Comp Plan Steering Committee Packet 2016 01-28-16
AGENDA
COMP PLAN STEERING COMMITTEE MEETING
Thursday, January 28, 2016
7:00 P.M.
City Hall Council Chambers
800 Game Farm Road
1. Welcome
2. Roll Call
3. Previous Meeting Minutes: September 29, 2015
4. Citizen’s Comments
5. New Business:
a) Introduction of newly appointed members:
1. Randy Harker
2. Mike Mann
b) Review of the Draft Comprehensive Plan
6. Adjournment
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
DRAFT
UNITED CITY OF YORKVILLE
COMP PLAN STEERING COMMITTEE MEETING
Thursday, September 29, 2015 7:00pm
Yorkville City Hall, Conference Room
800 Game Farm Road
Welcome
The meeting was called to order by Chairman Amy Cesich at 7:00pm.
Roll Call
Roll call was taken and a quorum established.
Tom Kozlowicz-present, Joel Frieders-present, Deborah Horaz-present, Bob Delo-present, Russ Walter-
present, Amy Cesich-present, Bill Gockman-present, Erin-Mickal Dickens-present, Anthony Hansen-
present, Adalma Stephens-present
City Officials
Krysti Barksdale-Noble, Community Development Director
Other Guests
Nick Kalogeresis, Lakota Group Zach Lowe, GoodmanWilliams Group
Justin Weidl, Lakota Group Jason Addington, Lakota Group
Previous Meeting Minutes July 16, 2015
The minutes were approved as read on a motion by Tom Kozlowicz and second by Joel Frieders. Voice
vote approval.
Citizen Comments None
New Business
Justin Weidl introduced the other consultants and said this is the fourth meeting of the steering
committee. He presented 2 handouts, one of which was a slide-by-slide presentation and the other was
a handout to prioritize issues. Prioritizing will assist them in preparing for the October 22nd open house
for the public and first draft recommendations. He said they are kicking off Phase 2 at this time and
Phase 3 will begin next year.
Overview of Planning Issues:
Recap of Planning Issues from State of the City Report
There were 12 planning issues discussed at the last meeting and the committee members were asked to
rank the issues at that meeting.
Results from Steering Committee Meeting #3 Voting Exercise
Mr. Weidl said there were 2 clear, high-priority issues: the downtown area and infrastructure systems.
The next most important issues were: existing residential development, retail sales in commercial areas
and future developments and Mr. Weidl said these 3 would be grouped together as City-Wide Growth
Page 1 of 3
Strategy. The remaining issues--transportation, schools, land use regulations, parks and open space will
depend on decisions made about Growth Stategies. He said tonight's focus will be: 1) downtown
revitalization, 2) growth strategies and 3) Rt. 47 and Eldamain corridors.
Downtown Revitalization:
Near-Term Strategies
Ideas are: 1) improved river access off Main St., 2) enhance Hydraulic St. and its heritage—possible
new main street, 3) in-fill development along Hydraulic, 4) create/enhance public parking lots, possible
parking decks downtown, signage and landscaping, 5) 'Heritage Block' bordered by Mill, Heustis, Van
Emmon and Hydraulic, enhance sawmill with fence or mural, building renovations,
6) incentivize building renovations
Ms. Cesich asked how realistic Hydraulic is for a main street with the train tracks so close. Mr. Weidl
said it could be an opportunity due to the history of the railroad.
Ms. Cesich said the park closest to the rapids had a grant, and the right of way is being leased from the
railroad. Parking is limited there and she questioned how there could be walkways. It was noted there
is a large railroad easement and there are 1-2 trains a day.
A demolition permit has been received for the old FS building, said Ms. Noble. Committee members
shared other concerns in the downtown area with the consultants.
Mid-Term Strategies
Ideas are: 1) create riverfront park west of Bridge St., 2) increase townhomes/living arrangements
along West Hydraulic, 3) create campus for county buildings with green space and enhancements,
4) bike trail extension along river to east of Rt. 47, 5) re-think land use by Van Emmon & Hydraulic
for higher density residential
Long-Range Strategies
Mr. Weidl presented these suggestions: 1) Van Emmon St. as a possible main street, 2) city hall
presence at Van Emmon & Rt. 47 to give importance to the downtown, 3) redevelop area along Van
Emmon & Heustis/Mill as part of “heritage block” to bring more people downtown, 4) trail exit along
river.
City-Wide Growth Strategies
Mr. Weidl said the City is spread out with some areas not in the City, even though they are close. The
consultants developed the tier system to indicate where the focus should be and to guide development.
Tier 1 Development Areas
He said there are 7 active residential developments with 335 lots left to be built (3 years worth). He
said the city should help with incentives. Commercial and industrial areas have also been ID'd as a
primary focus. Yorkville Marketplace and Kendall Marketplace were recently purchased and
he said the City should reach out to the owners to bring to completion. He said the Menards
commercial area is a high priority also. Yorkville Business Center has 25 acres remaining and Fox
Industrial Park has only 2 acres remaining. The 6 outlots by the theatre were also discussed.
Page 2 of 3
Tier 2 Development Areas
Mr. Weidl identified subdivisions that have not had permits pulled in the last 5 years and need to be
restarted: Kendall Estates, Raintree Village, Whispering Meadows, Caledonia. Mr. Frieders
commented that these developers do not think the roads in these subdivisions are theirs to maintain. He
said no topcoat has ever been put on his street in Whispering Meadows.
Mr. Weidl noted that many residents ask for a grocery store on the south side. He also said Raintree
and Windett Ridge still have lots to be built. Industrial development possibilities include land south of
Fox Industrial Park.
Tier 3 Development Areas
Three residential developments (964 units) were discussed: Prestwick, Bristol Bay and Grande
Reserve. They are Tier 3 since they are on the edge of the City. Industrial area includes the Menards
property south of Countryside Parkway. Land by the Raging Waves is an opportunity for hotels and
restaurants. There are 2 current industrial properties on Eldamain, however, Mr. Weidl said these might
not develop if the Eldamain bridge is not built. A Metra Station was also discussed and there are about
300 undeveloped acres there. Mr Kozlowicz said he thought a train station was about 10 years in the
future. Mr. Gockman commented that 1 piece of the train area is part of Whispering Meadows. Mr.
Walter commented that part of Eldamain is under construction for 4 lanes south of Jericho.
Key Corridors
Route 47 Corridor Opportunities
Mr. Weidl said Rte. 47 is comprised of different zones or “rooms”, with business, agriculture,
entertainment, rural, etc. He asked if this should be developed as different rooms or 1uniform road.
Eldamain Road Corridor Opportunities
This corridor is largely agriculture now and transitions into a natural preservation area south of Rte. 34.
South of the river, larger estate homes are envisioned with low density while maintaining the character.
Additional Business
Mr. Weidl asked the committee members to rank the various components in the presentation.
Alderman Frieders said the McDonald's sign on the railroad bridge is unique to the environment and
was like a gateway to the city. He asked the consultants to research options for the bridge. It was
noted that the railroad refuses to work with IDOT for expansion in Sugar Grove.
The next meeting will be an open house for the public on October 22nd from 6-8pm. It was also noted
that Mr. Kalogeresis attended the Hometown Days and shared information about the plan. The State of
the City is on the website
Adjournment
There was no further business and the meeting adjourned at 8:38pm on a motion and second by Mr.
Frieders and Mr. Kozlowicz, respectively.
Minutes respectfully submitted by Marlys Young, Minute Taker
Page 3 of 3
January 18, 2016
Comprehensive Plan Report
THE YORKVILLE PLAN
CONNECTING OUR PAST TO THE FUTURE
DRAFT FOR
INTERNAL
REVIEW ONLY
ACKNOWLEDGEMENTS
UNITED CITY OF YORKVILLE
ELECTED OFFICIALS
Gary J. Golinski, Mayor
Beth Warren, City Clerk
Ken Koch, Alderman Ward 1
Carlo Colosimo, Alderman Ward 1
Larry Kot, Alderman Ward 2
Jacquelyn Milschewski, Alderman Ward 2
Joel Frieders, Alderman Ward 3
Chris Funkhouser, Alderman Ward 3
Diane Teeling, Alderman Ward 4
Seaver Tarulis, Alderman Ward 4
PLAN COMMISSION
MEMBERS
Randy Harker, Chairman
Charles Kraupner
Jack Jones
Mike Crouch
James Weaver
Deborah Horaz
Reagan Flavin Goins
Chuck Galmarini
Richard Vinyard
PLANNING TEAM
The Lakota Group
Goodman Williams Group
T.Y. Lin International
STEERING COMMITTEE
MEMBERS
Amy Cesich, Park Board
Deb Horaz, White Oaks Estates HOA
Rose & Bob Delo, Windett Ridge HOA
James Weaver, Planning Commission
Mary Shilkaitis, Rush Copley Hospital
Tom Kozlowicz, Chamber Member
Bill Gockman, Resident
Reagan Goins, Zoning Board of Appeals
Joel Frieders, EDC Member
Russell Walter, Library Board
Tim Shimp, Yorkville School District
Erin-Mikal Dickens, Resident
Adalma Stevens, Resident
Anthony Hansen, Resident
UNITED CITY OF
YORKVILLE STAFF
Bart Olson, City Administrator
Rob Fredrickson, Director of Finance
Eric Dhuse, Director of Public Works
Rich Hart, Chief of Police
Krysti Barksdale-Noble, Community Development Director
Chris Heinen, Planner
Pete Ratos, Building Inspector/Zoning Officer
Tim Evans, Director of Parks and Recreation
Engineering Enterprises, Inc., City Engineering Consultant
Michelle Pfister, Library Director
PLAN ACRONYMS
AADT – Annual Average Daily Traffic
CDBG – Community Development Block Grant
CLG – Certified Local Government
CMAP - Chicago Metropolitan Agency for Planning
CM2020 - Chicago Metropolis 2020
CUSD - Community Unit School District
DOJ – U.S. Department of Justice
FAR – Floor Area Ratio
FEMA – Federal Emergency Management Agency
FHWA - Federal Highway Administration
FPA - Facility Planning Area
GIS – Geographic Information System
HUD – U.S. Department of Housing and Urban Development
IEPA – Illinois Environmental Protection Agency
IDNR – Illinois Department of Natural Resources
IDOT – Illinois Department of Transportation
IHPA – Illinois Historic Preservation Agency
IHDA - Illinois Housing Development Authority
IL - Illinois Railway
NRPA - National Recreation and Parks Association
PUD - Planned Unit Development
RTA - Regional Transportation Authority
TIF – Tax Increment Financing
TOD - Transit Oriented Development
YBSD - Yorkville-Bristol Sanitary District
DRAFT
PART ONE:
SETTING THE STAGE
PART TWO:
COMPREHENSIVE PLAN
SECTION 1: PLAN INTRODUCTION
Plan Introduction 8
Comprehensive Plan Purpose 8
Relationship to CMAP Go To 2040 9
Planning Process 10
Planning Area 11
Project Timeline 12
Key Planning Issues 14
SECTION 2: THE COMMUNITY SPEAKS
Introduction 18
Community Engagement Activities 18
Community Engagement Summary 21
SECTION 3: COMMUNITY
CHARACTERISTICS AND LAND USE TRENDS
Context 24
Previous Plans and Studies 26
Community Profile 28
Existing Land Use 32
Zoning Districts 36
Residential Land Use 38
Commercial Land Use 52
Industrial Land Use 62
Public / Quasi-Public Land Use 66
Agricultural Land Uses 68
Planned Unit Developments 70
Historic Resources 72
SECTION 7: COMMUNITY SYSTEMS
AND INFRASTRUCTURE
Goals and Policies Statement 118
Current Conditions 119
Transportation Recommendations 127
Utility Infrastructure 128
Infrastructure Recommendations 130
Planning Areas, Municipal Boundaries and Growth Management 130
Parks and Open Space Land Use 134
Parks and Open Space Recommendations 138
SECTION 8: CORRIDORS
Goals and Policies Statement 142
Introduction 143
Illinois Route 47 143
Eldamain Road 154
SECTION 9: STEWARDSHIP AND
IMPLEMENTATION
Goals and Policies Statement 164
SECTION 4: COMMUNITY VISION
AND LAND USE STRATEGY
Goals and Policies Statement 76
Overview 77
Land Use Strategy 78
Land Use Changes 82
Land Use Matrix 82
Zoning Considerations 84
Principles to Guide Future Land Use 84
Placemaking and Community Character 85
SECTION 5: PROSPEROUS CITY
Goals and Policies Statement 88
Downtown Yorkville 89
Downtown Revitalization Sequence 96
Commercial Areas 98
Industrial Areas 103
SECTION 6: YORKVILLE NEIGHBORHOODS
Goals and Policies Statement 108
Traditional Neighborhood 109
Residential Subdivisions 110
Residential Design 114
DRAFT
Section 1: Plan Introduction
Part 1: Setting the Stage
“Change will always occur - a Comprehensive Plan that
responds to local conditions effectively can help address
the challenges that change always presents.”
8
SECTION 1 - PLAN INTRODUCTION
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
SECTION 1 - PLAN INTRODUCTION
A Comprehensive Plan is a document prepared by the Plan Commission which sets forth
policies for the future development of the community. It is the result of considerable
study and analysis of existing physical, economic, and social characteristics, and includes a
projection of future needs and conditions. The value and purpose of a Comprehensive Plan
is to rationally and objectively identify the timing and location of land and infrastructure
development - something that zoning and subdivision regulations alone cannot accomplish.
PLAN INTRODUCTION
In 2014, the United City of Yorkville, in collaboration
with Yorkville citizens and stakeholders, initiated a two-
year-long process to update its 2008 Comprehensive
Plan. This updated Comprehensive Plan comes at
a time when the Chicago metropolitan region is
emerging from one of the more significant economic
recessions in recent decades with many communities
like Yorkville seeking ways to enhance the overall
quality of life for their residents while addressing the
issues of growth and development, changing economic
conditions, infrastructure needs and limited financial
resources.
This Comprehensive Plan was developed to provide
a new strategic vision and direction for Yorkville –
one that capitalizes on its existing assets, including
its traditional downtown core and neighborhoods,
location along the Fox River, existing commercial
areas, manufacturing base, schools and community
services – while considering planning strategies for
renewed but sustainable growth, revitalizing the
downtown, diversifying its industrial and employment
base, and adding new recreational and open space
amenities. Furthermore, this Plan is being prepared
with extensive community participation throughout
the planning process. Specific questions were asked
of Yorkville residents and stakeholders: What makes
Yorkville a good place to live and work? What parts
of Yorkville should be preserved or changed? What
amenities in the neighborhoods, commercial districts or
parks should be enhanced or added? What makes up
Yorkville’s future industrial and manufacturing base?
What should Yorkville’s image and brand identity be
within the region?
Yorkville is known in the Chicago area for its housing
opportunities, location near natural resource and
recreational amenities, schools and proximity to
regional transportation services, including Interstate 88.
Its location near Aurora and other Fox Valley suburbs
also provides the community with access to the region’s
employment centers, and other educational institutions
and cultural attractions. However, like many Chicago
outer-ring suburbs, Yorkville has several challenges that
will require new approaches than what has been tried
and implemented before. Due to the 2008 economic
recession, recently planned residential subdivisions
have yet to be fully built-out; commercial activity has
Bicentennial Riverfront Park and the Fox River, Downtown Yorkville
failed to materialize on land zoned for such uses, and
parking and brownfield issues need to be addressed
before any substantial redevelopment activities can
take place in Yorkville’s traditional downtown district.
In addition, new infrastructure investments may be
needed to support any future development activity.
The United City of Yorkville has made significant strides
in recent years to update its land use regulations, spur
development activities in its commercial areas and
residential subdivisions, and to enhance its municipal
services to better meet the quality of life needs for
its residents. Yorkville stakeholders recognize that
in order to adequately address the issues that matter
the most to them, it must continue to explore all
opportunities for growth and development that build
on its existing assets, including its people, businesses
and institutions.
With these opportunities and challenges in mind, the
United City of Yorkville has understood that a new
Comprehensive Plan can serve as the roadmap for
undertaking new initiatives and in coordinating the
efforts and activities of other key partners, such as the
Park and Library departments, School District, business
and property and owners, local industries and other
organizations, agencies and entities. A fully up-to-
date Comprehensive Plan can also help to make more
informed decisions on critical issues related to land
use, transportation, and capital improvements, issues
that can have significant impacts on how Yorkville
develops in the future. Change will always occur — a
Comprehensive Plan that responds to local conditions
effectively can help address the challenges that change
always presents.
COMPREHENSIVE
PLAN PURPOSE
In 2014, the United City of Yorkville, in collaboration
with Yorkville citizens and stakeholders, have initiated
a process to prepare an update to its Comprehensive
Plan since 2008 — a Comprehensive Plan that
represents the community’s consensus and vision
for Yorkville’s future. The process for developing
the Comprehensive Plan included an assessment
and evaluation of existing conditions in Yorkville
in order to identify specific issues, constraints and
opportunities for enhancing the community’s land
uses, transportation and infrastructure systems,
economic development and quality of life. This State
of the City Report provides a “snapshot” of Yorkville’s
existing conditions, community outreach efforts
during the planning process thus far, and a summary
of key issues and opportunities to be addressed in the
Comprehensive Plan document.
The Yorkville Comprehensive Plan is a guide for the
people of Yorkville to accomplish the vision set forth
in this document. Therefore, as a guidebook, the
Comprehensive Plan will assist local planners and
government officials determine and understand the
appropriate types of development that should be
permitted and encouraged in the City, realizing that
each new development creates a lasting impact on the
City’s character. The Plan should also influence policy
decisions in a broad range of areas including, but not
limited to, the following:
• Land Use,
• Transportation,
• Infrastructure and Utilities,
• Environmental and Agricultural Preservation,
• Economic Development,
• Recreation and Open Space, and
• Housing.
Finally, the Plan should be re-evaluated periodically in
light of changing conditions so that it remains the true
vision of the community. The 2015 Comprehensive Plan
is intended to guide the community for the next 5 to 10
years at which point an update should be considered by
the United City of Yorkville.
“Change will always occur - a
Comprehensive Plan that responds to
local conditions effectively can help
address the challenges that change
always presents.”
9
SECTION 1 - PLAN INTRODUCTION
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
In summary, the Comprehensive Plan serves several
key purposes:
• Future Vision. This Comprehensive Plan will
serve as an important document in informing
current and future community stakeholders
about Yorkville’s long term vision. Above all,
preparing a Comprehensive Plan represents a
collaborative process between the United City
and its citizens in determining Yorkville’s future.
• Land Use Framework. The Plan provides a
land use framework and strategy that seeks
to promote the highest and best uses of
land while reducing land use conflicts and
increasing the benefits the land can provide
in terms of residential and employment
opportunities, transportation options,
clean water, and recreational and open
space. Benefits must also be enduring and
sustainable so that current and succeeding
generations of Yorkville residents can enjoy an
enhanced quality of the life. In addition, the
Plan sets forth broad strategies that can be
used to review and refine current and future
community development initiatives, as well as
adjust zoning and land use regulations that
ensure such projects are in conformance with
the goals, policies and objectives set forth in
this Comprehensive Plan.
• Public Investment Guide. The Yorkville City
Council should use the Comprehensive Plan to
guide decision-making regarding investments
in infrastructure, community facilities, and
other capital improvements. The Plan can also
be used in seeking grants and other sources of
financial assistance at the regional, state and
federal levels.
RELATIONSHIP TO THE
GO TO 2040 REGIONAL
COMPREHENSIVE PLAN
The Chicago Metropolitan Agency for Planning
(CMAP) is the official regional planning organization
for the northeastern Illinois counties of Cook, DuPage,
Kane, Kendall, Lake, McHenry, and Will. The Agency
developed and now guides the implementation
of GO TO 2040, metropolitan Chicago’s first
comprehensive regional plan in more than 100 years.
To address anticipated population growth of more
than 2 million new residents, GO TO 2040 establishes
coordinated strategies that will help the region’s 284
communities address transportation, housing, economic
development, environmental, and other quality-of-life
issues.
Although this Comprehensive Plan is not funded by
CMAP, it is the desire of Yorkville elected leaders
and officials that the Yorkville Comprehensive Plan is
aligned with the regional planning goals represented
in GO TO 2040 and to take into account the larger
regional economic and social changes and forces that
may have an impact on Yorkville’s future.
GO TO 2040 states that “municipalities are critical
to the success of GO TO 2040 because of their
responsibility for land use decisions, which create the
built environment of the region and determine the
livability of its communities. The most important thing
that a municipality can do to implement GO TO 2040 is
to take this responsibility very seriously.” By developing
a new comprehensive plan, Yorkville has taken
responsibility for guiding its future and demonstrated
its commitment to helping shape the future of the
region as well.
• Private Investment Guide. Developers,
industries, entrepreneurs and others
interested in investing in Yorkville can use
the Comprehensive Plan to gain insight into
the City’s development and land use policies.
Such investors also view sound comprehensive
planning as critical to ensuring the viability and
long-term success of their investments in the
community.
• Community Engagement Tool. The process in
creating this Comprehensive Plan will provide
an opportunity for local leaders, stakeholders
and residents to understand and evaluate
community strengths and weaknesses, and
to craft strategies and recommendations
for addressing critical planning issues.
Future implementation and planning efforts
for Yorkville’s residential, commercial,
industrial, and open space and park areas as
recommended in this Comprehensive Plan
will also provide additional opportunities to
engage Yorkville’s stakeholders on important
development issues.
• Implementation Strategy. A detailed
implementation strategy proposed in
the Comprehensive Plan will prioritize
specific planning actions, outline roles and
responsibilities between the United City of
Yorkville and other agencies, organizations
and entities, and identify other stakeholders
and groups that could participate in
implementation efforts now and into the
future.
“With these opportunities and
challenges in mind, the United City
of Yorkville has understood that a
new Comprehensive Plan can serve
as the roadmap for undertaking new
initiatives and in coordinating the
efforts and activities of other key
partners, such as the Park and Library
departments, School District, business
and property owners, local industries
and other organizations, agencies and
entities.”
“A fully up-to-date Comprehensive
Plan can also help to make more
informed decisions on critical issues
related to land use, transportation,
and capital improvements, issues that
can have significant impacts on how
Yorkville develops in the future.”
10
SECTION 1 - PLAN INTRODUCTION
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
PLANNING PROCESS
Yorkville’s first Comprehensive Plan was completed in
1974 with updates in 1994, 2002, 2005, and 2008. The
2002 Comprehensive plan guided growth and decision
making for the community north of the Fox River, while
the 2005 Comprehensive Plan guided growth and
decision making for the community south of the Fox
River.
In the summer of 2007, it was decided by the Plan
Commission that given the population growth, in which
population had increased over two-fold since the last
Census in 2000 and was projected to continue steadily
increasing, the 2002 and 2005 comprehensive plans
needed to be updated. The Plan Commission also
recognized that the 2002 and 2005 comprehensive
plans should be merged into one cohesive document
for the entire Yorkville planning area. The 2008
Comprehensive Plan, in its present form, was approved
at the October 28, 2008 City Council meeting.
In August 2014, the United City of Yorkville, along with
community stakeholder groups and residents, initiated
an two-year planning process to update the 2008
Comprehensive Plan. The key purpose of the Plan was
to create a long-term vision and planning framework for
enhancing the community’s overall land use, economic
vitality, and physical appearance and image, along with
a set of practical implementation action strategies.
To facilitate the creation of the Comprehensive Plan
Update, the United City of Yorkville engaged a multi-
disciplinary planning team that included the following
firms:
• The Lakota Group
(Planning, Urban Design, Historic Preservation,
Landscape Architecture, Community Relations)
• Goodman Williams Group
(Market Analysis)
• T.Y. Lin International
(Transportation Engineering)
A Comprehensive Plan Steering Committee,
representing a broad-based segment of community
stakeholders, including local property owners and
residents, industries, merchants, civic institutions,
governmental agencies, and City leaders and officials,
was formed in January 2015 to help guide the Plan’s
development.
Beyond understanding Yorkville’s long-term future,
the Comprehensive Plan also seeks to assess
current conditions and propose strategies and
recommendations for the following Comprehensive
Plan elements:
• Land Use. Evaluate existing community land
uses and identify specific issues, constraints,
and opportunities to encouraging appropriate
land use patterns and development within
and near Yorkville’s corporate boundary and
extraterritorial jurisdiction.
• Regulatory Tools. Research and recommend
new zoning and regulatory tools that manage
and direct community growth and revitalization
in ways that promotes economic diversity
and vibrancy, and attractive places and
neighborhoods.
• Transportation Systems. Document and
analyze Yorkville’s current roadway network
and physical conditions as a method for
exploring opportunities for achieving network
efficiencies, roadway changes, and pedestrian
enhancements.
• Infrastructure and Capital Improvements.
Conduct an overview assessment of the
City’s sanitary, public utilities, and stormwater
management systems, and consider strategies
for long-term system maintenance and capital
improvements.
• Neighborhoods and Housing. Assess
and analyze the condition of residential
neighborhoods and the existing housing
stock in order to determine appropriate
planning strategies that address local housing
needs through new construction, housing
rehabilitation, and infill development.
• Commercial Areas and Corridors. Examine
planning and revitalization issues along the
commercial corridors, including building
and storefront improvements, business
and real estate development, and urban
design enhancements. Additionally, this
Comprehensive Plan will assess downtown
planning issues in depth and will develop
a Downtown Sub Area Plan as part of this
Comprehensive Plan.
• Economic/Market Assessment. Analyze and
understand market trends for commercial,
residential, and industrial development
within Yorkville as a basis for establishing
recommendations regarding future land use
and economic development scenarios. Several
market analysis components were consulted
and incorporated in this Comprehensive Plan’s
Market and Economic Conditions section.
• Parks and Open Space. Identify, protect, and
enhance Yorkville’s “green infrastructure” of
existing parks and natural systems, as well as
consider sustainable design initiatives that
reduces stormwater run-off and promotes
cleaner air and water.
• Agencies, Organizations, and Institutions.
Understand the current capacity of
governmental agencies and other
organizations and entities, including non-
profit groups and religious and educational
institutions to help implement various aspects
of the Comprehensive Plan.
Kendall County Courthouse in Downtown Yorkville
11
SECTION 1 - PLAN INTRODUCTION
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
• Implementation Strategy. Create a detailed
implementation strategy that prioritizes
specific planning actions, outlines roles and
responsibilities between the United City of
Yorkville and other agencies, organizations,
and entities, and identifies other stakeholders
and groups that could participate in
implementation efforts now and into the
future.
• Community Engagement. Undertake an
effective planning process that involves a
broad and diverse section of community
stakeholders in order to generate consensus
for the Comprehensive Plan’s long-range
development and revitalization vision, and
short-term action strategies and planning
recommendations.
PARKS/OPEN SPACE
PLANNING AREA
Illinois Municipal Code states that a Plan Commission
has the authority to prepare and recommend a
comprehensive plan for present and future growth
and redevelopment to be adopted by the City. The
Comprehensive Plan, “may be made applicable, by the
terms thereof, to land situated within the corporate
limits and contiguous territory not more than one and
one half miles beyond the corporate limits and not
included in any municipality” (65 ILCS 5/11 - 12 - 5).
Given this and the existing and proposed boundary
agreements with surrounding municipalities (Millbrook,
Montgomery, Oswego, Plano, and Sugar Grove), the
United City of Yorkville planning area is generally,
US 30 to the north, Boundary Agreement lines with
Montgomery and Oswego (north of the Fox River) and
Grove Road (south of the Fox River) to the east, Helmar
Road to the south, and Eldamain Road (north of the Fox
River) and Highpoint Road (south of the Fox River) to
the west. This area encompasses approximately 47,726
acres, or approximately 74.6 square miles.
Figure 1.1 - Planning Area
Figure 1.1: Planning Area Map
RIVERS/STREAMSTRADITIONAL
NEIGHBORHOOD CENTER
Legend - Planning Area
YORKVILLE BOUNDARY
PLANNING AREA
TRADITIONAL CENTER
12
SECTION 1 - PLAN INTRODUCTION
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 1.2 - Phase 1 Timeline
STEERING
COMMITTEE
MEETING / PUBLIC
INPUT SUMMARY
MAY 21, 2014
DRAFT STATE
OF THE CITY
REPORT
JUNE 29, 2015
FINAL STATE
OF THE CITY
REPORT
JULY 30, 2015
STEERING
COMMITTEE
MEETING
JULY 16, 2015
20152014
SEPTEMBER OCTOBER NOVEMBER DECEMBER JANUARY FEBRUARY MARCH APRIL
PROJECT
START
MEETING/
CITY TOUR
SEPTEMBER
19, 2014
ADDITIONAL
FIELDWORK
MARCH 26,
2015
ADDITIONAL
FIELDWORK
APRIL 8,
2015
STEERING
COMMITTEE
MEETING
JANUARY
22, 2015
FIELD WORK
+ ADDITIONAL
INTERVIEWS
FEBRUARY
19, 2015
STAKEHOLDER
INTERVIEWS +
TRAINING SESSION
NOVEMBER
10, 2014
STAKEHOLDER
INTERVIEWS
DECEMBER
11, 2014
CITY
DEPARTMENTS
INTERVIEW
SESSION
OCTOBER
16, 2014
PROJECT
WEBSITE
LAUNCH
SEPTEMBER
25, 2014
PROJECT
START COMMUNITY ENGAGEMENT / STATE OF THE CITY REPORT
MAY JUNE JULY
COMMUNITY
SPEAK-OUT
WORKSHOP #1
APRIL 16,
2015
PROJECT TIMELINE
The planning process for creating the Comprehensive
Plan Update involved three distinct phases: a “State
of the City” / Community Engagement phase where
an assessment of existing conditions was conducted
by the planning team and a preliminary set of planning
goals were developed with input from the community; a
“visioning” phase where preliminary planning strategies
and concepts will be developed and presented for
community feedback; and, a final plan-making phase in
which planning goals, strategies, and implementation
action steps are to be developed by the planning team
in collaboration with the community, and accepted
and adopted by the City. The last two phases of the
planning process are expected to be completed by
June 2016.
PHASE 1: STATE OF THE CITY
(SEPTEMBER 2014 - JULY 2015)
The first phase, initiated in September 2014,
comprised a comprehensive assessment of Yorkville’s
existing conditions in the following areas: land use,
transportation, infrastructure, parks and open space,
community facilities, neighborhoods and housing, and
commercial and industrial areas. The planning team also
reviewed relevant planning documents and policies,
assessed the community’s existing demographics
and economic development activities, and defined
challenges and opportunities on achieving short-term
and long-range planning and revitalization goals.
Phase 1 also included various focus group and
stakeholder interview sessions to gain public input
and insight regarding critical planning issues. Field
work activities were also conducted. Field work,
document analyses, and review of interview and focus
group session proceedings were incorporated into
this Existing Conditions Report. The Report will be
subsequently reviewed by the Steering Committee with
final draft delivered to the United City of Yorkville in
July 2015.
Phase 1 included the following specific activities:
• Project Start Meeting and City Tour
(September 19, 2014)
A meeting with City staff was conducted to
initiate the planning process and to discuss
specific items related to the overall project
schedule, and the scheduling of stakeholder
and focus group interview sessions.
• Previous Plans/Studies Review
A review of previous comprehensive
plans, planning reports, facility studies,
demographics, and local development
regulations was conducted by the planning
team. These reports and studies are
summarized in Section 3 on Community
Context.
• Stakeholder Listening Sessions
(October - December 2014)
Several interview and focus group sessions
were conducted over a two-month period with
various community stakeholders, including City
officials and department heads and the local
schools.
• Team Fieldwork
The planning team visited Yorkville several
times between September 2014 and March
2015 to observe and assess existing conditions
within the community.
• Community Speak-Out (April 16,2015)
A community workshop was organized and
conducted on April 16, 2015 to solicit feedback
through interactive exercises from the
community on critical community planning
issues. Over 30 people attended the workshop.
• State of the City Report
Following the assessment and analysis of
planning issues and existing conditions, the
planning team prepared the State of the
City Report, which summarizes Yorkville’s key
strengths, challenges, and opportunities for its
long-range development and growth.
After the State of the City Report is delivered and
feedback is received from the Steering Committee and
Yorkville community, the following two phases will be
undertaken to complete the planning process:
13
SECTION 1 - PLAN INTRODUCTION
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Figure 1.4 - Phase 3 Timeline
Figure 1.3 - Phase 2 Timeline
2015
AUGUST SEPTEMBER NOVEMBEROCTOBER DECEMBER
TOWN MEETING/
COMMUNITY
WORKSHOP
SUMMARY
OCT. 29, 2015
DRAFT
COMPREHENSIVE
PLAN UPDATE
JAN. 15, 2016
TOWN MEETING/
COMMUNITY
WORKSHOP
OCT. 22, 2015
STEERING
COMMITTEE
MEETING
SEPT. 29, 2015
STEERING
COMMITTEE
MEETING
JAN. 28, 2016
VISIONING / PLAN FRAMEWORK
JUNE AUGUSTFEBRUARYMARCHAPRIL
2016
MAY JULY
FINAL COMPREHENSIVE PLAN
& IMPLEMENTATION STRATEGY
SECOND DRAFT
COMPREHENSIVE
PLAN UPDATE
TBD
COMMUNITY
OPEN HOUSE
TBD
PLAN COMMISSION
PRESENTATION
TBD
CITY COUNCIL
PRESENTATION
TBD
STEERING
COMMITTEE
MEETING
TBD
FINAL
COMPREHENSIVE
PLAN UPDATE
TBD
JANUARY
PHASE 2: COMMUNITY VISIONING
(AUGUST 2015 - JANUARY 2016)
The second phase of the planning process involved
the creation and development of specific planning
concepts and land use strategies that address
Yorkville’s land use, physical appearance, transportation
and infrastructure issues. As part of the visioning
process, planning strategies were presented during
a community workshop held on October 29, 2015 at
Yorkville City Hall. Afterward, planning concepts
were revised and reformatted as an online survey for
community comment. Strategies were subsequently
revised and incorporated as part of the Draft
Comprehensive Plan document.
PHASE 3: FINAL COMPREHENSIVE PLAN UPDATE
(JANUARY 2016 - AUGUST 2016)
Based on the information analysis and community
input gathered from the first two phases of the
planning process, the final phase will involve the
refinement of preliminary planning concepts and
implementation strategies into a Final Comprehensive
Plan Update. Specific site studies and illustrations will
also be prepared for feasible development sites within
Yorkville.
Community “Speak-Out” Workshop #1
14
SECTION 1 - PLAN INTRODUCTION
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
KEY PLANNING ISSUES
The following findings are policy issues that should
be addressed through the comprehensive planning
process. They are based on a review of the City’s
municipal boundary, planning area boundary, the
Yorkville-Bristol Sanitary District Facility Planning Area
(FPA), existing land use, zoning, and public input.
ISSUE #1: UNINCORPORATED AREAS
Subdivisions within close proximity to Yorkville have
been built in unincorporated Kendall County without
input or approval from the City. As Yorkville grows,
these areas may be annexed into Yorkville in the future.
While the City does not have land use jurisdiction
in unincorporated areas, they do have influence on
development that occurs within their planning area
boundary. Additionally, unincorporated areas that
are less than 60 acres in size and are completed
surrounded by the City are eligible to be incorporated
under State of Illinois law. Yorkville could better control
its future by annexing these areas. A cost-revenue
analysis could be performed to determine the financial
benefit of annexation These areas could also be
better served by the services that the City of Yorkville
provides.
Policy Questions:
Should Yorkville work with Kendall County to
have areas annex into the City as a condition of
development approvals?
Should areas of less than 60 acres that are surrounded
by Yorkville be incorporated into the City?
Should Yorkville work with property owners of
unincorporated areas within close proximity to pursue
annexation of these areas?
ISSUE #2: FUTURE DEVELOPMENT
The United City of Yorkville has grown in a scattered,
leap frog manner. This type of development sometimes
can occur when economic activity is strong and growth
is occurring. However, when the economy stalls and
growth is no longer occurring, it can result in inefficient
provision of city services. Extension of water main,
storm and sanitary sewer into undeveloped areas costs
the City more in operations and maintenance than it
does to develop in areas where water and sewer mains
already exist. There is also a ridge line that travels in an
east-west fashion along Illinois Route 71. The area north
of this ridge City drains to the Fox River while the area
to the south drains to Illinois River. This divide makes it
more costly to extend municipal utilities to the south of
the divide.
Policy Questions:
Should the City promote an infill policy to encourage
new development to tap into existing utility lines
before extending existing lines until such time
that development within the City becomes more
prevalent?
Should the City prohibit or restrict development
south of the ridge line along Illinois Route 71 until
development becomes more prevalent throughout the
City?
ISSUE #3: TRANSPORTATION NETWORK
Gaps currently exist in the bicycle transportation
network. The Integrated Transportation Plan relies
upon developers to complete the trail network and
given the lack of development activity many proposed
trails have not been completed and the system
remains unconnected. While many new subdivisions
have good conditions for walking and bicycling within
the subdivision itself, it is difficult to travel between
subdivisions especially when they are separated by
County or State Highways with little to no bicycle or
pedestrian accommodations. Additionally, the City
has not adopted a policy of promoting on-street
bicycle facilities. Future roadway connections within
the planning area boundary of Yorkville present an
opportunity to set aside space to accommodate bicycle,
pedestrian, and automobile pathways.
Policy Questions:
Which bicycle connections or routes are priorities?
Are on-street connections acceptable if they can be
safely designed?
Should the City have a complete streets policy to
ensure that adequate space is preserved for collector
and arterial roadways to accommodate automobiles,
bicycles, and pedestrians?
ISSUE #4: ACTIVE RESIDENTIAL
SUBDIVISION DEVELOPMENTS
Eight residential subdivision developments are
currently being developed in Yorkville, representing
1,366 entitled homes. With approximately 74 building
permits being issued a year, the 515 homes not yet built
represent a supply of entitled homes that will take eight
years to complete.
Policy Questions:
Should the City take an active role in completing
unfinished residential subdivision developments?
Which unfinished residential subdivision
developments should be a priority?
Are there any entitled subdivisions that the City
should work to remove entitlements from?
ISSUE #5: RETAIL SALES / COMMERCIAL AREAS
In most retail sales categories, local demand in
Yorkville is being lost to stores outside the City. This
is particularly true for the grocery store, general
merchandise, and full service restaurant categories.
Policy Questions:
Where should new retail development be focused?
Yorkville Fire Department
15
SECTION 1 - PLAN INTRODUCTION
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
ISSUE #6: DOWNTOWN
Both survey respondents and open house participants
expressed that one of the reasons they like living
in Yorkville is because of the City’s small town feel.
At the same time, the lack of a vibrant downtown
was identified as one of the top three issues facing
Yorkville today. Developing downtown was also an idea
consistently shared when related to tourism ideas and
opportunities.
Policy Questions:
Should building heights be limited in the downtown,
and if so what would be the appropriate height?
Should the City take an active role in cleaning up the
“brownfield” site located east of Route 47 downtown?
Should the City take an active role in addressing the
concern for a lack of parking downtown?
Would you consider a parking deck as a reasonable
solution to the concern for a lack of parking, or should
parking in the downtown be limited to surface lots?
ISSUE #7: DESIGN CHARACTER
Both survey respondents and open house participants
expressed that one of the reasons they like living in
Yorkville is because the City provides rural living with
suburban features. Before future development occurs,
the City may have the opportunity to guide the style
and character of future development. Design guidelines
could ensure that a rural character is preserved
throughout Yorkville, or along specific corridors. Land
use policy could also preserve scenic vistas of natural
features or agricultural landscapes.
Policy Questions:
Should the City take an active role in preserving a
rural character? If so, which areas of the City should
be a priority?
Should new developments be required to preserve
natural features or agricultural areas?
ISSUE #8: HOUSING
Housing data shows that nearly 60% of homes in
Yorkville were built between 2000 and 2009. A large
percentage of home in Yorkville also fall within the
$200,000 to $299,000 price range. An oversupply of
homes at the same age and under the same price range
could limit Yorkville’s ability to adapt to a changing
economy, changing demographics, and an aging
population.
Policy Questions:
Should the City allow residential development at
a higher density than that which typically exists
throughout Yorkville today? If so, which areas of the
City should higher density residential be allowed?
Should higher density be allowed for developments
which preserve natural features or agricultural areas?
ISSUE #9: INFRASTRUCTURE SYSTEMS
The existing sanitary system is nearing its capacity.
At some point, as population continues to grow,
the system will need to be expanded. Collaboration
with the Yorkville-Bristol Sanitary District facility
planning area (FPA) should be ongoing so there is a
clear understanding of the remaining capacity and
need to expand as the City makes land use decisions.
Additionally, the water treatment plan is nearly 10 years
old and an up to date comprehensive evaluation of the
water treatment system should be used to guide land
use and policy decisions.
Policy Questions:
Should the City undertake studies to determine
future needs, costs, and revenues associated with
infrastructure system expansion?
Should the City promote new development that can
tap into existing main sanitary and water lines before
the main lines are extended?
ISSUE #10: PARKS AND OPEN SPACE
When asked about their level of satisfaction with the
quality of parks, recreational facilities, and programs,
survey respondents expressed that they were neutral
to somewhat satisfied. Additionally, when asked about
what other community facilities and services are
needed in Yorkville, the top responses were indoor
activities (sports, recreation center, youth programs,
or children’s museum), dog parks, and walking/hiking
trails. Fox River recreation (canoeing, kayaking, etc.)
and walking/cycling trails were also the top two
responses when asked to prioritize items to be pursued
in developing a tourism industry in Yorkville.
Policy Questions:
Should the City invest more resources into parks and
open space development?
Should the City consider establishing a Parks District
as opposed to a Parks Department?
ISSUE #11: SCHOOLS
If all the undeveloped lots in Yorkville were developed
today, and there were two kids per household, the
school population could grow to 9,000 students
from 5,300 currently. This would require expansion
of existing schools or construction of new schools,
potentially even a second High School.
Policy Questions:
Should the City use remaining capacity and expansion
thresholds of school facilities to guide land use and
policy decisions?
ISSUE #12: LAND USE REGULATIONS
Current zoning designations are reflective of a strong
growth and development climate. A number of
zoning districts appear to have been designated with
specific development plans anticipated, which are no
longer planned. Zoning districts should be reviewed
and revised to better reflect current construction
and development levels in order to more effectively
guide development in the most appropriate locations.
Additionally, the City’s existing subdivisions regulations
should be reviewed and revised to reflect current
housing and development trends.
Policy Questions:
Should the City revise its existing zoning map, and if
so, which areas should be revised?
Should the City revise its existing subdivision
regulations?
Factory Adapted as Housing in Downtown Yorkville
Section 2: The Community Speaks
“The process in creating this Comprehensive Plan provided an
opportunity for local leaders, stakeholders and residents to understand
and evaluate community strengths and weaknesses, and to craft
strategies and recommendations for addressing critical planning issues.”
Part 1: Setting the Stage
18
SECTION 2 - THE COMMUNITY SPEAKS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
SECTION 2 - THE COMMUNITY SPEAKS
A fundamental component of any successful comprehensive planning process is community engagement. Employing a multi-layered public
process enables the identification and establishment of shared priorities and civic character. It is important that this process achieve both a
range of community involvement, and garner a deep understanding of the questions and concerns that arise. Beyond information gathering, a
robust, multi phased public process also plays an important role in ensuring a smooth transition into implementation. To achieve these goals,
the public process for Phase 1 of the Yorkville Comprehensive Plan Update utilized the following structures for engaging the community:
INTRODUCTION
Yorkville’s first Comprehensive Plan was completed in
1974 with updates in 1994, 2002, 2005, and 2008. The
2002 Comprehensive plan guided growth and decision
making for the community north of the Fox River, while
the 2005 Comprehensive Plan guided growth and
decision making for the community south of the Fox
River.
In the summer of 2007, it was decided by the Plan
Commission that given the population growth, in which
population had increased over two-fold since the last
Census in 2000 and was projected to continue steadily
increasing, the 2002 and 2005 comprehensive plans
needed to be updated. The Plan Commission also
recognized that the 2002 and 2005 comprehensive
plans should be merged into one cohesive document
for the entire Yorkville planning area. The 2008
Comprehensive Plan, in its present form, was approved
at the October 28, 2008 City Council meeting.
COMMUNITY
ENGAGEMENT ACTIVITIES
Yorkville’s first Comprehensive Plan was completed in
1974 with updates in 1994, 2002, 2005, and 2008. The
2002 Comprehensive plan guided growth and decision
making for the community north of the Fox River, while
the 2005 Comprehensive Plan guided growth and
decision making for the community south of the Fox
River.
In the summer of 2007, it was decided by the Plan
Commission that given the population growth, in which
population had increased over two-fold since the last
Census in 2000 and was projected to continue steadily
increasing, the 2002 and 2005 comprehensive plans
needed to be updated. The Plan Commission also
recognized that the 2002 and 2005 comprehensive
plans should be merged into one cohesive document
for the entire Yorkville planning area. The 2008
Comprehensive Plan, in its present form, was approved
at the October 28, 2008 City Council meeting.
In August 2014, the United City of Yorkville, along with
community stakeholder groups and residents, initiated
an two-year planning process to update the 2008
Comprehensive Plan. The key purpose of the Plan was
to create a long-term vision and planning framework for
enhancing the community’s overall land use, economic
vitality, and physical appearance and image, along with
a set of practical implementation action strategies.
STAKEHOLDER INTERVIEWS
Between October 2014 and March 2015, a series of
interview and listening sessions were conducted with
various Yorkville stakeholder groups, including City
of Yorkville department heads, such as Public Works,
Parks and Recreation, the Library, and others; local
corporations and business owners; developers; civic
groups; the local school district; Kendall County;
the Yorkville Bristol Sanitary District; the Kendall
County Forest Preserve; the Illinois Department of
Transportation other governmental agencies and
Yorkville residents. The following is a summary of key
planning issues garnered from the listening sessions.
INFRASTRUCTURE SYSTEMS
The City has undertaken very effective capital
improvements programming and the programs are
continually being reviewed. This program is being
used to address a few subdivisions with outstanding
infrastructure issues. It should also address resurfacing
of downtown streets. A comprehensive street
evaluation has also been undertaken to help shape the
five-year capital improvements plan.
In terms of sanitary system issues, there has been some
infiltration issues in the central area. The City has been
working with the Yorkville-Bristol Sanitary District to
address some of these concerns.
The last Water Plan was completed more than 5 years
ago and should be updated with a comprehensive
evaluation. Water planning efforts should be a priority
because according to the Illinois State Water Survey,
Kendall County may be facing a water shortage in the
coming years since there has been a decline in the
County’s aquifer.
In August 2014, the United City of Yorkville, along with
community stakeholder groups and residents, initiated
an two-year planning process to update the 2008
Comprehensive Plan. The key purpose of the Plan was
to create a long-term vision and planning framework for
enhancing the community’s overall land use, economic
vitality, and physical appearance and image, along with
a set of practical implementation action strategies.
19
SECTION 2 - THE COMMUNITY SPEAKS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
OPEN SPACE AND RECREATION
The Parks and Recreation Department has several
needs, including a recreational facility, a maintenance
building and a new park on the City’s south side that
could be in the range of 50, 60, or 100 acres. Some
planning has taken place for the recreational facility,
which most likely would be a facility with indoor fields
and equipment. A Parks Master Plan was prepared in
2008 that identified 11 specific park planning areas;
the Plan needs to be updated given that the City is
updating it’s comprehensive plan. The department is
also in the process of conducting a community survey.
Partnerships with the service clubs can be used to fund-
raise and off-set capital and long–term maintenance
costs, such as the agreement for maintenance services
at Heartland Circle with the Junior Women’s Club.
In 2010, a Transportation-Trail Plan was prepared;
however the plan needs to be updated. About 500
trails are proposed. The City maintains easements
over trails in private subdivisions but there is a need
to connect these trails together. Other bike trail
connections are planned and will occur along Game
Farm Road, Kennedy Road and State Routes 34 and 71.
There are many private parks in Yorkville, which causes
confusion among residents regarding which parks are
owned by the City and which are not.
There have been some discussions about looking
into becoming a park district but there seems to be a
“silent majority” that has yet to speak out on the need
for maintaining and enhancing the community’s park
system. There are also some benefits to being a City
Department, especially in regards to the sharing of
equipment between other departments.
LAND USE AND DEVELOPMENT
Planning and growth efforts should focus on areas
that have already been developed and invested in -
in particular residential and commercial areas along
and near downtown and at the Route 47 and 34
intersections. These areas have existing infrastructure
that could be built on.
The Fox River is viewed as a barrier in the community,
creating a perception that the southern part of
Yorkville is isolated. Development of a grocery store
and new restaurants would help bring a stronger
identity to the south side. The Route 47 and 71
intersection is an important commercial node where
this development could be focused.
The City’s subdivision and landscape codes need to
be updated in order to provide more sustainable and
appealing developments. This is particularly true for
areas along Route 47 and Eldamain Road, two corridors
that should be a priority for maintaining a unique
community character. There has been some emphasis in
the community on maintaining as much open space as
possible in new developments
There is not a lot of variety in housing choices in
Yorkville. More dense housing with smaller lots or
condominiums should be explored.
A new Metra station could spur new development in
Yorkville and a long term vision for this facility and its
areas should be created.
URBAN DESIGN
Yorkville needs some placemaking – banners,
wayfinding and signage could help to define the
community a bit more. The Plan also needs to look
at the corridors and consider gateway entrances,
especially to define Yorkville better between itself and
other communities. Community appearances should
also be a key planning priority. Yorkville has a different
“feel” than neighboring Fox Valley communities – it’s
more “homier” and “small townish” than Oswego.
Yorkville should strive to keep that feel.
INSTITUTIONS
Yorkville CUSD 115 district is currently undertaking a
substantial review of its school structure and shifting
and realignment of its school boundaries. Currently,
schools are organized around micro-neighborhoods.
Overall there is potential to change which schools
serve which neighborhoods or subdivisions.
If all the undeveloped lots were developed in Yorkville
today and there are two kids per household, the school
population could grow to 9,000 students from 5,300
currently.
The District is about to complete a $22 million addition
to the High School that will add 90,000 square feet of
new and remodeled space. However, the High School
may need to be expanded again if there is additional
population growth. After the High School expansion is
complete, the District will be looking at facility needs
for the Grade Schools. Both Autumn Creek and Bristol
Bay have started to grow and may need more space.
DOWNTOWN YORKVILLE
Downtown Yorkville should be a key focus of
comprehensive planning efforts, including exploring
revitalization and redevelopment scenarios, particularly
along the riverfront. An important first step should
be to define the downtown area and determine which
areas should be the focus of beautification standards or
design guidelines. With brownfield and environmental
issues, increasing traffic speeds on Illinois Route 47 and
a lack of available parking as barriers to redevelopment,
a sustainable development strategy based on market
realities should be the goal. In addition to this,
recommendations for how Yorkville can do a better
job of packaging and promoting itself – downtown in
particular, should be explored.
20
SECTION 2 - THE COMMUNITY SPEAKS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
COMMUNITY “SPEAK-OUT”
WORKSHOP #1 (APRIL 16TH, 2015)
On the 16th of April 2015, a community workshop was
held at the United City of Yorkville City Hall. Roughly
30 community members were in attendance. This first
community workshop introduced the project team and
planning process to the community, while providing an
open forum to gather first hand thoughts and opinions
about the United City of Yorkville. The workshop was
comprised of various stations in which participants
could provide their thoughts on certain topics,
including:
STATION 1: PROJECT INTRODUCTION
Participants were given the opportunity to “sign-in”
to the workshop and were given a project information
handout. A project information board was also on
display presenting the goals and phases of the project
as well as an overall project timeline. A Study Area Map
was displayed and participants were asked to place
a yellow sticker where they lived and a blue sticker
where they work. Fifteen participants live within the
study area (eight north of and seven south of the Fox
River). Two participants work within the study area
(one north of and the other south of the Fox River) and
four participants identified that they work outside of
the study area boundary. Additionally community facts
boards were displayed to share demographic, housing,
and construction information about the City.
STATION 2: TRANSPORTATION AND INFRASTRUCTURE
The transportation and infrastructure station focused
on the following issues:
• Proposed Roadway Network
• Bicycle Network
• Development outside City Boundaries but
within planning area
A majority of the discussion centered around the cost
to the City for serving unincorporated areas without
receiving property or sales tax revenue in return. Many
workshop attendees felt that this issue was worth
addressing. Additionally, there was general consensus
that the City should support or encourage infill
development before promoting development in new
areas. Regarding commercial development, workshop
attendees expressed concern that more retail
opportunities are needed in Yorkville that would help
keep more tax revenue in the City rather than letting it
leak to the nearby municipalities of Aurora or Oswego.
Some residents expressed concern about where
future bridges would be located despite being part
of the City’s transportation plan. It appeared to have
been based on communication between homeowners
and developers, and did not involve the City. These
residents expressed concern over the placement of
one of the bridges and the impact it would have on a
particular subdivision.
As part of station 2, a short survey was distributed that
requested attendees’ preferences for how to work with
unincorporated subdivision development, connect trails
and open space, and manage the extension of storm
and sanitary utility infrastructure to support and guide
future development within Yorkville.
STATION 3: ROUTE 47 FOCUS AREA
Station 3 focused on the Route 47 corridor. Participants
were asked to view land use maps of the corridor and
to place icon stickers of elements and land uses where
they would like to see them developed.
STATION 4: ELDAMAIN FOCUS AREA
Station 4 focused on the Eldamain Road corridor.
Participants were asked to view land use maps of the
corridor and to place icon stickers of elements and land
uses where they would like to see them developed.
STATION 5: DOWNTOWN FOCUS AREA
Station 5 focused on the downtown area. Participants
were asked to view an aerial photograph of downtown
and to place icon stickers of elements and land uses
where they would like to see them developed.
STATION 6: OVERALL CITY MAP
Station 6 provided an opportunity for participants
to share their ideas about what they’d like to see
anywhere in Yorkville. A large city-wide, overall land
use map was provided for participants to place icon
stickers onto. The input received from workshop
participants has been summarized into general land use
diagrams (Figures 2.1).
Figure 2.1 - Overall Public Input Map (South Yorkville)
SINGLE-FAMILY
HOUSING
SINGLE-FAMILY
HOUSING WITH
GREENSPACE
RESIDENTIAL
ACTIVE
RECREATION
RETAIL
GROCERY
STORE
GROCERY/
OFFICE
PARK
SPACE
MEDICAL/
RECREATION CENTER
B
I
K
E
T
R
A
I
L
BIKE TRAIL
DOWNTOWN
MIXED-USE
*SOUTHERN
GATEWAY
Figure 2.1 - Overall Public Input Map (South Yorkville)
21
SECTION 2 - THE COMMUNITY SPEAKS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Community “Speak-Out” Workshop #1
COMMUNITY “SPEAK-OUT”
WORKSHOP #2 (OCTOBER 29TH, 2015)
The second phase of the planning process involved
the creation and development of specific planning
concepts and land use strategies that address
Yorkville’s land use, physical appearance, transportation
and infrastructure issues. As part of the visioning
process, planning strategies were presented during
a community workshop held on October 29, 2015 at
Yorkville City Hall. Afterward, planning concepts
were revised and reformatted as an online survey for
community comment. Strategies were subsequently
revised and incorporated as part of the Draft
Comprehensive Plan document.
ONLINE SURVEY #1
The following section summarizes the results of an
online survey conducted between January and March
of 2015. 152 people participated in the survey. The
planning team anticipates re-introducing the survey at
another point in time during the planning process in
order to gain additional community feedback. These
initial results will be used to assess existing conditions
and planning issues.
SUMMARY OF DEMOGRAPHIC RESPONSES
A series of nine questions were presented regarding
respondent demographic characteristics, such as
age and gender, household information, education
and occupation, and place of employment. Of the
respondents who took the survey, 66 percent were
female, 34 percent male with the majority (79 percent)
between the ages of 25 and 44 years old. In terms of
household information and other similar characteristics,
more than 67 percent of the respondents have one to
three children living in the home and about an even
number having lived in the home between one and
five years (43 percent) and between six and ten years
(42 percent). Most respondents work within 25 miles
of Yorkville and more than 50 percent had an annual
income of $100,000 or more.
SUMMARY OF COMMUNITY QUALITY RESPONSES
Ten questions were presented regarding respondent
opinions on Yorkville municipal and community
services, ranging from police and fire, schools, parks
and infrastructure. Responses were measured
according to a scale of 1 to 10 with “1” meaning “Very
Dissatisfied” and “10” meaning “Very Satisfied.” Fire
and police, and emergency and general health care
services generally ranked high among all community
services by survey respondents with an average rating
of 7.9. The condition of streets and sidewalks and the
quality of utility and recreational programs were the
lower-ranked community services with an average
rating of 5.3. Local schools received an average rating
of 5.98.
SUMMARY OF HOUSING RESPONSES
Three survey questions were included regarding
housing. More than 93 percent of survey respondents
reporting owning their home while 7 percent rent.
The approximate monthly payment for those who
rent is an average of $850. When asked what type of
housing is most needed in Yorkville, 54 percent of the
survey respondents believed “higher-income housing”
is desirable while 46 percent stated that “affordable
housing” is a specific need in Yorkville.
SUMMARY OF BUSINESS RESPONSES
A series of five questions were asked in the
survey regarding community growth and
economic development. More than 83 percent
of the respondents believe that restaurants and
entertainment-related businesses are most needed
in Yorkville, especially if they were located in the
downtown district. In terms of tourism potential in
Yorkville, on a scale of 1 to 5 with “1” being a low priority
and “5” being a high priority, Fox River recreational
tourism, including canoeing and kayaking activities,
received the highest rated average at 4.11. Horseback
riding and heritage tourism received the lowest rating
averages at 2.50. Developing new events and festivals,
revitalizing downtown, and allowing bed and breakfasts
and more campgrounds in Yorkville were also listed
as important future community initiatives. In addition,
more than 46 percent of respondents said they would
like to see Yorkville’s population increase.
SUMMARY OF OVERALL COMMUNITY RESPONSES
The last three questions in the community survey
focused on general planning issues and Yorkville
livability. According to survey respondents, the top
planning issues include downtown revitalization,
unfinished and deteriorated roads, incomplete
subdivisions and the lack of a pedestrian and bicycle
network. Respondents also stated that Yorkville’s
affordability, good schools and small town feel were the
principal reasons why they live in Yorkville.
ONLINE SURVEY #2
On online survey version of the second community
workshop was prepared and incorporated as part of
the project website for access by the Yorkville public.
Planning concepts and strategies included as part of
the online survey focused on Downtown Yorkville,
destination commercial areas, various streetscaping and
urban design initiatives, industrial parks and residential
development. Survey participants were asked to rank
strategies by priority with a score of “one” signifying a
low planning importance and “three” a high priority for
implementation. Of the planning strategies included
in the online survey, facilitating additional commercial
development in the Kendall and Yorkville Marketplace
shopping centers rated the highest with an average
score of 2.43. Revitalizing Downtown Yorkville,
enhancing the appearance of Hydraulic Street, and
expanding Bicentennial Riverfront Park also scored
highly in the survey. Redevelopment of Downtown’s
Legacy Block, expanding the Fox Industrial Park, and
creating a civic complex that incorporates the historic
Kendall County Courthouse in Downtown Yorkville
were three planning strategies that were rated lower
among those that participated in the survey. In total,
there were 136 survey respondents.
COMMUNITY
ENGAGEMENT SUMMARY
Yorkville’s first Comprehensive Plan was completed in
1974 with updates in 1994, 2002, 2005, and 2008. The
2002 Comprehensive plan guided growth and decision
making for the community north of the Fox River, while
the 2005 Comprehensive Plan guided growth and
decision making for the community south of the Fox
River.
In the summer of 2007, it was decided by the Plan
Commission that given the population growth, in which
population had increased over two-fold since the last
Census in 2000 and was projected to continue steadily
increasing, the 2002 and 2005 comprehensive plans
needed to be updated. The Plan Commission also
recognized that the 2002 and 2005 comprehensive
plans should be merged into one cohesive document
for the entire Yorkville planning area. The 2008
Comprehensive Plan, in its present form, was approved
at the October 28, 2008 City Council meeting.
In August 2014, the United City of Yorkville, along with
community stakeholder groups and residents, initiated
an two-year planning process to update the 2008
Comprehensive Plan. The key purpose of the Plan was
to create a long-term vision and planning framework for
enhancing the community’s overall land use, economic
vitality, and physical appearance and image, along with
a set of practical implementation action strategies.
Section 3: Community Characteristics and Land Use Trends
“Explosive growth changed the face of Yorkville in the decade of the
2000s. The City added nearly 11,000 residents and 3,500 housing units.”
Part 1: Setting the Stage
24
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
CONTEXT
The Yorkville community has a number of assets – its
downtown and other commercial districts, schools,
parks and amenities – that define its overall quality of
life. It is these assets that the United City of Yorkville
seeks to maintain and enhance in order to attract
new residents, businesses and investment and in turn,
diversify the tax base and provide for an increasing
level of community services and amenities in the long
term.
SHOPPING DISTRICTS
Yorkville’s shopping areas are generally comprised of
the traditional downtown core located along Illinois
Route 47 between the Fox River and East Fox Street,
and the newer auto-oriented commercial areas along
Illinois Routes 34 and 47 corridors between Beecher
Road west to East Countryside Parkway on the east
and Kennedy Road north to Landmark Avenue to the
south. Downtown Yorkville is home to a number of
dining and entertainment establishments housed in
traditional commercial buildings, the historic Kendall
County Courthouse and other governmental offices,
and a number of buildings housing light industrial
and manufacturing companies. Downtown also offers
access to the Fox River from Bicentennial Riverfront
Park and the Marge Cline Whitewater Course, a
significant recreational attraction for the community.
The Illinois Route 34 commercial corridor provides a
wide diversity of shopping and dining opportunities in
various commercial developments. Stores and retail
venues located here include Starbucks and Panera
Bread, Jewel-Osco, Menards, Home Depot, Target,
Kohls and other small and mid-sized brand retailers.
Smaller shopping strips and commercial centers are
also found in other areas of Yorkville providing service
and convenience-related retail.
SECTION 3 - COMMUNITY CHARACTERISTICS & LAND USE TRENDS
A Comprehensive Plan is a document prepared by the Plan Commission which sets forth policies for the future development of the community.
It is the result of considerable study and analysis of existing physical, economic, and social characteristics, and includes a projection of future
needs and conditions. The value and purpose of a Comprehensive Plan is to rationally and objectively identify the timing and location of land
and infrastructure development - something that zoning and subdivision regulations alone cannot accomplish.
PARKS AND OPEN SPACE
In addition to Bicentennial Riverfront Park, the
United City of Yorkville manages 45 different parks
encompassing 276 acres of land and open space. The
parks provide a variety of recreational opportunities
ranging from ball fields and basketball courts,
playgrounds and unstructured play spaces, trails, and
picnic areas and boat launches. In addition, there are a
number of private parks operated by local homeowners
associations. In close proximity to Yorkville are several
state and county-owned parks and forest and nature
preserves, including Silver Spring State Park and the
Millbrook North and South, Millhurst Fen, Meremech
Woods, Hoover and Harris County preserves. Other
Kendall County-owned recreational lands include
Subat, Lyon, Richard Young, Henneberry, and Pickerell-
Pigott forest preserves, all within 20 to 30 minutes
driving time of Yorkville. Yorkville is also adjacent to
Saw Wee Kee Park along the Fox River and operated
by the Oswegoland Park District. These facilities offer
picnic areas, boat launches along the Fox River, lodging
and summer camp facilities, and nature and educational
centers. Although not a recreational center, the
Farnsworth House, designed by noted architect Mies
van der Rohe and owned by the National Trust for
Historic Preservation, is a noted tourism destination in
the region, located along a 62-acre site north of the Fox
River less than five miles from downtown Yorkville.
SCHOOLS
Yorkville is served by Yorkville Community Unit School
District 115, which is comprised by six elementary
schools for grades kindergarten through 6th, two
middle and intermediate schools serving grades 7th
through 8th and one high school. The district covers an
85 square mile service area and employs approximately
550 teachers and staff. As of the 2014-2015 school year,
the School District has a combined enrollment of 5,576
students. The High School has recently completed a
$22 million, 90,000 square foot facility expansion.
COMMUNITY SERVICES
Several institutional and governmental entities and
agencies serve the Yorkville community, including
Kendall County, the United City of Yorkville, and
the Bristol Kendall Fire Protection District. Kendall
County maintains its administrative center and other
departmental functions in downtown Yorkville, while
its County Jail, Court Administration and Health
Department are located at the West John Street/
Illinois Route 34 building complex. The United City
of Yorkville maintains its offices, including its Police
Department, in its Game Farm Road facility adjacent
to the Public Library, High School, and High School
Academy and Yorkville Grade School complexes.
The Bristol Kendall Fire Protection District serves as
the fire department for Yorkville and has three fire
stations in Yorkville. The United States Post Office is
located in northeast Yorkville at the intersection of East
Countryside Parkway and McHugh Road.
In addition to governmental services, Yorkville is the
location of the new Rush-Copley Medical Center along
Illinois Route 34 (Veterans Parkway), which provides a
range of medical services from emergency medicine
to oncology, OBGYN, and occupational services. A
campus of Morris Hospital and Medical Center is
located at the intersection of Illinois Routes 47 and
71, offering services in primary and immediate care,
diagnostic services, occupational medicine and physical
therapy. Medical services are also provided by a
number of smaller medical facilities and professional
offices throughout Yorkville. Other nearby hospitals
and medical facilities are located in Oswego, Aurora,
Naperville, Plano, and Sandwich. Apart from medical
services, Yorkville has 11 churches including Roman
Catholic, Congregational, Baptist and Evangelical
denominations.
Downtown Yorkville at the Fox River
25
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Yorkville train station, Downtown Yorkville
REGIONAL CONTEXT
Yorkville is one of 284 municipalities that comprise the
Chicago metropolitan region, a region that extends
geographically over eight counties and includes
a population of approximately 8.3 million people.
Yorkville is located 50 miles southwest of the City
of Chicago, south of Interstate 88 (Ronald Reagan
Memorial Highway) and Illinois Route 56, and north
and west of Interstate 55 (Stevenson). Its corporate
boundaries generally include Base Line Road (Illinois
Route 30) to the north, Fairfax Way to the south,
Galena Road to the northwest, Veterans Parkway and
American Way Road to the east, Illinois Route 126 and
Ashley Road to the southwest, West Fox Road and
Popular Drive to the southwest, and Eldamain Road to
the west. Yorkville is divided in two by the Fox River,
which extends from Colgate, Wisconsin to the north to
Ottawa, Illinois at the confluence of the Illinois River 31
miles to the southwest.
In addition to its relative proximity to the two
Interstates and other arterials that connect Yorkville
to adjacent and nearby suburbs and communities, the
Chicago region’s two airports, Midway International
(44 miles) and O’Hare International (50 miles) are
within one hour to 90 minute drive times. In addition,
Yorkville is located near other small and mid-sized
airports, including DuPage County, Joliet Regional,
Cushing Airfield, the Aurora Municipal Airport, and
the Hinckley Airport in DeKalb County. Yorkville is not
currently served by Metra, the northeastern Illinois
commuter rail system; the nearest station to Yorkville
is 13 miles to the northeast located in the Aurora
Transportation Center in downtown Aurora. Bus and
other transit services are provided locally in Yorkville
by Kendall Area Transit operated by Kendall County.
Yorkville’s transportation options and connections to
other parts of Kendall County and Fox Valley region
makes Yorkville fairly accessible and attractive for
prospective businesses and residents to locate in the
community.
HISTORIC CONTEXT3
The Kendall County and Yorkville area was first settled
around 1829 by pioneers and newcomers from the
New York state and New England. Although the
Blackhawk War of 1832 briefly slowed settlement,
the prospect of cheap and fertile land for agriculture
and navigable transportation along the Fox River and
nearby trails continued to attract many to the area.
The first reported permanent structure in Yorkville
was built in 1833 by Earl Adams, located south of the
Fox River, atop of the hill which is now home to the
Kendall County Courthouse. During the same time,
Lyman and Burr Bristol began to develop property
north of the Fox River. During the years from 1834 to
1836 the community of Bristol, was platted north of
the Fox River. In 1835, the Bristol brothers sold their
claim on the south side of the Fox River to two cousins,
Rulief Duryea and James Cornell, who were originally
from New York. In the following year, Duryea laid out
the village of Yorkville. In 1856, Captain F.M. Hobbs,
laid out the village square in Bristol, which would later
be incorporated in 1861 with Yorkville following in
1887. Yorkville’s designation as the Kendall County
seat in 1859 would guarantee the future growth and
development of Yorkville and Bristol.
The advent of the railroad to Yorkville in the 1870s
spurred the growth of downtown Yorkville with
businesses that took advantage of the area’s natural
resources – businesses that included Squire Dingee’s
pickle factory, the Yorkville Ice Company, which sold
the harvest from the Fox River, and the Renbehn
Brothers button factory whose product was made from
clam shell found in the Fox River. Several buildings
in downtown Yorkville date from this period of
development.
These communities continued to grow as similar, but
separate entities for over 100 years. The two entities
merged as the United City of Yorkville in 1957. The
Kendall County Courthouse was originally built in
1864 on the same location it is today. Despite a fire in
1887, the exterior walls of the courthouse are still the
same ones built in 1864. Kendall County offices have
expanded since the Courthouse was originally built
in 1864. Additions were added to the courthouse in
the 1950s along with satellite buildings/office space
built in 1975 across the street and a new jail, at US 34
and Cannonball Trail, opening in 1992. In 1997, a new
courthouse was built to service Kendall County on US
34, and expansion plans are currently underway for the
property on US 34 in 2008. The historic courthouse
still remains in use serving as offices for other county
departments.
FORM OF GOVERNANCE
The United City of Yorkville was formed and
incorporated by the amalgamation of the Villages of
Bristol and Yorkville in 1957 and is currently governed
by a Mayor-Council form of municipal government
managed by a professional administrator. The City
Council consists of eight alderman elected from four
geographic wards. All alderman along with the Mayor
serve four-year terms. The Mayor serves as Yorkville’s
3 Adapted from the 2008 Yorkville Comprehensive Plan
4 Yorkville, Illinois History Website, Kathy Farren. Retrieved June 2015
5 Ibid
6 Ibid
7 Ibid
Chief Executive Officer and votes only in the case
of tie among the City Council alderman. In addition
to the Mayor and the City Council, there are two
other elected administrative posts, including the City
Treasurer, responsible for managing the City’s financial
operations, and the City Clerk, the administrator of all
municipal records. Yorkville is currently an Illinois non-
home rule community.
Other administrative staff posts and departments that
carry out specific functions of the United City include
the Police Department, Community Development,
Public Library, Engineering and Public Works,
Employment and Finance, and Parks and Recreation.
There are also several boards and commissions,
including the boards of Police and Fire, Library and
Parks, and the Planning Commission and Zoning Board
of Appeals. There is a Police Pension Board. The City’s
economic development activities are managed by the
Yorkville Economic Development Corporation but the
Corporation will be dissolved by the end of 2015.
26
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
PREVIOUS PLANS
AND STUDIES
Comprehensive plans and plans at the district and
neighborhood level are vehicles to establish clear
goals and policies for community land use and the
development and revitalization of commercial,
residential and industrial areas. The following is
a review of past planning efforts and initiatives,
which provide relevant background information and
planning concepts related to transportation, capital
improvements, parks and open space and urban design.
2008 YORKVILLE COMPREHENSIVE PLAN
In 2008, the United City of Yorkville adopted an update
to its Comprehensive Plan, which had been prepared in
previous years in two parts, one plan for the planning
area south of the Fox River and one for the north. It
was the intent of the Comprehensive Plan to “create
a vision and strategy for the management and growth
over the next five to ten years,” with a long-term vision
that recognizes Yorkville “as continu(ing) to embody
the social and physical characteristics of a small town—
epitomized by a sense of community and a charming,
revitalized downtown.”
The Plan was prepared with the involvement of a
30-member citizen steering committee, the City’s
Planning Commission and Yorkville elected officials
and staff, and including a thorough analysis and
assessment of various planning issues related to
community demographics, natural resources, land
use and transportation, and community facilities.
Accordingly, the planning goals, policies and strategies
of the Comprehensive Plan were organized around four
major planning areas: land use, community facilities,
infrastructure and natural resources. Apart from these
major planning areas, the Comprehensive Plan does
not provide a chapter on plan implementation actions
and initiatives.
The Comprehensive Plan’s land use strategy organizes
land use in Yorkville into four residential land use
classifications, two commercial, two industrial and
office use districts, one mixed use classification, and
two institutional categories, one for parks and open
space and the other for public or quasi-public uses.
A focus of the residential land use classifications is
to “provide quality, distinct, and creative housing
opportunities which preserve existing natural areas
and emulate the unique character of the United City of
Yorkville.” In addition, future residential development
should “provide a variety of housing types, as well as
opportunities for citizens to interact with each other,
their natural surroundings and the entire United
City of Yorkville.” Commercial land use objectives
stress the need to promote “market-sensitive”
development located in areas that meet the needs
of adjacent residential neighborhoods; interestingly,
downtown Yorkville is not assigned a particular land
use classification nor addressed in detail in the plan
document. Other aspects of the Comprehensive Plan
provide recommendations on promoting quality new
development, enhancing parks and environmentally
sensitive areas, conserving water, improving
neighborhoods, and planning efficiently and effectively
for new infrastructure investments. Transportation and
utilities are also accorded separate chapters.
2008 PARKS AND RECREATION MASTER PLAN
In 2008, the Parks and Recreation Department
completed a comprehensive assessment of its parks
and open space system in order to create a long-term
plan for future investments in parks and park facilities.
As part of the assessment, an analysis of community
demographics was undertaken along with a community
mail survey administered by Northern Illinois University.
In addition, all parks and park facilities were also
inventoried. Major Master Plan recommendations
include the future development of an indoor recreation
facility and a new park south of the Fox River.
Additional initiatives in creating new greenways and in
linking bike trails together throughout Yorkville were
other key recommendations made within the Master
Plan.
2005 Downtown Vision Plan2008 United City of Yorkville Comprehensive Plan
2005 DOWNTOWN VISION PLAN
In 2005, a Downtown Vision Plan was prepared to
help “improve the regional image and economic
base” and viability of downtown Yorkville. The Plan
evaluated several planning issues, including its housing,
business and employment mix, and provided a listing
of downtown strengths to its long-term revitalization,
among them being its ready access to the Fox River
waterfront, its intact street wall of historic commercial
buildings, adjacency to traditional neighborhoods
and its high traffic count along Illinois Route 47. Key
weaknesses include its lack of newer commercial
spaces, competition from nearby commercial areas,
and the distances between the downtown district
and outlying Yorkville subdivisions. Major plan
recommendations focus on downtown streetscape
improvements, the redevelopment of the Fox River
waterfront with a plaza space and additional community
facilities, the installation of a new “city green” along
the east side of Illinois Route 47 and the construction
of a new City Hall to the east of the city green. The
Vision Plan provides several schematic concepts for
downtown’s long-term development; implementation
actions and initiatives are not provided in the plan
document.
27
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
2014 South Side Commercial District Market Study
2014 SOUTH SIDE COMMERCIAL
DISTRICT MARKET STUDY
In July of 2014, driven by a desire to grow the retail
base on its South Side, the City of Yorkville engaged
The Retail Coach, LLC of Tupelo, Mississippi to provide
a South Side Commercial District Market Study. As
noted in the report that was delivered to the City,
The intent of this strategy was to provide a
better understanding of the Yorkville South
Side Commercial District’s retail opportunity
in order to provide a foundation for attracting
new retail development.
In its report, The Retail Coach defined a Yorkville South
Side Commercial District Primary Trade Area that
stretches generally north to south from U.S. 34 to U.S.
52 and east to west from Schlapp and McKanna Roads
to County Line Road and the Fox River. (Note that this
trade area is not contiguous with Yorkville’s municipal
boundary.) The report noted that the trade area
population currently stands at 18,504 and is expected
to grow to 18,991 by 2020. The median household
income within the trade area stands at $76,610.
Using this trade area as a basis for its investigation, the
report drew several key conclusions and made several
recommendations, summarized in the following bullet
points:
• The trade area is currently underserved by
retail.
• Retail categories in which particular
opportunity exists within the trade area include
the general merchandise, grocery, casual sit-
down restaurant, pharmacy and drug store, and
quick-service restaurant segments.
• While acknowledging that, due to existing
retail on the North Side, many retailers would
prefer to be located there, Retail Coach
recommends that Yorkville create a focus
on new retail development within the South
Side. The study noted that “[a]s residential
growth continues to grow in the South Side
Commercial District, retail growth will follow.”
• Retail Coach outlined a plan for Yorkville
to engage retailers’ interest in the South
Side Commercial District. Broadly, this plan
consists of a series of steps that include
attending regional and national trade shows,
continuing to foster close relationships with
property owners, and taking a proactive, long-
term approach while exercising patience and
perseverance.
• The report identified ten key undeveloped
or underdeveloped properties within the
South Side Commercial District to serve
as a starting point for growth efforts. The
properties, which range from 0.93 to 23.95
acres in size, are all located generally along the
Illinois 47 and Illinois 71 corridors. The report
summarized physical attributes, traffic counts,
and proximate retail for each site and provided
conclusions regarding the highest and best use
of each site.
Other plans, studies and memorandums related to
transportation and infrastructure were also reviewed as
part of this analysis phase. These include documents
from the City of Yorkville and other local and regional
agencies.
• Chicago Metropolitan Agency for Planning
(CMAP) GO TO 2040 plan. The long-
range transportation plan for the Chicago
metropolitan planning organization
provided the background for major regional
transportation projects that will impact
Yorkville. Two regional projects would affect
Yorkville. The first is the proposed Prairie
Parkway, which would travel through southwest
Yorkville. Currently, planning for the Prairie
Parkway is on hold and no funding has been
earmarked for the project. The proposed
improvement remains a part of the regional
plan for future consideration. The second is the
proposed extension of the Metra BNSF Line. A
Yorkville commuter station would be planned
along the line. Preliminary Engineering and an
Environmental Assessment are currently being
conducted by Metra. Both projects are listed
in the unconstrained part of the plan. This
means that while these projects are included
in the long range plan, there is no funding
available for implementation. The regional plan
is updated every five years and the project
status will be reconsidered at that time.
• Illinois Department of Transportation (IDOT)
Projects. IDOT prepares a multi-year plan and
manages a web page that serves as a resource
for identifying studies and projects currently
under way within Illinois. The multi-year plan
and website were visited to obtain information
for all projects and studies that will impact
Yorkville. Conversations also were conducted
with IDOT officials to determine the status of
state projects.
• Kendall County Highway Department.
The Kendall County Highway Department
was interviewed as part of the planning
process to identify and discuss all highway
projects managed by the County that impact
Yorkville. This included the identification of
the Wikaduke Trail, a planned multi-county
highway project located east of Yorkville that,
when completed, will connect Interstates 55
to 80 through Will, Kane, DuPage, and Kendall
Counties. The Eldamain Road Bridge over the
Fox River, while planned, is not programmed
for construction as of 2015.
• Boundary Agreements. Yorkville has
boundary agreements with neighboring
municipalities in order to manage growth
and development. Yorkville has agreements
with the municipalities of Plano, Sugar Grove,
Montgomery, and Oswego.
• City of Yorkville Capital Improvement
Program (2015-2019). The City of Yorkville’s
capital improvement program (CIP) was
reviewed to identify all capital needs regarding
transportation and utilities. City staff was
interviewed as part of the planning process to
identify capital needs.
• Integrated Transportation Plan (2009).
The City of Yorkville prepared an Integrated
Transportation Plan in 2009 that proposed a
multi modal transportation network. This plan,
which built off of recommendations from the
City’s 2008 Comprehensive Plan, was used to
identify bicycle, pedestrian, and automobile
needs for the City.
• City of Yorkville Memorandum dated
December 10, 2010 on Eldamain Road
Reconstruction – Intergovernmental
Agreement. This memorandum provided
information regarding the alignment of
Eldamain Road through Yorkville.
28
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
20
0
0
19
O
R
YO
U
N
G
E
R
20
-
2
4
25
-
4
4
45
-
5
4
55
-
7
4
75
O
R
M
O
R
E
19
O
R
YO
U
N
G
E
R
20
-
2
4
25
-
4
4
45
-
5
4
55
-
7
4
75
O
R
M
O
R
E
20
1
0
19
O
R
YO
U
N
G
E
R
19
O
R
YO
U
N
G
E
R
20
-
2
4
20
-
2
4
25
-
4
4
25
-
4
4
45
-
5
4
45
-
5
4
55
-
7
4
55
-
7
4
75
O
R
M
O
R
E
75
O
R
M
O
R
E
20
1
4
(
E
S
T
)
20
1
9
(
P
R
O
)
2000 2010 2014
(est)
Change %
2000 - 2014
19 or Younger 2,006 5,491 5,593 + 178.8
20 - 24 338 840 971 + 187.3
25 - 44 2,081 5,793 5,362 + 157.7
45 - 54 721 2,107 2,430 + 237.0
55 - 74 736 2,120 2,849 + 287.1
75 or More 307 570 672 + 118.9
Median Age 33.2 32.4 34.6 + 4.2
COMMUNITY PROFILE
The United City of Yorkville is located approximately
50 miles southwest of Chicago in Kendall County,
Illinois, considered in the last decade to be one of the
fastest-growing counties in the country.1 Yorkville is
currently the seat of Kendall County government with
complexes located in downtown Yorkville and along
Illinois Route 34 at John Street and Cornell Lane.
Yorkville is located along the Fox River between the
communities of Sugar Grove to the north, Montgomery
and Oswego to the east, Plano to the west, and mostly
unincorporated Kendall County land to the south.
Yorkville’s approximate land area, including land and
water, is 20 square miles. Two of Illinois’ largest cities –
Aurora and Joliet – lie ten miles to the northeast and 20
miles to the southeast, respectively.
DEMOGRAPHIC CHARACTERISTICS
According to the 2010 United States Census,
Yorkville’s population was 16,921, a more than two-
fold increase since the year 2000 due to new
residential development and growth. That growth, not
surprisingly, came to an end with the housing market
crisis and national recession that began in late 2007
and continued through mid-2009. Post-recession
population gains have been much more modest, with
the City adding, by current estimates, fewer than 1,000
new residents between 2010 and 2014. Growth for the
next five years is projected by Esri Business Analyst
to be somewhat more robust, however, with the City
adding approximately 300 new residents per year, for
an annual growth rate of 1.5 percent.
By current estimates, Yorkville is home to 6,240
households with an average size of 2.85 persons per
household. Household size has risen slightly since
2000 when the average size stood at 2.76 persons,
reflecting the City’s growing attractiveness to families
with children. Over the next five years, Yorkville is
projected to add roughly 460 households, with the
average household size rising to 2.87 persons. The
estimated median age of Yorkville residents stands at
34.6 years, slightly higher than that of Kendall County
as a whole at 33.7 years.
Interestingly, like many areas of the country, Yorkville’s
population is aging. By 2019, the median age within
the City is expected to have risen to 35.1 years as the
proportion of residents age 20 to 34 falls from 19.4
to 18.6 percent, while that of residents age 55 and
above increases from 19.7 to 20.5 percent. Notably,
the proportion of residents age 35 to 54 – the primary
target market for much of the single family housing
built over the last two decades within the City – is
expected to remain essentially unchanged.
2000
CENSUS
2010
CENSUS
CHANGE
2000-2010
2014
ESTIMATE
2019
PROJECTION
CHANGE
2014-2019
Population
Total Population 6,189 16,921 173.4%17,878 19,313 8.0%
Median Age 33.2 32.4 -2.4%34.6 35.1 1.4%
Households
Total Households 2,220 5,912 166.3%6,240 6,701 7.4%
Average
Household Size 2.76 2.84 2.9%2.85 2.87 0.7%
Family Households 1,665 4,389 163.6%4,773 5,112 7.1%
Average Family Size 3.22 3.31 2.8%3.27 3.29 0.6%
Income
Total Households $60,391 $82,007 35.8%$90,653 $100,891 11.3%
Table 3.1: Demographic Trends Chart
Table 3.2: Resident Age Distribution Chart
Source: U.S. Census Bureau and Esri Business Analyst (estimates and projections)
1 Kendall County Website. Kendall County, retrieved June 1, 2015
2 Esri Business Analyst, Goodman Williams Group
THE MEDIAN AGE OF YORKVILLE RESIDENTS FELL THROUGH THE 2000S AS YOUNGER FAMILIES WITH CHILDREN
MOVED TO THE CITY. HOWEVER, IN THE LAST FIVE YEARS IT HAS RISEN AS THESE FAMILIES HAVE AGED.
PE
R
C
E
N
T
O
F
P
O
P
U
L
A
T
I
O
N
55-74 75 +45-5425-4420-24- 19
35
25
15
5
30
20
10
Graph 3.1: Population by Age
20
1
4
(
E
S
T
I
M
A
T
E
)
20
1
4
(
E
S
T
I
M
A
T
E
)
20
1
4
(
E
S
T
I
M
A
T
E
)
20
1
4
(
E
S
T
I
M
A
T
E
)
20
1
4
(
E
S
T
I
M
A
T
E
)
20
1
4
(
E
S
T
I
M
A
T
E
)
20
1
9
(
P
R
O
J
E
C
T
I
O
N
)
20
1
9
(
P
R
O
J
E
C
T
I
O
N
)
20
1
9
(
P
R
O
J
E
C
T
I
O
N
)
20
1
9
(
P
R
O
J
E
C
T
I
O
N
)
20
1
9
(
P
R
O
J
E
C
T
I
O
N
)
20
1
9
(
P
R
O
J
E
C
T
I
O
N
)
29
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
TOTAL
HOUSEHOLDS
2000 CENSUS 2014 ESTIMATE
2,256 100.0%6,240 100.0%
<$15,000 124 5.5%205 3.3%
$15,000-$24,999 175 7.8%302 4.8%
$25,000-$34,999 193 8.6%268 4.3%
$35,000-$49,999 405 18.0%580 9.3%
$50,000-$74,999 652 28.9%986 15.8%
$75,000-$99,999 382 16.9%1,119 17.9%
$100,000-$149,999 246 10.9%1,742 27.9%
$150,000-$199,999 35 1.6%649 10.4%
$200,000+44 2.0%389 6.2%
Median HH
Income $60,391 $90,653
Table 3.3: Household Income Distribution Chart
HOUSEHOLD CHARACTERISTICS
Yorkville exhibits considerable income strength, with a
2014 estimated median household income of $90,653.
This is slightly higher than that of Kendall County, at
$89,472, and considerably higher than the Chicago
metropolitan area as a whole, at $62,118 (by 2013 Census
estimates). Nearly two thirds of Yorkville households
have incomes of $75,000 or more, and almost 45
percent have incomes of $100,000 or more. At the
other end of the spectrum, less than 13 percent of
households have incomes of $35,000 or less.
As illustrated in Figure 3.1, higher income households
are most prevalent in the far eastern and southern
portions of the City, where median household income
stands above $100,000. In other areas, median income
ranges from $75,000 to $100,000. In comparison to
neighboring communities, Yorkville is in the middle
of the median household income range. Figure 3.1
also outlines the highly irregular municipal boundaries
of Yorkville, a result of the numerous annexations of
farmland for planned and built subdivisions.
Figure 3.1: 2015 Median Household Income by Census Block Group
Source: Esri Business Analyst Online
MEDIAN HOUSEHOLD INCOME ROSE 50% BETWEEN 2000 AND 2014. THE PERCENT OF YORKVILLE HOUSEHOLDS EARNING $75,000 OR MORE ROSE FROM 31% IN 2000 TO 63% IN 2014.$
<
$
1
5
,
0
0
0
<
$
1
5
,
0
0
0
$1
5
,
0
0
0
-
$
2
4
,
9
9
9
$1
5
,
0
0
0
-
$
2
4
,
9
9
9
$2
5
,
0
0
0
-
$
3
4
,
9
9
9
$2
5
,
0
0
0
-
$
3
4
,
9
9
9
$5
0
,
0
0
0
-
$
7
4
,
9
9
9
$5
0
,
0
0
0
-
$
7
4
,
9
9
9
$7
5
,
0
0
0
-
$
9
9
,
9
9
9
$7
5
,
0
0
0
-
$
9
9
,
9
9
9
$1
0
0
,
0
0
0
-
$
1
4
9
,
9
9
9
$1
0
0
,
0
0
0
-
$
1
4
9
,
9
9
9
$1
5
0
,
0
0
0
-
$
1
9
9
,
9
9
9
$1
5
0
,
0
0
0
-
$
1
9
9
,
9
9
9
$2
0
0
,
0
0
0
+
$2
0
0
,
0
0
0
+
$3
5
,
0
0
0
-
$
4
9
,
9
9
9
$3
5
,
0
0
0
-
$
4
9
,
9
9
9
2000 2014
30
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
EMPLOYMENT TRENDS
The most recent American Community Survey (ACS)
estimates Kendall County had a resident workforce
of 51,874 people in 2010. Of these, slightly more than
28 percent worked within the County itself, with the
majority (nearly 72 percent) of residents commuting
outside the County, primarily to DuPage, Kane, and
Cook Counties for work.
Year-over-year employment growth in Kendall County
flagged after 2008 as the regional economy, like the
nation as a whole, suffered through the economic
recession.
However, unlike many other counties in metropolitan
Chicago, Kendall County experienced just one year
of employment losses. After this, employment growth
resumed. Indeed, the County has seen the addition of
more than 2,800 jobs since cyclical labor market lows
were experienced in 2010, with total employment now
standing some 1,900 jobs higher than that reached in
2009 during the previous high.
EMPLOYED IN WORKERS %
Kendall 14,583 28.1
Du Page 13,626 26.3
Kane 10,242 19.7
Cook 6,429 12.4
Will 4,687 9.0
De Kalb 777 1.5
Grundy 394 0.8
McHenry 186 0.4
Other 950 1.8
Total 51,874 100.0
Table 3.4: Kendall County Resident
Workforce by County of Employment
Graph 3.2: Trends in Nonfarm Employment - Kendall County, Illinois
Graph 3.3: Year-Over-Year Change in Employment - Kendall County and Chicago-Joliet-Naperville, IL Metropolitan Division
Source: U.S. Census Bureau, 2006-2010 American Community Survey Source: U.S. Bureau of Labor Statistics
Source: U.S. Bureau of Labor Statistics
25.000
15,000
5,000
-4%
-2%
0%
+2%
+4%
+6%
+8%
+10%
20.000
2014
2014
2013
2013
2012
2012
2011
2011
2010
2010
2009
2009
2008
2008
2007
2007
2006
2006
2005
2005
2004
2004
2003
KENDA
L
L
C
O
U
N
T
Y
CHICAGO-JOLIE
T
-
N
A
P
E
R
V
I
L
L
E
,
ILLINOIS METRO
P
O
L
I
T
A
N
D
I
V
I
S
I
O
N
2003
10,000
NU
M
B
E
R
O
F
E
M
P
L
O
Y
E
E
S
CH
A
N
G
E
I
N
E
M
P
L
O
Y
M
E
N
T
YEAR
16
,
5
5
4
17
,
4
2
9
18
,
4
8
9
19
,
9
8
0
21
,
8
8
9
23
,
8
5
5
23
,
9
4
2
23
,
0
0
8
24
,
1
6
7
25
,
0
5
7
25
,
3
0
6
25
,
8
4
9
31
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
However, it should be noted, given the importance
of the regional labor market to residents of Kendall
County, employment within the eight-county Chicago
metropolitan area as a whole, has yet to fully recover
from employment losses experienced in 2008 and
2009 and, as of the end of 2014, remained some 72,000
jobs below levels seen in 2007.
The largest private employer in Kendall County is
heavy equipment manufacturer Caterpillar, Inc.,
which employees approximately 2,500 people at
its Montgomery/Oswego facility. The Menards
Distribution Center, located in Plano across Eldamain
COMPANY # OF
EMPLOYEES INDUSTRY LOCATION
Top Kendall County Employers
Caterpillar, Inc.2,500 Manufacturing Montgomery/Oswego
Menards Distribution Center 600 Distribution Plano
Plano Molding 310 Manufacturing Plano/Sandwich
Walmart 500 Retail/Commercial Oswego/Plano
Wrigley Manufacturing 355 Manufacturing Yorkville
Top Yorkville Private Employers, 2012
Raging Waves Water Park (seasonal)450 Entertainment Route 47
Wrigley Manufacturing Company LLC 355 Manufacturing Route 47
Super Target 180 Retail/Commercial Kendall Marketplace
Menards Mega Store Yorkville 140 Retail/Commercial Yorkville Crossing
Jewel/Osco 130 Retail/Commercial Yorkville Marketplace
Newly Weds Foods 130 Retail/Commercial Route 47
Kohl's 115 Retail/Commercial Kendall Marketplace
Boombah, Inc 90 Wholesale Route 47
Hillside Health Care Center 90 Medical Route 34
Home Depot 85 Retail/Commercial Kendall Marketplace
Top Yorkville Public Employers, 2012
Kendall County 345 Public Service -
Yorkville School District #115 550 Public Service -
United City of Yorkville 145 Public Service -
United States Postal Service 100 Public Service -
Table 3.5: Major Employers in Kendall County and Yorkville
Sources: Economic Development of Kendall County, Yorkville Economic Development Corporation
Graph 3.4: Metropolitan Chicago Trends in Employment
Source: U.S. Bureau of Labor Statistics
3,000
3,500
4,000
3,750
3,250
19
9
0
19
9
1
19
9
2
19
9
3
19
9
4
19
9
5
19
9
6
19
9
7
19
9
8
19
9
9
20
0
0
20
0
1
20
0
2
20
0
3
20
0
4
20
0
5
20
0
6
20
0
7
20
0
8
20
0
9
20
1
0
20
1
1
20
1
2
20
1
3
20
1
4
TH
O
U
S
A
N
D
S
O
F
J
O
B
S
Road from the Yorkville’s municipal limits, is the
County’s second largest employer, with 600 workers.
The largest private employer in the City of Yorkville is
Raging Waves Water Park, which employs 450 people
seasonally. Wrigley Manufacturing Company, with 355
workers, is the City’s second largest employer. Wrigley
is planning to add 75 jobs in 2015 by expanding their
capacity to produce Skittles at the Yorkville location. In
the public sector, Kendall County employs 345 people
at its offices and locations in Yorkville, while Yorkville
School District Number 115 employs 550 teachers and
staff.
32
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 3.2 - Existing Land Uses North of the Fox River
EXISTING LAND USE
An important step in the formulation of a
Comprehensive Plan is an analysis of existing land
uses. This analysis not only identifies what and where
particular uses have occurred, but highlights where
future development might occur and where land use
conflicts may exist or develop. The existing land use
calculations provided in this chapter will also allow
for a comparison with future land use calculations to
determine the extent of land that is available for future
land development.
This section describes the existing land use conditions
within the United City of Yorkville, and provides
a specific focus on the types of uses that exist in
particular areas, its relevant zoning, and the overall
quality of the built environment and surroundings. The
information and data provided in this section has been
obtained through field work and visual assessment, and
analysis of existing land use maps and other data.
Land use is typically the central element of a
comprehensive plan since it establishes the
community’s overall urban form and physical
configuration, including where specific land uses are
located and how transportation and infrastructure
systems are designed and instituted to support those
land uses. Yorkville’s land use pattern and the physical
conditions in which those uses are found serve as the
basis point for determining a future land use map and
land use policies that will guide both public and private
users of the land.
Figures 3.2 and 3.3 exhibit the existing land use
conditions within Yorkville’s planning area. The map
was prepared using the City’s Geographic Information
System (GIS) and field review of existing land use along
with an analysis of entitled and proposed development
areas and subdivisions within Yorkville. The Existing
Land Use Map is used in understanding current land
use conditions and in determining future land use
directions.
Figure 3.2: Existing Land Uses North of the Fox River
Land use categories have been divided into seven land
use classifications: Residential, Commercial, Office,
Industrial, Public/Quasi Public, Park/Open Space, and
Agricultural.
Residential: Classifies all residential properties and
developments and includes residential in agricultural
areas which are on a separate parcel than the primary
agricultural use.
Commercial: Identifies all existing commercial areas
including the downtown and corridor commercial areas.
Office: Classifies all existing office uses, including areas
along Illinois Route 47 and Schoolhouse Road.
Industrial: Identifies all existing industrial areas.
Public/Quasi Public: Classifies all existing
governmental buildings and institutions, including the
Kendall County government complexes, United City of
Yorkville facilities, the Public Library, and local schools
and churches.
Park/Open Space: Identifies all existing parks,
recreational facilities and conserved open space.
Agricultural: Lands not classified as any of the
previous existing land uses listed above is considered
agricultural.
Legend - Existing Land Use
YORKVILLE BOUNDARY RESIDENTIAL OFFICE PUBLIC / QUAI-PUBLIC AGRICULTURAL
PLANNING AREA COMMERCIAL INDUSTRIAL PARK / OPEN SPACE RIVERS / STREAMS
33
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Figure 3.3 - Existing Land Uses South of the Fox River
Figure 3.3: Existing Land Uses South of the Fox River
34
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
RESIDENTIAL: 18.8%
LAND USES WITHIN THE PLANNING AREA
Land use in Yorkville can also be described and
analyzed according to what exists within the planning
area and its Municipal Boundary, given that the
Planning Boundary covers a more extensive land
area. The distribution of various land uses within the
Yorkville planning area are summarized in Table 3.6 and
illustrated in Graph 3.5.
The predominate land use in the planning area is
agricultural with 32,531 acres of land (71.9 percent),
largely due to the inclusion of extensive agricultural
land south of Yorkville’s municipal boundaries to
Helmar Road, east to Grove Road, and west along
Stagecoach Road. A significant portion of agricultural
COMMERCIAL: 1.9%
OFFICE: 0.2%
AGRICULTURAL: 71.9%PARK / OPEN SPACE: 5,6%
PUBLIC / QUASI-PUBLIC: 0.8%
INDUSTRIAL: 0.9%
LAND USE AREA (ACRES)PERCENTAGE
Planning Area 45,251 100%
Residential 8,494 18.8%
Business 932 2.1%
Commercial 849 1.9%
Office 83 0.2%
Industrial 419 0.9%
Public/Quasi-Public 349 0.8%
School/Institution 187 0.4%
Church 52 0.1%
Government 110 0.2%
Park/Open Space 2,526 5.6%
Agricultural 32,531 71.9%
Graph 3.5 - Existing Land Use within the Planning Area
Table 3.6: Existing Land Uses within the Planning Area
Graph 3.5: Existing Land Uses within the Planning Area
land can also be found north and west of Yorkville’s
municipal boundaries to Baseline and Eldamain Roads.
This percentage of agricultural land still largely reflects
the agricultural nature of unincorporated Kendall
County. Other significant land uses include residential
at 8,494 acres (18.8 percent), reflecting the mostly
residential character of incorporated Yorkville, and
parks and open space at 2,526 acres (5.6 percent),
which includes the municipal parks and recreational
facilities along with Kendall County Forest Preserve
land. Other land uses, including commercial, industrial
and public/quasi-public, comprise less than five percent
of the remaining land uses in the planning area.
Agricultural Land UsesResidential Land Uses Source: United City of Yorkville GIS
35
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
LAND USES WITHIN THE MUNICIPAL BOUNDARY
The distribution of the various land uses within the
Yorkville Municipal Boundary are summarized in Table
3.7 and illustrated in Graph 3.6.
Within the Municipal Boundary, agricultural use still
predominates as the major land use although in less
proportion at 5,348 acres (45.1 percent) than in the
planning area. Residential land use is the second
most predominate land use category at 3,940 acres
(33.2 percent), again reflecting Yorkville’s overall
residential character. As opposed to the planning area,
RESIDENTIAL: 33.2%COMMERCIAL: 6.2%
OFFICE: 0.7%
AGRICULTURAL: 45.1%PARK / OPEN SPACE: 8.9%
PUBLIC / QUASI-PUBLIC: 2.5%
INDUSTRIAL: 3.5%
LAND USE AREA (ACRES)PERCENTAGE
Municipal Boundary 11,870 100%
Residential 3,940 33.2%
Business 815 6.9%
Commercial 732 6.2%
Office 83 0.7%
Industrial 410 3.5%
Public/Quasi-Public 298 2.5%
School/Institution 143 1.2%
Church 52 0.4%
Government 103 0.9%
Park/Open Space 1,059 8.9%
Agricultural 5,348 45.1%
Graph 3.6 - Existing Land Use within the Municipal Boundary
Table 3.7: Existing Land Uses within the Municipal Boundary
Graph 3.6: Existing Land Uses within the Municipal Boundary
commercial, office and industrial land use account for
a slightly larger portion of the overall land use pattern
with commercial and office comprising 815 acres (6.9
percent) and industrial 410 acres (3.5 percent) of total
land area. In addition, public/quasi-public, and parks
and open space also encompass an increased portion of
land area at 298 acres (2.5 percent) and 1,059 acres (8.9)
respectively. Irrespective of the agricultural land within
the Municipal Boundary, the overall Yorkville land use
mix appears to be fairly balanced between residential,
commercial, and public/quasi-public uses.
Park/Open Space Land UsesCommercial Land Uses Source: United City of Yorkville GIS
36
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 3.4 - Zoning Districts North of the Fox River
Legend - Zoning Districts
YORKVILLE BOUNDARY E-1 - ESTATE RESIDENCE R-3 - Multifamily
ATTACHED RESIDENCE B-1 - LOCAL BUSINESS M-1 - LIMITED
MANUFACTURING
PLANNING AREA R-1 - SINGLE-FAMLY
SUBURBAN RESIDENCE
R-4 - GENERAL MULTI-
FAMILY RESIDENCE
B-2 - RETAIL
COMMERCE BUSINESS
M-2 - GENERAL
MANUFACTURING
FOREST PRESERVE
A-1 - AGRICULTURAL
R-2 - SINGLE-FAMILY
TRADITIONAL RESIDENCE
R-2D - TWO-FAMILY
ATTACHED RESIDENCE
PUD - PLANNED UNIT
DEVELOPMENT
O - OFFICE
B-3 - GENERAL BUSINESS
B-4 - SERVICE
OS-1 - OPEN SPACE
(PASSIVE)
OS-2 - OPEN SPACE
(RECREATIONAL)
ZONING DISTRICTS
The United City of Yorkville adopted a new Zoning
Ordinance on November 25, 2014. While there have
been many individual text amendments to the Zoning
Ordinance over the years, a revision of the entire
ordinance has not been undertaken since the Zoning
Ordinance was last adopted in its entirety in 1974.
Yorkville is has 17 different zoning district classifications,
including:
• A-1 Agricultural District
• OS-1 Open Space (Passive) District
• OS-2 Open Space (Recreational) District
• E-1 Estate District
• R-1 Single-Family Suburban Residence District
• R-2 Single-Family Traditional Residence District
• R-2 Duplex, Two-Family Attached Residence
District
• R-3 Multifamily Attached Residence District
• R-4 General Multifamily Residence District
• O Office District
• B-1 Local Business District
• B-2 Retail Commerce Business District
• B-3 General Business District
• B-4 Service Business District
• M-1 Limited Manufacturing District
• M-2 General Manufacturing District
• PUD Planned Unit Development District
ZONING DISTRICT ACRES %
Municipal Boundary 11,942 100.0%
Residential Zoning Districts 7,259 61%
E-1 Estate District 311 2.6%
R-1 Single-Family Suburban
Residence District 454 3.8%
R-2 Single-Family Traditional
Residence District 5,161 43.2%
R-2 Duplex, Two-Family
Attached Residence District 143 1.2%
R-3 Multifamily Attached
Residence District 740 6.2%
R-4 General Multifamily
Residence District 450 3.8%
Business Zoning Districts 1,296 11%
O Office District 82 0.7%
B-1 Local Business District 4 0.03%
B-2 Retail Commerce
Business District 84 0.7%
B-3 General Business District 1125 9.4%
B-4 Service Business District 1 0.01%
Manufacturing Zoning Districts 1,049 9%
M-1 Limited Manufacturing District 663 5.6%
M-2 General Manufacturing District 386 3.2%
Open Space Zoning Districts 303 3%
OS-1 Open Space
(Passive) District 92 0.8%
OS-2 Open Space
(Recreational) District 211 1.8%
A-1 Agricultural District 1008 8.4%
PUD Planned Unit
Development District 919 7.7%
Forest Preserve 108 0.9%
Figure 3.4: Zoning Districts North of the Fox RiverTable 3.8: Zoning Districts
Source: United City of Yorkville GIS
37
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Figure 3.5: Zoning Districts South of the Fox River
Figure 3.5: Zoning Districts South of the Fox River
38
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
RESIDENTIAL LAND USE
Within the planning area, Yorkville’s residential areas
comprises 8,494 acres, which represents 18.8 percent
of Yorkville’s total land area. This section summarizes
general residential land use and market conditions.
EXISTING RESIDENTIAL AREAS
In general, Yorkville’s single family residential stock
represents the community’s most significant land
use in terms of acreage next to agricultural. Single
family neighborhoods can largely be characterized as
consisting of the traditional neighborhoods both north
and south of the Fox River that developed from the
mid to late 1800s, when Yorkville and Bristol were first
founded, to the 1940s and 50s, and the relatively newer
annexed developments located north, south, east and
west of the Traditional Neighborhood Center.
The Traditional Neighborhood Center is bounded
generally by Somonauk and Center Streets on the
north, Liberty Street to the east, Orange and Blaine
Streets to the south, and Morgan and Mill Streets south
of the Fox River to the west and east respectively. In
this area, the housing stock can be described as older,
vernacular housing types and styles ranging from
Gable-Fronts and Upright and Wings to Queen Anne’s
and Ranch homes that were mostly built after World
War II. Split levels Ranches and newer homes can
be found on select lots and locations. Lot sizes in the
Traditional Neighborhood Center are typically 7,000
square feet with fairly consistent setbacks and building
placement, although there is some informality to the
arrangement of houses on each block. Infrastructure
conditions, including sidewalks and streets, are in
good condition although some sidewalks are missing
on block faces that have steep grade differences. The
housing stock in the Traditional Neighborhood Center
is a unique character-defining area of Yorkville and
provides a tangible link to the community’s first years
and decades of development. Such homes could be
a selling point for those seeking housing stock near
a traditional, walkable downtown and recreational
amenities.
Figure 3.6 - Existing Residential Land Use Areas North of the Fox River
SUBDIVISION KEY ACRES LOTS
Grande Reserve 1 956 1,365
Whispering Meadows 2 297 295
Bristol Bay 3 292 626
Fox Hill 4 149 467
Autumn Creek 5 250 424
Prairie Meadows 6 139 164
Heartland Circle 7 129 261
Caledonia 8 85 145
Heartland 9 85 184
Kylan's Ridge 10 70 134
Blackberry Woods 11 60 139
Cannonball Estates 12 57 110
Kendall Marketplace 13 55 1
Cimarron Ridge 14 24 68
B&P Properties 15 14 1
Reserve at Fox River 16 8 1
York Meadow Apartments 17 8 1
Countryside Center 18 106 177
Countryside 19 21 144
Lynwood 20 -112
Willowbrook 21 -104
Woodworth Estates 22 33 92
Fox River Gardens 23 -86
Bristol (Original Town)24 44 85
Prairie Lands 25 26 82
Blackberry Creek North 26 45 77
Prairie Park 27 20 77
Longford Lakes 28 14 62
Figure 3.6: Existing Residential Land Use Areas North of the Fox RiverTable 3.9: Existing Residential Land Use Areas
1
2
10
13
12
8
15
3
4
11
20
21
22
25
27
26
24 23
14
5
6
7
9
16
28
17
18
19
Source: United City of Yorkville GIS
39
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Figure 3.7 - Existing Residential Land Use Areas South of the Fox River
SUBDIVISION KEY ACRES LOTS
Raintree Village 29 298 654
Prestwick of Yorkville 30 192 108
Windett Ridge 31 158 259
Hudson Lakes 32 142 1
White Oak Estates 33 119 94
Rivers Edge 34 100 166
Greenbriar 35 76 174
Tanglewood Trails 36 68 1
Country Hills 37 66 168
Sunflower Estates 38 61 117
Kendallwood Estates 39 53 83
Wildwood 40 42 41
Fox Highlands 41 36 54
Briarwood 42 19 40
Wynstone Townhomes 43 13 1
Windmill Farms 44 9 1
Kleinwachter 45 5 1
Fields of Farm Colony 46 -125
Farm Colony 47 -89
Miller Subdivision 48 10 83
Foxlawn 49 -82
Black’s Addition 50 36 78
Yorkville (Original Town)51 22 73
Oak Creek 52 -64
Pavilion Heights 53 -64
Prairie Garden 54 20 58
Timber Creek 55 -53
Edgewood 56 10 48
Figure 3.7: Existing Residential Land Use Areas South of the Fox RiverTable 3.10: Existing Residential Land Use Areas
29 30
31
3956
40
41
43
45
48
46
47
52
44
36
55
53
37
38
32
33 50
51
34
49 35
42
54
Outside of the Traditional Neighborhood Center, the
newer annexed residential developments date mostly
within the last four decades and comprise a mix of
housing types from single-family to attached duplexes
and townhomes representing, for the most part, a mix
between neo-Colonial and Ranch home styles. Lot sizes
are larger than in the Traditional Neighborhood Center
with 9,500 square foot lots found in most subdivisions
such as Bristol Bay to 10,000 square feet in the Grande
Reserve, Yorkville’s largest residential subdivision.
These areas include newer roads and sidewalks, most
with parks and bike and recreational trails incorporated
in the subdivision design. A few subdivisions include
clubhouses and other amenities.
Streets and rights-of-way vary in the subdivisions with
70’ right-of-ways on residential streets in Bristol Bay
to 90’ in Grande Reserve. This contrasts to 50’ to
60’ street right-of-way dimensions in the Traditional
Neighborhood Center. The detail of residential
design varies from subdivision to subdivision, some
incorporating a higher level of landscaping and
site treatments than others. Foundation plantings
are sometimes missing and side elevations often
do not include window openings, contributing to a
monotonous appearance in some subdivisions.
Traditional Single-Family Residential near downtown Yorkville Source: United City of Yorkville GIS
40
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
HOUSING CONDITIONS AND
RESIDENTIAL MARKET OPPORTUNITIES
This section examines the characteristics of the
City of Yorkville’s existing housing stock as well as
housing unit occupancy and affordability. It further
investigates recent residential construction trends and
current conditions within the City’s housing market.
Conclusions are presented related to the needs,
challenges, and opportunities of the residential sector
in Yorkville.
HOUSING CHARACTERISTICS
Commensurate with the explosive growth of the
City throughout the opening decade of the 21st
century, nearly 59 percent of Yorkville’s homes were
built between 2000 and 2009. During this period,
builders added an astonishing 3,700+ homes to the
City’s housing stock. Another 12 percent of homes
within the City were built during the 1990s, when
the outward-moving path of development within the
Chicago metropolitan area first made serious inroads
into Kendall County. Not surprisingly given its growth
pattern, Yorkville has few older homes, with just 13.6
percent of the City’s housing stock built prior to 1970.
Demographic Trends
2000 2010 2014 (est)Change %
2000-2014
Total Population 6,189 16,921 17,878 + 173.4%
Total Households 2,220 5,912 6,240 + 166.3%
Family Households 1,665 4,389 4,773 + 163.6%
Average Household Size 2.76 2.84 2.85 + 2.9%
Total Housing Units 2,931 6,353 6,728 + 116.8%
EXPLOSIVE GROWTH CHANGED THE FACE OF YORKVILLE IN THE DECADE OF THE 2000S. THE CITY ADDED NEARLY 11,000 RESIDENTS AND 3,500 HOUSING UNITS.
2000 2014
2,931 6,728 +116.8%
2.76 2.85 +2.9%
1,665 4,773 +163.6%
2,220 6,240 +166.3%
6,189 17,878 +173.4%
Housing Units by Year Built
Total Housing Units 6,304 100.0%
2010 or Later 138 2.2%
2000-2009 3,704 58.8%
1990-1999 753 11.9%
1980-1989 389 6.2%
1970-1979 464 7.4%
1960-1969 183 2.9%
1950-1959 157 2.5%
1940-1949 127 2.0%
1939 or Earlier 389 6.2%
NEARLY 60% OF HOUSING UNITS IN YORKVILLE WERE BUILT IN THE YEARS BETWEEN 2000 AND 2009.
19
3
9
O
R
E
A
R
L
I
E
R
19
4
0
-
1
9
4
9
19
5
0
-
1
9
5
9
19
7
0
-
1
9
7
9
19
8
0
-
1
9
8
9
19
9
0
-
1
9
9
9
2000-2009
58.8%20
1
0
O
R
L
A
T
E
R
19
6
0
-
1
9
6
9
Fox River Subdivision Multifamily Residential Source: U.S. Census Bureau
Source: U.S. Census Bureau
41
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Housing Unit Tenure & Occupancy
Yorkville Kendall
County Illinois
Total Housing Units 6,304 40,415 5,291,704
Occupied Housing Units 5,835 38,075 4,772,723
Vacant 469 2,340 518,981
Percent 7.4%5.8%9.8%
Owner-Occupied 4,360 31,847 3,220,038
Percent 74.7%83.6%67.5%
Renter-Occupied 1,475 6,228 1,552,685
Percent 25.3%16.4%32.5%
NEARLY THREE QUARTERS OF YORKVILLE’S OCCUPIED HOUSING UNITS ARE OWNER-OCCUPIED.
THIS IS HIGHER THAN ILLINOIS AS A WHOLE, BUT SIGNIFICANTLY LOWER THAN KENDALL COUNTY AS A WHOLE.
YORKVILLE KENDALL COUNTY ILLINOIS
OWNER-
OCCUPIED
74.7%
OWNER-
OCCUPIED
83.6%
OWNER-
OCCUPIED
67.5%
Housing Units by Type
Total Housing Units 6,304 100.0%
Single Family Detached 3,803 60.3%
Single Family Attached 1,134 18.0%
Multifamily 1,329 21.1%
Mobile Home 38 0.6%
MORE THAN 78% OF YORKVILLE’S HOUSING UNITS ARE SINGLE FAMILY HOMES.
SINGLE FAMILY DETACHED
60.3%
SINGLE FAMILY ATTACHED
18.0%
MULTIFAMILY
21.1%
MO
B
I
L
E
H
O
M
E
0
.
6
%
By the most recent U.S. Census estimates, there are
6,304 housing units within the City of Yorkville, of
which 5,835 are occupied. The resulting vacancy rate
(7.4 percent) is somewhat higher than Kendall County
as a whole, at 5.8 percent, but is not considered
imbalanced.
Yorkville’s housing stock consists overwhelmingly of
single family, detached units, which make up more than
60 percent of homes within the City. Single family
attached units (i.e., “single address” attached forms
such as duplexes and townhomes) make up another 18
percent of the City’s housing units. Multifamily units
make up just 21 percent of the City’s housing units,
while mobile homes and non-traditional housing forms
have a negligible presence within the City.
Like other exurban areas across the country, the vast
majority of Yorkville householders own their homes.
Nearly three quarters of occupied homes in Yorkville
are owner-occupied, compared to just over two-thirds
for Illinois as a whole. However, the City’s rate of
owner-occupancy is lower than Kendall County as a
whole, where nearly 84 percent of homes are owner-
occupied.
Single-Family Residential in the Heartland Subdivision
Source: U.S. Census Bureau
Source: U.S. Census Bureau
42
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Yorkville’s owner-occupied housing stock is
comparatively high in value. By U.S. Census estimates,
the median value of owner-occupied homes in Yorkville
stood at $234,100 for the 2009-2013 period (adjusted
to 2013 dollars). This is 11 percent higher than Kendall
County as a whole and more than 28 percent higher
than the State of Illinois. Reflective of the relative
homogeneity of the City’s housing stock, nearly 44
percent of all owner-occupied homes in Yorkville are
valued between $200,000 and $300,000. Meanwhile,
less than seven percent of homes in the City are
valued at less than $100,000, compared to nearly 23
percent for the state as a whole. At the other end of
the spectrum, Yorkville has very few homes valued at
$500,000 or more.
HOUSING COSTS AND AFFORDABILITY
Of Yorkville’s 1,424 renter households, nearly 68
percent pay between $750 and $1,250 per month,
while just 12.3 percent pay $1,500 or more per month.
The estimated median monthly gross rent within the
City stands at $1,064. Meanwhile, nearly 49 percent
of owner households have housing costs (inclusive
of mortgage principal and interest, property tax,
insurance, utilities, and homeowners association fees)
of $1,750 to $2,500 per month. Another 30 percent
have housing costs above $2,500 per month, while the
median for all 3,674 owner households City-wide is
$2,149.
Government measures typically use 30 percent of
annual income as a threshold for housing affordability.
In other words, a home is considered affordable if its
associated annual housing costs do not exceed 30
percent of the resident’s annual household income. As
shown in Table 3.12, data from the U.S. Census suggest
that roughly 50 percent of Yorkville’s renter-occupied
homes are affordable to those who rent them, while 60
percent of owner-occupied homes are affordable for
their owners. Roughly 24 percent of renter and owner
households have a relatively low housing cost burden
equating to 20 percent or less of annual income.
However, nearly 39 percent of renter and 28 percent of
owner households have a high cost burden equating to
35 percent or more of annual income.
Graph 3.7: Owner-Occupied Housing Units by Value
Table 3.11: Households by Monthly Housing Costs Table 3.12: Households by Tenure & Housing Affordability
Source: U.S. Census Bureau Source: U.S. Census Bureau and Goodman Williams Group
Source: U.S. Census Bureau
HOUSEHOLDS WITH CASH RENT HOUSEHOLDS WITH A MORTGAGE
GROSS RENT NO.%OWNERSHIP
COST NO.%
Less than $500 70 4.9 Less than $1,000 58 1.6
$500 - $749 78 5.5 $1,000 - $1,249 227 6.2
$750 - $999 427 30.0 $1,500 - $1,749 495 13.5
$1,000 - $1,249 535 37.6 $1,750 - $1,999 751 20.4
$1,250 - $1,499 125 8.8 $2,000 - $2,499 1,027 28.0
$1,500 - $1,999 174 12.2 $2,500 - $2,999 557 15.2
$2,000 or More 15 1.1 $3,000 or More 559 15.2
Total 1,424 100.0 Total 3,674 100.0
Median $1,064 Median $2,149
ANNUAL HOUSING
COST % OF
HOUSEHOLDS
WITH CASH RENT
HOUSEHOLDS
WITH A MORTGAGE
NO.%NO.%
Less than 20.0%339 23.8 872 23.7
20.0 - 24.9%257 18.0 824 22.4
25.0 - 29.9%114 8.0 500 13.6
30.0 - 34.9%165 11.6 464 12.6
35% or More 549 38.6 1,014 27.6
Total 1,424 100.0 3,674 100.0
At Affordable Level 710 49.9 2,196 59.8
10%
20%
30%
40%
50%
PE
R
C
E
N
T
O
F
O
W
N
E
R
-
O
C
C
U
P
I
E
D
H
O
U
S
I
N
G
U
N
I
T
S
UNITED CITY OF YORKVILLE
KENDALL COUNTY
STATE OF ILLINOIS
≤$50,000 $50,000-$99,999 $100,000-$149,999 $150,000-$199,999 $200,000-$299,999 $300,000-$499,999 $500,000-$999,999 ≥$1,000,000
43
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
EXISTING HOME SALES TRENDS
The number of sales of existing homes in Yorkville
listed and sold through the area Multiple Listing
Service (MLS) fell dramatically after 2007 and remained
at cyclical lows during the recessionary years of 2008
to 2009. The median price of homes sold likewise
declined during these years. While the market has
now recovered much of its strength in terms of overall
sales volumes, median sale prices remain more than
$50,000 below pre-recession levels. In this, Yorkville is
not alone, as a similar pattern is seen in the surrounding
municipalities of Oswego, Montgomery, and Plano.
FORECLOSURE TRENDS
According to data from RealtyTrac, 160 homes are in
some state of foreclosure within Yorkville – equating
to one in every 424 housing units. This is roughly
equivalent to the Kendall County rate of one in
every 400 housing units. While foreclosures remain
a challenge, new foreclosure filings have fallen
dramatically in recent quarters. For April 2015, for
example (the most recent month reported), the number
of homeowners who received a foreclosure filing
fell 31 percent compared to the previous year. From
a wider area perspective, the number of homes in
foreclosure in Yorkville is much lower than in Plano and
Montgomery, but significantly higher than in Oswego.
Median Sale Price of MLS-Listed Single Family Homes
Montgomery Oswego Plano Yorkville
2007 $192,000 $245,000 $172,250 $251,200
2008 $187,500 $244,850 $161,400 $252,500
2009 $158,700 $210,000 $120,000 $209,000
2010 $150,000 $200,500 $107,800 $186,950
2011 $125,000 $194,000 $88,500 $166,500
2012 $125,200 $174,000 $78,250 $155,000
2013 $135,000 $190,000 $89,900 $185,000
2014 $145,000 $207,000 $112,500 $190,700
AFTER 2009, AREA SINGLE FAMILY HOME SALES BEGAN TO RECOVER, THOUGH MEDIAN SALES PRICES CONTINUED TO DECLINE THROUGH 2012.
WHILE PRICES HAVE RISEN CONSIDERABLY SINCE THEN, THEY STILL REMAIN WELL BELOW 2007 LEVELS. $
$1
2
5
,
0
0
0
$1
8
7
,
5
0
0
$2
5
0
,
0
0
0
$6
2
,
5
0
0
0
2007
2008
2009
2010
2011
2012
2013
2014
Table 3.13: Foreclosure Trends
Source: Midwest Real Estate Data
Source: RealtyTrac
MUNICIPALITY
HOMES IN
FORECLOSURE Y-O-Y
CHANGE %TOTAL RATIO
Yorkville 160 1 in 424 -31.0
Plano 107 1 in 296 -36.0
Montgomery 198 1 in 284 -13.0
Oswego 185 1 in 644 -55.0
Kendall Co.N/A 1 in 400 -35.0
Traditional Single-Family Residential Housing in downtown Yorkville
44
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Building Permit Issuances
Single-Family Multifamily Total
1996 93 41 134
1997 54 12 66
1998 50 0 50
1999 82 25 107
2000 127 16 143
2001 198 54 252
2002 299 56 355
2003 388 12 400
2004 474 0 474
2005 588 96 684
2006 809 176 985
2007 413 96 509
2008 158 0 158
2009 64 0 64
2010 42 6 48
2011 43 0 43
2012 67 0 67
2013 81 0 81
2014 74 0 74
RESIDENTIAL CONSTRUCTION ACTIVITY IN YORKVILLE HAS RETURNED TO 1990S LEVELS.
ALMOST NO MULTIFAMILY CONSTRUCTION HAS TAKEN PLACE IN THE CITY SINCE 2007.
SINGLE
FAMILY
MULTI-
FAMILY
50
0
75
0
1,
0
0
0
25
00
RESIDENTIAL CONSTRUCTION TRENDS
With the onset of the building boom of the early
2000s, new home construction activity in Yorkville (as
measured by residential building permit issuances)
skyrocketed, with annual permit issuances growing
from just 143 units in 2000 to nearly 700 five years
later. Permitting levels peaked in 2006 at nearly 1,000
single and multifamily units, then fell dramatically with
the impact of the housing market crisis. By 2010, the
market had bottomed out, and just 42 permits were
issued in total – a 95 percent drop peak to trough.
Construction volumes have yet to recover to anything
approaching the building boom years and, in fact, have
not risen above 100 units annually since 2008. Current
levels thus represent a return to those last seen in the
latter half of the 1990s.
Not surprisingly, given the relatively homogeneity of
Yorkville’s single family home stock, multifamily units
have historically made up a very small percentage of
new home construction within the City. After a period
from 2005 to 2007, which saw the construction of the
Reserve at Fox River income-restricted apartment
development and a number of condominium flats in the
Bristol Bay for-sale community, virtually no multifamily
construction has occurred.
THE NEW HOME MARKET TODAY
Yorkville has executed annexation agreements on 44
residential developments, most in the late 1990s and
early 2000s. Of these developments, just 12 are fully
built out. The remaining 31 developments fall into three
categories:
• Those consisting of undeveloped agricultural
land;
• Those with completed roadway and utility
infrastructure that are considered dormant (i.e.,
in which homes are not currently being built);
and
• Those with completed infrastructure in which
homes are currently being built, considered
active.
Single-Family Residential Housing adjacent to Agricultural Land
Source: U.S. Census Bureau
45
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Active New Home Developments
Development Product Type Total Units
Entitled Units Built Units Not
Yet Built
Percent
Built Out
Autumn Creek Single Family 317 270 47 85.2%
Blackberry Woods Single Family 132 34 98 25.8%
Briarwood Single Family 41 19 22 46.3%
Country Hills Single Family 138 27 111 19.6%
Heartland Circle Single Family 250 216 34 86.4%
Heartland Meadows Single Family 47 0 47 0.0%
Prairie Meadows Single Family 164 116 48 70.7%
Windett Ridge Single Family 277 122 155 44.0%
Total ---1,366 804 562 58.9%
EIGHT RESIDENTIAL DEVELOPMENTS ARE CURRENTLY ACTIVE IN YORKVILLE, REPRESENTING 1,366 ENTITLED HOMES.
AT POST-RECESSION CONSTRUCTION LEVELS, THE 515 HOMES NOT YET BUILT REPRESENT A SUPPLY OF MORE THAN EIGHT YEARS.
16
0
24
0
32
0
800
AUTUMN CREEK
BLACKBERRY WOODS
BRIARWOOD
COUNTRY HILLS
HEARTLAND CIRCLE
HEARTLAND MEADOWS
PRAIRIE MEADOWS
WINDETT RIDGE
In addition, the City has recently given final plat
approval for Heartland Meadows, a 47-lot age targeted
community to be developed by Marker Full Homes.
Sales are expected to begin soon.
The seven developments that are active and one not
yet started (Heartland Meadows) represent a total
of 1,366 entitled units. As of the first quarter of 2015,
804 homes had been built in these developments,
with 562 units remaining to be built. At post-recession
construction levels, the remaining homes represent a
supply of more than eight years.
Moreover, dormant developments for which roadway
and utility infrastructure is in place (in whole or in part)
represent another 7,406 entitled units among five
different housing product types. Of that total, 5,628
units are not yet built – a volume that is extremely
unlikely to be absorbed at any point within the
foreseeable future. (For perspective, from 2000-2009,
during the height of the historic housing boom, 3,700
units were built in Yorkville in total). Moreover, the
total occupied housing stock in Yorkville currently
stands at 5,835 units. In other words, Yorkville would
effectively have to double its current housing stock in
order to successfully absorb all the units planned in
these dormant developments.
Table 3.14: Residential Developments by Status
Source: City of Yorkville & Goodman Williams Group
TOTAL RESIDENTIAL DEVELOPMENTS 44
Completed 12
Active 7
Not Yet Started 1
Dormant 24
Undeveloped Land 15
Infrastructure in Place 9
Single-Family Residential Housing in the Fox Hill Subdivision
“In Yorkville 5,628 entitled housing
units are not yet built – a volume that
is extremely unlikely to be absorbed
at any point within the foreseeable
future. For perspective, from 2000-
2009, during the height of the historic
housing boom, 3,700 units were built
in Yorkville in total.”
Source: United City of Yorkville and Goodman Williams Group
46
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Vacant lots within these dormant developments are
primarily under ownership of private individuals or
larger development entities. Two of the developments
– Bristol Bay and The Highlands/Raintree Village –
are owned by major national homebuilders (Centex
and Lennar Homes, respectively). At the moment,
it is uncertain when – if ever – any of the dormant
developments will reopen.
For classification purposes, this analysis divided
Yorkville’s annexed residential developments into
five geographical groups – east, west, north, central,
southeast, and southwest. The groups correspond to
geographically distinct areas of the City, but are not
equal in terms of land area or number of developments.
Broadly speaking, the most intense development
to occur within Yorkville during its robust growth
years occurred within the east and southeast groups,
located east of Illinois 47 along U.S. 34 and Illinois 71,
respectively. These areas are home to some of the
City’s largest developments, including Grande Reserve,
Autumn Creek, and Raintree Village. They were also
some of the hardest hit areas when the housing crisis
ensued, and developer and home builder bankruptcies
and foreclosures have left hundreds of vacant lots in
partially completed, dormant developments within
these areas. However, four of the City’s seven
currently active developments are also located here
(including its most active development, Autumn Creek).
The north group, aligning Illinois 47 and Baseline and
Galena roads, consists largely of undeveloped land
in active agricultural use. One exception is the large
Bristol Bay community, which, after more than 770
homes were built in the early and mid-2000s, fell
dormant with more than 1,300 entitled units remaining
to be built.
The west and southwest groups (located off of U.S.
34 near Kendall Marketplace and to the west and
southwest of downtown, respectively) include eight of
the City’s 12 completed developments, along with two
of the seven active developments.
Finally, the central group consists generally of smaller
developments located east of Illinois 47 and south of
U.S. 34. This group includes the one development
recently approved but not yet started (the 47-unit age-
targeted Heartland Meadows community).
RENTAL MARKET CONDITIONS
Yorkville’s rental market consists of a small number of
multifamily developments built as rental apartments.
A larger number of detached and attached homes
were originally developed as for-sale units but have
subsequently been entered into the rental market
by individual owners or real estate investment and
property management entities.
Multifamily Rental Communities
Yorkville is home to several multifamily rental
developments, including two market-rate communities
and one income-qualified community, all located in
close proximity to Illinois 47 and U.S. 34.
• York Meadow Apartment Homes is a 95-unit
two-story garden-style apartment community
located on East Kendall Drive and managed
by T.J. Adam & Company. The community was
built in 1991 and offers one, two, and three
bedroom plans. Current market rents range
from $980 to $1,700 per month, and all units
feature an attached one-car garage.
• Yorkville Apartments is a 74-unit two and
three-story garden-style apartment community
located on Mulhern Court and also managed
by T.J. Adam & Company. Built in 1986, the
community currently offers two-bedroom
apartments for $910 per month.
• Reserve at Fox River is a 132-unit three-story
garden-style apartment community located at
on Market Place Drive, adjoining the Yorkville
Marketplace shopping center. The community,
developed with support from the Illinois
Housing Development Authority (IHDA) and
managed by Dominium, offers income-qualified
two and three bedroom plans. Current income
limits are $40,740 for one occupant, $46,560
for two occupants, and $52,380 for three
occupants.
Other Rental Options
Other options for Yorkville renters include a variety
of single family detached and attached homes, as
well as a limited number of lower-density multifamily
condominiums, all originally built for the for-sale
market. While these homes are located throughout
the City, concentrations do occur in some areas.
Principal among these are the townhome and flats
(condominiums) located within the Bristol Bay
community. Built in the mid and later 2000s, a number
of these units have found their way to the rental
market. Current monthly asking rents are generally
from $1,000 for flats and $1,200 for townhomes.
SENIOR HOUSING MARKET CONDITIONS
Senior housing options in Yorkville are limited,
consisting of just two assisted living facilities, plus one
skilled nursing center, as follows:
• Heritage Woods of Yorkville, located at 242
Greenbriar Road, opened in December of
2007. The facility consists of 87 studio and
one-bedroom apartments offering assisted
living. The facility is managed by BMA
Management, Ltd.
• Countryside Village, located at 501 W. Kendall
Drive, was built in 1977. The facility consists
of 138 one-bedroom apartments, all of which
are Section 8 assisted living units for seniors
and persons with disabilities. The facility is
managed by Oakbrook Corp.
• Hillside Rehab & Care Center, located at 1308
Game Farm Road, offers a variety of skilled
nursing, rehabilitation, and long-term care
services, including hospice and memory care.
The 79-bed facility is owned and managed by
Helia Healthcare.
HOUSING DEMAND, NEEDS, & OPPORTUNITIES
Market demand for new homes is a function of many
factors. First among these is household growth, which
broadly determines long-term housing need. Another
factor to be considered in demand forecasting is unit
loss due to obsolescence, abandonment, or disaster.
Nation-wide, most markets experience unit loss equal
to 0.26 percent of total housing stock per year. Finally,
a smaller component of demand is the “extra” units
needed to retain balance in the availability of vacant
units in order to allow for efficient sales and leasing
efforts. (This need is greater for rental homes than for
owner-occupied homes.)
Assembling these factors together into a five-year
forecast for Yorkville suggests that demand for new
homes will equate to 557 units from 2015 to 2019, or an
average of 111 annually. Given current tenure trends,
it is expected that roughly 75 percent of demand will
emanate from the owner-occupied sector, equating
to 412 units overall for the forecast period, or 82 units
annually. Likewise, 25 percent of demand will occur
within the rental sector, equating to 146 units overall or
29 annually.
Townhomes along Cummins Street
47
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
As this forecast suggests, overall demand for new
homes in Yorkville is expected to remain relatively soft
over the coming five-year period. However, near to
mid-term opportunities do exist to responsibly bolster
the residential market within the City while addressing
the housing needs of potentially underserved
populations. These opportunities include the following:
Senior and Active Adult Housing Needs
Shifting demographics within the City – most
specifically the aging of the population – will play a
primary role in determining housing needs over the
near and mid-term period. Opportunities can be
expected to strengthen over the coming five years in
the following areas:
• Senior Housing: By 2019, more than 20
percent of Yorkville residents are expected to
be age 55 or older. This includes nearly 800
residents age 75 or older. Yet the total current
supply of service-oriented housing geared
for seniors is just 225 assisted living units – of
which just 87 are market rate – and 79 skilled
nursing beds.
• Active Adult Housing: Similarly, age-restricted
active adult housing geared toward those
55 and older is lacking within the City. (One
exception being the recently approved
Heritage Meadows development, which will
bring 47 age-targeted single family homes to
the market.) Additional active adult homes
in small-scale, maintenance-free communities
could help fill this gap. Appropriate product
types include small-lot detached single
family homes, along with duplex and fourplex
configurations.
Conventional Production Sector Opportunities
In the conventional production sector (i.e.,
traditional single family attached or detached home
developments, often referred to as “tract” housing)
near to mid-term opportunities are more limited.
However, Yorkville should continue to encourage the
responsible build-out of currently active developments.
Additionally, a priority should be placed on the
identification and recruitment of home builders and
other entities interested in investing in currently
dormant developments where development
infrastructure is already in place. While it may be
difficult, in the near term, to gain the interest of national
home building companies (though two – Ryland Homes
and Pulte, Inc. – currently operate within the City),
smaller local and regional builders (some of whom are
already building in Yorkville and the surrounding areas),
would be prime candidates. The current RENEW
program, which provides building permit fee rebates on
qualifying spec and model home construction, serves
as a prime example of a creative City-led incentive that
encourages responsible home building.
Regardless, the large number of entitled lots in these
dormant developments dwarfs anticipated market
demand. Reasonable expectations should be set,
knowing that some of these developments are unlikely
to be fully built-out in any but the most distant planning
scenarios.
Affordable Housing Needs
Finally, our analysis of housing affordability within the
City suggests that a need exists for more affordable
housing options, particularly within the rental sector.
As shown previously, 50 percent of renter households
within the City may be hard-pressed to afford their
current rents. Yet just one all-ages rental development
providing rent assistance exists within the City.
Additional high quality affordable rental units would
thus help meet the needs of the low- to moderate-
income population and satisfy a large portion of
forecast demand for rental housing.
LOOKING TOWARD THE LONGER TERM
Within a longer term planning framework (i.e., five years
or longer), additional housing market opportunities
emerge. Along with the potential acceleration of
production market demand are the following, more
location-specific, opportunities:
• Transportation Oriented Development
(TOD): Metra is currently investigating the
feasibility of extending its commuter rail
service to Yorkville. If the conclusions reached
are favorable and a station is built, new
opportunity for residential development could
emerge in the area around the station. Such
opportunity would most likely emanate from
the moderate-density attached for-sale sector
(e.g., townhomes) and the rental apartment
sector.
• Downtown Development: If Yorkville can
continue to revitalize and strengthen its
downtown core – and assuming suitable
buildings and/or land could be found –
opportunity for denser market-rate rental
and for sale housing, including residential-
over-retail, could emerge. Such housing could
be developed either in existing renovated
buildings or new, appropriately designed and
scaled developments.
Table 3.15: New Home Demand Derivation 2015 - 2019
Source: Goodman Williams Group; household forecast by Esri
Households, CY Estimate 6,240
Households, 5Y Forecast 6,701
Projected HH Growth 461
Housing Units, CY Estimate 6,304
Occupied 5,835
Owner-Occupied (Percent)74.7
Renter-Occupied (Percent)25.3
Vacant (Percent)7.4
Expected Loss, Units (0.26%/year)82
Gross Housing Demand, Units 543
Owner-Occupied 406
Vacancy Requirement (1.5 Percent)6
Total Owner-Occupied Demand 412
Per Year 82
Renter-Occupied 137
Vacancy Requirement (6.0 Percent)8
Total Renter-Occupied Demand 146
Per Year 29
Total New Construction Demand 557
PER YEAR 111
48
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 3.8 - Residential Zoning DistrictsGraph 3.8 - Residential Zoning Districts
E-1 Estate Residence
R-1 Single-Family Suburban Residence
R-2D Two-Family Attached Residence
R-3 Multifamily Attached Residence
R-4 General Multifamily Residence
The E-1 Estate District zoning designation is intended to
accommodate large-lot, single-family residential land uses within
a rural setting. Other permitted land uses within this district are
deemed compatible and conducive to the low-density, tranquil,
and open space environment provided in the E-1 Estate District.
Permitted uses include single-family housing, schools, golf courses,
parks, playgrounds, and some public utility facilities. The maximum
density in the E-1 Zone is one unit per acre and the minimum lot size
is one acre. Building heights are limited to 3-stories or 40 feet.
The R-1 Single Family Suburban Residence zoning designation is
intended to create a spacious suburban residential neighborhood
environment on parcels of at least 18,000 square feet. To protect
the character of the district, permitted uses are limited to single-
family detached housing yet accommodate other compatible and
complimentary cultural, religious, educational and public uses.
Permitted uses include single-family housing, schools, golf courses,
parks, playgrounds, and some public utility facilities. Building
heights are limited to 2.5-stories or 30 feet.
The R-2 Duplex, Two-Family Attached Residence zoning
designation is intended for moderate density duplex dwelling
structures on lots of at least 15,000 square feet. This district is
primarily located off of a major thoroughfare or as a transitional
land use adjacent to single-family residences. Therefore, the R-2
Duplex district is intended to accommodate single-family attached
dwelling structures of a size and character that is compatible with
the surrounding single-family detached residential districts and
adjacent to commercial, office and retail space. Permitted uses
include single-family housing, duplex housing, schools, golf courses,
parks, playgrounds, and some public utility facilities. The maximum
density in the R-2D Zone is 4.8 units per acre and building heights
are limited to 2.5-stories or 30 feet.
The R-3, Multifamily Attached Residence zoning designation is
intended for moderate density dwelling structures on lots of at
least 9,000 square feet. This district also accommodates a roadway
wide enough to park on both sides of the street. Permitted uses
include single-family housing, duplex housing, townhouse housing,
multifamily housing, schools, golf courses, parks, playgrounds, and
some public utility facilities. The maximum density in the R-3 Zone
is five units per acre and building heights are limited to 6-stories or
80 feet. The number of units per building is limited to six.
The R-4, General Multifamily Residence zoning designation is
intended for moderate-to-high density dwelling structures on
lots of at least 15,000 square feet. This district is suitable for
creating a transition between the business/commercial uses and
the surrounding lower density residence uses. This district may
accommodate other compatible and complimentary cultural,
religious, educational and public uses. Permitted uses include
single-family housing, duplex housing, townhouse housing,
multifamily housing, schools, golf courses, parks, playgrounds, and
some public utility facilities. The maximum density in the R-4 Zone
is eight units per acre and building heights are limited to 6-stories
or 80 feet.
E-1
311 ACRES
R-3
740 ACRES
R-2 Single-Family Traditional Residence
The R-2 Single Family Traditional Residence zoning designation is
intended to accommodate smaller, more conventional suburban
residential neighborhood on lots of at least 12,000 square feet.
The district’s moderately-low density allows for flexibility in site
design, and creates a transitional land use between rural and
suburban residential settings. The primary permitted uses are
single-family detached housing in addition to compatible and
complimentary cultural, religious, educational and public uses.
Permitted uses include single-family housing, schools, golf courses,
parks, playgrounds, and some public utility facilities. The maximum
density in the R-2 Zone is three units per acre and building heights
are limited to 2.5-stories or 30 feet.
R-1
454 ACRES
R-4
450 ACRES
R-2
5,161 ACRES
R-2D
143 ACRES
RESIDENTIAL ZONING DISTRICTS
Residential development is regulated by one of six
residential zoning districts within the Yorkville Zoning
Ordinance, outlined below:
Figure 3.8: Residential Zoning Districts
49
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Figure 3.9 - Undeveloped Residential Zoning Areas
UNDEVELOPED RESIDENTIAL ZONING AREAS
Apart from the entitled residentially-zoned areas
in Yorkville, there are a number of undeveloped
zoned areas totaling 2,513 acres of land (Figure 3.9).
These areas are located in Yorkville’s northern and
southeastern quadrants and are zoned in different
categories from E-1 Estate to R-4 General Multifamily
Residence. Most of the undeveloped land is zoned R-2
Single Family Traditional Residence. Total potential
build-out in the areas would be over 8,900 housing
units, which is unlikely to occur in the near-term.
ZONING DISTRICT ACRES DENSITY
POTENTIAL
ADDITIONAL
UNITS
E-1 Estate
Residence 226 1 226
R-1 Single-Family
Suburban
Residence
176 2.42 425
R-2 Single-Family
Traditional
Residence
1,436 3 4,308
R-2D Two-Family
Attached
Residence
78 4.8 374
R-3 Multifamily
Attached
Residence
379 5 1,895
R-4 General
Multifamily
Residence
218 8 1,744
Totals 2,513 -8,972
Figure 3.9: Undeveloped Residential Zoning AreasTable 3.16: Undeveloped Residential Zoning Areas
Single-Family Residential Housing at the Bristol Bay Subdivision
Source: United City of Yorkville GIS
50
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
• Yorkville housing stock can largely be
categorized between the traditional housing
constructed when Yorkville and Bristol were
first developing in the mid to late 1800s to
just after World War II, as represented in
the Traditional Neighborhood Center, and
the annexed subdivisions that comprise the
majority of housing built in the last two to
four decades. Approximately 59 percent of
homes built in Yorkville were constructed
between 2000 and 2009.
• With its older, more historic housing stock,
the Traditional Neighborhood Center
represents an opportunity to encourage
housing rehabilitation and to market it as a
desirable place to live near downtown and
the Fox River waterfront.
• Yorkville, like most communities around
the country after the economic recession
of 2008, suffered a significant slowdown
in housing construction and a number of
foreclosures. However, its current housing
vacancy rate (7.4 percent), although higher
than Kendall County, is not significant
and does not represent an imbalance in
Yorkville’s housing market.
• Nearly half of new homes built in Yorkville
are within the $200,000 to $300,000, which
represents a narrow and homogenous range
of housing product in Yorkville. Other
housing products offered at different
pricing points could help to diversify the
housing stock and offer additional housing
opportunities for new residents.
TYPE OF UNITS NUMBER
OF UNITS
ABSORPTION
RATE / YEAR
YEARS TO
BUILD-OUT
COMPLETION
DATE
Platted Units (Not Built)3,477 100 34 years 2049
Entitled Units (Not Platted or Built)3,655 100 36 years 2085
Undeveloped Residential Zoning Areas Capacity 8,972 100 89 years 2174
Table 3.17: Residential Build-Out Projections
• Yorkville has a number of dormant
developments for which roadway and utility
infrastructure is in place. This represents
another 7,406, and of that total, 5,628 units
are not yet built – a volume that is extremely
unlikely to be absorbed at any point in the
near term given the slow-down of residential
construction within the Chicago region
(See Table 3.18 for overview of existing
subdivisions).
• A five-year forecast for Yorkville suggests
that demand for new homes will equate to
557 units from 2015 to 2019, or an average of
111 annually. Roughly 75 percent of demand
will emanate from the owner-occupied
sector; in addition, 25 percent of demand will
occur within the rental sector equating to
146 units overall or 29 annually.
• Overall, it is estimated that given current
market conditions, it would take anywhere
from 34 to 89 years to build out all
residentially platted, entitled and zoned land
in Yorkville (see Table 3.17). This signifies
that some residentially- zoned and unplatted
developments may not be built, at least in
the near and mid-terms.
Source: United City of Yorkville GIS
Summary of Key Residential Land Use Observations
The following are key observations and issues related to residential land use in Yorkville:
51
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Figure 3.10 - Active Residential Subdivisions
Figure 3.10: Residential Developments (as of February 2015)
SUBDIVISION KEY UNIT TYPE
TOTAL
UNITS
PLATTED
TOTAL
UNITS
ENTITLED
UNITS
BUILT
% BUILD
OUT
PLATTED
% BUILD
OUT
ENTITLED
LEFT TO
BUILD
PLATTED
LEFT TO
BUILD
ENTITLED
Autumn Creek A
Single Family 317 317 270 85.2%85.2%47 47
Townhomes 151 151 140 92.7%92.7%11 11
Blackberry Woods B Single Family 132 132 34 25.8%25.8%98 98
Briarwood C Single Family 41 41 19 46.3%46.3%22 22
Bristol Bay D
Single Family 467 467 213 45.6%45.6%254 254
Duplex 182 182 0 0.0%0.0%182 182
Townhomes 802 802 224 27.9%27.9%578 578
Condominiums 624 624 336 53.8%53.8%288 288
Caledonia E Single Family 206 206 50 24.3%24.3%156 156
Country Hills F
Single Family 138 138 27 19.6%19,6%111 111
Duplex 34 34 0 0.0%0.0%34 34
Grande Reserve G
Single Family 953 1,324 263 27.6%19.9%690 1,061
Duplex 62 394 26 41.9%6.6%36 368
Townhomes 227 632 153 67.4%24.2%74 479
Condominiums 0 300 0 0.0%0.0%0 300
Heartland Circle H Single Family 250 250 216 86.4%86.4%34 34
Heartland Meadows -Age Rest. SF 47 47 0 0.0%0.0%47 47
Kendall Marketplace J
Single Family 0 28 0 0.0%0.0%0 28
Townhomes 0 164 0 0.0%0.0%0 164
Kendallwood Estates K Single Family 83 83 0 0.0%0.0%83 83
Prairie Meadows L
Single Family 164 164 116 70.7%70.7%48 48
Multi Family 0 268 0 0.0%0.0%0 268
Prestwick of Yorkville M Single Family 108 356 4 3.7%1.1%104 352
Raintree Village N
Single Family 402 402 206 51.2%51.2%196 196
Duplex 124 124 65 52.4%52.4%59 59
Townhomes 128 128 20 15.6%15.6%108 108
Westbury East Village O
Single Family 0 293 0 0.0%0.0%0 293
Townhomes 0 605 0 0.0%0.0%0 605
Westbury South Village P
Single Family 0 181 0 0.0%0.0%0 181
Townhomes 0 294 0 0.0%0.0%0 294
Whispering Meadows Q Single Family 295 445 217 73.6%48.8%78 228
Windett Ridge R Single Family 261 277 122 46.7%44.0%139 155
TOTALS --6,198 9,853 2,721 43.9%27.6%3,477 7,132
Table 3.18: Residential Developments (as of February 2015)
A
B
J
K
C
D
E
G
H
L
F
M
N
O
P
Q
R
MORE THAN 75% BUILT-OUT
APPROXIMATELY 50% BUILT-OUT
LESS THAN 25% BUILT-OUT
Source: United City of Yorkville
52
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 3.11 - Existing Commercial Land Use Areas North of the Fox River
COMMERCIAL LAND USE
Within the planning area, Yorkville’s commercial areas
comprises 849 acres, which represents 1.9 percent of
Yorkville’s total land area. This section summarizes
general commercial land use and market conditions.
Commercial land use in Yorkville can largely be divided
between the downtown Yorkville and other newly-
developed commercial land area along Illinois Route 47
and U.S. Route 34 and along certain stretches of Illinois
Route 47 south of the Fox River.
Current retail facilities within the City of Yorkville
consist primarily of large format (“big box”) stores
located along Illinois 47 and U.S. Route 34 and
community and neighborhood-scale centers offering
general merchandise, groceries, specialty retailers, and
food and beverage-establishments. In many instances
the retail inventory was built in anticipation of the
“rooftops” that were entitled prior to the recession.
DOWNTOWN YORKVILLE
For the purposes of this Comprehensive Plan,
downtown Yorkville is defined by Van Emmon Park on
the east, Orange and East Fox Streets on the south,
Morgan Street to the west, and the Fox River on
the north, However, Yorkville’s historic downtown
commercial core is mostly bounded by the Fox River
on the north, Fox Street to the south, Mill Street to
the east, and Main Street to the west, and consists
of mainly one to two-story traditional commercial
buildings facing Illinois Route 47 and a mix of low-scale
commercial and light and heavy industrial uses in its
eastern quadrant near Mill Street.
On its western side, the downtown faces a traditional
single family neighborhood and the Kendall County
Courthouse and its associated complex of offices along
South Main Street and West Ridge Street. Historically,
the downtown comprised a mix of commercial and
industrial uses given its location along the Fox River
and the rail spur that runs along Hydraulic Street.
Remnants of industrial uses remain in the downtown
and brownfield land has been identified on parcels just
east of the traditional building street wall along Illinois
Route 47.
Figure 3.11: Existing Commercial Land Use Areas North of the Fox River
Table 3.19: Existing Commercial Land Use Areas
SUBDIVISION KEY ACRES EST. SF
Kendall Marketplace 1 118 751,644
Cimarron Ridge 2 15 130,369
Countryside Center 3 25 177,859
Yorkville Business Center 4 30 336,727
Menards Commons 5 65 252,994
Fox Hill 6 4 23,737
Aurora Textile 7 7 24,556
Yorkville Marketplace 8 9 117,941
Landmark Center 9 5 36,042
Parkway Addition 10 6 57,248
Yorkville Market Square 11 1 17.807
Heartland Center 12 4 95,105
Inland Office Center 13 1 10,576
Bristol (Original Town)14 2 8,443
Prairie Pointe 15 10 46,637
Huntsville 16 1 5,912
Perkins 17 3 21,201
North Bridge Street 18 1 2,932
Raging Waves Waterpark 19 42 3,149
Corn Holdings LLC 20 46 0
Rush-Copley 21 42 221,370
1
2
3
8
11
12
15
16
13
14
18
17
10
9
5
6
19
21
20
4
7
Source: United City of Yorkville GIS
53
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
In recent years, some buildings along the north
side of Hydraulic Street have been converted to
residential use and new investment has occurred in
adjacent Bicentennial Riverfront Park, transforming
it into a significant Yorkville destination. Downtown
buildings are generally in good condition although
several along Route 47, Hydraulic Street, and Van
Emmon Street could be candidates for building and
storefront rehabilitation and adaptive use. There is also
a significant need to improve streetscape conditions
and the pedestrian environment, especially given the
recent widening of Illinois Route 47 and the elimination
of on-street parking. Community stakeholders have
consistently commented that Illinois Route 47 is now
a barrier to pedestrian movement in the downtown
district, and with the loss of on-street parking along
Route 47, finding areas to accommodate new parking
has become a significant challenge given downtown’s
tight building development pattern. However, given
these constraints, it appears that downtown Yorkville
is underutilized and that a more strategic and efficient
use of land could accommodate new development
along with the rehabilitation of its existing historic
commercial buildings.
Graph 3.12 - Existing Downtown Land Uses
Figure 3.12: Existing Downtown Land Uses
Commercial buildings on Van Emmon Street
Traditional downtown commercial building
54
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
DOWNTOWN ZONING DISTRICTS
Downtown land use is regulated by several zoning
districts outlined below:
Graph 3.13 - Downtown Zoning Districts
Figure 3.13: Downtown Zoning Districts
B-2 Retail Commerce
The B-2 Retail Commerce Business District zoning designation is
intended for the location of retail shops and stores offering goods
to the population. Buildings in this district are allowed to build on
a majority of the lot with diminished setbacks. This allows shops
and stores to maximize retail space while supporting a pedestrian
friendly environment in retail shopping areas. This district also
encourages dwelling units located above the first floor of a
permitted use to create mixed use buildings. The minimum lot size
for the B-2 Zone is 10,000 square feet with a maximin building
coverage of 80 percent. There is no front yard requirement,
however 20 foot side and rear yards are required. Building heights
are limited to 6-stories or 80 feet.
B-1 Local Business
The B-1 Local Business District zoning designation is intended
for the location of commercial and professional facilities that are
especially useful in close proximity to residential areas. The district
is designed to provide convenient shopping and services that
meet the needs and enhances the quality of life for surrounding
residential neighborhoods. This district also encourages dwelling
units located above the first floor of a permitted use to create
mixed use buildings. The minimum lot size for the B-1 Zone is
10,000 square feet with a maximin building coverage of 50 percent.
30 foot front yards are required with 20 foot side and rear yards
also required. Building heights are limited to 6-stories or 80 feet.
B-3 General Business
The B-3 General Business District zoning designation is intended
for the location of a broad range of commercial uses, including
small scale and large scale businesses. These uses are usually
oriented toward automobile access and visibility; therefore they
are typically set along major arterial roads. The businesses in this
district are meant to serve regional as well as local customers. This
district also encourages dwelling units located above the first floor
of a permitted use to create mixed use buildings. The minimum lot
size for the B-3 Zone is 10,000 square feet with a maximin building
coverage of 50 percent. 50 foot front yards are required with 20
foot side and rear yards also required. Building heights are limited
to 6-stories or 80 feet.
M-1 Limited Manufacturing
The M-1 Limited Manufacturing District zoning designation is
intended to provide for the location of manufacturing, industrial,
and related uses of a limited nature in size that will not have a
harmful environmental effect on surrounding areas. The maximum
lot coverage in the M-1 Zone is 60 percent. 25 foot front yards are
required while no rear yards are required. Side yards must be a
minimum of 10 percent of the lot up to twenty feet. There are no
building height limits, but floor area ratio is limited to 0.8.
OS-2 Open Space (Recreational)
The OS-2 Open Space (Recreational) District is intended to govern
the use of city-owned recreational areas and park land. Permitted
uses include community centers, playgrounds, recreation centers,
amphitheaters, and outdoor music venues. Front yards are required
to be at least thirty feet and side yards are required to be at
least ten feet or a distance equal to 50% of the building height,
whichever is greater, when adjacent to a residential district. Rear
yards are required to be at least twenty feet or a distance equal to
50% of the building height, whichever is greater, when adjacent
to a residential district. Building height is limited to six-stories or
eighty feet.
R-2 Single-Family Traditional Residence
The R-2 Single Family Traditional Residence zoning designation is
intended to accommodate smaller, more conventional suburban
residential neighborhood on lots of at least 12,000 square feet.
The primary permitted uses are single-family detached housing
in addition to compatible and complimentary cultural, religious,
educational and public uses. Permitted uses include single-family
housing, schools, golf courses, parks, playgrounds, and some public
utility facilities. The maximum density in the R-2 Zone is three units
per acre and building heights are limited to 2.5-stories or 30 feet.
R-4 General Multifamily Residence
The R-4, General Multifamily Residence zoning designation is
intended for moderate-to-high density dwelling structures on
lots of at least 15,000 square feet. This district is suitable for
creating a transition between the business/commercial uses and
the surrounding lower density residence uses. This district may
accommodate other compatible and complimentary cultural,
religious, educational and public uses. Permitted uses include
single-family housing, duplex housing, townhouse housing,
multifamily housing, schools, golf courses, parks, playgrounds, and
some public utility facilities. The maximum density in the R-4 Zone
is eight units per acre and building heights are limited to 6-stories
or 80 feet.
55
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Figure 3.14 - Existing Commercial Land Use Areas South of the Fox River
Figure 3.14: Existing Commercial Land Use Areas South of the Fox River
Table 3.20: Existing Commercial Land Use Areas
SUBDIVISION KEY ACRES EST. SF
Black’s Addition 29 11 115,649
Fountain Village 30 15 44,855
Stagecoach Crossing 31 2 53,943
Prairie Garden 32 8 73,471
Cozy Corner 33 1 21,984
Yorkville (Original Town)34 2 9,727
Johnson & Hughes 35 1 6,598
Walz 36 41 9,577
Highpoint Road & Route 71 37 61 0
Cross Evangelical
Lutheran Church & School 38 17 83,862
29 34
30
31
36
37
38
35
32
33
ILLINOIS ROUTE 47 AND
U.S. ROUTE 34 CORRIDORS (NORTH)
The intersection of Illinois Route 47 and U.S. 34
(Veterans Parkway) can be considered the major
hub for commercial activity in Yorkville, given the
location of large format retailers and neighborhood-
scaled centers offering general merchandise,
groceries, specialty retailers, and food and beverage
establishments. Such retailers and businesses include
Walgreens and McDonalds, Menards, Starbucks, Jewel
Foods, the NCG Cinemas, Taco Bell and Pizza Hut and
Office Max. There is also a number of other locally-
owned and regional businesses and chains located
in this cluster. Further to the west along Veterans
Parkway are other commercial developments, including
the Kendall Marketplace where big-box stores such
as Target, Marshalls, and Home Depot are located,
and smaller office-commercial complexes housing
restaurants, service businesses and medical offices.
Across the street from the Kendall Marketplace is
the Rush-Copley Medical Center. North of Veterans
Parkway, along Illinois Route 47, are smaller strip mall
developments such as the Yorkville Business Center,
which is leasing space to several small retailers and
businesses. General urban design conditions are good
in this area although signage and landscaping could be
more consistent from one development to another.
The commercial developments along these areas are
mostly of recent construction, one to two-story in scale,
and are characterized by generous set-backs from the
roadways, landscaping and parking areas in front of
the buildings. In the Kendall Marketplace, the setback
from the roadway to the inline retail is quite significant,
although much of the intervening land has been
reserved for outlot development. In total, in Yorkville’s
northern quadrant, there are over 20 different
commercial subdivisions totaling more than 2,00,000
square feet of commercial space. Several commercial
subdivisions have been entitled but not yet developed.
ILLINOIS ROUTES 47 CORRIDOR (SOUTH)
South of the Fox River, there are more than ten
different commercial subdivisions totaling more than
400,000 square feet of commercial space, located
mostly along Illinois Route 47. A mix of older and newer
developments characterize the commercial activities
along this portion of Route 47 with businesses that
range from restaurants and fast food places to drive-in
banks to small strip centers housing a variety of small
businesses. Developments are generally set back closer
to the roadway than those located north at the Illinois
Route 47 and Veterans Parkway intersection. General
urban design and streetscape conditions can be
improved in this area with more consistent landscaping,
signage and wayfinding.
Commercial uses in Yorkville Business Center, Illinois Route 47 Source: United City of Yorkville GIS
56
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
COMMERCIAL MARKET DATA AND ANALYSIS
This section of our report focuses on characteristics of
Yorkville’s current retail market and examines future
retail opportunities within the City in the context of
larger market area conditions and trends.
METROPOLITAN CHICAGO AND FAR
SOUTHWEST SUBURBAN RETAIL TRENDS
CBRE, a prominent national brokerage firm, includes
all of Kendall County in its Far Southwest Suburban
Submarket. Within the market, CBRE currently tracks
performance metrics on 48 prominent retail properties
encompassing 8.6 million square feet of space. As
of the first quarter of 2015, vacancy rates within the
submarket stood at 6.0 percent – the third lowest
among all submarkets within Metro Chicago and 360
basis points lower than that for the area as a whole, at
9.6 percent.
Market conditions within the Far Southwest Suburban
Submarket, as well as within the Chicago region as a
whole, continue to improve with the ongoing regional
and national recovery that has followed the recession.
In particular, grocery-anchored shopping centers have
performed well in the current environment, with market
entrants such as Mariano’s spurring demand for new
space and escalating competition for market share
among grocers in many market areas.
The growing popularity of on-line shopping has
impacted some traditional “brick and mortar” stores,
particularly in the apparel, electronics, and office supply
sectors. And several prominent big box retailers have
either closed stores or scaled back expansion plans
within the region.
Generally, however, current signs point toward
continued strengthening of the regional suburban retail
market in the near and mid-term, with redevelopment
and re-use outpacing greenfield (i.e., vacant land)
development. Household growth will continue to be
key to attracting new retail development.
COMPETITIVE RETAIL DESTINATIONS
Retail centers within Yorkville compete with those
in the surrounding municipalities of Oswego and
Montgomery for area consumers’ shopping dollars.
Interviews with residents and other stakeholders in
Yorkville indicate that residents travel, in particular,
to large centers in Oswego and, to a lesser extent,
Montgomery for major shopping trips. (Plano, while
located directly west of Yorkville, offers little in the way
of destination shopping.)
Three large multi-tenant shopping centers located
along the U.S. 34 corridor in Oswego, encompassing
nearly 1.7 million square feet of space, offer a wide
variety of shopping and dining options, with major
tenants including Walmart Supercenter, Kohl’s, Dick’s
Sporting Goods, Home Depot, Target, and Buffalo Wild
Wings. A fourth center, Ogden Hills in Montgomery,
has more than 500,000 square feet of space and is
anchored by Menards, JC Penny, and Sephora. A Sam’s
Club was added to the location in the fall of 2014.
YORKVILLE RETAIL MARKET
CONDITIONS AND TRENDS
Municipal sales tax revenues provide a proxy measure
of overall retail activity and market growth. An
examination of sales tax revenues for Yorkville and
neighboring communities shows that retail activity
in Yorkville grew only modestly during the ten years
between 2005 and 2014, rising just 8.3 percent overall.
During this same period, however, the neighboring
municipalities of Oswego and Montgomery
experienced high rates of sales tax growth as the U.S.
34 corridor was transformed into a major regional
shopping destination. In Oswego, sales tax revenues
grew more than 90 percent during this period, while
Montgomery experienced growth of more than 78
percent. Of neighboring municipalities, only Plano saw
a lower growth rate than Yorkville, at 2.6 percent.
Graph 3.9 shows percentage of municipal sales taxes
collected in Yorkville in 2014 by major SIC (Standard
Industrial Classification) code shows that General
Merchandise and Drugs & Miscellaneous Retail each
accounted for more than 20 percent of retail sales.
Lumber, Building, and Hardware sales accounted for
17 percent of goods sold, while Food (i.e., grocery)
and Drinking and Eating Places each accounted for
11 percent. Notably, apparel accounted for just three
percent of goods sold, suggesting that most residents
of Yorkville travel elsewhere to purchase clothing.
YORKVILLE’S RETAIL INVENTORY
Most of Yorkville’s retail inventory is located along the
Illinois 47 and U.S. 34 corridors. Average daily traffic
counts in excess of 15,000 along Illinois 47 and 13,000
to nearly 20,000 along U.S. 34 made these corridors
desirable locations for many regional and national
retailers. Yorkville’s two primary shopping centers--
Kendall Marketplace and Yorkville Marketplace—were
both built prior to the recession in anticipation of
strong household growth.
Since the Great Recession, however, the retail market
in Yorkville has remained soft, with expectations for
future growth largely unrealized. At this time, high
vacancy rates plague Kendall Marketplace and Yorkville
Marketplace and both centers remain only partially
built, with the development of additional phases and
outparcels delayed indefinitely.
• Kendall Marketplace: Developed in 2008 by
Chicago-based Harlem Irving Companies,
Kendall Marketplace was conceived as a major
regional destination, with 750,000 square feet
of gross leasable area (GLA). It is built on
130 acres at the northwest corner of U.S. 34
and Cannonball Trail. Anchor tenants include:
Marshalls, Super Target, Kohl’s, Dick’s Sporting
Goods, and Home Depot. Currently, 19 retail
spaces out of a total of 36 are vacant and
available for lease, according to information
from leasing agent Jones Lang LaSalle. In
addition, numerous outparcels remain
undeveloped.
In the second quarter 2015, Greenwood Global
purchased Kendall Marketplace from Bank of
America, which seized the property through
foreclosure in 2013. According to Kendall
County records, the shopping center’s anchor
tenants (Target, Kohl’s, Home Depot, and
Dick’s Sporting Goods) own their own stores
and were not included in the sale. In addition
to the significant vacancies in the center, 19
outparcels remain undeveloped.
Source: Illinois Department of Revenue
Graph 3.9: 2014 Calendar Year - Sales made during January 2014 through December 2014
GENERAL MERCHANDISE
22%
FOOD
11%
AGRICULTURE
& ALL OTHERS
6%
AUTOMOTIVE & FILLING
STATIONS
6%
MANUFACTURERS
3%
APPAREL
3%
DRINKING AND EATING
PLACES
11%LUMBER,
BLDG, HARDWARE
17%
DRUGS & MISC. RETAIL
21%
57
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Municipal Retail Sales Taxes Collected
Montgomery Oswego Plano Yorkville
2005 $1,586,039 $3,215,658 $1,667,331 $2,479,311
2006 $1,764,974 $3,384,169 $1,687,246 $2,662,379
2007 $2,160,404 $4,384,546 $1,609,423 $2,586,447
2008 $2,620,735 $4,600,736 $1,489,449 $2,503,286
2009 $2,366,794 $4,669,432 $1,320,877 $2,394,036
2010 $2,507,094 $4,825,359 $1,306,385 $2,581,452
2011 $2,651,204 $5,011,615 $1,391,337 $2,554,296
2012 $2,680,321 $5,356,105 $1,550,507 $2,470,066
2013 $2,837,936 $5,429,931 $1,608,279 $2,592,877
2014 $3,025,900 $5,734,792 $1,710,686 $2,684,381
Change %+ 90.8 + 78.3 + 2.6 + 8.3
RETAIL SALES TAXES IN YORKVILLE FELL DURING THE RECESSIONARY YEARS AND HAVE RISEN ONLY MODESTLY SINCE 2005.
HOWEVER, TAXES COLLECTED IN MONTGOMERY AND OSWEGO HAVE INCREASED MORE DRAMATICALLY THAN THOSE IN YORKVILLE AND PLANO. $
20
0
6
20
0
5
20
0
7
20
0
8
20
0
9
20
1
0
20
1
1
20
1
2
20
1
3
$6 MILLION
$5 MILLION
$4 MILLION
$3 MILLION
$2 MILLION
$1 MILLION
20
1
4
Major Multi-Tenant Shopping Centers In and Around Yorkville
Center Name Location Size (SF)Major Tenants
Kendall Marketplace Yorkville 745,000 Kohl's, Dick's Sporting Goods,
Home Depot, Marshalls, Super Target
Yorkville Marketplace Yorkville 145,000 Jewel-Osco, Office Max,
Panera Brea, Starbucks, GNC
Prairie Market Oswego 720,000 Wal-Mart Supercenter, Koh's,
Dick's Sporting Goods, Best Buy
Gerry Centennial Plaza Oswego 375,000 Meijer, Michael's, Bed Bath & Beyond,
Old Navy, Buffalo Wild Wings
Oswego Commons Oswego 600,000 Home Depot, Target, T.J. Maxx,
Office Max, Portillo's, Hobby Lobby
Ogden Hills Montgomery 500,000 Sam's Club, Menard's, JC Penny,
Office Depot, Sephora
YORKVILLE’S KENDALL MARKETPLACE IS ONE OF THE LARGEST MULTI-TENANT SHOPPING CENTERS IN THE AREA.
HOWEVER, A NUMBER OF COMPETING CENTERS ARE LOCATED NEARBY IN OSWEGO AND MONTGOMERY.
37
5
,
0
0
0
56
2
,
5
0
0
75
0
,
0
0
0
18
7
,
5
0
0
0
KENDALL MARKETPLACE
PRAIRIE MARKET
GERRY CENTENNIAL PLAZA
OSWEGO COMMONS
YORKVILLE MARKETPLACE
OGDEN HILLS
• Yorkville Marketplace: Located at the
Southeast corner of the U.S. 34 and Illinois
47 intersection, Yorkville Marketplace is a
neighborhood center with 111,591 square feet of
leasable space. It is anchored by Jewel-Osco,
Office Max, and Panera Bread. Additional
tenants include, among others, Starbucks
and GNC. Four spaces are currently vacant
and available for lease by The Peak Group,
a Naperville-based real estate company. The
center, developed in 2007 by Highland Park-
based Tucker Development, was purchased in
April of 2015 by Inland Real Estate Group for
$24.5 million. In addition to the existing space,
original plans called for a second phase which,
if built, would add roughly 100,000 more
square feet to the center. Inland has not said if
it intends to go forward with this expansion at
any time in the future.
In addition to these two primary shopping centers,
a number of national chains offering general
merchandise, convenience and specialty goods, and
service retail are located in smaller strip centers or
stand-alone locations. Of particular note is the mostly
undeveloped Yorkville Crossing shopping center
located north and east of the Illinois 47 and U.S. 34
intersection. In addition to the anchor, Menards,
current retailers include Ace Hardware; AutoZone,
discount grocer Aldi, and thrift store Goodwill. A
planned Walmart was never built.
A variety of eating and drinking establishments and
entertainment facilities are also located along the
Illinois 47 and U.S. 34 corridors. These include a variety
of fast food, fast casual, and full-service restaurants,
bars and food-serving pubs, a multi-screen movie
theater (NCG Yorkville Cinemas), a bowling alley
(Yorkville Bowl), and, further to the north, Raging
Waves Waterpark – the largest waterpark in Illinois.
In addition two national chain-affiliated hotels are
located in Yorkville: a 77-room Hampton Inn and a 42-
room Super 8, both located near the Illinois 47 and U.S.
34 intersection.
Source: Goodman Williams Group
Source: Illinois Department of Revenue
58
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
INDUSTRY
SUMMARY DEMAND SUPPLY RETAIL
GAP
RETAIL
POTENTIAL
RETAIL
SALES
Total Retail Trade
and Food & Drink $250,856,462 $135,372,463 $115,483,999
Total Retail Trade $222,523,143 $117,060,736 $105,462,407
Total Food Services
& Drinking Places $28,333,319 $18,311,727 $10,021,592
BY CATEGORY:DEMAND SUPPLY RETAIL GAP
Motor Vehicle
& Parts Dealers $50,593,778 $1,421,668 $49,172,110
Gasoline Stations $23,255,645 $24,767,516 -$1,511,871
Furniture & Home
Furnishings Stores $5,414,693 $945,635 $4,469,058
Electronics &
Appliance Stores $6,596,347 $5,141,320 $1,455,027
Bldg Materials,
Garden Equip.
& Supply Stores
$8,853,328 $20,117,371 -$11,264,043
Food &
Beverage Stores $38,285,398 $11,444,297 $26,841,101
Health & Personal
Care Stores $21,615,439 $16,801,147 $4,814,292
Clothing & Clothing
Accessories Stores $15,564,080 $1,893,639 $13,670,441
Sporting Goods,
Hobby, Book &
Music Stores
$6,374,917 $6,724,457 -$349,540
General
Merchandise
Stores
$40,798,099 $22,482,042 $18,316,057
Miscellaneous
Store Retailers $5,171,419 $5,321,644 -$150,225
Food Services
& Drinking Places $28,333,319 $18,311,727 $10,021,592
DOWNTOWN YORKVILLE
The downtown Yorkville commercial district, generally
encompassing the area bound by Fox Street to the
south, Benjamin Street to the east, Morgan Street
to the west, and the Fox River to the north, has a
small cluster of dining, entertainment, and outdoor
recreation associated with the Fox River. Retailers
and restaurants tend to orient their storefronts to their
parking areas away from Illinois 47 / Bridge Street,
leaving very little foot traffic present along the busy
Illinois 47 thoroughfare.
LEAKAGE ANALYSIS
One analytic tool used to identify possible retail
opportunities within a market area is a calculation of
the leakage, or gap, between the expenditure potential
of households and estimates of actual sales from area
businesses. For the purpose of this study, we define
the retail gap as the difference between the demand
from households residing in Yorkville and the estimate
of sales from existing Yorkville stores.
A negative number suggests that sales (supply) exceed
local demand, indicating that stores are attracting
shoppers from other communities. A positive number
suggests that demand exceeds local supply, indicating
that shoppers are travelling outside the City for
these purchases. In most categories, as shown in the
following table, local demand in Yorkville is being
spent in stores outside the City. Retail Demand from
households in the City of Yorkville exceeds sales
estimates by approximately $115 million. The retail gaps
are highest in the following categories:
• Nearly half of total leakage ($49.2 million)
comes from Motor Vehicle and Parts Dealers.
Car Dealerships have high sales volumes and
tend to locate along major commercial arteries
in more densely populated communities than
Yorkville.
• The Food and Beverage Stores is leaking
$26.8 million. While the City of Yorkville’s
boundaries do not represent a trade area for a
particular grocer, this leakage figure suggests
that Yorkville could potentially support another
mid-size grocery store.
BUSINESS NAME ADDRESS TYPE OF BUSINESS CATEGORY
Yorkville Glass and Mirror 123 E. Hydraulic Street House Repairs Business Service
GCP Sales 204 Heustis Street Golf-Carts Business Service
Jack Hudson Insurance 108 S. Bridge Street Insurance Business Service
Grieter's Mechanical 121 E. Hydraulic Street Mechanical Contractor Business Service
Upper Crust Catering 109 S. Bridge Street Catering Business Service
Caring Hands Thrift Shop 220 S. Bridge Street Former Thrift Store Closed/Vacant
Record Newspapers 222 South Bridge Street Newspaper Publisher Office
Old Second Bank 102 E. Van Emmon St.Bank Closed/Vacant
Vacant 208 S. Bridge Street Office Closed/Vacant
Vacant 135 E. Van Emmon Office Closed/Vacant
Residential Homesites 214 South Bridge Street Office Closed/Vacant
Mongolian 211 219 S. Bridge Street Food/Beverage Closed/Vacant
Cobblestone Bakery and Bistro 101 W. Van Emmon Street Food/Beverage Closed/Vacant
Law Offices 103 E. Van Emmon St.Law Office Closed/Vacant
Semper Fi Yard Service 212 S. Bridge Street Yard Work Closed/Vacant
Ginger & Soul 131 E. Hydraulic Street Food/Beverage Food/Beverage
Rivers Edge Theater 217 South Bridge Street Theater Entertainment
Rowdy's 210 South Bridge Street Bar Food/Beverage
Foxy's Ice Cream 131 E. Hydraulic Street Food/Beverage Food/Beverage
Casa Santiago 227 Heustis Street Food/Beverage Food/Beverage
Barley Fork 209 South Bridge Street Food/Beverage Food/Beverage
Kendall County Farm Bureau 111 E. Van Emmon Office Government
Masonic Office Lodge 214 South Bridge Street Office Lodge
HD Backhoe Service LLC 109 S. Bridge Street Contractors Office
Foxes Den Hairstyling 109 S. Bridge Street Hair Salon Personal Service
Satya Healing Market 202 S. Bridge Street Healing Center Personal Service
Kairi Kearns Therapy 202 S. Bridge Street Therapy Office Personal Service
Dickson's Building:
Yorkville Judo and Trinity Fitness 130 Bridge Street Plaza Gym Recreation/Fitness
Freeman's Sports 129 E. Hydraulic Street Bait Shop Recreation/Fitness
Yak Shack 301 E. Hydraulic Street Kayak Rentals Recreation/Fitness
Sense of Samadhi 202 S. Bridge Street Yoga Studio Recreation/Fitness
Yorkville Flower Shop 214 South Bridge Street Flower Shop Retail
Table 3.21: Downtown Yorkville Business Inventory Table 3.22: Leakage Analysis
Source: Based on Fieldwork, June 2015 Source: Esri Business Analyst
59
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
RETAIL CONCLUSIONS AND OPPORTUNITIES
Despite the opening of several key retail stores in the
late 2000s – primarily in the Kendall Marketplace and
Yorkville Marketplace shopping centers, Yorkville has
seen only modest growth in overall retail sales volumes
over the last ten years and these major shopping
centers have existing vacancies and undeveloped
outlots. While Yorkville remains underserved in several
key retail segments, as noted in this analysis as well as
the Retail Coach report, several challenges will impede
its ability to draw significant new retail investment in
the near and mid-term. These include the following:
• The population of Yorkville is expected to
grow only modestly in the coming five to
ten years. In an era where “retail follows
rooftops”, national retailers, who routinely
weigh hundreds of expansion opportunities
across the country, are unlikely to seek out
Yorkville unless significant existing demand
and household growth is amply demonstrated.
• Yorkville’s north/south divide dampens its retail
potential. As noted previously, feedback from
area residents and other stakeholders suggests
that Yorkville residents routinely travel to
Oswego and Montgomery for shopping trips.
Reportedly, this is particularly true of residents
of southern Yorkville, who often find traveling
to Oswego quicker and easier than traveling
north along Illinois 47 to the heart of Yorkville’s
retail district at Illinois 47 and U.S. 34, given
traffic bottlenecks along Illinois 47. (Though
completion of current major construction work
along this route is expected to help relieve
congestion.)
• Moreover, Oswego continues to develop, and
the Village has an aggressive retail growth plan
in place for both U.S. 34 and Orchard Road,
which it sees as a “growth corridor.” According
to the Village, plans include the recruitment of
a high-end grocery store, furniture stores, and
a Costco in the near future.
• The General Merchandise Stores category
is leaking $18.3 million. Yorkville does have a
number of discount department and general
merchandise stores including Target. A
Walmart was planned, but never built, on a site
along Route 34 in Yorkville, but the company
operates stores in neighboring Oswego, Plano,
and Montgomery. Average sales per store for
a Walmart supercenter is $72.5 million on an
annual basis.
• Apparel and Accessory Stores and Food
Service & Drinking places are also showing
modest retail gaps ($13.7 and $10.0 million
respectively). Small merchants and full-service
and quick casual restaurants and bars would be
welcome additions in existing retail centers as
well as in Downtown Yorkville.
Note that this analysis is not a definitive indicator
of retail opportunities within Yorkville. Successfully
recruiting new businesses to an area requires,
among other factors, the character and proximity of
competitors or potential competitors, the demographic
and socioeconomic makeup of the localized consumer
base, vehicular and pedestrian traffic levels, and the
availability of suitable land and/or commercial space.
• Finally, a wild card with the potential to impact
both the commercial and residential markets
in Yorkville is the Hudson Pointe mixed-use
development proposed for the southwest
corner of U.S. 30 and Wolf’s Crossing Road in
Oswego. If developed as currently envisioned,
Hudson Pointe will add more than 34 acres
of commercial development along with
up to 1,600 new housing units to regional
inventories. A community of such scale could
further shift the focus of growth towards
Oswego, dampening retail and residential
demand potentials in Yorkville.
Notwithstanding these challenges, potential
opportunities for retail development do exist in
Yorkville, primarily in the following forms:
• Grocery-anchored development. As discussed,
Yorkville has the potential to support additional
specialty grocery store development. The
estimated gap of more than $26 million in
grocery spending would, if realized, support
the addition of a mid-size specialty and/or
regionally-based grocer. Not only would such a
store be a benefit to the residents of Yorkville,
the traffic generated would likely draw interest
from additional retailers and service providers
seeking proximity or co-tenancy.
• Downtown development. Downtown Yorkville,
with its picturesque Fox River views, has the
potential to draw residents and visitors alike
to businesses, parks and recreation areas, and
outdoor events. Supportable uses within the
downtown area in the near to mid-term would
likely include additional eating and drinking
establishments, and recreation-oriented
businesses. In May, the City approved TIF
financing for Three Angels nanobrewery to be
located at what once was the Ingemunson Law
Offices. The City has also approved plans for a
cooking school and catering business at a city-
owned building at Hydraulic Street. The City
needs to continue to promote new businesses
to locate downtown in order to revitalize the
downtown area.
With time, careful planning and incubation, and, most
importantly, community support, a thriving downtown
District could be fostered with the critical mass needed
to lure additional businesses to the area. However,
serious market challenges must be addressed in order
to make this vision a reality. These include industrial
blight on the eastern side of the district, inadequate
parking, and high volumes of fast-moving traffic along
Illinois 47 that make this most desirable commercial
stretch of downtown also its most dangerous and
unfriendly for pedestrians.
OFFICE MARKET DATA
Yorkville is located further west than the existing
concentrations of west suburban multi tenant and
single-user corporate office buildings. Therefore, the
amount of investment grade office space in the City is
limited.
In Yorkville, business and professional service firms
tend to be located adjacent to retail tenants in the
various commercial shopping centers. The City is also
home to several medical office users.
• Aurora-based Rush-Copley has a 45-acre
medical campus in Yorkville located on Route
34. The complex contains an urgent-care
center, oncology center, diagnostic center, and
physician offices. The complex opened in 2008,
and was built in anticipation of the healthcare
needs of the growing Yorkville population. In
2012, a 6,000 square foot emergency center
was added to the medical campus.
• Advocate Dreyer Medical Clinic and Presence
Mercy Medical Center also have medical office
locations nearby to Rush-Copley in Yorkville. A
few other in-line medical offices are located in
nearby strip centers.
Commercial uses in Downtown Yorkville
60
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 3.15 - Residential Zoning DistrictsGraph 3.10 - Residential Zoning Districts
B-1 Local Business
B-2 Retail Commerce
B-3 General Business
B-4 Service District
The B-1 Local Business District zoning designation is intended
for the location of commercial and professional facilities that are
especially useful in close proximity to residential areas. The district
is designed to provide convenient shopping and services that
meet the needs and enhances the quality of life for surrounding
residential neighborhoods. This district also encourages dwelling
units located above the first floor of a permitted use to create
mixed use buildings. The minimum lot size for the B-1 Zone is
10,000 square feet with a maximin building coverage of 50 percent.
30 foot front yards are required with 20 foot side and rear yards
also required. Building heights are limited to 6-stories or 80 feet.
The B-2 Retail Commerce Business District zoning designation is
intended for the location of retail shops and stores offering goods
to the population. Buildings in this district are allowed to build on
a majority of the lot with diminished setbacks. This allows shops
and stores to maximize retail space while supporting a pedestrian
friendly environment in retail shopping areas. This district also
encourages dwelling units located above the first floor of a
permitted use to create mixed use buildings. The minimum lot size
for the B-2 Zone is 10,000 square feet with a maximin building
coverage of 80 percent. There is no front yard requirement,
however 20 foot side and rear yards are required. Building heights
are limited to 6-stories or 80 feet.
The B-3 General Business District zoning designation is intended
for the location of a broad range of commercial uses, including
small scale and large scale businesses. These uses are usually
oriented toward automobile access and visibility; therefore they
are typically set along major arterial roads. The businesses in this
district are meant to serve regional as well as local customers. This
district also encourages dwelling units located above the first floor
of a permitted use to create mixed use buildings. The minimum lot
size for the B-3 Zone is 10,000 square feet with a maximin building
coverage of 50 percent. 50 foot front yards are required with 20
foot side and rear yards also required. Building heights are limited
to 6-stories or 80 feet.
The B-4 Service Business District zoning designation is intended
for the location of a variety of service based commercial uses.
These businesses focus on providing residents with services on
a local level. The minimum lot size for the B-4 Zone is 10,000
square feet with a maximin building coverage of 50 percent. 50
foot front yards are required with 20 foot side and rear yards
also required. Building heights are limited to 6-stories or 80 feet.
O Office District
The O Office District zoning designation is intended to provide
for the location of professional offices, research and development
facilities, and other related uses on parcels of at least 20,000
square feet. In addition, a mix of limited retail and service uses may
be allowed to support other uses within the zone. The O Office
District zone may be used as a transitional zone between residential
and more intensive commercial and manufacturing districts. This
district also encourages dwelling units located above the first floor
of a permitted use to create mixed use buildings. The minimum lot
size for the O Zone is 20,000 square feet with a maximin building
coverage of 50 percent. 30 foot front yards are required with
10 foot side yards and 20 foot rear yards also required. Building
heights are limited to 6-stories or 80 feet.
B-1
4 ACRES
B-3
1,125 ACRES
B-2
84 ACRES
O
82 ACRES
B-4
1 ACRE
COMMERCIAL ZONING DISTRICTS
Commercial development is regulated by one of five
commercial zoning districts, outlined below:
Figure 3.15: Commercial Zoning Districts
61
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
UNDEVELOPED COMMERCIAL ZONING AREAS
Apart from land that is already developed and zoned
for commercial development, there are several areas in
Yorkville that are currently zoned but undeveloped for
commercial use. These areas are located throughout
Yorkville but the more significant parcels are within the
community’s northern quadrant along Illinois Route 47
and Veterans Parkway, and are zoned in two different
commercial zoning categories, B-2 Retail Commerce
and B-3 General Business. These areas represent more
than 6.4 million square feet of commercial space that
according to current market conditions may not be
developed in the near future.
Figure 3.16 - Undeveloped Commercial Zoning Areas
ZONING DISTRICT ACRES POTENTIAL
ADDITIONAL SF
O Office District 0 0
B-1 Local Business 0 0
B-2 Retail Commerce 6 65,340
B-3 General Business 587 6,392,430
B-4 Service District 0 0
Totals 593 6,457,770
Figure 3.16: Undeveloped Commercial Zoning AreasTable 3.23: Undeveloped Commercial Zoning Areas
Source: United City of Yorkville GIS
Summary of Key Commercial Land Use Observations
The following are key observations and issues related to commercial land use in Yorkville:
• Downtown Yorkville remains a key
opportunity for reinvestment and
redevelopment given its adjacency to the
traditional single family neighborhoods and
the recreational opportunities along the Fox
River and nearby parks. Targeted initiatives
in addressing key downtown issues, such as
its brownfield and urban design challenges,
will be important in spurring downtown
reinvestment. Inadequate parking and high
volumes of fast-moving traffic along Illinois
Route 47 also need to be addressed as key
issues for downtown.
• While Yorkville may experience limited
demand for additional retail in coming
years, particularly in the grocery and
restaurant categories, it will continue
to face competition from neighboring
communities, particularly Oswego. New
retail development will depend on, among
other factors, the volume of new residential
development.
• Yorkville in general is over-zoned for retail
and commercial development, especially
along northern portions of Illinois Route 47
where residential development may be slow
to occur in the long-term.
• Yorkville has the potential to support an
additional mid-sized specialty grocery store,
which in turn could spur additional retail
development adjacent to the grocery.
• There is a defined need for a more
consistent, cohesive approach to
developing retail and commercial services
in the downtown, especially in regards
to downtown where sustained efforts in
attracting and incubating new businesses
should be the focus of economic
development.
62
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 3.17 - Existing Industrial Land Use Areas
INDUSTRIAL LAND USE
Within the planning area, Yorkville’s industrial areas
comprises 419 acres, which represents 0.9 percent of
Yorkville’s total land area. This section summarizes
general industrial land use and market conditions.
Industrial land use in Yorkville can largely be found in
five main areas both north and south of the Fox River.
EXISTING INDUSTRIAL AREAS
North of the Fox River comprise three of the larger
industrial areas in Yorkville: the Aurora Textile
industrial development, the Wrigley manufacturing
complex, and the Yorkville Business Center, which
also includes the commercial strip development facing
Illinois Route 47. All three industrial developments
account for over 507,000 square feet of industrial
space, the largest being the Wrigley manufacturing
complex – already slated to expand its facilities in 2015 –
although a significant portion of its current land parcel
is undeveloped. The Yorkville Business Center Park
includes a number of warehousing, manufacturing and
automotive-service related uses on lots that are mostly
one acre in size. West of the Illinois Route 47 is the
Aurora Textile industrial development; Aurora Textile
is a manufacturer of textiles. All three industrial areas
north of the Fox River are set back generously from
the Illinois 47 roadway and are nicely landscaped with
berms and water features providing a modern industrial
park setting.
South of the Fox River are three other industrial areas:
the Fox Industrial Park, which comprises 461,000
square feet of industrial space, the older waterfront
industrial areas of downtown and the F.W. Witt
development, the latter two comprising 110,000 square
feet of industrial space. The Fox Industrial Park is home
to a number of light manufacturing and auto-related
service industries on smaller lots than found in the
Yorkville Business Park. Unlike the industrial areas
north of the Fox River, this park’s industrial buildings
are constructed closer to the sidewalk with a limited
level of landscaping treatments; directly north of
the park is a row of multifamily developments along
Colonial Parkway. Industrial is also located along
portions of the downtown just south and adjacent
to the rail spur. These uses largely reflect the once
industrial nature of the downtown.
Figure 3.17: Existing Industrial Land Use Areas
Table 3.24: Existing Industrial Land Use Areas
SUBDIVISION KEY ACRES SF
Fox Industrial Park 1 42 461,178
Wrigley Manufacturing 2 289 218,163
Yorkville Business Center 3 23 159,205
Aurora Textile 4 11 130,570
Yorkville (Original Town)5 6 57,992
F.W. Witt & Co.6 3 52,911
1
2
3
4
5
6
Industrial Uses along Hydraulic Street in downtown Yorkville
Source: United City of Yorkville GIS
63
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
INDUSTRIAL MARKET DATA AND ANALYSIS
Major industrial development in the far western
and southwestern portions of the Chicago region is
dependent on proximity to the interstate highway
system, and features large “big box” bulk distribution
centers as well as some industrial R & D product. The
I-88 Corridor, anchored on the west by the City of
Aurora, is located approximately 12 miles to the north
of downtown Yorkville. The Interstate 55 Corridor
follows the Stevenson Expressway as it turns south and
intersects with Interstate 80 near Joliet’s intermodal
logistics hub. Downtown Yorkville is approximately 16
miles from an entrance to Interstate 55.
As a hub of inland transportation; industrial
construction is surging in the Chicago metropolitan
area. According to global real estate firm JLL, nearly 2
million square feet are currently under construction in
the Interstate 55 corridor with another 1.7 million under
construction along Interstate 88. The pace of new
construction is somewhat slower west of Aurora along
the Interstate 88 corridor.
INDUSTRIAL DEVELOPMENT ALONG ELDAMAIN RD
Yorkville and neighboring Plano have a few notable
industrial developments:
• On the west side of Eldamain Road north
of Route 34, Menards built a major regional
distribution center, likely in anticipation of the
proposed $1 billion Prairie Parkway highway
project that would have connected Interstates
88 and 80 approximately 1.5 miles west of
Eldamain Road. Planning for the 37-mile
roadway project was officially terminated in
2012.
• Much of the land along Eldamain Road north
of Route 34 in the City of Yorkville is zoned
industrial, although agricultural uses still
predominate, with the exception of the ComEd
transfer station that distributes and services
the City of Yorkville.
• Past plans for this land included a 32-acre
Lincoln Prairie Industrial Park across from the
Menards distribution center that would have
included a 14-acre asphalt plant run by Mount
Prospect-based Healy Asphalt Company. Plans
for the Konicek Farm Property called for a 234-
acre commercial and residential plan called
White Pines. Neither plan came to fruition.
WRIGLEY MANUFACTURING COMPANY, LLC
Yorkville is home to one of Chicago-based Wrigley
Manufacturing Company’s facilities, where some of the
company’s best known brands are made, including Juicy
Fruit, Doublemint, and Life Savers. In 2014, Wrigley
announced plans to expand the Yorkville facility, adding
the production of Skittles. The $50 million expansion,
set to be completed in 2016, will add 75 permanent
manufacturing jobs. Wrigley Manufacturing is now the
largest full-time, year-round employer in Yorkville.
The Wrigley expansion is being assisted in part by
the Illinois Department of Commerce and Economic
Opportunity (DCEO), which will provide $2 million in
tax incentives through the Economic Development for
a Growing Economy (EDGE) program. DCEO also is
investing $250,000 in the 147,000 sq. ft. construction
expansion and $37,500 in job training.
FOX INDUSTRIAL PARK
Fox Industrial Park is approximately 54 acres of
industrially-zoned land located southeast of the
intersection of Route 47 and East Schoolhouse Road
in Yorkville. Some of the single-tenant buildings were
constructed as early as the 1970s. Advertised rents for
vacant spaces are as low as $3 per square foot. The
diverse mix of businesses located in the Fox Industrial
Park includes Merlin 200,000 Miles Autobody Shop,
Kendall County Food Pantry, and O’Malley Welding
and Fabricating.
DOWNTOWN INDUSTRIAL PROPERTIES:
In 1870, the railroad came to Yorkville and businesses
sprung up along the tracks and nearby river. Past
Industrial users included Squire Dingee’s pickle factory,
the Yorkville Ice Company, the Rehbehn Brothers
button factory, and Schneider’s lumber mill. Industrial
users utilized the area’s natural resources.
Presently, the land north of the train tracks that runs
along Hydraulic Street and the Fox River is used for
industrial, retail, and recreational purposes. The area
south of the train tracks includes a large parking lot,
one storage silo that houses golf carts, one vacant
mill facility, and Nicholson Logging and Lumber which
is active and sells lumber. These properties face the
newly renovated Bicentennial Riverfront Park.
New industrial development is not likely to be a major
component of downtown Yorkville’s future but perhaps
future commercial and/or residential development in
the downtown can reflect its past industrial roots.
Industrial Uses in the Yorkville Business Park Industrial Uses in the Fox Industrial Park
64
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
M-2 General ManufacturingM-1 Limited Manufacturing
The M-1 Limited Manufacturing District zoning designation is
intended to provide for the location of manufacturing, industrial,
and related uses of a limited nature in size that will not have a
harmful environmental effect on surrounding areas. Industries
within this district are expected to follow performance standards
to produce an environment suitable for industrial activities that will
be pleasant and compatible with adjacent residential and business
uses. The maximum lot coverage in the M-1 Zone is 60 percent. 25
foot front yards are required while no rear yards are required. Side
yards must be a minimum of 10 percent of the lot up to twenty feet.
There are no building height limits, but floor area ratio is limited to
0.8.
The M-2 General Manufacturing District zoning designation is
intended to provide for the location of manufacturing, industrial
and related uses in a less restrictive nature than the M-1 Limited
Manufacturing District. The district is designed to accommodate
industrial activities that have moderate environmental effects
but are located in relatively remote areas as to not conflict with
residential and business uses. Industries within this district are
expected to follow performance standards in order to create fewer
problems of compatibility with adjacent properties. The maximum
lot coverage in the M-2 Zone is 60 percent. 25 foot front yards are
required while no rear yards are required. Side yards must be a
minimum of 10 percent of the lot up to twenty feet. There are no
building height limits, but floor area ratio is limited to 0.85.
Figure 3.18 -Industrial Zoning Districts
Graph 3.11 -Industrial Zoning Districts
M-2
386 ACRES
M-1
663 ACRES
Figure 3.18: Industrial Zoning Districts
INDUSTRIAL ZONING DISTRICTS
Industrial development is regulated by one of two
manufacturing zoning districts, outlined below:
Menards Distribution Center along Eldamain RoadClass II Truck Route along Eldamain Road
65
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
UNDEVELOPED INDUSTRIAL ZONING AREAS
Apart from land that is already developed and zoned
for industrial development, there are several areas in
Yorkville that are currently zoned but undeveloped
for industrial use. These areas are located in different
locations throughout Yorkville, in its northeastern
quadrant along Eldamain Road adjacent to Plano, its
far southwestern quadrant along State Route 71, and
near the northeast corner of State Routes 71 and 47.
The northeast quadrant is zoned primarily M-2 General
Manufacturing while the other parcels are zoned M-1
Limited Manufacturing; in total, there are 589 acres of
industrially-zoned land that is currently undeveloped.
Figure 3.19 - Undeveloped Industrial Zoning Areas
ZONING DISTRICT ACRES POTENTIAL
ADDITIONAL SF
M-1 Limited
Manufacturing 203 7,074,144
M-2 General
Manufacturing 386 14,292,036
Totals 589 21,366,180
Figure 3.19: Undeveloped Industrial Zoning AreasTable 3.25: Undeveloped
Industrial Zoning Areas
Source: United City of Yorkville GIS
Summary of Industrial Land Use Observations
The following are key observations and issues related to industrial land use in Yorkville:
• The expansion of the Wrigley manufacturing
complex and the Fox Industrial Park provides
for a stable light industrial base but Yorkville’s
relative distant location from interstate roadway
access may be limiting factors in recruiting larger
scale industrial and warehousing uses, at least in
the short-term.
• Undeveloped land currently zoned industrial
appear to be appropriate locations for future
industrial expansion, especially in Yorkville’s
northwestern quadrant, although, again such
development may be long-term. In addition,
planned residential uses in this area should be
carefully considered given that potential conflicts
could exist between residential and industrial
uses. Ideally, Eldamain Road north of these sites
should be improved to accommodate long-term
industrial development; currently trucks would
still need to travel south along Eldamain Road
to reach Illinois Route 34 in order to travel east,
west and then north or south to reach interstate
access.
• The undeveloped industrially-zoned land to the
south of Fox Industrial Park could provide a long-
term opportunity to expand that park, as well as
redesign and redevelop it into a more modern,
landscaped setting.
• Downtown industrial land uses should
be considered long-term redevelopment
opportunity sites for new commercial or mixed-
use opportunities. However, some form of light
industrial and assembly use with a potential retail
sales component could be accommodated to full
vacant spaces in the downtown district.
• The Yorkville Business Park is currently a mix of
commercial with industrial uses; long-term the
Park could transition to accommodating more
commercial uses given its location along Illinois
Route 47 and its adjacent residential areas.
66
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
PUBLIC / QUASI-PUBLIC
LAND USE
Within the planning area, Yorkville’s Quasi-Public
land uses comprises 349 acres, which represents 0.8
percent of Yorkville’s total planning area. This section
summarizes general public and quasi-public land
uses. According to the 2008 Comprehensive Plan,
community facilities are buildings or places that provide
services to residents - facilities such as City Hall and
the Police Department, Public Works, and Parks
and Recreation, and the Public Library. Community
facilities also include schools and fire stations, as well as
the United States Post Office and other Kendall County
buildings and complexes. As with the Transportation
and Infrastructure Section of this Comprehensive Plan,
the United City of Yorkville already has a number of
community facility plans in place, several dating to
before the preparation of the 2008 Comprehensive
Plan. These plans include:
• 2007 United City of Yorkville School Site Study
• 2008 United City of Yorkville Parks and
Recreation Master Plan Update
• 2007 United City of Yorkville School Site Study
• 2007 Bristol Kendall Fire Protection District
Existing and Future Facilities Map
• 2005 United City of Yorkville Downtown Vision
and Municipal Facilities Plan
• 2004 Kendall County Trails and Greenways Plan
EXISTING PUBLIC / QUASI-PUBLIC AREAS
Yorkville has two significant civic complexes north
of the Fox River, including the Kendall County
Courthouse and Jail, located just south of Veterans
Parkway (Illinois Route 34) at Cornell Lane and John
Street, and the Yorkville City Hall and Police Station
along Game Farm Road. Adjacent to the north and
south of the City Hall complex are a number of other
public uses such as the Public Library and Beecher
Community Center, and the Yorkville High School
Academy and Grade School buildings. Directly to the
east of City Hall and the Library are the Beecher ball
fields, which also serves as a community gathering
space for the community’s larger festivals and
events. To the west of City Hall and Game Farm
Road is Yorkville High School, which has undergone a
significant expansion. This complex of public and civic
uses along Game Farm Road along a two-lane road with
generous spacing between buildings and setbacks from
the roadway reinforces the somewhat suburban-semi-Figure 3.20 - Existing Public / Quasi-Public Land Use Areas
KENDALL COUNTY KEY
Harris Forest Preserve 1
Kendall County Animal Control 2
Kendall County Coroner &
Facilities Management 3
Kendall County Courthouse 4
Kendall County
Facilities Maintenance 5
Kendall County Fairgrounds 6
Kendall County
Health Department 7
Kendall County
Highway Department 8
Kendall County Office Building 9
Kendall County
Public Safety Center 10
Old Kendall County Courthouse 11
CHURCH / INSTITUTION KEY
Au Sable Grove
Presbyterian Church 12
BP Amoco 13
Chapel On The Green 14
Cross Evangelical
Lutheran Church 15
Cross Evangelical
Lutheran Church & School 16
Gospel Assembly
Church of Oswego 17
Grace Community
Church of Yorkville 18
Helmar Lutheran Church 19
Helmar Lutheran Church 20
Lynwood Baptist Church 21
New Hope Apostolic Church 22
New Life Church 23
Trinity Church United Methodist 24
Yorkville
Congregational Church 25
Table 3.26.: Kendall County Facilities
Table 3.27: Churches and Institutions
Figure 3.20: Existing Public / Quasi-Public Land Use Areas
50
15
54
49
69
24
23
4
10
58
46
39
57
55
52
11
9
18
62
8
61
60
70
47
64
67
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
rural setting of this portion of Yorkville. This complex
also promotes the area as Yorkville’s civic campus,
albeit not in a downtown setting where they are
typically located. South of the Fox River in downtown
Yorkville is the location of the historic Kendall
County Courthouse along East Main Street and other
associated buildings, including its main office and
administrative building. The Courthouse is an iconic
building and set on top of the highest point in the
downtown. Other buildings along West Ridge and
Jefferson Streets adjacent to the Courthouse are
occupied by other County agencies and departments,
and various commercial uses. The U.S. Post Office in
Yorkville is located along East Countryside Parkway
Drive north of Illinois Route 34. Figure 3.20 shows the
location in Yorkville of various other public and quasi-
public uses, including the facilities of the Bristol-Kendall
Fire Protection District, Kendall Township, churches
and religious institutions and schools, and other
facilities related to community infrastructure. The
Yorkville School District currently has ten buildings that
house six elementary schools, two intermediate schools,
one high school and one administrative building.
Several schools in the Yorkville School District are of
recent construction due to the community’s growth
over the last two decades. Several civic facilities, such
as the Yorkville City Hall and Public Library and the
Kendall County Courthouse and Jail complex along
Veterans Parkway are also of recent construction.
Most churches and religious buildings are also
significant visual icons and institutional anchors in
locations throughout Yorkville.
SCHOOLS KEY
Autumn Creek
Elementary School 49
Bristol Bay Elementary School 50
Bristol Grade School 51
Circle Center Grade School 52
Cross Lutheran School 53
Grande Reserve
Elementary School 54
Parkview Christian Academy 55
Peaceful Pathways
Montessori Academy 56
Yorkville Grade School 57
Yorkville High School 58
Yorkville High School Academy 59
Yorkville Intermediate School 60
Yorkville Middle School 61
OTHER KEY
Bristol Kendall Fire District #1 62
Bristol Kendall FPD Station #2 63
Bristol Kendall Fire District #3 64
Bristol Post Office 65
Bristol Town Hall 66
IDOT Yorkville
Maintenance Yard 67
Kendall Township 68
United States Post Office 69
Yorkville-Bristol
Sanitary District 70
UNITED CITY OF YORKVILLE KEY
Beecher Community Building 26
Bicentennial Riverfront Park 27
Booster PRV Station - South
(Raintree)28
Booster Pump - North 29
Bruell Street Lift Station 30
Countryside Lift Station 31
COY Well #3 32
COY Well #7 &
Treatment Facility 33
COY Well #8 &
Treatment Facility 34
Raintree Village - Water Tower 35
Raintree Village Lift Station 36
River's Edge Lift Station 37
United City of Yorkville -
Public Works Facility 38
United City of Yorkville
City Hall 39
United City of Yorkville
Parks & Rec Dept 40
United City of Yorkville
Police Dept 41
Water Tower - North 42
Water Tower - North Central 43
Water Tower - Northeast-
Grande Reserve 44
Boombah Boulevard Lift Station 45
Yorkville Public Library 46
Yorkville Public Works 47
Yorkville Well #4/
Treatment Facility 48
Table 3.28: United City of Yorkville Facilities Table 3.29 School Facilities
Table 3.30: Other Public Facilities
PUBLIC / QUASI-PUBLIC LAND USE NEEDS ANALYSIS
During the planning process, most City of Yorkville
departments have stated there are no significant facility
needs at this time. The City currently shares its office
complex with the Police Department. The library
currently has no facility needs, although there is a
pressing need to maintain and improve Library’s parking
lot. The Yorkville School District will be exploring
additional facility needs in its grade schools after it
completes the high school expansion.
After the High School expansion is complete, the
District will be assessing facility needs for the grade
schools; both the Autumn Creek and Bristol Bay
subdivisions have started to grow and their local
schools may need more space. In addition, the School
District is undertaking a substantial review of its school
structure and potential realignment of its school
boundaries. Currently, schools are organized around
micro-neighborhoods; overall, there is potential to
changing which schools serve which neighborhood or
residential subdivision. Kendall County is also exploring
potential expansion of its office and administrative
facilities near its downtown location, mainly due to the
lack of available land adjacent to its Veterans Parkway
facility; expanding in the downtown is also a possibility
and a challenge given the lack of land. The Yorkville
Recreation Department has also expressed the need for
a new maintenance building.
Summary of Public / Quasi-Public Land Use Observations
The following are key observations and issues related to Public/Quasi-Public land use in Yorkville:
• The Yorkville community appears to be well-
served by its community facilities, by their
location and by the quality of new building and
facility construction.
• The need for new schools appear to be long-
term concerns given the slow-down of residential
construction in Yorkville in recent years, although
expanding existing schools remains a top priority
especially if a school boundary restructuring is
considered and undertaken in the near term.
• During the planning process, community
stakeholders have suggested that Yorkville City
Hall would be better placed in the downtown
rather than on Game Farm Road, thereby
providing another anchor destination besides the
Kendall County complex on East Main Street.
Other stakeholders have suggested that a
downtown City Hall building could be combined
with a new Kendall County office complex.
68
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
AGRICULTURAL LAND USES
Within the planning area, Yorkville’s agricultural land
areas comprises 32,531 acres, which represents 71.9
percent of Yorkville’s total planning area, making it the
predominate land use. This section summarizes general
agricultural land use conditions.
EXISTING AGRICULTURAL AREAS
Agricultural land is mainly located around the perimeter
of Yorkville’s developed area to the north, south,
east and west with the majority south of Illinois Route
71. These areas contain working farms with corn and
soybeans as the main crops. The majority of the farming
area is accessed by state and county-designated routes.
AGRICULTURAL MARKET DATA AND ANALYSIS
Agriculture is an important component of the City of
Yorkville and Kendall County economies. Agricultural
land use is scattered throughout Yorkville, but is
predominately located in the southern and western
portions of the planning area. While only a portion of
incorporated Yorkville is actually zoned for agricultural
uses, significant acreage in both incorporated and
unincorporated areas are operated as working farms.
Some farmland that was planned for development prior
to the recession has returned to agricultural uses.
Figure 3.21: Existing Agricultural Land Use Areas
Figure 3.21 - Existing Agricultural Land Use AreasAgricultural Land Uses along Illinois Route 47
The 2011 Comprehensive Plan for Kendall County calls
for the continuation of viable agricultural activities and
preservation of its rural character. The Land Resources
Management Plan (LRMP) for agriculture in Kendall
County aims to separate farm activities from urban
intrusion to maximize successful agriculture and natural
environment conditions.
The U.S. Department of Agriculture (USDA) tracks
agriculture data by county, and corn and soybeans
are the commodities most commonly grown in Kendall
County. The USDA estimates in 2013, 85,200 acres of
corn were planted in the county, yielding over 15 million
bushels of production. In the nine-county Northeast
Illinois region, 7.5% of the corn production comes from
Kendall County. Soybeans, and to a lesser extent,
wheat and alfalfa are also grown in the County. In 2013,
Kendall County planted 51,000 acres of soybeans
and produced 2.5 million bushels of production,
approximately 7.2% of Northeast Illinois’ soybean
production.
69
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
A-1 Agricultural
The purpose and intent of the agricultural zoning district is to
provide for the protection, conservation, and utilization of natural
resources; to preserve the value of existing and future open space
and recreational facilities; and to allow for interim adaptive re-use
of marginal agricultural and/or pasture lands pending the orderly
redevelopment of the real estate. Permitted uses include apiaries,
cultivation of non-food field crops and seeds, farming, forestation,
greenhouses and nurseries, grain elevators and storage, stables
or paddocks, temporary roadside stands, single-family residential
dwellings for occupants that are engaged in the agricultural
activities on the premises, and auction houses. Building setbacks
include two hundred feet from the right-of-way along primary
thoroughfares and one hundred feet from the right-of-way of
all other streets. Side yards are required to be at least fifty feet.
Residential structures are limited to have a maximum height of
thirty feet, while grain silos are limited to a height of one hundred
feet. All other buildings and structures are limited to a height of
eighty feet.
AGRICULTURAL ZONING DISTRICTS
Agricultural land is regulated by the A-1 Agricultural
zoning district, outlined below:
Figure 3.22: Agricultural Zoning Districts
Figure 3.22 - Agricultural Zoning Districts
Agricultural Land Uses along Illinois Route 47
Summary of Agricultural Land Use Observations
The following are key observations and issues related to agricultural land use in Yorkville:
• Historically, Yorkville has been the center for
Kendall County’s agricultural industry for many
decades and is also the dominate land use in
the Yorkville planning area. From a land use
and economic perspective, agricultural land
provides several benefits, including the serving
as a base of local employment and as buffering
space between other land uses. Maintaining
agricultural land uses should be considered an
important component of a future Yorkville land
use strategy.
• Although most farms in the Yorkville grow
soybeans and corn as the primary crop, other
types of agricultural crops and agribusinesses,
such as a cannabis farm, could support additional
jobs and employment while maintaining local
Yorkville land for farming purposes. Yorkville’s
land use regulations already permit alternative
farm crop uses. Yorkville could also work with
other county-wide partners to promote agri-
tourism to the area.
70
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
PLANNED UNIT
DEVELOPMENTS
Within the planning area, Yorkville’s planned unit
developments (PUD) comprises 942 acres of land within
the planning area. A planned unit development is a
grouping of both varied and compatible land uses, such
as residential, parks and open space, and commercial,
within one contained development or subdivision.
Planned unit development are also a specific regulatory
process defined within the City of Yorkville’s Zoning
Ordinance. Since planned unit developments are
not described as a specific land use classification,
this section describes the number of PUDs within the
City’s municipal boundaries on both developed and
undeveloped land as defined on the City’s current
zoning map.
EXISTING PUD AREAS
Currently, there are 12 different planned unit
developments within the Yorkville planning area and
located both north and south of the Fox River. Two of
the 12 planned unit developments comprise a mix of
existing commercial, office, residential and open space
land uses; the other 10 planned unit developments are
each strictly residential, commercial or agricultural in
its existing land use. The Kendall Marketplace is the
largest planned unit development in Yorkville at 187
acres.
PUD Planned Unit Development
Planned Unit Developments (PUDs) are unique and differ
substantially from conventional subdivisions and therefore require
administrative processing as “Special Uses”. PUDs are a complex
type of Special Use, potentially consisting of various land uses
and design elements, requiring the establishment of more specific
procedures, standards, and exceptions from the strict application
of the zoning district regulations to guide the recommendations of
the Plan Commission and the action of the City Council. PUDs are
typically established in order to allow and encourage development
with innovation, increased amenities, and creative environmental
and architectural design which would not be possible to achieve
under the otherwise standard zoning district regulations, while
being in general compliance with the planning objectives and
intent of the zoning ordinance. Under this procedure, well planned
residential, industrial/manufacturing, commercial and other types
of land uses, individually or in combination, may be developed with
design flexibility allowing for full utilization of the topographical
and environmental characteristics of the site.
PUDs must have an approved development plan which provides
for a unified design, contiguity between various elements and
be environmentally compatible with the surrounding area. There
should be an increased benefit upon the health, safety, and
general welfare of the public and particularly, in the immediate
surroundings, than developments built in conformity with the
underlying district regulations. PUDs must be developed as a unit
under single ownership or control, which includes two or more
principal buildings, and which is at least four acres in area, except
for planned developments operated by a municipal corporation
which shall be at least two acres in area, and Planned Unit
Developments in manufacturing districts which shall be at least ten
acres in area.
Figure 3.23: PUD Zoning Districts
Figure 3.23 - PUD Zoning Districts
PUD NAME KEY EXISTING LAND USE ACRES SQUARE FEET / UNITS
Schramm Property 1 Agricultural 180 0
B&P Properties 2 Residential 14 0
Kendall Marketplace 3
Commercial 140 711,232 sf
Residential 35 28 units
Open Space 12 -
Rush Copely Healthcare Center 4 Office 41 221,370 sf
Cannonball Trails 5 Residential 1 1 unit
Office 5 0
Yorkville Crossing 6 Agricultural 178 0
Yorkville Town Center 7 Residential 25 0
Fountain View 8 Public/Quasi-Public 4 7,300 sf
Edward Healthcare 9 Agricultural 89 0
Windmill Farms 10 Agricultural 51 0
Residential 50 12 units
Towns at Windett Reserve 11 Agricultural 93 0
Loving Arms Daycare 12 Public/Quasi-Public 24 18,000 sf
Table 3.31: PUD Zoning Districts
1
12
2
4
5
3
6
6
7
8 9
10
11
Source: United City of Yorkville GIS
71
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
PUD NAME ANTICIPATED
LAND USE ACRES PROJECTED
UNITS
YEARS TO
BUILD-OUT
PROJECTED
SQUARE FEET
Schramm Property
Residential 111 333 5.4 -
Commercial 69 --751,410
B&P Properties Residential 14 42 .7 -
Cannonball Trails Commercial 6 --65,340
Yorkville Crossing
Commercial 109 --1,187,0101
Residential 69 207 3.3 -
Yorkville Town Center Commercial 25 --272,250
Fountain View Commercial 4 --43,560
Edward Healthcare
Commercial 64 --691,515
Residential 25 75 1.2 -
Windmill Farms
Commercial 92 --1,001,880
Residential 9 27 .4 -
Towns at Windett Reserve Residential 93 279 4.5 -
Loving Arms Daycare Commercial 24 --261,360
TOTALS -714 963 15.5 4,274,325
UNDEVELOPED PUD ZONING AREAS
In addition to the existing PUD’s there are 10 other
planned unit developments that are not developed
totaling 714 acres of land in Yorkville. The anticipated
land use in these PUDs are either commercial
or residential. The largest of these planned unit
developments is the Schramm Property PUD, which
will consist of 111 acres of residential and 69 acres of
commercial development, and the Yorkville Crossing
development, which will consist of 109 acres of
commercial land and 69 acres of residential.
Figure 3.24: Undeveloped PUD Zoning Areas
Figure 3.24 - Undeveloped PUD Zoning Areas
Table 3.32: Undeveloped PUD Zoning Districts Build-Out Projections
Source: United City of Yorkville GIS
72
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
HISTORIC RESOURCES
Historic buildings, sites and structures are important
elements to revitalizing neighborhoods and traditional
commercial districts and help to define and inform a
community’s image and brand identity. In Yorkville, the
Kendall County Courthouse and the Yorkville School
(Parkview Christian Academy) are currently the only
properties that are listed in the National Register of
Historic Places, this nations’ official list of buildings,
sites and structures that are worthy of preservation.
The National Register of Historic Places is a program
of the National Park Service, authorized under the
National Historic Preservation Act of 1966, and
administered in the State of Illinois by the Illinois
Historic Preservation Agency (IHPA). Listing in the
National Register does not impose restrictions on the
use of private property but does provide tax credits for
the rehabilitation of income-producing buildings and
other incentives.
Presently, there are no National Register Historic
Districts in Yorkville and nor are there current
historic resource surveys that identify and document
architecturally and historically significant buildings and
structures. However, the Illinois Historic Structures and
Landmarks Surveys, undertaken by the State of Illinois
from 1970 to 1975, identified 32 properties as potentially
eligible for listing in the National Register; although,
since the survey was undertaken more than 39 years
ago, and buildings may have been altered in that time,
additional consultation with IHPA would be needed
to receive more current determinations of eligibility.
Reconnaissance-level surveys of neighborhoods
and commercial districts would also be needed to
determine if any potential National Register Historic
Districts are present in Yorkville.
The State of Illinois surveys from the 1970s document
a wide range of properties that could be eligible for
the National Register - from Gothic Revival churches
and schools to Craftsman style residences and Chicago
Bungalows. Commercial and income-producing
buildings listed in the National Register would be
eligible to receive the Federal Historic Preservation
Tax Credit, which can be a significant incentive in
facilitating the rehabilitation and adaptive use of
some of Yorkville’s more significant historic resources,
especially along the community’s commercial corridors.
Residential buildings within National Register districts
also qualify for the Illinois Property Tax Assessment
Freeze program, which allows a homeowner to take
an eight-year tax assessment freeze for a qualified
rehabilitation of the property.
The United City of Yorkville is not currently a Certified
Local Government (CLG), a program managed
jointly between the National Park Service and the
Illinois Historic Preservation Agency. Certified Local
Government status provides opportunities to receive
grants to conduct preservation planning activities,
such as surveys and National Register nominations. To
qualify as a CLG, a municipality must have an active
historic preservation commission and have adopted a
historic preservation ordinance certified by the Illinois
Historic Preservation Agency. A complete listing of
historic resources are identified in Table 3.29.
73
SECTION 3 - COMMUNITY CHARACTERISTICS AND LAND USE TRENDS
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
PROPERTY NAME
(if known)KEY ADDRESS
Yorkville Congregational
United Church of Christ 1 107 Center Street
Unknown 2 108 East Somonauk Street
Unknown 3 Northwest corner
Bridge and River Street
Unknown 4 406 S. Heustis Street
Unknown 5 601 S. Huestis Street
Kendall County Jail
and Sheriff’s Office 6 111 W. Madison Street
Unknown 7 610 S. Main Street
Unknown 8 907 S. Main Street
Unknown 9 210 E. Main Street
Unknown 10 Northwest corner of
Morgan and Ridge Street
Unknown 11 507 W. Ridge Street
Unknown 12 306 N. Bridge Street
Unknown 13 Northeast corner of
Bristol and Jackson Street
Unknown 14 608 S. Huestis Street
Unknown 15 206 E. Main Street
Unknown 16 303 E. Main Street
Unknown 17 308 E. Main Street
Unknown 18 403 E. Main Street
Greek Revival-styled house 19 11519 U.S. Route 34
Commercial building 20 Northeast corner Illinois
Route 47 and Van Emmon Street
Parkview School 21 201 W. Center Street
Kendall County Courthouse 22 109 W. Ridge Street
Beck Hotel 23 602 S. Main Street
Schneider Saw Mill 24 W. River Street
Kendall County War
Dead Memorial 25 Bridge Street between
Center and Main Streets
World Wars Memorial 26 Northeast Ridge and Main Streets
Table 3.33: Properties Identified in Historic
Architectural Geographic Information System
Figure 3.25: Properties Identified in Historic Architectural Geographic Information System
Figure 3.25: Properties Identified in Historic Architectural Geographic Information System
121
1225
2
13
3
4
14
5723
8
915
16
18
17
10
11
6
22
26
20
Section 4: Community Vision and Land Use Strategy
“With time, careful planning, and most importantly community
support a thriving downtown District could be fostered with the
critical mass needed to lure additional businesses to the area. ”
Part 2: Comprehensive Plan
76
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Goals Policies for Decisions Makers
Yorkville has a diversity of land uses to
support and grow its tax base.
Public and private development meet
high standards of design.
Yorkville’s environmental, park and
open space networks are enhanced
through new development and
investments in land and facilities.
Achieve a more complete transportation
network.
Yorkville has a systematic approach to
address growth management issues.
Revitalize and redevelop Downtown
Yorkville as a compact, mixed-use
center.
Yorkville’s corridors contain well-
defined clusters of destination
commercial areas, employment centers,
and residential neighborhoods and open
space.
Residential neighborhoods and
subdivision growth is focused on active,
developing areas.
• Work to achieve a proper balance of residential, commercial, industrial, open space and institutional uses.
• Ensure that proposed new residential, commercial and industrial developments are compatible in scale and design with their surrounding areas.
• Update or develop new design guidelines as needed and consider new zoning tools to promote high quality development design.
• Support development options that respects environmentally sensitive and scenic areas and adds to Yorkville’s open space and trail network.
• Secure funding for land purchases and amenity development that enhances recreational opportunities.
• Promote a safe and comfortable pedestrian network in residential and commercial areas, including the Downtown.
• Consider alternative design approaches that complete the trial and bicycle path network.
• Implement a more pro-active approach to managing the Downtown parking supply.
• Support adoption of boundary agreements with neighboring communities.
• Ensure capital improvements planning is consistent with the land use and development goals of this Comprehensive Plan.
• Collaborate with the Yorkville-Bristol Sanitary District on infrastructure planning issues.
• Develop and implement a consistent annexation policy.
• Develop Downtown as a center of activity — with a mix of commercial and residential uses.
• Retain and build on existing civic-governmental functions within the Downtown.
• Rehabilitate and reuse existing commercial buildings and encourage high quality new development design.
• Enhance and expand Downtown’s recreational amenities along the Fox River.
• Focus commercial and industrial development activity in existing commercial and industrial areas.
• Enhance corridor design through urban design and landscape treatments and other placemaking initiatives.
• Minimize land use conflicts between commercial and industrial land uses and residential areas.
• Consider redevelopment of outdated commercial and industrial areas.
• Facilitate completion of Tier 1 and 2 subdivisions while considering alternative land uses and subdivision design in the Tier 3 and Tier 4 areas.
• Consider placemaking and urban design treatments that unify developing subdivisions as part of Yorkville.
• Encourage new residential development only in areas where adequate public facilities and infrastructure exist.
• Adopt a Metra Station TOD land use zone.
Goals and Policies for Community Vision and Land Use Strategies
77
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
OVERVIEW
This Comprehensive Plan represents the results of
a collaborative process between the United City
of Yorkville, the Comprehensive Plan Steering
Committee, the Plan Commission and Yorkville citizens
and stakeholders to create a planning vision and
framework for the community’s long-term future. The
process to create this document included a series of
stakeholder interviews and citizen group focus sessions,
public open houses and workshops, and meetings with
the Comprehensive Plan Steering Committee.
A series of planning strategies and recommendations
that support the long-term vision have also been
prepared, strategies that seek to build on Yorkville’s
unique assets —its traditional Downtown district, the
Fox River, its established and emerging residential
areas, schools, parks and open space —while exploring
ways in which Yorkville can take advantage of future
development trends that shape its desired urban form
and land use patterns. In addition, planning strategies
also seek to introduce new policies that facilitate
investment and development within Yorkville’s central
business district; that maintain and enhance Yorkville’s
older, traditional neighborhoods; that guide future land
use and urban design along the community’s major
corridors; and that spur new residential development
with different housing product types serving varied
housing needs within the community.
In addition, succeeding sections of this Comprehensive
Plan provide an overview of the Plan’s recommended
land use strategies and principles for guiding future
development and for achieving a higher quality
physical environment and a suitable balance between
residential, commercial, industrial, institutional and
open space uses within Yorkville.
VISION STATEMENT
Vision statements capture and summarize a
community’s aspirations and values for its future
growth and development; it also defines what the
community wants to change and what it wants
to preserve and maintain. The Vision Statement
described below includes those values and aspirations,
as well as benchmarks for what the Yorkville
community would like to be as it addresses challenges
and opportunities over the next ten years.
Yorkville in the 21st century is a growing and
thriving suburban community within the Chicago
metropolitan region — a community comprised
of livable neighborhoods and residential areas, a
destination Downtown and prosperous commercial
districts, vibrant employment centers and industries,
good schools and institutions, and attractive parks
and recreational amenities that serve the broader
Yorkville community. Over the years, Yorkville
residents and stakeholders have invested in its assets
and pursued opportunities that enhance Yorkville’s
economic base, its visual environment and its overall
quality of life. Yorkville stakeholders continually
strive to plan and improve the community and to
meet the needs of residents within the context of
Yorkville’s land use constraints and opportunities, and
its planning traditions and institutions.
• Yorkville strives to achieve a mix of land uses
that promotes a strong, stable and resilient
tax base, while encouraging sustainable
development that can be adequately
supported by the community’s market
potential and infrastructure systems.
• Yorkville is committed to maintaining and
revitalizing its traditional community core —
the historic Downtown district where Yorkville
first started and its adjacent residential
neighborhoods — as a distinct, identifiable
place of living opportunities and destination
shopping, dining and entertainment.
SECTION 4: COMMUNITY VISION AND FUTURE LAND USE
Downtown Yorkville will feature a vibrant
mix of businesses, institutional uses, cultural
offerings and recreational amenities along
with an attractive streetscape and urban
design environment that attracts shoppers
and visitors alike. New commercial,
residential and mixed-use developments in
Downtown will provide additional space for
new businesses and housing for those who
want to live in or near the Downtown district.
Taking advantage of Downtown’s adjacency
to the Fox River, Bicentennial Riverfront Park
is expanded and a trail linking the Park with
neighborhoods and areas to the east and
west are completed. Neighborhood building
stock is preserved and maintained while
opportunities for well-scaled and designed
new housing is encouraged. Investments in
street, sidewalks and other infrastructure
upgrades are undertaken to make the
Yorkville’s traditional community core more
walkable, accessible, and pedestrian-friendly.
• Yorkville is promoting sustainable
neighborhood residential development
policies by facilitating the build-out of
existing residential subdivisions where
community infrastructure systems are in place
and demand exists, and the repositioning
of other neighborhoods to accommodate
different types of housing products or
different land uses altogether, which will
result in a more compact urban form.
• Yorkville is encouraging appropriate
development, infrastructure and urban design
investments along its main corridors — Illinois
Routes 47 and Eldamain Road — to ensure
commercial and industrial areas remain vital,
open space and recreational zones enhanced,
and residential neighborhoods well-designed
and integrated within the surrounding
landscape character.
• Yorkville is well-connected with a well-
planned and maintained system of roadways,
pedestrian links, and bicycle routes that all
serve to promote transportation choice within
the community.
• Yorkville is investing in its parks and
recreational facilities to provide a broad
range of opportunities for local residents
to participate in physical activity, have
contact with Yorkville’s natural areas and
the Fox River waterfront, and increase social
interaction between residents of different
neighborhoods.
• Yorkville is implementing a coordinated
program of “placemaking” enhancements
— signage, gateways, banners wayfinding,
and public art —as a means to identify and
bind together Yorkville’s neighborhoods and
commercial areas as a distinct place within
the Fox Valley and Chicago metro areas.
• Yorkville is providing and delivering a high
level of community services to its residents
as a way to support and enhance the local
quality of life, public health, community
engagement, and social cohesion and
interaction.
Twenty-first century Yorkville provides an ideal
combination of suburban Chicago living with the
qualities and amenities of a semi-rural environment
that also offers a diversity of housing and shopping
opportunities, access to the scenic Fox River and
convenience to nearby employment centers.
78
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
DOWNTOWN MIXED-USE CORE (DMU)
Roughly bounded by Fox, Main and Mill Streets and the
Fox River, the Downtown Mixed Use Core is intended
to encourage a mix of commercial and residential
uses in both existing buildings and new construction,
and to revitalize the Downtown as a mixed use center
of activity. Existing historic commercial buildings
and storefronts along Illinois Route 47 should be
rehabilitated for new retail and service uses while
upper floors will accommodate new offices, apartments
or other living units. Over the long-term, as market
forces can support, and brownfield and other
environmental issues are addressed, new commercial
and mixed-use development could take place on
opportunity sites and underutilized land, and designed
in a way that reinforces Downtown’s traditional
pedestrian-oriented character. Allowing a mix of uses
in the Downtown can help facilitate increased utilization
of buildings and spaces as well as build increased value
in Downtown real estate and businesses. East of Mill
Street and South of Van Emmon is an opportunity zone
to transition existing industrial land uses to potential
residential, commercial and mixed use development
over the long term —new development that could
support retail, service, and dining and entertainment
activities located along adjacent blocks. Government
and institutional uses will be primarily concentrated
within a civic complex at Van Emmon and Main Street,
although a potential expansion of such uses could
occur across Illinois Route 47 from the Kendall County
Courthouse complex north of Van Emmon.
DESTINATION COMMERCIAL (DC)
Portions of Yorkville’s most significant commercial
corridors, including Illinois Route 47 and Veterans
Parkway, are classified as Destination Commercial
given the significant concentration of large format
retail and strip center development that attract both
local Yorkville residents and customers from the
surrounding area. This land use classification also
reflects the particular design characteristics of these
developments, which are mainly single-story in height
and require deep setbacks and large parking areas.
Other destination commercial uses may include hotels
and recreational complexes. Important concentrations
of destination commercial uses include the node at
Veterans Parkway and Illinois Route 47 and the Kendall
Marketplace west of the Illinois Route 47 and Veterans
Parkway intersection. Future Destination Commercial
development should be focused in these existing areas
to take advantage of available land, especially in the
outparcel areas of existing developments.
LAND USE STRATEGY
The Yorkville community will achieve its long term
planning goals through a well-balanced and considered
approach to its overall land use and development
pattern. Clearly, a balance between land uses in
Yorkville is needed to ensure there is a stable and
growing tax base; land use diversity also promotes
economic diversity and long-term community resiliency
to changes in local and regional economic conditions.
The Future Land Use Map depicts a strategic,
recommended pattern of land uses in the City and
the form, types and intensities of different land uses
occurring in a particular area. The following definitions
describe each land use category proposed in the future
land use map. While the land use map should guide
future land use and development and zoning decisions,
it is also meant to be adjusted and changed when
circumstances warrant a change in planning direction in
a given area of the City. However, any changes to the
land use map should also be consistent with the larger
community vision presented in this Comprehensive
Plan. It should also be noted that the land use strategy
does not eliminate existing uses on existing properties
where a change in land use direction is recommended
in this Comprehensive Plan. Specific land use
objectives are described in later sections of this
Comprehensive Plan.
NEIGHBORHOOD RETAIL (NR)
Smaller-scaled commercial developments located in
close proximity to nearby residential neighborhoods
and subdivisions will provide opportunities for
independent and convenience type retailing and
services, such as dry cleaners, groceries, salons,
boutique stores, florists, clinics and doctor offices, and
cafes and restaurants. Such developments are typically
part of smaller, auto-oriented strip centers that are
adequately screened and buffered from nearby homes
and neighborhoods, although pedestrian linkages and
connections should be required in order to reduce
vehicular use. Neighborhood retail development
should also be compatible in scale and design with
adjacent land uses. Locations for Neighborhood
Retail may be the intersections of collector roads and
thoroughfares, such as Galena Road and Illinois Route
47, and at Greenbriar Road and Illinois Route 47.
A commercial building in the Downtown Mixed-Use Core
79
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
ESTATE/CONSERVATION RESIDENTIAL (ECR)
Estate/Conservation Residential neighborhoods are
intended to provide flexibility for residential design in
areas of Yorkville that can accommodate low density
detached single family housing but also include
sensitive environmental and scenic features that should
be retained and enhanced. Such neighborhoods can
be characterized by conventional development, such as
detached housing on large lots, or conservation design
by clustering homes together that leave undeveloped
green space for agriculture, preservation of historic
and cultural resources, and open space for community
use. In conservation design, generally 40 to 60 percent
of a development site is set aside in conservation areas;
therefore, homes may be built on smaller lots than in a
conventional estate-type subdivision. Suitable locations
for Estate/Conservation Residential neighborhoods
include areas that serve as suitable transitions from
Suburban Neighborhoods to agricultural zones, and
places of identifiable scenic views, tree masses and
environmental features.
METRA STATION TRANSIT-ORIENTED
DEVELOPMENT (MTOD)
A Transit-Oriented Development (TOD) land use
classification will serve to guide future development in
an area bounded by Beecher Road and Rob Roy Creek,
an area to be served by a potential Metra rail station.
A mix of single family, townhomes and apartment
buildings, along with small-scale neighborhood
retail, is suggested for this area in order to create an
urban center of residential and commercial uses that
take advantage of regular commuter train service.
Permitted densities for single family homes would
be higher than what would be found in Suburban
Neighborhoods.
COMMERCIAL OFFICE (CO)
The Commercial Office classification seeks to
encourage both large-scaled office uses in single
developments or as part of an office park setting; such
uses will be typically located along Yorkville’s important
transportation corridors, Illinois Route 47 and Veterans
Parkway. Office developments can include service-
related uses, hospitals and clinics, hotels, and facilities
for research and product development. Light industrial
or assembly uses may be considered if they are limited
in scope and do not impact adjacent land uses.
TRADITIONAL NEIGHBORHOOD RESIDENTIAL (TNR)
Traditional Neighborhood Residential areas comprise
the older neighborhoods east, west and south of the
Downtown Core, and those north of the Fox River
comprising the old Town of Bristol. These areas are
largely characterized by historic homes, pre-War and
Post World War II housing types, and mid-century
ranch homes that form cohesive neighborhoods
within walking distance of the Fox River and the
Downtown. This designation seeks to preserve and
maintain the traditional single family character of these
neighborhoods by encouraging housing maintenance
and rehabilitation, and compatible new housing
development that compliments the scale and design
of the existing housing stock. Development of some
forms of multi-family housing is encouraged if they
maintain the visual and physical character of adjacent
blocks, including building setbacks and architectural
materials and treatments.
MID-DENSITY RESIDENTIAL (MDR)
The purpose of the Mid-Density Residential land
use area is to provide for higher density residential
developments near commercial areas and
transportation corridors, and to promote economically-
mixed housing developments and the provision of a
range housing types. Such housing types can include
townhomes and multi-family developments. Pedestrian
linkages to adjacent commercial areas and parks and
open space should be required; development design
should also be compatible in scale and architecture
with surrounding land uses. Suitable locations for
Mid-Density Residential include the land areas east of
Illinois Route 47 north of Veterans Parkway and south
of Countryside Parkway; additional areas could may
include the land west of the Kendall Marketplace.
SUBURBAN NEIGHBORHOODS (SN)
Single family detached residential homes will be the
primary land use in Suburban Neighborhoods, areas
that comprise recently developed subdivisions both
north and south of the Fox River in Yorkville. Such
neighborhoods can feature typical conventional
subdivision layout with long blocks and curvilinear
streets or be developed according to neo-traditional
principles with shorter blocks, gridded street layouts
and the incorporation of public squares and parks;
however, the overall intent in this land use classification
is to create well-designed, walkable neighborhoods
that incorporate open space and appropriate linkages
to surrounding districts or areas. Such neighborhoods
should also be well buffered from land uses of higher
intensity.
An example of mid-density residential
80
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 4.1 - Future Land Uses North of the Fox River
Figure 4.1: Future Land Uses North of the Fox River
GENERAL INDUSTRIAL (GI)
A broad range of warehousing and manufacturing
activities of minimal environmental impact are to
be encouraged in General Industrial zones. Such
industries can be served by both rail and by truck
transportation and are to be located in existing
industrial zones along Illinois Route 47 both north and
south of the Illinois River and the Eldamain Corridor
along the BNSF Railway line. Potential expansion
of the Fox Industrial Park south along Illinois Route
47 to Illinois Route 71 offers a distinct opportunity
to redevelop the park in a more modern business
park setting that could potentially attract additional
warehousing and light manufacturing uses.
INSTITUTIONAL (I)
Yorkville municipal facilities; Kendall County
government offices; facilities of other entities, including
the Bristol-Kendall Fire Protection District and the
Yorkville-Bristol Sanitary District; Yorkville Community
Unit School District 115; other government facilities;
religious buildings; and, other non-private land uses are
categorized as Institutional. The Institutional land use
classification allows public or quasi-public entities to
plan accordingly for future location and expansion of
such facilities.
PARKS AND OPEN SPACE (OS)
Parks and Open Space encompasses all parks, open
space and recreational lands, including county
and state parks, with the intent to preserve such
areas, enhance their functions as active centers for
recreational activity, and to achieve a well-connected
system of open spaces, trails and “green” infrastructure
within the Yorkville community. Environmentally-
sensitive lands, privately-owned open spaces such
as cemeteries, floodplains, utility rights of way, and
significant natural and topographic features are also
categorized under this land use classification. Future
parks and open spaces may be located within areas
where conservation subdivisions or other planned unit
developments with park and open space set-asides are
required. In some areas, especially along Illinois Route
47 north of Galena Road, open space that was once
previously categorized as future commercial, may be
reserved as open space until future market demand
could support commercial development.
AGRICULTURAL ZONE (AZ)
Agricultural Transition areas are located primarily in
the southern portion of the Yorkville planning area
—generally south of Legion Road. These areas are
expected to remain in agricultural use for the time
horizon of this Comprehensive Plan, given current
market and infrastructure constraints. Agriculture,
both general farming and restricted forms, such as
pastures, gardening, kennel, or riding stables, nurseries
and greenhouses, would be permitted uses. Single
family dwellings on large lots related to agricultural use
would also be permitted.
INSTITUTIONAL PARKS AND
OPEN SPACE
COMMERCIAL
OFFICE
GENERAL
INDUSTRIAL
Legend - Future Land Use Map
FUTURE ROADWAY
ESTATE/CONSERVATION
RESIDENTIAL
SUBURBAN
NEIGHBORHOODS
AGRICULTURAL ZONE
METRA STATION
TRANSIT-ORIENTED
DEVELOPMENT
DOWNTOWN
MIXED-USE CORE
TRADITIONAL
NEIGHBORHOOD
RESIDENTIAL
MID-DENSITY
RESIDENTIAL
DESTINATION
COMMERCIAL
NEIGHBORHOOD
RETAIL
RIVERS / STREAMS
81
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Figure 4.2 - Future Land Uses South of the Fox River
Figure 4.2: Future Land Uses South of the Fox River
82
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
LAND USE CHANGES
The Land Use Strategy and Future Land Use Map
presented above describes the distribution of
general land use categories (Residential, Commercial,
industrial, Open Space and Parks, and so on) that
will set the framework for achieving the goals of the
Comprehensive Plan. It is not a zoning map but should
set the stage for future changes and modifications
to the Yorkville Zoning Ordinance. The Land Use
Strategy seeks to “re-position” Yorkville’s future land
use pattern given current development conditions
in Yorkville since the 2008 economic downturn and
the unlikelihood that the Prairie Parkway will be
constructed within this Plan’s time horizon. Several
changes in land use classifications are proposed from
those included in the 2008 Comprehensive Plan.
Changes in the land use categories are summarized
below:
RESIDENTIAL
A Mid-Density Residential land use zone is proposed
in order to encourage new multi-family housing types
in Yorkville; new housing types could diversify housing
opportunities and provide housing at different price
points that what is currently offered in Yorkville’s
housing market. The Rural Neighborhood land use
classification in the 2008 Comprehensive Plan is
eliminated given that such residential development is
unlikely to occur in the southeastern portions of the
Yorkville planning area where there are significant
infrastructure and market constraints. The primary
infrastructure constraint is the need to construct a lift
station along a ridge line, generally located south of
Illinois Route 71. In its place, an Estate/Conservation
Residential land use category has been created to
accommodate large-lot residential development in
areas where infrastructure exists and smaller-lot
single family residential subdivisions are less likely
to be supported by market demand. Conservation
subdivisions should also be encouraged in order to
preserve significant environmental and topographical
features, provide alternative housing types, and
provide opportunities to expand Yorkville’s open space
network. A Metra Station TOD zone is also included
to plan accordingly for future development even if the
Metra Station is years away from construction.
COMMERCIAL
Several new commercial land use categories
are suggested in this Comprehensive Plan. A
Downtown Mixed-Use Core zone is intended to focus
revitalization and redevelopment efforts in Yorkville’s
LAND USE MATRIX
The Land Use Matrix below summarizes the Land Use
Strategy and categories presented above and how they
can be applied given current conditions. Flexibility in
implementing the land use strategy is allowed while
being consistent in achieving the overall planning goals
presented in this Comprehensive Plan.
traditional downtown; new mixed-use development is
envisioned on various opportunity sites that expand
the Downtown’s footprint further to the east on
Van Emmon Street with potential residential and
commercial development. The need to address
particular development design and land use issues
within the Downtown necessitates the need for a
Downtown-specific land use classification.
The general Commercial land use classification in the
2008 Plan is now designated Destination Commercial
to recognize that a high percentage of commercial land
in Yorkville accommodates large format and chain store
formats, usually located along major transportation
thoroughfares. Destination Commercial uses have their
own particular physical design and development issues
and should be distinguished from commercial uses
located in the Downtown and in neighborhood retail
areas.
A Commercial Office land use category has been
created to accommodate small-scaled office uses in
single developments or as part of an office park setting;
again, like Destination Commercial uses, Commercial
Office uses would be typically located along Yorkville’s
transportation corridors. Previously, the 2008 Plan
included an office land use classification as part of the
overall framework for industrial development with
an understanding that research-oriented and light
assembly uses would locate in these areas. However,
light manufacturing and research activities can already
be accommodated in existing industrial-manufacturing
areas rather than in new office park developments;
there is also weak market demand in the Chicago
region for office and research parks.
INDUSTRIAL
As mentioned above, the Office and Research land use
classification made within the 2008 Comprehensive
Plan has been revised as the Commercial Office
category. The only expansion of industrial land
proposed in this Comprehensive Plan is the Fox
Industrial Park, which could redevelop some point in
the future as a more modern industrial park with added
land extending south to Illinois Route 71.
AGRICULTURE
Agriculture is a new land use classification to
accommodate what will be the dominate land use in the
southern portion of the Yorkville planning area.
Use Characteristics
Use Characteristics
Use Characteristics
Features
Features
Features
• Use permitted include schools, churches,
libraries, government buildings and other
places that act as centers of community
and public service facilities.
• Parks and open space are maintained as
both active and passive recreation space.
• Environmentally sensitive areas including
drainage areas protected and maintained
as open space.
• Greenways and trails established where
feasible and as part of new residential
developments
• Agriculture and open space uses
• Land will generally not be developed due
to market and infrastructure constraints
• Permitted by condition in most other land uses areas except industrial; conditions
may focus on traffic, parking, design and operating characteristics.
• Sidewalks, bike paths and trails should be encouraged to connect institutional uses to
other neighborhoods.
• Shared parks and open spaces added as part of institutional campus settings is
recommended.
• Parks and open spaces added in locations where there is a shortage of park space
with parking and traffic adequately accommodated.
• New parks and trails added as part of subdivision development; trails must be
connected to existing on and off-street trail network.
• Sustainable design features, such as bio-swales, rain gardens and permeable
pavement are integrated when need for stormwater management.
• Park facilities and features are maintained and upgraded on regular basis.
• Riverfront park expansions are publicly accessible
• Land will remain in agriculture or open space use during this Comprehensive Plan
time horizon.
• Environmentally sensitive areas such as tree groves, wetlands, and poorly drained
areas will be protected from development.
Institutional
Parks and Open Space
Agricultural Zone
Table 4.1: Land Use Matrix
83
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Use Characteristics USE CHARACTERISTICS
Use Characteristics
Use Characteristics
Use Characteristics
Use Characteristics
Use Characteristics
Use Characteristics
Use Characteristics
Use Characteristics
Features Features
Features
Features
Features
Features
Features
Features
Features
Features
• Includes a mix of commercial uses with
upper story office and residential units.
• Focus of civic uses and social gathering
spaces.
• Rehabilitation of historic commercial
buildings.
• New mixed-use developments on infill
development sites.
• Attached single family residential on
smaller lots.
• Duplexes, townhomes and apartments
permitted generally near Yorkville’s major
corridors and shopping areas.
• Civic and institutional uses permitted
• Neo-traditional subdivision design
encouraged.
• A variety of low-scaled auto-oriented
commercial uses, including offices, and
medium and large format retailers.
• Detached single family residential on
larger lots.
• Civic and institutional uses permitted
• Neo-traditional subdivision design
encouraged.
• Small to medium scaled auto-oriented
commercial uses, such as retail centers,
and restaurants located near residential
areas on lower-trafficked streets.
• Restricted to detached or attached single
family on large lots.
• Planned Unit Developments and
Conservation Subdivisions are
encouraged.
• Developments provided with full municipal
and infrastructure services
• Civic and institutional uses permitted by
condition.
• Larger-scaled office developments,
including hospitals and clinics, hotels
and facilities for research and product
development.
• Detached single family residential on
smaller lots, duplexes, townhomes, multi-
family
• Neighborhood scale retail and commercial
uses.
• Civic and institutional uses permitted
• Neo-traditional subdivision design
encouraged.
• Detached single family residential
although duplexes and townhomes may be
permitted in certain areas.
• Maintained and enhanced infrastructure.
• Civic and institutional uses permitted by
condition.
• Generally small to large-scaled industrial
uses that are wholly contained in a
building and do not generate noticeable
external effects.
• Warehousing, assembly and low impact
manufacturing uses are considered
industrial uses.
• Pedestrian-oriented development with zero building setback.
• High level of streetscape and urban design treatments in the public ROW.
• Formal gathering spaces and center of cultural activities and events.
• Historic preservation is of high importance.
• New development respects existing development character.
• Strong connections to adjacent neighborhoods.
• District may expand on underutilized or vacant lots and spaces.
• Parking is actively managed by the public sector.
• Riverfront improvements and public access.
• May apply to existing neighborhoods but generally recommended for land near
commercial areas.
• Density should be 8 to 12 units per acre
• Infrastructure is available while new streets, alleys, parks and trail connections may
be required. Street connectivity with the existing development fabric is strongly
recommended.
• Commercial uses generally located along Illinois Route 47 and Veterans Parkway
• Higher quality building and site design and landscaping required.
• Enhanced streetscape, urban design and infrastructure conditions with an emphasis
in improving the pedestrian environment.
• Visual and business operational impacts minimized from the adjacent neighborhoods
through buffering and landscape treatments.
• Applies to Tier 1 and 2 subdivisions, optional for Tier 3 and 4 subdivisions.
• Density should be 6 to 15 units per acre
• Infrastructure is available while new streets, alleys, parks and trail connections may
be required. Street connectivity with the existing development fabric is strongly
recommended.
• Landscaping and urban design treatments between front parking lots, the sidewalk,
street and right-of-way.
• Buffering and landscaping treatments along adjacent land uses of both higher and
lower intensity including residential and industrial.
• Pedestrian connections to adjacent or nearby residential areas required.
• Commercial signage should be high quality and scaled appropriately to the street
and surrounding development.
• Development restricted from environmentally sensitive areas
•
• Densities may range from 1 to 6 units per acre.
• Development clustering and the protection of environmental and historic resource
assets and view sheds are recommended or required.
• Should generally not be located near industrial areas.
• Connectivity with adjacent residential and commercial areas.
• Dedicated open space.
• Buffering of adjacent land uses of higher intensities.
• Higher quality building and site design required.
• Landscaping and urban design treatments between front parking lots, the sidewalk,
street and right-of-way.
• Buffering and landscaping treatments along adjacent land uses of both higher and
lower intensity including residential and industrial.
• Pedestrian connections to adjacent or nearby residential areas required.
• Development restricted from environmentally sensitive areas
• Applies only to Metra Station TOD District.
• Residential density should be 8 to 12 units per acre.
• Commercial development should be low-scaled, pedestrian-oriented.
• Street connectivity with the existing development fabric is strongly recommended.
• Existing densities are generally maintained.
• Housing rehabilitation, preservation and infill development emphasized.
• Priority parkway and infrastructure improvements.
• Should be buffered from adjacent land uses of higher intensities.
• Enhanced connections to the Fox River and Downtown Yorkville.
• Industrial area ideally should have adequate access to arterials and other
transportation routes without having to pass through residential and commercial
areas.
• Industrial areas are discouraged near residential neighborhoods.
• Industrial uses should be adequately screened from land uses of lower intensity such
as residential and commercial districts.
Downtown Mixed Use Core MID DENSITY RESIDENTIAL
Destination Commercial Suburban Residential
Neighborhood Retail
Estate/Conservation Residential
Commercial Office
Metra Station Transit Oriented Development
Traditional Neighborhood Residential
General Industrial
Table 4.2: Land Use Matrix
84
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
ZONING CONSIDERATIONS
Although the United City of Yorkville has recently
completed an update to its Zoning Ordinance, adoption
of this Comprehensive Plan should be followed by
a review and an additional update of City’s various
development controls including the Zoning Ordinance
and subdivision regulations. It is important that all
development regulations be consistent with the
Comprehensive Plan’s goals and objectives. Future
reviews and updates should, at a minimum, focus on:
• Allowances for proper use mix and density
in new land use classifications, such as the
Mid-Density and the Estate/Conservation
Residential zones.
• Allowances for proper mix of housing types
that support housing choice, accessibility and
affordability.
• Creation of a conservation subdivision code
and other subdivision code changes.
• Promotion of sustainable design and
development techniques, and
• Procedural amendments that may streamline
the development review and approval process
and encourage development and investment.
PRINCIPLES TO GUIDE
FUTURE LAND USE
Going forward, the Yorkville community should
implement the land use strategies recommended in
this Comprehensive Plan according to a set of land
use planning principles. In light of recent growth
trends and development projections, Yorkville’s future
development program should align with the goals
outlined in various sections of this Comprehensive Plan.
• Encourage sustainable residential growth
patterns and different types of housing
products that are affordable to a wide range of
households.
• Reposition existing subdivisions that are not
entitled nor platted for alternative residential
development forms or different land uses that
meet other comprehensive planning goals.
• Consider Yorkville’s open spaces, scenic
views, historic and cultural resources, and
other environmental features as Yorkville
assets to be preserved and maintained in
new residential, commercial and industrial
development.
Concentrate mixed-uses in the Downtown core
and promote high-quality development that
attracts new businesses and residents.
• Maintain the physical scale, qualities and
visual charm of the traditional residential
neighborhoods surrounding the Downtown
core district both north and south of the Fox
River.
• Improve the overall land use and urban design
environment of Yorkville’s principal corridors
and ensure compatibility between different
land uses along such corridors.
• Promote pedestrian and roadway linkages
between existing and developing areas of
Yorkville and strive to complete a bike trail
network that incorporates both on and off-
street trails and bike lanes.
• Maintain and enhance parks and greenways
and protect the watersheds of the Fox River,
Blackberry Creek and other waterways from
inappropriate encroachment and development.
• Facilitate small business development
activity in the Downtown and the continued
development of available land for both
independent and large format retailing in
appropriate locations that meet local market
demand.
• Encourage development in locations that
are adequately serviced by community
infrastructure systems, roads, sewers and
utilities.
• Continue enhancing access to the Fox River,
especially within the Downtown district.
Additional zoning “overlays” may be needed for
managing development along Yorkville’s principal
corridors, Illinois Route 47, Veterans Parkways
and Eldamain Road, where a more consistent land
use pattern and visual appearance is desired by
the community. Corridor land use and physical
appearance issues are addressed in later sections of
this Comprehensive Plan. An overlay can incorporate
additional development design requirements over
and above those required in the underlying zoning,
or include a “form-based” approach that emphasizes
the overall physical form and visual characteristics of a
development over its use. A form-based overlay would
foster more predictable, higher-quality developments
than more conventional zoning and design guideline
provisions. A form-based overlay could also be
adopted for the Downtown.
An example of conservation design at Highpoint in Seattle, Washington
85
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
PLACEMAKING AND
COMMUNITY CHARACTER
A key planning goal for Yorkville is to invest in “place-
making” design elements that would help create
memorable places and vibrant public spaces; such
design elements would also help “bind” together
Yorkville’s different residential neighborhoods
and commercial areas with the traditional center
that comprises old Yorkville and Bristol. There are
different placemaking means and methods that can
be implemented in Yorkville and are considered in
different sections of this Comprehensive Plan related
to the Downtown, residential areas and the corridors -
methods that may include:
• Pedestrian amenities such as street furniture,
improved crosswalks, and pedestrian-scale
lighting and signage.
• Nature elements including landscaping, trees
and connection to natural features and views.
• Public art such as sculptures, murals and
interactive art.
An example of placemaking elements in Frankfurt, IllinoisAn example of placemaking elements in Frankfurt, Illinois
An example of placemaking elements in Anson, Indiana
• Water features, including riverwalks and
interactive fountains that attract people and
visitors
• Site Interpretation that incorporate signage
or informational kiosks that tell the history or
cultural significance of a place.
• Landmarks or architectural features that
contribute to a sense of place.
• Community events or programs that promote
Yorkville’s civic pride in partnership with local
organizations.
• Architectural design that promotes a
consistent architectural style established
through design standards or other zoning
tools.
• Streetscapes with a combination of
landscaping and public space enhancements
that promote increased pedestrian activity and
community gathering.
Section 5: Prosperous City
“With time, careful planning, and most importantly community
support a thriving downtown District could be fostered with the
critical mass needed to lure additional businesses to the area. ”
Part 2: Comprehensive Plan
88 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
Goals Policies for Decisions Makers
Strengthen and enhance Downtown
Yorkville as a mixed-use center.
Attract new industries in existing
industrial areas and plan for new
industrial development in both existing
and new industrial parks.
Facilitate development of Yorkville’s
existing destination and neighborhood
shopping areas.
• Support the rehabilitation, preservation, and re-use of Downtown Yorkville’s traditional commercial buildings.
• Encourage new commercial and mixed-use development on determined opportunity sites.
• Implement placemaking and streetscaping programs that enhance Downtown’s visual qualities and appearance.
• Promote the location of civic uses as anchors within the Downtown.
• Consider design standards and new zoning tools to promote higher quality building design in Cicero traditional commercial areas.
• Consider “clean and “green” initiatives that improve Downtown buildings and blocks.
• Manage Downtown’s parking supply through pro-active efforts at the City level.
• Continue enhancements to the Bicentennial Riverfront Park and add park space east and west of Bridge Street.
• Conduct effective commercial district management initiatives and support small business development.
• Address brownfield and environmental issues for targeted opportunity redevelopment sites.
• Encourage development on available sites in existing industrial areas.
• Explore options for expanding and redeveloping the Fox Industrial Park.
• Conduct additional planning for creation of an industrial park along Eldamain Road.
• Incorporate consistent urban design and placemaking elements as part of industrial developments in Yorkville.
• Encourage development on available sites and out-parcels for both large format and neighborhood-scale commercial activity.
• Consider office, institutional and residential as alternative uses to commercial-retail for remaining commercially-zoned land and outparcels.
• Encourage and facilitate high quality building design and placemaking improvements to commercial areas.
• Facilitate a grocery-anchored development near the Illinois Route 71 and 47 intersection.
• Plan for a future Metra Station TOD neighborhood.
Goals and Policies for a Prosperous City
89THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
SECTION 5 - PROSPEROUS CITY
The following chapter provides key planning goals and strategies for Downtown Yorkville’s
and other commercial areas.
DOWNTOWN YORKVILLE
Downtown Yorkville is defined by Van Emmon Park on
the east, Orange and East Fox Streets on the south,
Morgan Street to the west, and the Fox River on
the north with its historic commercial core is mostly
bounded by the Fox River on the north, Fox Street to
the south, Mill Street to the east, and Main Street to the
west. This Comprehensive Plan envisions Downtown
Yorkville as a mixed-use center offering a variety of
shopping, dining, entertainment, living and recreational
opportunities and capitalizing on its historic building
stock and location adjacent to the Fox River and
Yorkville’s traditional neighborhoods.
To accomplish this, the Yorkville community will focus
on implementing several planning objectives, including
• Removing barriers to Downtown investment
and facilitating the use of incentive programs
to rehabilitate historic commercial buildings,
and storefronts and converting upper floors
where upper floors exist for location-neutral
businesses, office and residential uses.
• Maintaining on-going business and real
estate development efforts that support
entrepreneurial endeavors, attract needed
retail and commercial services, and facilitate
the innovative adaptive use of vacant and
under-utilized space.
• Encouraging new construction within the
Downtown that shares the same setback, scale
and massing characteristics of the existing
historic commercial building fabric.
• Facilitating investments in streetscape and
urban design to promote a comfortable
pedestrian environment.
• Address parking through proactive efforts
in parking management led by the City of
Yorkville.
It is recognized that revitalizing and redeveloping
Downtown Yorkville will occur over time and in
phases as barriers to investment and development are
addressed and smaller-scaled revitalization projects
are first completed; early projects will build momentum
for more substantial reinvestment efforts to place.
Therefore, revitalization phases are also presented in
this section.
STRATEGY A: ENHANCE FOX RIVER ACCESS
AND CREATE A RIVERFRONT PARK WEST OF
BRIDGE STREET (ILLINOIS ROUTE 47)
Along the Fox River, near Hydraulic and Main Streets,
an existing City-owned public access area could
be enhanced by the installation of new boat launch
ramps and the creation of new park space. The new
park would bring needed green space west of Bridge
Street, which would make both commercial and
residential properties more attractive for investments
and development. Converting the Parks Department
building adjacent to the new green space into an active
use, such as a boating/kayaking center, could also bring
increased activity to the west side of Downtown and
facilitate the utilization of an enhanced boat launch.
IMPLEMENTATION ACTIONS
Implementation actions may include purchasing
properties located west of Bridge Street and north
of Hydraulic Street along the Fox River to create the
new park; grant funding may need to be secured and
a riverfront master plan developed to guide the new
park’s design and construction.
90 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY B: ENHANCE STREETSCAPE
APPEARANCES AND IMPROVE THE WALKABILITY
OF HYDRAULIC, MAIN AND VAN EMMON STREETS
Given Bridge Street recent widening by IDOT, there
is a significant need to improve Downtown Yorkville’s
pedestrian environment and streetscape conditions as
community stakeholders have commented consistently
throughout the planning process that the street is now
a significant barrier to walking to and from the east and
west sides of the Downtown. In particular, Hydraulic
and Main Streets could benefit from streetscape and
urban design enhancements that would make them
more walkable and comfortable for pedestrians.
Hydraulic Street has the potential to better connect
Downtown’s east and west sides and is the one street
that offers scenic views of the Fox River; Main Street
also has potential of becoming a primary pedestrian
street linking the Kendall County Courthouse complex
with Hydraulic Street and the Fox River waterfront.
In addition to enhancing the streetscape environment
to Main and Hydraulic Streets, Van Emmon Street
should also be a candidate for urban design
enhancements as it has the potential to link the Kendall
County Courthouse complex to the eastern portion
of Downtown. Since completion of the Bridge Street
widening project, Van Emmon has now become the
primary vehicular access point into the Downtown
area. With that in mind, Van Emmon Street should
serve as a gateway entrance point with streetscape and
placemaking features that enable motorists to know
where to turn and find parking within the Downtown.
Streetscaping enhancements should encourage
motorists to park their car and explore Downtown
Yorkville on foot. Streetscape enhancements along
Hydraulic, Main and Van Emmon Streets could
include new sidewalks, wayfinding signage, public art,
landscaping planters and pedestrian lighting.
STRATEGY C: CREATE PUBLIC PARKING AREAS
With the recent loss of on-street parking along Bridge
Street and Downtown’s tight building development
pattern and adjacency to residential neighborhoods,
finding places and locations to accommodate new
parking in Downtown Yorkville is a significant
challenge. Left-hand turns from Illinois Route 47 onto
Hydraulic Street have also been recently restricted due
to the Bridge Street widening, making it difficult for
motorists to access available parking along Hydraulic
Street. In addition, there is also a general lack of
understanding about which off-street parking spaces
and lots are publicly or privately owned, creating
confusion for visitors on where they can park their cars.
Overall, Downtown needs to add accessible off-street
parking facilities if it is to attract new businesses and
customers. Ideally, off-street parking facilities should
be owned and managed by the City in order control
their location so that prime developable parcels remain
as developable parcels rather than being converted to
parking by the private sector.
IMPLEMENTATION ACTIONS
Implementation actions may include the development
of a parking management plan that determines
current and projected downtown parking needs
and the location of potential off-street parking
facilities. From the plan, key sites for public parking
lots can be purchased by the City and developed
for use with adequate landscaping and signage.
Wayfinding signage to the parking areas should also
be incorporated as part of a comprehensive Downtown
wayfinding and placemaking program. Feasibility of
constructing a two-story parking deck Downtown can
also be explored as part of the parking management
plan.
IMPLEMENTATION ACTIONS
Implementation actions may include the development
of a streetscape master plan to guide the type of
improvements needed to make Downtown Yorkville
more walkable, including the creation of a “brand”
image for the Downtown that can be used on signage,
kiosks, banners and wayfinding. Specific elements of
the streetscape master plan may include:
• Needed sidewalks and sidewalk connections
• Intersection and railroad crossing
improvements
• Gateways, wayfinding signage and public art
• Landscaping treatments such as planters, trees
and plantings in road medians
• Pedestrian-oriented lighting
• “Rail Walk” along Hydraulic Street
91THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY D: FACILITATE BUILDING
REHABILITATIONS AND FAÇADE IMPROVEMENTS
Downtown Yorkville consists of mainly one to two-story
historic commercial buildings facing Illinois Route 47; a
number of other traditional commercial and industrial
buildings are located east of Illinois Route 47 along
Van Emmon, Mill and Hydraulic Streets. Downtown
buildings are generally in good condition and are
candidates for building and storefront rehabilitation
and adaptive use. Several buildings along the west side
of Illinois Route 47 have been rehabilitated in recent
years. To encourage additional rehabilitation activity,
a formal building improvement program should be
established that would offer matching grants or low
interest loans to property and business owners willing
to undertake such improvements.
Rehabilitation projects would be completed according
to design guidelines that incorporate commonly-
accepted procedures and methods for storefront
rehabilitations, historic building material maintenance,
and windows and cornices. A special emphasis should
be place on improving rear entrances given the lack of
parking on Illinois Route 47.
IMPLEMENTATION ACTIONS
Implementation actions may include securing funding
for a building rehabilitation incentive program through
Tax Increment Financing, a Special Service Area or
through other financing programs. Design guidelines
that address building storefronts, facades, signage and
rear entries would need to be developed.
STRATEGY E: CLEAN AND GREEN
THE “LEGACY BLOCK” (SHORT-TERM).
The block between Hydraulic, Van Emmon, Heustis
and Mill Streets currently contains a semi-active rail
spur, an empty grain elevator, a freight train car, and
a storage structure and lumber mill. The spur was
serviced a number of well-known Yorkville industries
that located in and around the block, including Squire
Dingee’s pickle factory, the Yorkville Ice Company, and
the Renbehn Brothers button factory, whose product
was made from clam shell found in the Fox River.
Given the high visibility of the block and its linkage to
past Yorkville industries, the block is called the “Legacy
Block” for the purposes of this Comprehensive Plan;
the Block also represents an opportunity to conduct
“clean and green’ and placemaking efforts that would
improve its appearance and better integrate it with
the rest of the Downtown building fabric to the
west. The City should work with the Block’s property
owners to facilitate property improvements, including
landscaping, screening and fencing with industrial and
rustic materials, and the installation of placemaking
enhancements, such as signage, artwork and murals on
or near the Block’s identifiable structures.
IMPLEMENTATION ACTIONS
Implementation actions may include providing
incentives for property improvements and the creation
of a placemaking and preservation/maintenance plan
for the site, including the grain elevator where a public
mural could be installed. A public-private partnership
between the property owners and local artists will be
needed developed in order to undertake various on-
site placemaking initiatives. Resolving the issue over
the public right-of-way on Heustis Street in front of the
property should be explored if streetscaping and other
physical enhancements are to be considered for that
portion of the Legacy Block.
92 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY F: EXPAND BICENTENNIAL
RIVERFRONT PARK TOWARD VAN EMMON PARK
Bicentennial Riverfront Park, located between
Hydraulic Street and the Fox River east of Bridge
Street, is a year-round attraction for both residents
and visitors. In particular, the Marge Cline Whitewater
Course is a compelling regional attraction as it
allows experienced Fox River kayakers and rafters
to bypass the Glen Palmer Dam while also providing
opportunities for beginners to learn whitewater rafting
and paddling. On the eastern edge of this Park,
Hydraulic Street terminates into a gravel parking lot
and the park space transitions into underutilized land
and a tree grove that touches the northwest portion
of Van Emmon Park. Expansion of the Bicentennial
Riverfront Park to the east along this land would add
new waterfront park space, allowing residents and
visitors to enjoy a longer expanse of the Fox River. It
would make the surrounding area more attractive for
commercial and residential redevelopment on land to
the south and southeast near Van Emmon Park.
IMPLEMENTATION ACTIONS
Implementation actions may include the purchase of
properties located east of Bicentennial Riverfront Park
and north of Hydraulic Street along the Fox River by
the City or in partnership with other entities. Grants
or other outside finding could be secured for property
purchase as well as the creation of a park design plan
for the expanded park area.
STRATEGY G: CREATE A KENDALL
COUNTY GOVERNMENT CAMPUS
The historic Kendall County Courthouse, perhaps
Downtown Yorkville’s most iconic building, is located
south of the Fox River along East Main Street, and
includes the County’s administrative building and other
courthouse-related functions. Other buildings along
West Ridge and Jefferson Streets adjacent to the
Courthouse are occupied by other County agencies
and departments; several commercial uses also exist
within the vicinity. Future County facility expansion
needs could be accommodated in new buildings or
the rehabilitation of existing buildings in a potential
Kendall County Government Campus incorporating
the historic Kendall County Courthouse along Main,
Ridge and Jefferson Streets. The campus building
program should strive to create a campus “quad” or
greenspace if feasible. Additionally, the campus could
also incorporate special landscaping and urban design
treatments such sidewalk paving and gateways column
and features.
IMPLEMENTATION ACTIONS
Implementation actions may include the creations of
a Kendall County Government campus master plan
that would determine potential building rehabilitation
and construction projects to meet government agency
expansion needs, and the types of urban design,
landscaping and branding elements that could be
installed to foster a campus environment. Gateways,
wayfinding signage and public art should also be
considered. Additional implementation needs may
include the purchase of properties located between
Van Emmon, Fox, Main and Bridge Streets to create
the campus.
93THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY H: EXTEND BICENTENNIAL
RIVERFRONT PARK TRAIL
In addition to an expanded Bicentennial Riverfront
Park, a continuous walking and cycling trail extending
east and west of the Park could become an amenity
for Yorkville residents and visitors. A trail that is long
enough to bicycle or jog along and that has regional
connections to other trails could bring new visitors into
the Downtown. A challenge to extending the trail to the
west would be finding an appropriate street path over
Illinois Route 47.
IMPLEMENTATION ACTIONS
Implementation actions may include purchasing
additional land or easements where needed to extend
the trail and securing other financial sources to
complete construction of the trail extensions. Trail
extensions could be completed concurrently with the
creation of new riverfront park space on both the east
and west sides of Downtown Yorkville.
STRATEGY I: ENCOURAGE INFILL
DEVELOPMENT ALONG HYDRAULIC STREET
Underutilized land between Van Emmon and Hydraulic
Streets east of Illinois Route 47 represents an
opportunity to encourage infill development, whether
single story commercial or a multi-use buildings
with upper-story office or residential units. New
development would also re-orient the Downtown
from Illinois Route 47 as the principal commercial
thoroughfare to Hydraulic and Van Emmon Streets,
where new building and storefront entrances can
be located. Since the widening of Illinois Route 47
and the loss of on-street parking, existing retailers
and restaurants have already begun to orient their
storefront entrances to the rear of their buildings;
little foot traffic is currently present along Illinois
Route 47. New infill development would be of medium
height, perhaps three to four stores at most so as to
not block viewsheds of the Fox River from the south,
and be compatible in architecture and materials
with adjacent commercial buildings. Parking would
be accommodated within the development or a
combination of on and off-street parking facilities.
IMPLEMENTATION ACTIONS
Underlying environmental and brownfield issues that
are known to exist on the site should be addressed
before any coordinated effort in redevelopment is
attempted. The City would need to work with the
property owner(s) to undertake any needed assessment
and clean-up actions, which could be underwritten
through grant and other financing programs offered
by the Illinois and U.S. Environmental Protection
Agencies. Alternatively, the City could purchase the
property and implement clean-up efforts to initiate the
redevelopment process; from there, the City could
prepare more specific site development plans and issue
a request for private-sector development proposals.
Site development plans would also need to address the
railroad right-of-way on the southern portion of the site
adjacent to Hydraulic Street.
94 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY J: REDEVELOP THE
“LEGACY BLOCK” (LONG-TERM)
As an alternative to Strategy E, over the long-term,
the Legacy Block between Hydraulic, Van Emmon,
Heustis and Mill Streets could be considered for
redevelopment if market demand for commercial
and mixed use development and developer interest
materializes at some point in the future for the site.
If the block to the west of Mill Street redevelops as
suggested in Strategy I above, the Legacy Block could
become an attractive redevelopment site as it is one of
the most visible blocks in the Downtown and located
directly across from Bicentennial Riverfront Park, one
of Downtown’s most important attractions. If the block
is redeveloped, the grain elevator structure could be
retained as a placemaking landmark.
IMPLEMENTATION ACTIONS
Implementation actions may include addressing any
existing environmental or brownfield issues, assembling
property parcels, preparing a site development plan
and the preparation of a request for development
proposals if the City is to redevelop the site with a
private sector developer partner.
STRATEGY K: CREATE DOWNTOWN CIVIC COMPLEX
The Yorkville City Hall and Police Station are currently
located along Game Farm Road adjacent to a number
of other public uses, such as the Public Library,
Beecher Community Center, Yorkville High School
Academy and Grade School. This complex of public
buildings along Game Farm Road comprises Yorkville’s
civic campus. During the planning process, community
stakeholders have suggested that Yorkville City Hall
may be better suited in the Downtown rather than on
Game Farm Road, thereby providing a new anchor
destination in addition to the Kendall County complex
to the west of Illinois Route 47. A Downtown location
could be the site at the southeast corner of Van
Emmon Road and Illinois Route 47 where an existing
building could be reused or redeveloped. Another
possibility is to locate the City Hall building within the
Kendall County campus across Illinois Route 47.
IMPLEMENTATION ACTIONS
Purchase of properties located between Heustis, Fox,
Van Emmon and Bridge Streets for a new City Hall
building would be necessary along with the preparation
of Downtown civic complex master plan. The City of
Yorkville could also participate in the development
of the Kendall County Government campus master
plan if the City Hall were to be located within the
Kendall County campus. Branding, landscaping and
streetscaping features for a City Hall complex should
be consistent with other urban design treatments
installed in other portions of the Downtown.
95THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY L: REDEVELOP LAND NORTH AND SOUTH
OF VAN EMMON STREET EAST OF MILL STREET
New commercial, multi-family residential and mixed-
use development could occur on land located along
Van Emmon Street east of the Mill Street, land that
currently contains a mix of single family residential
and industrial uses. Given that area’s close proximity
to Downtown and the Fox River waterfront, new
townhomes, apartments, commercial and mixed-
use development could bring added vitality to the
Downtown as well as extend its footprint along a
greater portion of the Fox River; more residential units
in the Downtown would help to support Downtown
businesses. Available land south of Van Emmon Road
in this location would also be suitable for additional
single family residential, although topography
constraints may limit those opportunities.
IMPLEMENTATION ACTIONS
Implementation actions would include property
assembly by the City or private-sector developer,
remediation of any environmental issues from
existing industrial users, and the relocation of existing
businesses to other industrial parks in Yorkville. A
master development plan for the area would also need
to be prepared.
STRATEGY M: UNDERTAKE ACTIVE
DOWNTOWN YORKVILLE MANAGEMENT EFFORTS
Strategies to improve Downtown Yorkville’s physical
appearance and redevelop various opportunity sites
will take a number of years to implement; in the
intervening time, efforts to actively manage Downtown
should be undertaken by the City with other partners,
including the Yorkville Area Chamber of Commerce
— efforts that include working with property owners
on façade improvements, retaining and recruiting
new businesses, and marketing and promoting the
Downtown through special events, festivals and
advertising. A part or full-time manager that oversees
Downtown management efforts could be retained
by the City, while planning and other redevelopment
initiatives would be managed by the City’s planning
staff.
IMPLEMENTATION ACTIONS
Funding for at least a part-time manager would need
to be identified and secured; additional funding would
be needed for any future Downtown marketing and
promotional activities.
96 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
DOWNTOWN
REVITALIZATION
SEQUENCE
Revitalizing Downtown Yorkville as a thriving mixed-use
commercial district will require a sustained, long-term
commitment by the City of Yorkville, business and
property owners, and other stakeholders to implement
the strategies presented in this Comprehensive Plan.
Since strategy implementation will take time, setting
a clear sequence of priorities at the beginning of
the revitalization and redevelopment process, based
on what financial and organizational resources are
available, will be critically important to achieving
short-term goals and building momentum for more
significant long-term change. A well-coordinated effort
that engages both the public and private sectors in
various revitalization and redevelopment activities is
also needed to achieve Downtown planning goals. The
revitalization sequence presented below outlines action
steps and a general implementation timeline.
NEAR-TERM PHASE (1-10 YEARS)
The following actions should be taken within the next
one to ten years to activate and achieve short-term
planning goals:
• Strategy A: Enhance Fox River access and
create a riverfront park west of Bridge Street
(Illinois Route 47). Efforts should be placed
on improving the existing boat launch access
west of Bridge Street, converting the Parks
Department facility to a new complimentary
use, and assembling properties for the creation
of a new riverfront park west of Main Street.
• Strategy B: Enhance streetscape appearances
and improve the walkability of Hydraulic,
Main and Van Emmon Streets. Streetscape
enhancement initiatives should focus first on
Main and Hydraulic Streets to improve their
appearance and walkability.
• Strategy C: Create public parking areas.
A parking management strategy should be
commissioned and completed; potential
public parking areas would also be identified
and developed. Underutilized land south of
Hydraulic Street and north of Van Emmon
could be used as a public parking lot in the
short-term.
• Strategy D: Facilitate building rehabilitations
and façade improvements. A major focus of
revitalization efforts in the near-term should be
façade, storefront, signage and rear-entrance
improvements.
• Strategy E: Clean and green the “Legacy
Block”. Property improvements, screening
and fencing enhancements, and placemaking
initiatives should be pursued for the Legacy
Block.
• Strategy F: Expand Bicentennial Riverfront
Park toward Van Emmon Park. Creation
and adoption of a park design plan and the
assembly of property needed to create the
park should be undertaken.
• Strategy G: Create a Kendall County
Government Campus. Planning for creating
the government campus should be initiated
along with the construction of any new County
facilities and various urban design and campus
landscape improvements.
LONG-TERM PHASE (10-25 YEARS)
The following actions should be taken within the
following ten to 25 years after the Near-Term Phase to
achieve long-term Downtown planning goals:
• Strategy B: Enhance streetscape appearances
and improve the walkability of Hydraulic,
Main and Van Emmon Streets. While initial
streetscape and urban design enhancements
are placed on Hydraulic and Van Emmon
Streets, subsequent streetscape programs
should focus on Van Emmon Street to improve
its walkability, especially if the Kendall County
government and City hall complexes develop
over time.
• Strategy H: Extend Bicentennial Riverfront
Park trail. An expansion of the Bicentennial
Riverfront Park trail should be completed if
riverfront park space has been expanded both
east and west of Bridge Street.
• Strategy I: Encourage infill development
along Hydraulic Street. If remaining
brownfield issues have been addressed, the
City could facilitate infill development along all
or portions of the block bounded by Hydraulic,
Mill and Van Emmon Streets.
• Strategy J: Redevelop the “Legacy
Block.” If market demand and developer
interest materializes for the Legacy Block,
redevelopment could be pursued; the grain
elevator could be retained as a landmark-
placemaking element for the Downtown.
• Strategy K: Create Downtown Civic complex.
Parcels needed to create the complex would
be purchased and a campus plan developed
for potential construction of a new City Hall at
the southeast corner of Illinois Route 47 and
Van Emmon Street.
• Strategy L: Redevelop land north and south
of Van Emmon Street east of Mill Street. A
master redevelopment plan could be prepared
for the area and properties assembled for
development; a request for proposals for
private-sector develop interest can also be
prepared.
Traditional Commercial Building in Downtown Yorkville
97THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
H. EXTEND
RIVERFRONT
PARK TRAIL
B. ENHANCE
STREETSCAPE
APPEARANCES
K. CREATE
DOWNTOWN
CIVIC
COMPLEX
J. REDEVELOP
THE “LEGACY
BLOCK”
L. REDEVELOP
LAND NORTH AND
SOUTH OF VAN
EMMON ST. AND
EAST OF MILL ST.
VAN EMM
O
N
S
T
R
E
E
T
BR
I
D
G
E
S
T
R
E
E
T
MA
I
N
S
T
R
E
E
T
ST
A
T
E
S
T
R
E
E
T
AD
A
M
S
S
T
R
E
E
T
MO
R
G
A
N
S
T
R
E
E
T
HEU
S
T
I
S
S
T
R
E
E
T
MIL
L
S
T
R
E
E
T
FOX STREE
T
WASHINGT
O
N
S
T
R
E
E
T
RIDGE STRE
E
T
RIDGE ST
R
E
E
T
MADISON
S
T
R
E
E
T
HYDRAUL
I
C
S
T
R
E
E
T
F O X R
I
V
E
R
HYDRAUL
I
C
S
T
R
E
E
T
VAN EMM
O
N
S
T
R
E
E
T
Figure 5.1: Downtown Revitalization Strategies
A. ENHANCE FOX
RIVER ACCESS AND
CREATE RIVERFRONT
PARK WEST OF
BRIDGE STREET
F. EXPAND
RIVERFRONT
PARK TOWARD
AN EMMON PARK
G. CREATE
A KENDALL
COUNTY
GOVERNMENT
CAMPUS
E. CLEAN AND
GREEN
“LEGACY
BLOCK”
Figure 5.1: Downtown Revitalization Strategies
I. ENCOURAGE
INFILL
DEVELOPMENT
ALONG
HYDRAULIC ST.
C. CREATE
PUBLIC
PARKING
AREAS
D. FACILITATE
BUILDING
REHABILITATIONS
AND FACADE
IMPROVEMENTS
98 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
COMMERCIAL AREA AREA LEFT
TO BUILD
NEAR-TERM AREAS ( 1 - 15 YEARS)
A. Yorkville Marketplace 3 acres
B. Yorkville Crossing 36 acres
C. Kendall Marketplace 30 acres
D. Grocery Anchored 10 acres
TOTAL NEAR-TERM 79 acres
LONG-RANGE AREAS ( 15 - 30 YEARS)
E. The Parkways 16.5 acres
F. Raging Waves Support 18 acres
G. Metra Station TOD 14 acres
TOTAL LONG-RANGE 48.5 acres
TOTAL COMMERCIAL 127.5 acres
COMMERCIAL AREAS
Apart from the Downtown district, there are seven
other commercial areas comprising 181 acres of
remaining developable land within Yorkville. Of these
areas, three, including the Yorkville Marketplace,
Yorkville Crossing and Kendall Marketplace, have
79 acres of remaining land left to build out; a fourth
area, a potential grocery-anchored development at
the intersection of Illinois Route 47 and 71 contains
another ten acres. These areas are intended to remain
or be developed with destination-type, large format,
chain store retailing that would serve the Yorkville
community and adjacent areas. It is likely that these
area could be built-out over the next ten years as
residential construction continues and market demand
increases for retail and commercial services. However,
the largest of these commercial areas, the Yorkville and
Kendall Crossing developments, may not entirely build
out as pure retail centers and may incorporate other
commercial uses, such as smaller-scale office, medical
and other service-retail businesses; in other cases,
alternative land uses, such as multi-family residential
could be considered as appropriate adjacent uses if full
commercial build-out is not realized in the short-term.
Three other commercial districts, the Parkways, the
Raging Waves Park at Illinois Route 47 near Galena
Road, which could incorporate additional commercial
uses, and the Metra Station TOD district to the west
of Illinois Route 47, are mostly long-term commercial
developments not likely to be fully realized until past
the time horizon of this Comprehensive Plan. However,
these areas can accommodate another 102 acres of
commercial development, mostly neighborhood-type
retail and services that could locate in theses areas to
support growing residential development.
To accomplish this, the Yorkville community will focus
on pursuing several planning objectives, including
• Removing barriers to commercial area
investment and facilitating development
through the use of incentives and regulatory
relief.
• Concentrating business attraction efforts
in near-term commercial areas, such as
the Yorkville and Kendall Marketplace
developments.
A
B
C
D
E
F
G
Figure 5.2 - Commercial Development Areas
• Considering alternative commercial uses such
as office and medical services on out-lots and
other development parcels.
• Encouraging high quality development design
that incorporates consistent streetscape and
placemaking elements.
• Commercial developments are well-
connected to each other and with surrounding
neighborhoods while being appropriately
buffered and screened with land uses of a
lower intensity.
It is recognized that completing the full build-out of the
identified commercial areas will occur over time and
that build-out efforts should focus first on completing
existing developments over initiating new ones in areas
where the adjacent neighborhoods have yet to grow
and develop. The following page presents various
strategies to achieve planning goals and objectives in
Yorkville’s commercial areas.
Figure 5.2 - Commercial Development Areas
Table 5.1 - Commercial Development Areas
99THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY A: BUILD-OUT THE
YORKVILLE MARKETPLACE DEVELOPMENT
Yorkville Marketplace is a destination retail commercial
center at the southeast corner of Illinois Route 47 and
Veterans Parkway, containing more than 111,000 square
feet of commercial space. Its anchor tenants include
Office Max, Panera Bread, and a 60,000 square-foot
Jewel-Osco grocery store serving the northern half of
the Yorkville community. An additional three acres of
land remains that, if developed, would link the Jewell-
Osco and Office Max stores together as one main
in-line development. Therefore, an immediate priority
should be placed on building out the remaining acres
with a large format store or smaller in-line storefronts
housing multiple retailers or service-commercial
businesses.
IMPLEMENTATION ACTIONS
The City of Yorkville could assist the owner/developer
of the Yorkville Marketplace in marketing the site for
commercial development.Yorkville Marketplace
Yorkville Marketplace Yorkville Crossing
VETERANS PARKWAY
IL
R
O
U
T
E
4
7
BUILD-OUT RETAIL
3 ACRES
STRATEGY B: REPOSITION YORKVILLE
CROSSING WITH A MIX OF DESTINATION
COMMERCIAL AND RESIDENTIAL USES
The Yorkville Crossing/Menards Commons shopping
center is located north and east of the Illinois Route
47 and Veteran’s Parkway intersection. In addition to
the shopping center’s anchor, Menards, other retailers
include Ace Hardware, AutoZone, discount grocer
Aldi, and the Goodwill thrift store. A planned Walmart
was never built. Going forward, a development
strategy for the center should include the build-out
of the land along Countryside Parkway for retail and
commercial uses; this area would include 18 acres of
build-out destination and neighborhood-serving retail
or service-commercial uses where access to new
commercial development can be accommodated along
Countryside Parkway. To the north of the Menards
is 18 acres of developable land — land that was slated
COUNTRYSIDE PARK
W
A
Y
KENNEDY RO
A
D
IL
RO
U
T
E
4
7
BUILD-OUT RETAIL 18 ACRES
for the new Walmart. Given the current slack in the
local commercial real estate market, an alternative
to commercial uses would be to develop the land
for multi-family residential, such as townhomes and
apartments, in order to support nearby commercial
centers and to provide a compatible land use to
adjacent residential neighborhoods to the north and
east of the site. Senior housing would also be suitable
residential use type in this location.
IMPLEMENTATION ACTIONS
The City of Yorkville could assist the property owner/
developer in marketing the site for commercial and
office development. A re-zoning of portions of the site
for residential development would be needed.
MULTI-FAMILY /
SENIOR HOUSING 18 ACRES
100 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY C: DEVELOP REMAINING
KENDALL MARKETPLACE OUTPARCELS
Kendall Marketplace, at 750,000 square feet of
gross leasable space, is Yorkville’s largest shopping
center. Current anchor tenants include Marshall’s,
Super Target, Kohl’s, Dick’s Sporting Goods, and
Home Depot. However, 19 retail spaces out of a total
of 36 are vacant and available for lease; in addition,
19 outparcels remain undeveloped. The development
strategy going forward is to consider a mix of both
destination and neighborhood-serving retail uses on
20 acres of the remaining outparcels fronting Veterans
Parkway and Cannonball Trail, and an institutional or
office use for 10 acres of land at the southeast corner
of the center behind the commercial outparcels. A
larger-scaled office or institutional development could
comprise adjunct government or medical offices in
close proximity to the Kendall County Courthouse
and Rush-Copley complexes to the south of Veterans
Parkway. Such development would be low-scale and
designed in a way to not block views into the shopping
center. The commercial outparcels would house stand-
alone retail or service-commercial developments.
STRATEGY D: FACILITATE A GROCERY-
ANCHORED DEVELOPMENT NEAR THE
ILLINOIS ROUTE 47 AND 71 INTERSECTION
The Yorkville community has long desired a new
grocery store servicing the City’s south side
neighborhoods; an estimated gap of more than $26
million in grocery spending currently exists and
would support the addition of a mid-size specialty
or regionally-based grocery. Six potential sites for
a grocery-anchored development exist at or near
the intersection of Illinois Routes 47 and 71 ranging
in size from eight to 14 acres. Four of the six sites
(Sites A, B, E and F) are currently undeveloped; the
other two (C and D) would require property assembly
and removal of existing buildings to accommodate
a larger-scale grocery store development; larger
parcels offer opportunities to combine some in-line
or outparcel commercial development with a grocery
store anchor. In addition, some parcels may need to
address specific site planning and screening issues
with adjacent residential subdivisions and industrial
parks. Site A perhaps represents the best option for a
grocery-anchored development given other adjacent
commercial uses and the available street network. Site
D may be less favorable an option if an expansion of the
Fox Industrial Park south to Illinois 71 is pursued.
IMPLEMENTATION ACTIONS
The City of Yorkville could assist the property owner/
developer in marketing and assembling the site for a
grocery-anchored development. Site D would need a
change in zoning from industrial to commercial.
Kendall Marketplace
Kendall Marketplace Yorkville Crossing
VETERANS PARKWAY
CA
N
N
O
N
B
A
L
L
T
R
A
I
L
CONSIDER
OFFICE USE
10 ACRES
BUILD-OUT RETAIL 20 ACRES
IL
R
O
U
T
E
4
7
IL ROUT
E
7
1
SITE A OPTION
12 ACRES SITE B OPTION
14 ACRES
SITE C OPTION
8 ACRES
SITE D OPTION
11 ACRES
SITE E OPTION
6 ACRES
SITE F OPTION
6 ACRES
IMPLEMENTATION ACTIONS
The City of Yorkville could assist the property owner/
developer in marketing the site for commercial and
office development. A re-zoning of portions of the site
for strictly office development could be considered.
101THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY F: ENCOURAGE NEIGHBORHOOD-
ORIENTED COMMERCIAL DEVELOPMENT
NEAR THE RAGING WAVES WATER PARK
The Raging Waves Water Park, which opened in 2008,
is Illinois’ largest outdoor waterpark and is situated
on 45 acres along Illinois Route 47 near Galena Road.
Nearly 3,000 people visit the water park daily during
the summer months. Given the relative proximity of
the park and nearby residential subdivisions, small-
scale neighborhood retail developments would be
suitable on land north of the park with a character zone
green space buffer fronting the developments along
Illinois Route 47. Such development would provide
commercial services oriented to the visitors of the
Water Park and residents of developing neighborhoods
to the north, east and west. This site could perhaps
incorporate six separate development parcels at four
acres each, or be developed as one neighborhood
retail center of 24 acres; the development would front
the building close to the character buffer than to the
rear of the lot. To the rear of the development along
Galena Road, a 28-acre park or combination indoor-
outdoor recreational facility that connects to the Water
Park to the south would be constructed; the facility
could be owned and managed by the private sector or
by the Parks and Recreation Department.Easton Town Center in Columbus, Ohio
“The Parkways” Site
STORMWATER MANAGEMENT 5 ACRES
9.0 ACRES
5.0 ACRES
0.5 ACRES
1.0 ACRE 1.0 ACRE
IL
R
O
U
T
E
4
7
Mc
H
U
G
H
R
O
A
D
COUNTRYSIDE PARKWAY
VETERANS PARKWAY
STRATEGY E: FACILITATE
DEVELOPMENT OF THE PARKWAY SITE
South of Countryside Parkway and east of Illinois
Route 47 and the Hampton Inn is the Parkways site,
which includes more than 22 acres of developable land.
Given the current slack in demand for commercial real
estate, it unlikely that this site will develop entirely
in one phase and will take several years beyond the
time horizon of this Comprehensive Plan to fully
build out. The site does offer an opportunity to take
advantage of the Hampton Inn’s location to create a
unique commercial development that incorporates the
hotel framing one side of a central green space; other
one-story commercial developments could frame the
green spaces other edges to the east, west and south
along Countryside Parkway. The green space would
be a significant feature for the development, perhaps
serving as a gathering space for farmers markets
or outdoor concerts; placemaking features such as
fountains, gateway elements, trees and landscaping
could be designed and installed as part of the green
space. Mixed-use developments around the green
space may also be possible long-term, although the
upper-stories could be used as offices rather than as
residential spaces. Other larger-scale commercial
development could take place further south and east
along the site with accessibility from Countryside
Parkway and the development’s internal street network.
IMPLEMENTATION ACTIONS
The City of Yorkville could assist the property owner/
developer in marketing the site for future commercial
development; a new site plan that incorporates the
green space would also need to be prepared.
IMPLEMENTATION ACTIONS
The City of Yorkville could assist the property
owner/developer in marketing the site for future
commercial development; a site plan would also
need to be prepared and reviewed. The park
and recreation facility could be developed by the
private sector or through the Yorkville Parks and
Recreation Department. Funding for construction and
management of the park space and facility would have
to be secured by the private sector or by the City.
CH
A
R
A
C
T
E
R
B
U
F
F
E
R
CH
A
R
A
C
T
E
R
B
U
F
F
E
R
IL
R
O
U
T
E
4
7
ROB
R
O
Y
C
R
E
E
K
GALENA
R
O
A
D
SPORTS FIELDS 28 ACRES
RAGING WAVES WATERPARK
RETAIL A 2 ACRES
RETAIL B 2 ACRES
RETAIL C 3 ACRES
RETAIL D 3 ACRES
RETAIL E 4 ACRES
RETAIL F 4 ACRES
Entertainment Retail in Rosemont, Illinois
Raging Waves Water Park Support Retail
102 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY G: PLAN FOR THE METRA STATION
TRANSIT-ORIENTED DEVELOPMENT DISTRICT
Feasibility of extending commuter rail service from
Aurora to Yorkville is currently being undertaken by
Metra. Although conclusions of the study will not be
released before the completion of this Comprehensive
Plan, a potential site for the rail station has been
identified, representing an opportunity to plan for a
transit-oriented development district for the area. A
transit-oriented development district is a commercial-
residential neighborhood that is designed to maximize
access to public transit, often integrating features that
encourage transit ridership, such as nearby commercial
services and high quality urban design and pedestrian
amenities that encourage walking to the train station.
While it is still unknown where the train station will be
sited exactly along the BNSF rail line, the TOD zone will
most likely occur near Beecher Road. Ideally, the TOD
neighborhood would be designed according to neo-
traditional design principles with gridded streets so
that land parcels could be developed more efficiently
near the station. Adjacent to the station area would
be neighborhood-serving commercial uses along
with higher density residential, such as townhomes
or apartments; on other blocks away from the station,
single family residential on smaller lots would be the
preferred land use. Greenways and parks would also
be incorporated as part of the TOD neighborhood. To
south of the BNSF rail line would be future phases of
the Whispering Meadows residential subdivision.
IMPLEMENTATION ACTIONS
If the commuter rail station proves feasible by Metra,
the City should adopt a TOD overlay zone that would
govern the future land use intensities and development
design of the district, perhaps through a form-based
code approach. A master development plan would also
have to be prepared along with the overlay zone; future
development would most likely be undertaken by a
master developer or several developers responsible for
different phases of the neighborhood’s residential and
commercial areas.
The Glen Metra Station in Glenview, IllinoisMetra Station in Highland Park, Illinois
Metra Station Transit-Oriented Development SIte
1/4 MILE RADIUS (5-MIN U T E W A L K )
METRA STATION
GR
E
E
N
S
P
A
C
E
STORMWATER MANAGEMENT
BE
E
C
H
E
R
R
O
A
D
FAXON
R
O
A
D
SHADOW WOOD DR.
WHISPERING MEADOWS FUTURE PHASES 100 ACRES
RETAIL
SITE A
8 ACRES
RETAIL SITE B 6 ACRES
MID-DENSITY RESIDENTIAL 80 ACRES
HIGH- DENSITY RESIDENTIAL 20 ACRES
Prairie Crossing Metra Station in Grayslake, Illinois
103THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
Figure 5.3 - Industrial Development Areas
Figure 5.3 - Industrial Development Areas
Table 5.2 - Industrial Development Areas
INDUSTRIAL AREA AREA LEFT
TO BUILD
NEAR-TERM AREAS ( 1 - 15 YEARS)
A. Yorkville Business Center 25 acres
B. Fox Industrial Park 2 acres
TOTAL NEAR-TERM 27 acres
LONG-RANGE AREAS ( 15 - 30 YEARS)
C. Fox Industrial Park Expansion 60 acres
D. Konick Property / Lincoln Prairie 100 acres
E. Healy Asphalt / Lincoln Prairie 200 acres
TOTAL LONG-RANGE 360 acres
TOTAL COMMERCIAL 387 acres
INDUSTRIAL AREAS
Yorkville’s principal industrial areas include the
Yorkville Business Center and Fox Industrial Park
along opposite ends of Illinois Route 47, the Wrigley
manufacturing complex, and the Lincoln Prairie
industrial areas along Eldamain Road. Apart from
the Wrigley complex, the other industrial areas
retain developable land for future industrial and
manufacturing use and should be the sole focus of
industrial development areas in Yorkville; no other
new industrial land in Yorkville is proposed within this
Comprehensive Plan. Some light-industrial uses exist in
the Downtown district and could remain as transitional
uses until market demand supports additional
commercial activity.
Of the five industrial areas with developable land, only
the Yorkville Business Center at Illinois 47 northwest
of the Wrigley complex, and Fox Industrial Center
near Illinois Routes 47 and 71, have parcels ready for
immediate development; approximately 27 acres are
available in these areas. The three remaining areas
are not subdivided into parcels; one area represents
a potential 60-acre expansion of the Fox Industrial
Park from its current boundary at Wolf Street south to
Illinois Route 71. These industrial areas are long-term
development prospects given the slack in demand for
industrial and manufacturing land in Yorkville.
To accomplish the future development of Yorkville’s
industrial areas, the community will focus on pursuing
several planning objectives, including
• Removing barriers to industrial area investment
and facilitating development through the use
of incentives and regulatory relief.
• Concentrating industrial attraction efforts in
near-term industrial areas, such as the Yorkville
Business Center and the Fox Industrial Park.
• Facilitating redevelopment of Industrial areas
to accommodate industrial developments of
different sizes and to achieve more modern
office park settings.
A
B
C
D
E
• Encouraging high quality industrial
development design that incorporates
consistent urban design and placemaking
elements.
• Ensure future industrial developments are
located near adequate transportation and
infrastructure networks.
• Incorporate appropriate buffering and
screening of industrial areas from land uses of
a lower intensity.
It is recognized that completing the full build-out of
industrial areas will occur over time and that build-
out efforts should focus first on completing existing
developments over initiating new ones. The following
are various strategies to achieve planning goals and
objectives in Yorkville’s industrial areas.
104 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY A: FACILITATE COMPLETION OF THE
YORKVILLE BUSINESS CENTER INDUSTRIAL PARK
The Yorkville Business Center mainly contains a
number of light-industrial uses with some ancillary
commercial-offices; approximately 25 acres of land
on different-sized parcels remain to be developed.
The Center is designed with an attractive landscape
setting that should serve to attract new businesses as
the industrial market approves overall in the region.
Building out the remaining parcels should be a high
priority with light industrial and other appropriate
manufacturing uses.
IMPLEMENTATION ACTIONS
The City should work with the Park’s owners and
developers to build-out the remaining parcels, perhaps
by implementing an incentive program that facilitates
build-out and other enhancements to the park,
including additional urban design and “placemaking”
improvements such as gateway signage, landscaping
and lighting treatments. Landscape buffering
treatments should be encouraged for the industrial
parcel adjacent to the residential subdivision on the
west.
STRATEGY B: FACILITATE COMPLETION
OF THE FOX INDUSTRIAL PARK
The Fox Industrial Park is approximately 54 acres
of industrially-zoned land located southeast of the
intersection of Route 47 and East Schoolhouse Road.
Businesses within the park include a mix of small
industries and manufactures along with a number
service-commercial outlets, such as a food pantry,
contractor supply stores, and auto-body shops. Several
of the single-tenant buildings were constructed in the
1970s. Two acres remain in the Park for development
and should be a focus of development efforts going
forward. Overall, the Park has an outdated, tired
appearance and could use urban design enhancements
such as consistent parkway landscaping, gateways, new
signage, and, potentially, placemaking elements such as
public art at certain locations within the park.
Industrial Park Landscaping
Yorkville Business Center
Industrial Park Landscaping
Yorkville Business Center Fox Industrial Park
I
L
R
O
U
T
E
4
7
BUILD-OUT
BUSINESS
CENTER
25 ACRES
I
L
R
O
U
T
E
4
7
SC
H
O
O
L
H
O
U
S
E
R
O
A
D
GARDEN STREET 1 ACRE
1 ACRE
IMPLEMENTATION ACTIONS
The City should work with the Park’s owners and
developers to build-out the remaining parcels, perhaps
by implementing an incentive program that facilitates
build-out. Additional urban design and “placemaking”
could be implemented through an urban design
plan that identifies appropriate gateway signage,
landscaping and lighting treatments.
105THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
SECTION 5 - PROSPEROUS CITY
DRAFT
STRATEGY C: REDEVELOP AND
EXPAND THE FOX INDUSTRIAL PARK
Expanding the Fox Industrial Park south to Illinois
Route 47 could provide additional opportunities to
attract smaller-scaled light industrial, warehousing and
office uses to an area of Yorkville that is served by two
state routes. Yorkville’s relative distant location from
interstate roadway access may be a limiting factor in
recruiting larger scale industrial and warehousing uses.
The expansion could potentially yield ten land parcels
in sizes ranging from three to six acres serviced by an
internal road network that links the expansion to Illinois
Routes 47 and 71 and the existing industrial park to the
north. The expansion area should be designed in an
industrial park setting similar to that of the Yorkville
Business Center with generous green space, attractive
lighting, and other landscape and placemaking features,
such as gateways and signage. An existing tree grove
and other environmental features on the eastern edge
of the property shall be maintained as part of the
development serving as a buffer to land uses to the
east of the site.
Fox Industrial Park Expansion Site
IL
R
O
U
T
E
4
7
IL ROUT
E
7
1
GREENBRIAR ROAD
LOT A 4 ACRES LOT B 6 ACRES
LOT C 4 ACRES
LOT D 4 ACRES
LOT E 3 ACRES
LOT F 4 ACRES
LOT G 5 ACRES
LOT H 5 ACRES
LOT I 5 ACRES
LOT J 6 ACRES
Expanding the Fox Industrial Park should serve as
motivation to exploring redevelopment options in the
existing Industrial park in order to create more sizable
lots for larger industrial users and to integrate the
physical design elements and features of the Park’s
expansion area. Perhaps, the Park’s expansion should
be planned as part of a larger redevelopment effort
for the entire Park. Strategy C is a long-term industrial
development opportunity.
IMPLEMENTATION ACTIONS
The City could work with an industrial park developer
to assemble properties and prepare a development
plan. A redevelopment plan could also be prepared
that incorporates existing industrial park land.
STRATEGY D: DEVELOP THE LINCOLN
PRAIRIE INDUSTRIAL PROPERTIES
Much of the land along Eldamain Road north of
Veterans Parkway is currently zoned industrial,
although agricultural is the existing land use. The
only exception to agriculture is the ComEd transfer
station. Past plans for this area have included a 32-
acre industrial park and a 234- acre commercial
and residential development, both located across
Eldamain Road from the Menards distribution center
in neighboring Plano. These locations appear to be
appropriate for industrial development, although, such
development may be long-term opportunities. Future
Industrial development should occur as a planned
industrial subdivision, similar to the Yorkville Business
Center, with landscaped parkways, gateways and other
placemaking features. This area could potentially yield
eight development parcels ranging in size from 10 to
60 acres, which could accommodate larger-scaled
industrial users. Landscaped buffers toward the front
of the property along Eldamain, Beecher and Corneils
Roads would serve as character design elements
reflecting the area’s semi-rural setting, as well as
buffers to adjacent land uses. Planned residential uses
in this area should be carefully considered given that
potential conflicts could exist between residential and
industrial uses. Ideally, Eldamain Road north of these
sites should be improved to accommodate long-term
industrial development.
IMPLEMENTATION ACTIONS
The City could work with an industrial park developer
to assemble properties and prepare a development
plan for the site.
Konick Property / Healy Asphalt / Lincoln Prairie Sites
MENARDS
DISTRIBUTION
CENTER
COMED
TRANSFER
STATION
BU
F
F
E
R
C
H
A
R
A
C
T
E
R
B
U
F
F
E
R
EL
D
A
M
A
I
N
R
O
A
D
BE
E
C
H
E
R
R
O
A
D
CORNEILS ROAD
FAXON ROAD
INDUSTRIAL LOT A 30 ACRES
INDUSTRIAL LOT B 45 ACRES
INDUSTRIAL LOT C 20 ACRES
INDUSTRIAL LOT D 20 ACRES
INDUSTRIAL LOT F 20 ACRES
INDUSTRIAL LOT G 15 ACRES
INDUSTRIAL LOT H 10 ACRES
INDUSTRIAL
LOT B
60 ACRES
Section 6: Yorkville Neighborhoods
“The tiered strategy for facilitating and managing housing
development within Yorkville presents opportunities to
shape Yorkville’s housing market and future residential
design in areas that have yet to be developed or in existing
subdivisions that are not currently platted nor entitled. ”
Part 2: Comprehensive Plan
SECTION 6 - YORKVILLE NEIGHBORHOODS
108 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Goals Policies for Decisions Makers
Yorkville’s traditional neighborhoods
have retained and enhanced their
character and livability.
Manage and facilitate the completion of
Yorkville’s subdivision developments.
Consider alternative housing strategies
in residential areas that are unlikely to
be built out over the next decade.
Improve subdivision and residential
design.
Yorkville has a wide range of quality
housing choices to meet the housing
needs of a wide range of household
income levels.
• Support the maintenance and rehabilitation of Yorkville’s traditional residential building stock.
• Undertake capital improvements in neighborhood streets, sidewalks and other infrastructure.
• Enhance connections to the Fox River waterfront.
• Explore potential for landmarks and historic districts to brand Yorkville’s historic residential center.
• Facilitate completion of Tier 1 and 2 residential areas – subdivisions with shovel-ready lots and available infrastructure.
• Consider the creation of additional incentives to spur residential development activity in Tier 1 and 2 subdivisions.
• Consider the re-platting of entitled subdivisions in Tier 3 and 4 subdivisions with alternative subdivision design and housing products that meet
local housing needs.
• Facilitate the re-zoning of certain Tier 3 and 4 subdivisions to different land uses, including agricultural.
• Update existing subdivision code with enhanced design standards.
• Adopt conservation and neo-traditional subdivision codes as needed and appropriate.
• Implement neighborhood urban design and placemaking enhancements.
• Support the addition of different housing products, including duplexes, townhomes, apartments, senior housing and conservation
subdivisions.
Goals and Policies for Yorkville Neighborhoods
SECTION 6 - YORKVILLE NEIGHBORHOODS
109THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
SECTION 6 - YORKVILLE NEIGHBORHOODS
The following chapter provides key planning goals and strategies for Yorkville’s older residential areas and more recent subdivision
development.
TRADITIONAL
NEIGHBORHOOD
Yorkville’s traditional neighborhood areas are generally
located around Downtown Yorkville both north and
south of the Fox River. These areas are defined by
older homes that date from the mid-19th century
to the 1950s, with a mix of Queen Anne, Bungalow,
Colonial and Ranch architectural styles. The overall
planning emphasis for Traditional Neighborhoods is
conservation of the existing housing stock; street,
parkway and infrastructure improvements; and,
compatible residential infill consistent with the overall
character and scale of adjacent homes and blocks.
To accomplish this, the Yorkville community will focus
on implementing several planning objectives, including
• Encourage conservation and preservation of
the existing housing stock through property
maintenance and rehabilitation efforts.
• Undertake improvements to neighborhood
infrastructure, including parkways, streets,
alleys, and lighting to improve infrastructure
conditions, walkability and the neighborhood’s
sense of place.
• Ensure connectivity between traditional
neighborhoods and adjacent residential and
commercial areas.
• Encourage appropriate, well-scaled infill
housing in existing neighborhoods on vacant
lots.
The following are various strategies to achieve
planning goals and objectives in Yorkville’s traditional
neighborhood areas.
STRATEGY A: CONDUCT ONGOING
NEIGHBORHOOD CAPITAL IMPROVEMENTS
A capital improvement program for Yorkville’s
traditional neighborhoods should be created
prioritizing important infrastructure projects such
as the repair and rebuilding of streets and sidewalks
where needed. Parkway, neighborhood “greening”
treatments such as rain gardens and landscape
enhancements, and placemaking projects, including
gateway, signage and public art could potentially
be funded through a specific neighborhood capital
improvement program.
IMPLEMENTATION ACTIONS
The City could dedicate portions of its capital
improvement monies on enhancements to the
traditional neighborhood areas, as well as seek funding
through grants and special assessments.
STRATEGY B. PREPARE A
NEIGHBORHOOD DESIGN MANUAL
A design manual can be prepared by the City to
provide guidelines and best practices to exterior
housing rehabilitation, addressing topics such as
siding repair and removal, painting, porch repair and
replacement, new additions, landscaping, garages
and driveways, and energy efficiency. Photos, images
and graphics could help illustrate and describe
rehabilitation methods and standards. The purpose is
to encourage the conservation and preservation of the
housing stock in the traditional neighborhood areas,
as well as guide new housing construction that is in
scale and character with adjacent housing. The manual
would be a separate document from the existing
Design Guidelines, which addresses design issues
primarily in Yorkville’s developing areas, the manual
could be used in design review of new construction in
traditional neighborhood areas, or in tandem for any
property rehabilitation incentive program that might be
developed in the future.
STRATEGY C: EXPLORE NATIONAL
REGISTER DESIGNATIONS FOR THE
TRADITIONAL NEIGHBORHOOD
A National Register Historic District designation
should be explored for the traditional neighborhoods
surrounding Downtown Yorkville as a way to brand
and build the image of the neighborhood as a distinct
area of the community. National Register Districts are
honorary and do not restrict the homeowner from
use of the property; however, a district designation
does allow homeowners to access the Illinois Historic
Property Tax Freeze Program, which freezes a
homeowner’s property tax assessment at pre-
rehabilitation levels for eight years if they undertake
a substantial rehabilitation of their historic property.
Individual properties may also be eligible for National
Register listing, which could also take advantage of
federal Historic Preservation Tax Credits if a National
Register listed house is used for a bed and breakfast
operation. Given the traditional neighborhood’s
proximity to Downtown and the Fox River, a bed and
breakfast could be feasible for an appropriate historic
house.
IMPLEMENTATION ACTIONS
A consultation with the Illinois Historic Preservation
Agency regarding the necessary procedures for
determining whether there is a potential National
Register district is needed; most likely, a survey
may need to be conducted to assess the integrity of
properties and the number of homes and buildings that
could contribute to a district.
Figure 6.1 - Traditional Center
SECTION 6 - YORKVILLE NEIGHBORHOODS
110 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
RESIDENTIAL SUBDIVISIONS
The existing state of partially completed and latent
housing developments and subdivisions outside
Yorkville’s traditional neighborhoods requires a new
planning approach —an approach that recognizes that
the current supply of more than 5,000 entitled housing
units will most likely not be built within the time horizon
of this Comprehensive Plan. Therefore, the approach
would recommend policies and initiatives that promote
the completion of developing subdivisions while
considering alternative solutions for subdivisions that
have not been platted or entitled. Alternative solutions
would provide a unique opportunity for Yorkville to
encourage the construction of new housing products
that would capture potential housing demand, and
consider different methods for subdivision design that
would enhance the community’s visual character, as
well as protect important scenic and environmental
assets in Yorkville’s developing areas. The approach
would essentially divide residential subdivisions
according to four separate tiers that would guide
housing development policy in both the short and long-
terms.
To accomplish this, the Yorkville community will focus
on implementing several planning objectives, including
• Targeting the use development incentives and
regulatory relief to facilitate the completion of
Tier 1 and Tier 2 subdivisions.
• Explore the potential of re-platting and
redesigning subdivisions that have been
entitled but not platted.
• Ensure high quality subdivision design.
• Consider retaining open space and agricultural
land if the subdivision has not been entitled or
platted.
• Promote the sustainable development of
residential subdivisions consistent with the
provision of adequate infrastructure systems,
including streets, sewer and water.
RESIDENTIAL AREA UNITS LEFT
TO BUILD
A. Autumn Creek 33 units
B. Heartland Circle 33 units
C. Country Hills 36 units
D. Windett Ridge 122 units
E. Briarwood 21 units
F. Blackberry Woods 42 units
G. Prairie Meadows 48 units
TOTAL TIER 1 RESIDENTIAL 335 units
A
B
C
D
E
F
G
Figure 6.2 - Tier 1 Residential Development Areas
TIER 1 RESIDENTIAL AREAS
Tier 1 residential development areas are those with
completed infrastructure systems, including streets,
water and sewer service, with homes currently being
built; in other words, these subdivisions are considered
active. these areas include 355 parcels left to be
built, compromising seven residential subdivisions
throughout Yorkville. These subdivisions include
Autumn Creek, Blackberry Woods, Country Hills,
Heartland Circle, Windett Ridge, Briarwood, and Prairie
Meadows. At post-2008 recession construction levels
and a projected absorption rate of about 100 units a
year, the remaining parcels represent a land supply
of more than three years; these subdivisions could
realistically be built-out within the time horizon of this
Comprehensive Plan. The residential construction
product is primarily detached single-family residential.
The City should consider Tier 1 subdivisions priority
residential areas and should work with developers
and builders to expedite their completion through the
extension or enhancement of the BUILD program or
the creation of other incentives as deemed necessary.
The City may want to consider offering the BUILD
program only to developers and builders constructing
units in Tier 1 subdivisions. Tier 1 subdivisions could
also benefit from other urban design and placemaking
enhancements, such as gateways and signage that
could help integrate and promote these areas as part of
the Yorkville community.
Figure 6.2 - Tier 1 Residential Development Areas
Table 6.1 - Tier 1 Residential Development Areas
SECTION 6 - YORKVILLE NEIGHBORHOODS
111THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
RESIDENTIAL AREA UNITS LEFT
TO BUILD
H. Kendallwood Estates 83 units
I. Raintree Village
(single-family)196 units
I. Raintree Village
(duplex-units)59 units
I. Raintree Village
(townhomes)108 units
J. Whispering Meadows 71 units
K. Caledonia
(Phase 1 and 2)96 units
L. Prestwick of Yorkville
(Unit 1)104 units
M. Bristol Bay
(townhomes)60 units
N. Grande Reserve
(single-family)690 units
N. Grande Reserve
(duplex-units)36 units
N. Grande Reserve
(townhomes)74 units
TOTAL TIER 2 RESIDENTIAL 1,577 units
TIER 2 RESIDENTIAL AREAS
Tier 2 residential developments are areas with mostly
completed roadway and utility infrastructure, but
are considered dormant or latent with no active
housing unit construction. Currently, there are
11 Tier 2 residential areas located in the Grande
Reserve, Raintree Village, and Whispering Meadows
subdivisions, mainly representing different phases
of each subdivision’s development. The primary
residential development products are a mix of
detached single family, duplex units, and townhomes.
The supply of available entitled land is 1,577 parcels
that shovel-ready for development; however, the
expected build-out of these areas is 15 years. Given
that infrastructure is already installed and the units
entitled, Tire 2 residential areas should receive priority
in facilitating their completion, perhaps, in similar
vein with Tier 1 subdivisions, by offering incentives
for housing construction through the BUILD program
or some other incentive. However, to encourage
the completion of Tier 1 subdivisions first, incentives
offered for Tier 2 subdivisions may be in lesser
amounts or in different forms, perhaps in addressing
any remaining infrastructure issues related to roads,
sidewalks, utilities, or stormwater management. Some
Tire 2 subdivisions have yet to receive final roadway
improvements, such as a top-coat layer to the street
surface. Tier 2 subdivisions could also benefit from
other urban design and placemaking enhancements,
such as gateways and signage that could help integrate
and promote these areas as part of the Yorkville
community.
H
I
J
K
L
M
N
Figure 6.3 - Tier 2 Residential Development AreasResidential Housing at the Bristol Bay Subdivision
Figure 6.3 - Tier 2 Residential Development Areas
Table 6.2 - Tier 2 Residential Development Areas
SECTION 6 - YORKVILLE NEIGHBORHOODS
112 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
RESIDENTIAL AREA UNITS LEFT
TO BUILD
O. Westbury South Village
(single-family)181 units
O. Westbury South Village
(townhomes)294 units
P. Kendall Marketplace
(single-family)28 units
P. Kendall Marketplace
(townhomes)164 units
Q. Westbury East Village
(single-family)293 units
Q. Westbury East Village
(townhomes)605 units
R. Heartland Meadows 47 units
S. Grande Reserve
(single-family)371 units
S. Grande Reserve
(duplex-units)332 units
S. Grande Reserve
(townhomes)405 units
S. Grande Reserve
(apartments)300 units
T. Prairie Meadows
(multi-family)268 units
U. Prestwick of Yorkville 248 units
V. Whispering Meadows 150 units
W. Windett Ridge 16 units
TOTAL TIER 3 RESIDENTIAL 3,702 units
TIER 3 RESIDENTIAL AREAS
Tier 3 residential development areas are those
consisting of undeveloped agricultural land that have
been entitled, but not platted. No infrastructure
systems have been installed in these areas. Currently,
there are 15 developments in Tier 3 representing a
total of 3,702 residential parcels left to be built, a land
supply of more than 33 years that is unlikely to be
built-out during the time horizon of this Comprehensive
Plan. These residential areas are mainly located in
the Grande Reserve, Westbury Village and Prestwick
subdivisions, mainly representing different phases of
each subdivision’s development. Given the unlikelihood
that these areas will develop in the near future and are
not platted, consideration shall be given to allowing the
relinquishment of the entitlements to keep the land as
open space or agricultural uses, or allowing developers
to file new plats that offer preferable, alternative
subdivision design and different housing products that
meet local housing needs.
P
Q
S
T
U
V
W
S
O
Figure 6.4 - Tier 4 Residential AreasGrande Reserve Subdivision
Figure 6.4 - Tier 3 Residential Development Areas
Table 6.3 - Tier 3 Residential Development Areas
SECTION 6 - YORKVILLE NEIGHBORHOODS
113THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
TIER 4 RESIDENTIAL AREAS
Tier 4 residential areas are those consisting of
undeveloped agricultural land that have not been
entitled or platted; roads, utilities and sewer lines
have also not been installed. Overall, these areas
represent more than 1,300 acres of land that are
unlikely to be developed during the time horizon of
this Comprehensive Plan. Consideration shall be given
to re-zoning these areas to agricultural use or open
space. Alternatively, if market demand and developer
interest improves for residential development, these
areas would be more suitable for conservation-type
subdivision design to ensure the protection of scenic
views, open space, tree groves and other environmental
features.
RESIDENTIAL AREA AREA LEFT
TO BUILD
1. Zangler Property 6 acres
2. Yorkville Crossing 69 acres
3. B&P Properties 14 acres
4. Bailey Meadows 112 acres
5. Corneils Crossing 15 acres
6. Fisher Property 15 acres
7. Schramm Property 110 acres
8. Westhaven 506 acres
9. Hudson Lakes 142 acres
10. Townes at
Windett Reserve 93 acres
11. Windmill Farms 9 acres
12. Kleinwachter 5 acres
13. Rob Roy Falls 108 acres
14 Tanglewood Trails 68 acres
15 Metra Station TOD Site 100 acres
TOTAL TIER 3 RESIDENTIAL 1,372 acres
14
15
13
12
11
10
9
8
7
6
5
4
3
2
1
8
Figure 6.5 - Tier 5 Residential AreasRemaining farmstead within Yorkville’s City Limits
Figure 6.5 - Tier 4 Residential Development Areas
Table 6.4 - Tier 4 Residential Development Areas
SECTION 6 - YORKVILLE NEIGHBORHOODS
114 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
RESIDENTIAL DESIGN
The tiered strategy for facilitating and managing
housing development within Yorkville presents
opportunities to shape Yorkville’s housing market
and future residential design in areas that have yet to
be developed or in existing subdivisions that are not
currently platted nor entitled. Alternative approaches
to residential design should be considered for three
principal reasons: one, there is a need to differentiate
Yorkville’s subdivisions from others in the immediate
region, which can help promote a distinct product value
in Yorkville housing from other communities; two, new
housing products are needed to help meet different
types of housing demand in Yorkville; and three,
alternative subdivision design can add to Yorkville’s
green infrastructure and trail networks, also aiding in
stormwater management and environmental protection.
Just as important, new subdivision design can help
in maintaining Yorkville’s semi-rural setting, which is
already an important feature that attracts people to live
and work in the community.
There are five different types of neighborhood
residential design approaches that can be employed in
Yorkville for future subdivision development. Estate
residential and conservation design, which both
promote the integration of open space conservation in
housing development, should be considered in areas
around the developed perimeter of Yorkville — in
areas to the north and south of Downtown Yorkville
and the surrounding traditional neighborhoods where
agricultural land predominates. These areas also
contain subdivisions that are not platted nor entitled.
Conventional and neo-traditional residential design
are other subdivision types that incorporate gridded
street patterns, a mix of uses and more variety in
housing products; there is less emphasis on open space
conservation in these areas, however. Each residential
subdivision type is explained below
LOCATION TYPOLOGY MAP
The Location Typology Map on the opposite side the
page depicts areas where certain subdivision design
types should be preferred over others. For the most
part, most existing subdivisions (shown in yellow)
are designed with conventional standards, although
many have parks and open spaces as part of their
developments. Other areas shown in tan could be
Legend - Residential Typology Map
PLANNING AREA ESTATE/CONSERVATION
RESIDENTIAL
SUBURBAN
RESIDENTIAL
MID-DENSITY
RESIDENTIAL
FUTURE ROADWAY TRADITIONAL
NEIGHBORHOOD
RESIDENTIAL
METRA STATION
TRANSIT-ORIENTED
DEVELOPMENT
RIVERS / STREAMS
developed either as estate residential neighborhood
or as conservation subdivisions depending on what
environmental features are present and worth
preserving in a new development. Neo-traditional
neighborhoods would appropriate in areas near
Downtown or in the Metra Station TOD district.
CONVENTIONAL SUBDIVISION DESIGN
The majority of recent subdivisions in Yorkville have
been designed in more conventional subdivision design
features, including longer blocks, curvilinear roads and
detached single family housing as the dominate land
use. While conventional subdivisions are somewhat
more straightforward to design and construct, they
often result in uniform housing products and a lack of
open space and connectivity to other neighborhoods
if these issues are not addressed through a planned-
unit development process. While such subdivision
design has served Yorkville well in the past, in terms of
generating new housing development, they might not
be suitable in areas where Yorkville’s scenic, semi-rural
environmental features may be more important to
retain.
CONSERVATION SUBDIVISIONS
An alternative to the standard subdivision design are
conservation subdivisions that conserve natural areas,
open space, and historical and cultural resources while
new development is designed and clustered in a way
that does not impact those resources. Conservation
subdivisions would be more suitable in Tier 3 and
4 areas where topography and vista views, tree
groves, creeks and poorly drained areas should be
protected from development. Undeveloped green
space within such developments could be linked
together to form greenways and parks, which would
help add to Yorkville’s open space inventory and green
infrastructure network. Generally 40 to 60 percent
of a development site is set aside in conservation
areas; therefore, homes are built on smaller lots
than in a conventional subdivision and are situated
to provide the greatest view of the preserved open
space. Pedestrian and bicycling routes are encouraged
to promote connections between neighborhoods.
Conservation subdivisions can also be designed to
make the best possible use of existing infrastructure.
Figure 6.6 - Residential Typology Map
SECTION 6 - YORKVILLE NEIGHBORHOODS
115THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Placing residential development within a natural
resource context means that land-use planning
decisions will be made in accordance with a cohesive
plan for a community’s greenway and open space
system. In addition, new developments are designed to
reduce construction in aquifer recharging areas. Like
planned unit developments, conservation subdivisions
could be instituted as a “floating” zone that may
be selected as an alternative design approach by a
developer or builder.
ESTATE RESIDENTIAL
Estate residential developments are typically defined
by large lot single-family development that are often
contained within developed estate subdivisions or
along physical features such as ridges or creeks
that take advantage of an area’s environmental or
scenic qualities. Estate residential lots generally
accommodate one to two dwelling units per acre
and, unlike conservation subdivisions, do not usually
encourage the clustering of residential units. However,
estate residential developments should consider
open space and vista views in the siting of houses on
individual lots and in the placement of streets. Tree
groves and other environmental features should also
be preserved as much as possible. Pedestrian and
bicycling routes are also encouraged to promote
connections between neighborhoods. Estate
residential subdivisions would be appropriate for areas
in the northern, southeast and southwest portions of
Yorkville where undeveloped agricultural land, along
with subdivisions that have not been platted or entitled,
would be suitable for large lot residential development.
NEO-TRADITIONAL NEIGHBORHOOD DESIGN
An alternative subdivision design alternative is
the neo-traditional neighborhood design, which
emulates traditional design principles inherent in
older neighborhoods such as the neighborhood
block surrounding the Downtown district. Such
neighborhoods typically feature a mix of housing types,
front porches, rear-loaded garages, gridded street
patterns, sidewalks, and an integration of uses such
as homes, shops, and open space. A neo-traditional
subdivision design requirement could be instituted as
a “floating” zone that may be selected as an alternative
design approach by a developer or builder. Such
subdivisions would be appropriate for the Metra
Station TOD District and other areas near Yorkville’s
traditional neighborhoods adjacent to Downtown.
METRA STATION TOD DISTRICT
A proposed Metra Station TOD district is proposed as
part of Yorkville’s future land use pattern and has been
discussed as part of the commercial land use strategy
previously. In terms of its housing component, a hybrid
between neo-traditional and conventional subdivision
design may be appropriate, where a gridded street
network could be planned near and around the station
area to accommodate commercial and higher-density
residential uses, and a more conventional street pattern
for detached single family housing around longer
street blocks to take advantage of any topographical or
environmental features within the TOD district.
Conventional Subdivision Design in Round Lake, Illinois
Conservation Subdivision Design in Grayslake, Illinois Estate Residential Design in Round Lake, Illinois
Neo-Traditional Neighborhood Design in New Albany, Ohio Prairie Crossing Metra Station TOD in Grayslake, Illinois
Section 7: Community Systems and Infrastructure
“The City of Yorkville will continue to provide and maintain a
complete system of infrastructure and open spaces that allow
residents and visitors to enjoy amenities and social activities.”
Part 2: Comprehensive Plan
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
118 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Goals Policies for Decisions Makers
Undertake strategic investments in the
roadway network.
Manage Downtown Yorkville’s parking
supply effectively and efficiently.
Implement a growth management
strategy.
Maintain an enhanced and well-
preserved parks and open space system.
Improve the transportation network
through mobility enhancements.
Ensure City infrastructure systems
are updated and modernized to meet
current and future needs of Yorkville
residents.
• Continue building the community roadway network through new development and other state and local planned projects.
• Monitor state and county-financed roadway projects for potential impacts on local land use.
• Assess and analyze Downtown parking conditions.
• Implement Downtown parking management initiatives that make more effective use of the existing parking supply and considers new public parking
areas.
• Pursue new and updated boundary agreements with neighboring communities.
• Coordinate with Kendall County on annexations of subdivisions within Yorkville’s extraterritorial jurisdiction.
• Update the Park and Recreation Department Master Plan.
• Promote a broad range of high quality parks and recreational facilities that meet the needs of Yorkville residents.
• Integrate new park and open space elements wherever feasible in subdivision development.
• Consider establishment of a Yorkville Park District.
• Update the trial plans to reflect near-term growth trends in residential development.
• Continue building the Yorkville trail system through a combination of both off and on-street paths.
• Enhance pedestrian crossings in key locations and continue installation of sidewalks in areas of need.
• Continue planning for a Metra Station TOD district.
• Update the City water supply infrastructure plan.
• Coordinate sanitary system improvements with the Yorkville-Bristol Sanitary District
• Evaluate and plan for future sanitary line extensions in areas where future growth and development is expected.
Goals and Policies for Community Systems and Infrastructure
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
119THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
SECTION 7 - COMMUNITY
SYSTEMS & INFRASTRUCTURE
Infrastructure is a twofold definition. First, it represents multi modal transportation systems
which includes automobile transit and roadway systems, public transportation systems,
airports and air travel, railroad (freight and commuter) systems, and bicycle and pedestrian
transit systems. Second, transportation systems can be local, regional, state-wide, or even
national. The purpose of this section is to describe the status of the current and proposed
transportation system and explain how it will impact future growth. Findings that will
influence planning recommendations are included at the end of this section.
CURRENT CONDITIONS
ROADWAY NETWORK
Yorkville’s transportation system consists of a network
of highways, local roads, sidewalks, freight rail lines, and
trails. Yorkville is located approximately 12 miles south
of Interstate 88 and 20 miles north of Interstate 80.
The transportation network is owned and maintained
by various agencies, including IDOT, Kendall County,
and the City of Yorkville. The existing roadway and
railroad network is shown in Figure 7.1. The Chicago
Metropolitan Agency for Planning (CMAP) provided
traffic forecast data for key roadways. Existing and
forecast traffic volumes are shown below. All of these
roads are under the jurisdiction of IDOT. Roads that
are highlighted in yellow in the table refer to roadways
that are planned for roadway widening between today
and 2040 to increase capacity. All remaining roadways
shown in the table are expected to remain at their
current width of 2 or 4 lanes as shown.
With limited data, a planning level analysis of the
major roads was conducted. Level of Service (LOS)
is a measure of roadway performance that assigns a
letter grade of A through F based on peak hour traffic
volumes for a given roadway segment. It is a composite
measure that takes into account average travel speed,
average delay per roadway user, and the roadway’s
design capacity or maximum serviceable traffic volume.
An acceptable LOS for roadway networks is between
LOS A, which signifies free-flow travel without delay
caused by other roadway users and LOS D, which
signifies delays average travel speeds that are roughly
half of posted speed or traffic volumes approaching
design capacity.
In the absence of peak hour data, the peak hour can be
estimated as a share of average daily traffic (ADT). For
typical conditions, peak hour traffic can be estimated
at 10 percent of ADT. Using this method, key roadways
in Yorkville were reviewed to identify existing or
proposed year 2040 capacity constraints. Two-lane
roadways with more than 17,000 vehicles per day and
four-lane roadways with more than 36,000 vehicles
per day may pose capacity constraints. However,
other factors, such as driveways and the number of
turning movements, also may have positive or negative
impacts on roadway capacity and would need to be
studied in further detail. Two roadway segments for
which capacity constraints may be an issue in 2040 are
highlighted in red in Table 7.1.
With the proposed roadway widening, Yorkville’s
transportation network is expected to be able to
accommodate traffic forecasts. CMAP and IDOT
update their plans on a regular basis to address
changes in travel patterns and financial conditions.
These plan updates should be monitored to determine
if there are changes in conditions or planned
improvements.
LANES CURRENT ADT YEAR 2040 ADT
Illinois 47
South of IL 71 21 8,050 16,000
IL 71 north to Greenbrier Road 4 9,800 19,000
Greenbrier Road north to Schoolhouse Road (IL 126)4 12,300 23,000
Schoolhouse Road (IL 126) north to Fox Street 4 18,300 33,000
Fox Street north to River Road (Bridge)4 22,600 42,000
River Road north to US 34 4 19,500 33,000
US 34 to north Countryside Parkway 4 16,700 31,000
Countryside Parkway north to Cannonball Trail 21 15,100 26,000
Illinois 71
West of IL 47 2 8,450 13,000
IL 47 east to Country Hills Drive 21 9,200 18,000
Country Hills Drive east to Schoolhouse Road (IL 126)21 8,750 17,000
Schoolhouse Road (IL 126) east to Hilltop Road 21 9,050 16,000
Hilltop Road east to Van Emmon/Reservation Road 21 9,350 16,000
Illinois 126 (Schoolhouse Road)
IL 47 east to IL 71 2 6,400 11,000
East of IL 71 2 6,150 11,000
US 34
West of Cannonball Trail 21 16,600 29,000
Cannonball Trail east to IL 47 21 19,300 25,000
IL 47 east to McHugh Road 21 13,300 26,000
McHugh Road east to Bristol Ridge Road 21 13,400 28,000
Bristol Ridge Road east to E. Rickard Road 21 16,000 31,000
E. Rickard Road east to Orchard Road 21 17,000 33,000
Orchard Road east to Clark Ave 2 12,500 18,000
Clark Ave east to W. Washington Street 2 11,900 17,000
Table 7.1: Existing and Forecast Average Daily Traffic (ADT) Volumes
1 These two-lane roadways are planned for widening to four lanes by 2040
Note: Roadways for which there may be capacity constraints in 2040 are highlighted in red.
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
120 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 7.1 - Existing Roadway and Rail Network
Figure 7.1 - Existing Roadway and Rail Network
Pavement condition is another important factor in
keeping the transportation network in a state of
good repair. The City of Yorkville conducts pavement
condition surveys on local roads on an as-needed
basis to identify transportation project priorities for
the City’s Capital Improvement Plan (CIP). The City’s
2015 budget as approved by City Council stated that
the City’s combined roadway score for roadways
within the jurisdiction of the City of Yorkville is 82 out
of a possible score 100. Graph 7.1 shows the share of
roadways in each condition category by total mileage
of roadway.
In order to keep the roadway network in a state of
good repair, the City estimated a need of $2.1 million
annually for roadway improvements. $1 million has
been funded. The City anticipates that the combined
roadway score will drop from 82 to 77 by 2018 with
some exceptions for roadway improvement projects
currently under way.
Graph 7.1: Roadway Conditions
Source: City of Yorkville
5
10
15
20
25
30
35
MI
L
E
S
O
F
R
O
A
D
W
A
Y
ROADWAY CONDITION RATING
90-100
EXCELLENT
19.4
80-89
VERY GOOD
31
70-79
GOOD
20.2
60-69
FAIR
7.2
40-59
POOR
3.7
10-39
VERT POOR
0
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
121THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Figure 7.2 - Existing and Planned Bicycle Improvements
Figure 7.2 - Existing and Planned Bicycle ImprovementsBICYCLE NETWORK
Existing and proposed bicycle facilities are shown
in Figure 7.2 – Existing and Proposed Bicycle
Improvements. For the purpose of this plan the bicycle
facilities are referred to as shared use paths or trails.
A trail can be used by a pedestrian or a bicyclist and
generally are a little wider than a sidewalk. Yorkville
has done a very good job of requiring developers
to include trails within residential subdivisions.
The Yorkville Comprehensive Plan and Integrated
Transportation Plan proposed much larger and more
connected bicycle facility network.
The Kendall County Trails and Greenways Plan states
that “while a number of communities have constructed
multi-use trails in Kendall County, the vast majority
of the trail system exists only on plans.” Proposed
trails from the Kendall County Trails and Greenways
Plan were coordinated with the Yorkville Integrated
Transportation Plan and 2008 Yorkville Comprehensive
Plan.
While a concerted effort has been undertaken to plan
the location of trails within Yorkville, the proposed
trail network relied on implementation by developers
as a condition of subdivision approval. Additionally,
trail connections are needed across roadways. On-
street facilities will be needed in order to make these
connections.
Generally, low-volume, two-lane streets with posted
speeds below 30 miles per hour are considered
low-stress roadways that are good candidates for
accommodating bicyclists on-street without much
additional accommodation. If the City wishes to expand
its existing bike network, many of these streets can
be identified, or the City can install signs directing
roadway users to the best streets for bicycling.
However, wider and faster roadways need to be
analyzed in greater detail to identify what types of
facilities would be needed to provide a facility that
is comfortable for bicyclists to use. A bicycle plan is
needed that identifies specific gaps in the network
for bicycling and prepares a capital improvement plan
for bicycle facilities. Much of the cost in improving
bicycling in Yorkville will occur at intersections, which
generally are the highest-stress locations within a
bicycle network.
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
122 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
PEDESTRIAN NETWORK
Sidewalks, shown in blue in Figure 7.3, are located along
most residential streets within the City. Illinois Route
47, through downtown Yorkville, also has sidewalks. As
shown in the figure, every subdivision that has been
completed in Yorkville has a sidewalk network. Gaps
exist on major roads including River Road, Illinois Route
71, and Illinois Route 126. On these roadways, there are
sidewalks in some locations but gaps in the network
limit connectivity. Sidewalks are a requirement of
subdivision approval, and are installed by developers
when subdivisions are built. Some older subdivisions do
not have sidewalks. Developments within the City of
Yorkville where the sidewalk system has not been fully
completed and gaps exist are outlined in red.
Pedestrian crosswalks in Yorkville generally are not
marked unless they are located on city-owned roads
and there are sidewalks leading to the crossing. An
example of this is on Game Farm Road near City Hall in
the image below.
Figure 7.3 - Existing Sidewalk Network
Figure 7.3 - Existing Sidewalk Network
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
123THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
TRANSIT
Transit service in Yorkville is provided as a paratransit
“dial a ride” style service operated by Kendall Area
Transit (KAT). Its objective is to “implement transit
service in the Kendall County area that is reliable,
flexible, and financially sustainable, while satisfying
the various mobility needs of the general public and
individuals unable to access or operate a private
automobile.” The service requires registration and
serves destinations within Kendall County as well as
select locations outside Kendall County.
The Burlington Northern Santa Fe ( BNSF) Line carries
Metra commuter rail traffic between Aurora and
Chicago. Currently, Metra is conducting a feasibility
study to determine the potential for extending
commuter rail service west of the current terminus
in Aurora, located 12 miles northeast of Yorkville.
Pending the results of the study, the City of Yorkville
has identified a location along the BNSF line that could
serve as a potential station area. The proposed station
area would be located along the BNSF on the western
end of Yorkville between Beecher Road and Faxon
Road.
The Illinois Valley Public Transportation Plan (IVPTP) is
currently underway to explore the physical, operational,
and financial feasibility of commuter rail along the
Illinois Railway (IR) between Aurora and Peru and
the CXS operated railway between Joliet and Peru.
The study concluded that a physical connection
was feasible, but that further study was needed to
determine whether ridership would support the
investment.
Figure 7.4 - Existing Rail Network
NAME STREET SITE SIZE (ACRES)ZONING
N/W Corner Il.47&Bn N/W Corner Il.47&Bn 65.7 Industrial-Light
N/W Corner Il 47&71 N/W Corner Il 47&71 50 Industrial-Light
Corneils Rd.Corneils Rd.15.35 Unknown
Yorkville Business Center - Lot 19 147 Commercial Drive 3.5 Industrial-Light
Yorkville Business Center - Lot 20 169 Commercial Drive 2 Industrial-Light
Yorkville Business Center - Lot 12 198 Commercial Drive 1 Industrial-Light
Yorkville Business Center - Lot 14 n/a 1 Industrial-Light
Yorkville Business Center - Lot 15 132 Commercial Drive 1 Industrial-Light
Yorkville Business Center - Lot 23 225 Commercial Drive 1 Industrial-Light
Yorkville Business Center - Lot 8 254 Commercial Drive 1 Industrial-Light
Yorkville Business Center - Lot 9 232 Commercial Drive 1 Industrial-Light
Table 7.2: Industrial Property Listings
Figure 7.4 - Existing Rail NetworkRAIL FREIGHT
The railroad network through Yorkville consists of two
main lines: the BNSF Line that passes through northern
Yorkville, and the Illinois Railway, which is a freight-only
line that travels along the south bank of the Fox River
from Montgomery to Streator, Illinois.
In the Yorkville area, there are three spur lines:
• Commonwealth Edison Spur Line, located near
the intersection of Faxon Road and Beecher
Road provides access to the BNSF Line
• F.E. Wheaton Spur Line, located west of Illinois
47, northwest of the Wrigley Manufacturing
Company provides access to the BNSF Line
• Hydraulic Avenue Spur Line , located along
the Fox River on Hydraulic Avenue, just east of
Illinois 47 provides access to the IR Line
These freight lines add value to property that could
potentially be used as industrial property. Figure 7.4
Existing Rail Network shows the approximate location
of these rail spurs.
The Illinois Department of Commerce and Economic
Opportunity (DCEO) provides developers with
information on industrial properties by municipality. For
each property listed, DCEO provides a transportation
summary that identifies key information such as the
distance to the nearest interstate, airport, and whether
rail service is available. The properties listed are shown
in Table 7.2.
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
124 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
PLANNED IMPROVEMENTS
Figure 7.5 – Proposed Regional Transportation
Improvements shows the status of various roadway
projects in Yorkville and nearby region that will impact
Yorkville. The project sponsors include IDOT, Kendall
County, Metra, and the Illinois Tollway. Table 7.3 below
provides an overview of each project. It should be
noted that projects often do not have funds available
for the next phase of work since current efforts are a
requirement to enter into the next phase.
Figure 7.5 - Proposed Regional Transportation Improvements
Figure 7.5 - Proposed Regional Transportation Improvements
STATUS STATUS
A.Prairie Parkway Study
(Illinois Tollway)
The Prairie Parkway is a proposed limited-access tollway that would connect I-88 to I-80 through
Kane, Kendall, and Grundy Counties. The project, while shown in the GO TO 2040 regional plan
for the Chicago Metropolitan region, is in the feasibility study phase and is currently on hold.
Feasibility Study
(currently inactive)
B.I-88 / IL 47 Full Interchange
(Illinois Tollway)
The Illinois Tollway is currently in Phase 1 engineering for a full interchange at I-88 and IL 47.
Currently only a partial interchange, the completed project will improve access in all directions.Phase 1 Study
C.U.S. 30 from IL 47
to Dugan Road
IDOT is in Phase 1 to improve U.S. 30 using a Context Sensitive Solutions approach.
The study includes the potential to widen U.S. 30.Phase 1 Study
D.IL 47 from Kennedy Road
to Cross Street
IDOT is in Phase 1 to improve IL 47 using a Context Sensitive Solutions approach.
The study includes the potential increase traffic capacity.Phase 1 Study
E.U.S. 30 from near IL 47
to near IL 31
IDOT is in Phase 1 to improve U.S. 30 using a Context Sensitive Solutions approach.
The study includes the potential increase traffic capacity.Phase 1 Study
F.U.S. 30 from Orchard Road
to Briarcliff Road This section of U.S. 30 currently is under construction by IDOT to widen the roadway to four lanes.Under Construction
G.Proposed Metra Station Metra currently is studying the feasibility of extending Metra commuter rail service west of its current
terminus in Aurora. Kendall County would need to provide funding for construction and operations.Feasibility Study
H.U.S. 34 from near IL 47
to Orchard Road This segment currently is under construction by IDOT to widen the roadway to four lanes.Under Construction
I.U.S. 34 from Eldamain Road
to Center Parkway IDOT currently is in Phase 1 engineering to determine potential traffic capacity improvements.Phase 1 Study
J.IL 47 from IL 71
to Kennedy Road This segment of IL 47 currently is under construction by IDOT to widen the road to four lanes.Under Construction
K.IL 71 from near IL 47
to near Orchard Road IDOT currently is in Phase 1 engineering to determine potential traffic capacity improvements.Phase 1 Study
L.IL 47 from Caton Farm Road
to IL 71 IDOT currently is in Phase 1 engineering to determine potential traffic capacity improvements Phase 1 Study
M.Wikaduke Trail
The four counties of Will, Kane, DuPage, and Kendall have identified a potential corridor for a north-
south roadway linking I-88 and I-80, which seeks to provide a highway connection on the eastern end
of Yorkville. It is currently part of an access study and in each county’s long-term transportation plan,
though parts of it currently are under construction in Kane and Kendall Counties.
Long-Term Plan
(some local
construction)
N.Eldamain Road from
Menards to Galena Road Kendall County currently is in Phase 2 engineering for the construction of an extension of Eldamain Road.Phase 2 Engineering
O.Eldamain Road from
Highpoint Road to U.S. 34
This segment of Eldamain Road currently is under construction by Kendall County but does
not include funding for a bridge across the Fox River.Under Construction
P.IL 47 from Sherril Road
to Caton Farm Road
This segment of IL 47 currently is under construction by IDOT to improve connections from
the south end of the Yorkville planning area to the Kendall-Grundy County line.Under Construction
Table 7.3: Regional Transportation Improvements Status
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
125THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
The Prairie Parkway is shown on Figure 7.5, which is a
regional transportation project proposed to connect
Interstates 88 to 80 through Kane and Kendall
Counties. While planning for the project is currently
on hold, it remains part of regional and local plans, as
it would significantly impact roadway access in and
around Yorkville.
Figure 7.6 shows proposed new local roads that would
provide connections for future growth. The proposed
local roads were taken from the 2008 Comprehensive
Plan. The issues associated with these proposed
roadways remain the same as there was no reason to
revise or update the proposed roadways.
Figure 7.6 - Proposed Roadways by Functional Classification
Figure 7.6 - Proposed Roadways by Functional Classification
Game Farm Road in Yorkville, Illinois
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
126 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Summary of Transportation Observations
The following are key observations and issues related to transportation in Yorkville:
• Bicycle and pedestrian facilities are provided
within many subdivisions. However, there
is a need to develop connections between
subdivisions.
• The City’s Integrated Transportation Plan
shows an extensive proposed trail plan. It
was based on developers providing the
facilities. Given the low growth period, the
City should focus on connecting the existing
trail network.
• There is a lack of pedestrian and bicycle
connections to major traffic generators such
as schools, parks, commercial areas and
employment locations.
• A commuter station in Yorkville is in the very
early planning stage as part of the proposed
Metra commuter service extension along the
BNSF Line. A land use strategy that focuses
on transit oriented development is needed
surrounding the area where the Metra
station is planned.
• Travel throughout Yorkville, for the
most part, is automobile-oriented. That
is, an automobile is needed to reach
most destinations outside of residential
subdivision. A much more conscious decision
will need to be made if the City desires
a Complete Streets approach that would
encourage bicycling and walking beyond
residential subdivisions.
• Roadway capacity on bridges is a factor
limiting development south of the Fox
River. However, once Illinois 47 expansion is
complete, it will be some time until this is an
issue again. While traffic on Illinois 47 will
continue to grow, the proposed Eldamain
Road Bridge will provide another reliever
to north south movement. Beyond these
two expansions, it will be some time and a
lot of growth will need to occur before a
third bridge is needed. Given the extensive
growth in traffic that has been forecasted,
it would be a good idea for Yorkville to
consider developing a travel demand model
to consider the need for future roadway
improvements. This could be done in
conjunction with Kendall County.
• Illinois 47 currently is undergoing a roadway
expansion project throughout much of
Yorkville. The Illinois 47 and other regional
transportation investments will continue to
add economic development value to the
Yorkville area.
DOWNTOWN PARKING
During the course of the public engagement process,
several concerns were raised about the need for
additional parking in the Downtown area to support the
commercial establishments. Parking can be location
problem, that is, certain areas may not have enough. A
parking utilization survey would be helpful in identifying
where and how much additional parking is needed.
The parking supply in the Downtown is primarily a
result of zoning regulations that require parking for
individual land uses on individual or adjacent lots.
This is a zoning practice that has helped to create the
typical commercial form in new suburbs – a building on
a lot surrounding by parking. This type of regulation
works well for new developments that are automobile-
oriented and have plenty of land to build upon. It does
not work well for traditional downtown areas.
Yorkville has an older downtown that is built on a grid
street network with buildings that were constructed
before the zoning ordinance was in place. The
Downtown pattern was created when people walked
more than they drove automobiles. The Downtown
has higher density and more diverse land use than
the balance of the City. Higher density means that
the buildings in the Downtown have more building
floor area than the newer suburban areas. In addition,
the Downtown has more diverse land use such as
residential, office, commercial, government, and
industrial land use. In modern development, it is typical
to separate these land uses.
An unsigned parking lot in Downtown Yorkville
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
127THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
TRANSPORTATION
RECOMMENDATIONS
ROADWAY TRANSPORTATION STRATEGIES
The City has prepared an inventory of roadway
pavement conditions which shows that most of the
roads are in good condition. This would be expected
given that many of the roads have been constructed
within the past 20 years. In addition, there is nothing to
suggest that any of the local roads need widening. The
previous Yorkville Comprehensive Plan proposed new
local and collector roadways that would be constructed
with new development (recreated in Figure 7.6). The
developers would be responsible for constructing
these new roadways. This practice should continue and
these roadways are again shown in this Comprehensive
Plan
The main roadways in Yorkville are County or State
roadways. Significant improvements are planned
or programmed (see Figure 7.6) for many of these
roadways. Such improvements will adequately
accommodate future growth; therefore, the City
should continue to coordinate with Kendall County
and IDOT on these proposed improvements. Figure
7.6 also shows a new local bridge crossing of the
Fox River east of Illinois 47 that was suggested in
the previous Comprehensive Plan; however, it is not
expected to be needed anytime in the near future. In
addition, the Illinois 47 Bridge was recently rebuilt and
widened; Kendall County also continues planning for
a new bridge over the Fox River at Eldamain Road.
It is not expected that a third bridge in Yorkville will
be needed. Planning and constructing a third bridge
would be the responsibility of Yorkville since it is not
being considered by any other agencies. If the City of
Yorkville desires to continue pursuing a third bridge,
it would be a worthwhile effort to invest in preparing
a travel demand computerized model that could
determine future demand for the bridge.
The proposed Prairie Parkway freeway is shown
on regional plans and therefore is shown in this
Comprehensive Plan (see Figure 7.6). However, no
regional or state money is being spent on moving this
project forward and it is a safe assumption that this
project will not move forward. However, given the past
involvement of regional, state, and federal agencies
in this project, the City monitor this project into the
near future unless CMAP, IDOT and the Illinois state
legislature acknowledge the Parkway will not be funded
or built.
BICYCLE NETWORK STRATEGIES
Many of the new subdivisions within Yorkville have
shared-use trails that allow bicycling and walking. The
City previously prepared a bicycle plan that promoted
new shared-use trails throughout the community.
However, the shared-use trail network was dependent
upon developers building the trails within new
subdivisions. Given the slowdown in new development,
many of the proposed trails will not be built in the near
future. Overall, the trail system is not well connected
within the City; the previous plan that relied upon
shared use trails will be difficult to implement in the
short-term.
There are several regional shared-use trails that
are planned as part of new roadway improvements
along Illinois Routes 47 and 71 and U.S. Route 34 that
would be constructed by the Illinois Department of
Transportation. These new regional trails along with
the City’s current shared trail system will provide
an important benefit to the City and make it more
attractive as a place to live and work. An option to
connect the trails would be to utilize the street system.
On-street bicycle facilities can be added at much less
cost than building shared use trails.
PEDESTRIAN NETWORK STRATEGIES
The City has a good pedestrian network that
has resulted from requiring sidewalks with new
development. The City also is working towards
installing sidewalks in the Downtown area. One area
for improvement is pedestrian crossings of roadways.
This would be important in the Downtown, which is
more pedestrian-oriented than other parts of the
City. A careful evaluation of commercials areas might
also produce some locations that need safer roadway
crossings. In addition, if the trail plan in updated,
it will identify roadway crossings that will need to
be improved to accommodate pedestrians as well
bicyclists.
METRA COMMUTER STATION
The City has been promoting an extension of the
Metra BNSF line with a station in Yorkville. Metra has
been undertaking planning studies, but there is not
a schedule for any improvements. The City should
continue to support this effort.
DOWNTOWN PARKING STRATEGIES
As the Downtown district has a much different land use
pattern from the rest of the City, parking regulations,
in general, should be different. In Title 10, Zoning,
Chapter 16, “Off Street Parking and Loading” addresses
how parking needs to be provided for new buildings,
when buildings are expanded, or the use of a building
changes to a new use. These regulations are more
typically used to create parking on individual lots similar
to what is required in newer suburban areas. This is not
the type of development form that is desired for the
Downtown. Currently, existing commercial zoning for
the Downtown area is the same that is used for other
commercial areas of the City; therefore, the Downtown
should have different parking regulations that address
Downtowns’ particular land use issues and revitalization
needs.
Providing public parking facilities would be the best
way of addressing the lack of parking. At the same
time, in order to promote publicly provided parking,
the zoning ordinance should be rewritten to reduce
the parking requirements for individual land uses. This
would reduce the burden on the property owner, make
the land more valuable and encourage the use of the
public parking.
Parking Lot in Downtown Yorkville
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
128 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
UTILITY INFRASTRUCTURE
The purpose of this section is to review the status
of the water supply and sanitary waste systems
and to evaluate how they will affect growth.
Findings are presented that will influence planning
recommendations. The City has other utilities such
as the stormwater system (United City of Yorkville),
electrical (Commonwealth Edison), natural gas (Nicor),
telephone/cable/internet (Comcast). However, it is the
water supply and sanitary waste system that has the
most impact on land use and growth.
WATER SUPPLY
The water supply system is owned by the United City
of Yorkville. Water is obtained through ground wells,
although it should be noted that a regional water
source is being explored by the City as ground water
supplies are being depleted. Future alternatives could
include water from the Fox River or Lake Michigan.
This is long-term study and no final conclusions have
been reached. An analysis of the water supply system
was prepared more than a decade ago and is no longer
current. A copy of the water supply study was not
provided by the City Engineer, as they felt it out of
date and no longer reliable. Therefore, an analysis of
this utility system in relation to future land use and
growth was not possible due to the age of the study
and need to prepare an update of the water supply
plan. The Existing Water Main Network is shown in
Figure 7.7. This figure illustrates one of the essential
infrastructure components that add economic value to
the City of Yorkville. For many developers, the ability to
provide City supplied water is an important reason for
annexing into the City.
Figure 7.7 illustrates two important features in
relation to growth management. First, there is a lot of
undeveloped land on the outskirts of the City that are
not serviced by City water. The City should update its
water supply expansion plan before any extension of
water mains is considered. Second, new development
should be focused on those areas in the main part of
the City that can utilize existing water mains. There are
large parcels of undeveloped land on the outskirts of
the City limits that are not serviced by the municipal
water system.
Figure 7.7 - Existing Water Main Network
SANITARY SYSTEM
Sanitary service infrastructure within the City involves
three different government agencies. Most of the local
sanitary sewers are owned by the City. These city-
owned lines carry sanitary waste from buildings to the
main lines that are owned by the sanitary districts. The
sanitary sewer mainlines and waste water treatment
facilities are owned by two separate government
bodies. The Yorkville–Bristol Sanitary District is
responsible for serving most of the area within the City.
The Fox Metro Water Reclamation District serves a
small area in the northeast corner of the City. These
various lines are shown in Figure 7.8, Existing Sanitary
Network.
Figure 7.8 shows the watershed divide where storm
water flows north to the Fox River or south to the
Illinois River. Generally, sanitary sewer lines operate by
gravity flow, providing sanitary sewer service south of
this divide will be somewhat difficult as lift stations will
be needed to get the flow over the ridge line.
The Yorkville-Bristol Sanitary District (YBSD) primarily
services areas within the United City of Yorkville.
There are two main elements of the system – collection
and treatment. The future collection system has been
addressed by the YBSD in a Future Wastewater
Collection System Map dated August 8, 2007
showing the proposed locations for the extension of
interceptors, force mains and lift stations.
Figure 7.7 - Existing Water Main Network
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
129THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Figure 7.8 - Existing Sanitary Network
The YBSD wastewater treatment facility is located on
the east side of Blackberry Creek and north of the Fox
River. According to discussions with YBSD in Fall 2014,
the facility is nearing capacity. While a slowdown in
development has extended the time before the facility
reaches operating capacity, YBSD identified a need for
expansion. There are three primary factors that affect
capacity of the facility:
• flow (in of gallons of wastewater),
• treatment for the removal of biological oxygen
demand, and
• treatment for the removal of suspended solids.
YBSD will need to expand wastewater treatment
capacity in the future. YBSD has secured a permit
from the Illinois Environmental Protection Agency
(IEPA) and has acquired land for expansion. However, a
slowdown in development halted construction and the
permit has since expired.
Figure 7.11 also shows the existing and potential facility
area planning (FPA) boundaries. Sanitary districts are
required to establish facility planning areas and have
them approved by the Illinois Environmental Protection
Agency (IEPA). A facility planning area is an area in
which the sanitary district is allowed to extend their
service area, as shown in Figure 7.11. The YBSD facility
planning area boundary does not necessarily have to
be coterminous with the City’s planning boundary as
these are separate government agencies subject to
different state statutes. Still, the YBSD system plan
should be prepared in a coordinated manner with the
City’s comprehensive plan. This is elaborated on in the
next section.
The situation with the sanitary sewer system is very
similar to the water system. That is, an updated plan is
needed to provide information on this system will be
affected by future growth. The update of the sanitary
system plan is more critical in that the system is near
capacity. Sometime during slow growth periods it
can be easy to overlook the need to prepare system
expansion plans. However, the treatment system is near
capacity and during a low growth period the water flow
can slowly increase until it reached a critical point for
expansion. Again, like the water system, encouraging
development that can utilize the existing sewer mains
should be preferred over extending main lines in the
outskirts until the sanitary system is updated.
Figure 7.8 - Existing Sanitary Network
Summary of Utility Infrastructure Findings
The following are key observations and issues related to utility infrastructure in Yorkville:
• The water supply system and sanitary waste
system are the two utility systems that have
the most impact of Yorkville growth. The
water supply system is owned by the United
City of Yorkville. The sanitary waste system is
primarily operated and maintained by a separate
government agency, the Yorkville-Bristol Sanitary
District.
• An update to the water supply plan is needed.
• The Yorkville-Bristol Sanitary Waste Treatment
Facility is close to capacity. This has not been
an issue with the recent economic slowdown.
However, an expansion plan should be prepared.
• The utility expansion plans should be prepared in
light of revised population, economic and growth
forecasts presented in this Comprehensive Plan.
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
130 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
PLANNING AREAS,
MUNICIPAL BOUNDARIES,
AND GROWTH
MANAGEMENT
The purpose of this section is to explain how utility
infrastructure affects the municipal boundaries and
growth patterns of the City. The ability of Yorkville to
grow is very much a function of its capability to provide
water and service. As Yorkville grows and develops it
needs to consider what its future boundaries will be.
This discussion is then used to present findings that
assist in making planning recommendations.
MUNICIPAL PLANNING AREA AND
EXTRATERRITORIAL JURISDICTION
A municipal planning area and extraterritorial
jurisdiction, while sometime referred together, are
not the same thing. A municipality can plan to grow its
boundaries as far as it wants to. However, by Illinois
State Statures, its comprehensive plan and territorial
jurisdiction can only extend for one and one-half miles
beyond its border. If there are other municipalities
within that mile and one-half, then the planning area
is equidistant between the two municipalities. State
regulations allow a municipality to exert some control
over development that falls outside its corporate
limits but within its territorial jurisdiction with the
understanding that these areas may eventually be
annexed by the municipality. The municipality can
influence the land use and impose its standards on
roadways and infrastructure.
The City of Yorkville has done a very good job of
establishing boundary agreements with its neighboring
municipalities that are used to define the planning
area. These boundary agreements allow for thought
out growth and clear demarcation of future city limits.
It prevents the interlocked boundary lines that can
occur when municipalities do not work together. The
status of the boundary agreements is shown in Figure
7.9. Some of the boundary agreements will expire in
the next decade and will need to be updated. The
Village of Millbrook is now close to the United City of
Yorkville borders and a boundary agreement should be
considered.
Figure 7.9 - Boundary Agreements
Figure 7.9 - Boundary Agreements
INFRASTRUCTURE
RECOMMENDATIONS
WATER SUPPLY STRATEGY
It was determined through the planning process that
the current water supply infrastructure plan was
outdated and will need to be revised to accommodate
system maintenance and future growth. The City
should update the water supply infrastructure plan in
the near-term.
SANITARY SYSTEM STRATEGY
The jurisdiction of the Yorkville-Bristol Sanitary District
includes most of the City. The wastewater treatment
plant is near capacity and expansion plans need to
be considered. An overall plan for expansion of the
treatment system should be prepared by the Yorkville-
Bristol Sanitary District. Given the impact that the
Sanitary District has on Yorkville’s future growth,
planning for future expansion of the system needs to
be closely coordinated with the City of Yorkville.
SANITARY AND WATER MAIN LINE EXTENSION
Since the City going forward will be experiencing more
measured growth in both residential and commercial
development, development policies overall should
focus on infill development — development that can
utilize existing main sanitary and water main lines
rather than extending these lines to areas with no
expectations of development over the time horizon of
this Comprehensive Plan. While mainline extensions
are required to be installed by developers at no
cost to the City, extending these lines can increase
incremental costs to the users. Stated differently, a
few people making use of a utility line will have to pay
more than more people using the same main line. This
is not to suggest that new main lines should not be built
or extended; however, they should be evaluated very
carefully before an extension occurs. In addition, the
preparation of sanitary and water infrastructure plans
should carefully address the issue of extending main
lines in light of anticipated growth trends.
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
131THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
The 2008 Comprehensive Plan shows a planning
boundary area to the south that is much greater than
one and a half miles. While Yorkville can plan to grow
into this area, its territorial jurisdiction can only extend
a mile and a half beyond its municipal limit. Figure 7.9
shows that the City of Joliet has extended its municipal
boundary into Yorkville planning area, as designated on
the 2008 Comprehensive Plan. However, Joliet remains
more than a mile and a half from the current Yorkville
city limits. The City should consider developing a
boundary agreement with the City of Joliet.
MUNICIPAL BOUNDARIES
AND GROWTH MANAGEMENT
Due to the growth that occurred in the 2000s, the City
witnessed leap frog development that has resulted in
scattered municipal boundaries. Another way of looking
at this is to say that the City boundaries grew out along
the tentacles of the utility systems. In some areas on
the outskirts of the City the municipal boundaries are
beyond the current reach of the utility system.
With the growth slowdown, it would be better to focus
on infill development. That is, promote development
that could use existing water and sanitary systems
rather than extending the system. This sort of policy
would promote economies of scale for providing
municipal services. Contiguous municipal boundaries
without unincorporated voids are easier to service. For
example, a police car has to travel from incorporated to
unincorporated and then to incorporated boundaries.
This same principal applies to roadway maintenance
and utility service (water and sanitary). This adds
expense to the provision of infrastructure and services.
The City has the authority to exert greater control over
future development in unincorporated Kendall County
that falls within its extraterritorial jurisdiction. Figure
7.10 shows the subdivisions outside Yorkville that fall
within the planning area. While these are outside the
City limits, they are still part of the community and
may still utilize City roads, parks, or other city facilities.
Annexation of these areas after they are built is very
difficult as it requires approval of residents. Therefore,
it is recommended that Yorkville should work with
Kendall County to either annex future development
into the City or ensure that unincorporated
subdivisions adhere to the United City of Yorkville’s
roadway, sidewalk, and subdivision standards.
Figure 7.10 also illustrates areas that are surrounded
by Yorkville municipal limits. Under Illinois Statutes, a
municipality can annex areas that are less than 60 acres
and surrounded by the City.
Figure 7.11 shows the Yorkville City and planning area
Boundaries including those of the YBSD. The lack of
congruency in boundaries is most visible in the area
south of Fox River. When the water supply plan and
sanitary district plan are updated, they should be in a
coordinated fashion that takes into account realistic
growth projections for the next ten to twenty years.
Figure 7.10 - Existing Development
Figure 7.10 - Existing Development
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
132 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 7.11 - Planning Areas
Figure 7.11 - Planning Areas
Summary of Municipal Boundaries and Growth Management Issues
The following are key observations and issues related to municipal boundaries
and growth management issues in Yorkville:
• The City has established boundary agreements
with most neighboring municipalities. This is a
very good practice that allows for orderly growth
and clear demarcation of municipal limits. Some
of these boundary agreements will need to be
updated in the next decade.
• Boundary agreement with Millbrook and Joliet
should be considered.
• To the south there are no municipalities within
one and a half miles. The planning area at this
location should remain at the full one and half
miles currently shown. In some places the
planning area can extend beyond the current
designation.
• Some of the City’s planning area extends
beyond one and a half miles. This is okay, but its
comprehensive plan and territorial jurisdiction
can only extend one and a half miles.
• Given current slow growth patterns, it is not
likely that the City will grow to the south in the
near future. This growth may be slowed by the
Fox River/Illinois River watersheds ridge line.
• The City should consider a policy that focuses
on encouraging development that utilizes
existing sanitary and water main lines before
extending these lines until such time when
growth accelerates. This policy would decrease
incremental or per capita costs associated with
water and sanitary service. Encouraging infill
development also can help to reduce other
municipal operating costs on a per capita basis.
• The City should consider annexing areas that are
surrounded by the City and are fewer than 60
acres.
• The water supply system and sanitary system
plans need to be updated. The updates should be
done in a collaborative manner and use a realistic
evaluation of growth potential for the next ten to
twenty years.
• The City should exercise more development
control over new development in Kendall
County that falls within the City’s extraterritorial
jurisdiction. This could be done either by working
with Kendall County to annex developments
or ensure that development standards for
Kendall County subdivisions within Yorkville’s
extraterritorial jurisdiction are consistent with
those of the United City of Yorkville.
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
133THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
PLANNING BOUNDARY STRATEGY
The City identified planning boundaries in the previous
Comprehensive Plan. The Yorkville planning boundary
is well established to the west, east and north through
boundary agreements with neighboring municipalities.
Over the course of the next 15 years, these agreements
will need to be updated.
The southern part of the planning area needs careful
review and updating. An agreement with the Village of
Millbrook is recommended since Yorkville is now within
a mile and a half of the Village due to annexations
that have occurred within the last ten years. The City
of Joliet has extended into the Yorkville planning
area. The City should also development a boundary
agreement with the City of Joliet.
To the south and southeast, the City’s planning
boundary extends beyond its extraterritorial
jurisdiction. Extraterritorial jurisdiction as defined
by Illinois state statute as extending a mile and a
half from a municipality’s borders. Extraterritorial
jurisdictions refers to a municipality’s ability to control
development in unincorporated areas with the
understanding that these areas may someday be in the
municipality. Yorkville’s planning area extends beyond
its extraterritorial jurisdiction and that is acceptable;
however, some reconsideration of the boundary is in
order. The planning area should be reconsidered while
boundary agreements with Joliet and Millbrook are
being developed. Also, the preparation of water and
sanitary infrastructure plans should address how future
main lines may affect the City’s reach since it may be
problematic to extend water and sanitary sewer main
lines to the southern reaches of the planning boundary.
GENERAL ANNEXATION STRATEGY
A number of subdivisions, approved by Kendall County,
have built in unincorporated areas close to the City’s
borders. The proximity of these subdivisions to the City
would suggest that they should be in the City rather
than unincorporated areas. This planning concept is
based on the notion that the City will eventually grow
and surround these subdivisions. Therefore, the City
should control and regulate these subdivisions from
the outset. The City should coordinate with Kendall
County to encourage these new subdivisions to annex
into the City. At the minimum, the City should use its
extraterritorial jurisdictional powers to ensure that
the new subdivisions are built to the City rather than
County’s standards.
Areas that are less than 60 acres and completely
surrounding by the City can involuntarily be annexed
into the City. Yorkville can better control its future
boundaries by annexing these areas.
An unsigned parking lot in Downtown Yorkville
Unincorporated land near Yorkville, Illinois
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
134 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
PARKS AND OPEN
SPACE LAND USE
Within the planning area, Yorkville’s parks and open
space areas comprises 2,526 acres, which represents 5.6
percent of Yorkville’s total planning area. This section
summarizes general parks and open space conditions.
In general, Yorkville is amply served by parks managed
and owned by the United City of Yorkville and other
public and private entities.
EXISTING PARKS AND OPEN SPACE AREAS
Yorkville’s Parks and Recreation Department owns
and manages approximately 268 acres of park land
and open space throughout the community with a
vast majority located north of the Fox River. These
park spaces range in size and uses from mini parks
or tot lots of one acre in size to regional parks of 40
acres in size or more in order to accommodate a wider
range of uses and attract park users from beyond
Yorkville. Other neighborhood and community park
ranges in size from two to ten or more acres in size
to accommodate the recreational needs of one or
more neighborhoods and incorporate facilities such
as play spaces and playground equipment, basketball
and tennis courts, ball fields, pedestrian and bicycle
paths, and complexes for sport tournaments. Natural
resource areas are also found throughout Yorkville
Figure 7.12 - Existing Park / Open Space Land Use Areas
Figure 7.12: Existing Park / Open Space Land Use Areas
with an intent on maintaining wooded and forested
areas while allowing some space for picnic areas and
walking trails. Yorkville’s two regional parks, Bristol Bay
and Steven G. Bridge Park, are the two largest in the
system at 65 and 56 acres respectively. The Beecher
Park athletic complex adjacent to the public Library
and the Beecher Community Center is at 20 acres.
Riverfront Bicentennial Park is regarded by many
Yorkville stakeholders as the community’s showcase
park given its location adjacent to the Fox River and
the introduction of the rapids chute in recent years.
Beyond the City-owned parks, there are 15 Kendall
County Forest Preserve facilities which are located
within the planning area, including the Hoover Outdoor
Educational Center, which at 400 acres is one of the
largest park and open spaces within the Yorkville
planning area. The Educational Center provides
outdoor learning experiences and a living history area
for Yorkville area students and residents. The Kendall
County Fairgrounds is also located in Yorkville at the
Harris County Forest Preserve at Illinois Route 71 and
East Highpoint Road, which, in addition to hosting the
annual Kendall County Fair, also maintains a horse
arena, a lake, picnic shelters, and trails. To Yorkville’s
40
48
54
5
626
12 11
2
2116
51
27
9
43538
44
18 41
33
50
22 15 36
35
37
25
52
20
10
42
23
14
45
47
4
Hometown Days Summer Festival at the Beecher Center
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
135THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
eastern quadrant along the southern bank of Fox River
is Saw Wee Kee Park managed by the Oswegoland
Park District; this park is adjacent to other open space
and forest preserve land administered by other private
sector entities and the State of Illinois. To the north
along the intersection of Kennedy and Bristol Ridge
Roads is the Blackberry Oaks Golf Course; directly
to the west of the golf course is 80 acres of open
space owned by Openlands, a regional non-profit
land and nature conservation organization. The land
was conveyed to Openlands in an effort to preserve
wilderness and open space areas in Yorkville. Other
parks, recreational facilities and open spaces are also
owned and managed by individual Yorkville homeowner
associations. Silver Spring Park and the Mies van der
Rohe-design Farnsworth House are located directly
west of Yorkville.
PARKS AND OPEN SPACE NEEDS ANALYSIS
The 2008 Parks and Recreation Master Plan
suggested several recommendations for parks and
recreational facility standards based on park planning
standards promulgated by the Illinois Department
of Natural Resources and the National Recreation
and Park Association. For the most part, Yorkville
meets the majority of the standards and provides
more than adequate park facilities for its residents
within close proximity to residential neighborhoods.
Recommendations proposed in the Master Plan include
the need to link parks and public spaces through
a system of paved trails and greenways, locating a
community athletic park with good access from Route
47 and available land, a lighted sports facility, and to
continue developing greenways and trail locations
throughout Yorkville (bike and pedestrian trails are
discussed in the transportation chapter). A water-spray
park feature in one of Yorkville’s neighborhoods was
also considered a top priority.
During this comprehensive planning process,
community stakeholders have expressed the need to
develop a recreational facility for indoor activities and
a new park on the City’s south side that could be in the
range of 50 to 100 acres. Some planning has already
been undertaken for the recreational facility by the
Parks and Recreation Department. The Department
also needs a new maintenance building given that
future park maintenance needs are projected to
be more significant in the future. In addition, the
Department has tried to attract baseball tournaments;
however, only one field is currently lighted. The
Department also owns property west of the Illinois
Route 47 bridge, which could be an opportunity for a
fishing pier or some other amenity along the Fox River.
There already is a fishing pier east of the canoe chute.
Table 7.4: Existing Park / Open Space Land Use Areas
PARK KEY ACRES TYPE
Baker Woods
Forest Preserve 1 -Forest Preserve
Beecher Park 2 20 Athletic Complex /
Community Park
Blackberry Creek
Forest Preserve 3 -Forest Preserve
Bristol Bay Park A 4 3 -
Bristol Station Park 5 12 Community Park
Cannonball Ridge Park 6 3 Neighborhood
Park
Cobb Park 7 1 Mini Park
Crawford Park 8 6 Natural
Resource Area
Dick Young
Forest Preserve 9 -Forest Preserve
Emily Sleezer Park 10 1 Mini Park
Fox Hill East Park 11 4 Neighborhood
Park
Fox Hill West Park 12 19 Neighborhood
Park
Gilbert Park 13 1 Mini Park
Green's Filling
Station Park 14 6 Neighborhood
Park
Harris Forest Preserve 15 -Forest Preserve
Hiding Spot Park 16 1 Mini Park
Hollenback Sugarbrush
Forest Preserve 17 1 Forest Preserve
Hoover Educational
Center 18 400 Forest Preserve
Jay Woods
Forest Preserve 19 -Forest Preserve
Jaycee Pond 20 7 Natural
Resource Area
Junior Women's Club
Park @ Heartland Circle 21 5 Neighborhood Park
Kendall County
Fairgrounds 22 -Fairgrounds
Kendall County
Forest Preserve 23 -Forest Preserve
Kendall County
Forest Preserve 24 -Forest Preserve
Kiwanis Park 25 2 Neighborhood Park
Kylan's Ridge Trail
Space 26 -Trail Space
Lyons Forest Preserve 27 -Forest Preserve
PARK KEY ACRES TYPE
Meramech
Forest Preserve 28 -Forest Preserve
Millbrook North
Forest Preserve 29 -Forest Preserve
Millbrook South
Forest Preserve 30 -Forest Preserve
Newark Forest Preserve 31 -Forest Preserve
Pickerill-Pigott
Forest Preserve 32 -Forest Preserve
Price Park 33 1 Neighborhood
Park
Purcell Park 34 1 Mini Park
Raintree Village Park A 35 1 Mini Park
Raintree Village Park B 36 7 Playground
Raintree Village
Trail Space 37 -Trail Space
Raintree Village
Trail Space 38 -Trail Space
Raintree Village
Trail Space 39 -Trail Space
Regional Park at
Bristol Bay 40 65 Regional Park
Rice Park 41 1 Mini Park
Riemenschneider Park 42 7 Neighborhood
Park
Riverfront Park 43 5 Community Park
Rivers Edge Park 44 1 Mini Park
Rotary Park 45 12 Neighborhood
Park
Silver Springs
State Park 46 -State Park
Stepping Stones Park 47 7 School/Park Site -
Neighborhood Park
Steven G. Bridge Park 48 56 Regional Park
Subat Forest Preserve 49 -Forest Preserve
Sunflower Park 50 2 Neighborhood
Park
Town Square Park 51 3 Community Park
Van Emmon Park 52 2 Community Park
West Hydraulic Park 53 1 Mini Park
Wheaton Woods 54 5 Natural
Resource Area
Town Square Park located at Illinois Route 47 and Center Street
Source: United City of Yorkville GIS Source: United City of Yorkville GIS
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
136 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 7.13 - Open Space Zoning Districts
OS-1 Open Space (Passive)OS-2 Open Space (Recreational)
The OS-2 Open Space (Recreational) District is intended to govern
the use of city-owned recreational areas and park land. These
regulations are intended to provide safe and accessible indoor
and outdoor leisure and entertainment space for the general
public while maintaining or establishing an appropriate buffer
between differing land use types or intensities. Permitted uses
include community centers, playgrounds, recreation centers,
amphitheaters, and outdoor music venues. Front yards are required
to be at least thirty feet and side yards are required to be at
least ten feet or a distance equal to 50% of the building height,
whichever is greater, when adjacent to a residential district. Rear
yards are required to be at least twenty feet or a distance equal to
50% of the building height, whichever is greater, when adjacent
to a residential district. Building height is limited to six-stories or
eighty feet.
The OS-1 Open Space (Passive) District is intended to govern
the use of city-owned passive green space and park land.
The regulations are intended to provide for the protection,
conservation, and utilization of high-quality natural resources;
preservation of wildlife habitats; creation of scenic vistas; provision
of public gathering areas or facilities for safe and accessible
outdoor space; connectivity between other green infrastructure
via bike and hiking trails and paths; and maintain or establish
appropriate buffers between differing land use types or intensities.
Permitted uses include bicycle trails, community gardens,
conservation areas, hiking paths, parks, and stormwater detention
facilities. Front yards are required to be at least thirty feet and side
yards are required to be at least ten feet or a distance equal to
50% of the building height, whichever is greater, when adjacent to
a residential district. Rear yards are required to be at least twenty
feet or a distance equal to 50% of the building height, whichever
is greater, when adjacent to a residential district. Building height is
limited to six-stories or eighty feet.
Figure 7.13: Open Space Zoning Districts
OPEN SPACE ZONING DISTRICTS
Development of parks and open space is regulated by
one of two open space zoning districts, outlined below:
Graph 7.2 - Open Space Zoning Districts
OS-2
211 ACRES
OS-1
92 ACRES
Riverfront Park in downtown Yorkville
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
137THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Shady Oak Grove in the Yorkville Business Park
Channel Restoration Area along the Fox River in downtown Yorkville
Summary of Parks and Open Space Land Use Observations
The following are key observations and issues related to commercial land use in Yorkville:
• The Yorkville community appears to be well-
served by its current number of parks and
recreational amenities, although the majority
of parks are located north of the Fox River.
• The Parks and Recreation Department has
recognized that the maintenance of the
existing parks is a key priority and concern
going forward. New funding and financing
sources will need to be developed and
could include fundraising initiatives and
public-private partnerships. There already
is an agreement for maintenance services
on one park facility with the Yorkville Junior
Women’s Club.
• There have been recent community
discussions about transitioning the Parks and
Recreation Department into a park district as
a way to maintain and enhance the Yorkville’s
park system. While there are benefits to
becoming a park district, the Department
currently saves money and resource by
sharing equipment and staffing resources
with other City departments.
• Yorkville stakeholders have demonstrated
a high level of understanding of the needs
and benefits of maintaining its open spaces
and natural areas. The protection of such
land in association with land trusts and non-
profits such as Openlands could provide
additional partnership opportunities for land
conservation in areas where conservation
is warranted. Development tools such
as conservation subdivisions should also
be explored as one way to increase open
space, protect Yorkville’s scenic qualities
and encourage new development in more
compact forms.
• The Parks and Recreation Master Plan
was last prepared in 2008; a new plan will
need to be developed in alignment with
the goals and objectives of the updated
Comprehensive Plan.
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
138 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
PARKS AND OPEN SPACE
RECOMMENDATIONS
The City of Yorkville will provide to provide and
maintain a complete system of accessible parks and
open spaces that allow residents and visitors to enjoy
park amenities and athletic and social activities. Going
forward, to accomplish this, the City of Yorkville and
its Parks and Recreation Department will focus on
implementing several planning objectives, including
• Ensure the City and its Parks and Recreation
Department will have adequate financial
resources and staff to maintain and program
new and existing park facilities, as well as plan
and implement future park enhancements and
capital improvements.
• Plan for park and recreational amenity
improvements to existing parks and
recreational complexes so that they remain
high-quality amenities that attract users locally,
regionally and statewide.
• Encourage the creation of additional open
spaces, parks and greenways in locations
where such spaces are needed to meet local
and neighborhood demand for new parks and
recreational facilities.
• Protect the natural environment by
incorporating best management practices
aimed at reducing stormwater runoff,
flooding, and environmental impacts of new
development within the community.
• Facilitate completion of a non-motorized
system of bike lanes, bike trails, pedestrian
sidewalks, and pedestrian trails that connect
Yorkville residents to local and regional
attractions and amenities.
• Maintain and forge new partnerships with
non-profit groups, community institutions and
other entities in the creation, maintenance
and enhancement of parks and open space in
Yorkville.
The following are various strategies to achieve
planning goals and objectives in Yorkville’s traditional
neighborhood areas:
STRATEGY A: UPDATE THE PARK
AND RECREATION MASTER PLAN
The City should update its Park and Recreation
Master Plan for its park system in order to evaluate
existing facilities, to assess public needs via surveys
and workshops, and to develop funding strategies
for future park improvements. The Plan should build
upon recommendations made within this and prior
community plans regarding park facility needs but in
light of current development trends and the general
land use planning goals and strategies presented in
this Comprehensive Plan. In addition, the updated
Plan should incorporate the overall park and greenway
network, including open spaces as part of future
conservation subdivisions. An updated parks master
plan will also allow the City to be more competitive in
applying for additional grant sources at the local, state,
and federal levels.
IMPLEMENTATION ACTIONS
An update to the Park and Recreation Master Plan
could be underwritten through City funds or through
an outside grant source.
STRATEGY B. IMPLEMENT EXPANSIONS
TO RIVERFRONT BICENTENNIAL PARK
As recommended in the Downtown section,
Bicentennial Riverfront Park could be expanded both
east and west of Bridge Street with the west side
between Bridge and Morgan Streets considered more
feasible given the location of the Parks Department
building and the amount of green space that already
exists along the Fox River waterfront. However,
several private property parcels also exist, which could
be excluded from the new park or assembled and
acquired to expand the Park from the boat launch area
west to Morgan Street. The east side of Bridge Street
may have less encumbrances from existing buildings
but land parcels may still need to be assembled going
east to Van Emmon Park.
IMPLEMENTATION ACTIONS
Implementation actions may include the purchase of
properties by the City or in partnership with other
entities. Grants or other outside funding could be
secured for property purchase as well as the creation
of a park design plan for the expanded park area.
STRATEGY C: CONSIDER PARK AND
RECREATIONAL FACILITY EXPANSIONS
NEAR THE RAGING WAVE WATERPARK
Commercial area strategies have already been
suggested for potential playfield and recreational space
on land north of the Raging Raves Waterpark, space
that could be potentially developed by the City or
private entity. Land south of the Water Park could also
potentially accommodate new park space. A location
near the Water Park would create a recreational
complex that is easily accessible along Illinois Route
47, and which would also fit the existing and preferred
open space land use pattern for this portion of the
Route 47 corridor.
IMPLEMENTATION ACTIONS
Implementation actions may include the purchase of
properties by the City or in partnership with other
entities. Grants or other outside funding could be
secured for property purchase as well as the creation
of a park or facility design plan.
STRATEGY D: EXPLORE PARK AND
RECREATIONAL FACILITY POSSIBILITIES IN
YORKVILLE’S SOUTH SIDE NEIGHBORHOODS
Several community stakeholders have stated the need
for a park facility in Yorkville’s southern neighborhoods.
Although the expansion of Bicentennial Riverfront
Park should be considered a higher priority park
improvement for the south side, other potential new
park space could be gained through the preservation of
the tree grove area adjacent to the Fox Industrial area
expansion zone, similar to Wheaton Woods Park in the
Yorkville Business Center. In addition, a bike or walking
trail could be constructed along the tree grove’s utility
right-of-way north to Van Emmon Street; however
an easement over the right-of-way would have to be
obtained and water drainage issues addressed before a
trail could be made feasible.
IMPLEMENTATION ACTIONS
Implementation actions may include the purchase of
properties by the City or in partnership with other
entities. Grants or other outside funding could be
secured for property purchase as well as the creation
of a park or facility design. An easement for any bike
and walking trail through an existing utility right-of-
way on land between Illinois Route 47 and Van Emmon
Street would have to be secured.
Many subdivisions, including Grande Reserve, include protected Open Space
SECTION 7 - COMMUNITY SYSTEMS AND INFRASTRUCTURE
139THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
INSTITUTIONAL EXISTING PARK /
OPEN SPACE
PROPOSED PARK /
OPEN SPACE
Legend - Future Land Use Map
PLANNING AREA FUTURE ROADWAY AGRICULTURAL
ZONE
STRATEGY E: ADD OPEN SPACE AND NEW PARKS
INCREMENTALLY THROUGH CONSERVATION
SUBDIVISIONS AND PLANNED UNIT DEVELOPMENTS
Yorkville has added parks and opens spaces through
planned unit developments; it can also add new open
space over time through conservation subdivisions. In
this instance, the Parks and Recreation Department
should prepare an open space network plan as part
of its Park Recreation Plan update that considers
greenways and open space that may be added through
conservation subdivisions. A potential open space
network is considered in Figure 7.14. The network
should also consider lands that will remain as open
space or agricultural lands in this Plan’s land use
strategy.
STRATEGY F: EXPLORE PUBLIC-PRIVATE
PARTNERSHIPS IN THE OWNERSHIP AND
MANAGEMENT OF OPEN SPACE LANDS IN YORKVILLE
The City should consider additional opportunities
to partner with other private-sector entities in the
acquisition and management of parks and open
spaces. For example, Corlands, and other nearby land
trusts, such as the Conservation Foundation, could be
potential partners in owning or managing open land
generated through estate residential development or
conservation subdivisions.
IMPLEMENTATION ACTIONS
Opportunities to involve private-sector entities in park
ownership and management will evolve over time as
new parks and open spaces are considered and added.
STRATEGY G: INITIATE A
COMMUNITY GARDENS PROGRAM
A community gardens program could be established
and managed in co-partnership with other groups
and entities to enhance neighborhood character, and
increase access to green space and locally grown
food. There are different ways to organize community
gardening programs as some offer garden space at no
cost to residents in return for maintenance and upkeep.
Another method is to establish a lease program
whereby a not-for-profit organization or neighborhood
association creates gardens for a low fee. Yorkville
should pursue grant opportunities as they arise,
preferably as a joint effort between the responsible
parties and the City.
IMPLEMENTATION ACTIONS
The Parks and Recreation Department could identify
and prioritize locations for community gardens and
potential neighborhood-level partners.
STRATEGY H: ESTABLISH A
YORKVILLE PARKS DISTRICT
As the Yorkville grows over the long-term and
needs increase for additional parks and recreational
facilities, a parks district may need to be established
to help provide the financial resources necessary for
administering an expanding parks and recreational
facility system. A park district is an independent unit of
local government that is governed by an elected board
of commissioners who serve without compensation.
The board of commissioners has the power to levy
and collect taxes, to issue bonds, and spend money to
acquire acreage, develop and maintain facilities, and
establish recreation programs.
IMPLEMENTATION ACTIONS
A Yorkville Parks District can only established through
a referendum approved by the voters.
Figure 7.14 - Potential Open Space Network
Figure 7.14 - Potential Open Space Network
Section 8: Corridors
“Corridor areas are important in managing and guiding their
future development as they define a community’s development
patterns, landscapes and streetscapes, relationship to surrounding
neighborhoods, and overall visual character and appearance.”
Part 2: Comprehensive Plan
SECTION 8 - CORRIDORS
142 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Goals Policies for Decisions Makers
Promote orderly growth in Yorkville’s
main corridors.
Improve corridor physical appearance
and urban design.
• Concentrate residential, commercial and industrial growth in existing residential areas, commercial zones and industrial parks.
• Ensure that proposed new residential, business and industrial uses are compatible with surrounding area and corridor character.
• Implement gateway, wayfinding, landscaping and other placemaking treatments.
• Promote high quality development design.
• Consider zoning overlays, new design standards or other tools to promote desire corridor character.
• Support development options that enhance networks of open space, recreation, and environmentally sensitive land.
Goals and Policies for Corridors
SECTION 8 - CORRIDORS
143THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
SECTION 8 - CORRIDORS
INTRODUCTION
Yorkville’s main corridor, Illinois Route 47 (Bridge
Street) is located within the central part of the city,
connecting it with communities located to the north
in Kane County and to Interstate 88, and to areas to
the south within Kendall County and to Interstate 80.
Other important corridors include Veterans Parkway
(U.S. Highway 34) running east-west through Yorkville
north of the Fox River, Illinois Route 71 travelling east-
west along Yorkville’s southern developed area, and
Eldamain Road, a north-south route located along the
community’s western border with Plano. Corridor
areas are important in managing and guiding their
future development as they define a community’s
development patterns, landscapes and streetscapes;
relationship to surrounding neighborhoods, and overall
visual character and appearance. For Yorkville, its
corridors should be critical planning priorities in order
to achieve more consistent and predictable land use
patterns and a physical environment that reinforces
Yorkville’s semi-rural development character.
Given the importance of Illinois Route 47 as the primary
north-south transportation route through Yorkville,
and the significant concentrations of residential,
commercial and industrial land uses along its length,
specific land use and placemaking strategies were
prepared to guide future land use and development
decisions. Land use strategies were also prepared
for Eldamain Road as planning has been underway for
the construction of a new bridge over the Fox River,
although no exact timetable has been established for
its construction. Establishing a direction for future
growth in advance of the bridge’s construction will help
to maintain Eldamain Road’s open space and scenic
qualities while concentrating projected development
in appropriate locations. Veterans Parkway and Illinois
Route 71, although not subject to close study in this
Comprehensive Plan, can be planned according to the
same land use and urban design principles suggested
for Illinois Route 47 and Eldamain Road.
Going forward, to accomplish this, the City of Yorkville
will focus on implementing several planning objectives,
including:
• Promote orderly and consistent land use
and development patterns along Yorkville’s
corridors — particular land uses should be
concentrated together whenever appropriate.
• Enhance corridor visual appearances through
urban design and placemaking initiatives,
including branding and gateway elements, and
the preservation of green and open spaces.
• Ensure connectivity between land uses
along corridors and adjacent areas and
neighborhoods.
• Encourage high-quality development design
that are in scale with surrounding buildings
and landscapes.
The following are various strategies to achieve planning
goals and objectives along Eldamain Road and Illinois
Route 47.
ILLINOIS ROUTE 47
Illinois Route 47 both north and south of the Fox
River contains Yorkville’s most significant centers
of commercial and industrial activity, including the
Yorkville Marketplace at Veterans Parkway, and the
Fox and Yorkville Business Center industrial parks.
Illinois Route 47 is also an important gateway into
Yorkville as one enters the community from the north
from Kane County and the south through Kendall
County. A critical planning objective for Illinois Route
47 is to ensure that future commercial and industrial
growth is concentrated in existing areas of developable
land; in addition, existing scenic and open space areas
are maintained and enhanced as gateway features
into Yorkville. Given the length of Illinois Route 47,
the corridor has been divided into two segments both
north and south of the Fox River. Subzones of distinct
land use and character areas have also been defined in
these segments.
Illinois Route 47 in Yorkville, Illinois
SECTION 8 - CORRIDORS
144 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
no
r
t
h
so
u
t
h
Zone B - Water Park Zone C - Business Center Zone D - Scenic Residential Zone E - Suburban Retail Zone F - Traditional Residential Zone A - North Gateway
BA
S
E
L
I
N
E
R
O
A
D
GA
L
E
N
A
R
O
A
D
CO
R
N
E
I
L
S
R
O
A
D
K
E
N
N
E
D
Y
WA
L
N
U
T
S
T
.
FO
X
R
I
V
E
R
C
A
N
N
O
N
B
A
L
L
T
R
A
I
L
Figure 8.1 - Existing Land Uses along Illinois Route 47 Corridor North of the Fox River
Illinois Route 47 Corridor Existing Land Use
North of the Fox River
NORTH OF THE FOX RIVER
The northern portion of the Illinois Route 47 corridor
contains a progression of traditional residential
neighborhoods, destination commercial areas, industrial
parks, to residential subdivisions and open space as one
travels from south to north starting at the Fox River.
As stated previously, general planning objectives along
Illinois Route 47 is to continue concentrating industrial
and commercial development within existing areas
with the far northern reaches of the corridor at Galena
Road reserved for residential, agricultural and open
space uses. This corridor segment has been divided
into subzones where specific land use and urban design
improvements should be implemented.
Zone A - North Gateway (Baseline Road to Galena
Road). To maintain the open space and semi-rural
character of this zone, a “rural character buffer” is
suggested from Galena Road to the Yorkville municipal
boundary on land that is partially zoned commercial,
a zoning designation that could be changed to open
space or agricultural. Alternatively, the buffer zone
could potentially be developed for future commercial
use if market demand materializes. Since this area
is the entrance point into Yorkville, gateway and
wayfinding elements at Baseline Road and Illinois
Route 47 could be installed. Conservation or estate
residential development is encouraged as adjacent land
use to maintain the subzone’s open space character.
Zone B - Water Park (Galena Road to Corneils Road).
Within this zone, neighborhood retail development is
suggested in support of the Raging Raves Water Park
and other park and recreational activities that may
be developed in the future adjacent north or south
of the Water Park. The rural character buffer would
be extended from the north along the entire length
of the subzone. Conservation or estate residential
development is encouraged as adjacent land uses to
maintain the subzone’s open space character.
Zone C - Business Center (Corneils Road to
Cannonball Trail). Objectives within this zone are
developing the remaining lots within the Fox Business
Center industrial park and installing “business park”
placemaking elements such as new gateways and
monument signs that promote a Yorkville “brand”
image. As with the other subzones above, the rural
character buffer would extend along portions of the
subzone. If industrial development or other land
uses are considered on the eastern side of Route 47,
nee access drives should be aligned with Boombah
Boulevard in the Yorkville Business Center.
Zone D - Scenic Residential (Cannonball Trail to
Kennedy Road). Preserving the scenic landscape and
characteristics, including vista views into Blackberry
Creek are the primary planning objectives in this zone.
Suburban residential development is the dominate
adjacent land use.
Zone E - Destination Retail (Kennedy Road to Walnut
Street). This zone includes Yorkville’s most significant
center for destination retail uses; additional large
format and chain store retailing should be concentrated
here on available land and outparcels. Streetscape
and placemaking efforts, including the installation
of identity and wayfinding signage, banners and
landscaping treatments should also be pursued in this
zone.
Zone F - Traditional Residential (Walnut Street to
Fox River). As this subzone comprises Yorkville’s
traditional neighborhoods, planning objectives should
include preserving the existing residential development
pattern, and streetscape, signage branding elements
installed that promote the area as a traditional
residential district.
SECTION 8 - CORRIDORS
145THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
BASE
L
I
N
E
R
O
A
D
COME
D
R
I
G
H
T
-
O
F
-
W
A
Y
GALENA R
O
A
D
CORN
E
I
L
S
R
O
A
D
KENN
E
D
Y
R
O
A
D
WALNU
T
S
T
.
FOX RI
V
E
R
BLAC
K
B
E
R
R
Y
CREE
K
BEECHER
CENTER
MENARDS
WRIGLEY
WHISPERING
MEADOWS
BOOM-
BAH
RAGING
WAVES
WATER
PARK
BRISTOL
BAY
CANN
O
N
B
A
L
L
T
R
A
I
L
Gateway Elements at Baseline Road and Illinois Route 47
Rural Character Buffer
Enhance Commercial Streetscape with Branding Elements
Enhance Streetscape with “Old Bristol” Branding Elements
Infill with Industrial Development Campus Design
Infill with Commercial Development
Preserve Traditional Residential Development Pattern
Align New Access Drive with Boombah Boulevard
Incorporate “Business Park” Branding Elements
Entertainment Support Retail
Preserve Mature Landscape and Residential Land Uses
Typical Residential Development
Preserve Scenic Vistas of Blackberry Creek
Rural Character Buffer along Illinois Route 47
Rural Character Buffer along Illinois Route 47
Conservation or Estate Residential Development
Conservation or Estate Residential Development
Sports Fields
Zone A - North Gateway (Baseline Road to Galena Road)
Zone C - Business Center (Corneils Road to Cannonball Trail)
Zone E - Destination Retail (Kennedy Road to Walnut Street)
Zone F - Traditional Residential (Walnut Street to Fox River)
Zone B - Water Park (Galena Road to Corneils Road)
Zone D - Scenic Residential (Cannonball Trail to Kennedy Road)
Illinois Route 47 Corridor Land Use Strategy
North of the Fox River
NORTH TOSUGAR
GROVE
SOUTH TO
DOWNTOWNYORKVILLE
BNS
F
R
A
I
L
R
O
A
D
SECTION 8 - CORRIDORS
146 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Figure 8.2 - Illinois Route 47 Corridor South of the Fox River
no
r
t
h
so
u
t
h
Zone H - Business Park Zone I - Semi-Rural Commercial Zone J - Suburban Residential Zone K - Rural Agricultural Zone G - Downtown
FO
X
R
I
V
E
R
GR
E
E
N
B
R
I
A
R
F
A
I
R
F
A
X
SC
H
O
O
L
H
O
U
S
E
R
D
.
B
O
N
N
I
E
L
A
N
E
AM
E
N
T
R
O
A
D
WA
L
K
E
R
R
O
A
D
CA
T
O
N
F
A
R
M
R
O
A
D
SOUTH OF THE FOX RIVER
The southern portion of the Illinois Route 47 corridor
somewhat mirrors the corridor’s northern segment,
with a progression of residential subdivisions, industrial
and commercial uses, and traditional neighborhoods
towards Downtown Yorkville at its northern end.
General planning objectives are also similar, although
agricultural use and open space are defined at the
corridor’s far southern end to Yorkville’s municipal
boundary.
Zone G - Traditional Downtown (Fox River to
Schoolhouse Road). Zone G comprises Yorkville’s
traditional Downtown Core and its revitalization and
redevelopment should follow the strategies presented
in the Prosperous City section of this Comprehensive
Plan, including the potential development of a civic
campus at Van Emmon Road and Illinois Route 47.
Downtown’s overall development pattern should be
maintained and branding elements and placemaking
initiatives considered to announce arrival into the
district.
Zone H - Business Park (Schoolhouse Road to Garden
Street). In this zone, the future land use strategy
considers a redevelopment and expansion of the
Fox Industrial Park. Placemaking elements, such as
gateways or monument signs could be implemented
to brand and identify the industrial park. New design
standards could be adopted to guide development
frontages within the industrial park and other land east
and west of Illinois Route 47 within this subzone.
Zone I – Neighborhood/Destination Commercial
(Garden Street to Bonnie Lane). Neighborhood and
destination type commercial uses, including a grocery
store-anchored development, should be concentrated
in this zone. Similar to Zone H, placemaking elements,
such as gateways, monument signs and landscaping
treatments should be implemented to unify the
visual appearance of new and existing commercial
developments. New design standards could also be
adopted to guide development frontages.
Zone J - Suburban Residential (Bonnie Lane to
Fairfax Way). Suburban-type residential development
is the dominant adjacent land use along this segment
of Illinois Route 47; it also contains several Tier 1 and
2 residential subdivisions that are likely to build out
over the next three to five years. Apart from this, a
character buffer is recommended along the roadway to
reinforce this area’s semi-rural character.
Zone K - Rural Agricultural (Fairfax Way to Caton
Farm Road). Zone K represents the far southern
segment of Illinois Route 47 and will most likely remain
in agricultural use or potentially developed with estate
residential development or conservation subdivisions
to maintain the area’s semi-rural character. Planning
objectives include extending the character buffer south
to the municipal boundary and installing placemaking
features, such as gateway signage near Fairfax Way.
Illinois Route 47 subzones are presented with further
detail on the following pages:
Illinois Route 47 Corridor Existing Land Use
South of the Fox River
SECTION 8 - CORRIDORS
147THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Illinois Route 47 Corridor Land Use Strategies
South of the Fox River
FOX R
I
V
E
R
SCHOOLHOUSE ROA
D
ILL
I
N
O
I
S
R
O
U
T
E
7
1
AMEN
T
R
O
A
D
CIRCLE CENTER
GRADE SCHOOL
FOX
INDUSTRIAL
PARK
WINDETT
RIDGE
DOWNTOWN
YORKVILLE
Preserve Traditional Development Pattern
Develop “Downtown Yorkville” Branding Elements
Create “Civic Campus” for City and County Facilities
Zone G - Traditional Downtown (Fox River to Schoolhouse Road)
Create Design Standards for Development Frontages
Develop “Business Park” Branding Elements
Zone H - Business Park (Schoolhouse Road to Garden Street)
Create Design Standards for Development Frontages
Develop “Commercial Area” Branding Elements
Zone I - Destination Commercial (Garden Street to Bonnie Lane)
Rural Character Buffer along Illinois Route 47
Preserve and Enhance Residential Character
Zone J - Suburban Residential (Bonnie Lane to Fairfax Way)
Create Gateway Signage Near Fairfax Way
Preserve and Enhance Rural Character
Long-Range Conservation or Estate Residential Development
Zone K - Rural Agricultural (Fairfax Way to Caton Farm Road)
BEECHER
CENTER
NORTH
SOUTH
SECTION 8 - CORRIDORS
148 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
SPORTS FIELDS
RETAIL
DEVELOPMENT
CHA
R
A
C
T
E
R
B
U
F
F
E
R
CHARACTER BUFFER
NATURAL AREA
RETAIL
DEVELOPMENT
RURAL LANDSCAPE BUFFER
LONG-RANGE AGRICULTURAL USE or
CONSERVATION / ESTATE RESIDENTIAL
SPORTS FIELDS / OPEN SPACE
or AGRICULTURAL USE
RAGING WAVES
WATER PARK
WESTBURY EAST
VILLAGE
GA
L
E
N
A
R
O
A
D
ROB ROY CR
E
E
K
IL ROUTE 47
CO
R
N
E
I
L
S
R
O
A
D
W
A
T
E
R
P
A
R
K
W
A
Y
ZONE A - NORTH GATEWAY
(BASELINE ROAD TO GALENA ROAD)
The existing rural and agricultural character of Zone A
serves as a gateway into Yorkville from the north. While
the west side of the roadway is agricultural in land use,
the east side is defined by the Bristol Bay residential
subdivision. An existing 300 foot space between the
roadway and the subdivision could be reserved as a
greenway or rural character buffer Overall strategies in
this zone include:
• Create gateway signage at Baseline Road.
• Dedicate landscape buffer along Illinois
Route 47.
• Enhance roadway with rural character
elements and landscaping.
ZONE B - WATER PARK
(GALENA ROAD TO CORNEILS ROAD)
The character of this zone is largely defined by Raging
Waves Water Park, which is highly visible due to the
height of water park structures. The Westbury East
Village subdivision is currently dormant with no homes
built; the remaining land in this zone is agricultural.
Strategies in this zone include:
• Develop entertainment and support retail, such
as restaurants and other commercial services,
north of Raging Waves Waterpark.
• Consider sports fields or passive recreation to
the north or south of Raging Waves Waterpark.
• Dedicate rural landscape buffer along Illinois
Route 47.
RURAL LANDSCAPE BUFFER
RURAL CHARACTER E LE M E NTS ALON G CO RRIDOR
BASELINE ROAD GATEWAY SIGNAGE
BRISTOL BAY
LONG-RANGE AGRICULTURAL USE or CONSERVATION / ESTATE RESIDENTIAL
LONG-RANGE AGRICULTURAL USE or CONSERVATION / ESTATE RESIDENTIAL
BA
S
E
L
I
N
E
R
O
A
D
IL ROUTE 47
GA
L
E
N
A
R
O
A
D
BE
R
T
R
A
M
ROB ROY CREEK
Figure 8.3 - Zone A Future Land Use Concept
Figure 8.4 - Zone B Future Land Use Concept
SECTION 8 - CORRIDORS
149THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
NATURAL AREAS PRESERVED
LANDSCAPE
B
U
F
F
E
RBUSINESS CENTER DEVELOPMENT
BUSINESS
CENTER DEVELOPMENT
BUSINESS CENTER
INFILL
LONG RANGE INDUSTRIAL / OFFICE
DEVELOPMENT
WRIGLEY MANUFACTURING COMPANY
YORKVILLE
BUSINESS
CENTER
AURORA
TEXTILE
CO
R
N
E
I
L
S
R
O
A
D
CA
N
N
O
N
B
A
L
L
T
R
A
I
L
IL ROUTE 47
B
O
O
M
B
A
H
B
L
V
D
.
ZONE C - BUSINESS CENTER
(CORNEILS ROAD TO CANNONBALL TRAIL)
Although primarily agricultural in land use, this zone’s
character is represented by the Yorkville Business
Center and the Wrigley Manufacturing Company,
making for a strong industrial/manufacturing complex.
Strategies in this zone include:
• Install branding elements related to
industrial, business, and office uses at
gateways and development entrances.
• Dedicate character zone buffer along Illinois
Route 47.
Figure 8.5 - Zone C Future Land Use Concept
ZONE D - SCENIC RESIDENTIAL
(CANNONBALL TRAIL TO KENNEDY ROAD)
This zone is anchored by Blackberry Creek and is
characterized by a number of single-family residential
developments. Trinity Church, which has a 200 foot
setback, Blackberry Creek, and residential properties
with mature shade trees give this zone a distinctive
scenic character. Strategies in this zone include:
• Preserve scenic vistas and mature landscape
elements as a buffer between the industrial
areas to the north and destination retail zones
to the south.
• Maintain and enhance single family residential
character.
EXISTING
RESIDENTIAL
PRESERVE SCENIC VISTAS
EXISTING RESIDENTIAL
EXISTING RESIDENTIAL
EXISTING AGRICULTURAL
LAND
BUSINESS
CENTER ZONE
SUBURBAN
RETAIL ZONE
IL ROUTE 47
B
L
A
C
K
B
E
R
R
Y
C
R
E
E
K
C
A
N
N
O
N
B
A
L
L
T
R
A
I
L
K
E
N
N
E
D
Y
R
O
A
D
Figure 8.6 - Zone D Future Land Use Concept
SECTION 8 - CORRIDORS
150 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
TOWN
SQUARE
TRADITIONAL ‘OLD BRISTOL’
AREA‘OLD BRISTOL’ CHARACTER TREATMENT
LANDMARK / BRANDING
OPPORTUNITY
BEECHER CENTER
IL ROUTE 47
WA
L
N
U
T
S
T
R
E
E
T
FO
X
R
I
V
E
R
IDENTITY SIGNAGE OPPORTUNITIES
FUTURE RESIDENTIAL
LANDSCAPE BUFFER
LANDSCAPE BUFFER
MENARDS
COMMONS
COUNTRYSIDE
CENTER
YORKVILLE
MARKETPLACE
YORK MEADOW
APARTMENTS
EXISTING AND FUTURE
COMMERCIAL DEVELOPMENT
EXISTING COMMERCIAL DEVELOPMENT
IL ROUTE 47
K
E
N
N
E
D
Y
R
O
A
D
CO
U
N
T
R
Y
S
I
D
E
P
A
R
K
W
A
Y
VE
T
E
R
A
N
S
P
A
R
K
W
A
Y
WA
L
N
U
T
S
T
R
E
E
T
ZONE E - SUBURBAN RETAIL
(KENNEDY ROAD TO WALNUT STREET)
The majority of this zone is characterized by suburban
retail consisting of out-parcels located along the
roadway with big box retail behind. Portions of the west
side of Route 47 are characterized by a continuous row
of evergreen trees screening multi-family residential
from roadway. Strategies in this zone include:
• Adopt design standards for commercial and
retail use frontages.
• Develop signage, gateways and other branding
elements related to commercial and retail uses.
ZONE F - TRADITIONAL RESIDENTIAL
(WALNUT STREET TO FOX RIVER)
This zone is characterized by single-family housing
organized along a traditional gridded street network.
Neighborhood oriented and small-scale office, retail
and institutional uses are scattered throughout this
zone, as well as civic spaces. The zone’s mature
landscape features should also be maintained.
Strategies in this zone include:
• Maintain and enhance the traditional
residential development pattern.
• Develop gateway signage and other branding
elements related to the “Old Bristol” or
“Yorkville” neighborhood.
Figure 8.7 - Zone E Future Land Use Concept
Figure 8.8 - Zone F Future Land Use Concept
SECTION 8 - CORRIDORS
151THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
COUNTY
CAMPUS
DOWNTOWN
NEIGHBORHOOD
DOWNTOWN NEIGHBORHOOD
DOWNTOWN CORE
MAJOR LANDMARK / BRANDING OPPORTUNITY
CIVIC
CAMPUS
LANDMARK / BRANDING
OPPORTUNITY
EDUCATIONAL CAMPUS
DOWNTOWN CHARACTER TREATMENT
FO
X
R
I
V
E
R
VA
N
E
M
M
O
N
S
T
R
E
E
T
FO
X
S
T
R
E
E
T
OR
A
N
G
E
S
T
R
E
E
T
SC
H
O
O
L
H
O
U
S
E
R
O
A
D
EL
I
Z
A
B
E
T
H
S
T
.
IL ROUT
E
4
7
ZONE G - TRADITIONAL DOWNTOWN
(FOX RIVER TO SCHOOLHOUSE ROAD)
This zone comprises the Downtown Yorkville
core with its surrounding traditional single-family
residential areas. The northern portion of this zone
has a significant cluster of commercial uses defining
the Downtown core; other small-scale commercial
uses are scattered along portions of the zone south
of the Downtown core with a significant institutional
use, Yorkville Intermediate School, located at the
Schoolhouse Road intersection. Strategies in this zone
include:
• Maintain and enhance the traditional
Downtown development pattern.
• Develop branding elements that promote
“Downtown Yorkville” such as gateway and
identity signage.
Figure 8.9 - Zone G Future Land Use Concept
FRONTAGE CHARACTER ZONE
OFFICE / INDUSTRIAL DEVELOPMENT
FOX INDUSTRIAL PARK
SC
H
O
O
L
H
O
U
S
E
R
O
A
D
EL
I
Z
A
B
E
T
H
S
T
.
G
A
R
D
E
N
S
T
R
E
E
T
G
R
E
E
N
B
R
I
A
R
R
O
A
D
IL ROUTE 47
ZONE H - BUSINESS PARK
(SCHOOLHOUSE ROAD TO GARDEN STREET)
This zone is characterized by the Fox Industrial Park
and mostly includes a mix of industrial and commercial
land uses. Building setbacks, orientation to the street,
and architectural styles vary along this portion of Illinois
Route 74. Future development in this area should
strive for high quality, compatibility and consistency
in building design and orientation. Strategies for this
zone include:
• Create design standards for industrial,
business and office use frontages.
• Develop gateway signage and other branding
elements related to industrial, business and
office uses.
Figure 8.10 - Zone H Future Land Use Concept
SECTION 8 - CORRIDORS
152 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
WINDETT RIDGE
NATURAL AREA
NATURAL AREA
RURAL CHARACTER ELEMENTS ALONG CORRIDOR
AGRICULTURAL USE or LONG-RANGE
CONSERVATION / ESTATE RESIDENTIAL
IL ROUTE
4
7
B
O
N
N
I
E
L
A
N
E
FA
I
R
F
A
X
W
A
Y
*
LANDSCAPE BUFFER
COMMERCIAL
DEVELOPMENT
PRESERVE NATURAL AREAS
GA
R
D
E
N
S
T
R
E
E
T
G
R
E
E
N
B
R
I
A
R
R
D
.
I
L
R
O
U
T
E
7
1
B
O
N
N
I
E
L
A
N
E
IL ROUTE 47
ZONE I - NEIGHBORHOOD/DESTINATION
COMMERCIAL (GARDEN/GREENBRIAR
STREET TO BONNIE LANE)
This zone is characterized by a mix of commercial and
agricultural land uses. Setbacks, building orientation
and architectural styles vary as they do in Zone H.
Future commercial development in this zone should
strive for compatibility and consistency in building
design and orientation. Strategies in this zone include:
• Create design standards for commercial and
retail use frontages.
• Develop gateway signage and other branding
elements and placemaking features related to
commercial and retail uses.
ZONE J - SUBURBAN RESIDENTIAL
(BONNIE LANE TO FAIRFAX WAY)
Suburban type single-family residential subdivisions are
predominate in this zone with some agricultural land
uses. It should be noted that a majority of homes have
their back-yards facing the roadway, which is not ideal
development design. Strategies in this zone include:
• Create design standards for residential use
frontages along the corridor or update the
subdivision code to require more appropriate
development standards.
• Dedicate landscape buffer along Illinois Route
47.
Figure 8.11 - Zone I Future Land Use Concept
Figure 8.12 - Zone J Future Land Use Concept
SECTION 8 - CORRIDORS
153THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Rural Character Buffer in New Albany, Ohio Agricultural Land Uses in Yorkville, Illinois
GATEWAY ELEMENT
AGRICULTURAL USE
or OPEN SPACE
AGRICULTURAL USE
or OPEN SPACE
IL ROUTE 47
F
A
I
R
F
A
X
W
A
Y
AM
E
N
T
R
O
A
D
RURAL CHARACTER ELEMENTS ALONG CORRIDOR
ZONE K - RURAL AGRICULTURAL
(FAIRFAX WAY TO CATON FARM ROAD)
While there are a few scattered residential and
commercial properties, this zone will be primarily
agricultural and rural in character. Conservation
or estate residential developments could also be
encouraged. Strategies in this zone include:
• Create gateway signage near Fairfax Way.
• Preserve rural character with branding
elements and landscaping.
• Dedicate landscape buffer along Route 47.
Figure 8.13 - Zone K Future Land Use Concept
SECTION 8 - CORRIDORS
154 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
no
r
t
h
so
u
t
h
BA
S
E
L
I
N
E
R
O
A
D
CO
R
N
E
I
L
S
R
O
A
D
FA
X
O
N
R
O
A
D
R
I
V
E
R
R
O
A
D
F
O
X
R
I
V
E
R
VE
T
E
R
A
N
S
P
A
R
K
W
A
Y
ROB
R
O
Y
CRE
E
K
GA
L
E
N
A
R
D
.
ELDAMAIN ROAD
Eldamain Road currently serves as a secondary north-
south route in Yorkville, although it does not cross
the Fox River; its functionality as a north-south route
mainly concerns travel from Veterans Parkway north
to destinations areas in Plano and places further
north toward Baseline Road and into Kane County.
Its southern segment connects to River Road at
the Fox River, which, while turning east, leads to
Illinois Route 47 as an alternative route to the center
of Yorkville and the Downtown. This segment of
Eldamain has a “country road” feel with scenic views
of the rolling landscape to the Fox River —visual and
environmental qualities that are quite distinct of
other roadways in Yorkville. It is these qualities that
should be maintained, especially as a selling point
for appropriate development that may occur in the
long-term. In addition, even with future construction
of the bridge, the corridor’s land use pattern should
remain compatible with the open space, natural areas
and viewsheds that define the areas near and around
the Fox River. Like Illinois Route 47, this corridor
segment has been divided into subzones where specific
land use and urban design improvements should be
implemented.
Figure 8.14 - Eldamain Road Corridor North of the Fox River
NORTH OF THE FOX RIVER
Zone A - Rural Agricultural (Baseline Road to Corneils
Road). Given the existing open space character of this
zone, conservation subdivisions and estate residential
is suggested as future land uses. Similar to Illinois
Route 47, a character buffer along Eldamain Road is
recommended to maintain the zone’s semi-rural visual
character. A Yorkville gateway monument or sign
should be installed at Baseline Road to announce entry
into the community.
Zone B - Distribution (Corneils Road to BNSF
Railroad). As recommended in the industrial land use
strategy, a modern industrial park could be developed
at the location between Corneils Road south to the
BNSF Railroad adjacent to the Commonwealth Edison
substation and the Menards distribution facility west
along Eldamain. This would be a suitable location
for such uses as BNSF Railroad and Corneils Road
would serve as boundaries to any future residential
growth from the north, east or south. Branding and
placemaking elements should be incorporated as part
of any industrial park development in this location. The
character buffer from Zone A would also be extended
south along this zone.
Zone B - Distribution Zone C - Semi-Rural Residential Zone D - Scenic AgriculturalZone A - Rural Agricultural
Zone C - Semi-Rural Residential (BNSF Railroad
to Rob Roy Creek). Suburban-type residential
development would be envisioned in this zone given its
close proximity to Veterans Parkway shopping areas
to the east; however, any future development should
respect vista views and viewsheds along Rob Roy
Creek, which runs southwest to northeast along the
eastern portions of the zone. In addition, the character
buffer from Zone B would also be extended south.
Zone D - Scenic Agricultural (Rob Roy Creek to
Fox River). Although conventional subdivision
development exists in one portion of the zone near
Veterans Parkway, conservation design and estate
residential development would be highly suitable in this
location given the scenic views to the Fox River and
the large lot residential development that exists along
River Road east to the traditional neighborhood center
of Yorkville. Rob Roy Creek also runs along the east
side Eldamain Road. Tree groves and swales already
define this area visually and are elements that should
be maintained.
Eldamain Road Corridor Existing Land Use
North of the Fox River
SECTION 8 - CORRIDORS
155THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Eldamain Road Corridor Land Use Strategies
North of the Fox River
FOX
R
I
V
E
R
SUBAT
FOREST
PRESERVE
MENARDS
DISTRIBUTION
CENTER
COMED
RIGHT-OF-WAY
YMCAPLANO
FOX
HILL
SUGAR GROVE
EQUESTRIAN
ROB
R
O
Y
CREE
K
RIVE
R
R
O
A
D
POT
E
N
T
I
A
L
N
E
W
ELD
A
M
A
I
N
B
R
I
D
G
E
VETER
A
N
S
P
A
R
K
W
A
Y
BNS
F
R
A
I
L
R
O
A
D
CORN
E
I
L
S
R
O
A
D
GALENA
R
O
A
D
BASEL
I
N
E
R
O
A
D
Gateway Elements at Baseline Road and Eldamain Road
Rural Character Buffer along Eldamain Road
Long-Range Conservation or Estate Residential Development
Zone A - Rural Agricultural (Baseline Road to Corneils Road)
Rural Character Buffer
Infill with Industrial Development Campus Design
Incorporate “Industrial Park” Branding Elements
Zone B - Distribution (Corneils Road to BNSF Railroad)
Rural Character Buffer
Infill with Typical Suburban Residential Development
Preserve Scenic Vistas of Rob Roy Creek
Zone C - Semi-Rural Residential (BNSF Railroad to Rob Roy Creek)
Preserve Natural Features and Scenic Vistas of Rob Roy Creek
Long-Range Conservation or Estate Residential Development
Zone D - Scenic Agricultural (Rob Roy Creek to Fox River)
NORTH
SOUTH
SECTION 8 - CORRIDORS
156 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
SOUTH OF THE FOX RIVER
Zone E - Scenic Riverfront (Fox River to Illinois
Railnet). The right-of-way alignment for the future
Eldamain Road Bridge, as documented in the 2008
Comprehensive Plan, would take the roadway just
west of the Hoover Forest Preserve and then west to
link with High Point Road. This area has similar visual
and environmental qualities to Zone D and is primarily
open space and agricultural in land use; therefore,
principal planning objectives in Zone E should be the
preservation of scenic vistas of the Fox River and the
neighboring Forest Preserve. Conservation or estate
residential development could also be considered in
the long-term.
Figure 8.15 - Eldamain Road Corridor South of the Fox River
Zone F - High Point Road Zone G - New Connector Zone H - Lisbon RoadZone E - Scenic Riverfront
no
r
t
h
so
u
t
h
F
O
X
R
I
V
E
R
F
O
X
R
O
A
D
I
L
R
O
U
T
E
7
1
HIGH POINT ROA
D
LISBON ROAD
N
E
W
R
O
A
D
NEW
R
O
A
D
WA
L
K
E
R
R
O
A
D
CA
T
O
N
F
A
R
M
R
D
.
Zone F - High Point Road (Illinois Railnet to Illinois
Route 71). Farms and open space is the existing land
use — a land use pattern that is unlikely to change in
the near-term. As with Zone E, the planning objectives
for this area support potential conservation or estate
residential development to maintain scenic views and
its overall rural character. Standards for how future
development should front the roadway should also be
considered.
Zone G - New Roadway Connection (Illinois Route
71 to Lisbon Road). The 2008 Comprehensive Plan
suggested a commercial node at the intersection of
a proposed roadway connection from Illinois Route
71 to Lisbon Road. It is unlikely that commercial will
happen at the location given current market conditions;
therefore, the planning emphasis should be maintaining
the zone’s existing rural visual character through
conservation or estate residential development.
Standards for how future development should front the
roadway in this zone should also be considered.
Zone H - Lisbon Road (Lisbon Road to Caton Farm
Road). As with previous zones south of the Fox
River, estate residential and conservation subdivision
is recommended for Zone H to preserve this area’s
rural character from Lisbon Road to Caton Farm
Road. Again, standards for how future development
should front the roadway should also be explored and
adopted.
Eldamain Road subzones are presented with further
detail on the following pages:
Eldamain Road Corridor Existing Land Use
South of the Fox River
SECTION 8 - CORRIDORS
157THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
Eldamain Road Corridor Land Use Strategies
South of the Fox River
FOX
R
I
V
E
R
HOOVER
FOREST
PRESERVE
TO CATON
FARM ROAD
POT
E
N
T
I
A
L
N
E
W
ELD
A
M
A
I
N
B
R
I
D
G
E
HIGH
P
O
I
N
T
R
O
A
D
LISB
O
N
R
O
A
D
NEW ROA
D
W
A
Y
NEW
R
O
A
D
W
A
Y
WALKE
R
R
O
A
D
HIGHPOINT ROAD
IL
L
I
N
O
I
S
R
O
U
T
E
7
1
FOX
R
O
A
D
FOX R
O
A
D
BUDD
R
O
A
D
ILL
I
N
O
I
S
R
A
I
L
N
E
T
Preserve Scenic Vistas of the Fox River and Forest Preserve
Preserve Rural Character
Long-Range Conservation or Estate Residential Development
Zone E - Scenic Riverfront (Fox River to Illinois Railnet)
Preserve Rural Character
Develop Design Guidelines for Roadway Improvements
Long-Range Conservation or Estate Residential Development
Zone F - High Point Road (Illinois Railnet to Illinois Route 71)
Preserve Rural Character
Long-Range Conservation or Estate Residential Development
Develop Design Guidelines for New Roadway
Zone G - New Roadway Connection (Illinois Route 71 to Lisbon Road)
Preserve Rural Character
Long-Range Conservation or Estate Residential Development
Develop Design Guidelines for Roadway Improvements
Zone H - Lisbon Road (Lisbon Road to Caton Farm Road)
NORTH
SOUTH
SECTION 8 - CORRIDORS
158 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
LONG RANGE INDUSTRIAL / OFFICE
DEVELOPMENT
LONG RANGE INDUSTRIAL / OFFICE DEVELOPMENT
MENARDS DISTRIBUTION
CENTER
COMED RIGHT-OF-WAY
LANDSCAPE BUFFER
ELDAMAIN ROAD
CO
R
N
E
I
L
S
R
O
A
D
FA
X
O
N
R
O
A
D
LANDSCAPE BUFFER
RURAL CHARACTER ELEMENTS ALONG CORRIDOR
GATEWAY ELEMENT
AGRICULTURAL USE or LONG-RANGE CONSERVATION / ESTATE RESIDENTIAL
BA
S
E
L
I
N
E
R
O
A
D
GA
L
E
N
A
R
O
A
D
ELDAM
A
I
N
R
O
A
D
ZONE A - RURAL AGRICULTURAL
(BASELINE ROAD TO CORNEILS ROAD)
While there are a few scattered residential properties
with Green Organics Composting located to the east,
this zone is primarily agricultural and rural in character.
In the long-term, conservation or estate residential
development could be encouraged. Strategies for this
zone include:
• Create gateway signage at Baseline Road.
• Preserve rural character with landscaping
treatments; a landscape buffer along this zone
could be dedicated.
ZONE B - DISTRIBUTION
(CORNEILS ROAD TO FAXON ROAD)
This zone is characterized by the Menards Distribution
Center to the west in Plano and the Commonwealth
Edison facility to the east. These two large land
uses are surrounded primarily by agricultural land.
Strategies in this zone include:
• Create design standards for potential industrial
use development frontages.
• Install branding and placemaking elements for
new industrial parks.
• Dedicate rural landscape buffer along
Eldamain Road.
Figure 8.16 - Zone A Future Land Use Concept
Figure 8.17 - Zone B Future Land Use Concept
SECTION 8 - CORRIDORS
159THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
RURAL CHARACTER BUFFER
LONG-RANGE TYPICAL SUBURBAN
RESIDENTIAL DEVELOPMENT
NATURAL AREA
EXISTING RESIDENTIAL
DEVELOPMENT
ELDAMAIN ROAD
VE
T
E
R
A
N
S
P
A
R
K
W
A
Y
RO
B
R
O
Y
C
R
E
E
K
ZONE C - SEMI-RURAL RESIDENTIAL
(RAILROAD RIGHT-OF-WAY TO RENA LANE)
This zone is characterized by conventional single-family
residential subdivision development to the west in
Plano and agricultural land uses to the east in Yorkville;
suburban residential is envisioned on the Yorkville side
of Eldamain with preservation of viewsheds along Rob
Roy Creek. Strategies in this zone include:
• Preserve rural character with branding
elements and landscaping; a rural landscape
buffer could be dedicated.
• Consider zoning change from commercial to
residential and create design standards for
residential frontages along Eldamain Road.
Figure 8.18 - Zone C Future Land Use Concept
NATURAL
AREA
LONG-RANGE AGRICULTURAL USE or
CONSERVATION / ESTATE RESIDENTIAL
SUBAT FOREST PRESERVE
LANDMARK OPPORTUNITY
LANDMARK
OPPORTUNITY
SCENIC VISTAS
POTENTIAL
ELDAMAIN BRIDGE
ELDAMAIN ROAD
R
I
V
E
R
R
O
A
D
RO
B
R
O
Y
C
R
E
E
K
ZONE D - SCENIC AGRICULTURAL
(RENA LANE TO RIVER ROAD)
This zone is characterized by topographic features,
wooded areas, forest preserves, agricultural land and
open space. Strategies in this zone include:
• Maintain natural areas and preserve rural
character.
• Incorporate branding elements and
landscaping.
• Consider conservation or estate residential
development in the long-term.
Figure 8.19 - Zone D Future Land Use Concept
SECTION 8 - CORRIDORS
160 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
AGRICULTURAL USE or LONG-RANGE
CONSERVATION / ESTATE RESIDENTIAL
R U R A L C H A R A C T E R E L E M E N T S A LO N G C O R R I D OR
AGRICULTURAL USE or LONG-RANGE CONSERVATION / ESTATE RESIDENTIAL
F
O
X
R
O
A
D
HIGH POINT
R
O
A
D
I
L
R
O
U
T
E
7
1
LONG-RANGE AGRICULTURAL USE
or CONSERVATION RESIDENTIAL
HOOVER FOREST PRESERVE
NATURAL
AREA
POTENTIAL NEW BRIDGE
ELDA
M
AIN EXTE
N
SIO
N T
O HIG
H P
OIN
T R
O
A
D
F
O
X
R
O
A
D
ZONE E - SCENIC RIVERFRONT
(FOX RIVER TO RAILROAD RIGHT-OF-WAY)
A new bridge and roadway connecting Eldamain Road
to Fox Road and High Point Road would run adjacent
to the Hoover Educational Center and Forest Preserve
and through existing agricultural land. Topographic
and directional changes provide an opportunity to
create scenic viewsheds of the Fox River and existing
woodlands. Strategies in this zone include:
• Preserve scenic vistas of the Fox River and
existing woodlands and open space.
• Enhance rural character with branding
elements and landscaping treatments.
ZONE F - HIGH POINT ROAD
(RAILROAD RIGHT-OF-WAY TO ROUTE 71))
Improvements to High Point Road may be needed due
to an anticipated increase in traffic when the Eldamain
Road Bridge is constructed. The existing character
of this zone is largely agricultural and will most likely
remain agricultural in the near-term. Strategies in this
zone include:
• Enhance rural character with branding
elements and landscaping treatments.
• Consider conservation or estate residential
development in the long-term.
Figure 8.20 - Zone E Future Land Use Concept
Figure 8.21 - Zone F Future Land Use Concept
SECTION 8 - CORRIDORS
161THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
ESTATE RESIDENTIAL
R U R A L C H A R AC T E R E L E MEN TS ALO NG C ORRIDO R
AGRICULTURAL USE
or LONG-RANGE CONSERVATION /
ESTATE RESIDENTIAL
ESTATE RESIDENTIAL
AGRICULTURAL USE or LONG-RANGE CONSERVATION / ESTATE RESIDENTIAL
POTENTIAL HIGH POINT ROAD EXTENSION TO LISBON ROAD
POTENTIAL HIGH POINT ROAD
EXTENSION TO
LISBON ROAD
L A N DSCAPE BUFFERI
L
R
O
U
T
E
7
1
LISBON ROAD
HIGH POINT ROAD
HIG
H
P
O
I
N
T
R
O
A
D
ZONE G - NEW CONNECTOR
(ROUTE 71 TO LISBON ROAD)
Roadway realignments may be needed to connect
High Point Road to Lisbon Road near the Route 71
intersection. While properties located around the
intersection of High Point Road and Route 71 are
currently zoned as commercial land uses, the current
land use is agricultural’ properties north of the existing
High Point Road alignment are residential in character.
Strategies for this zone include:
• Enhance rural character with branding
elements and landscaping treatments.
• Consider zoning change from business and
residential to agricultural.
Figure 8.22 - Zone G Future Land Use Concept
R U R A L C H A R A C T E R E L E M E N T S A L O N G C O R R I DO R
AGRICULTURAL USE or LONG-RANGE
CONSERVATION / ESTATE RESIDENTIAL
AGRICULTURAL USE or LONG-RANGE
CONSERVATION / ESTATE RESIDENTIAL
LISBON ROAD
WA
L
K
E
R
R
O
A
D
ZONE H - LISBON ROAD
(HIGHPOINT ROAD TO CATON FARM ROAD)
This zone is characterized by a mix of agricultural land
with a number of estate residential properties located
along Lisbon Road. Strategies in this zone include:
• Preserve and enhance rural character
with branding elements and landscaping
treatments.
• Consider conservation or estate residential
development in both the near and long-terms.
Figure 8.23 - Zone H Future Land Use Concept
Section 9 - Stewardship and Implementation
“With time, careful planning, and most importantly community
support a thriving downtown District could be fostered with the
critical mass needed to lure additional businesses to the area. ”
Part 2: Comprehensive Plan
SECTION 9 - STEWARDSHIP AND IMPLEMENTATION
164 THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE DRAFT
Goals Policies for Decisions Makers
Goals and Policies for Stewardship and Implementation
THIS SECTION
TO BE COMPLETED
AFTER REVIEW OF
STRATEGIES INCLUDE
D
IN FIRST DRAFT
SECTION 9 - STEWARDSHIP AND IMPLEMENTATION
165THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTUREDRAFT
SECTION 9 - STEWARDSHIP AND IMPLEMENTATION
This section to be completed after review of strategies included in first draft.
THE YORKVILLE PLAN
CONNECTING OUR PAST TO THE FUTURE