Plan Commission meetings for 2016. The proposed
schedule has the Plan Commission meeting the 2nd Wednesday of each month at 7:00 p.m.
Please discuss this schedule at the Plan Commission meeting and decide if you have any changes
to the dates or meeting time.
Plan Commission Meeting 2nd Wednesday - 7:00 pm at City Hall
January 13 July 13
February 10 August 10
March 9 September 14
April 13 October 12
May 11 November 9
June 8 December 14
Memorandum
To: Plan Commission
From: Lisa Pickering, Deputy Clerk
Date: October 6, 2015
Subject: Plan Commission Meeting Schedule for 2016
Summary:
As the Plan Commission will recall, a public hearing was conducted on September 9, 2015
on the proposed text amendment to the Zoning Ordinance with regards to an increase of Maximum
Lot Coverage and Floor Area Ratio (FAR) for all residential, business and manufacturing districts.
During that meeting, the Commission requested additional research and information from staff to
assist with making a final recommendation of the proposed text amendment. The additional research
and information requested related to providing a larger sample of properties, specifically residential,
for lot coverage comparison and the number of permits that have been denied due to the current
zoning provisions. Information was also sought on the areas of the City which may have drainage
issues or be more susceptible to flooding due to stormwater sewer challenges.
Additional Research:
Below is a case study of over one hundred (100) properties within two distinct areas of the
City which will provide a good sampling and cross section of the lot coverage variety found in
Yorkville.
Case Study #1 is the White Oaks Estates subdivision. This large lot single-family development is
zoned R-2 and was originally approved in 1988. While the majority of the subdivision is
substantially built out, a few lots available for construction. Of the almost ninety (90) properties
analyzed within this residential development, approximately 30% exceeded the current 20%
maximum lot coverage regulation.
White Oak Estates
Impervious Surface Lot
Coverage %
Lot Lot Size
Impervious
Surface
Compliant
(Y/N)
1 59,734 5,467 9% Y
2 40,365 7,306 18% Y
3 30,922 6,451 21% N
Pt. 4 58,481 10,981 19% Y
4 33,258 4,588 14% Y
5 32,970 5,757 17% Y
6 34,545 4,714 14% Y
7 34,788 5,206 15% Y
8 35,969 6,073 17% Y
9 38,352 4,415 12% Y
10 51,015 5,684 11% Y
11 53,129 4,753 9% Y
12 38,524 5,064 13% Y
Memorandum
To: Plan Commission
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: October 7, 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
13 29,531 5,828 20% Y
14 31,338 5,837 19% Y
15 31,386 5,686 18% Y
16 40,199 6,017 15% Y
18 41,467 11,360 27% N
19 28,283 5,012 18% Y
20 35,202 9,285 26% N
21 50,862 7,692 15% Y
22 28,699 4,954 17% Y
23 32,203 8,279 26% N
24 28,789 4,857 17% Y
25 35,934 6,121 17% Y
26 31,749 10,299 32% N
27 30,213 4,989 17% Y
28 27,875 8,172 29% N
29 23,636 4,835 20% Y
30 27,415 6,442 23% N
31 40,735 5,725 14% Y
32 34,723 7,734 22% N
33 28,437 7,776 27% N
34 30,744 6,595 21% N
35 28,849 4,552 16% Y
36 28,612 4,016 14% Y
37 61,870 7,292 12% Y
38 49,487 6,526 13% Y
39 47,588 10,177 21% N
40 39,093 7,054 18% Y
41 37,934 4,541 12% Y
42 35,252 4,494 13% Y
43 42,658 7,167 17% Y
44 67,479 7,507 11% Y
47 57,149 6,076 11% Y
48 40,182 4,452 11% Y
49 36,843 7,116 19% Y
50 34,183 6,904 20% Y
51 42,703 7,018 16% Y
52 61,660 5,500 9% Y
53 79,682 10,255 13% Y
54 40,193 7,598 19% Y
55 26,746 5,694 21% N
56 36,922 7,111 19% Y
57 33,824 6,421 19% Y
58 38,168 4,857 13% Y
2
60 29,205 8,498 29% N
61 28,529 6,405 22% N
62 33,418 6,808 20% Y
63 32,563 9,831 30% N
65 32,444 5,408 17% Y
66 31,561 7,349 23% N
67 24,047 6,026 25% N
68 26,353 10,708 41% N
69 36,426 14,522 40% N
70 28,839 5,539 19% Y
71 33,788 33,788 21% N
72 33,661 6,237 19% Y
73 36,817 5,687 15% Y
74 31,623 6,387 20% Y
75 43,503 10,700 25% N
76 35,832 5,312 15% Y
77 31,013 7,680 25% N
78 31,046 10,045 32% N
80 30,004 5,702 19% Y
82 31,015 4,648 15% Y
83 32,230 6,802 21% N
84 27,522 4,986 18% Y
85 53,205 7,270 14% Y
86 31,882 6,145 19% Y
87 30,244 6,071 20% Y
88 30,806 5,964 19% Y
89 30,769 5,256 17% Y
90 37,047 4,387 12% Y
91 35,181 8,828 25% N
92 44,324 6,360 14% Y
93 35,609 6,961 20% Y
95 25,408 6,857 27% N
96 23,334 5,119 22% N
Case Study #2 is the Harker Subdivision Unit 1 which is located in the older part of the City’s
residential core west of Il Route 47 along Blaine Street. This subdivision, which also dates back to
the 1980’s and is zoned R-2, has much smaller lot sizes that average approximately 12,000 square
feet However, of the twenty (20) parcels sampled in this subdivision, twelve (12) or nearly 60%
exceeded the maximum lot coverage for the R-2 District under the current Zoning Ordinance.
Blaine Street
UNIT 1
Impervious
Surface
Impervious Surface
Lot Coverage %
Compliant
(Y/N) Lot Lot Size
1 23,275 3,580 15% Y
3
2 25,866 5,748 22% N
3 12,491 4,680 37% N
4 14,760 4,230 29% N
5 15,617 3,887 25% N
6 17,602 3,286 19% Y
7 17,862 7,313 41% N
8 25,425 3,937 15% Y
9 12,464 3,546 28% N
10 16,892 4,496 27% N
11 26,400 3,337 13% Y
12 17,235 3,389 20% Y
13 16,554 3,362 20% Y
14 16,243 2,931 18% Y
15 15,932 2,601 16% Y
16 15,622 3,683 24% N
17 15,295 3,144 21% N
18 15,001 3,626 24% N
19 14,379 3,520 24% N
20 14,219 4,387 31% N
Since the largest residentially zoned district in Yorkville is the R-2 Traditional Residence
District and the average lot size across the entire City is approximately 12,000 square feet, staff is
confident this sampling is indicative of the non-conforming residential conditions with regards to
maximum lot coverage under the existing ordinance – the smaller the lot size, the more likely the lot
coverage will exceed the current regulations.
Denied Applications
Upon adopting the current Zoning Ordinance in November 2014, there have been ten (10)
building permit applications denied due to the maximum lot coverage regulation. These permit
applications included such proposed work as residential patios, residential and commercial building
additions, sheds, in-ground pools and garages. Additionally, this number does not include those other
applications (approximately 2) which have sought variances from the standard through the Zoning
Board of Appeals process.
While the number of denied permits represents less than 5% of the overall permits issued by
the Building Department, it is significantly higher than the percentage of permits denied for the same
proposed work than the previous years under the former Zoning Ordinance. This factor alone is an
indication to staff that the current provision for maximum lot coverage is too restrictive and led to the
initial decision to review the regulation for a potential text amendment.
Drainage/Stormwater Management
To address the concerns of the Commission with regards to how drainage issues and storm
sewer capacity may affect certain subdivisions within the City, staff has asked the City Engineer to
attend the Plan Commission meeting to answer specific questions in context with the discussion of
the proposed revisions to the maximum lot coverage allowance for each of the districts.
4
Proposed Text Amendment:
Based upon the research conducted and discussed in both of staff’s memorandums, as well as
input from the public hearing process conducted in September, staff is recommending the following r
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.
5
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, Blackberry Woods, Heartland, 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 not further increase the impervious surfaces allowable on those lots yet
allow the current condition to remain.
Staff will provide an interactive demonstration of current lot coverage conditions in Yorkville
for the Plan Commission during Wednesday night’s meeting. After consideration of all information
and research provided, 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 October 7, 2015 and further subject to {insert any additional conditions of
the Plan Commission}….
Attachments:
1. Staff’s memorandum to the Plan Commission dated September 2, 2015.
2. Current Chapter 7 of the United City of Yorkville’s Municipal Zoning Ordinance.
3. Copy of Public Notice.
6
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
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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'
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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