Economic Development Packet 2019 07-02-19
AGENDA
ECONOMIC DEVELOPMENT COMMITTEE MEETING
Tuesday, July 2, 2019
6:00 p.m.
City Hall Conference Room
800 Game Farm Road, Yorkville, IL
Citizen Comments:
Minutes for Correction/Approval: June 4, 2019
New Business:
1. EDC 2019-54 Building Permit Report for May 2019
2. EDC 2019-55 Building Inspection Report for May 2019
3. EDC 2019-56 Property Maintenance Report for May 2019
4. EDC 2019-57 Economic Development Report for June 2019
5. EDC 2019-58 Accessory Structures and Uses – Text Amendment
Old Business:
1. EDC 2019-23 Downtown Form-Based Code and Streetscape Master Plan
Additional Business:
2019/2020 City Council Goals – Economic Development Committee
Goal Priority Staff
“Southside Development” 4 Bart Olson, Krysti Barksdale-Noble &
Lynn Dubajic
“Downtown and Riverfront Development” 5 Bart Olson, Tim Evans & Krysti Barksdale-Noble
“Metra Extension” 7 Bart Olson, Rob Fredrickson, Eric Dhuse,
Krysti Barksdale-Noble & Erin Willrett
“Manufacturing and Industrial Development” 8 (tie) Bart Olson, Krysti Barksdale-Noble, Erin Willrett,
Lynn Dubajic, Eric Dhuse & Brad Sanderson
“Expand Economic Development Efforts” 10 Krysti Barksdale-Noble & Lynn Dubajic
“Revenue Growth” 13 Rob Fredrickson, Krysti Barksdale-Noble &
Lynn Dubajic
“Entrance Signage” 17 Krysti Barksdale-Noble & Erin Willrett
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
UNITED CITY OF YORKVILLE
WORKSHEET
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, July 2, 2019
6:00 PM
CITY HALL CONFERENCE ROOM
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CITIZEN COMMENTS:
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MINUTES FOR CORRECTION/APPROVAL:
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1. June 4, 2019
□ Approved __________
□ As presented
□ With corrections
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NEW BUSINESS:
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1. EDC 2019-54 Building Permit Report for May 2019
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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2. EDC 2019-55 Building Inspection Report for May 2019
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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3. EDC 2019-56 Property Maintenance Report for May 2019
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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4. EDC 2019-57 Economic Development Report for June 2019
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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5. EDC 2019-58 Accessory Structures and Uses – Text Amendment
□ Moved forward to CC __________
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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OLD BUSINESS:
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1. EDC 2019-23 Downtown Form-Based Code and Streetscape Master Plan
□ Moved forward to CC __________
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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ADDITIONAL BUSINESS:
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
Minutes
Tracking Number
Minutes of the Economic Development Committee – June 4, 2019
Economic Development Committee – July 2, 2019
Majority
Committee Approval
Minute Taker
Name Department
Page 1 of 3
DRAFT
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, June 4, 2019, 6:00pm
City Conference Room
In Attendance:
Committee Members
Chairman Jackie Milschewski
Alderman Jason Peterson
Alderman Ken Koch
Absent: Alderman Joel Frieders
Other City Officials
Mayor John Purcell
City Administrator Bart Olson
Assistant City Administrator Erin Willrett
Community Development Director Krysti Barksdale-Noble
Senior Planner Jason Engberg
Code Official Pete Ratos
Other Guests
Lynn Dubajic, City Consultant
Katie Finlon, Kendall County Record
Mr. Ivaylo Gramatikov
The meeting was called to order at 6:03pm by Chairman Jackie Milschewski.
Citizen Comments: None
Minutes for Correction/Approval: May 7, 2019
The minutes were approved on a unanimous voice vote.
New Business
1. EDC 2019-45 Building Permit Report for April 2019
Mr. Ratos reported 131 permits total with 7 of those single family and 5 single-family
attached in Autumn Creek. For information.
2. EDC 2019-46 Building Inspection Report for April 2019
There were 400 inspections, mostly single family. Mr. Ratos said the number is lower
due to weather. Chairman Milschewski made note of the recent storm that damaged
trees, etc. and Mr. Ratos added there were 125-135 mph winds.
Page 2 of 3
3. EDC 2019-47 Property Maintenance Report for April 2019
Fifteen cases were heard in April, including one on E. Main St. where a $2,550 fine was
assessed due to no deck permit. No further action.
4. EDC 2019-48 Economic Development Report for May 2019
Ms. Dubajic highlighted the following activity:
1. Gas N Wash hopes to open a gas station by the waterpark and is considering a
possible second location.
2. The multi-tenant building in Kendall Crossing is 100% rented, remaining lot
slated to be under contract soon.
3. Recapped recent conference in Las Vegas—had 3 meetings for possible other
businesses since the conference.
5. EDC 2019-49 Store Front Occupancy Report
Ms. Dubajic compiled a report of buildings on Rt. 47 and the current tenants. She said
87% of the buildings are occupied and 13% vacant. The national vacancy average is
13.9%. Alderman Koch asked about the status of the proposed Popeye's. Ms. Dubajic
said they are still looking at Yorkville and likely to do a free-standing building with a
location to be announced hopefully next month.
6. EDC 2019-50 Selection of Committee Liaisons
Ken Koch will be the Kendall County Plan Commission liaison and the PZC liaison will
be determined at a later date.
7. EDC 2019-51 Meeting Dates
This committee will continue to meet on the second Tuesday at 6:00pm.
8. EDC 2019-52 E. Van Emmon and Benjamin - Rezoning
Mr. Engberg said this concerns 2 lots at the Kendallwood Estates entrance and the owner
wishes to have them rezoned from B-2 to R-1. There was a 5-year development
agreement which has expired and the owner wants R-1 zoning to sell as single family
lots. The request is in line with the Comp Plan. The committee was OK with this and it
moves to the July 10th PZC.
9. EDC 2019-53 701 N. Bridge Street – Rezoning and Variance
The petitioner wants to rezone this property from B-1 to R-2 which would then be non-
conforming. Mr. Engberg shared the background and said it was a home converted to a
business and the owner now wishes to convert back to residential. They wish to vary the
lot size and setbacks. Since the neighboring lot is city-owned and city trucks may access
this lot, the Mayor asked staff to have a conversation with the owner. This moves to the
July 10th PZC.
Old Business
1. EDC 2019-23 Downtown Form-Based Code and Streetscape Master Plan
Ms. Noble said staff was asked to address some issues concerning these two items. One
was a question regarding the use of gravel along the side of streets in some residential
areas. Staff was asked to research alternatives which included rolled concrete and
Page 3 of 3
concrete curb ribbon which provide a transition area between ROW and landscaped
areas of yards. The affected area is less than ½ mile mostly on the west side, but with
small pockets on Heustis and Mill. Excess runoff in hilly areas was noted as a concern.
Alderman Peterson asked about the price difference between concrete and stone and how
often stone would be replaced. The cost is not known at this time. Ms. Noble said new
treatments would only be used in areas where there is no curb and gutter and there is also
an option to take no action. Alderman Koch said gravel could be dangerous if kicked out
by lawn mowers. Chairman Milschewski noted that Alderman Funkhouser had also
emailed comments regarding this matter. After discussion, the committee said they
preferred consistency and the ribbon concrete option.
Discussion turned to proposed decorative lights over Van Emmon and Mayor Purcell said
they could cause maintenance issues and are too costly ($230,000). All proposed ideas
are still subject to Council approval and the plan has a shelf life of 5-10 years. Mr. Olson
said staff will bring back ideas for downtown lighting, the streetscape code will come
back at a later date and the form-based code will come back next month to committee or
to City Council.
Additional Business None
There was no further business and the meeting adjourned at 7:04pm.
Minutes respectfully submitted by Marlys Young, Minute Taker
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
New Business #1
Tracking Number
EDC 2019-54
Building Permit Report for May 2019
Economic Development Committee – July 2, 2019
N/A
N/A
N/A
Informational
None
All permits issued in May 2019.
D. Weinert Community Development
Name Department
Prepared by D. Weinert UNITED CITY OF YORKVILLE BUILDING PERMIT REPORT May 2019 TYPES OF PERMITS Number of Permits Issued SFD Single Family Detached B.U.I.L.D. Single Family Detached Program begins 1/1/2012 SFA Single Family Attached Multi- Family Apartments Condominiums Commercial Includes all Permits Issued for Commercial Use Industrial Misc. Construction Cost Permit Fees May 2019 128 17 0 5 0 8 0 98 3,713,483.00 215,144.59 Calendar Year 2019 409 65 0 10 0 51 0 283 21,183,463.00 823,674.31 Fiscal Period 2020 128 17 0 5 0 8 0 98 3,713,483.00 215,144.59 May 2018 113 18 0 0 0 12 0 83 8,176,768.00 181,624.56 Calendar Year 2018 419 60 14 36 0 68 0 241 24,529,960.00 1,271,774.62 Fiscal Period 2019 113 18 0 0 0 12 0 83 8,176,768.00 181,624.56 May 2017 126 9 8 0 0 19 0 90 4,295,069.00 199,491.11 Calendar Year 2017 359 25 36 0 0 63 0 235 14,888,413.00 783,400.64 Fiscal Period 2018 126 9 8 0 0 19 0 90 4,295,069.00 199,491.11 May 2016 100 7 8 0 0 10 0 75 5,529,931.00 185,567.24 Calendar Year 2016 321 14 38 0 0 51 0 218 14,021,107.00 648,968.58 Fiscal Period 2017 100 7 8 0 0 10 0 75 5,529,931.00 185,567.24
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
New Business #2
Tracking Number
EDC 2019-55
Building Inspection Report for May 2019
Economic Development Committee – July 2, 2019
N/A
N/A
N/A
Informational
None
All inspections scheduled in May 2019.
D. Weinert Community Development
Name Department
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 1DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 1TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 022-REI REINSPECTION 20170013 2691 MCLELLAN BLVD 50 05/10/2019Comments1: MODEL HOME CONVERSION, PULTEBC _____ 023-REI REINSPECTION 05/14/2019BF _____ 031-REL ROUGH ELECTRICAL 20170655 577 E KENDALL DR 4&5 05/08/2019Comments1: BALANCE FIST FLOORBF _____ 032-RMC ROUGH MECHANICAL 05/08/2019Comments1: BALANCE OF FIRST FLOOR NOT COMPLETEBF _____ 033-INS INSULATION 05/10/2019Comments1: FIRST FLOORBC _____ 019-WKS PUBLIC & SERVICE WALKS 20180208 3121 LAUREN DR 91 05/23/2019Comments1: MIDWEST, CALEDONIABF _____ 007-BGS BASEMENT GARAGE STOOPS 20180330 3126 MATLOCK DR 677 05/21/2019Comments1: UPLAND, GR STOOPS NOT READYBF _____ 008-STP STOOP 05/24/2019Comments1: UPLANDBC _____ 018-WKS PUBLIC & SERVICE WALKS 20180333 3053 JUSTICE DR 633 05/28/2019BC _____ 017-WKS PUBLIC & SERVICE WALKS 20180334 3075 JUSTICE DR 634 05/28/2019BF _____ 018-WKS PUBLIC & SERVICE WALKS 20180335 3101 MATLOCK DR 635 05/08/2019Comments1: UPLANDBF _____ 008-RFR ROUGH FRAMING 20180336 3106 MATLOCK DR 681 05/22/2019BF _____ 009-REL ROUGH ELECTRICAL 05/22/2019BF _____ 010-RMC ROUGH MECHANICAL 05/22/2019Comments1: GRANDE RESERVE, DR HORTONPR _____ 011-PLR PLUMBING - ROUGH 05/22/2019BF _____ 012-INS INSULATION 05/24/2019BC _____ 016-WKS PUBLIC & SERVICE WALKS 20180337 3021 JUSTICE DR 632 05/28/2019PR _____ 014-FIN FINAL INSPECTION 20180361 3133 MATLOCK DR 652 05/24/2019PR _____ 015-PLF PLUMBING - FINAL OSR READ 05/24/2019EEI _____ 016-EFL ENGINEERING - FINAL INSPE 05/24/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 2DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 2TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 019-WKS PUBLIC & SERVICE WALKS 20180362 3105 MATLOCK DR 636 05/08/2019Comments1: UPLANDBC _____ 008-RFR ROUGH FRAMING 20180364 3102 MATLOCK DR 682 05/13/2019BC _____ 009-REL ROUGH ELECTRICAL 05/13/2019BC _____ 010-RMC ROUGH MECHANICAL 05/13/2019PR _____ 011-PLR PLUMBING - ROUGH 05/13/2019BC _____ 012-INS INSULATION 05/16/2019Comments1: GR HORTONBF _____ 016-FIN FINAL INSPECTION 20180367 3092 JUSTICE DR 05/10/2019PR _____ 017-PLF PLUMBING - FINAL OSR READ 05/10/2019EEI _____ 018-EFL ENGINEERING - FINAL INSPE 05/13/2019Comments1: WINTER CONDITIONSBC _____ 014-INS INSULATION 20180547 3124 MATLOCK DR 678 05/02/2019EEI _____ 017-REI REINSPECTION 20180617 2821 SHERIDAN CT 206 05/16/2019Comments1: ENG FINALBF _____ PM 011-PPS PRE-POUR, SLAB ON GRADE 20180624 1373 SPRING ST 255 05/13/2019Comments1: PUBLIC WALK & PATIO RSS, HEARTLAND CIRCLComments2: EBC _____ 017-WKS PUBLIC & SERVICE WALKS 20180708 928 PURCELL ST 81 05/03/2019Comments1: CANCELLED BY MONICA 5/2 DUE TO RAINBC _____ PM 018-FIN FINAL INSPECTION 05/06/2019Comments1: GARB DISPOSAL NOT WIRED. SUPPORT BOLTS LComments2: OOSE IN BSMT. SEAL SCUTTLES. INSTALL OVEComments3: RHEAD LIGHT ON PORTCHPR _____ PM 019-PLF PLUMBING - FINAL OSR READ 05/06/2019BC _____ 020-REI REINSPECTION 05/09/2019EEI _____ 021-EFL ENGINEERING - FINAL INSPE 05/09/2019Comments1: BBOX NOT KEYABLEEEI _____ 022-EFL ENGINEERING - FINAL INSPE 05/09/2019Comments1: REINSPECTION FOR BBOX, PASSED OK TO TEMP
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 3DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 3TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ AM 023-WKS PUBLIC & SERVICE WALKS 05/23/2019Comments1: COX, BLACKBERRY WOODSBC _____ AM 018-WKS PUBLIC & SERVICE WALKS 20180747 2352 WINTERTHUR GREEN 181 05/16/2019Comments1: COMEX, WINDETTPR _____ 019-PLF PLUMBING - FINAL OSR READ 05/31/2019PR _____ 020-FIN FINAL INSPECTION 05/31/2019EEI _____ 021-EFL ENGINEERING - FINAL INSPE 05/28/2019Comments1: OK TO TEMPBC _____ 019-EPW ENGINEERING- PUBLIC WALK 20180769 3102 LAUREN DR 107 05/06/2019EEI _____ 017-EFL ENGINEERING - FINAL INSPE 20180816 2849 KETCHUM CT 221 05/15/2019BC _____ 023-WKS PUBLIC & SERVICE WALKS 20180826 3171 LAUREN DR 86 05/07/2019BC _____ 024-EPW ENGINEERING- PUBLIC WALK 05/23/2019BC _____ 019-EPW ENGINEERING- PUBLIC WALK 20180851 383 FONTANA DR 61 05/03/2019BF _____ AM 012-PPS PRE-POUR, SLAB ON GRADE 20180854 1131 GRACE DR 62 05/29/2019Comments1: WALKS & PATIO, RSS, HLC,BC _____ 018-WKS PUBLIC & SERVICE WALKS 20180864 762 KENTSHIRE DR 113 05/08/2019PR _____ 019-SUM SUMP 05/08/2019Comments1: CANCELLPR _____ 020-SUM SUMP 05/13/2019PR _____ 021-FIN FINAL INSPECTION 05/29/2019PR _____ 022-PLF PLUMBING - FINAL OSR READ 05/29/2019EEI _____ 023-EFL ENGINEERING - FINAL INSPE 05/28/2019Comments1: OK TO TEMPBC _____ AM 018-WKS PUBLIC & SERVICE WALKS 20180869 2431 FITZHUGH TURN 148 05/16/2019Comments1: COMEX, WINDETTBC 16:00 001-FIN FINAL INSPECTION 20180899 210 BEAVER ST 4 05/24/2019EEI _____ 020-EFL ENGINEERING - FINAL INSPE 20180927 4282 E MILLBROOK CIR 279 05/03/2019BF _____ 009-INS INSULATION 20180929 585 E KENDALL DR 4 05/02/2019Comments1: KENDALL CROSSING COMMERCIAL
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 4DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 4TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 015-PLF PLUMBING - FINAL OSR READ 20180935 1911 WREN RD 14 05/09/2019BC _____ 016-FIN FINAL INSPECTION 05/09/2019EEI _____ 017-EFL ENGINEERING - FINAL INSPE 05/22/2019EEI _____ 018-EFL ENGINEERING - FINAL INSPE 05/31/2019BC _____ AM 009-BGS BASEMENT GARAGE STOOPS 20180968 3109 REHBEHN CT 639 05/06/2019BC _____ 009-BSM BASEMENT FLOOR 20180972 3126 REHBEHN CT 647 05/17/2019PR _____ 015-FIN FINAL INSPECTION 20180973 3129 REHBEHN CT 642 05/24/2019PR _____ 016-PLF PLUMBING - FINAL OSR READ 05/24/2019EEI _____ 017-EFL ENGINEERING - FINAL INSPE 05/24/2019BF _____ 009-RFR ROUGH FRAMING 20180974 3132 REHBEHN CT 646 05/20/2019BF _____ 010-REL ROUGH ELECTRICAL 05/20/2019BF _____ 011-RMC ROUGH MECHANICAL 05/20/2019Comments1: DR HORTON, GRPR _____ 012-PLR PLUMBING - ROUGH 05/20/2019BC _____ 013-INS INSULATION 05/22/2019BF _____ 015-FIN FINAL INSPECTION 20180976 3136 REHBEHN CT 645 05/10/2019PR _____ 016-PLF PLUMBING - FINAL OSR READ 05/10/2019EEI _____ 017-EFL ENGINEERING - FINAL INSPE 05/13/2019Comments1: WINTER CONDTIONSBC _____ AM 006-WKS PUBLIC & SERVICE WALKS 20181004 2581 LYMAN LOOP 37 05/28/2019BC _____ 007-RFR ROUGH FRAMING 05/29/2019BC _____ 008-REL ROUGH ELECTRICAL 05/29/2019BC _____ 009-RMC ROUGH MECHANICAL 05/29/2019BC _____ 010-INS INSULATION 05/31/2019PR _____ 011-PLR PLUMBING - ROUGH 05/29/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 5DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 5TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 017-FIN FINAL INSPECTION 20181005 2501 LYMAN LOOP 62 05/02/2019Comments1: GR - PULTEPR _____ 018-PLF PLUMBING - FINAL OSR READ 05/02/2019EEI _____ 019-EFL ENGINEERING - FINAL INSPE 05/06/2019BC _____ 021-WKS PUBLIC & SERVICE WALKS 20181014 3212 LAUREN DR 117 05/07/2019PR _____ 001-RFR ROUGH FRAMING 20181024 508 CENTER PKWY 6B 05/09/2019PR _____ 002-REL ROUGH ELECTRICAL 05/09/2019PR _____ 003-RMC ROUGH MECHANICAL 05/09/2019PR _____ 004-PLR PLUMBING - ROUGH 05/09/2019PR _____ AM 006-SEW SEWER INSPECTION 20190001 938 PURCELL ST 82 05/24/2019PR _____ AM 007-WAT WATER 05/24/2019EEI _____ 016-EFL ENGINEERING - FINAL INSPE 20190002 3258 BOOMBAH BLVD 140 05/22/2019PR _____ 017-FIN FINAL INSPECTION 05/22/2019BC _____ 019-WKS PUBLIC & SERVICE WALKS 20190003 3141 LAUREN DR 89 05/23/2019Comments1: MIDWEST, CALEDONIA - INSPECTOR NOTES: DRComments2: ILL STOOP & INSERT REBAR BEFORE POURING.PR _____ 017-FIN FINAL INSPECTION 20190004 2834 SILVER SPRINGS CT 256 05/22/2019PR _____ 018-PLF PLUMBING - FINAL OSR READ 05/22/2019EEI _____ 019-EFL ENGINEERING - FINAL INSPE 05/28/2019Comments1: OK TO TEMPBC _____ PM 009-RFR ROUGH FRAMING 20190015 1001 BLACKBERRY SHORE LN 34 05/03/2019BC _____ PM 010-REL ROUGH ELECTRICAL 05/03/2019BC _____ PM 011-RMC ROUGH MECHANICAL 05/03/2019PR _____ PM 012-PLR PLUMBING - ROUGH 05/03/2019BC _____ 013-GAR GARAGE FLOOR 05/07/2019BC _____ 014-INS INSULATION 05/09/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 6DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 6TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 015-WKS PUBLIC & SERVICE WALKS 05/28/2019Comments1: NORWOODBC _____ 006-BSM BASEMENT FLOOR 20190016 991 BLACKBERRY SHORE LN 33 05/01/2019BC _____ 007-RFR ROUGH FRAMING 05/09/2019BC _____ 008-REL ROUGH ELECTRICAL 05/09/2019BF _____ 009-INS INSULATION 05/14/2019Comments1: MCCUEPR _____ 010-PLR PLUMBING - ROUGH 05/09/2019BC _____ 013-GAR GARAGE FLOOR 20190017 1093 REDWOOD DR 47 05/22/2019Comments1: STOOP, MCCUEBC _____ 017-FIN FINAL INSPECTION 20190030 4351 E MILLBROOK CIR 209 05/01/2019PR _____ 018-PLF PLUMBING - FINAL OSR READ 05/01/2019BF _____ AM 012-WKS PUBLIC & SERVICE WALKS 20190031 3122 LAUREN DR 109 05/20/2019Comments1: MIDWESTPR _____ 013-FIN FINAL INSPECTION 05/29/2019PR _____ 014-PLF PLUMBING - FINAL OSR READ 05/29/2019EEI _____ 015-EFL ENGINEERING - FINAL INSPE 05/29/2019Comments1: OK TO TEMPBF _____ 007-RFR ROUGH FRAMING 20190033 3251 LAUREN DR 83 05/02/2019Comments1: CAL - RYANBF _____ 008-REL ROUGH ELECTRICAL 05/02/2019BF _____ 009-RMC ROUGH MECHANICAL 05/02/2019PR _____ 010-PLR PLUMBING - ROUGH 05/02/2019BC _____ 011-INS INSULATION 05/06/2019BF _____ AM 012-WKS PUBLIC & SERVICE WALKS 20190035 2683 MCLELLAN BLVD 49 05/23/2019Comments1: COX, GRPR _____ PM 013-SUM SUMP 05/30/2019BC _____ AM 007-BGS BASEMENT GARAGE STOOPS 20190036 2692 MCLELLAN BLVD 51 05/02/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 7DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 7TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 008-RFR ROUGH FRAMING 05/08/2019BC _____ 009-REL ROUGH ELECTRICAL 05/08/2019BC _____ 010-RMC ROUGH MECHANICAL 05/08/2019PR _____ 011-PLR PLUMBING - ROUGH 05/08/2019BF _____ 012-INS INSULATION 05/10/2019Comments1: PULTE, GRBC _____ AM 013-WKS PUBLIC & SERVICE WALKS 05/29/2019BC _____ 004-BKF BACKFILL 20190040 2577 LYMAN LOOP 36 05/01/2019PR _____ PM 005-SEW SEWER INSPECTION 05/06/2019PR _____ PM 006-WAT WATER 05/10/2019BF _____ 007-BGS BASEMENT GARAGE STOOPS 05/21/2019BC _____ AM 011-INS INSULATION 20190043 2583 LYMAN LOOP 38 05/01/2019BF _____ 012-WKS PUBLIC & SERVICE WALKS 05/23/2019Comments1: COXBC _____ 016-FIN FINAL INSPECTION 20190044 2793 GAINS CT 193 05/09/2019PR _____ 017-PLF PLUMBING - FINAL OSR READ 05/09/2019EEI _____ 016-EFL ENGINEERING - FINAL INSPE 20190045 485 SHADOW WOOD DR 105 05/22/2019BC _____ 004-PHF POST HOLE - FENCE 20190055 2393 AUTUMN CREEK BLVD 269 05/14/2019BC _____ 002-FIN FINAL INSPECTION 20190057 736 HAYDEN DR 65 05/29/2019BC _____ AM 011-INS INSULATION 20190060 2445 WYTHE PL 6 05/02/2019BC _____ 012-STP STOOP 05/08/2019PR _____ PM 013-SUM SUMP 05/13/2019BC _____ 008-STP STOOP 20190061 2451 WYTHE PL 7 05/08/2019PR _____ PM 009-SUM SUMP 05/13/2019PR _____ 010-RFR ROUGH FRAMING 05/23/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 8DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 8TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 011-REL ROUGH ELECTRICAL 05/23/2019PR _____ 012-RMC ROUGH MECHANICAL 05/23/2019PR _____ 013-PLR PLUMBING - ROUGH 05/23/2019PR _____ 004-PLU PLUMBING - UNDERSLAB 20190064 981 BLACKBERRY SHORE LN 32 05/17/2019BF _____ 005-BSM BASEMENT FLOOR 05/22/2019Comments1: NORWOODPR _____ 001-WAT WATER 20190066 2835 KETCHUM CT 217 05/07/2019BF _____ 002-FTG FOOTING 05/09/2019Comments1: MIDWEST GRBF _____ PM 003-FOU FOUNDATION 05/13/2019Comments1: GR MIDWESTPR _____ 004-PLU PLUMBING - UNDERSLAB 05/22/2019BF _____ 005-BKF BACKFILL 05/17/2019PR _____ 006-SEW SEWER INSPECTION 05/20/2019BF _____ AM 007-BGS BASEMENT GARAGE STOOPS 05/24/2019BF _____ AM 013-WKS PUBLIC & SERVICE WALKS 20190067 3192 LAUREN DR 05/28/2019Comments1: CAL-116BF _____ 013-WKS PUBLIC & SERVICE WALKS 20190075 3272 LAUREN DR 120 05/10/2019Comments1: CAL MIDWESTPR _____ 014-FIN FINAL INSPECTION 05/29/2019PR _____ 015-PLF PLUMBING - FINAL OSR READ 05/29/2019EEI _____ 016-EFL ENGINEERING - FINAL INSPE 05/29/2019PR _____ 007-RFR ROUGH FRAMING 20190085 2828 KETCHUM CT 215 05/01/2019PR _____ 008-REL ROUGH ELECTRICAL 05/01/2019PR _____ 009-RMC ROUGH MECHANICAL 05/01/2019PR _____ 010-PLR PLUMBING - ROUGH 05/01/2019BC _____ 011-INS INSULATION 05/03/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 9DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 9TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 012-WKS PUBLIC & SERVICE WALKS 05/07/2019BF _____ 008-RFR ROUGH FRAMING 20190086 2847 KETCHUM CT 220 05/17/2019BF _____ 009-REL ROUGH ELECTRICAL 05/17/2019BF _____ 010-RMC ROUGH MECHANICAL 05/17/2019PR _____ 011-PLR PLUMBING - ROUGH 05/17/2019BC _____ 012-INS INSULATION 05/21/2019BF _____ AM 013-WKS PUBLIC & SERVICE WALKS 05/29/2019Comments1: MIDWEST, GRBC _____ PM 001-FIN FINAL INSPECTION 20190088 2811 OLD GLORY DR 228 05/17/2019BC _____ 007-RFR ROUGH FRAMING 20190089 1941 WREN RD 17 05/16/2019Comments1: INSTALL ANCHOR BOLT NORTHSIDE OF GARAGEComments2: AT END OF PLATE REINSTALL ROOF TRUSS B RComments3: ACE AT VENT PIPE NEAR RADON VENT INSTALLComments4: WASHER & NUT ON ANCHOR BOLT AT CRAWL ENBC _____ 008-REL ROUGH ELECTRICAL 05/16/2019BC _____ 009-RMC ROUGH MECHANICAL 05/16/2019Comments1: K HOV, PRESTWICKPR _____ 010-PLR PLUMBING - ROUGH 05/14/2019BF _____ 011-INS INSULATION 05/20/2019Comments1: K HOV PRESTWICKPR _____ 005-PLU PLUMBING - UNDERSLAB 20190100 501 OMAHA DR 3 05/07/2019BC _____ 006-BSM BASEMENT FLOOR 05/08/2019PR _____ 007-PLR PLUMBING - ROUGH 05/31/2019BC _____ 008-RFR ROUGH FRAMING 05/31/2019BC _____ 009-REL ROUGH ELECTRICAL 05/31/2019BC _____ 010-RMC ROUGH MECHANICAL 05/31/2019PR _____ 007-RFR ROUGH FRAMING 20190105 800 ALEXANDRA LN 20 05/24/2019PR _____ 008-REL ROUGH ELECTRICAL 05/24/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 10DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 10TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 009-RMC ROUGH MECHANICAL 05/24/2019PR _____ 010-PLR PLUMBING - ROUGH 05/24/2019BC _____ 011-INS INSULATION 05/30/2019BC _____ PM 012-GAR GARAGE FLOOR 05/30/2019PR _____ PM 004-ESW ENGINEERING - SEWER / WAT 20190108 1431 CRIMSON LN 223-1 05/06/2019PR _____ PM 005-UGE UNDERGROUND ELECTRIC 05/13/2019PR _____ 006-PLU PLUMBING - UNDERSLAB 05/13/2019BF _____ AM 007-PPS PRE-POUR, SLAB ON GRADE 05/15/2019Comments1: FLATWORK 5 UNIT, RSSPR _____ PM 004-ESW ENGINEERING - SEWER / WAT 20190109 1433 CRIMSON LN 223-2 05/06/2019PR _____ 005-UGE UNDERGROUND ELECTRIC 05/13/2019PR _____ 006-PLU PLUMBING - UNDERSLAB 05/13/2019BF _____ 007-PPS PRE-POUR, SLAB ON GRADE 05/15/2019Comments1: FLATWORK, RSSPR _____ 004-ESW ENGINEERING - SEWER / WAT 20190110 1435 CRIMSON LN 223-3 05/06/2019PR _____ 005-PLU PLUMBING - UNDERSLAB 05/13/2019PR _____ 006-UGE UNDERGROUND ELECTRIC 05/13/2019BF _____ AM 007-PPS PRE-POUR, SLAB ON GRADE 05/15/2019Comments1: FLATWORK, RSSPR _____ 004-ESW ENGINEERING - SEWER / WAT 20190111 1437 CRIMSON LN 223-4 05/06/2019PR _____ 005-PLU PLUMBING - UNDERSLAB 05/13/2019PR _____ 006-UGE UNDERGROUND ELECTRIC 05/13/2019BF _____ AM 007-PPS PRE-POUR, SLAB ON GRADE 05/15/2019Comments1: FLATWORK , RSSPR _____ 004-ESW ENGINEERING - SEWER / WAT 20190112 1439 CRIMSON LN 223-5 05/06/2019PR _____ 005-PLU PLUMBING - UNDERSLAB 05/13/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 11DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 11TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 006-UGE UNDERGROUND ELECTRIC 05/13/2019BF _____ AM 007-PPS PRE-POUR, SLAB ON GRADE 05/15/2019Comments1: FLATWORK, RSSBC _____ 008-RFR ROUGH FRAMING 20190114 2821 SILVER SPRINGS CT 245 05/13/2019Comments1: GR RYANBC _____ 009-REL ROUGH ELECTRICAL 05/13/2019BC _____ 010-RMC ROUGH MECHANICAL 05/13/2019PR _____ 011-PLR PLUMBING - ROUGH 05/13/2019BC _____ 012-INS INSULATION 05/15/2019BF _____ PM 013-WKS PUBLIC & SERVICE WALKS 05/24/2019Comments1: MIDWEST, GR,PR _____ 001-ESW ENGINEERING - SEWER / WAT 20190115 3168 BOOMBAH BLVD 130 05/29/2019PR _____ AM 001-RFR ROUGH FRAMING 20190125 2422 FITZHUGH TURN 146 05/01/2019PR _____ AM 002-REL ROUGH ELECTRICAL 05/01/2019PR _____ AM 003-PLR PLUMBING - ROUGH 05/01/2019BC _____ 001-FIN FINAL INSPECTION 20190128 1013 INDEPENDENCE BLVD 5 05/01/2019Comments1: PATIO DOORPR _____ AM 004-ESW ENGINEERING - SEWER / WAT 20190130 1112 CARLY DR 26 05/03/2019PR _____ 005-PLU PLUMBING - UNDERSLAB 05/31/2019BC _____ 001-PHF POST HOLE - FENCE 20190139 2623 MCLELLAN BLVD 44 05/10/2019BC _____ AM 001-PHF POST HOLE - FENCE 20190140 2241 KINGSMILL ST 05/08/2019BF _____ 001-FIN FINAL INSPECTION 20190143 1538 SIENNA DR 76 05/14/2019Comments1: SOLAR AUTUMN CREEKBC _____ 002-PPS PRE-POUR, SLAB ON GRADE 20190146 2699 LILAC WAY 321 05/06/2019BC _____ 001-PHD POST HOLE - DECK 20190149 2636 BURR ST 12 05/07/2019BC _____ 002-FIN FINAL INSPECTION 05/28/2019Comments1: ANYTIME WEEK OF 5/28/19
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 12DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 12TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 002-FIN FINAL INSPECTION 20190151 2394 HOLLENBACK CT 423 05/24/2019BC _____ 001-TRN TRENCH - (GAS, ELECTRIC, 20190152 1403 RUBY DR 349 05/14/2019Comments1: PINK SPRAY PAINT ON COMPACTED AGGREGATEComments2: DIRECTLY OVER GAS LINE.BC _____ AM 001-FIN FINAL INSPECTION 20190158 2975 ELLSWORTH DR 400 05/09/2019PR _____ PM 001-WAT WATER 20190160 2799 GAINS CT 195 05/07/2019BF _____ 002-FTG FOOTING 05/09/2019Comments1: MIDWEST, GRBF _____ 003-WKS PUBLIC & SERVICE WALKS 05/10/2019Comments1: GR MIDWESTPR _____ 005-PLU PLUMBING - UNDERSLAB 05/21/2019BC _____ 001-FIN FINAL INSPECTION 20190161 2839 SILVER SPRINGS CT 250 05/07/2019BC _____ 001-PHF POST HOLE - FENCE 20190163 1004 STATE ST 05/10/2019BC _____ 002-PHF POST HOLE - FENCE 05/15/2019BC _____ 001-PHF POST HOLE - FENCE 20190164 2935 ELLSWORTH DR 411 05/10/2019BC _____ 001-FIN FINAL INSPECTION 20190166 2021 COUNTRY HILLS DR 338 05/01/2019Comments1: 6 WINDOWS - WINDOW ABOVE PATIO BOX IS NOComments2: T FULLY CAULKED ON RIGHT SIDE, H/O WILLComments3: ADDRESS IT.PR _____ AM 004-FIN FINAL INSPECTION 20190168 382 POPLAR DR 05/03/2019Comments1: NO ACCESSPR _____ 005-FIN FINAL INSPECTION 05/09/2019BC 11:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190170 1407 SEQUOIA CIR 44 05/22/2019BC _____ 001-PHF POST HOLE - FENCE 20190171 403 TWINLEAF TR 82 05/13/2019BC _____ 002-FIN FINAL INSPECTION 05/16/2019BC _____ PM 001-PHF POST HOLE - FENCE 20190176 505 SHADOW WOOD DR 106 05/03/2019BC _____ 003-BND POOL BONDING 20190178 824 HOMESTEAD DR 20 05/06/2019BC _____ 004-PPS PRE-POUR, SLAB ON GRADE 05/06/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 13DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 13TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 005-PHF POST HOLE - FENCE 05/21/2019Comments1: NOT READYBC _____ 006-FIN FINAL INSPECTION 05/24/2019Comments1: NEED FENCE BEFORE COMPLETING FINAL INSPEComments2: CTIONBC _____ 007-PHF POST HOLE - FENCE 05/31/2019BC _____ PM 001-PHD POST HOLE - DECK 20190182 2411 ALAN DALE LN 134 05/13/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190188 904 STATE ST 05/10/2019PR _____ 001-WAT WATER 20190190 4376 E MILLBROOK CIR 269 05/22/2019Comments1: CANCELBF _____ AM 002-FTG FOOTING 05/28/2019Comments1: GR-269BC _____ 003-FOU FOUNDATION 05/30/2019BC _____ 001-PHF POST HOLE - FENCE 20190191 323 FONTANA DR 58 05/10/2019BC _____ AM 002-FOU FOUNDATION 20190193 272 WINDETT RIDGE RD 17 05/06/2019PR _____ PM 003-ESW ENGINEERING - SEWER / WAT 05/13/2019BF _____ AM 004-BKF BACKFILL 05/13/2019Comments1: LENNARPR _____ 005-PLU PLUMBING - UNDERSLAB 05/31/2019BC _____ 001-FTG FOOTING 20190194 781 OMAHA DR 17 05/07/2019Comments1: PERGOLABC _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190195 2543 MADDEN CT 6 05/16/2019BC _____ 001-TRN TRENCH - (GAS, ELECTRIC, 20190198 1869 WALSH DR 56 05/08/2019Comments1: ELEC RECEPT MUST BE 6-10' FROM POOL. POOComments2: L REQUIRES GUARDING OR FENCING IF TOP OFComments3: POOL IS LESS THAN 48" FROM GROUND LEVEComments4: LBC _____ 004-BKF BACKFILL 20190199 875 PURCELL ST 71 05/08/2019BC _____ AM 001-PHD POST HOLE - DECK 20190203 478 HONEYSUCKLE LN 160 05/21/2019BC _____ 002-RFR ROUGH FRAMING 05/23/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 14DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 14TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ AM 001-PHD POST HOLE - DECK 20190206 2626 BURR ST 13 05/03/2019BC _____ 002-FIN FINAL INSPECTION 05/13/2019Comments1: DECKBC _____ AM 001-PPS PRE-POUR, SLAB ON GRADE 20190208 891 PARKSIDE LN 193 05/14/2019Comments1: CHECK PITCH BEFORE POURING TO ENSURE DAIComments2: NAGE IS AWAY FROM HOME FOUNDATION.BC _____ 001-PHF POST HOLE - FENCE 20190213 572 PARKSIDE LN 105 05/15/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190215 1482 WALSH DR 193 05/14/2019BC _____ PM 001-PHD POST HOLE - DECK 20190217 1979 MEADOWLARK LN 118 05/20/2019BC _____ PM 001-PHD POST HOLE - DECK 20190218 2422 FITZHUGH TURN 146 05/20/2019BC _____ AM 001-WK SERVICE WALK 20190219 522 HEARTLAND DR 185 05/03/2019BC _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190220 2833 SILVER SPRINGS CT 248 05/16/2019BC 11:00 001-PHF POST HOLE - FENCE 20190222 114 CONOVER CT 11 05/22/2019BC _____ AM 003-FIN FINAL INSPECTION 20190224 608 E VETERANS PKWY 05/29/2019BC _____ 001-PHF POST HOLE - FENCE 20190226 2836 CRANSTON CIR 96 05/02/2019BC _____ 002-PHF POST HOLE - FENCE 05/13/2019BC _____ PM 001-PHF POST HOLE - FENCE 20190229 3147 MATLOCK DR 05/15/2019BC _____ AM 001-PHD POST HOLE - DECK 20190231 568 WINDETT RIDGE RD 168 05/13/2019BC _____ 002-RFR ROUGH FRAMING 05/14/2019BC _____ 003-FIN FINAL INSPECTION 05/16/2019BC _____ AM 002-FIN FINAL INSPECTION 20190233 1011 S CARLY CIR 87 05/02/2019Comments1: DECKBC _____ 001-FIN FINAL INSPECTION 20190234 103 E SOMONAUK ST 05/13/2019Comments1: FINAL - DECK REPAIR/ CODE SPECIFICALLY PComments2: ROHIBITS LEDGER TO BE NAILED. SECURE WITComments3: H 1/2"BOLTS, LAGS OR SIMILAR ANCHORS.BC _____ 002-REI REINSPECTION 05/20/2019BC _____ 001-TRN TRENCH - (GAS, ELECTRIC, 20190235 472 HONEYSUCKLE LN 159 05/20/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 15DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 15TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ PM 002-BND POOL BONDING 05/20/2019Comments1: LATE PM not readyBC _____ 001-FIN FINAL INSPECTION 20190236 2423 FAIRFAX WAY 241 05/24/2019BC _____ 002-BND POOL BONDING 05/24/2019Comments1: RESIN POOL - INSPECTION NOT NECESSARYBC _____ PM 001-PPS PRE-POUR, SLAB ON GRADE 20190237 2626 BURR ST 13 05/21/2019Comments1: CANCELBC _____ 002-PPS PRE-POUR, SLAB ON GRADE 05/24/2019BC _____ 001-PHF POST HOLE - FENCE 20190241 672 WINDETT RIDGE RD 152 05/02/2019Comments1: LATE AMBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190246 333 WALSH CIR 19 05/03/2019BC _____ 001-PHF POST HOLE - FENCE 20190251 1024 INDEPENDENCE BLVD 05/08/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190252 661 WHITE OAK WAY 05/10/2019BC 10:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190253 1404 SEQUOIA CIR 05/16/2019BC _____ 001-FTG FOOTING 20190255 841 OMAHA DR 20 05/08/2019BF _____ PM 002-FOU FOUNDATION 05/10/2019Comments1: NORWOOD CONCRETE, HLCBF _____ PM 003-BKF BACKFILL 05/15/2019Comments1: NORWOODPR _____ PM 004-ESW ENGINEERING - SEWER / WAT 05/22/2019BC _____ 001-FIN FINAL INSPECTION 20190259 1022 JOHN ST 05/16/2019BC _____ AM 001-PPS PRE-POUR, SLAB ON GRADE 20190261 2909 OLD GLORY DR 247 05/01/2019Comments1: DRIVEWAYBC _____ PM 001-FIN FINAL INSPECTION 20190264 1252 WALSH DR 05/14/2019PR _____ 001-WAT WATER 20190265 2785 GAINS CT 191 05/15/2019BF _____ 002-FTG FOOTING 05/21/2019Comments1: GR**MAKE THIS THE LAST INSPECTION FOR THComments2: E DAY**cancBF _____ 003-FTG FOOTING 05/22/2019Comments1: GR, MIDWEST
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 16DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 16TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 004-FOU FOUNDATION 05/23/2019Comments1: MIDWEST, GR, **LATE DAY INSPECTION**PR _____ 005-PLU PLUMBING - UNDERSLAB 05/31/2019BF _____ PM 006-BG BASEMENT AND GARAGE FLOOR 05/31/2019Comments1: RYANBC _____ AM 002-FTG FOOTING 20190266 832 ALEXANDRA LN 36 05/06/2019BF _____ AM 003-FOU FOUNDATION 05/09/2019BC _____ 004-BKF BACKFILL 05/15/2019BC _____ AM 001-PPS PRE-POUR, SLAB ON GRADE 20190267 147 COMMERCIAL DR 19 05/07/2019BC _____ 001-PHF POST HOLE - FENCE 20190270 2411 FITZHUGH TURN 150 05/09/2019BC 12:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190273 1744 COLUMBINE CT 16 05/07/2019PR 11:30 001-ESW ENGINEERING - SEWER / WAT 20190279 1992 MEADOWLARK LN 143 05/20/2019BC 09:00 002-FTG FOOTING 05/23/2019Comments1: NORWOOD, COUNTRY HILLSBC _____ 001-PHF POST HOLE - FENCE 20190282 3406 RYAN DR 67 05/22/2019Comments1: CANCELBC _____ 002-PHF POST HOLE - FENCE 05/23/2019PR _____ AM 001-ESW ENGINEERING - SEWER / WAT 20190287 709 CLOVER CT 5 05/21/2019BC _____ PM 003-FTG FOOTING 05/24/2019BF _____ AM 004-FOU FOUNDATION 05/31/2019Comments1: RSSBC _____ AM 001-PHD POST HOLE - DECK 20190291 1991 MEADOWLARK LN 113 05/21/2019BC _____ 002-RFR ROUGH FRAMING 05/31/2019Comments1: INSPECTION NOTES: INSTALL FLASHING & BOLComments2: T ALL PLATESBF _____ 001-FTG FOOTING 20190292 1455 CRIMSON LN 222-1 05/21/2019BF _____ 002-FOU FOUNDATION 05/24/2019BC _____ AM 003-BKF BACKFILL 05/28/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 17DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 17TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 001-FTG FOOTING 20190293 1453 CRIMSON LN 222-2 05/21/2019BF _____ 002-FOU FOUNDATION 05/24/2019BC _____ AM 003-BKF BACKFILL 05/28/2019BF _____ 001-FTG FOOTING 20190294 1451 CRIMSON LN 222-3 05/21/2019BF _____ 002-FOU FOUNDATION 05/24/2019BC _____ AM 003-BKF BACKFILL 05/28/2019BF _____ 001-FTG FOOTING 20190295 1449 CRIMSON LN 222-4 05/21/2019BF _____ 002-FOU FOUNDATION 05/24/2019BC _____ AM 003-BKF BACKFILL 05/28/2019BF _____ 001-FTG FOOTING 20190296 1447 CRIMSON LN 222-5 05/21/2019Comments1: FIVE UNIT TOWNHOMES AUTUMN CREEKBF _____ 002-FOU FOUNDATION 05/24/2019Comments1: 5 UNIT TOWNHOMES AC, RSS , PULTEBC _____ AM 003-BKF BACKFILL 05/28/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190306 1502 WALSH DR 191 05/13/2019BC 11:00 001-PHF POST HOLE - FENCE 20190308 2412 SUMAC DR 05/20/2019BC _____ 001-PHF POST HOLE - FENCE 20190314 1152 MIDNIGHT PL 304 05/23/2019BC _____ AM 001-PHD POST HOLE - DECK 20190316 410 S DOVER CT 65 05/15/2019BC _____ AM 001-PPS PRE-POUR, SLAB ON GRADE 20190319 2156 HEARTHSTONE AVE. 05/31/2019Comments1: PATIO & STOOPBF _____ AM 001-FTG FOOTING 20190320 2078 SQUIRE CIR 182 05/31/2019Comments1: RYANPR _____ 001-WAT WATER 20190321 4262 E MILLBROOK CIR 282 05/31/2019PR _____ 001-WAT WATER 20190322 2782 GAINS CT 188 05/22/2019BF _____ AM 002-FTG FOOTING 05/28/2019Comments1: GR-188BF _____ AM 003-FOU FOUNDATION 05/29/2019Comments1: MIDWEST, GR
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 18DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 18TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 001-FTG FOOTING 20190323 1952 WREN RD 6 05/20/2019Comments1: UPLAND, PRESTWICKBF _____ AM 002-FOU FOUNDATION 05/22/2019Comments1: UPLAND, PRESTWICKBF _____ 003-BKF BACKFILL 05/31/2019Comments1: UPLAND PRESTWICKBF _____ AM 001-FTG FOOTING 20190324 1921 WREN RD 15 05/21/2019Comments1: K HOVBF _____ 002-FOU FOUNDATION 05/24/2019Comments1: UPLANDBF _____ 003-BKF BACKFILL 05/31/2019Comments1: UPLAND, PRESTWICKBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190325 2491 WAVERLY CIR 234 05/07/2019BC _____ 001-PHF POST HOLE - FENCE 20190329 2442 SUMAC DR 05/10/2019BC _____ 001-FIN FINAL INSPECTION 20190337 3425 RYAN DR 9 05/31/2019Comments1: SLIDERBC _____ 001-PHD POST HOLE - DECK 20190341 2793 GAINS CT 193 05/31/2019BC 11:00 001-PHF POST HOLE - FENCE 20190342 1415 CHESTNUT LN 68 05/20/2019BC _____ PM 001-PHF POST HOLE - FENCE 20190343 609 DENISE CT 44 05/17/2019Comments1: EARLY PMBC 10:00 001-PHF POST HOLE - FENCE 20190344 2995 GRANDE TR 393 05/24/2019Comments1: 10-12BC _____ 002-FIN FINAL INSPECTION 05/30/2019BC _____ 001-PHD POST HOLE - DECK 20190347 1533 CORAL DR 171 05/29/2019BF _____ AM 002-RFR ROUGH FRAMING 05/31/2019Comments1: DECK - STEVE 630-373-2325BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190352 1320 EVERGREEN LN 135 05/23/2019BC 11:00 001-FIN FINAL INSPECTION 20190353 1409 ASPEN LN 05/28/2019BC _____ 001-PHD POST HOLE - DECK 20190355 2778 GOLDENROD DR 254 05/30/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 19DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 19TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ PM 001-PHF POST HOLE - FENCE 20190357 108 CONOVER CT 0 05/29/2019BC 10:30 001-ROF ROOF UNDERLAYMENT ICE & W 20190362 388 BERTRAM DR 1032 05/22/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190370 1404 WHITE PINE CT 95 05/15/2019BC _____ PM 001-ROF ROOF UNDERLAYMENT ICE & W 20190372 402 W WASHINGTON 05/20/2019BC _____ PM 001-ROF ROOF UNDERLAYMENT ICE & W 20190373 348 BERTRAM DR. 05/28/2019BC 11:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190375 1018 INDEPENDENCE BLVD 05/23/2019BC _____ 001-PHD POST HOLE - DECK 20190377 722 KENTSHIRE DR 118 05/30/2019BC _____ 001-FTG FOOTING 20190388 1975 MEADOWLARK LN 120 05/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190393 304 WALTER ST 05/29/2019BC 11:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190394 303 W KENDALL DR 05/23/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190402 207 HILLCREST AVE 05/31/2019BC _____ AM 001-ROF ROOF UNDERLAYMENT ICE & W 20190410 1441 ASPEN LN 05/31/2019BC 11:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190411 310 E BLACKBERRY LN 57 05/29/2019
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 20DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 20TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PERMIT TYPE SUMMARY: AGP ABOVE-GROUND POOL 5BDO COMMERCIAL BUILD-OUT 4BSM BASEMENT REMODEL 3CCO COMMERCIAL OCCUPANCY PERMIT 1COM COMMERCIAL BUILDING 4CRM COMMERCIAL REMODEL 1DCK DECK 23DRV DRIVEWAY 1FNC FENCE 28FOU FOUNDATION 1IGP IN-GROUND POOL 6MIS MISCELLANEOUS 3PRG PERGOLA 2PTO PATIO / PAVERS 10REM REMODEL 2ROF ROOFING 20SFA SINGLE-FAMILY ATTACHED 35SFD SINGLE-FAMILY DETACHED 233SOL SOLAR PANELS 2SWK PRIVATE SIDEWALK 1WHR WATER HEATER REPLACEMENT 2WIN WINDOW REPLACEMENT 2INSPECTION SUMMARY: BG BASEMENT AND GARAGE FLOOR 1BGS BASEMENT GARAGE STOOPS 5BKF BACKFILL 13BND POOL BONDING 3BSM BASEMENT FLOOR 4EFL ENGINEERING - FINAL INSPECTION 18EPW ENGINEERING- PUBLIC WALK 3ESW ENGINEERING - SEWER / WATER 11FIN FINAL INSPECTION 40FOU FOUNDATION 15FTG FOOTING 20GAR GARAGE FLOOR 3INS INSULATION 18PHD POST HOLE - DECK 13PHF POST HOLE - FENCE 28PLF PLUMBING - FINAL OSR READY 14PLR PLUMBING - ROUGH 17PLU PLUMBING - UNDERSLAB 12PPS PRE-POUR, SLAB ON GRADE 17REI REINSPECTION 5REL ROUGH ELECTRICAL 18RFR ROUGH FRAMING 21RMC ROUGH MECHANICAL 16ROF ROOF UNDERLAYMENT ICE & WATER 20
DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 21DATE: 06/04/2019 UNITED CITY OF YORKVILLE PAGE: 21TIME: 09:21:23 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 05/01/2019 TO 05/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------SEW SEWER INSPECTION 3STP STOOP 3SUM SUMP 5TRN TRENCH - (GAS, ELECTRIC, ETC) 3UGE UNDERGROUND ELECTRIC 5WAT WATER 8WK SERVICE WALK 1WKS PUBLIC & SERVICE WALKS 26INSPECTOR SUMMARY: BC BOB CREADEUR 188BF B&F INSPECTOR CODE SERVICE 83EEI ENGINEERING ENTERPRISES 19PR PETER RATOS 99STATUS SUMMARY: A BC 1C BC 32C BF 2C EEI 5C PR 7I BC 138I BF 74I EEI 1I PR 74T BC 17T BF 7T EEI 13T PR 18REPORT SUMMARY: 389
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
New Business #3
Tracking Number
EDC 2019-56
Property Maintenance Report for May 2019
Economic Development Committee – July 2, 2019
Informational
None
Pete Ratos Community Development
Name Department
Page | 1
Property Maintenance Report May 2019
Adjudication:
8 Property Maintenance Cases heard in May
5/6/2019
N 3937 577 E Kendall Dr Exterior Property Liable $250
N 3938 577 E Kendall Dr Soil Erosion & Control Liable $250
N 3939 202 Church St Motor Vehicle Dismissed
N 3940 601 Greenfield Turn Motor Vehicle Dismissed
N 3941 4512 Marquette St Motor Vehicle Continued
5/13/2019
N 0446 2074 Ingemunson Ln Motor Vehicle Dismissed
N 0447 2074 Ingemunson Ln Motor Vehicle Dismissed
N 0448 2074 Ingemunson Ln Motor Vehicle Dismissed
Memorandum
To: Economic Development Committee
From: Pete Ratos, Code Official
CC: Bart Olson, Krysti Barksdale-Noble, Lisa Pickering
Date: June 4, 2019
Subject: May Property Maintenance
Case # Case Date TYPE OF VIOLATIONSTATUS VIOLATION LETTER SENTFOLLOW UP STATUSCITATION ISSUEDDATE OF HEARINGPOSTED PUBLIC WORKS TO MOW20190353 5/31/2019 Grass Height CLOSEDCOMPLIANT5/31/201920190352 5/31/2019 Grass & Weeds CLOSEDCOMPLIANT20190351 5/31/2019 Grass Height CLOSEDCOMPLIANT20190350 5/30/2019 Grass Height CLOSED5/31/2019 COMPLIANT5/30/201920190349 5/29/2019 Grass Height IN VIOLATION20190348 5/30/2019 Grass & Weeds IN VIOLATION5/30/201920190347 5/30/2019 UN PERMITTED STRUCTUREIN VIOLATION 5/30/201920190346 5/30/2019 Vehicle IN VIOLATION5/30/201920190345 5/29/2019 Grass, Weeds CLOSED5/16/2019 COMPLIANT5/29/2019 7/1/2019 5/9/2019 YES20190344 5/29/2019 Weeds & Grass IN VIOLATION5/29/201920190343 5/29/2019 Weeds & Grass IN VIOLATION5/29/201920190342 5/29/2019 Weeds & Grass IN VIOLATION5/29/201920190341 5/29/2019 Grass & Weeds IN VIOLATION5/29/201920190340 5/29/2019 Grass Height IN VIOLATION5/29/201920190339 5/29/2019 Weeds IN VIOLATION5/29/201920190338 5/29/2019 Weeds IN VIOLATION5/29/201920190337 5/29/2019 Grass Height CLOSED5/30/2019 COMPLIANT5/29/201920190336 5/29/2019 Grass Height IN VIOLATION5/29/201920190335 5/29/2019 Grass & Weeds IN VIOLATION5/29/201920190334 5/28/2019 Grass Height IN VIOLATION5/28/201920190333 5/28/2019 Grass Height COMPLIANTCOMPLIANT20190332 5/24/2019 Offensive SignCLOSEDCOMPLIANT20190331 5/24/2019 Grass Clippings COMPLIANTCOMPLIANT20190330 5/24/2019 Weeds & Grass IN VIOLATION5/24/2019 5/24/201920190329 5/24/2019 Grass & Weeds CLOSEDCOMPLIANT5/24/201920190328 5/24/2019 Grass & Weeds IN VIOLATION5/24/2019 5/24/201920190327 5/24/2019 Grass & Weeds IN VIOLATION5/24/2019 5/24/201920190326 5/20/2019 Grass & Weeds CLOSEDCOMPLIANT20190325 5/23/2019 Offensive OdorPENDING20190324 5/23/2019 Trailer ParkingCLOSED5/23/2019 COMPLIANT20190323 5/23/2019 Grass Height DUPLICATE5/23/2019 5/15/2019 YES20190322 5/23/2019 Weeds & Grass CLOSED20190320 5/21/2019 DEAD TREEIN VIOLATION5/23/201920190319 5/21/2019 Grass & Weeds IN VIOLATION5/21/201920190318 5/21/2019 Grass & Weeds IN VIOLATIONCase Report05/01/2019 - 05/31/2019ADDRESS OF COMPLAINT108 W Van Emmon 8721 Route 126304 Walter StLot 5 Resub Lot 1 PT LT 52 Kendall PT LT 52 Kendall Empty lot @ Stony 311 Poplar Dr201 W Van Emmon Sarasota Dr906 N Carly Cir805 S Bridge St613 Greenfield 504 W Washington462 Norway Cir1548 Sienna DrPT LT 52 Kendall 871 Purcell St3244 Pinewood Dr232 Commercial Dr254 Commercial DrPT LT 2 Fountain Prairie Meadows308 E Park St1169 Heartland Dr1084 Redwood DrLongview Dr404 Fairhaven Dr1133 Taus Cir102 W Fox St1981 S Bridge StCenter Pkwy601 MILL ST509 Morgan St3194 Pinewood DrPage: 1 of 4
20190317 5/21/2019 Grass Height CLOSED4/25/2019 COMPLIANT20190316 5/21/2019 Grass & Weeds IN VIOLATION5/21/201920190315 5/21/2019 WEEDS, GRASSIN VIOLATION20190314 5/21/2019 WEEDS, FENCE FALLING DOWNCLOSED 5/21/2019 COMPLIANT20190313 5/20/2019 Grass & Weeds CLOSED5/20/2019 COMPLIANT5/20/201920190312 5/20/2019 Grass & Weeds CLOSEDCOMPLIANT5/20/201920190311 5/20/2019 BOAT ON TRAILER/WEEDSIN VIOLATION 5/21/201920190310 5/20/2019 Grass & Weeds IN VIOLATION20190309 5/20/2019 WEEDS, GRASSCLOSEDCOMPLIANT5/20/201920190308 5/20/2019 WEEDS, GRASSDUPLICATE20190307 5/17/2019 Vehicle CLOSED5/19/2019 COMPLIANT20190306 5/17/2019 Grass Height CLOSEDCOMPLIANT5/17/201920190305 5/17/2019 Grass Height CLOSEDCOMPLIANT5/17/201920190304 5/17/2019 Grass & Weeds CLOSED5/17/2019 COMPLIANT20190303 5/17/2019 Boat/Trailer ParkingIN VIOLATION 5/17/201920190302 5/17/2019 Sprinkler Heads in ParkwayIN VIOLATION20190301 5/16/2019 Vehicle CLOSED5/16/2019 COMPLIANT20190300 5/16/2019 Grass & Weeds IN VIOLATION5/16/2019 5/16/201920190299 5/16/2019 Grass Height CLOSED5/16/2019 COMPLIANT5/16/201920190298 5/16/2019 DUMPSTER IN STREETCLOSED COMPLIANT20190297 5/16/2019 Grass & Weeds CLOSEDCOMPLIANT7/29/2019 7/1/2019 5/16/2019 YES20190296 5/15/2019 Grass & Weeds IN VIOLATION5/16/2019 5/31/2019 7/1/2019 5/15/201920190295 5/15/2019 Grass Height CLOSEDCOMPLIANT5/15/201920190294 5/15/2019 Trailer ParkingIN VIOLATION20190293 5/15/2019 Grass Height CLOSEDCOMPLIANT5/15/201920190292 5/15/2019 Grass & Weeds IN VIOLATION5/15/201920190291 5/15/2019 Grass & Weeds IN VIOLATION5/15/201920190290 5/15/2019 Grass & Weeds IN VIOLATION5/15/201920190289 5/15/2019 Grass & Weeds IN VIOLATION5/15/201920190288 5/15/2019 Grass & Weeds IN VIOLATION5/15/201920190287 5/15/2019 Grass & Weeds CLOSEDCOMPLIANT5/15/201920190286 5/15/2019 Grass Height IN VIOLATION5/23/2019 6/24/2019 5/15/2019 YES20190285 5/14/2019 Grass Height COMPLIANT20190284 5/14/2019 Vehicle Parking & Trailer ParkingCLOSED 5/15/2019 COMPLIANT20190283 5/14/2019 Sign without PermitIN VIOLATION 5/14/201920190282 5/14/2019 Grass Height CLOSEDCOMPLIANT5/14/20191702 John St309 W FOX ST1971 WESTON AVE2782 Goldenrod Dr356 Twinleaf Tr2744 Alan Dale Ln4512 Marquette St4512 Harrison St373 Bertram Dr315 W Kendall Dr1437 Slate Ct206 Heustis StPrairie Meadows599 W 1569 Walsh204 W Hydraulic 402 Liberty St408 Colton St507 Blaine St201 E Kendall Dr1162 Clearwater 26 Gawne Ln102 Worsley Ln107 B Park St578 RED TAIL LN212 Windham Cir1084 Redwood Dr807 E Main St215 Newbury Ct1111 S Bridge St3284 Pinewood Dr1378 Spring St1327 Spring St1105 Grace Dr1095 Grace Dr1124 Redwood DrPage: 2 of 4
20190281 5/14/2019 Grass Height IN VIOLATION5/21/2019 5/14/2019 YES20190280 5/14/2019 Junk, Trash & RefuseIN VIOLATION 5/14/201920190279 5/14/2019 Vehicle ParkingIN VIOLATION5/14/201920190278 5/14/2019 Vehicle CLOSED5/14/2019 COMPLIANT20190277 5/13/2019 Weeds CLOSEDCOMPLIANT5/13/201920190276 5/14/2019 Vehicle CLOSED5/14/2019 COMPLIANT20190275 5/13/2019 COMMERCIAL VEHICLE PARKED ON LOTIN VIOLATION 5/14/2019 6/2/2019 7/8/201920190274 5/13/2019 Junk, Trash & RefuseCLOSED 5/14/2019 COMPLIANT20190273 5/13/2019 Grass & Weeds CLOSEDCOMPLIANT5/13/201920190272 5/13/2019 Grass & Weeds CLOSEDCOMPLIANT5/13/201920190271 5/13/2019 Grass Height IN VIOLATION5/21/2019 6/24/2019 5/13/2019 YES20190270 5/13/2019 Grass & Weeds CLOSEDCOMPLIANT5/13/201920190269 5/13/2019 Grass Height CLOSEDCOMPLIANT5/13/201920190268 5/10/2019 Grass Height CLOSEDCOMPLIANT20190267 5/10/2019 Vehicle CLOSED5/13/2019 COMPLIANT20190266 5/10/2019 Soil Erosion and Sediment Control MaintenanceIN VIOLATION 5/10/201920190265 5/10/2019 Soil Erosion and Sediment Control MaintenanceIN VIOLATION 5/10/201920190264 5/10/2019 Lack of Address IndentificationIN VIOLATION 5/10/201920190263 5/10/2019 Snipe Sign CLOSED5/10/2019 COMPLIANT20190262 5/9/2019 Grass, Weeds CLOSEDCOMPLIANT5/9/201920190261 5/9/2019 Grass, Weeds IN VIOLATION5/16/2019 5/29/2019 7/1/2019 5/9/2019 YES20190260 5/9/2019 Lack of Address IndentificationIN VIOLATION 5/10/201920190259 5/9/2019 Sign Maintenance CLOSED5/10/2019 COMPLIANT20190258 5/9/2019 Junk, Trash & RefuseIN VIOLATION 5/10/201920190257 5/9/2019 Junk, Trash & RefuseIN VIOLATION 5/9/2019 5/24/2019 6/24/201920190256 5/9/2019 Trailer ParkingCLOSED5/9/2019 COMPLIANT20190255 5/9/2019 Gravel on Street CLOSEDCOMPLIANT20190254 5/9/2019 Vehicle IN VIOLATION5/9/201920190253 5/9/2019 Vehicle IN VIOLATION5/9/201920190252 5/9/2019 Vehicle IN VIOLATION5/9/201920190251 5/9/2019 Vehicle IN VIOLATION5/9/201920190250 5/9/2019 Vehicle IN VIOLATION5/9/2019201 W Van Emmon 8721 Route 126102 W Fox Rd874 Flint Creek Ln201 W Main St706 Heustis St510 W Hydraulic Ave509 W Madison Ct305 Church St2732 Cranston Cir1023 S Carly Cir971 S Carly Cir1447 Aspen Ln1424 Aspen LnLot 1 Menards 1569 Walsh Dr905 Stony Creek 847 Greenfield 2765 Cranston4438 Pleasant Ct1007 S Main St781 Omaha Dr284 Windette 338 Timbalier St4573 Gardiner AveLot 5 Resub Lot 1 1412 Aspen Ln111 W Hydraulic 884 Western Ln577 E Kendall Dr1202 Willow Way1319 Willow WayPage: 3 of 4
20190249 5/9/2019 Vehicle IN VIOLATION5/9/201920190248 5/9/2019 Grading and DrainageCOMPLIANT COMPLIANT20190247 5/8/2019 Patio without permitCOMPLIANT COMPLIANT20190246 5/8/2019 Vehicle, Weeds COMPLIANTCOMPLIANT20190245 5/8/2019 Vehicle ParkingCLOSED5/9/2019 COMPLIANT20190244 5/8/2019 JUNK TRASH REFUSECOMPLIANT COMPLIANT20190242 5/1/2019 Vehicle IN VIOLATION5/1/2019Total Records: 1106/4/20194512 Marquette St410 Center Pkwy2391 Hollenbeck Ct2761 Cranston Cir1218 Willow Way306 King St2241 KingsmillPage: 4 of 4
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
New Business #4
Tracking Number
EDC 2019-57
Economic Development Report for June 2019
Economic Development Committee – July 2, 2019
N/A
See attached.
Bart Olson Administration
Name Department
651 Prairie Pointe Drive, Suite 102 • Yorkville, Illinois 60560
Phone 630-553-0843 • FAX 630-553-0889
Monthly Report – for July 2019 EDC Meeting of the United City of Yorkville
June 2019 Activity
Downtown Redevelopment:
- Working with a party preparing to lease the former “Capitano’s Deli” space. This experienced business owner is planning to open a
quick serve restaurant specializing in healthy fresh options. There will be some cosmetic interior changes to reflect a new atmosphere.
If all goes as planned, opening will take place in the fall of 2019.
- Working on a new restaurant on the former Cobblestone addition (last known as 1836 Provisions and Drink Lab). More details will be
made public shortly including concept, menu and specialties. The entrance to the restaurant will be in the rear of the building.
Development south of Fox River:
- Continue working with Eleno Silva on banquet center. Eleno is completing both exterior and interior construction in Stagecoach
Crossing. Official name of the business is “Martini Banquets”. He is focusing on opening in late summer of 2019.
- Continue working with a business who is interested in the NE corner of Route 47 and 71 to do a major ground up project.
- Working with Kevin Calder, a Yorkville resident, and All State Agent. Kevin has agency offices in Oswego, Crest Hill, and Pa latine. He has
purchased a 5,600 square foot office building located at 220 Garden Street in the Prairie Garden Executive Center. Kevin is moving his
customer service operation for all of his agencies into this professional building. This location is for back office opera tions only, and it is
not an agency office. There will be approximately 12 employees working out of this building.
Development north of the Fox River:
- Kendall Crossing…Construction is in full swing for the “Hacienda Real” building, the “Flight Tasting Room & Bottle Shoppe” building,
and of course the “Holiday Inn Express & Suites” and “Kendall Banquets”. “Burnt Barrel Social” with 2,300 square feet and “Chicago
Title” with 1,600 square feet will complete the remainder of the multi- tenant building. “Burnt Barrell Social” is a new local gathering
place with great food, and small batch whiskey.
- Kendall Marketplace…Continue to work with specialist consultants from “Bespoke” who have been hired by center owner, Alex
Berman, to work through a plan to determine new options and opportunities for the remainder of the project. Also working with
perspective inline tenants, and a national restaurant for new construction on an outlot. Continue to work with Alex’s broker, Jason
Pesola.
- “Arby’s” has submitted their building plans for remodel of the former Hardee’s location on Route 47 in early 2019. Yonas Hagos,
Yorkville resident, will be the owner. Remodel will begin later this month. Arby’s is on pace to open in the fall of 2019.
- “Gas N Wash” has a new site in Yorkville. They have a 5 plus acre parcel under contract at northeast corner of Route 47 and Waterpark
Way. Gas N Wash have formally applied for the approvals with the City, and remained focused on getting through the approval process
before the weather gets too cold. They would like to begin construction this fall, and be open in the spring of 2020.
- Working with a variety of retail and service based businesses that are exploring opportunities in Yorkville.
Industrial Development:
• Working with a small food production company named “Iya Foods”, who is interested in purchasing two units which would total 3,300
square feet in the new “Yorkville Commercial Center” in Yorkville Business Center. This woman owned business will create 9 new full-
time jobs, and 2-3 part time jobs. Iya Foods will also have 2 paid (stipends) internships focused on food innovation and small business
start-up training. Successful interns will be involved in significant aspects of the food manufacturing process to gain insight on how to
start a food company for the future. They are also planning to provide free access to their new R&D kitchen for food product
development to help selected new food startups. Ultimately, Iya Foods will supply their locally produced and packed ingredients to
innovative snacks and tortilla companies that supply over 20,000 stores across the United States.
Recreation:
- Go for it Sports…continue working with the center. “Go For It Sports” continues to develop exciting new programs such as “NFL Flag
Football”, “Preschool Functional Class”, and “Chiefs Rugby Club”.
Other Activity:
- Personally met with 38 existing Yorkville businesses in June.
Respectfully submitted,
Lynn Dubajic
651 Prairie Pointe Drive, Suite 102
Yorkville, IL 60560
lynn@dlkllc.com
630-209-7151 cell
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
New Business #5
Tracking Number
EDC 2019-58
PZC 2019-18 Accessory Buildings and Structures
Economic Development Committee – July 2, 2019
Majority
Approval
Proposed text amendment revising the definition of a “zoning lot” and adding
provisions related to accessory structures on contiguous lots under single ownership
Krysti Barksdale-Noble, AICP Comm. Development
Name Department
Summary
Last month, the City of Yorkville received a building permit application for the installation of
a basketball court on a vacant parcel within an existing residential subdivision. The applicant owns
two (2) adjacent lots, with their home on one lot and the other lot is utilized as open space/yard.
Current zoning regulations are unclear regarding the construction of accessory structures on lots
where no primary structure exists. Therefore, staff is proposing to amend certain sections of the
zoning ordinance to outright permit contiguous lots under single ownership to build one (1)
accessory building or structure on a vacant parcel, as long as the building or structure is located
within the rear, corner or side yard setback as required for the zoning district. Additionally, staff is
recommending sidewalks and parkway trees be required to be installed prior to the issuance of any
accessory building or structure which requires a building permit.
Zoning Analysis
Previous requests by homeowners to utilize adjacent vacant parcels for permanent accessory
structures such as sheds, garages and basketball courts have been far, and few in between, as most
used the additional yard for open space. However, when staff was approached by a homeowner
seeking to construct permanent structures on an adjacent lot, they were often encouraged to
consolidate the lots; as it was the long-held interpretation by staff that lots must have a primary use
on the parcel prior to permitting accessory buildings or structures to ensure all zoning and bulk
regulations were being met. When this applicant requesting to install the basketball court expressed
concern that the added cost to consolidate the lot and record the new plat with Kendall County was
prohibitive, it was determined a review and potential amendment to the code was needed.
Review of Accessory Buildings and Structures
Section 10-3-5 of the Zoning Ordinance lists the criteria for permitted accessory buildings
and structures. Included in the criteria are provisions related to the type, location, time of
construction and height. The types of accessory buildings and structures permitted on a lot include:
sheds, toolrooms or similar buildings for domestic or agricultural storage, gazebos, greenhouses,
playground equipment, pools, recreational courts, playhouses, stables, and garages. These structures
can be located no closer than five feet (5’) from any side or rear property line and no closer than ten
feet (10’) to any main building. Accessory structures also may not be closer to the public way than
the principal building on the lot.
However, it is the provision regarding the time of construction where the Zoning Ordinance
stipulates the primary building must be built first if the accessory structure requires connection to city
water. This regulation implies accessory structure maybe built first if city water is not needed for the
building, but a primary structure will eventually be built on the lot. In the instance of the owner with
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: June 11, 2019
Subject: PZC 2019-18 Accessory Buildings and Structures
Text Amendment
the adjoining lot, the basketball court would be the only structure and no future primary structure
would be built.
Review of Definitions
In further consideration of the request, staff felt a review of the Zoning Ordinance’s
definitions was needed since the provisions in Section 10-3-5 required accessory buildings and
structures to be built on a lot. In staff’s review of the Zoning Ordinance, we found that the definition
of “lot” and “zoning lot” were used interchangeably throughout the ordinance but had clearly
distinctive meanings which impacted how the regulations for accessory buildings and structures were
interpreted. Per Section 10-2-3: Definitions, a “lot” is defined as “a parcel of land legally described
as a distinct portion or piece of land of record” while a “zoning lot” is defined as “a plot of ground
made up of one or more parcels which are or may be occupied by a use, building or buildings,
including the yards and open spaces required by this title.”
The definition of a “lot” clearly applies to a single parcel, while the definition of a “zoning
lot” implies multiple parcels may be utilized for a building or use. This is further evident in the
following two (2) sections of the Zoning Ordinance where multiple parcels may be viewed as a
single zoning lot:
• Section 10-3-3-A: Contiguous Parcels: When two (2) or more parcels of land, each of
which lacks adequate area and dimension to qualify for a permitted use under the
requirements of the use district in which they are located, are contiguous and are
held in one ownership, they shall be used as one zoning lot for such use.
• Section 10-3-4: Number of Buildings on a Zoning Lot: Except in the case of a
planned unit development, not more than one principal detached residential or
commercial building shall be located on a zoning lot, nor shall a principal detached
residential or commercial building be located on the same zoning lot with any other
principal building.
It is in the definition of “lot” where staff feels constrained to not allow owners of adjacent vacant
parcels to install accessory structures without having a principle building. However, the definition of
a “zoning lot” offers the option to consider more than one plot of land with one or more buildings as
a qualifying parcel for zoning purposes. This is where staff feels more clarity to the Zoning
Ordinance can occur by amending the text to acknowledge those instances where contiguous parcels
share a single owner and the placement of accessory structures are viewed in the context of entire
land area and not just the individual lots.
Proposed Revisions
In order to add clarity to the Zoning Ordinance and resolve the issues regarding accessory
structures on vacant adjacent parcels, staff is recommending text amendments to the Zoning
Ordinance. The first amendment proposed is Section 10-2-3: Definitions, revising the definition for
“Lot, Zoning” to read “a plot of ground made up of one or more contiguous parcels which are under
single ownership and may be occupied by a use, building or buildings, including the yards and open
spaces required by this title.” Staff is also proposing to amend Section 10-3-5-B: Location and
Section 10-3-5-C Time of Construction to refer to a “zoning lot” rather than a “lot” when regulating
accessory buildings and structures.
Finally, staff proposes to amend Section 10-3-3-A: Contiguous Parcels to add “Further, no
more than one (1) accessory structure or building may be located on a zoning lot consisting of two
(2) or more parcels of contiguous land under single ownership is permitted when a principle building
exists, and the accessory structure or building is located within the rear, corner or side yard setback
as stipulated in the zoning ordinance for that district. Sidewalks and parkway trees will be required
prior to the issuance of an accessory structure which requires a building permit.” The proposed text
amendments will clarify the intent of the code and allow for the future construction of a principal
structure on the parcel with just the accessory structure, at any time, by the current owner or if the lot
were ever sold.
Other Communities
Staff canvassed other local communities to determine if their zoning ordinances permit the
construction accessory structures on adjacent vacant parcels under single ownership. Below is table
of the responses received:
Municipality Permits Accessory Structures on Adjacent Vacant Parcels under
Single Ownership (Y/N)
City of Plano No
Village of Sugar Grove No
Village of Montgomery No, but are in the process if updating their Zoning Ordinance and likely
to permit.
Village of Oswego
Yes, but subject to the following stipulations:
i. The accessory structure(s) shall not exceed one hundred forty-four
(144) square feet in size;
ii. No more than one (1) structure of any type shall be allowed or a total
of more than two (2) accessory structures;
iii. The accessory structure shall not have a foundation with footing
walls;
iv. No access drives shall be installed to an accessory structure;
v. The lot on which the accessory structure is located is directly
adjacent and substantially contiguous to the lot with the principal
structure or principal use served;
vi. The lot on which the accessory structure is located is under the same
ownership as the lot with the principal structure or principal use
served;
vii. The accessory structure is located entirely within a single lot and is
not constructed on the shared property line(s).
viii. The accessory structure complies with all other applicable Village
regulations.
ix. If it is in a new subdivision, sidewalks and parkway trees are required
prior to permitting the accessory use.
Village of Plainfield Yes, but requires a case-by-case review
The City of Plano and the Village of Sugar Grove currently do not allow accessory structures
to be built on adjacent vacant parcels under single ownership. While the Village of Montgomery
currently does not permit it, they are actively updating their zoning ordinance which will likely allow
accessory structures to be built on contiguous lots under single ownership. Likewise, the Village of
Oswego updated their zoning ordinance in 2014 allowing for accessory structures to be built on
vacant parcels subject to the provisions listed above. The proposed text amendment staff is seeking
was closely modeled after the Village of Oswego.
Staff Recommendation
Staff believes these changes to the Zoning Ordinance will be beneficial to staff and property
owners. By amending the text to allow accessory structures and buildings to be constructed on
adjacent parcels under single ownership, it will allow the permitting process to be more efficient as
well as provide homeowners flexibility with their homesites. Further, the parameters established by
staff with regards to placement on site (setbacks) and the existence of a principle structure on one
parcel limits this provision harming the local community character. Staff plans to conduct a public
hearing before the Planning and Zoning Commission on the proposed text amendments to the Zoning
Ordinance at the July 10th PZC meeting.
Attachments
1. 10-2-3: Definitions
2. 10-3: General Provisions
3. Public Hearing Notice
Chapter 2
RULES AND DEFINITIONS
10-2-1: GENERAL:
In the construction of this title, the rules and definitions contained in this chapter shall be observed and applied, except when the
context clearly indicates otherwise. (Ord. 2014-73, 11-25-2014)
10-2-2: RULES:
A. Words used in the present tense shall include the future; words used in the singular number shall include the plural number, and the
plural the singular.
B. The word "shall" is mandatory and not discretionary.
C. The word "may" is permissive.
D. The word "lot" shall include the words "plot", "piece", "parcel"; and the phrase "used for" shall include the phrase "arranged for",
"designed for", "intended for", "maintained for", and "occupied for".
E. All measured distances shall be expressed in feet, unless otherwise indicated, and shall be calculated to the next integral foot.
F. If any calculation results in a fraction, the next integral number shall be taken.
G. In cases where there is a conflict between the text of the zoning ordinance and a table or figure of this zoning ordinance, the
provisions that are expressed in the text shall apply.
H. Words or terms contained in this title which are not defined hereinafter, shall assume definitions as prescribed in the most current
edition of the Merriam-Webster unabridged dictionary. (Ord. 2014-73, 11-25-2014)
10-2-3: DEFINITIONS:
The following words and terms, wherever they occur in this title, shall be interpreted as herein defined:
ABUTTING: To have a common property line or zoning district.
ACCESSORY BUILDING OR USE: One which:
A. Is subordinate to and serves a principal building or principal use.
B. Is subordinate in area, extent or purpose to the principal building or principal use served.
C. Contributes to the comfort, convenience or necessity of occupants of the principal building or principal use served.
D. Is located on the same lot and in the same zoning district as the principal use.
ACRE: A measure of land containing forty three thousand five hundred sixty (43,560) square feet.
ACREAGE: Any tract or parcel of land having an area of one acre or more which has not been subdivided or platted.
AGRICULTURAL SALES AND SERVICE: A use primarily engaged in sale or rental of farm tools and implements, feed, grain, tack,
animal care products, and farm supplies and farm machinery repair services that are accessory to the principal use.
AGRICULTURAL USE: The employment of land for the primary purpose of raising, harvesting, and selling crops, or feeding (including
grazing), breeding, managing, selling, or producing livestock, poultry, furbearing animals or honeybees, or by dairying and the sale of
dairy products, by any other horticultural, floricultural or viticulture use, by animal husbandry, or by any combination thereof. It also
includes the current employment of land for the primary purpose of obtaining a profit by stabling or training equines including, but not
limited to, providing riding lessons, training clinics and schooling shows.
AIRPORT: Any area of land designated, set aside, used, or intended for use, for the landing and takeoff of aircraft, and any
appurtenant areas and uses such as airport buildings or other airport facilities, including approach zones.
ALCOHOLIC BEVERAGE: Any beverage that is the product of distillation of fermented liquids, whether rectified or diluted, whatever
may be the origin thereof, and includes synthetic ethyl alcohol but does not include denatured alcohol or wood alcohol.
ALLEY: A public way, not more than thirty feet (30') wide, which affords only a secondary means of access to abutting property.
AMPHITHEATER: A commercial structure with tiers of spectator seating rising around a field or court, intended primarily for use of
viewing musical, theatrical, sporting or other similar entertainment events and specifically designed as a place of assembly.
AMUSEMENT PARK: A commercially operated facility which may include structures and buildings, with a predominance of outdoor
games and activities for entertainment, including motorized rides, water slides, miniature golf, batting cages and similar activities.
ANIMAL HOSPITAL: Any building, or portion thereof, designed or used for the care, observation or treatment of domestic animals.
ANTIQUE SALES: A building or areas within a building to provide space for the sale of antiques by antique dealers, for items such as
clocks, lamps, clothing, rugs, toys, furniture, and similar household goods.
AUCTION HOUSE: A structure, area, or areas within a building used for the public sale of goods, wares, merchandise, or equipment
to the highest bidder.
AUTOMOBILE RENTAL: Leasing or renting of automobiles, motorcycles and light trucks and vans, including incidental parking and
servicing of vehicles for rent or lease. This definition excludes commercial truck and trailer rental.
AUTOMOBILE REPAIR: Engine rebuilding or major reconditioning of worn or damaged motor vehicles or trailers; collision service,
including body, frame or fender straightening or repair and painting of vehicles including incidental repairs, replacement of parts, and
motor service to automobiles. Automobile repair excludes repair to semi-trucks as defined in this section.
BAKERY, RETAIL: An establishment primarily engaged in the retail sale of baked products. The products may be prepared either on or
off site.
BAKERY, WHOLESALE: A bakery in which there is permitted the production and/or wholesaling of baked goods, excluding retail
bakery.
BANK: A building for the custody, loan, or exchange of money, for the extension of credit and for facilitating the transmission of funds.
This definition includes credit unions, savings and loan facilities, payday loans, personal loan agencies.
BASEMENT: That portion of a building that is partly or completely below grade.
BED AND BREAKFAST INN (B&B): A private, owner/operator occupied residence with guestrooms, providing overnight
accommodations and a morning meal for compensation to transients/travelers. A bed and breakfast inn is operated primarily as a
business.
BILLIARD PARLOR: A business establishment for a principal use as a billiard facility.
BLOCK: A tract of land bounded by streets or, in lieu of a street or streets, by public parks, cemeteries, railroad rights-of-way, bulkhead
lines or shorelines of waterways or corporate boundary lines of municipalities.
BOAT SALES AND RENTAL: A marine retail sales and service use in which boats are rented or sold.
BOAT STORAGE: A facility where boats are stored including indoor and outdoor. Outdoor facilities shall be enclosed by an opaque
fence or wall a minimum six feet (6') in height.
BOWLING ALLEY: A business establishment with a principal use for the sport of tenpin bowling which may include incidental food
services.
BREWERY: An establishment that engages in the manufacture of beer as such terms are defined in the Liquor Control Act of 1934, as
amended, and has obtained a liquor license from the City.
BREWPUB: See definition of microbrewery or brewpub.
BUFFER: A strip of land, including landscaping, berms, walls, and fences, that is located between land uses of different character and
is intended to physically and visually separate one use area from another.
BUILDABLE AREA: The space remaining on a building lot after the minimum yard requirements of this title have been complied with.
BUILDING: Any structure with substantial walls and roof securely affixed to the land and entirely separated on all sides from any other
structure by space or by walls in which there are not communicating doors, windows or openings; and which is designed or intended
for the shelter, enclosure or protection of persons, animals or chattels.
BUILDING, COMPLETELY ENCLOSED: A building separated on all sides from the adjacent open space, or from other buildings or
other structures, by a permanent roof and by exterior walls or party walls, pierced only by windows and normal entrance or exit doors.
BUILDING, DETACHED: A building surrounded by open space on the same zoning lot.
BUILDING HEIGHT: The vertical distance measured from the sidewalk level or its equivalent established grade opposite the middle of
the front of the building to the highest point of the roof in the case of a flat roof; to the deck line of a mansard roof; and to the mean
height level between eaves and the ridge of a gable, hip or gambrel roof; provided, that where buildings are set back from the street
line, the height of the building may be measured from the average elevation of the finished lot grade at the front of the building. (See
section 10-2-4 of this chapter for diagram.)
BUILDING INSPECTOR: The designated City official responsible for inspecting buildings within the City.
BUILDING LINE: A line or lines, including the building setback line, on the horizontal surface of a lot, parallel to the front, side and rear
lot lines, and located at a distance prescribed by the yard regulations of this title beyond which no portion of a building may extend
except as provided by this title. (See section 10-2-4 of this chapter for diagram.)
BUILDING, MATERIAL SALES: Establishments or places of business primarily engaged in retail or wholesale sale, from the premises,
of materials used in the construction of buildings or other structures.
BUILDING, NONCONFORMING: Any building which does not conform to the regulations of this title prescribing the use, required
yards, lot coverage, height and setbacks, minimum required spacing between buildings on a single lot, and minimum required usable
open space for the district in which such building is located.
BUILDING, PRINCIPAL: A nonaccessory building in which the principal use of the zoning lot on which it is located is conducted.
BUILDING SETBACK LINE: A line parallel to the street line of a distance from it, regulated by the front yard requirements set up in this
title. (See section 10-2-4 of this chapter for diagram.)
BUILDING, TEMPORARY: Any building not designed to be permanently located in the place where it is, or where it is intended to be
placed or affixed.
BULK: The term used to describe the size and mutual relationships of buildings and other structures, as to size, height, coverage,
shape, location of exterior walls in relation to lot lines, to the centerlines of the streets, to other walls of the same buildings, and to
other buildings or structures, and to all open spaces relating to the building or structure.
BUSINESS: Any occupation, employment or enterprise wherein merchandise is exhibited or sold, or which occupies time, attention,
labor and materials, or where services are offered for compensation.
CAMPGROUND: Any area that is occupied or intended or designed or improved for occupancy by transients using recreational
vehicles, travel trailers, and/or tents.
CAR WASH: A building or portion thereof containing facilities for washing more than two (2) motor vehicles, using production line
methods. The use of personnel for one or more phases of this operation in conjunction with or without complete automatic or
mechanical devices does not alter its classification. Coin operated devices operated on a self-service basis shall be construed to be
the same.
CARPORT: An automobile shelter with two (2) or more sides open.
CEMETERY: Land used or dedicated to the interment of human or animal remains or cremated remains, including crematoriums,
mausoleums, necessary sales, and maintenance facilities. Mortuaries shall be included when operating within the boundary of such
cemetery.
CITY: The United City Of Yorkville or the city of Yorkville.
CITY COUNCIL: The city council of the city of Yorkville.
CLUB OR LODGE, PRIVATE: A for profit or nonprofit association of persons who are bona fide members paying annual dues which
owns, hires or leases a building, or portion thereof, the use of such premises being restricted to members and their guests. It shall be
permissible to serve food and meals on such premises provided that adequate dining room space and kitchen facilities are available.
The sale of alcoholic beverages to members and their guests shall be allowed in conjunction with the operation of a dining room for
the purpose of serving food and meals, though such beverages may be served in a separate room or rooms, and provided that such
sale of alcoholic beverages is in compliance with the applicable local, federal and state laws, and county ordinances1.
COLLEGE: A private or public college or technical institution which provides full time or part time education beyond high school that
grants associate, baccalaureate, or higher degrees.
COMMERCIAL FEEDING: A land use or facility used for the confined feeding operation for fish, poultry, swine or livestock.
COMMERCIAL SCHOOL, TRADE SCHOOL: A school established to provide for the teaching of industrial, clerical, managerial, artistic
skills or alternative education. This definition applies to schools that are owned and operated privately for profit or not for profit. Such
schools may not contain an auditorium, gymnasium, or any other sort of recreational facilities.
COMMUNITY CENTER: A building or structure used as a place of meeting, recreation or social activity, generally open to the public
and designed to accommodate and serve significant segments of the community.
CONFORMING BUILDING OR STRUCTURE: A building or structure which:
A. Complies with all the regulations of this title or of any amendment hereto governing bulk of the district in which said building or
structure is located; and
B. Is designed or intended for a permitted or special use as allowed in the district in which it is located.
CONTRACTOR FACILITY: A facility where a construction contractor maintains its principal office or a permanent business office
including outdoor storage incidental to the business and enclosed with an opaque fence or wall a minimum of six feet (6') in height.
CONTRACTOR OFFICES: A building used for conducting contracting business that does not use any exterior storage area.
COURT: An open unoccupied space, other than a yard, on the same lot with a building or group of buildings and which is bounded on
two (2) or more sides by such building or buildings.
CULTIVATION CENTER: A facility registered by the Department of Agriculture to perform activities to provide only registered medical
cannabis dispensing organizations with usable medical cannabis in compliance with the Compassionate Use of Medical Cannabis
Pilot Program Act2.
CURB LEVEL: The level of the established curb in front of the building measured at the center of such front. Where a building faces on
more than one (1) street, the "curb level" shall be the average of the levels of the curbs at the center of the front of each street. Where
no curb elevation has been established, the mean level of the land immediately adjacent to the building shall be considered the "curb
level".
DANCE HALL: A place of assembly, open to the public and operated for profit, where dances, parties, receptions and other gatherings
are held.
DATUM POINT: Any reference point of known or assumed coordinates from which calculation or measurements may be taken.
DAYCARE FACILITY: Any childcare facility licensed by the State Department of Children and Family Services (DCFS) which regularly
provides daycare for less than twenty four (24) hours per day for more than three (3) children under the age of twelve (12) in a facility
other than a family home3.
DAYCARE FACILITY, ADULT: Any facility, public or private, regulated by the State of Illinois in accordance with the Older Adult
Services Act which provides care for less than twenty four (24) hours per day for older adults (seniors) such as nutritious meals,
planned program of activities, and social and health related services.
DAYCARE FACILITY, PART DAY: Any facility licensed by the state department of children and family services (DCFS) and which is
conducted by a church, religious organization or social service agency in which individual children are provided care, on an intermittent
basis, for up to ten (10) hours per seven (7) day week. Any facility which provides intermittent care for up to ten (10) hours per seven
(7) day week shall not provide such care for more than eight (8) hours in any given day during the seven (7) day week. Any facility
which provides intermittent care for up to ten (10) hours per seven (7) day week shall provide at least one caregiver per twenty (20)
children4.
DAYCARE HOME, GROUP: Any in home childcare service licensed by the state department of children and family services (DCFS)
which regularly provides care for less than twenty four (24) hours per day for more than three (3) and up to a maximum of sixteen (16)
children under the age of twelve (12) in a family home. The number of children allowed includes the family's natural or adopted
children and all other persons under the age of twelve (12)5.
DAYCARE, IN HOME: Any in home childcare service licensed by the state department of children and family services (DCFS) which
regularly provides care for less than twenty four (24) hours per day for more than three (3) and up to a maximum of twelve (12)
children under the age of twelve (12) in a family home. The term does not include facilities which receive only children from a single
household6.
DECIBEL (dB): A unit of measurement of the intensity (loudness) of sound. Sound level meters which are employed to measure the
intensity of sound are calibrated in "decibels".
DENSITY, GROSS: A ratio of the total number of dwelling units on a site, divided by the total acreage of the site, to include streets,
schools, parks, etc., expressed as dwelling units per acre.
DENSITY, NET: A ratio of the total number of dwelling units on a site, divided by the number of acres used exclusively for a residential
type acreage not to include schools, parks, streets, etc., expressed as dwelling units per acre.
DEPARTMENT STORE: A retail business which is conducted under a single owner's name wherein a variety of unrelated
merchandise and services are housed enclosed and are exhibited and sold directly to the consumer for whom the goods and services
are furnished.
DISPLACEMENT (Earth): The amplitude or intensity of an earthborn vibration measured in inches. The displacement or amplitude is
one-half (1/2) the total earth movement.
DISTRICT: A section or part of the unincorporated portion of the city for which the use regulations are uniform.
DRIVE-THROUGH SERVICE ESTABLISHMENT: A business or establishment which provides all or some of its services through a
building opening or window to its patrons who remain in their vehicles.
DRIVEWAY: A paved or unpaved private roadway providing vehicular access between the right of way of the street and a parking
space, garage, dwelling or other structure.
DRY CLEANING ESTABLISHMENT: An establishment or business maintained for the pick up and delivery of dry cleaning and/or
laundry without the operation of any laundry or dry cleaning equipment or machinery on the premises.
DRY CLEANING PLANT: A building, or portion of a building or premises used or intended to be used for cleaning fabrics, textiles,
wearing apparel, or articles of any sort by immersion and agitation, or by immersions only, in cleaning solvents including, but not
limited to, nonflammable solvents and/or class I and above combustible liquid solvents.
DWELLING: A building or portion thereof, but not including a house trailer or mobile home, designed or used exclusively for residential
occupancy, including single-family dwelling units, duplex dwelling units, townhomes and multiple-family dwelling units, but not
including hotels, motels, boarding or lodging houses.
DWELLING, DUPLEX: A building designed or altered to provide dwelling units for occupancy by two (2) families within a single
structure on separate lots, each of which has independent living quarters with direct access to the outside.
DWELLING, GROUP: A group of two (2) or more single-family, duplex, townhome and/or multiple-family dwellings occupying a parcel
of land under a single ownership and having a yard or court in common, excluding hotels and motels.
DWELLING, MULTIPLE-FAMILY: A building or portion thereof, designed or altered for occupancy by two (2) or more families living
independently of each other within a single or attached structure on one lot, which may or may not share common entrances or other
spaces and includes apartments, group homes, and condominiums.
DWELLING, SINGLE-FAMILY: A dwelling unit designed exclusively for use and occupancy by one family which is detached from any
other dwelling unit and surrounded on all sides by open space on the same lot.
DWELLING, TOWNHOUSE: A single-family dwelling unit constructed in a group of three (3) or more attached units on separate lots in
which each unit extends from foundation to roof and with a yard or public way on at least two (2) sides.
DWELLING UNIT: A single unit providing complete independent living facilities for one or more persons, including permanent
provisions for living, sleeping, eating, cooking and sanitation.
EASEMENT: A grant by a property owner for the use of a parcel of land by the general public, a corporation, or a certain person or
persons for a specific purpose or purposes.
EFFICIENCY UNIT: A dwelling unit consisting of one principal room, exclusive of bathroom, kitchen, hallway, closets or dining alcove,
directly off the principal room.
EQUIVALENT OPACITY: The shade on the Ringelmann chart that most closely corresponds to the density of smoke, other than black
or gray.
ERECT: The act of placing or affixing a component of a structure upon the ground or upon another such component.
ESTABLISHMENT, BUSINESS: A separate place of business having the following three (3) characteristics:
A. The ownership and management of all operations conducted within such establishment is separate and distinct from the
ownership and management of operations conducted within other establishments on the same or adjacent zoning lots.
B. Direct public access to such "business establishment" is separate and distinct from direct access to any other "business
establishment".
C. There is no direct public access from within such establishment to any other such establishment.
When adjacent places of business lack any one of the aforesaid characteristics with respect to one another, they shall then be
considered as a single "business establishment" for the purpose of this title.
FAMILY: One or more persons related by blood, marriage or adoption, or a group of not more than five (5) persons (excluding
servants) who need not be related by blood, marriage or adoption, living together and maintaining a common household.
FENCE: A structure, including gates, or tree or shrub hedge which is a barrier and used as a boundary or means of protection or
confinement.
FENCE, OPEN: A fence which has over its entirety at least fifty percent (50%) of the surface area in open space as viewed at right
angles from the fence; except, that the required open space in louver type fences may be viewed from any angle.
FENCE, SOLID: A fence which conceals from view, from adjoining properties, streets or alleys, activities conducted behind it.
FLOOR AREA, GROSS (For Determining Floor Area Ratio): The sum of the gross horizontal areas of the several floors, including also
the basement floor of a building, measured from the exterior faces of the exterior walls or from the centerlines of walls separating two
(2) buildings. The "floor area" shall also include the horizontal areas on each floor devoted to:
A. Elevator shafts and stairwells.
B. Mechanical equipment, except if located on the roof, when either open or enclosed, i.e., bulkheads, water tanks and cooling
towers.
C. Habitable attic space as permitted by the building code.
D. Interior balconies and mezzanines.
E. Enclosed porches.
F. Accessory uses.
The "floor area" of structures used for bulk storage of materials, i.e., grain elevators and petroleum tanks, shall also be included
in the "floor area" and such "floor area" shall be determined on the basis of the height of such structures with one floor for each
ten feet (10') of structure height and if such structure measures less than ten feet (10') but not less than five feet (5') over such
floor height intervals, it shall be construed to have an additional floor. The horizontal area in each floor of a building devoted to off
street parking and off street loading facilities shall not be included in the "floor area".
"Floor area" when prescribed as the basis of measurement for off street parking spaces and off street loading spaces for any use
shall be the sum of the gross horizontal area of the several floors of the building, excluding areas used for accessory off street
parking facilities and the horizontal areas to the basement floors that are devoted exclusively to uses accessory to the operation
of the entire building. All horizontal dimensions shall be taken from the exterior of the walls.
FLOOR AREA, LIVABLE: Any floor area within outside walls of a residential building exclusive of areas in basements, lookout
basements, unfinished attics, garages, open porches and accessory buildings, but including any area "roughed in" but not completed
which is designed and intended for human occupancy.
FLOOR AREA RATIO: The numerical value obtained by dividing the floor area within a building or buildings on a lot by the area of
such lot. The floor area ratio as designated for each district when multiplied by the lot area in square feet shall determine the maximum
permissible floor area for the building or buildings on the lot. (See section 10-2-4 of this chapter for diagram.)
FOOT-CANDLE: A unit of illumination, equivalent to the illumination at all points which are one foot (1') distant from a uniform point
source of one candlepower.
FOOT-LAMBERT: A unit of brightness, usually of a reflecting surface. A diffusion surface of uniform brightness reflecting or emitting
the equivalent of the light from one candle at one foot (1') distant over one square foot has a brightness of one foot-lambert.
FREQUENCY: The number of oscillations per second in a sound wave, measuring the pitch of the resulting sound.
GARAGE, BUS: Any building used or intended to be used for the storage of three (3) or more passenger motor buses or motor
coaches used in public transportation, excluding school buses.
GARAGE, PRIVATE: An accessory building or an accessory portion of the principal building which is intended for and used to store the
private passenger vehicles of the family or families resident upon the premises, and in which no business, service or industry
connected directly or indirectly with automotive vehicles is carried on; provided, that not more than one-half (1/2) of the space may be
rented for the private vehicles of persons not resident on the premises; except, that all the space in a garage of one or two (2) car
capacity may be so rented. Such a garage shall not be used for more than one commercial vehicle and the load capacity of such
vehicle shall not exceed five (5) tons.
GASOLINE SERVICE STATION: A place where gasoline, stored only in underground tanks, kerosene, lubricating oil or grease, for
operation of automobiles, are offered for sale directly to the public on the premises, and including minor accessories and the services
of automobiles, mechanical or manual washing of automobiles, but not including major automobile repairs. Gasoline service stations
shall not include sale or storage of automobiles or trailers (new or used).
GOLF COURSE: A facility providing a private or public golf recreation area designed for regulation play along with accessory golf
support facilities including golf related retail sales, restaurant, golf driving range but excluding miniature golf.
GOLF DRIVING RANGE: An area equipped with distance markers, clubs, balls and tees for practicing golf drives and putting which
may include incidental retail sales and food services, but excludes miniature golf.
GRADE: The established grade of the street or sidewalk. Where no such grade has been established, the grade shall be the elevation
of the sidewalk at the property line. Where no sidewalks exist, the grade shall be the average elevation of the street adjacent to the
property line. Except in cases of unusual topographic conditions, as determined by the director of public works, grade shall be the
average elevation of the finished surface of the ground adjoining the exterior walls of a building at the base of a structure based upon
any technical advice that the director of public works deems necessary.
GROCERY STORE: Stores where most of the floor area is devoted to the sale of food products for home preparation and
consumption, which typically also offer other home care and personal care products.
GROUP HOME: A single-family dwelling housing not more than eight (8) service dependent or developmentally disabled people living
with professional care staff.
GUEST, PERMANENT: A person who occupies or has the right to occupy a lodging house, rooming house, boarding house, hotel,
apartment hotel or motel accommodation as his domicile and place of permanent residence.
HEALTH AND FITNESS CLUB/CENTER: A facility which provides for individual or group exercise activities. Programs may include but
are not limited to aerobics, calisthenics, weight training, running, swimming, court games, studio lessons and all types of instructional
classes related to physical fitness. Health and fitness clubs/centers may offer a variety of recreational and fitness amenities such as
weightlifting machines, free weights, swimming pools, gymnasiums, studios, sport courts, shower and changing areas and may include
incidental uses such as childcare facilities, food services, saunas, and pro shops oriented towards customers during their use of the
club/center.
HOME OCCUPATION: An accessory use of a residential dwelling unit which complies with the requirements of section 10-3-9 of this
title.
HOSPITAL: An institution devoted primarily to the maintenance and operation of facilities for the diagnosis, treatment or care, for not
less than twenty four (24) hours in any week, of three (3) or more nonrelated individuals suffering from illness, disease, injury,
deformity or other abnormal physical conditions. The term "hospital", as used in this title, does not apply to institutions operating solely
for the treatment of mentally ill or chemically dependent persons, or other types of cases necessitating restraint of patients, and the
term "hospital" shall not be used for convalescent, nursing, shelter or boarding homes.
HOTEL, MOTEL, OR INN: An establishment containing lodging accommodations designed for use by transients, or travelers, or
temporary guests. Facilities provided may include maid service, laundering of linen used on the premises, telephone and secretarial or
desk service, restaurants, cocktail lounges, meeting rooms and ancillary retail uses, provided access to such uses are from the
exterior of the principal use.
HOUSEHOLDER: The occupant of a dwelling unit who is either the owner or lessee thereof.
IMPACT NOISE: A short duration sound such as those from a forging hammer or punch press.
INCOMBUSTIBLE: A material which will not ignite nor actively support combustion during an exposure for five (5) minutes to a
temperature of one thousand two hundred degrees Fahrenheit (1,200°F).
KENNEL, COMMERCIAL: Any lot or premises or portion thereof on which more than four (4) dogs, cats and other household domestic
animals, over four (4) months of age, are kept for sale, or on which more than two (2) such animals are boarded for compensation.
LABORATORY, COMMERCIAL: A place devoted to experimental study such as testing and analyzing. Manufacturing assembly or
packaging of products is not included within this definition.
LAND BANKING: Land that is part of a single lot or development that is set aside or reserved for a later approved use or development.
LAUNDRY: A business that provides coin operated, self-service type washing, drying, dry cleaning and ironing facilities; provided that:
A. Not more than four (4) persons, including owners, are employed on the premises; and
B. No pick up or delivery service is maintained.
LIBRARY: A public facility for the use, but not sale, of literary, musical, artistic, or reference materials.
LOADING AND UNLOADING SPACE, OFF STREET: An open, hard surfaced area of land other than a street or public way, the
principal use of which is for the standing, loading and unloading of motor vehicles, tractors and trailers to avoid undue interference with
public streets and alleys. Such space shall not be less than ten feet in width, twenty five feet in length and fourteen feet in height
(10' x 25' x 14'), exclusive of access aisles and maneuvering space.
LOOKOUT BASEMENT: A story having more than one-half (1/2) of its height below the curb level or below the highest level of the
adjoining ground. A lookout basement shall not be counted as a story for the purposes of height measurement.
LOT: A parcel of land legally described as a distinct portion or piece of land of record. (See section 10-2-4 of this chapter for diagram
of lot types.)
LOT AREA: The area of a horizontal plane bounded by the front, side and rear lot lines.
LOT, CORNER: A lot situated at the junction of and abutting on two (2) or more intersecting streets; or a lot at the point of deflection in
alignment of a single street, the interior angle of which is one hundred thirty five degrees (135°) or less. (See section 10-2-4 of this
chapter for diagram.)
LOT COVERAGE: The area of a zoning lot occupied by the principal building or buildings, accessory buildings and all other
impervious areas such as driveways, roads, sidewalks, parking lots and structures, and any area of concrete asphalt.
LOT DEPTH: The mean horizontal distance between the front and rear lot lines of a lot measured within the lot boundaries.
LOT, FLAG: A lot not fronting or abutting a public roadway and where access to the public roadway is limited to a narrow driveway or
strip of land between abutting lots, thereby not meeting the minimum lot frontage requirements. (See section 10-2-4 of this chapter for
diagram.)
LOT FRONTAGE: The front of a lot shall be that boundary of a lot along a public or private street; for a corner lot, the front shall be the
narrowest side of the lot fronting upon a street; provided that the owner may orient the building toward either street but once frontage
is established it shall be maintained.
LOT, INTERIOR: A lot other than a corner lot or reversed corner lot. (See section 10-2-4 of this chapter for diagram.)
LOT LINE: A property boundary line of any lot held in single or separate ownership; except, that where any portion of the lot extends
into the abutting street or alley, the lot line shall be deemed to be the street or alley line.
LOT LINE, FRONT: A lot line which abuts a street shall be the front lot line. For corner lots, the narrowest side of the lot fronting upon
a street shall be considered the front of the lot; provided that the owner may orient the building toward either street but once frontage
is established it shall be maintained.
LOT LINE, INTERIOR: A side lot line common with another lot.
LOT LINE, REAR: The rear lot line is the lot line or lot lines most nearly parallel to and more remote from the front lot line.
LOT LINE, SIDE: Lot lines other than front or rear lot lines are side lot lines.
LOT OF RECORD: A lot which is a part of a subdivision or a parcel of land described by deed and where both the map and the deed
were recorded in the office of the county recorder.
LOT, REVERSED CORNER: A corner lot, the rear of which abuts upon the side of another lot, whether across an alley or not. (See
section 10-2-4 of this chapter for diagram.)
LOT, THROUGH: A lot having frontage on two (2) parallel or approximately parallel streets, and which is not a corner lot. On a through
lot, both street lines shall be deemed front lot lines. (See section 10-2-4 of this chapter for diagram.)
LOT WIDTH: The mean horizontal distance between the side lot lines measured within the lot boundaries, or the minimum distance
between the side lot lines within the buildable area.
LOT, ZONING: A plot of ground made up of one or more parcels which are or may be occupied by a use, building or buildings,
including the yards and open spaces required by this title.
MANUFACTURER, FIREARMS AND AMMUNITION: Any person or entity in: a) the business of transporting, shipping and receiving
firearms and ammunition for the purpose of sale or distribution, b) selling firearms at wholesale or retail, c) repairing firearms or
making or fitting special barrels, stocks or trigger mechanisms to firearms and operating under the provisions of the applicable local,
State and Federal licenses.
MANUFACTURING ESTABLISHMENT: An establishment, the principal use of which is manufacturing, fabricating, processing,
assembly, repairing, storing, cleaning, servicing or testing of materials, goods or products.
MARINA: A facility for secure mooring of boats, including facilities for storage and repair of boats and sale of boating supplies and fuel.
MASSAGE ESTABLISHMENT: Any establishment having a source of income or compensation derived from the practice of "massage"
as defined in section 10 of the Massage Licensing Act7 and which has a fixed place of business where any person, firm, association or
corporation engages in or carries on any of the activities defined in title 3, chapter 9, "Massage Establishments", of this Code.
MEDICAL CANNABIS DISPENSING ORGANIZATION: A facility operated by an organization or business that is registered by the
Department of Financial and Professional Regulation to acquire medical cannabis from a registered cultivation center for the purpose
of dispensing cannabis, paraphernalia, or related supplies and educational materials to registered qualified patients in compliance with
the Compassionate Use of Medical Cannabis Pilot Program Act8.
MEDICAL CLINIC: An establishment where patients are admitted for special study and treatment by two (2) or more licensed
physicians or dentists and their professional associates, practicing medicine together.
MICROBREWERY OR BREWPUB: A restaurant-brewery that brews beer primarily for sale in the restaurant and/or bar and is
dispensed directly from the brewery's storage tanks. Total production capacity shall not exceed one hundred fifty five thousand
(155,000) gallons per calendar year. One U.S. barrel is equivalent to thirty one (31) gallons.
MICRODISTILLERY: A small scale artisan manufacturing business that blends, ferments, processes, packages, distributes and serves
alcoholic spirits on and off the premises and produces no more than fifteen thousand (15,000) gallons per calendar year on site. The
microdistillery facility may include an ancillary tasting room and retail component in which guests/customers may sample and purchase
the product. Off site distribution of the alcoholic beverages shall be consistent with State law.
MICROWINERY: Combination retail, wholesale and small scale artisan manufacturing business that blends, ferments, processes,
packages, distributes and serves wine for sale on or off site, and produces no more than one hundred thousand (100,000) gallons per
year. The microwinery facility may include an ancillary tasting room and retail component in which guests/customers may sample and
purchase the product. Off site distribution of the vinous beverages shall be consistent with State law.
MINIATURE GOLF COURSE: A novelty version of golf played with a putter and golf ball on a miniature course, typically theme
oriented with artificial playing surfaces and including obstacles such as bridges and tunnels.
MOBILE HOME: A manufactured home structure transportable in one or more sections, which in the traveling mode is eight (8) body
feet or more in width and forty (40) body feet or more in length or when erected on site is three hundred twenty (320) square feet or
more and which is built on a permanent chassis and designed to be used as a dwelling unit with or without a permanent foundation
when connected to the required utilities, and includes the plumbing, heating, air conditioning and electrical systems that may be
contained therein; except that such term shall include any structure that meets all the requirements of this definition except the size
requirements and with respect to which the manufacturer voluntarily files a certification required by the secretary (HUD) and complies
with the standards established under this title. For manufactured homes built prior to June 15, 1976, a label certifying compliance to
the standard for mobile homes, NFPA 501, in effect at the time of manufacture is required.
MOBILE HOME PARK: A lot, parcel or tract of land developed with facilities for accommodating two (2) or more mobile homes,
provided each mobile home contains a kitchen, flush toilet and shower or bath; and such park shall be for use only by nontransient
dwellers remaining continuously for more than one month, whether or not a charge is made. It shall not include a sales lot in which
automobiles or unoccupied mobile homes or other trailers are parked for the purpose of inspection or sale, except mobile homes
located on a site in the mobile home park which are occupied or vacant for not more than ninety (90) days after occupancy may be
sold or offered for sale.
MODULAR CONSTRUCTION: A structure not built on site, but which is placed on a permanent foundation and meets building code
requirements.
MOTELS, MOTOR LODGES, TOURIST COURTS: A group of attached or detached buildings containing individual sleeping units,
designed for or used temporarily by automobile tourists or transients, with garage attached or parking space conveniently located to
each unit, including auto courts, motels or motor lodges, but not including mobile homes.
MOTOR FREIGHT TERMINAL: A building in which freight, brought to said building by motor truck, is assembled and sorted for routing
in intrastate and interstate shipment by motor truck.
MOTOR VEHICLE: A passenger vehicle, truck, truck trailer, trailer or semitrailer propelled or drawn by mechanical power.
NONCONFORMING USE: Any building, structure or land lawfully occupied by use or lawfully established which does not conform to
the current regulations of the zoning ordinance.
NOXIOUS MATTER: Material which is capable of causing injury to living organisms by chemical reaction or is capable of causing
detrimental effects upon the physical, social or economic well being of human beings.
NURSERY: Retail business whose principal activity is the selling of plants and having outdoor storage, growing and/or display of
plants.
NURSING HOME: A home for the care of children or the aged or infirm, or a place of rest for those suffering bodily disorders, but not
including facilities for the treatment of sickness or injuries or for surgical care.
OCTAVE BAND: A means of dividing the range of sound frequencies into octaves in order to classify sound according to pitch.
OCTAVE BAND FILTER: An electrical frequency analyzer designed according to standards formulated by the American Standards
Association and used in conjunction with a sound level meter to take measurements in specific octave intervals. (American Standard
For Sound-Level Meters/ASA - no. 224.3 - 1944)
ODOR THRESHOLD: The lowest concentration of odorous matter in air that will produce an olfactory response in a human being.
Odor thresholds shall be determined in accordance with ASTM method D 1391-57, "Standard Method For Measurement Of Odor In
Atmospheres (Dilution Method)".
ODOROUS MATTER: Any material that produces an olfactory response among human beings.
OFFICE: A place, such as a building, room or suite, in which services, clerical work, professional duties or the like are carried out.
OPEN SALES LOT: Any land used or occupied for the purpose of buying and selling new or secondhand passenger cars or trucks,
motor scooters, motorcycles, boats, trailers, aircraft, monuments, etc., and for the storing of same prior to sale.
OUTDOOR MUSIC VENUE: A property where sound equipment is used to amplify sound that is not fully enclosed by permanent, solid
walls or roof.
PARAPET: An architectural feature of a building where that portion of an exterior wall extends above the roof deck.
PARKING AREA, PRIVATE: An open, hard surfaced area, other than a street or public way, designed, arranged and made available
for the storage of private passenger automobiles only of occupants of the building or buildings for which the parking area is developed
and is accessory.
PARKING AREA, PUBLIC: An open, hard surfaced area, other than a street or public way, intended to be used for the storage of
passenger automobiles and commercial vehicles under one and one-half (11/2) tons' capacity, and available to the public, whether for
compensation, free or as an accommodation to clients or customers.
PARKING SPACE, AUTOMOBILE: Space within a public or private parking area designed in conformance with section 10-16-3 of this
title, exclusive of access drives, or aisles, ramps, columns or office and work areas, for the storage of one passenger automobile or
commercial vehicle under one and one-half (11/2) tons' capacity.
PARKING STRUCTURE: An attached or detached structure that is fully or partially enclosed with one or more levels and is used
exclusively for the parking or storage of motor vehicles. This does not include private one-story garages for single-, two-, or multiple-
family residential uses. Parking structures may either be above or below grade.
PARTICULATE MATTER: Material which is suspended in or discharged into the atmosphere in finely divided form as a liquid or solid at
atmospheric pressure and temperature.
PARTY WALL: An interior wall of adjoining structures extending from its footing to the underside of the roof, and which separates and
is in common use by such adjoining structures.
PAWNBROKER/PAWNSHOP: Any person who lends money on deposit or pledge of personal property, or deals in the purchase of
personal property on condition of selling the same back at a stipulated price, or who publicly displays at his or her place of business
the sign generally used by pawnbrokers to denote the pawnbroker's business, or who publicly displays a sign which indicates, in
substance, a business on the premises which "loans money for personal property, or deposit or pledge". The business of a
pawnbroker shall not include the lending of money on deposit or pledge of title to property.
PERFORMANCE STANDARD: A criterion to control noise, odor, smoke, toxic or noxious matter, vibration, fire and explosive hazards,
or glare or heat generated by or inherent in uses of land or buildings.
PHILANTHROPIC INSTITUTION: Any building or group of buildings devoted to and supported by charity.
PLAN COMMISSION: The plan commission of the city of Yorkville.
PLANNED UNIT DEVELOPMENT: A tract of land which is developed as a unit under single ownership or control, which includes two
(2) or more principal buildings, and which is at least four (4) acres in area, except for planned developments operated by a municipal
corporation which shall be at least two (2) acres in area, and planned unit developments in manufacturing districts which shall be at
least ten (10) acres in area.
PORCH: A roofed over structure, projecting out from the wall or walls of a main structure and commonly open to the weather in part.
PREFERRED FREQUENCIES: A set of octave bands described by the band center frequency and standardized by the American
Standards Association in ASA standard N. S1.6-1960, "Preferred Frequencies For Acoustical Measurements".
PRINCIPAL USE: The main use of land or buildings as distinguished from a subordinate or accessory use.
PROFESSIONAL SERVICES: A business that offers any type of professional service to the public which requires, as a condition
precedent to the rendering of such service, the obtaining of a license or other legal authorization. By way of example, and without
limiting the generality of this definition, professional services include services rendered by certified public accountants, engineers,
chiropractors, dentists, physicians, podiatrists, architects, veterinarians, attorneys at law, physical therapists and insurance agents.
PUBLIC OPEN SPACE: Any publicly owned open area, including, but not limited to, the following: parks, playgrounds, forest
preserves, beaches, waterways, parkways and streets.
PUBLIC UTILITY: Any person, firm, corporation or municipal department duly authorized to furnish, under public regulation, to the
public, electricity, gas, steam, telephone, sewers, transportation or water.
RAILROAD PASSENGER STATION: A facility for the boarding of passengers and related ticketing sales and offices.
RAILROAD RIGHT OF WAY: A strip of land with tracks and auxiliary facilities for track operation, but not including depot loading
platforms, stations, train sheds, warehouses, car shops, car yards, locomotive shops, water towers, etc.
RECREATION CENTER: A building or structure used as a place of recreation, generally open to the public and designed to
accommodate and serve significant segments of the community.
RECREATIONAL CAMP - PRIVATE: An establishment consisting of permanent buildings used periodically by an association of
persons where seasonal accommodations for recreational purposes are provided only to the members of such association and not to
anyone who may apply.
RECREATIONAL VEHICLE: Any type of vehicle used primarily for recreational pleasure or bearing recreational vehicle registration
license plates. Examples include, but are not limited to, motor homes, boats, snowmobiles, and all-terrain vehicles.
REFUSE: All waste products resulting from human habitation, except sewage.
RELIGIOUS INSTITUTION, LARGE: A building, having four hundred (400) or more seats or larger than eight thousand (8,000) square
feet of total gross floor area, wherein persons regularly assemble for religious worship and which is maintained and controlled by a
religious body organized to sustain public worship, together with all accessory buildings and uses customarily associated with such
primary purpose. Includes church, synagogue, temple, mosque or other such place for worship and religious activities.
RELIGIOUS INSTITUTION, SMALL: A building, having four hundred (400) or fewer seats or no larger than eight thousand (8,000)
square feet of total gross floor area, wherein persons regularly assemble for religious worship and which is maintained and controlled
by a religious body organized to sustain public worship, together with all accessory buildings and uses customarily associated with
such primary purpose. Includes church, synagogue, temple, mosque or other such place for worship and religious activities.
RESALE DEALER: Any individual, firm, corporation or partnership engaged in the business of operating a business for profit which
buys, sells, possesses on consignment for sale or trades jewelry, stamps, audio-video equipment or any precious metals which may
have been previously owned by a consumer; or which derives more than thirty five percent (35%) of its gross receipts from the sale,
consignment for sale, pledge or trade of any goods, wares or merchandise which have previously been owned by a consumer,
including, but not limited to, furniture, appliances, clothing, automobile accessories, books or metals, whether in bulk or manufactured
state.
A. The term "resale dealer" shall include, but not be limited to, businesses commonly known as swapshop operators, stamp
dealers, coin dealers and jewelers that purchase and resell items from persons other than dealers and suppliers and engage in
disassembling, melting and otherwise altering jewelry. The term "resale dealer" shall not include pawnbrokers.
B. The fact that any business does any of the following acts shall be prima facie proof that such business is a resale dealer:
1. Advertise in any fashion that it buys or sells used items. Such advertisements shall include, but not be limited to, media
advertisements, websites, telephone listings, and signs whether in the exterior or interior of business.
2. Devotes a significant segment or section of the business premises to the purchase or sale of used items.
RESEARCH LABORATORY: A building or group of buildings in which are located facilities for scientific research, investigation, testing
or experimentation, but not facilities for the manufacture or sale of products, except as incidental to the main purpose of the laboratory.
RESIDENCE: The act or condition of residing or dwelling in a place.
REST HOME: See definition of Nursing Home.
RESTAURANT: Any land, building or part thereof where meals are provided for compensation, including a cafe, cafeteria, coffee shop,
lunchroom, drive-in stand, tearoom and dining room, and including the serving of alcoholic beverages when served with and incidental
to the serving of meals, where permitted.
RESTAURANT, CONVENIENCE: An establishment commonly referred to as "fast casual" dining with the following characteristics: a)
limited menu items are made to order and are prepared only upon request; b) food is either ordered and picked up at a counter or
served at the patron's table in a limited dine in area; and c) usually part of a chain or franchise establishment.
RESTAURANT, FAST FOOD: A quick service restaurant with the following characteristics: a) typically includes drive-through service;
b) limited menu items consisting of prepackaged or quickly prepared food items; c) food is ordered and picked up at a counter with no
table service provided; d) limited dine in area; and e) usually part of a chain or franchise establishment.
RETAIL STORE: A building or portion of a building providing area for the selling of new or used goods, wares, and merchandise
directly to the consumer for whom the goods are furnished.
RINGELMANN CHART: A chart which is described in the U.S. bureau of mines information circular 6888, and on which are illustrated
graduated shades of gray for use in estimating the light obscuring capacity of smoke.
RINGELMANN NUMBER: The number of the area on the Ringelmann chart that coincides most nearly with the visual density of
smoke emission.
ROADSIDE STAND: A temporary structure which is used solely for the display or sale of farm produce and related materials. No
roadside stand shall be more than three hundred (300) square feet in ground area and there shall be no more than one (1) roadside
stand on any one (1) premises.
ROADWAY: That portion of a street which is used or intended to be used for the travel of motor vehicles.
RUNWAY: A strip or area of pavement used exclusively for the landing and taking off of aircraft, or for the movement of vehicles
incidental to such use.
SALVAGE YARD: An open area where waste, scrap metal, paper, rags or similar materials are bought, sold, exchanged, stored, baled,
packed, disassembled or handled, including auto, farm implements and machinery, and building wrecking yards, but excluding similar
uses taking place entirely within a completely enclosed building.
SCHOOL: Elementary, high school or college, public or private, or nonprofit junior college, college or university, other than trade,
commercial and business schools, including instructional and recreational uses, with or without living quarters, dining rooms,
restaurants, heating plants and other incidental facilities for students, teachers and employees. These schools typically contain an
auditorium, gymnasium, cafeteria, or other recreational facilities.
SEMI-TRUCK: A tractor unit which is used to tow or move semi-trailers. A semi-truck typically has two (2) or three (3) axles and is built
for hauling large amounts of products, goods, and heavy machinery.
SEMI-TRUCK REPAIR: Engine rebuilding or major reconditioning of worn or damaged semi-trucks; collision service, including body,
frame or fender straightening or repair and painting including incidentals repairs, replacement of parts and motor service to semi-
trucks.
SETBACK: The minimum distance maintained between a street right-of-way and the nearest supporting member of any structure on
the lot, except where otherwise regulated in this title.
SETBACK, ESTABLISHED: When forty percent (40%) or more of the lots fronting on one (1) side of a street within a block are
improved, the existing setbacks of such improved lots shall be the "established setback" for determining the depth of the required front
yards for the remainder of the lots along such street frontage, as regulated in this title.
SETBACK LINE, BUILDING: See definition of building setback line.
SHOOTING GALLERY/GUN RANGE, INDOOR: An enclosed facility, public or private, specifically for the purpose of providing a place
in which to discharge various types of firearms, shoot air guns and/or archery equipment at designated targets and designed to
contain all projectiles fired within the confines of the building. Auxiliary training and instructional classroom facilities may also be
provided, as well as ancillary retail sales of firearms, ammunition and associated products upon proof of applicable local, State and
Federal licensure.
SKATING RINK: An establishment that provides facilities for participant skating.
SMOKE: Small gasborne particles other than water that form a visible plume in the air.
SMOKE UNIT: The number obtained by multiplying the smoke density in Ringelmann numbers by the time of emission in minutes. For
the purpose of this chart, Ringelmann density reading is made at least once every minute during the period of observation; each
reading is then multiplied by the time in minutes during which it is observed, and the various products are added together to give the
total number of smoke units observed during the total period under observation.
SOUND LEVEL METER: An electronic instrument which includes a microphone, an amplifier and an output meter which measures
noise and sound pressure levels in a specified manner. It may be used with the octave band analyzer that permits measuring the
sound pressure level in discrete octave bands.
SOUND PRESSURE LEVEL: The intensity of a sound measured in decibels mathematically described as twenty (20) times the
logarithm to the base-10 of the ratio of the pressure of the sound to a reference pressure of 0.0002 microbar.
STABLE, PRIVATE: Any building which is located on a lot on which a dwelling is located and which is designed, arranged, used or
intended to be used for housing horses for the private use of occupants of the dwelling.
STABLE, PUBLIC (RIDING OR BOARDING STABLE): A building and grounds which are designed, arranged, used or intended to be
used for the storage, boarding or breeding of horses, including accessory uses which may include riding and horsemanship
instructions and the hire of riding horses.
STACKING REQUIREMENTS: The number of cars that must be accommodated in a reservoir space while awaiting ingress or egress
to specified business or service establishments.
STADIUM: Any facility, building, corral, arena, or structure of any kind designed for use as either a sports facility (including animal
sports, i.e., rodeos, horseraces, etc.), entertainment facility, whether for profit or not, where activities are to be undertaken generally for
the entertainment of others. Said description includes ball fields, when any type of structure is involved, skating rinks, racetracks,
football or soccer fields, softball fields, gymnasiums, swimming facilities, music halls, theaters, stages or any other type of field or
facility.
STORY: That portion of a building included between the surface of any floor and the surface of the floor above it, or if there is no floor
above, then the space between the floor and ceiling next above it. Any portion of a story exceeding fourteen feet (14') in height shall
be considered as an additional story for each fourteen feet (14') or fraction thereof.
STORY, HALF: That portion of a building under a gable, hip or mansard roof, the wall plates of which on at least two (2) opposite
exterior walls are not more than four and one-half feet (41/2') above the finished floor of each story. In the case of one-family dwellings,
two-family dwellings and multiple-family dwellings less than three (3) stories in height, a half story in a sloping roof shall not be
counted as a story for the purpose of this title. In the case of multiple-family dwellings three (3) or more stories in height, a half story
shall be counted as a story.
STREET: A way other than an alley which affords a primary means of access to abutting property.
STREET LINE: A line separating an abutting lot, piece or parcel from a street.
STRUCTURAL ALTERATIONS: Any change other than incidental repairs which would prolong the life of the supporting members of a
building or structure such as bearing walls, columns, beams and girders.
STRUCTURE: Anything constructed or erected which requires location on the ground or is attached to something having location on
the ground.
TATTOO AND BODY PIERCING ESTABLISHMENTS: Any establishment which performs or provides services for tattooing and/or
body piercing as defined in title 3, chapter 10 of this code.
TAVERN OR LOUNGE: A building where liquors are sold to be consumed on the premises, but not including restaurants where the
principal business is serving food.
TAXICAB BUSINESS: A service that offers transportation in passenger automobiles and vans to persons in return for remuneration.
The business may include facilities for servicing, repair, and fueling the taxicabs or vans.
TERRACE, OPEN: A level and rather narrow plane or platform which, for the purpose of this title, is located adjacent to one or more
faces of the principal structure and which is constructed not more than four feet (4') in height above the average level of the adjoining
ground.
THEATER: A structure used for dramatic, operatic, motion pictures for admission to which money is received. Such establishments
may include related services such as food and beverage sales and other concessions.
TITLE: Reference to "title" herein shall be construed to be the Yorkville zoning ordinance.
TOXIC MATERIALS: Substances (liquid, solid or gaseous) which are inherently harmful and likely to destroy life or impair health or
capable of causing injury to the well being of persons or damage to property.
TRAILER: A vehicle without motive power, designed to be towed by another vehicle but not designed for human occupancy and which
may include a utility trailer, boat trailer, horse trailer or cargo trailer.
TRAILER, CAMPING: A trailer designed and constructed for temporary dwelling purposes which does not contain built in sanitary
facilities and has a gross floor area of less than one hundred thirty (130) square feet.
TRAILER HOUSE OR MOBILE HOME: See definition of Mobile Home.
TRAILER, TRAVEL: A trailer designed and constructed for dwelling purposes which may contain cooking, sanitary and electrical
facilities and has a gross floor area of one hundred thirty (130) square feet or more but less than three hundred twenty (320) square
feet.
TREATMENT CENTER: One or more buildings designed and used for the medical and surgical diagnosis and treatment. This
definition excludes hospitals and nursing homes.
TRUCK AND TRAILER RENTAL: Leasing or renting of trucks and trailers, including incidental parking and servicing of vehicles for
rent or lease.
TRUCK STORAGE YARD: Any land used or intended to be used for the storage or parking of trucks, trailers, tractors, and including
commercial vehicles, while not loading or unloading, and which exceed one and one-half (11/2) tons in capacity.
USABLE OPEN SPACE: Ground area of a lot, landscaping and recreational facilities may qualify as usable open space provided that it
is an area unobstructed from the ground to the sky and which:
A. Is not devoted to public or private roadways or driveways and off street parking and loading;
B. Is accessible and available only to occupants of dwelling units on the premises, except balconies;
C. Is not covered by buildings, except not more than five percent (5%) of the required open space may be recreational facilities
enclosed within a building for the use of occupants of the dwelling units on the premises;
D. Has not less than ten feet (10') at its narrowest dimension between either a lot line and an area not qualifying as usable open
space; and
E. Is developed, landscaped and maintained suitable for pedestrian, recreational and leisure use.
USE: The purpose for which land or a building thereon is designed, arranged or intended, or for which it is occupied or maintained, let
or leased.
USE, LAWFUL: The use of any building, structure or land that conforms with all of the regulations of this title and which conforms with
all of the codes, ordinances and other legal requirements as existing when the structure or land is being examined.
USE, NONCONFORMING: See definition of Nonconforming Use.
USE, PERMITTED: Any use which is or may be lawfully established in a particular district or districts, provided it conforms with all
requirements, regulations, and when applicable, performance standards of this title for the district in which such use is located.
USE, PRINCIPAL: The dominant use of land or buildings as distinguished from a subordinate or accessory use.
USE, SPECIAL: A use that has unusual operational, physical or other characteristics that may be different from those of the
predominant permitted uses in a district, but which is a use that complements and is otherwise, or can be made, compatible with the
intended overall development within a district. Compliance with special standards not necessarily applicable to other permitted or
conditional uses in the district shall be required as regulated in this title.
VACANT LAND: A lot or parcel of land on which no improvements or structures have been constructed or actively used for any land
use purpose.
VIBRATION: The periodic displacement, measured in inches, of earth at designated frequency cycles per second.
WAREHOUSE: A structure, part thereof, or an area used principally for the storage of goods and merchandise for wholesale or
distribution, excluding bulk storage of materials that are inflammable or explosive or that present hazards.
YARD: An open area on a lot which is unobstructed from its lowest level to the sky, except as otherwise provided in this title.
YARD, FRONT: A yard extending along the full width of a front lot line between the side lot lines, and has a depth between the front lot
line and the front yard line.
YARD, INTERIOR SIDE: A side yard which adjoins another lot or an alley separating such side yard from another lot.
YARD LINE: A line in a lot that is parallel to the lot line along which the applicable yard extends and which is not nearer to such lot line
at any point than the required depth or width of the applicable yard. A building, structure or other obstruction shall not encroach into
the area between the "yard line" and such adjacent lot line, except for such permitted obstructions in yards as are set forth in this title.
(See section 10-2-4 of this chapter for diagram.)
YARD, REAR: A yard extending along the width of the rear lot line between the side lot lines, and from the rear lot line to the rear yard
line in depth.
YARD, SIDE: A yard extending along the length of a side lot line between the rear yard line and front yard line, from the side yard line
to the side lot line in width.
YARD, SIDE - ADJOINING A STREET: A yard which is bounded by the front lot line, side yard adjoining a street line and rear lot line.
YARD, TRANSITIONAL: A yard that must be provided on a lot in a business district which adjoins a lot in a residential district as a
buffer and subject to regulations provided in the landscape ordinance.
ZONE: A "district", as defined in this section.
ZONING BOARD OF APPEALS: See title 2, chapter 2 of this Code. (Ord. 2014-73, 11-25-2014; amd. Ord. 2015-32, 6-9-2015; Ord.
2016-35, 4-26-2016; Ord. 2017-02, 1-24-2017; Ord. 2017-32, 5-23-2017; Ord. 2019-08, 1-29-2019)
10-2-4: DIAGRAMS:
BUILDING HEIGHTS
Flat Building Height
Gable Building Height
Gambrel Building Height
Hip Building Height
Mansard Building Height
YARD AND BUILDING LINES
FLOOR AREA RATIO
TYPES OF LOTS
(Ord. 2014-73, 11-25-2014)
10-3-3: LOT AREA AND DIMENSIONS:
A. Contiguous Parcels: When two (2) or more parcels of land, each of which lacks adequate area and
dimension to qualify for a permitted use under the requirements of the use district in which they are
located, are contiguous and are held in one ownership, they shall be used as one zoning lot for
such use.
B. Lots Or Parcels Of Land Of Record: Any single lot or parcel of land held in one ownership which
was of record at the effective date hereof that does not meet the requirements for minimum lot
width and area may be utilized for a permitted use; provided, that yards, courts or usable open
spaces are not less than seventy five percent (75%) of the minimum required dimensions or areas,
except as provided in section 10-15-5 of this title. (Ord. 2014-73, 11-25-2014)
10-3-4: NUMBER OF BUILDINGS ON A ZONING LOT:
Except in the case of a planned unit development, not more than one principal detached residential or
commercial building shall be located on a zoning lot, nor shall a principal detached residential or
commercial building be located on the same zoning lot with any other principal building. (Ord. 2014-
73, 11-25-2014)
10-3-5: ACCESSORY BUILDINGS AND STRUCTURES:
A. Enumeration: Permitted accessory buildings and structures shall include: sheds; toolrooms; similar
buildings or structures for domestic or agricultural storage; gazebos; greenhouses; playground
equipment; pools; recreational courts; playhouses; stables; garages and parking structures. Refer
to section 10-3-12, table 10.03.01, "Permitted Accessory Buildings, Structures And Obstructions",
of this chapter.
B. Location: No part of any accessory building or structure shall be located closer than five feet (5')
from any side or rear property line. No accessory building or structure shall be closer than ten feet
(10') to any main building or closer to the public way than the principal building on the lot.
C. Time Of Construction: No accessory building or structure with a connected water supply shall be
constructed on any lot prior to the start of construction of the principal building to which it is
accessory.
D. Height Of Accessory Buildings Or Structures In Required Rear Yards: No accessory building or
structure or portion thereof located in a required rear yard shall exceed fifteen feet (15') in height.
E. On Reversed Corner Lots: On a reversed corner lot in a residence district and within fifteen feet
(15') of any adjacent property to the rear in a residence district, no accessory building or structure
or portion thereof located in a required rear yard shall be closer to the side lot line abutting the
street than a distance equal to sixty percent (60%) of the least depth which would be required
under this title for the front yard on such adjacent property to the rear. Further, in the above
instance, no such accessory building or structure shall be located within five feet (5') of any part of
a rear lot line which coincides with a side lot line or portion thereof of property in a residence
district. (Ord. 2014-73, 11-25-2014)
10-3-12: PERMITTED ACCESSORY BUILDINGS, STRUCTURES AND
OBSTRUCTIONS:
TABLE 10.03.01
PERMITTED ACCESSORY BUILDINGS, STRUCTURES AND OBSTRUCTIONS
Key:
P = Permitted
- = Not permitted
Building, Structure
Or Obstruction
Required Yards
All
Required
Yards
Required
Front
Yards
Required
Rear
Yards
Required
Side
Yards
Open terraces and decks1 P P P P
Awnings and canopies2 P P P P
Steps3 P P P P
Chimneys4 P P P P
Arbors and trellises P P P P
Landscaping P P P P
Flagpoles P P P P
Fences5 P P P P
One-story bay windows6 - P - -
Ornamental light standards - P - P
Overhanging eaves and gutters6 - P P P7
Enclosed, attached or detached off street
parking
- - P -
Open off street parking - - P -
Accessory buildings and structures - - P -
Balconies, breezeways, open porches and one-
story bay windows6
- - P -
Recreational equipment and clotheslines/racks
- - P -
Air conditioning units8 - - - P
Notes:
1. Not over 4 feet above the average level of the adjoining ground but not including a permanently
roofed over terrace or porch.
2. Adjoining a principal structure not exceeding 3 feet or less into required yard.
3. 4 feet or less above grade which are necessary for access to zoning lot from a street or alley.
4. Projecting 18 inches or less into the yard.
5. Fences shall not extend beyond the front plane of the building facade.
6. Projecting 3 feet or less into the yard.
7. Projecting into a required yard for a distance not exceeding 40 percent of the required yard width,
but in no case exceeding 30 inches.
8. For a distance not exceeding 10 percent of the required yard width, but in no case exceeding 12
inches.
(Ord. 2014-73, 11-25-2014)
PUBLIC NOTICE OF A HEARING BEFORE
THE UNITED CITY OF YORKVILLE
PLANNING AND ZONING COMMISION
PZC 2019-18
NOTICE IS HEREWITH GIVEN THAT the United City of Yorkville, Kendall
County, Illinois, petitioner, is proposing a text amendment to two Chapters of the
United City of Yorkville Zoning Ordinance including “Chapter 2: Definitions” and
“Chapter 3: General Zoning Provisions.” The amendment to Chapter 2 revises the
definition for a “Zoning Lot” to include contiguous parcels under single ownership.
The Chapter 3 amendment will provide that accessory buildings or uses located on
a contiguous zoning lot which have an existing primary structure and is under single
ownership, are permitted, as long as the building or use is located within the rear,
corner or side yard setback as stipulated in the zoning ordinance for that district.
NOTICE IS HEREWITH GIVEN THAT the Planning and Zoning Commission for
the United City of Yorkville will conduct a public hearing at a meeting on said
amendments on Wednesday, July 10, 2019 at 7 p.m. at the Yorkville City Hall,
located at 800 Game Farm Road, Yorkville, Illinois 60560.
The public hearing may be continued from time to time to dates certain without
further notice being published.
All interested parties are invited to attend the public hearing and will be given an
opportunity to be heard. Any written comments should be addressed to the United
City of Yorkville Community Development Department, City Hall, 800 Game Farm
Road, Yorkville, Illinois, and will be accepted up to the date of the public hearing.
By order of the Corporate Authorities of the United City of Yorkville, Kendall
County, Illinois.
LISA PICKERING
City Clerk
Ordinance No. 2019-____
Page 1
Ordinance No. 2019-_____
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS, AMENDING SECTION 10-3-5-B: LOCATION AND SECTION 10-3-5-C:
TIME OF CONSTRUCTION REGARDING ACCESSORY BUILDINGS AND
STRUCTURES OF THE YORKVILLE ZONING ORDINANCE AND SECTION 10-3-3-
A: CONTIGUOUS PARCELS TO PERMIT ACCESSORY BUILDINGS AND
STRUCTURES TO BE BUILT ON CONTIGUOUS LOTS UNDER SINGLE
OWNERSHIP
WHEREAS, the United City of Yorkville (the “City”) is a duly organized and validly
existing non home-rule municipality created in accordance with the Constitution of the State of
Illinois of 1970 and the laws of the State; and,
WHEREAS, pursuant to Section 10-4-10 of the Yorkville Zoning Ordinance the City
may initiate amendments to the Yorkville Zoning Ordinance; and,
WHEREAS, the City filed seeking an amendment to the Yorkville Zoning Ordinance to
permit accessory building and structures to be built on contiguous lots under single ownership
under certain provisions; and,
WHEREAS, the Planning and Zoning Commission convened and held a public hearing
on July 10, 2019, to consider the request and made recommendations to the City Council to
approve the requested text amendments.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the
United City of Yorkville, Kendall County, Illinois, as follows:
Section 1: The above recitals are incorporated and made a part of this Ordinance.
Section 2: That Section 10-2-3, Definitions, of the United City of Yorkville Zoning
Ordinance of the Yorkville City Code is hereby amended by revising the definition for “Lot,
Zoning” to read as follows:
“LOT, ZONING: A plot of ground made up of one or more contiguous parcels which are
under single ownership and may be occupied by a use, building or buildings, including
the yards and open spaces required by this title.”
Section 3: That Section 10-3-5, Accessory Buildings and Structures, of the United City
of Yorkville Zoning Ordinance of the Yorkville City Code is hereby amended to read as follows:
“B. Location. No part of any accessory building or structure shall be located closer than
five feet (5’) from any side or rear property line of a zoning lot. No accessory building or
structure shall be closer than ten feet (10’) to any main building or closer to the public
way than the principal building on any zoning lot.
Ordinance No. 2019-____
Page 2
C. Time of Construction: No accessory building or structure with a connected water
supply shall be constructed on any zoning lot prior to the start of construction of the
principal building to which it is accessory, or as provided in section 10-3-3 of this title for
contiguous parcels.”
Section 4: That Section 10-3-3 of the United City of Yorkville Zoning Ordinance of the
Yorkville City Code be and is hereby amended to read as follows:
“A. Contiguous Parcels: When two (2) or more parcels of land, each of which lacks
adequate area and dimension to qualify for a permitted use under the requirements of the
use district in which they are located, are contiguous and are held in one ownership, they
shall be used as one zoning lot for such use. Further, no more than one (1) accessory
structure or building may be located on a zoning lot consisting of two (2) or more parcels
of contiguous land under single ownership is permitted when a principle building exists,
and the accessory structure or building is located within the rear, corner or side yard
setback as stipulated in the zoning ordinance for that district. Sidewalks and parkway
trees will be required prior to the issuance of an accessory structure which requires a
building permit.”
Section 5: This Ordinance shall be in full force and effect after its passage, publication,
and approval as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois, this
_____ day of __________________, 2019.
_____________________________
City Clerk
KEN KOCH ________ DAN TRANSIER ________
JACKIE MILSCHEWSKI ________ ARDEN JOE PLOCHER ________
CHRIS FUNKHOUSER ________ JOEL FRIEDERS ________
SEAVER TARULIS ________ JASON PETERSON ________
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
_____ day of ___________________, 2019.
____________________________________
Mayor
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
Old Business #1
Tracking Number
EDC 2019-23
Downtown Form Based Code and Master Streetscape Plan
Economic Development Committee – July 2, 2019
Additional Revisions per Committee
Vote
Feedback
Revisions proposed for the downtown overlay district Streetscape Masterplan and
Form-Based Code documents
Krysti J. Barksdale-Noble, AICP Community Development
Name Department
6-4-19
SUMMARY:
Additional review and discussion of the proposed final draft of the Yorkville Downtown Overlay District
Plan consisting of a Streetscape Master Plan and Form-Based Code.
BACKGROUND:
As you may recall, the final draft of the Yorkville Downtown Overlay District Plan was presented
at the May 14, 2019 City Council meeting for its first reading prior to adoption. A presentation of the
highlights of the Streetscape Master Plan and the Form-Based Code for the overlay district was given at
that meeting by the consultant, Doug Farr of Farr & Associates. The plans are intended to establish the
broader guidance for street character and development opportunities within the downtown which can be
facilitated through public capital improvement projects and private redevelopment.
Over the course of 18-months, beginning in January 2018, the consultant and staff hosted a
project website; conducted two (2) public workshops; previewed a draft plan at a committee meeting;
held a public open house; and had a public hearing before the Planning and Zoning Commission; all to
gather input and solicit feedback on the various drafts of the plan. All feedback received during this time
was incorporated into the plan. A formal recommendation for adoption was made by the Planning and
Zoning Commission on April 10, 2019.
At the May 14th meeting, staff received comments from members of the City Council regarding
two (2) matters in the plan related to street treatment recommendations and the misidentification of parcel
ownership in the Streetscape Master Plan. Following that meeting, on June 4, 2019, staff received
additional comments during the Economic Development Committee meeting regarding certain aspects of
the Streetscape Masterplan, specifically the curb treatment for ‘B” Street Residential areas and the
proposed overhead catenary lighting on Van Emmon Street. Subsequent written comments from
Alderman Funkhouser regarding the Streetscape Masterplan and the Form-Based Code were also
provided via email on June 6, 2019.
Staff was asked to address these comments and provide additional alternative options to the
catenary overhead lights on Van Emmon Street and bring back to the committee for further discussion.
COMMENTS & PROPOSED REVISIONS:
Below is a summary of the comments received by Alderman Funkhouser and how they have been
addressed:
Streetscape Master Plan
Page Comment Correction
Page 3 Addition of Aldermen names under
Acknowledgements
Staff has added the names of Aldermen (current
and former), Planning and Zoning
Commissioners and current Mayor.
Memorandum
To: Economic Development Department
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Jason Engberg, Senior Planner
Date: June 6, 2019
Subject: Downtown Form Based Code and Streetscape Master Plan
2
Page 5 Does not like the red text on gray
background. The text has been revised to white.
Page 15 The location of the tree covers up the
mural. Noted.
Page 18
Numbers and text does not line up.
Figure 20 – gravel parking is not
permitted.
Numbers and text have been aligned.
Image of Figure 20 was not suggesting parking
would be permitted on gravel, but the area
between the railroad tracks and spur (refer to #6
identified on page 19 under “Hydraulic Street
Near Term”) be visually enhanced with a well-
maintained gravel surface.
Page 27
Removal of lights over Van Emmon
Street and possibly placing over just
pedestrian way.
Overhead catenary lights have been removed
from plan.
Page 29
Removal of lights over Van Emmon
Street and possibly placing over just
pedestrian way.
Notation that the orange triangular area
labeled “Gateway Landscape/Signage”
was not public property.
Overhead catenary lights have been removed
from plan.
Area identified in plan as “Gateway
Landscape/Signage” was a reference to the
previously City Council approved landscape hill
project. Area is owned by IDOT but allowed to
be landscaped and maintained by the City upon
approval from IDOT.
Page 38 Recommends a concrete ribbon for Figure
54 instead of gravel street apron.
Staff has made the requested change per direction
from the EDC at the June 4, 2019 meeting.
Page 39 Recommends Figure 57 illustrate the
concrete curb ribbon.
Staff has made the requested change per direction
from the EDC at the June 4, 2019 meeting.
Page 54 Denote parcels for public, park, etc. This map only reflects the existing zoning
classification for each subdivided parcel.
Page 58
Missing existing Clark Park parcel north
of river.
Extension of bridge to Clark Park?
Bridge over canoe crossing?
Noted and revised.
Extension of bridge crossings identified on
“Parks and Proposed Trail Networks” was taken
from the City Council approved 2009 Yorkville
Integrated Transportation Plan (ITP). See
attached Exhibit F – Downtown Study Area
Analysis of the Yorkville ITP.
Page 62
Private ownership label of Van Emmon
Activity Center should be revised.
Why are some parcels highlighted and
others not?
Staff has made the requested change per direction
from the EDC at the June 4, 2019 meeting.
The parcels highlighted are those that fall within
the territory of the identified commercial core of
the downtown.
Page 65 Continuance of the railroad right-of-way
color (orange) to the eastside of IL 47. Noted and revised.
3
Formed-Based Code
Page Comment Correction
Page 2 Addition of Aldermen names under
Acknowledgements
Staff has added the names of Aldermen (current
and former), Planning and Zoning
Commissioners and current Mayor
Page 4
Section 10-21-1-F-2 Deviations,
requested second sentence be revised to
read “The Community Development
Director” instead of “The Director”.
Noted and revised.
Page 12
Section 10-21-2-B, requested the phrase
“agricultural relics” be revised using
different wording.
Sentence has been revised to “Hydraulic Street
features short, utilitarian buildings as well as an
inoperable grain elevator, that create an eclectic
mix of land uses and character.”
Page 13
Remove overhead lighting in Figure 10-
21-2C (1). Van Emmon Street (Long
Term)
Noted and revised.
Page 14 Revise pedestrian facilities to indicate a 5’
sidewalk rather than a 4’ sidewalk. Noted and revised.
Page 15
Add foot (‘) symbol behind 26 in
Pavement Width.
No gravel edge in “B” Street- Residential
District.
Noted and revised.
Noted.
Page 18
Under “Key” of Figure 10-21-3A (1).
Yorkville Code Permitted Uses How to,
add “special” to “Requires Use Permit”.
Noted and revised.
Page 19
Recommends “Amphitheater” be revised
to be a “Special Use” rather than
“Permitted with Development Standards”.
Recommends “Outdoor Storage of
Goods” be revised from “Permitted with
Development Standards” to “Special
Use”.
Noted and revised.
Staff still recommends this accessory use remain
permitted with special development standards, as
this is consistent with the current code
regulations found in Section 10-3-11: Outdoor
Displays.
www.sterlingcodifiers.com/Yorkville,IL:10-3-11
Page 20 Section 10-21-3-C, insert the word
‘Special” in front of “Use Requirements”
Noted. However, these are standards for all use
types, not just for special uses. Staff recommends
no change.
Page 22
Recommends “Amphitheater” be revised
to be a “Special Use” rather than
“Permitted with Development Standards”.
Recommends “Outdoor Storage of
Goods” be revised from “Permitted with
Development Standards” to “Special
Use”.
Noted and revised.
Staff still recommends this accessory use remain
permitted with special development standards, as
this is consistent with the current code
regulations found in Section 10-3-11: Outdoor
Displays.
www.sterlingcodifiers.com/Yorkville,IL:10-3-11
4
STAFF COMMENTS:
Staff feels that the attached revised Streetscape Masterplan and Form-Based Code has addressed
the comments/feedback provided at the June 5, 2019 Economic Development Committee meeting and the
subsequent comments provided by Alderman Funkhouser. No other comments have been forwarded to
staff by the City Administrator of any other requested revisions.
Regarding the overhead catenary lights originally recommended in the Streetscape Masterplan,
staff has not proposed any alternative downtown gateway element based upon feedback at the June
Economic Development Committee meeting. Although the overhead lights were the most popular of all
gateway elements presented as part of an online survey (40% out of nearly 500 survey responses), staff
felt the other gateway features were just as expensive or required continued maintenance. We welcome
any additional feedback you may have on the latest attached revised documents and will be available to
answer any questions.
ATTACHMENTS:
1. Draft Revised Yorkville Streetscape Master Plan
2. Draft Revised Yorkville Downtown Form-Based Code
3. Exhibit F – Downtown Study Area Analysis of the 2009 Yorkville Integrated Transportation Plan
4. Draft Ordinances
Streetscape Master Plan
YORKVILLE
Downtown Overlay District
Yorkville, Illinois
Downtown
Yorkville
3Table of Contents
Appendix
Bridge Street
Introduction
Streetscape Master Plan
Hydraulic Street
Van Emmon Street
‘B’ Street
p. 52
p. 10
p. 18
p. 34
p. 06
p. 26
p. 04
Table of
Contents
United City of Yorkville
Farr Associates
Former Mayor Gary J. Golinski
Bart Olson, City Administrator
Erin Willrett, Assistant City Administrator
Krysti Barksdale-Noble, Community Development Director
Jason Engberg, Senior Planner
Eric Dhuse, Public Works Director
Lisa Pickering, City Clerk
Richard T. Hart, Chief of Police
Tim Evans, Director of Parks and Recreation
Brad Sanderson, EEI, Engineering Consultant
Acknowledgements
City Council
Mayor John Purcell
Joel Frieders, Alderman
Chris Funkhouser, Alderman
Ken Koch, Alderman
Jacquelyn Milschewski, Alderman
Jason Peterson, Alderman
Arden Joe Plocher, Alderman
Seaver Tarulis, Alderman
Daniel Transier, Alderman
Planning and Zoning Commissioners
Randy Harker, Chairman
Reagan Goins, Commissioner
Debra Horaz, Commissioner
Don Marcum, Commissioner
Jeff Olson, Commissioner
Richard Vinyard, Commissioner
Daniel Williams, Commissioner
4 Yorkville Downtown Overlay District
A streetscape master plan provides guidance for the
direction and character of future street related capital
improvement projects. As downtown Yorkville continues
to evolve, so too should its streets and public spaces to
support the changing land uses over time. Downtown has
experienced multiple moments of transition over the years,
but recently, downtown has experienced a renaissance
of sorts with desirable new restaurants and small local
businesses occupying existing structures. An improved Fox
River-oriented park and other recreational amenities add
another layer to downtown’s assets.
Introduction
At its heart, Yorkville is a small-town on a sleepy river with
residents committed to improving the quality of the city for
all. What better place to start than improving a downtown
that should be the center of the community, where events,
festivals, and family gatherings take place regularly. The
streets of downtown Yorkville should be the armature that
supports these functions and helps contribute to building
community and quality of life.
Streetscape Master Plan 5
Downtown Overlay District
Streetscape Master Plan
Hydraulic Street
Street Type Classification
Bridge Street
Van Emmon Street
‘B’ Street
Wayfinding and Signage
General Streetscape Guidance
p. 16
p. 24
p. 40
p. 42
p. 10
p. 32
p. 08
6 Yorkville Downtown Overlay District
Streetscape
Master Plan
Because downtown Yorkville needs one. Investors and
property owners interested in improving their downtown
assets may think twice if they do not sense a commitment
from the City. The downtown TIF I was certainly an effort
to encourage redevelopment within downtown and TIF
II is an added incentive for owners to invest; however,
the lack of an inspiring plan that presents future capital
improvement priorities for the City leaves much to be
desired. This streetscape master plan is intended to get
people excited about the potential of downtown. Knowing
that improvements are in the pipeline, investors can get out
in front and establish a presence prior to downtown realizing
its full potential.
A streetscape master plan’s focus is on the public realm -
most notably the streets, furnishing zones, and sidewalks.
It helps to establish what role each street will play moving
forward. For example, it establishes which streets are ‘A’
Streets; meaning a street that should be accompanied by
building frontages, glazing, signage, and activity. They are the
Why a Streetscape Master Plan?
streets that residents come to downtown to stroll along and
enjoy a sunny Saturday afternoon. Alternatively, a ‘B’ Street
supports the ‘A’ Street. Parking access, sides of buildings,
and service oriented functions should be accessed off ‘B’
Streets. Like ‘A’ Streets, they are critical to the functioning
successes of places we love. Accommodating both within
downtown, while defining which is which, can help property
owners prioritize where their future front entry is located or
where that new café tenant should face.
Downtown was identified as a primary concern in the 2016
Yorkville Comprehensive Plan for good reason. Despite its
current downfalls, downtown contains exciting assets to
build upon. Restaurants, old buildings packed with potential,
plenty of infill and redevelopment opportunities, and a
fantastic recreational amenity in the Fox River, all bode well
for the future of downtown. This plan demonstrates some of
the strategies the City can implement to pave the way for the
future of downtown.
Figure 1 - Bridge Street (Farr Associates)
Streetscape Master Plan 7
The streetscape master plan is structured to complement
the Downtown Yorkville Form-Based Code. Form-based
codes (FBC) are land development regulations that seek to
produce predictable built results that prioritize building form
over building use as a distinguishing factor. Often times, a
regulatory zone or framework is applied at the block level,
much like zoning, where parcels fall into a specific FBC
classification.
The Downtown Yorkville Form-Based Code uses the street
types as a regulatory framework. The parcels that front a
specific street type identified in this plan use that street type
as the underlying FBC classification. If a parcel fronts more
than one street, the FBC articulates the process of discerning
which FBC zone takes precedent. The FBC includes further
instruction on how to identify a parcel, determine the
underlying regulatory zone, and easily interpret the zone’s
requirements for redevelopment.
The streetscape master plan brings a visual interpretation of
what form and character future capital improvements will
exhibit. Though the streetscape master plan and the FBC are
intended to be stand-alone documents, they are coordinated
efforts that provide layers of detail to collectively envision
the future of downtown Yorkville.
The series of diagrams on the right is from the Form-Based
Codes Institute (FBCI) and meant to visualize the physical
consequences that stem from conventional zoning (top),
conventional zoning with supporting design guidelines
(middle), and form-based codes (right). Standards that
prioritize form over use have the capabilities of encouraging
a more fine-grained outcome.
Conventional Zoning (FBCI)
Zoning Design Guidelines (FBCI)
Form-Based Codes (FBCI)
Providing Framework for the FBC
8 Yorkville Downtown Overlay District
The following street types represent what will be the
guiding framework for the form-based code (FBC) parcel
classifications. Parcels fronting their respective street type
should follow the form-based guidelines outlined in the
Downtown Yorkville Form-Based Code. The different street
types are
• 'A' Streets
• Bridge Street
• Hydraulic Street
• Van Emmon
• 'B' Streets
Street Type Classification
Street Type
Classification
Figure 3 - Hydraulic Street (Google Maps)Figure 2 - Bridge Street (Google Maps)
Figure 5 - Main Street (Google Maps)Figure 4 - Van Emmon Street (Google Maps)
These street types are represented on the following
pages with the existing condition, proposed near-term
improvements, and proposed long-term vision. The street
types are represented at typical segments along key
stretches; therefore, minor variations will occur where
applicable.
This Streetscape Master Plan is intended to envision the
character and role each street contributes to the future
of downtown Yorkville and does not represent finalized
landscape and construction details.
Street Type Classification 0’75’150’300’
F o x R i v e r
S Bridge StreetN Bridge StreetE Fox Street
W Ridge Street
W Madison Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetState StreetHeustis StreetKey
Bridge Street
Hydraulic Street
Van Emmon Street
‘B’ Street
‘B’ Street - Residential
Streetscape Master Plan 9
10 Yorkville Downtown Overlay District
Bridge Street, between Hydraulic Street to the north and
Van Emmon Street to the south, was clearly the historic
downtown core of Yorkville. Though this stretch is only one
block long, it retains much of the scale and character of the
past. Bridge Street was historically a two travel-lane street
with parallel parking on either side to serve the businesses.
Traffic became congested, since Bridge Street (IL 47) is the
main truck route through Yorkville. The Illinois Department
of Transportation (IDOT) studied widening the street along
with other improvements to alleviate the congestion. Many
years after the initial plan of a five-lane Bridge Street, the
proposal was finally taken to construction. Yorkville residents
were anxious to speed up flow through a downtown long
removed from representing the heart of the community.
Since the IDOT improvements, the commercial viability of the
businesses were challenged. Travel lanes replaced parallel
parking and concrete barriers were placed between street
and sidewalk. The combination of road widening, increased
speed, lack of parallel parking, and other factors drove many
of the primary building entries around to the backs of the
Bridge Street buildings. The increased speeds and lack of
pedestrian traffic along Bridge Street have effectively drained
downtown of any potential for vitality. Residents have
mixed opinions about the impacts of IDOT’s improvements;
however, it is clear that the term “improvements” may not
be the correct expression for Bridge Street’s new character.
This stretch of Bridge Street may be considered the gateway
into downtown Yorkville and retains potential to become the
iconic stretch that helps draw people into local businesses
and displays an attractive image that represents the people
of Yorkville.
Figure 6 - Bridge Street Facades (Farr Associates)
Figure 7 - Bridge Street Blank Wall (Farr Associates)
Figure 8 - Bridge Street Sidewalk/Barrier (Farr Associates)
IDOT’s Improvements
Bridge Street
(Existing)
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Streetscape Master Plan 11
Bridge Street (Existing)
12 Yorkville Downtown Overlay District
Figure 9 - Wall Mural (Philly Magazine)
Figure 5 - Outdoor Restaurant Seating (Pictures Boss)
Bridge Street
(Near-Term)
Meaningful measures to display an image of vitality and
interest can be taken with a cost sensitive approach. For
example, instead of temporarily narrowing traffic lanes or
tearing down the now important concrete barriers flanking
Bridge Street; beautification strategies might include
painting the concrete barriers and hand rails with a custom
design or painting large iconic murals on the blank downtown
building walls. Each of these interventions could contribute
to the overall character of downtown and play a dual role of
encouraging vehicular and pedestrian traffic to be cautious
and slow down.
Because this segment of Bridge Street is such an important
gateway for the City, concentrating multiple interventions
on this location within the greater downtown should take
priority over other streets and locations. Drivers would
recognize that downtown could be worth visiting. The larger
scale of these proposed interventions caters to the car,
because it is in this brief moment that downtown has to
attract the attention of passersby.
Painted Crosswalks
Paving Texture or Material Change
Public Art/Sculpture
Painted Light Poles
Outdoor Restaurant Seating
Entry Landscape Improvements
Seasonal Banners
Painted Bridge Street Barrier/Railing
Yorkville Entry Wall Mural
Tactical Interventions
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Streetscape Master Plan 13
Figure 11 - Painted Concrete Barrier (NYC Parks)Figure 12 - Public Art / Sculpture (Designboom)
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Bridge Street (Near-Term)
14 Yorkville Downtown Overlay District
The existing Bridge Street right-of-way affords very little
flexibility for major improvements; however, that does not
preclude meaningful upgrades from happening. Squeezing
in improvements where possible, such as: the addition of
seasonal banners to the light poles; repaving the sidewalks
with high-quality and interesting materials for pedestrians; or
replacing the damaged handrail with a feature handrail that
may be an art installation; can make a surprisingly dramatic
impact for both drivers and pedestrians. Additionally, if the
buildings better engage the sidewalks through accessible
entrances, signage, and outdoor seating options, this would
improve this highly visible stretch of downtown Yorkville.
A reduction in lane width on Bridge street, which would
require a reclassification from IDOT to remove its truck route
status, is not currently an option. Therefore, a five-lane
street will likely be the long-term reality.
It will be critical for the City to address the perception
issues with Bridge Street through near-term solutions that
may last many years. Near-term strategies can add value to
downtown Yorkville through amplified crosswalks, branding
and wayfinding elements, visible outdoor seating, and much
more.
Figure 13 - Improved, Feature Handrail (Hype Science)
Figure 14 - Seasonal Banners (Farr Associates)
Figure 15 - Improved Sidewalk Pavement (California DOT)
Minor Upgrades Go a Long Way
Bridge Street
(Long-Term)
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Streetscape Master Plan 15
Bridge Street (Long-Term)
Outdoor Seating
Emphasized Crosswalks
Landscape Buffer
Improved Intersection
Yorkville MuralRestriped Parking 5-Lane Streetscape
Paving Improvements
16 Yorkville Downtown Overlay District
Hydraulic Street includes complex conditions, such as utility
poles landing in the street; a tapering right-of-way that
narrows from west to east; and an active freight rail line that
runs parallel to the street surface within the right-of-way.
Because it runs parallel to the Fox River, there are multiple
access and view corridors that connect pedestrians on
Hydraulic Street to one of Yorkville’s most important assets.
The freight rail line tracks are immediately adjacent to the
southern edge of the street. This proximity could be a safety
issue; however, during the citizen engagement events,
residents did not voice much concern over the rail, except
the noise complaints and potential for trains to back up traffic
along Bridge Street. Though only one rail company utilizes
the line, it is important to the natural gas industry because
it accesses select sand used for the fracking process. Any
expectations of the rail line closure are unrealistic, at least in
the near-term. The active rail line will remain something that
any redesign plans, current or future, must address.
Hydraulic Street features a unique industrial character as a
result of the rail and adjacent buildings and uses. The short,
utilitarian buildings, as well as agricultural relics, such as
the grain elevator, create an eclectic mix of land uses and
character. Multiple popular businesses and parks exist
along Hydraulic Street, and the existing character seems to
support these types of businesses. As improvements occur
to make Hydraulic Street a more attractive, safe, and usable
street, a respect for its industrial past and present should be
retained.
Figure 16 - Hydraulic Street (Farr Associates)
Figure 17 - Hydraulic Street (Farr Associates)
Figure 18 - Inactive Grain Elevator (Farr Associates)
Unique Industrial Character
Hydraulic Street
(Existing)
Hydraulic Street (Existing)
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Streetscape Master Plan 17
18 Yorkville Downtown Overlay District
Hydraulic Street character will remain unique and interesting
with or without planning interventions. The low traffic
counts and limited number of businesses that currently front
onto Hydraulic Street suggest that a lower level of resources
should be placed in its near-term improvements.
However, a few key improvements that help support the
current businesses should be prioritized. This could include
allowing outdoor seating areas either in the parking lots or
at the edge of the street and sidewalks; painting the existing
light poles with unique artwork; adding seasonal banners
to the existing light poles; and improving the rear facade
of Bridge Street, as this has effectively become the primary
entry to many of those businesses. The rear facade of the
Bridge Street buildings is highly visible since no structures
currently exist to obscure mid-block views.
Additionally, moveable planters with trees and other
vegetation could bring life, shade, and color to an otherwise
utilitarian Hydraulic Street.
Painted Light Poles
Seasonal Banners
Outdoor Restaurant Seating
Temporary Tree Planters
Painted Crosswalks
Maintain Gravel Between Tracks
Bridge Street Rear Facade Improvements
Street Surface Lane Striping
Figure 19 - Painted Light Pole (Tops Images)
Figure 20 - Well Maintained Gravel Surface (Dare Inc.)
Tactical Interventions
Hydraulic Street
(Near-Term)
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Streetscape Master Plan 19
Figure21 - Rear Facade Lighting and Signage (House St. Clair)Figure22 - Outdoor Restaurant Seating (South Milwaukee)
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20 Yorkville Downtown Overlay District
The unique qualities of Hydraulic Street with its irregular
street section, limited traffic count, paralleling of the Fox
River, and already funky, casual character lends itself well
to becoming a woonerf, or “shared street”. This long-term
vision would allow Hydraulic Street to be closed down for
festivals or events between the current driveway aligning
with the rear entrances of the Bridge Street buildings and
Heustis or Mill Street. Circulation around the block would
still be possible through the use of a “slip lane” or access lane
that would run along the south edge of the railroad tracks in
order to access future redevelopment on those parcels.
Hydraulic Street could take on a unique design such
as permeable pavers to add character and stormwater
management benefits. Being adjacent to the Fox River,
an effort to minimize stormwater runoff and encourage
percolation would be an environmentally conscious solution.
Continuous pavers spanning between vehicular travel areas
and traditional pedestrian areas would effectively blur the
line between pedestrian and car right-of-way. This would
encourage slow moving traffic on non-event days when
Hydraulic Street is open, and add an attractive frontage for
the businesses along Hydraulic Street.
A shared street deserves a custom design. When City budget
is allocated towards Hydraulic Street capital improvements,
an emphasis should be placed on hiring highly-qualified
landscape architects experienced in right-of-way redesign.
Figure 23 - Chicane Plantings (NACTO)
Figure 24 - Funky Outdoor Seating (Asik Site)
Figure 25 - Shared Street (Ithaca College)
Conversion to a Shared Street
Hydraulic Street
(Long-Term)
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Streetscape Master Plan 21
Outdoor Seating
Shared Street
Landscape Frontage
Visitor Parking
Slip Lane
Mixed-use Redevelopment
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As previously mentioned, a shared street should blur
the lines between vehicle and pedestrian zones. Subtle
changes to paving materials and the use of planters, street
furnishings, and markings can define where cars should or
should not drive. Since Hydraulic Street runs parallel with
the Fox River, a street section that sheet flows stormwater
into a continuous drainage channel within paving change
is an example of integrated street design. These site design
details are important, as this will become a major downtown
event location.
Hydraulic Street Shared Street
Paving Texture or Material Change
Chicane Planting Beds
Maintain Existing Distance from Tracks
Raised Planting Beds
Planter Seating Ledge
Continuous Drainage Channel on One Side
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Figure 26 - Hydraulic Street Diagram (Farr Associates)
Streetscape Master Plan 23
Figure 27 - Paving Texture Change (Site Design Group)
Figure 28 - Raised Intersection (NACTO)
Figure 29 - Planter Seating Ledge (Transform KC)
Subtle paving details, such as a change in material, texture,
or orientation, contribute interest to the pedestrian
environment. Minor variations can help make a design
unique to a specific location and help brand the place.
Paving details may be used to delineate where vehicles are
allowed to drive or park. These variations may help inform
the location of custom street furniture, emphasize locations
for tree plantings and signage locations, or simply add
aesthetic appeal.
Shared streets typically have vehicular travel routes and
parking at the same elevation as a sidewalk. This means
that the street section will not have its typical curb and
gutter condition and will also need to reconcile where a
regular street meets the woonerf. Raised intersections and
crosswalks commonly feature short ramp transition zones to
raise travel lanes to the desired shared height. The transition
zones can also help alert drivers that they are entering a
special area and a heightened awareness for pedestrians is
necessary.
A custom street design can include custom street planters
and seating. In the instance of a shared street, raised planters
made of a durable material could house low plantings and
street trees; accommodate one or multiple built in seating
ledges; and play a role in vehicular circulation by delineating
the travel lanes, narrowing travel lanes to encourage slower
travel speeds, or creating chicanes that slow-traffic to a
greater degree.
Material Contrast
Street to Woonerf Transition
Planter Seating Ledge
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24 Yorkville Downtown Overlay District
Traveling east from downtown Yorkville, Van Emmon Street
eventually becomes Van Emmon Road and meets Route 71,
which connects Yorkville with Oswego. Van Emmon Street
acts as the second gateway into downtown, particularly at its
intersection with Bridge Street. Recently, buildings have been
torn down along Van Emmon Street and the expectation of
future redevelopment is not unreasonable.
The approach traveling west into downtown along Van
Emmon does not best represent Yorkville. Vegetation
overgrowth between Mill Street and Heustis Street; an
imbalanced street section of residential buildings with
parking in front; a concrete retaining wall; and multiple
“missing teeth” in the urban fabric leave much to be desired.
Additionally, the intersection of Van Emmon Street and
Bridge Street is not particularly inspiring, as each corner
does not activate the intersection. Businesses are making an
effort at providing visible programming at the intersection,
but improvements are needed to establish the cohesive
image the downtown Yorkville deserves.
Van Emmon Street west of Bridge Street has a different
character. It generally becomes more residential after the
first half block. Naturally, the street section abruptly adjusts
as it enters the neighborhood.
Figure 30 - View West Down Van Emmon Street (Google)
Figure 31 - View West Down Van Emmon Street (Google)
Figure 32 - View West Down Van Emmon Street (Google
Downtown’s Second Gateway
Van Emmon Street
(Existing)
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60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’ Slip Lane
Streetscape Master Plan 25
Van Emmon Street (Existing)
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26 Yorkville Downtown Overlay District
Figure 33 - Landscape Beautification (Cedrus Landscaping)
Figure 34 - Painted Grain Elevator (News OK)
Tactical Interventions
Van Emmon Street
(Near-Term)
Interventions should be focused at the intersection of Van
Emmon Street and Bridge Street. Businesses on either
side of the intersection are already considering providing
outdoor seating options, which would add visible energy
to the downtown when approaching from the south. This is
a positive direction and can be amplified with the removal
of parking spaces to construct a temporary or permanent
parklet, providing a canopy or other form of weather
protection, or introducing outdoor space heaters to extend
seating months.
This intersection is also the primary crossing for pedestrians
and vehicles moving between the east and west sides of
Bridge Street due to traffic signalization and pedestrian
crossing indicators. Painting the crosswalk and intersection
would be an opportunity to brand downtown, enhance
safety and visibility for crossing pedestrians, and draw
attention to its businesses.
In addition to intersection treatments, the southwest corner
of the intersection could be used for signage that greets
residents and visitors traveling into downtown. Plans are
already underway to improve the County Courthouse slope.
County Courthouse Landscape Beautification
Gateway Monument Signage
Painted Crosswalks
Painted Intersection
Parklet
Temporary Street Trees
Outdoor Seating
Painted Grain Elevator
Painted Bridge Street Barrier/Railing
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Streetscape Master Plan 27
Van Emmon Street (Near-Term)
Figure 35 - Temporary Street Trees (ASLA)Figure 36 - Painted Crosswalk (Broward Palm Beach)
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28 Yorkville Downtown Overlay District
Van Emmon Street should be beautiful to establish a first
impression to visitors, particularly east of Bridge Street. The
mix of topography and building forms can be challenging
when the desired outcome is a pleasant street; however, the
asymmetry can be accommodated through careful design
considerations.
A primary consideration should include where stormwater
is flowing. With elevated parcels on the south edge of Van
Emmon Street, surface water will flow towards the street
and sidewalk. Utilizing rain gardens that temporarily store
rainwater before discharge or percolation and/or using
permeable pavers that allow water to dissipate through the
parking surface, are ways to accommodate the increased
runoff. Also helping with stormwater, street trees should
be planted on either side of the approach from the east to
create a block long gateway when driving into Yorkville from
Oswego.
Downtown branding elements, such as seasonal banners and
wayfinding signage, can add to the cohesion of downtown.
The historic Kendall County Courthouse slope can act as a
gateway feature incorporating signage, or some other built
element, to establish a four-sided Van Emmon and Bridge
Street intersect. These improvements could be completed in
the near-term with the expectation that they would remain
as other capital improvements take place.
Figure 37 - Stormwater Streetscape (novitalas.com)
Figure 38 - Intersection Improvements (PicSnaper)
Figure 39 - Permable Parking Pavers (Village of Shorewood)
Greeting Visitors with Beauty
Van Emmon Street
(Long-Term)
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D O W N T O W N YORKVILLE
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10’ 12’12’
10’ 12’ 8’8’5’5’12’
13’13’ 6’6’
12’
4’
4’4’13’13’ 2’2’11’11’
14’12’ 12’18’
12’ 12’8’8’ 8’
23’23’4’4’6’
6’
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6’4’22’16’2’12’8’8’
6’10’10’Varies
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72’
72’60’
50’ - 60’
50’ - 60’
60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’ Slip Lane
Streetscape Master Plan 29
Van Emmon Street (Long-Term)
Outdoor Seating
Emphasized Crosswalks
Painted Grain Elevator
Improved Intersection
Gateway Landscape/Signage
Restriped Parking
Restriped ParkingGateway Beautification
30 Yorkville Downtown Overlay District
Bulb-outs typically narrow roadways to direct traffic,
slow speeds down, expand the sidewalk, or simply
accommodate plantings. Integrating bulb-outs that also
perform stormwater management functions, would be an
attractive design feature along Van Emmon Street. Bulb-out
curbs should be slotted, or notched with openings, to allow
surface stormwater to enter and exit the planting zone of
the bulb-out.
Stormwater Bulb-Outs
Figure 40 - Stormwater Bulb-Out (Toni Best)
Figure 41 - Rain Garden (Vava)
Figure 42 - Permeable Pavers (Terran Capital)
Stormwater rain gardens could be used to improve runoff
quality and provide detention for significant storm events.
Like bulb-outs, they can accommodate a variety of planting
types and should have inlets allowing water to flow in and
out from the street. Trees and a variety of plantings that
provide color and texture would add to the beautification of
Van Emmon Street.
Tying designs back to other streets within downtown, Van
Emmon Street could feature open grid permeable pavers
that both define the parking areas and increase stormwater
capacity. Coordinating pavers between Van Emmon Street,
Hydraulic Street, and any other location they are used in
the greater downtown would support a cohesive design and
branding language.
Sidewalk Rain Gardens
Permeable Parking Pavers
2
4
5
Streetscape Master Plan 31
Figure 43 - Van Emmon Street Diagram (Farr Associates)
Van Emmon Street can represent Yorkville’s demonstration of
a sustainable street section. The right-of-way width provides
plenty of flexibility for a two-lane street. Additionally, the
asymmetrical street section that has a higher elevation
on one side is an ideal candidate to display sustainable
stormwater strategies.
Sustainable Street Section
Slotted Curbs
Stormwater Bulb-Out Planter
Parallel Parking
Rain Garden Planter
Permeable Pavers
1
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32 Yorkville Downtown Overlay District
One of the most charming aspects of Yorkville, is the historic,
small-town character inherent in the City’s streets and
buildings. These streets may have narrow or no sidewalks,
are often curbless, and exhibit a casual feel that may
slightly change between each individual property. Many of
these streets are both the front door and driveway access
to homes and buildings. These types of streets that serve
buildings through parking and service access are vital to the
functionality of the neighborhoods.
Around downtown the north/south streets that run parallel
with Bridge Street act as ‘B’ Streets. These streets that
feature a small-town character should continue to support
the downtown uses, as well as provide a framework for
future development to take place.
Because future development will likely be limited, to an
extent, and single-family homes exist immediately adjacent
to the downtown blocks, the ‘B’ Streets should maintain a
small-town character that aligns with many future uses but
does not negatively affect existing single-family homes.
Figure 44 - View North Down Main Street (Google)
Figure 45 - View North Down Main Street (Google)
Figure 46 - View North Down Main Street (Google)
Small-Town Character
‘B’ Street
(Existing)
D O W N T O W N YORKVILLED O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE D O W N T O W N YORKVILLE
10’ 12’12’
10’ 12’ 8’8’5’5’12’
13’13’ 6’6’
12’
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4’4’13’13’ 2’2’11’11’
14’12’ 12’18’
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23’23’4’4’6’
6’
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6’4’22’16’2’12’8’8’
6’10’10’Varies
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72’
72’60’
50’ - 60’
50’ - 60’
60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’ Slip Lane
Streetscape Master Plan 33
‘B’ Street (Existing)
4
6
34 Yorkville Downtown Overlay District
Figure 47 - River Access Signage (Google)
Figure 48 - Road Resurfacing (Decatur Daily)
Figure 49 - View Towards Water (Google)
Tactical Interventions
‘B’ Street
(Near-Term)
The ‘B’ Streets should be less of an investment priority. They
receive less of the pedestrian and vehicular traffic compared
to Bridge Street, Hydraulic Street, and Van Emmon Street.
It is imporant that they play a supporting role, but resource
allocation should be minimal.
Ensuring sidewalk continuity and basic maintenance should
be the City's top priority. Having overgrown landscape
shoulders, missing and poorly maintained portions of the
sidewalks, and poor road surfacing are examples of issues
that should be addressed. Downtown’s ‘B’ Streets should be
eligible for resurfacing and landscape maintenance.
One unique aspect of downtown’s ‘B’ Streets, which
primarily run north/south, is how they terminate into the Fox
River. Each of these moments where drivers and pedestrians
can look down the street and have a visual connection to
the river is an opportunity that should be taken advantage
of by implementing such measures as prohibiting parking,
providing an active or focal point of interest, and trimming
back overgrown vegetation to reveal the water.
Added Crosswalks Towards River
Roadside Swale Improvements
Additional Street Trees
River Access Signage
Public Art/Sculpture at Main Street Terminus
Trim Vegetation for View Towards Water
1
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Streetscape Master Plan 35
‘B’ Street (Near-Term)
Figure 50 - Basic Roadside Swale (NACTO)
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36 Yorkville Downtown Overlay District
As streets are rebuilt to support a changing downtown, it
will remain important to minimize impact on the pleasant,
historic character of the surrounding neighborhood. Careful
design consideration to not over-correct the ‘B’ Streets
should be maintained. Community members have expressed
how they value the small-town character that brought many
of them to Yorkville, or kept them there, in the first place.
Roadside swales can be used to both direct and detain
stormwater. Plantings can include a mixture of City
contributions and resident contributions. This will allow
the property owner to make some customizations to the
extension of their front lawn. For example, small wooden
bridges might connect the street with the sidewalk to their
front door. These small customizations add to the character
that already exists.
Small details can make these streets more attractive, such
as having a curbless intersection that allows stormwater
runoff to enter the roadside swales. The edge of the
street pavement can be a gravel transition that delineates
between travel lane and shoulder. Trees could be planted
irregularly or even provided by the property owners from
an approved landscape palette. Sidewalks should be narrow,
but continuous to have minimal impact while providing
maximum connectivity.
Figure 51 - Roadside Swale (Green Infrastructure Digest)
Figure 52 - Roadside Swale (Mithun)
Figure 53 - Roadside Swale (IPFS)
Redefining Small Town Streets
‘B’ Street
(Long-Term)
River Access
D O W N T O W N YORKVILLED O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE D O W N T O W N YORKVILLE
10’ 12’12’
10’ 12’ 8’8’5’5’12’
13’13’ 6’6’
12’
4’
4’4’13’13’ 2’2’11’11’
14’12’ 12’18’
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23’23’4’4’6’
6’
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6’4’22’16’2’12’8’8’
6’10’10’Varies
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72’
72’60’
50’ - 60’
50’ - 60’
60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’ Slip Lane
Streetscape Master Plan 37
‘B’ Street (Long-Term)
Emphasized Crosswalks
Boat Launch
River Views
Landscape Buffer
Restriped Parking
‘B’ Street
6
4
38 Yorkville Downtown Overlay District
Figure 54 - Rolled Concrete Apron (Specify Concrete)
Figure 55 - Personalized Swale (City of Seattle)
Figure 56 - Bridge Over Swale (Chesapeake Dock)
Fitting with the character, roadside swales are often seen
along rural or small-town streets or highways. They can
take many forms and be aesthetically pleasing or simply
utilitarian. They help detain and direct stormwater runoff
from the roadway and provide a layer of buffer between
sidewalk and street. Swales can be personalized by adjacent
property owners or fully planted and maintained by the City.
Small pedestrian bridges can connect the street to sidewalk
at each property. Each can take on a slightly different design
language or be required to adhere to set design guidelines.
These bridges could be a unique contribution to a ‘B’ Street
that features minimal design qualities.
Roadside Swales
Over-Swale Pedestrian Bridges
Curbless streets often become unkempt with grass, weeds
and dirt loosely defining the edge between roadway and
shoulder. To maintain visual tidiness, a 18”-24" concrete curb
ribbon may be used to transition from roadway to landscape.
This straight curb type is often used along roads to prevent
vehicles from crossing over into a pedestrian walkway or any
outdoor landscaped area and provides a barrier between
the roadway and amenity zone.
Concrete Curb Ribbon Apron 6
Streetscape Master Plan 39
Each component from street, to swale, to narrow residential
sidewalk works together to maintain a small town feel. No
improvements should look over-engineered or oversized on
Yorkville’s quaint neighborhood streets. These ‘B’ Streets
should feel like a place where kids can play in the street and
parents can take a quiet nighttime stroll.
Maintaining Small Town Charm
Resurfaced Travel Lane
Flood Tolerant Street Trees
Continuous Swale Along N/S Streets
Bridge Over Swale
Private Property
Concrete Curb Ribbon Apron
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Figure 57 - ‘B’ Street Diagram (Farr Associates)
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FRONT VIEW SIDE VIEW
ALUMINUM SIGN STIFFENER
MOUNTING HARDWARE
EXISTING LIGHT POLE
1/8” ALUMINUM ACCENT
1/8” ALUMINUM ACCENT
1/8” ALUMINUM FIELD (RED)
1/8” ALUMINUM “Y” (CREAM)
1/8” ALUMINUM BORDER (CREAM)
3M CREAM VINYL
4.5” LETTERING
1/8” ALUMINUM PANEL
W/ MAP PAINTED FINISHES
3M CREAM VINYL
3.75” LETTERING
4'-0"
5'-10"
9'-0"
DOWNTOWN YORKVILLE
COUNTY
COURTHOUSE
CITY HALL
RIVERFRONT
PARK
FRONT VIEW SIDE VIEW
ALUMINUM SIGN STIFFENER
MOUNTING HARDWARE
EXISTING LIGHT POLE
3'-9"
4'-0"
10'-0"
1/8” ALUMINUM ACCENT
1/8” ALUMINUM ACCENT
1/8” ALUMINUM FIELD (RED)
1/8” ALUMINUM “RIVER/BRIDGE” (CREAM)
1/8” ALUMINUM BORDER (CREAM)
3M WHITE VINYL4.5” LETTERING
1/8” ALUMINUM PANEL
W/ MAP PAINTED FINISHES
DOWNTOWN YORKVILLE
PPUBLIC
PARKING
40 Yorkville Downtown Overlay District
Cohesive Downtown Signage
Downtown Signage
and Wayfinding
Effectively navigating downtown is one of the major elements
to be improved. For example, there is currently sufficient
parking to accommodate patrons of the downtown uses;
however, that parking is dispersed unevenly throughout
downtown and is difficult to locate unless you are familiar
with the area. Situations, such as no left turns allowed at
the Bridge Street and Hydraulic Street intersection, make it
difficult to navigate if a turn is missed and an opportunity to
redirect is not obvious.
One way to help alleviate this problem is through providing
downtown signage. This signage can make a statement and
solidify a cohesive brand and image for the area as a whole.
From signage to banners or emblems, consistent, beautiful
signage shows visitors that the city cares about providing an
inviting user experience.
Wayfinding Sign Directional Sign
DOWNTOWN YORKVILLE
YORKVILLE
HOMETOWN
DAYS
FESTIVAL
FRIDAY
AUG. 31 -
SUNDAY
SEP. 02
5:00p-9:00p
DOWNTOWN YORKVILLE
YORKVILLE
RIVER
FEST
FRIDAY
JUL. 13 -
SATURDAY
JUL. 14
5:00p-10:00p
SIDE VIEW
5"
8'-6"
DOWNTOWN YORKVILLE
FRONT VIEW
5'-5"
3'-6"
3” DIA. TAPCO POLE
TAPCO DECORATIVE FINIALS
TAPCO DECORATIVE BASE
2”X2” SQUARE ALUMINUM TUBING
MOUNTING BRACKETS
ENCLOSED LOCKING CABINET W/
CHANGEABLE GRAPHIC
(INFORMATION BOX TO BE ILLUMINATED W/
WHITE SLOAN LEDS)
CAM LOCK
CUSTOM FABRICATED ALUMINUM CABINET
W/ MAP PAINTED FINISH
3M WHITE VINYL
5.5” LETTERING
1/8” ALUMINUM FIELD (RED)
1/8” ALUMINUM “RIVER/BRIDGE” (CREAM)
1/8” ALUMINUM BORDER (CREAM)
Streetscape Master Plan 41
DOWNTOWN YORKVILLE
YORKVILLE
HOMETOWN
DAYS
FESTIVAL
FRIDAY
AUG. 31 -
SUNDAY
SEP. 02
5:00p-9:00p
DOWNTOWN YORKVILLE
YORKVILLE
RIVER
FEST
FRIDAY
JUL. 13 -
SATURDAY
JUL. 14
5:00p-10:00p
Information Kiosk
Seasonal Banners
42 Yorkville Downtown Overlay District
Starting with three different wayfinding sign types: (1) an
informational kiosk; (2) pole mounted directional signage;
and (3) branded wayfinding signage; Yorkville can make a
near-term impact on how users navigate the area.
Informational kiosks can house either rotating or stationary
content, such as maps, historic markers, or recreational
programming. Maps can help pedestrians identify where
they are in relation to other nearby destinations and help
them discover new places to explore. These kiosks will be
sidewalk mounted and cater to the pedestrian over vehicles.
Directional signage is most effectively mounted on the
existing light poles in locations that help drivers know when
to turn for parking or riverfront access. The directional
signage should have a specific purpose of getting someone
from point A to point B. Though these signs should be pole
mounted and high enough to be visible for passing cars, they
should also be easily visible to pedestrians.
As with each type of sign, wayfinding signage should be
both branded and informative, letting users know that
they are located in the proper area or neighborhood and
provide markers for points of interest. Points of interest
within downtown Yorkville may include specific restaurants,
the historic Kendall County Courthouse, County offices,
Bicentennial Riverfront Park, and public parking lots.
Figure 58 - Informational Kiosk (Trans Associates)
Figure 59 - Directional Signage (Flickr)
Figure 60 - Branded Wayfinding Signage (Google)
Downtown Wayfinding
0’75’150’300’
F o x R i v e r
S Bridge StreetN Bridge StreetE Fox Street
W Ridge Street
W Madison Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetState StreetHeustis StreetKey
Kiosk
Parking
Wayfinding
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P
Streetscape Master Plan 43
Downtown Signage
44 Yorkville Downtown Overlay District
Lighting is a key component of walkability, as it lends itself to
creating a more safe environment for pedestrians. There are
several streets where street lighting exists, but the lighting
is inconsistent and is not always human-scaled. Lighting
in the downtown can serve multiple functions, including
branding the area, creating more vibrancy, and increasing
safe conditions for residents and visitors. The increase
and consistency of lighting gives people a sense of street
character and trust of what is to come, and encourages
walking and biking.
Nancy Clanton of Clanton & Associates has provided
lighting best-practices for municipalities by creating some
“dos and don’ts” for street and facade lighting. In general,
well-designed lighting strategies should not only light the
area, but take into account all view angles while creating a
beautiful ambiance without glare and annoyance. The list on
page 45 expands on Nancy Clanton’s strategies.
High color temperature (CCT) light sources have the highest
concentration of blue light. Many municipalities are limiting
the CCT of their street and pedestrian lighting to 3000K or
less which is similar to the color of the setting sun. Dimming
or turning off lighting is another strategy to reduce over-
lighting an area.
Ideally, light sources should change color over the course of
the evening and into the late night. Blue light will enhance
visibility during the rush hour, but as vehicular and pedestrian
traffic decreases at night, the spectrum can minimize blue
light and switch to the red range.
Implement Lighting Best Practices
Lighting
Strategies
Figure 61 - Street Lighting “Do” (American City and County)
Figure 62 - Building Lighting “Do” (Houzz)
Figure 63 - Public Space Lighting “Do” (Google)
Streetscape Master Plan 45
Figure 64 - Street Lighting “Don’t” (Farr Associates)
Figure 65 - Building Lighting “Don’t” (Farr Associates)
Figure 66 - Public Space Lighting “Don’t” (Google)
Street Lighting
• Light sidewalks and streets appropriately for the
neighborhood and explicitly where needed
• Use low-glare streetlights
• Minimize uplight of all kinds (cobra lights, etc.)
Building Lighting
• Mount light at the top of facades and aim inward
• Emphasize architectural features such as columns and
arches using beam distributions
• Use warm-colored, dim light
Public Space Lighting
• Define the space with lighting of a consistent type and
brightness
• Dimly light the features where people gather: seating
areas, outdoor dining, public parks and plazas
Street Lighting
• Use streetlights to light yards and private property
• Overlight
• Use high-glare streetlights
Building Lighting
• Aim across a visual path with a floodlight
• Aim up a façade
• Overlight
• Select glaring luminaries
Public Space Lighting
• Light individual elements unless they are features
• Flood the public space with heavy lighting
• Appear messy and unorganized
• Include multiple types of lighting accomplishing the
same goal
Lighting “Dos”
Lighting “Don’ts”
46 Yorkville Downtown Overlay District
It is widely understood that stormwater runoff from roofs,
pavement, and other urban surfaces are contributing to
water body degradation and flooding. Minimizing this impact,
particularly in urban contexts, is often difficult because of
the amount of land dedicated to dense buildings, supportive
surface parking lots, and wide streets with generous
sidewalks; however, there are strategies to accommodate
both the urban and green infrastructure solutions.
Yorkville has been a settlement for a long time - even longer
than many other cities and villages in the greater Chicago
area. The Fox River was the main reason for locating Yorkville
where it is today, so taking measures to preserve the water
quality, beauty, and function of the river should be a priority.
The City has old stormwater infrastructure, so removing
some of the burden would help to lengthen its useful life.
As capital improvements occur, there is an opportunity to
do two things: 1) updated the stormwater infrastructure and
2) construct green infrastructure in the public rights-of-way
to reduce potential negative impacts of storm surges and
surface runoff degradation the Fox River. Strategies such as
rain gardens, bioswales on the sloped streets, or even green
roofs could all contribute to beauty and utility.
Green Infrastructure
Stormwater
Management
Figure 67 - Residential Rain Garden (Metro Blooms)
Figure 68 - Rain Garden Off Curbless Street (Prairie Rivers)
Figure 69 - Rain Garden Signage (City of Springfield, MO)
Green infrastructure is not familiar to everyone, so these
can be excellent educational opportunities for the public.
Signage and story-telling of why the City is placing rain
gardens next to sidewalks and bioswales cascading down
slopes could encourage residents to invest in doing the same
on their properties. Additionally, the City could incentivize
rain gardens or rain water cisterns for private residences to
minimize negative impacts on natural resources and reduce
flooding.
Signage Encouraging Awareness
Streetscape Master Plan 47
Permeable paving products, such as porous asphalt and
concrete, as well as permeable pavers allow water to pass
through the surface and into a stone storage layer below.
The water stored in the stone layer either infiltrates into the
soil below or is slowly released to a sewer or other drainage
system to reduce stormwater runoff volumes and rates.
Sediment, metals, and organic compounds are filtered and/
or biologically treated as the runoff moves through and is
stored in the system.
Properly designed permeable paving systems are applicable
to both pedestrian and vehicular areas. Permeable paving
should be avoided in the through lanes of high traffic areas
(such as County and State highway routes) and areas of
high sediment or other pollutant loading that could clog the
system or overwhelm the system’s ability to treat typical
urban runoff pollutants.
Ideal locations for pervious pavement might be Hydraulic
Street, parallel parking lanes, mid-block alleys, and surface
parking lots.
Pervious Pavement
Figure 70 - Pervious Pavers (Techniseal)
Figure 71 - Pervious Pavers (MWMO)
Figure 72 - Paver Laying Machine (Detroit News)
Pavers appear laborious to lay down in large quantities, such
as a street or sidewalk; however, technology advancements
have bred paver laying machines that lay down entire
swaths of pavers in one motion. This drastically minimizes
installation times, but still provides that hand-laid, classic
look that is often loved for its character. Pavers can be cost
competitive to concrete, because of the external impact it
has on sizing stormwater infrastructure systems.
Installing Pervious Pavers
48 Yorkville Downtown Overlay District
Yorkville’s current downtown does not compete well with
some of the loved downtowns nearby, such as Oswego and
Plainfield; however, it should not need to directly compete.
Yorkville can distinguish itself with its own identity and
unique character as a community. There are few better ways
to do this than through public art.
First and foremost, public art is free. Anyone can experience
and enjoy it. It also adds a layer of uniqueness when so
many downtowns attempt to emulate each other and
therefore lose some of their authenticity. There are plenty
of opportunities for public art, from blank walls on the sides
of buildings, to vacant parcels and parking lots, and even
the grain elevator. Each can become a canvas for community
expression.
The City should seek to commission works in addition to
allowing community members to contribute pieces to the
collection through interactive events for residents of all ages.
When everyone can get involved, there is more of a sense of
ownership over the end product. Public art is a medium to
show visitors what Yorkville is all about.
The Role of Public Art
Public Art
and Sculpture
Figure 73 - Wall Mural on Blank Wall (City of Missouri City)
Figure 74 - Interactive Sculpture (ISU College of Design)
Figure 75 - Temporary Installation (Playscapes)
Not only can art be something to experience visually, but it
can also be interactive. This can be done through sculptures
that encourage climbing or provide a backdrop for a
photograph. Art can cater to children and adults alike and
should remain informal enough to fit into Yorkville’s beloved
small-town character.
Make it Interactive!
0’75’150’300’
F o x R i v e r
S Bridge StreetN Bridge StreetE Fox Street
W Ridge Street
W Madison Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetState StreetHeustis StreetKey
Wall Mural on Blank Wall
Interactive Sculpture
Temporary Installation
Streetscape Master Plan 49
Potential Public Art Locations
50 Yorkville Downtown Overlay District
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Supplemental Content 51
Appendix
Supplemental Content
Website Survey Results
Context Scale Analysis Mapping
Site Scale Analysis Mapping
p. 68
p. 60
p. 52
52 Yorkville Downtown Overlay District
The Downtown Overlay District context scale includes both
the defined downtown from the 2016 Comprehensive Plan
and the immediate surrounding areas, which includes the
north banks of the Fox River. The following series of analysis
maps reveals that downtown Yorkville has a variety of
commercial, industrial, and public land uses surrounded by
primarily lower density single-family housing. The underlying
zoning allows for a more intense development pattern
than currently exists; therefore, downtown has potential
to densify and redevelop to more intense land uses. With
relatively high traffic counts along Bridge Street, downtown
experiences crosstown traffic that makes it visible and
accessible by pedestrians and vehicles, and it could take
advantage of higher traffic through non-residential uses.
A TIF 1 and 2 are current and future strategies that seek to
encourage reinvestment in the downtown. Though the TIF
boundaries are not consistent with the downtown boundary
defined in the map, it does include much of the downtown
land and parcels along the Fox River. Parcels along the Fox
River may be the most attractive to investors because of the
views towards the river and access to recreation.
Investment in public space along the river has helped provide
a destination for visitors and residents alike. Additionally,
recreational bicycle facilities, trails, and connections to the
greater trail system offer opportunities to improve quality
of life and may become a catalyst for future real estate
investment.
Downtown Overlay District
Downtown Overlay
Context Scale
S. Bridge StreetN. Bridge StreetKing StreetLiberty StreetE. Main Street
E. Hydraulic Str
e
e
t
E. Van Emmon Street
E. S
c
h
o
o
l
h
o
u
s
e
R
o
a
d
E Fox Street
W Fox Str
e
et Mill StreetS Main StreetMorgan StreetHeustis StreetRiver Road
E. Somonauk Street
McHugh RoadF o x R i v e r
Supplemental Content 53
Area Scale Map (Aerial)0’150’300’600’
S. Bridge StreetN. Bridge StreetKing StreetLiberty StreetE. Main Street
E. Hydraulic Str
e
e
t
E. Van Emmon Street
E. S
c
h
o
o
l
h
o
u
s
e
R
o
a
d
E Fox Street
W Fox Str
e
et Mill StreetS Main StreetMorgan StreetHeustis StreetRiver Road
E. Somonauk Street
McHugh RoadF o x R i v e r
Key
B-1 Local Business
B-2 Retail Commerce Business
B-3 General Business
O Office
M-1 Limited Manufacturing
R-1 Single-Family Suburban Residence
R-2 Single-Family Traditional Residence
R-2D Two-Family Attached Residence
R-3 Multifamily Attached Residence
R-4 General Multifamily Residence
OS-1 Open Space (Passive)
OS-2 Open Space (Recreational)
A-1 Agricultural
54 Yorkville Downtown Overlay District
Existing Zoning Classifications 0’150’300’600’
S. Bridge StreetN. Bridge StreetKing StreetLiberty StreetE. Main Street
E. Hydraulic Str
e
e
t
E. Van Emmon Street
E. S
c
h
o
o
l
h
o
u
s
e
R
o
a
d
E Fox Street
W Fox Str
e
et Mill StreetS Main StreetMorgan StreetHeustis StreetRiver Road
E. Somonauk Street
McHugh RoadF o x R i v e r
Key
Residential
Commercial
Office
Industrial
Public / Quasi-Public
Park / Open Space
Supplemental Content 55
Existing Land Uses 0’150’300’600’
F o x R i v e r
S. Bridge StreetN. Bridge StreetKing StreetLiberty StreetE. Main Street
E. Hydraulic Str
e
e
t
E. Van Emmon Street
E. S
c
h
o
o
l
h
o
u
s
e
R
o
a
d
E Fox Street
W Fox Str
e
et Mill StreetS Main StreetMorgan StreetHeustis StreetRiver Road
E. Somonauk Street
McHugh RoadKey
TIF 1 Parcels Excluded from TIF 2 (Existing)
TIF 1 Parcels Retained in TIF 2 (Existing)
New TIF 2 Parcels (Approved)
56 Yorkville Downtown Overlay District
Existing TIF Boundaries 0’150’300’600’
F o x R i v e r
S. Bridge StreetN. Bridge StreetKing StreetLiberty StreetE. Main Street
E. Hydraulic Str
e
e
t
E. Van Emmon Street
E. S
c
h
o
o
l
h
o
u
s
e
R
o
a
d
E Fox Street
W Fox Str
e
et Mill StreetS Main StreetMorgan StreetHeustis StreetRiver Road
E. Somonauk Street
McHugh RoadSupplemental Content 57
Average Annual Daily Traffic (AADT) 17,40011,8006,9
0
0550800
850 600
2,800
3,200 18,9003,050 1,700 4,3503,500
0’150’300’600’
F o x R i v e r
S. Bridge StreetN. Bridge StreetKing StreetLiberty StreetE. Main Street
E. Hydraulic Str
e
e
t
E. Van Emmon Street
E. S
c
h
o
o
l
h
o
u
s
e
R
o
a
d
E Fox Street
W Fox Str
e
et Mill StreetS Main StreetMorgan StreetHeustis StreetRiver Road
E. Somonauk Street
McHugh RoadKey
Proposed Trailhead
Proposed Trails
Existing Parks and Open Space
58 Yorkville Downtown Overlay District
Parks and Proposed Trail Network
F o x R i v e r
S. Bridge StreetN. Bridge StreetKing StreetLiberty StreetE. Main Street
E. Hydraulic Str
e
e
t
E. Van Emmon Street
E. S
c
h
o
o
l
h
o
u
s
e
R
o
a
d
E Fox Street
W Fox Str
e
et Mill StreetS Main StreetMorgan StreetHeustis StreetRiver Road
E. Somonauk Street
McHugh RoadKey
Loop Trail A
Loop Trail B
Loop Trail C
Supplemental Content 59
Proposed Loop Trail System
60 Yorkville Downtown Overlay District
The Downtown Overlay District site scale includes most of
the downtown as defined in the 2016 Comprehensive Plan,
as well as the immediate areas to the north and south. The
following series of analysis maps illustrates that downtown
Yorkville features a walkable grid; however, certain factors
are minimizing its effectiveness. Notable contributing factors
include segments of non-continuous sidewalks, primary
building entries being oriented towards parking lots, and
blocks that feature highly visible surface parking.
The primary stretch of downtown is defined by buildings
that are built to the sidewalk in a continuous row along
Bridge Street; however, Bridge Street’s priority as a truck
route has added to an anti-pedestrian feel. With only a small
stretch of downtown being defined by urban building types,
walkability is limited.
There are few buildings taller than two-stories, which reduces
visual cues that downtown Yorkville is in fact a downtown.
Some exceptions to this include the historic courthouse and
grain elevator, which provide a unique sense of place. Large,
vacant, or underutilized parcels are ripe for redevelopment
and, with generous underlying zoning, should be attractive
investments with modified guidelines.
Downtown Overlay District
Downtown Overlay
Site Scale
F o x R i v e r
S Bridge StreetE Fox Street
E Washington Street
E Ridge Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetMorgan StreetAdams StreetState StreetHeustis StreetSupplemental Content 61
Area Scale Map (Aerial)0’75’150’300’
F o x R i v e r
S Bridge StreetE Fox Street
E Washington Street
E Ridge Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetMorgan StreetAdams StreetState StreetHeustis StreetKey
State-owned
County-owned
City-owned
Private-owned
62 Yorkville Downtown Overlay District
Parcel Ownership 0’75’150’300’
F o x R i v e r
S Bridge StreetE Fox Street
E Washington Street
E Ridge Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetMorgan StreetAdams StreetState StreetHeustis StreetKey
Building Entry
Commercial Building
Public Building
Supplemental Content 63
Commercial Buildings & Frontages 0’75’150’300’
F o x R i v e r
S Bridge StreetE Fox Street
E Washington Street
E Ridge Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetMorgan StreetAdams StreetState StreetHeustis StreetKey
Existing Sidewalk
64 Yorkville Downtown Overlay District
Existing Sidewalks 0’75’150’300’
F o x R i v e r
S Bridge StreetE Fox Street
E Washington Street
E Ridge Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetMorgan StreetAdams StreetState StreetHeustis StreetKey
State Route
Illinois Railway Inc.
Supplemental Content 65
0’75’150’300’ROW Width and Ownership
60’ ROW
60’ ROW
50’ ROW
60’ ROW 60’ ROW60’ ROW80’ ROW60’ ROW60’ ROW60’ ROW50’ ROW50’ ROW50’ ROW50’ ROW80’ ROW66’ ROW
66’ RO
W
66’ ROW
66’ ROW
66’ ROW
F o x R i v e r
S Bridge StreetE Fox Street
E Washington Street
E Ridge Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetMorgan StreetAdams StreetState StreetHeustis StreetKey
>50,000 sf
25,000 - 50,000 sf
10,000 - 25,000 sf
<10,000 sf
66 Yorkville Downtown Overlay District
Parcel Area 0’75’150’300’
F o x R i v e r
S Bridge StreetE Fox Street
E Washington Street
E Ridge Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetMorgan StreetAdams StreetState StreetHeustis StreetKey
5-story (52 - 64 feet)
4-story (40 - 52 feet)
3-story (28 - 40 feet)
2-story (16 - 28 feet)
1-story (up to 16 feet)
Supplemental Content 67
Building Heights 0’75’150’300’
68 Yorkville Downtown Overlay District
The Yorkville Downtown Overlay District website survey was
posted between February 19, 2018, and March 12, 2018.
The survey gathered 473 responses. The survey participants
were conentrated in the 18 - 49 years old range. Key
takeaways from the online survey include:
• A faster actual driving speed on Bridge Street is revealed
• People seem to feel safer than expected walking along
Bridge Street; however, online comments conflict
• There is a perceived or real lack of parking
• Bridge Street is clearly important from a downtown
image standpoint
• All gateway elements seem popular; however, the
overhead lights are leading
• Bridge Street, Hydraulic Street, and Van Emmon Street
are the focus
• The form-based code should not regulate architectural
www.downtownyorkville.com/
Website Survey Results
style to leave flexibility
• The “step back” question was difficult to comprehend in
the survey format
• The front of Bridge Street needs a makeover
Supplemental Content 69
Which is our age group?
When was the last time you visited downtown?
Question 1
Question 2
70 Yorkville Downtown Overlay District
What is the primary reason you come to downtown? (Check multiple)
Where was the first place you lived as an adult?
Question 3
Question 4
Supplemental Content 71
How fast do you drive through downtown on Bridge Street?
Would you feel safe walking along Bridge Street?
Question 5
Question 6
72 Yorkville Downtown Overlay District
What is missing most from downtown? (Check multiple)
Which image most represents your vision of downtown?
Question 7
Question 8
Supplemental Content 73
Which street character do you prefer?
Should Bridge Street be a gateway to downtown?
Question 9
Question 10
74 Yorkville Downtown Overlay District
Which is a preferred gateway element into downtown?
Which street do you most consider an ‘A’ Street? (Check multiple)
Question 11
Question 12
Supplemental Content 75
Which architectural character do you prefer?
Would attached housing be a good fit downtown?
Question 13
Question 14
76 Yorkville Downtown Overlay District
Would multi-family housing be a good fit downtown?
After how many stories should upper levels “step back” from the
facade?
Question 15
Question 16
Supplemental Content 77
Which place would you invest in first?
Question 17
78 Yorkville Downtown Overlay District
(Page intentionally left blank)
YORKVILLE
Downtown Overlay District
Form-Based Code
United City of Yorkville
Farr Associates
Former Mayor Gary J. Golinski
Bart Olson, City Administrator
Erin Willrett, Assistant City Administrator
Krysti Barksdale-Noble, Community Development Director
Jason Engberg, Senior Planner
Eric Dhuse, Public Works Director
Lisa Pickering, City Clerk
Richard T. Hart, Chief of Police
Tim Evans, Director of Parks and Recreation
Brad Sanderson, EEI, Engineering Consultant
Acknowledgements
City Council
Mayor John Purcell
Joel Frieders, Alderman
Chris Funkhouser, Alderman
Ken Koch, Alderman
Jacquelyn Milschewski, Alderman
Jason Peterson, Alderman
Arden Joe Plocher, Alderman
Seaver Tarulis, Alderman
Daniel Transier, Alderman
Planning and Zoning Commissioners
Randy Harker, Chairman
Reagan Goins, Commissioner
Debra Horaz, Commissioner
Don Marcum, Commissioner
Jeff Olson, Commissioner
Richard Vinyard, Commissioner
Daniel Williams, Commissioner
FINAL DRAFT March 2019 3DRAFTTable of Contents
10-21-1 Introduction
1.A. Title
1.B. Intent
1.C. Overview of the Code
1.D. Applicability
1.E. How to Use The Code
1.F. Development Approval Process
1.G Nonconforming Structures
1.H Definitions
10-21-2 Districts
2.A. S1: Bridge Street District
2.B. S2: Hydraulic Street District
2.C. S3: Van Emmon Street District
2.D. S4: ‘B’ Street District
2.E. S5: ‘B’ Street - Residential District
2.F. Hierarchy of Districts
2.G. Primary Streets
10-21-3 Uses
3.A. General Provisions
3.B. Permitted Use Table
3.C. Use Requirements
10-21-4 Building Types
4.A. Introduction to Building Type Standards
4.B. Explanation of Building Type Table Standards
4.C. Downtown Commercial Building Type
Siting
Height & Use
Facade & Roof
4.D. Downtown Living Building Type
4.E. Cottage Commercial Building Type
4.F. Civic Building Type
4.G. Attached Building Type
4.H. Yard Building Type
4.I. Entrance Types
4.J Roof Types
4.K Additional Design Requirements
Materials and Color
Windows, Awnings, and Shutters
Rear Parking Facade Design
Balconies
10-21-5 Site Development Standards
5.A. Signage
5.B. Parking
Applicability
Requirements (#)
Multiple Use Reductions
Credits
Bicycle Parking
Access
5.C. Landscape
5.D. Street Guidelines
5.E Temporary Structures
Yorkville Downtown Overlay District Form-Based Code4DRAFTA. Title
This Article 10-21 shall be known, cited, and referred to as the
Downtown Overlay District code. Any reference to this Article following
its effective date shall mean this entire Article as it may hereafter be
amended.
B. Intent
It is the intent of this Article to provide development standards to the
United City of Yorkville for downtown and adjacent redevelopment
areas that promote public health, safety, and general welfare of the
community, including, but not limited to the specific purposes set forth
below.
1. To guide the development of a mix of uses and a pedestrian-
oriented environment as established in the United City of Yorkville
2016 Comprehensive Plan, adopted September 2016, and the
2019 Yorkville Downtown Overlay District Streetscape Master Plan.
2. To provide for a mix of housing types within the Downtown Overlay
District and adjacent areas for people of all ages and lifestyles.
3. To achieve development that is appropriate in scale and intensity
for the Downtown Overlay District and adjacent neighborhoods.
C. Overview of the Code
1. Section 10-21-2: Districts. These regulations are organized within
street types for adoption into the City’s existing code. These zoning
districts shall be mapped on the City’s Zoning Map; however, the
Primary Streets designation shall be referenced from Figure 10-
21-2G (4). The following Districts are established for mixed use,
commercial, and residential development within downtown and
adjacent redevelopment areas. Figure 10-21-1B (1) illustrates the
locations for the districts.
S1: Bridge Street District
S2: Hydraulic Street District
S3: Van Emmon Street District
S4: ‘B’ Street District
S5: ‘B’ Street - Residential District
3. Section 10-21-3: Uses. Use requirements are defined in Section
10-21-3 for each of the Street Districts. Uses may also be further
limited by the Building Types. Refer to Section 10-21-2 Building
Types and the “Uses” section in the tables per building type.
4. Section 10-21-4: Building Types. Six (6) Building Types are
defined for use in the Street Districts. A mix of building types are
typically permitted per district. These Building Types outline the
desired building forms for the new construction and renovation of
structures and contain regulations that determine physical building
elements such as build-to-zones, transparency levels, entrance
location, and parking location. Refer to Figure 10-21-4A (1) for a
typical Building Type page layout.
5. Section 10-21-5: Site Development Standards. The site
development standards provide references to other City ordinances
or parts of the zoning ordinance and may include additional
information or revision to those ordinances applicable only to the
Street Districts. These include signage, parking, and landscape.
D. Applicability
These regulations apply to the downtown and adjacent redevelopment
areas within the City as mapped on the City’s zoning map. Refer to
Figure 10-21-1B (1) for affected parcels.
E. How to Use the Code.
Refer to Figure 10-21-1D (1) for a step by step illustration about applying
the code to a parcel. Throughout this section, call out boxes titled “How
to Use the Code” appear with code application instructions.
F. Development Approval Process
1. Site Plan Review. An approved site plan is required for the
development or redevelopment of all parcels in any District (refer to
10-4 of the Zoning Ordinance) with the following revisions:
(a) The Community Development Director may approve a major
site plan if the site plan complies with all requirements of
the city’s zoning ordinance. If the Community Development
Director denies approval of a major site plan, including the
provision of written comments as to the reason for such
denial, the denial may be appealed by the applicant to the
Planning and Zoning Commission for review. The Planning
and Zoning Commission shall then recommend approval to
City Council the major site plan, recommend approval to City
Council of the major site plan with conditions, or recommend
denial of the site plan to City Council.
2. Deviations. The Applicant shall submit requested deviations to the
Community Development Director with the Site Plan application.
The Community Development Director may approve deviations to a
site plan for the following:
(a) Minor Deviations. The Community Development Director may
approve minor deviations to any dimension or percentage as
follows:
i. The location of the building within up to one (1) foot from
any minimum yard requirement or build-to zone width/
location.
ii. Up to five percent (5%) increase in total impervious
coverage, not to exceed the total amount of permitted
impervious plus semi-pervious coverage.
iii. Up to five percent (5%) decrease in Front Property Line
coverage.
iv. Additional height of any story up to two (2) feet, as
long as the overall building height does not exceed the
allowable height of all floors at their maximum permitted
height.
(b) Design Deviations. The Community Development Director
shall review and make a recommendation for the following
deviations:
i. Alternative Building Materials. The Director may approve
alternative building materials from the requirements
of Section 10-21-5, with the exception of the prohibited
materials. For approval, the Applicant shall submit
samples and local examples of the material a minimum
of four weeks prior to the review, to allow site visits to the
location.
10-21-1 Introduction
FINAL DRAFT March 2019 5
10-21-4 Building Types
10-21-5 Development Standards
10-21-1 Introduction
10-21-1F Administration
What Building Types are permitted in
my designated district(s)?
Refer to Section 10-21-4 Building Types.
Determine permitted Building Types per district
in Table 10-21-4A (1) Permitted Building Types by
District. Select one Building Type per building or
segment of building.
Refer to the applicable Building Type regulations
for building siting, height, use restrictions, street
facade requirements, and roof type requirements
found in Sections 10-21-4C through 10-21-4K.
General Design Requirements apply. Refer to
Section 10-21-4.
10-21-3 Uses
What uses are permitted in my
designated district(s)?
Refer to Section 10-21-2 Uses.
Determine permitted uses per district in Table
10-21-3B (1) Permitted Uses. Other standards
per Section 10-21-3 may apply.
What other requirements apply to
Yorkville districts?
Refer to Section 10-21-5 Site Development
Standards.
Refer to the applicable Signage, Parking,
Landscape, Street, and Temporary Structure
requirements found in Sections 10-21-5A through
10-21-5E.
What are the City’s submittal
requirements?
Locate your parcel on the Yorkville
Regulating Plan to determine district.
Refer to Figure 10-21-1B (1) Yorkville Regulating
Plan and Section 10-21-2 Districts for district
descriptions.
Refer to Section 10-21-1F Administration for the
required submittal processes.
Figure 10-21-1D (1). Yorkville Code Flow Chart.
How To Use The Code
DRAFT10-21-1 Introduction
ii. Facade Variety Alternative. The Director may approve a
reprieve from the facade variety requirements in Section
10-21-4. The Applicant shall submit fully rendered
elevations and three (3) dimensional drawings of all
street facades with materials samples for all surfaces to
prove a higher quality building design with variation and
relief from monotony.
(c) Existing Building Deviations. The Planning and Zoning
Commission shall review and make a recommendation to
City Council for the following deviations, when applied to the
renovation of an existing building(s):
i. For renovation of existing buildings, the maximum front
property line coverage may be waived with an existing
coverage of sixty percent (60%); however, any expansion
on the ground story shall contribute to the extension of
the front property line coverage.
ii. For renovation of existing buildings, the location of the
building within up to five (5) feet from any minimum yard
requirement or build-to zone width/location.
iii. For renovation of existing buildings, the minimum height
of the ground story and upper story may be increased or
decreased by up to two (2) feet for existing stories.
iv. For renovation of existing buildings, other required
dimensions may be modified up to five (5) feet or ten
percent (10%), whichever is less, unless otherwise
modified by this section.
G. Nonconforming Structures
1. Nonconforming Uses. Refer to Section 10-15 of this Article for Non-
Conforming Uses requirements with the following exception and
addition.
2. Nonconforming Structures. The following regulations allow for
the continuation of occupation of a structure that was legally
constructed prior to the adoption or amendment to this code, but
that could not occur under the provisions of this code.
(a) All Building Type standards apply to all new construction
and renovation of existing structures, where the renovation
includes an addition of more than sixty percent (60%) in gross
building square footage.
(b) When the existing front or corner facade is located within
the build-to zone and a renovation of the front facade occurs
with or without any added building square footage, the Street
Facade Requirements and Entrance Type Requirements of
any permitted Building Type shall be met when the renovation
includes any of the following:
i. Installation of additional doors or a change in location of
a door;
ii. Expansion or change in location of thirty percent (30%)
of windows on any street façade; or
iii. Replacement of thirty percent (30%) or more of facade
materials on any street facade with a different facade
material.
(c) When the existing building front or corner facade is located
within the build-to zone and a renovation of the shape or
style of the roof occurs with or without added building square
Yorkville Downtown Overlay District Form-Based Code6
0’75’150’300’
F o x R i v e r
S Bridge StreetN Bridge StreetE Fox Street
W Ridge Street
W Madison Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetState StreetHeustis StreetKey
Bridge Street
Hydraulic Street
Van Emmon Street
‘B’ Street
‘B’ Street - Residential
Figure 10-21-1B (1). Yorkville Form-Based Districts Regulating Plan.DRAFT10-21-1 Introduction
Note:
Street Districts on primary
streets may turn any corner
and extend up to 100’ down
any side street.
FINAL DRAFT March 2019 7DRAFTfootage, the Roof Type Requirements of any permitted
Building Type shall be met.
(d) Under all circumstances, no portion of the Building Type
standards must be met in the case of normal repairs required
for safety and continued use of the structure, such as
replacement of window or door glass.
H. Definitions
For the purposes of this document, the following terms shall have the
following meanings:
Applicant. The Owner of a subject property or the authorized
representative of the Owner on which a land development
application is being made.
Block. Refer to Section 10-2-3 for definition.
Block Depth. A Block measurement that is the horizontal distance
between the Front Lot Line on a Block Face and the Front Lot Line
of the parallel or approximately parallel Block Face.
Block Ends. The Lots located on the end of a Block; these Lots are
often larger than the Lots in the interior of the Block or those at the
opposite end of the Block and can be located on a more intense
Street Type. They are typically more suitable for more intensive
development, such as multiple family or mixed Use development.
Block Face. The aggregate of all the building Facades on one side of a
Block.
Block Length. A Block measurement that is the horizontal distance
along the Front Lot Lines of the Lots comprising the Block.
Building Type. The Facade of a structure defined by the combination
of configuration, form, and function as it relates to the adjacent
street. Refer to 10-21-4B Building Type Standards for more
information and the list of permitted Building Types.
Build-to Zone. An area in which the front or corner side facade of a
building shall be placed; it may or may not be located directly
adjacent to a lot line. The zone dictates the minimum and
maximum distance a structure may be placed from a lot line. Refer
to Figure 10-21-1H (3).
Courtyard. An outdoor area enclosed by a building on at least three (3)
sides and is open to the sky.
Coverage, Building. The percentage of a Lot developed with a Principal
or Accessory Structure.
Coverage, Impervious Site. The percentage of a Lot developed with
Principal or Accessory Structures and Impervious Surfaces, such
as driveways, sidewalks, and patios. Refer to “Lot Coverage” in
Section 10-2-3.
Eave. The edge of a pitched roof, typically overhangs beyond the side of
a building.
Entrance Type. The permitted treatment types of the Ground Floor
Facade of a Building Type. Refer to Section 10-21-4I for more
information and a list of permitted Entrance Types.
Expression Line. An architectural feature consisting of a decorative,
three (3) dimensional, linear element, horizontal or vertical,
protruding or indented at least two (2) inches from the exterior
facade of a building typically utilized to delineate the top or bottom
of floors or stories of a building.
Facade. The exterior face of a building, including but not limited to the
wall, windows, windowsills, doorways, and design elements such as
Expression Lines. The front facade is any building face adjacent to
the Front Lot Line.
Frontage District. A type of zoning district specific to this Article, where
the location, height and bulk of structures is defined by Building
Types. Refer to Section 10-21-4.
Landscape Area. Area on a Lot not dedicated to a structure, parking
or loading facility, frontage buffer, side and rear buffer, or interior
parking lot landscaping. Landscape Areas may include landscape,
sidewalks, patios, or other pedestrian amenities.
Lot, Flag. Refer to Section 10-2-3 for definition. Refer to Figure 10-21-
1H (2).
Lot, Interior. For the purposes of this Chapter, a parcel of land abutting
a vehicular Right-of-Way, excluding an Alley, along one Lot Line;
surrounded by Lots along the remaining Lot Lines.
Lot, Through. Refer to Section 10-2-3 for definition. Refer to Figure 10-
21-1H (2).
Lot Area. Refer to Section 10-2-3 for definition; it is typically denoted in
square feet or acres.
Lot Depth. For the purposes of this Chapter, the smallest horizontal
distance between the Front and Rear Lot Lines measured
approximately parallel to the Corner and/or Side Lot Line. Refer to
Figure 10-21-1H (2).
Lot Frontage. Refer to Section 10-2-3 for definition.
Lot Line, Corner. For the purposes of this Chapter, a boundary of a Lot
that is approximately perpendicular to the Front Lot Line and is
directly adjacent to a public Right-of-Way, other than an Alley or
railroad. Refer to Figure 10-21-1H (2).
Lot Line, Front. For the purposes of this Chapter, the boundary
abutting a Right-of-Way, other than an Alley, from which the
required Setback or Build-to Zone is measured, with the following
exceptions.
(a) Corner and through Lots that abut a Primary Street (refer to
Figure 10-21-2G (4)) shall have the Front Lot Line on that
Primary Street.
(b) Corner and Through Lots that abut two (2) Primary Streets or
do not abut a Primary Street shall utilize the orientation of the
two (2) directly adjacent lots, or shall have the Front Lot Line
determined by the Director.
(c) Lot Line, Rear. Refer to Section 10-2-3 for definition. Refer to
Figure 10-21-1H (2).
Occupied Space. Interior building space regularly occupied by the
building users. It does not include storage areas, utility space, or
parking.
Open Space. Refer to Section 10-2-3 (Public Open Space and Usable
Open Space) for definitions. Open space may also be utilized to
host temporary private or community events, such as a farmer’s
10-21-1 Introduction
Yorkville Downtown Overlay District Form-Based Code8DRAFT10-21-1 Introduction
market or art fair.
Pedestrianway. A pathway designed for use by pedestrians; it can be
located mid-block allowing pedestrian movement from one street
to another without traveling along the block’s perimeter.
Pervious Surface. Also referred to as pervious material. A material or
surface that allows for the absorption of water into the ground or
plant material, such as permeable pavers or a vegetated roof.
Primary Street. A street that receives priority over other streets in terms
of setting front lot lines and locating building entrances. Refer to
Figure 10-21-2G (4) for mapped Primary Streets.
Roof Type. The detail at the top of a building that finishes a Facade,
including a pitch roof with various permitted slopes and a parapet.
Refer to 10-21-4I for more information and a list of the permitted
Roof Types.
Scale. The relative size of a building, street, sign, or other element of
the built environment.
Semi-Pervious Surface. Also referred to as semi-pervious material. A
material that allows for at least forty percent (40%) absorption of
water into the ground or plant material, such as pervious pavers,
permeable asphalt and concrete, or gravel.
Setback. For the purposes of this Chapter, the horizontal distance from
a Lot Line inward, beyond which a structure may be placed. For
the purposes of this Chapter, structures and parking lots are not
permitted within a Setback, unless specifically stated otherwise in
this Chapter. Refer to Figure 10.21.1H (1).
Solar Reflectance Index (SRI). A measure of a constructed surface’s
ability to reflect solar heat, as shown by a small temperature rise.
The measure utilizes a scale from zero (0) to one hundred (100)
and is defined so that a standard black surface is zero (0) and a
standard white surface is one hundred (100). To calculate for a
given material, obtain the reflectance value and emittance value
for the material; calculate the SRI according to ASTM E 1980-01 or
the latest version.
Story. For the purposes of this Chapter, a habitable level within a
building measured from finished floor to finished floor. Refer to
Section 10-21-4 for dimensions.
Story, Ground. Also referred to as ground floor. The first floor of a
building that is level to or elevated above the finished Grade on the
Front and Corner Facades, excluding basements or cellars.
Story, Half. For the purposes of this Chapter, a story either in the base
of the building, partially below grade and partially above grade, or
a story fully within the roof structure with transparency facing the
street.
Story, Upper. Also referred to as upper floor. The floors located above
the Ground Story of a building.
Street Face. The Facade of a building that faces a public Right-of-Way.
Street Frontage. Also refer to Lot Frontage. The portion of a building or
Lot directly adjacent to a vehicular Right-of-Way.
Street Termini. At a three (3)-way or “T” intersection, it is the location
where one street terminates at the other street.
Streetwall. The vertical plane created by building Facades along a
street. A continuous Streetwall occurs when buildings are located
in a row next to the sidewalk without vacant Lots or significant
Setbacks.
Transparency. The measurement of the percentage of a facade that has
highly transparent, low reflectance windows. Mirrored glass is not
permitted.
Yard. Refer to Section 10-2-3 for definition. Refer to Figure 10-21-1H (3)
Illustration of Yards. Note that the Rear Yard is fully screened from
the street by the Structure.
(a) Yard, Corner Side. A Yard extending from the corner side
building Facade along a Corner Side Property Line between
the Front Yard and Rear Property Line.
(b) Yard, Front. Refer to Section 10-2-3 for definition.
(c) Yard, Rear. Refer to Section 10-2-3 for definition.
(d) Yard, Side. Refer to Section 10-2-3 for definition.
Visible Basement. A half story partially below grade and partially
exposed above with required transparency on the street facade.
FINAL DRAFT March 2019 9Side YardStreetStreet
Setback LineSetback LineStreet
Build-to Zone Build-to ZoneBuild-to Zone Setback Line
Corner Side Yard= Yard
Corner Lot
Corner Lot
Corner Lot
Corner Lot
Interior Lot
Flag Lot
Interior Lot
Interior Lot
Through Lot
Lot Frontage
Corner Lot Line
Front Lot LineRear Lot LineLot WidthLot DepthStreetStreet
StreetStreetStreet Street
Front Yard
Principal
Building
Principal
Building Side YardSide YardFront Yard
Rear YardRear Yard
Figure 10-21-1H (3). Illustration of Yards.
Figure 10.21.1H (1). Build-to Zone vs. Setback Line.
Figure 10-21-1H (2). Lots.DRAFT10-21-1 Introduction
Build-to Zone vs Setback Line
A setback line indicates the closest a building may be placed to a property line,
but is silent on where behind that line a building may be placed. A build-to zone
indicates a zone or area in which the Facade of a building must be located.
The use of a build-to zone allows some control over building placement, while
the range provides some flexibility. This method also provides an element of
predictability that is absent when the only requirement is to locate a building
beyond a certain line.
Yorkville Downtown Overlay District Form-Based Code10DRAFT10-21-2 Districts
The following Districts are established for mixed use, commercial, and
residential development within downtown and adjacent redevelopment
areas. Figure 10-21-1B (1) illustrates the locations for the districts.
S 1: Bridge Street District
S 2: Hydraulic Street District
S 3: Van Emmon Street District
S 4: ‘B’ Street District
S 5: ‘B’ Street - Residential District
FINAL DRAFT March 2019 11
Bridge Street
Building Placement
Build-to Zone 0’ to 10’
Space Between Buildings
Attached
Detached
0’
5’ to 10’
Building Volume
Maximum Building Height 80’
Maximum Stories 6
Minimum Ground Floor Height 14’
Typical Street Attributes
Typical ROW Width 72’
Number of Travel Lanes 4
Lane Width 10’ to 13’
Dedicated Turn Lanes 1
Parking Lanes none
Pavement Width 60’
Dedicated Bicycle Facilities none
Pedestrian Realm
Pedestrian Facilities 6’ wide sidewalk
Street Buffer concrete barrier
D O W N T O W N YORKVILLE
D O WN T O W N YORKVILLE
D O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE D O W N T O W N YORKVILLE
10’12’12’
10’12’8’8’5’5’12’
13’13’6’6’
12’
4’
4’4’13’13’2’2’11’11’
14’12’12’18’
12’12’8’8’8’
23’23’4’4’6’
6’
6’
6’4’22’16’2’12’8’8’
6’10’10’Varies
6’
72’
72’60’
50’ - 60’
50’ - 60’
60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’
Figure 10-21-2A (1). Bridge Street (Long-term).DRAFT10-21-2 Districts
A. S1: Bridge Street District
The Bridge Street District may be considered the gateway into downtown
Yorkville and retains potential to become the iconic stretch that helps
draw people into local businesses and displays an attractive image that
represents the people of Yorkville. The form of this retail and service-
centered area establishes a street wall of storefront style-building
facades with shallow build-to-zones along the sidewalk and parking in
the rear or off-site. It focuses pedestrian-friendly retail and service uses
on the ground story with office uses in upper stories.
Yorkville Downtown Overlay District Form-Based Code12
Hydraulic Street
Building Placement
Build-to Zone 0’ to 15’
Space Between Buildings
Attached
Detached
0’
10’
Building Volume
Maximum Building Height 80’
Maximum Stories 5
Minimum Ground Floor Height 14’
Typical Street Attributes1
Typical ROW Width 48’ to 66’
Number of Travel Lanes 2
Lane Width 10’ to 12’
Dedicated Turn Lanes none
Parking Lanes 1 lane of parallel parking on
south side of street
Pavement Width 22’
Dedicated Bicycle Facilities Multi-purpose lane on north side
of street
Pedestrian Realm
Pedestrian Facilities 6’ to 8’ wide sidewalk
Street Buffer
1 lane of parallel parking on
south side of street; 4’ planter on
north side of multi-purpose street
Notes:
1 The Streetscape Master Plan includes a proposed
slip lane on the south side of Hydraulic Street between
Bridge Street and Heustis Street. This table includes
dimensions for the public right-of-way section of the
street.
D O W N T O W N YORKVILLE D O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE D O W N T O W N YORKVILLE
10’12’12’
10’12’8’8’5’5’12’
13’13’6’6’
12’
4’
4’4’13’13’2’2’11’11’
14’12’12’18’
12’12’8’8’8’
23’23’4’4’6’
6’
6’
6’4’22’16’2’12’8’8’
6’10’10’Varies
6’
72’
72’60’
50’ - 60’
50’ - 60’
60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’ Slip Lane
Figure 10-21-2B (1). Hydraulic Street (Long-term).DRAFT10-21-2 Districts
B. S2: Hydraulic Street District
The Hydraulic Street District includes complex conditions, including
a tapering right-of-way that narrows from west to east and an active
freight rail line that runs parallel to the street surface within the right-
of-way. Hydraulic Street features short, utilitarian buildings, as well as
an inoperable grain elevator, that create an eclectic mix of land uses
and character. The form of this area remains pedestrian-centered but
storefront-style buildings focus a broader spectrum of retail and service
uses on the ground story with residential and/or office uses in upper
stories.
FINAL DRAFT March 2019 13
Van Emmon Street
Building Placement
Build-to Zone 0’ to 20’
Space Between Buildings
Attached
Detached
0’
10’
Building Volume
Maximum Building Height 80’
Maximum Stories 5
Minimum Ground Floor Height 12’
Typical Street Attributes
Typical ROW Width 60’
Number of Travel Lanes 2
Lane Width 12’
Dedicated Turn Lanes none
Parking Lanes
1 lane of parallel parking on
each side of street; permeable
paving 1 lane of parallel parking
each side of street (intermittent
planting on south side to
accommodate parking)
Pavement Width 24’ to 40’
Dedicated Bicycle Facilities none
Pedestrian Realm
Pedestrian Facilities 8’ to 12’ wide sidewalk
Street Buffer
1 lane of parallel parking on
north side of street; street trees
or 1 lane of parallel parking on
south side of street
D O WN T O W N YORKVILLED O WN T O W N YORKVILLE
D O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE D O W N T O W N YORKVILLE
10’12’12’
10’12’8’8’5’5’12’
13’13’6’6’
12’
4’
4’4’13’13’2’2’11’11’
14’12’12’18’
12’12’8’8’8’
23’23’4’4’6’
6’
6’
6’4’22’16’2’12’8’8’
6’10’10’Varies
6’
72’
72’60’
50’ - 60’
50’ - 60’
60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’ Slip Lane
Figure 10-21-2C (1). Van Emmon Street (Long-term).DRAFT10-21-2 Districts
C. S3: Van Emmon Street District
The Van Emmon Street District is a lower scale district. Commercial,
residential, and mixed use buildings make up this district in variety of
building types. A broader spectrum of retail, service, and office uses
support the Bridge Street and Hydraulic Street Districts and ground floor
residential is permitted. The form of this area is pedestrian-centered,
but allows for more vehicular access and off-street parking options.
Yorkville Downtown Overlay District Form-Based Code14
‘B’ Street
Building Placement
Build-to-line Location 0’ to 20’
Space Between Buildings
Attached
Detached
0’
10’
Building Volume
Maximum Building Height 80’
Maximum Stories 5
Minimum Ground Floor Height 9’
Typical Street Attributes
Typical ROW Width 50’-60’
Number of Travel Lanes 2
Lane Width 11’
Dedicated Turn Lanes none
Parking Lanes
1 lane of parallel parking
each side of street (reduce
planting where appropriate to
accommodate parking)
Pavement Width 26’
Dedicated Bicycle Facilities none
Pedestrian Realm
Pedestrian Facilities 5’ wide sidewalk
Street Buffer 13’ swale and/or stormwater
buffer; optional parking
D O WN T O W N YORKVILLED O WN T O W N YORKVILLE
D O W N T O W N YORKVILLE
D O WN T O W N YORKVILLE D O W N T O W N YORKVILLE
10’12’12’
10’12’8’8’5’5’12’
13’13’6’6’
12’
4’
5’5’8’8’
Opt.
Planting
Opt.
Planting
5’5’2’2’11’11’
14’12’12’18’
12’12’8’8’8’
23’23’4’4’6’
6’
6’
6’4’22’16’2’12’8’8’
6’10’10’Varies
6’
72’
72’60’
50’ - 60’
46’ - 62’
60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’
Figure 10-21-2D (1). ‘B’ Street (Long-term).DRAFT2.0 Districts
D. S4: ‘B’ Street District
The ‘B’ Street District is a lower scale commercial district designed to
serve adjacent neighborhoods and the greater community. Flanked by
the Hydraulic and Van Emmon Districts, a wider range of residential
uses is permitted. As one of the main street types between primary
thoroughfares, pedestrian access and safety remains a priority.
FINAL DRAFT March 2019 15
‘B’ Street - Residential
Building Placement
Build-to-line Location 0’ to 15’
Space Between Buildings
Attached
Detached
0’
10’
Building Volume
Maximum Building Height 80’
Maximum Stories 3.5
Minimum Ground Floor Height 9’
Typical Street Attributes
Typical ROW Width 50’ to 60’
Number of Travel Lanes 2
Lane Width 11’
Dedicated Turn Lanes none
Parking Lanes
1 lane of parallel parking
each side of street (reduce
planting where appropriate to
accommodate parking)
Pavement Width 26’
Dedicated Bicycle Facilities none
Pedestrian Realm
Pedestrian Facilities 4’ wide sidewalk
Street Buffer 13’ swale and/or stormwater
buffer; optional parking
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D O WN T O W N YORKVILLE
D O W N T O W N YORKVILLE
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10’12’12’
10’12’8’8’5’5’12’
13’13’6’6’
12’
4’
4’4’13’13’2’2’11’11’
14’12’12’18’
12’12’8’8’8’
23’23’4’4’6’
6’
6’
6’4’22’16’2’12’8’8’
6’10’10’Varies
6’
72’
72’60’
50’ - 60’
50’ - 60’
60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’
Opt. 8’
Parking
Opt. 8’
Parking
Figure 10-21-2E (1). ‘B’ Street - Residential (Long-term).DRAFT2.0 Districts
E. S5: ‘B’ Street - Residential District
The ‘B’ Street Residential District is a lower-scale residential district
with a mix of townhouses and yard buildings. With a maximum height of
six (6) stories under the general provision of the zoning code, this area
provides for a mix of housing types adjacent to downtown for people of
all ages and lifestyles.
Yorkville Downtown Overlay District Form-Based Code16
Primary Street
Front Lot LineSecondary StreetAccess Drive Permitted Location Parking
Primary Street
Front Lot Line
ParkingHighest(Primary)Lowest(Secondary)Bridge Street
Hydraulic Street
VanEmmon Street
‘B’ Street
‘B’ Street - Residential
Principal Building
Principal Building
Figure 10-21-2G (2). Secondary Street Frontage: Access Drive Permitted
Location
Figure 10-21-2G (3). Primary Street Frontage Only: Access Drive Permitted
Location
Figure 10-21-2G (1). Hierarchy of Street Types.DRAFT10-21-2 Districts
F. Hierarchy of Districts
Development under this code is regulated by street type. The various
street types are related to each other in a hierarchical manner. When
these streets intersect, the primary street frontage is determined by
its higher order in the hierarchy. The front of a building and its main
entrance must face the primary street. Figure 10.21.2G (1) illustrates
the hierarchy of street types.
G. Primary Streets
The Primary Streets Map designates Primary, Secondary, and Tertiary
Streets within the Downtown Overlay District. These designations
prioritize the street frontages for locating the Front Lot Line for required
amounts building frontage and allowable amounts of parking frontage.
Refer to Figure 10.21.2G (4).
1. Vehicular Access. Vehicular access is also managed through this
street prioritization within the Building Type requirements (refer to
Section 10-21-4). See Figure 10.21.2G (2) and Figure 10.21.2G (3)
for illustration of permitted vehicular access locations.
(a) The order of access is typically as follows, unless otherwise
permitted by Building Type:
i. Lane (Tertiary Street) or Alley (un-mapped) permits
unlimited access.
ii. If no Lane or Alley exists, one (1) driveway per secondary
street frontage is permitted.
iii. If no tertiary or secondary street abuts the parcel, one
driveway is permitted off the Primary Street and shared
access with adjacent properties is encouraged.
(b) Refer to the Subdivision Control Ordinance for additional
requirements of vehicular access off adjacent streets.
Interparcel Access requirements shall be met.
2. Primary, Secondary, and Tertiary Street Designations.
(a) Primary Streets. Primary streets require the most intact and
continuous streetwall with few, if any, driveway access. The
Front Lot Line shall always be located on the Primary Street.
When a parcel is fronted by more than two (2) primary streets,
the Director shall determine which is the appropriate street
for the Front Lot Line. The determination should be based on
locations of existing and other proposed development Front
Lot Lines.
i. Vehicular access should not be located off a primary
street, unless no other options exists. Refer to Section
10-21-4 Building Type requirements for allowances of
vehicular access, if applicable.
(b) Secondary Streets. Secondary streets are intended to have a
fairly continuous streetwall, but will likely have a driveway for
each parcel. If no tertiary street exists, access will likely be off
the secondary street.
(c) Tertiary Streets. Tertiary streets typically have no streetwall
requirements and could be fronted by parking structures
and parking lots with multiple drives and/or vehicular access
points.
FINAL DRAFT March 2019 17
Primary Streets Key
Primary Street
Secondary Street
0’75’150’300’
Tertiary Street
F o x R i v e r
S Bridge StreetN Bridge StreetE Fox Street
W Ridge Street
W Madison Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetState StreetHeustis StreetFigure 10-21-2G (4). Primary Streets Map.DRAFT10-21-2 Districts
Yorkville Downtown Overlay District Form-Based Code18
How To Use The Code
Districts
CC1: CoreCC2: ShoppingCC3: Core SupportCC4: Residential / OfficeCC5: GatewayResidential & Lodging Uses
Residential 8 8 4 4 8
Bed & Breakfast 0
Hotel/Motel 6 4 4 4 4
Care Facilities 8 8 4 0 4
Senior Housing 6 6 6 6 6
Civic / Institutional Uses
Assembly Uses 4 4 4
Civic Offices & Services 4 4 4 4
Library/Museum 4 4 4 4 4
School: Elementary, Secondary 4 4 4
School: High School 4 4
School, Private or Special 0 0
Retail Uses
Neighborhood Retail 4 4 4 6 4
General Retail 4 4
Adult Establishments 6 6 6
Service Uses
Neighborhood Service 4 4 4 6 4
General Service 4 4
Automotive Specialty Shop 6
Service Station 6
Commercial Amusement, Outdoor 0
Daycare Facility 4 4 4
Hospital 4 4
Veterinary Clinic/Hospital or Kennel
(Enclosed)6 6 6
Key
4 Permitted
8 Permitted in Upper Stories Only
6 Permitted with Development
Standards
0 Requires Special Use Permit
Figure 10-21-3A (1). Yorkville Code Permitted Uses How-To.
Permitted Use Table
Permitted Use Table
The Permitted Use Table contains all the uses
permitted in the Downtown Overlay District. It is
organized by district, so only the information in a
parcel’s district is applicable to that parcel. The
other columns do not apply.
For example, a parcel in CC1 only applies the
standards from that column, illustrated below.
EXAM
P
L
EDRAFTA. General Provisions
The following establishes a simplified set of uses permitted within the
Building Forms of each downtown form-based zoning district.
1. Uses by District. Permitted and special uses available in each form-
based district are shown in Table 10-21-3B (1).
2. Use Definitions. Uses listed in Tables 10-21-3C (1) - 10-21-3C (4)
are defined in Section 10-2-3 of the Zoning Ordinance. Further
definitions applicable only to the Yorkville Form-Based Districts are
located in Section 10-21-3C.
3. Permitted Use (“4”). These uses are permitted by-right in the form
districts in which they are listed.
4. Permitted in Upper Stories Only (“8”). These uses are permitted
by-right in the districts in which they are listed, provided that
the uses are located in the upper stories of a structure. These
uses may also be located in the ground story provided that they
are located beyond a depth of at least twenty feet from the front
primary facade.
5. Requires a Special Use Permit (“0”). These uses require a Special
Use Permit (refer to Section 10-6 Special Use Regulations) in order
to occur in the districts in which they are listed and must follow any
applicable development standards associated with the use as well
as meet the requirements of the special use.
6. Permitted with Development Standards (“6”). These uses are
permitted in the districts in which they are listed, provided that
they are developed utilizing the listed development standards.
These standards, combined with the Building Type requirements,
are intended to alleviate any negative impacts associated with the
use, making it appropriate in a district where it otherwise might not
have been appropriate.
7. Prohibited Use. A blank cell or an unlisted use in the use table
indicates that the land use is prohibited in that district.
8. City Determination. When a proposed land use is not explicitly
listed in Table 10-21-3B (1), the Director shall determine
whether or not it is included in the definition of a listed use or
is so consistent with the size, scale, operating characteristics
and external impacts of a listed use that it should be treated as
the same use. Any such determination may be appealed to the
Planning and Zoning Commission.
9. Temporary Accessory Uses. Temporary accessory uses are
permitted in all Downtown Overlay Districts, including outdoor
displays, seasonal displays and sales, festivals, and vendors. The
following requirements apply:
(a) Outdoor displays are permitted up to eight (8) hours per day,
no more than three (3) consecutive days in any one (1) month.
(b) Build-to Zone. Temporary outdoor displays of merchandise are
permitted in the Build-to Zone without a permit, subject to all
other requirements of Section 10-21-3.
(c) Right-of-way. Any temporary outdoor display or occupation in
the right-of-way requires a review approval by the Community
Development Director.
10-21-3 Uses
FINAL DRAFT March 2019 19
Key
4 Permitted
8 Permitted in Upper Stories Only
6 Permitted with Development Standards
0 Requires Special Use Permit
Districts
S 1: Bridge StreetS 2: Hydraulic StreetS 3: Van Emmon StreetS 4: ‘B’ StreetS 5: ‘B’ Street - ResidentialResidential & Lodging Uses Category
Residential Dwelling 8 4 4 4 4
Hotel/Motel 6 6 6 0
Bed & Breakfast Inn 8 8 0 0 0
Residential Care Facility 0 0
Senior Housing 6 6 6 0
Civic & Institutional Uses Category
Civic Offices & Services 4 4 4 4 4
Library/Museum 4 4 4 0 0
Police & Fire 6 6 6
Post Office (no distribution)4 4 4
Religious & Organization Assembly 4 4 4 4 4
School: Public or Private 0 0 0 0 0
School: College 0 0 0 0 0
Retail & Service Uses Category
Neighborhood Retail (<8,000 sf)4 4 4 4 0
General Retail 6 6 6
Neighborhood Service 4 4 4 0 0
General Service 6 6 6
Recreation/Entertainment 4 4 6 0
Automotive Services 0 0 0
Food Services & Drinking Places 4 4 4 4 0
Office & Industrial Uses Category
Office 8 4 4 4
Small-Scale Industry 6 6 6 4
Infrastructure Uses Category
Communication Antennae & Towers 0 0 0 0 0
Parking Lot 6 6 6 6 6
Parking Structure 6 6 6 6 6
Public Utility & Infrastructure 4 4 4 4 4
Open Space Uses Category
Open Space 6 6 6 6 6
Districts
S 1: Bridge StreetS 2: Hydraulic StreetS 3: Van Emmon StreetS 4: ‘B’ StreetS 5: ‘B’ Street - ResidentialAccessory Uses
Alternative Energy Generation 6 6 6 6 6
Amphitheater 0 0
Car Washes, Detail Shops, and/or
Service Stations 0 0 0
Drive Through Facility 0 0 0
Home Occupation 4 4 4 4 4
Outdoor Storage of Goods 6 6 6
Outdoor Restaurant Dining 4 4 4 4
Parking Lot (Accessory)6 6 6 0
Parking Structure (Accessory)6 6 6
Roadside Produce Stand/Vending 6 6
Sidewalk Sales 6 6 6 0 0
Temporary Storage Containers 6 6 6 6
Mobile Food Vendors 6 6 6 6 6
Temporary Structures 6 6 6 6 6
Table 10-21-3B (1). Permitted Uses Table.DRAFT10-21-3 Uses
Yorkville Downtown Overlay District Form-Based Code20DRAFTB. Permitted Use Table
See Table 10-21-3B (1) for a list of permitted and special uses.
C. Use Requirements
1. Residential and Lodging Uses. A category of uses that include
several residence types.
(a) Refer to 10-2-3 for the following definitions.
i. Residential.
ii. Bed & Breakfast Inn.
(b) Hotel/Motel. Refer to 10-2-3 for definition. In the districts
where a hotel/motel requires development standards (“6”),
rooms shall be located in the upper stories. Lobbies and
eating facilities shall be located on the ground floor.
(c) Residential Care Facility. A facility offering temporary or
permanent lodging to the public consisting of an unlimited
number of sleeping rooms with or without in-room kitchen
facilities. Includes such uses as independent and assisted
living facilities, nursing homes, residential care homes, and
transitional treatment facilities. Assistance with daily activities
may be provided for residents. Secondary service uses may
also be provided, such as dining and meeting rooms. Rooms
shall be accessed from the interior of the building. In the
districts where this use requires a special use permit (“0”),
refer to Section 10-21-1F for procedure and development
standards.
(d) Senior Housing. In the districts where Senior Housing requires
development standards (“6”), the following shall apply:
i. Housing shall be designed, constructed and operated in
accordance with the Fair Housing Amendments Act.
ii. The Property shall comply with all applicable local, state,
and federal regulations and copies of any applicable
permits shall be provided to the Department prior to the
issuance of a Certificate of Occupancy.
(e) Use Permits. When a use is listed as permitted with a Use
Permit “0,“ refer to Section 10-21-1F for procedure and
development standards.
2. Civic & Institutional Uses. A category of uses related to fulfilling
the needs of day-to-day community life including assembly, public
services, educational facilities, and hospitals.
(a) Civic Offices & Services. Any use that involves transactions
between the City government and residents, property owners,
or others doing business with the City or other activities
related to the function of the municipality.
(b) Library/Museum. A structure open to the general public
housing educational, cultural, artistic, or historic information,
resources, and exhibits. May also include food service and a
gift shop.
(c) Police & Fire. A facility providing public safety and emergency
services; training facilities, locker rooms, and limited overnight
accommodations may also be included. The facilities shall be
housed in a permitted building, but shall have the following
additional allowances:
i. Garage doors are permitted on the front facade.
ii. Exempt from maximum driveway widths.
10-21-3 Uses
(d) Post Office. A publicly accessed facility for the selling of
supplies and mail related products and the small scale
collection and distribution of mail and packages. Large-scale
postal sorting and distribution is not permitted.
(e) Religious & Organization Assembly. Assembly Uses include
Assembly Hall; Church, Temple, or Other Place of Worship; and
Clubs.
(f) Use Permits. When a use is listed as permitted with a Special
Use Permit “0,“ refer to Section 10-21-1F for procedure and
development standards.
3. Retail & Service Uses. A category of uses that include several retail
and service types. Refer to Section 10-2-3 for definitions.
(a) Neighborhood Retail. A use in this category occupies a space
of less than 8,000 square feet. Neighborhood retail includes such
uses as those listed in Table 10-21-3C (1).
i. When Neighborhood Retail is permitted with
development standards “6“, it is limited to 8,000 square
feet.
(b) General Retail. A use in this category includes all
Neighborhood Retail uses occupying a space of greater than
8,000 square feet and such uses as those listed in Table 10-
21-3C (1).
(c) Service Uses. A category of uses that provide patrons services
and limited retail products related to those services. Visibility
and accessibility are important to these uses, as most patrons
do not utilize scheduled appointments.
(d) Neighborhood Service. A use in this category occupies a
space of less than 8,000 square feet. Neighborhood service
includes such uses as those listed in Table 10-21-3C (2).
i. When Neighborhood Service is permitted with
development standards “6“, it is limited to 6,000 square
feet.
(e) General Service. A use in this category includes all
Neighborhood Service uses occupying a space of greater than
8,000 square feet and such uses as those listed in Table 10-
21-3C (2).
(f) Recreation/Entertainment. Refer to Table 10-21-3C (3).
(g) Automotive Services. Refer to Section 10-2-3 for definition.
In the districts where this use requires a special use permit
(“0”), the following applies:
i. The use shall meet all of the requirements of the
Building Type, refer to Section 10-21-4.
ii. Service doors shall all be located on the rear or interior
side facade of the building.
iii. The showroom or retail space shall be located in the
front storefront of the building and shall occupy a
minimum of twenty percent (20%) of the gross floor area.
(h) Food Services & Drinking Places. Food Services & Drinking
Places include only the following:
i. Full Service Restaurants
ii. Carry-out Food Service Stores
iii. Quick Service Restaurants
iv. Banquet Centers & Caterers
v. Drinking Places (Alcoholic Beverages)
FINAL DRAFT March 2019 21DRAFT10-21-3 Uses
vi. Brewpubs. A microbrewery that brews beer for both on
and off-premise consumption, and may include a bar
and/or restaurant.
vii. Wine Establishments. A properly licensed business which
sells wine only (not liquor or beer) for both on and off-
premise consumption, as well as wine accessories and/
or merchandise.
4. Office & Industrial Uses. A category of uses for businesses that
involve the transaction of affairs of a profession, service, industry,
or government. Patrons of these businesses usually have set
appointments or meeting times; the businesses do not typically
rely on walk-in customers. Office uses include those listed in Table
10-21-3C (4), List of Typical Uses in Office Category.
(a) Office. Office uses include those listed in Table 10-21-3C (4),
List of Typical Uses in Office Category.
(b) Small-Scale Industry. A use involving small scale
manufacturing, production, assembly, and/or repair with little
to no noxious by-products that includes a showroom or small
retail outlet. Small-Scale Industry includes such uses as those
found in Table 10-21-3C (5). List of Typical Uses in Cottage
Industry Category. The following development standards
apply:
i. This use may also include associated facilities such as
offices and small scale warehousing, but distribution
is limited to vans and small trucks. Distribution access
shall be from the rear.
ii. The maximum overall gross floor area is limited to
10,000 square feet, unless otherwise noted.
iii. The showroom or retail outlet shall be located in the front
storefront of the building and shall occupy a minimum of
twenty five percent (25%) of the gross floor area.
5. Infrastructure & Open Space Uses.
(a) Communication Antennae & Towers. Refer to Section 10-18.
Communication Antennae & Towers located within the right-of-
way or on utility poles are premitted.
(b) Parking Lot. A lot that does not contain a permitted building
and is solely used for the parking of vehicles. In the districts
where a parking lot requires a special use permit (“0”), the
following applies:
i. Corner Lots. A corner lot shall not be used as a parking
lot.
ii. Adjacent Parking Lots. Two (2) parking lots cannot be
located directly adjacent to one another.
iii. Single Family. Parking lot cannot be associated with a
single family use.
iv. Distance. Parking lot must be within 1,300 feet of the
principal entrance to the associated use unless:
(i) At least seventy five percent (75%) of the spaces
are dedicated for public use.
(ii) An approved joint parking agreement is in place.
v. Pedestrian Access. Must be connected to associated use
by a dedicated, public pedestrian pathway.
vi. Commercial Vehicles. Parking lots for commercial
vehicles are not permitted in Downtown Overlay Districts.
(c) Parking Structure. A parking structure on a lot that does
not contain a permitted Building Type and is solely used for
the parking of vehicles. In the districts where a parking lot
requires a special use permit (“0”), the following applies:
i. Corner Lots. A corner lot shall not be used for a parking
structure.
ii. Adjacent Parking Lots. Two (2) parking facilities (lots or
structures) cannot be located directly adjacent to one
another.
iii. Primary Street. No facade of the Parking Structure shall
be located on a Primary Street. Refer to Figure 10-21-2G
(4). For Parking Structures located on a Primary Street,
the Main Street Building Type shall be utilized, requiring
occupation of the building in the front thirty (30) feet of
the facade on any Primary Street.
iv. Distance. Parking lot must be within 1,300 feet of the
principal entrance to the associated use unless:
(i) At least seventy five percent (75%) of the spaces
are dedicated for public use.
(ii) An approved parking agreement is in place (refer to
Section 10-16).
v. Pedestrian Access. Must be connected to associated use
by a dedicated, public pedestrianway.
vi Commercial Vehicles. Parking structures for commercial
vehicles are not permitted in these districts.
(d) Utility and Infrastructure. A lot that is primarily utilized for the
City’s infrastructure needs. Utility and infrastructure includes
such uses as electric or gas services, sewage treatment,
water treatment and storage, and energy conversion systems.
6. Open Space Uses. A use of land for active or passive, public or
private, outdoor space, including such uses as parks, plazas,
greens, playgrounds, or community gardens. Open space uses may
also be utilized to host temporary private or community events,
such as a farmer’s market or art fair. In the districts where open
space is permitted with development standards (“6”), the following
apply:
i. Stormwater Accommodations. Open space that
incorporates stormwater management on a site or
district scale is encouraged.
(i) Stormwater facilities shall be designed to
accommodate additional uses, such as an
amphitheater or a sports field.
(ii) Stormwater facilities shall be designed not to be
fenced and shall not impede public use of the land
they occupy.
ii. This use may involve small scale food and beverage
service, no more than two hundred (200) square feet in
space, located in a kiosk, with no service access.
iii. Buildings located directly adjacent to an open space use
shall treat facades facing this use with street facade
requirements.
7. Accessory Uses. A category of uses that are not permitted to serve
as the principal use on a zoning lot. These uses are incidental to
Yorkville Downtown Overlay District Form-Based Code22
Primary Street
Building
Footprint
Drive-
Through
Canopy
Front Property Line
Figure 10-21-3C (1). Recommended drive-through Facility layout.DRAFT10-21-3 Uses
and customary in connection with the principal building or use and
located on the same lot with such principal building or use.
(a) Alternative Energy Generation. Refer to Section 10-19.
Alternative energy generation includes structures for solar,
wind, and geothermal. The following development standards
apply:
i. Roof or Building Mounted Solar panels are permitted
with the following requirements:
(i) Panels mounted at the same angle of the roof or
flush on the building facade are permitted on any
roof or building face.
(ii) Panels projecting off the roof or building at a
different angle are limited to the rear and side
facing roofs, unless solar access is limited in these
locations.
(iii) Panels shall not extend more than ten (10) feet at
maximum pitch/tilt above the surface of the roof to
which they are attached. On pitched roofs, panels
shall not extend more than three (3) feet.
ii. Roof Mounted Small Wind Energy Systems are permitted
with the following requirements:
(i) Maximum rated capacity of five kW is permitted per
turbine.
(ii) One turbine is permitted for each seven hundred
and fifty (750) square feet of roof area.
(iii) Maximum height is fifteen (15) feet above the
surface of the roof.
iii. Geothermal Energy is permitted in any yard with the
following requirements:
(i) Any related above ground structure shall be located
in a side or rear yard with a maximum height of ten
(10) feet, subject to all requirements of the Building
Type.
(b) Amphitheater. Refer to Section 10-2-3 for definition. In the
districts where an amphitheater is permitted with a special
use permit “0,“ the following apply:
i. Location. The amphitheater shall be located within an
Open Space District (refer to Section 10-10).
ii. The hours of operation shall be posted and limited to the
hours of 8:00 a.m. to 11:00 p.m.
(c) Car Washes, Detail Shops and/or Service Stations. Refer
to Section 10-2-3 for definitions. In the districts where car
washes, detail shops and/or service stations are permitted
with a special use permit (“0”), the following apply:
i. Location. Use must be located inside a parking garage
and not visible from the exterior of the parking garage.
(d) Drive-through Facility. In the districts where drive-through
structures are permitted with development standards (“6”),
the following applies. Refer to Figure 10-21-3C (1) for one
illustration of the following requirements.
i. Structure/Canopy. Drive-through structures or canopies
shall be located on the rear facade of the building or in
the rear of the lot behind the building, where permitted
by use. The structure shall not be visible from any
Primary Street.
ii. Stacking Lanes. Stacking lanes shall be located
perpendicular to the Primary Street or behind the
building.
iii. The canopy and structure shall be constructed of the
same materials utilized on the building.
(e) Home Occupation. An occupational use that is clearly
subordinate to the principal use as a residence and does not
require any alteration to the exterior of a building.
(f) Outdoor Storage of Goods.
i. Commercial Uses. This use includes outdoor storage
of goods not typically housed or sold indoors, such
as large scale materials and building and landscape
supplies. In the districts where Outdoor Storage of Goods
is permitted with development standards (“6”), the
following apply:
(i) Loose materials shall not be stacked higher than six
(6) feet.
(ii) Loose materials shall at a minimum be stored in a
three sided shelter and shall be covered.
(iii) Materials shall be set back a minimum of ten (10)
feet from any property line.
(iv) Materials shall not be located on required parking
spaces or associated drive aisles.
(v) All outdoor storage areas shall be screened from
view of adjacent parcels and vehicular rights-of-way
using the Side or Rear Buffer.
ii. Residential Uses. This use includes temporary storage
of personal or household goods in personal on demand
storage (PODS) containers. In the districts where
outdoor storage of goods is permitted with development
standards (“6”), the following development standards
apply:
(i) One (1) storage container can be located on a lot at
a time.
(ii) On site storage of a container is permitted for up to
two (2) months per year.
(iii) Containers shall not be located in the Front Yard,
but permitted on a driveway.
(g) Outdoor Restaurant Dining. Commercial outdoor dining,
serviced by an adjacent service use, and permitted in any
FINAL DRAFT March 2019 23DRAFT10-21-3 Uses
yard. When in a side yard along the front Lot Line, the Patio
Frontage buffer is required.
(h) Parking Lot. An uncovered paved surface used solely for
the parking of vehicles, intended for use by the occupants
in an adjacent building on the lot. Parking lot locations are
regulated by Building Type. Refer to Section 10-21-4.
(i) Parking Structure. A structure used solely for the parking of
vehicles, intended for use by the occupants in an adjacent
building on the lot. Parking Structures within the buildings are
regulated per Building Type. Refer to Section 10-21-4.
(j) Roadside Produce Stand or Vending. Refer to Section 10-21-1
for definition.
(k) Sidewalk Sales. A temporary outdoor sale of merchandise by
retail businesses, typically occurring on the sidewalk within
the public right-of-way for a limited period of time. In the
districts where a Sidewalk Sale is permitted with development
standards “6,“ the following apply:
i. A minimum of four (4) feet of the sidewalk must remain
available for passing pedestrians.
ii. Sidewalk Sales are permitted for up to three (3) days no
more than six (6) times per calendar year.
iii. Merchandise must be stored inside the building during
non-business hours.
iv. Merchandise sold shall either be regularly carried within
the store, or have been regularly carried within the store
in the past year.
(l) Temporary Storage Containers. Outdoor storage of personal or
retail stock materials on a temporary basis within a portable
storage container. When a Temporary Outdoor Storage use
is permitted with development standards “6,“ the following
apply.
i. One (1) storage container may be located on a lot at a
time.
ii. On site storage of a container is permiitted for up to two
(2) weeks; up to four (4) weeks is permtted with approval
of the Director.
iii. The container shall be located in the rear yard, screened
by the building from any primary or secondary street.
(m) Mobile Food Vendors. A motorized or towed wheeled vehicle
that is designed and equipped to sell food. Shall include both
“hot trucks” upon which food is cooked and prepared for
vending, and “cold trucks” from which only ready to eat or
packaged foods are handled. Refer to Section 10-3-14.
Yorkville Downtown Overlay District Form-Based Code24
Neighborhood Retail
(less than 8,000 square feet)
Antique Shop
Art & Education Supplies
Art Gallery
Bakery, Retail
Bicycle Sales & Repair
Book, Magazine, & Newspaper Store
Camera & Photo Supply Store
Candy Store
China & Glassware Shop
Clothing & Clothing Accessories
Coffee Shop
Computer Software Sales
Delicatessen
Electronic Sales & Service
Fabric & Craft Store
Florist
Garden Center/Plant Nursery
Gift, Novelty, & Souvenir Shop
Hardware Store
Hobby Shop
Jewelry Sales & Repair
Luggage & Leather Goods
Microbreweries, Microwineries
Music Store & Instruction
Musical Instrument Repair & Sales
Office Supply
Optical Goods
Paint & Wallpaper
Party Supply Shop
Pet & Pet Supply
Specialty Food Market (Butcher,
Fish Market, Produce, etc.), with no
alcohol sales
Sporting Goods Sales & Rental
Stationary & Paper Store
Toy Shop
Video/Game Sales
Wine Establishment (no liquor/beer)
General Retail
All Neighborhood Retail (over 8,000
square feet)
Appliance Sales & Service
Department Store
Drug Store/Pharmacy
Furniture & Home Furnishings
General Merchandise Stores
Grocery Store
Medical Supply Store
Used Merchandise Stores (not
including books, clothing &
antiques)
Neighborhood Service
(less than 8,000 square feet)
Amusement Arcade
Barber Shop & Beauty Salon
Catering/Carry-Out & Delivery
Communication Service
Childcare Centers
Dance/Fitness Studio
Dry Cleaning & Laundry
Emergency Care Clinic
Framing
Health & Fitness Center
Home Furniture & Equipment Repair
Locksmith
Mailing Services
Massage Establishments
Nail Salon & Specialty Body
Pet Grooming
Photocopying & Printing
Photography Studio & Supplies
Physical Therapy/Physical
Rehabilitation
Repair of Small Goods & Electronics
Restaurant/Bar
Services (Spa)
Shoe Repair
Tailor & Seamstress
Theater
Travel Agency, Ticketing & Tour Operator
Veterinarian (no outdoor training,
boarding or kennels)
General Service
All Neighborhood Services (over
8,000 square feet)
Bowling Alley
Recreation/Entertainment
Billiard Parlor
Boat Sales & Rental
Boat Storage
Indoor Playground
Indoor Shooting Gallery/ Gun Range
Marina
Outdoor Music Venue
Railroad Passenger Station
Skating Rink
Stadium
Swiming Pool
Office
Architecture/Engineering/Design
Broadcasting & Telecommunications Studio
Building Contractor (office only)
Business Consulting
Charitable Institutions
Clinic
Computer Programming & Support
Detective Services
Educational Services (tutor & testing)
Employment Agency
Financial & Insurance
Government Offices
Legal Services
Management Services
Medical & Dental with Laboratory
Motion Picture & Sound Recording Studio
Small-Scale Industry
Apparel & Finished Fabric Products
Bakery & Confections
Beverages, including Beer, Wine,
Coffee
Botanical Products
Brooms & Brushes
Canning & Preserving Food
Dairy Products
Electrical Fixtures
Engraving
Fabricated Metal Products
Film Making
Furniture & Fixtures
Glass
Jewelry, Watches, Clocks, &
Silverware
Leather Products
Microbreweries, Microwineries
Musical Instruments & Parts
Pottery, Ceramics, & Related
Products
Research Laboratory
Shoes & Boots
Signs & Advertising
Smithing
Taxidermy
Toys & Athletic Goods
Upholstery
Woodworking
PR & Advertising
Professional Services
Property Development
Real Estate
Research & Development
Research Agency
Surveying
Tax Services
Table 10-21-3C (1). List of Typical Uses in Retail Category.
Table 10-21-3C (5). List of Typical Uses in Small-Scale Industry
Category.
Table 10-21-3C (4). List of Typical Uses in Office Category.
Table 10-21-3C (2). List of Typical Uses in Service Category.
Table 10-21-3C (3). List of Typical Uses in Recreation/Entertainment
Category
DRAFT10-21-3 Uses
FINAL DRAFT March 2019 25
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DRAFT10-21-3 Uses
Yorkville Downtown Overlay District Form-Based Code26
Building Types by Districts
Districts
S1: Bridge StreetS2: Hydraulic StreetS3: Van Emmon StreetS4: ‘B’ StreetS5: ‘B’ Street - ResidentialBuilding TypesDowntown Commercial 4 4 4 4
Downtown Living 4 4 4
Cottage Commercial 4 4 4 4
Civic Building 4 4 4 4 4
Attached Building 4 4 0
Yard Building 0 4
4 Permitted 0 Requires Permit / Review DRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDistricts DRAFTDistricts
Table 10-21-4A (1). Permitted Building Types by District
principal structure.
ii. Detached accessory structures are allowed per each
Building Type and shall comply with all setbacks except
the following:
(i) Detached accessory structures are not permitted in
the front yard.
(ii) Detached accessory structures shall be located
behind the principal structure in the rear yard.
(iii) Detached accessory structures shall not exceed the
height or size (area) of the principal structure.
2. Page Layout. Document pages are laid out to provide the
maximum amount of information for each building type on one
spread of two pages. Refer to Figure 10-21-4A (1) for a typical
Building Type layout page.
(a) Tables. Refer to Section 10-21-4B for further information on
each Table.
(b) Graphics typically represent one example of a building that
could be developed utilizing the standards for that building
type. Graphics are provided to illustrate general intent. In all
cases, tables and text supercede graphic representations.
4.0 Building Types
A. Introduction to Building Type Standards
The buildings detailed in this section outline the Building Types
permitted for new construction and renovated structures within the
Districts defined in Section 10-21-2.
1. General. All Building Types shall meet the following requirements
to achieve the intents defined for the districts.
(a) Zoning Districts. Each Building Type shall be constructed only
within its designated districts. Refer to Table 10-21-4A (1)
Permitted Building Types by Districts.
(b) Uses. Each Building Type can house a variety of uses
depending on the district in which it is located. Refer to 15.3
for uses permitted per district. Some Building Types have
additional limitations on permitted uses.
(c) No Other Building Types. All buildings constructed shall meet
the standards of one of the Building Types within the zoning
district of the lot.
(d) Permanent Structures. All buildings constructed shall be
permanent construction without a chassis, hitch, or wheels, or
other features that would make the structure mobile, unless
otherwise noted.
(e) Accessory Structures.
i. Attached accessory structures are considered part of the
10-21-4 Building Types
Tables define the
regulations for each
Building Type. Refer to
10-21-4B Explanation
of Building Type Table
Standards for narrative
explanation of each line
item.
Graphics related to the tables on
the left. Graphics typically represent
one example of Building Type
standards
Intent of the
Building Type.
One Building Type per Spread of
Two Pages
Sandy Springs City Center Districts DRAFT20
13.2 Frontage Types
Permitted Districts
CC1: Core CC2:Shopping CC3: Core Support CC5: Gateway
(a) Building Siting Refer to Figure 13.2.3 (1).
Minimum Front Lot Line Coverage 95% 90% 2 90% 65%
Occupation of Corner Required Required Required Required
Front Build-to Zone 0’ to 10’ 5’ to 15’ 1 0’ to 15’ 10’ to 25’
Corner Build-to Zone 0’ to 5’ 5’ to 10’ 0’ to 10’ 10’ to 25’
Courtyard Permitted 25%30% 30%50%
Minimum Side Yard Setback 0’5’5’10’
Minimum Rear Yard Setback 5’5’5’25’
Minimum Lot Width
Maximum Building Width [200’]30’none 30’none 30’none 30’none
Maximum Impervious CoverageAdditional Semi-Pervious Coverage 75%
25%
65%
15%
75%
20%
60%
15%
Parking & Loading Location Rear yard Rear yard 2 Rear yard Rear & side yards
Entry for Parking within Building Rear facade Rear & side facades Rear facades Rear & side facades
Vehicular Access
Alley; if no alley exists, 1 driveway per non-primary street frontage; if no side street, 1
driveway permitted off Primary Street; shared access is encouraged.
1 driveway per 100’ of street frontage
(b) Height Refer to Figure 13.2.3 (2)
Minimum Overall Height 2 stories 1 story 2 stories 1 story
Maximum Overall Height 8 stories 8 stories 3 8 stories 4 stories
Ground Story: Minimum Height Maximum Height 14’18’14’24’ 4 14’18’14’24’ 4
Upper Stories: Minimum Height
Maximum Height 9’12’ 9’15’ 9’12’9’15’
(c) Uses Refer to Figure 13.2.3 (2)
Ground Story
Permitted
Civic, Retail & Service uses. Refer to 13.6.
Permitted Retail, Service, and Office uses. Refer to 13.6.
All permitted uses. Refer to 13.6.
All permitted uses. Refer to 13.6.
Upper Story All permitted uses. Refer to 13.6.
Parking within Building Permitted fully in any basement and in rear of upper floors
Occupied Space 30’ deep on all full height floors from the front facade
(d) Street Facade Requirements Refer to Figure 13.2.3 (3).
Minimum Ground Story Transparency
Measured between 18” and 8’ above grade 75% 65%75%50%
Minimum Transparency
Upper Stories 20%15% 20%15%
Blank Wall Limitations Required per floor
Front Facade Entrance Type Storefront, Arcade
Principal Entrance Location Front or Corner Facades
Front, Side, or Corner Facades
Front or Corner Facades
Front, Side, or Corner Facades
Number of Front Facade Street
Entrances Minimum 1 for every 60’ or less of facade none
Vertical Facade Divisions
One per designated width of facade 30’50’ 30’50’
Horizontal Facade Divisions Within 3’ of the top of the ground story and the bottom of any
fifth floor
(e) Roof Type Requirements Refer to Figure 13.2.3 (3).
Permitted Roof Types Parapet, Pitched, Flat
Tower Permitted
3. Storefront Building.
A. Description & Intent. The Storefront
Building is a mixed use building
located at the front and corner
property lines allowing easy access
to passing pedestrians. Parking may
be provided in the rear of the lot,
internally in the building.
Storefronts with large amounts of
transparency and regularly spaced
entrances off the street are required
on the ground floor front facade.
Ground floor uses are limited to
those with high levels of pedestrian
activity, such as retail, and service
uses, with additional commercial,
office, and/or residential uses in the
upper stories.
B. Regulations. Regulations for the
Storefront Frontage Type are defined
in the adjacent table.
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Notes:
1 Where the distance from back of curb to edge of sidewalk is 10 feet or less and no
additional right-of-way is required, an 8’ to
18’ Build-to Zone is required.
2 Lots wider than 100 feet are permitted
up to one double-loaded aisle of parking
(maximum width of 70 feet), located perpendicular to the front lot line in the side yard, and shall meet a Front Lot Line
Coverage of 60%.
3 Maximum height is 12 stories for parcels
with Roswell Road street frontage south of
Hammond Drive and north of I-285.
3 20’ or more in height counts as two stories towards maximum building height.
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DRAFT December 30, 2012DRAFT 21
13.2 Frontage Types
Figure 13.2.3 (2): Height & Use Requirements.
Front Property Line
Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street Side Property LineFTFFAlley
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Figure 13.2.3 (1): Building Siting.
Figure 13.2.3 (3): Street Facade Requirements.
street
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street Front Lot Lineo
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Front Property Line
Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street Side Property LineAlley
Typical Site Plan.Site Plan with side parking (DT 2, DT 3, and DT3 only).
PRINCIPAL BUILDING
PRINCIPAL BUILDING
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Permitted Districts
CC1: Core CC2:Shopping CC3: Core Support
(a) Building Siting Refer to Figure 13.2.2 (1).
Minimum Front Lot Line Coverage 95% 90% 2 90%
Occupation of Corner Required Required Required
Front Build-to Zone 0’ to 10’ 5’ to 15’ 1 0’ to 15’
Corner Build-to Zone 0’ to 5’5’ to 10’0’ to 10’
Courtyard Permitted 25%30%30%
Minimum Side Yard Setback 0’5’5’
Minimum Rear Yard Setback 5’5’5’
Minimum Lot Width
Maximum Building Width
30’
none
30’
none
30’
none
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
75%
25%
65%
15%
75%
20%
Parking & Loading Location Rear yard Rear yard 2 Rear yard
Entry for Parking within Building Rear facade Rear & side
facades Rear facades
Vehicular Access
Alley; if no alley exists, 1 driveway per non-
primary street frontage; if no side street, 1
driveway permitted off Primary Street; shared
access is encouraged.
(b) Height Refer to Figure 13.2.2 (2)
Minimum Overall Height 2 stories 1 story 2 stories
Maximum Overall Height 8 stories 8 stories 3 8 stories
Ground Story: Minimum Height
Maximum Height
14’
18’
14’
24’ 4
14’
18’
Upper Stories: Minimum Height
Maximum Height
9’
12’
9’
15’
9’
12’
(c) Uses Refer to Figure 13.2.2 (2)
Ground Story
Permitted
Civic, Retail &
Service uses.
Refer to 13.6.
Permitted
Retail,
Service, and
Office uses.
Refer to
13.6.
All permitted
uses. Refer to
13.6.
Upper Story All permitted uses. Refer to 13.6.
Parking within Building Permitted fully in any basement and in rear of
upper floors
Occupied Space 30’ deep on all full height floors from the
front facade
(d) Street Facade Requirements Refer to Figure 13.2.2 (3).
Minimum Ground Story Transparency
Measured between 18” and 8’ above grade 75% 65%75%
Minimum Transparency
Upper Stories 20%15%20%
Blank Wall Limitations Required per floor
Front Facade Entrance Type Storefront, Arcade
Principal Entrance Location
Front or
Corner
Facades
Front, Side,
or Corner
Facades
Front or
Corner
Facades
Number of Front Facade Entrances Minimum 1 for every 60’ or less of facade
Vertical Facade Divisions
One per designated width of facade 30’50’ 30’
Horizontal Facade Divisions Within 3’ of the top of the ground story and the
bottom of any fifth floor
(e) Roof Type Requirements Refer to Figure 13.2.2 (3).
Permitted Roof Types Parapet, Pitched, Flat
Tower Permitted
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Permitted Use Table
Page Layout
Building Type pages are laid out to provide the maximum
amount of information for each Building Type on one spread of
two pages.
Graphics typically represent one example of a building that
could be developed utilizing the standards for that Building
Type. Graphics are provided to illustrate general intent. In all
cases, tables and text supercede graphic representations.
Permitted Use Table
Building Type Tables
Refer to 10-21-4B for an explanation of each line item on
the tables. Building Type tables contain all the standards for
that Building Type. They are organized by district, so only the
information in a parcel’s district is applicable to that parcel. The
other columns do not apply.
For example, a parcel in CC1 only applies the standards from
that column, illustrated below.DRAFTDRAFTDRAFTDRAFT13.2 Frontage TypesDRAFT13.2 Frontage TypesDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTRear Property LineDRAFTRear Property Line
AlleyDRAFTAlleyDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTMaximum Impervious Coverage
DRAFTMaximum Impervious Coverage
Additional Semi-Pervious Coverage
DRAFTAdditional Semi-Pervious Coverage
Parking & Loading Location
DRAFTParking & Loading Location
Entry for Parking within Building
DRAFTEntry for Parking within Building
DRAFTi
DRAFTi
DRAFTh
DRAFTh
Figure 10-21-4A (1). Representative Building Types Spread.
Figure 10-21-4A (2). Building Type Table Example.
10-21-4 Building Types
How To Use The Code
FINAL DRAFT March 2019 27
Yorkville Downtown Overlay District Form-Based Code28
Permitted Districts
District A District B
(a) Building Siting
Multiple Principal Buildings Not permitted Not permitted
Minimum Front Lot Line Coverage 95% 65%
Occupation of Corner Required Required
Front Build-to Zone 0’ to 20’ 1 5’ to 20’ 1
Corner Build-to Zone 0’ to 5’0’ to 10’
Minimum Side Yard Setback 0’5’
Minimum Rear Yard Setback 5’; 25’ if located adjacent to
residential
Minimum Lot Width
Maximum Building Width
30’
none
30’
none
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
75% 3
25%
65% 3
15%
Parking & Loading Location Rear yard Rear yard
Entry for Parking within Building Rear & Side Facades
Vehicular Access Alley; if no alley exists, 1 driveway
per street frontage
EXAM
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EXAM
P
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
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0’ to 5’
EXAM
P
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0’ to 5’
EXAM
P
L
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EXAM
P
L
E
EXAM
P
L
E
0’
EXAM
P
L
E
0’5’
EXAM
P
L
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5’
Minimum Rear Yard Setback
EXAM
P
L
E
Minimum Rear Yard Setback 5’; 25’ if located adjacent to
EXAM
P
L
E
5’; 25’ if located adjacent to
residential
EXAM
P
L
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residential
Minimum Lot WidthEXAM
P
L
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Minimum Lot Width
Maximum Building WidthEXAM
P
L
E
Maximum Building Width
Maximum Impervious CoverageEXAM
P
L
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Maximum Impervious CoverageEXAM
P
L
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EXAM
P
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Additional Semi-Pervious CoverageEXAM
P
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Additional Semi-Pervious Coverage
Width of Principal Building
Width of Front Build-to Zone (BTZ)
(minus driveway width)
Building Footprint
Width of Principal Building
Width of Front Build-to Zone (BTZ)
Building FootprintDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTTable 10-21-4B (1). Example Building Siting Requirements Table from a
Typical Building Type.
Figure 10-21-4B (1). Measuring Front Lot Line Coverage
10-21-4 Building Types
B. Explanation of Building Type Table Standards
The following explains and further defines the standards outlined on
the tables for each Building Type, refer to Sections 10-21-4C through
10-21-4H.
1. Building Siting. The following explains the line item requirements
for each Building Type Table within the first section entitled
“Building Siting”. Table 10-21-4B (1) illustrates an example of a
Building Siting Table from a typical Building Type.
(a) Multiple Principal Structures. The allowance of more than one
(1) principal structure on a lot.
(b) Minimum Front Lot Line Coverage. Refer to Figure 10-21-4B
(1). Measurement defining the minimum percentage of street
wall or building facade along the street. The width of the
principal structure(s) (as measured within the front build-to
zone) shall be divided by the maximum width of the front
build-to zone (BTZ).
i. Certain buildings have this number set to also allow the
development of a courtyard along the front lot line.
ii. Some frontage types allow side yard parking to be
exempted from the front lot line coverage calculation.
If such an exemption is permitted, the width of up to
one (1) double loaded aisle of parking, located with the
drive perpendicular to the street and including adjacent
sidewalks and landscaping, may be exempted, to a set
maximum in feet.
iii. When driveway is located at the front lot line (Figure
10-21-4B (1)) and a side yard parking is not utilized,
a driveway width of twenty (20) feet may be deducted
from the width of the BTZ and is not included in the
calculation of the minimum front lot line.
(c) Occupation of Corner. Occupying the intersection of the front
and corner build-to zones with a principal structure.
(d) Front Build-to Zone. The build-to zone or setback parallel to
the front lot line. Building components, such as awnings or
signage, are permitted to encroach beyond the build-to zone.
i. All build-to zone and setback areas not covered by
building shall contain either landscape, patio space, or
sidewalk space.
(e) Corner Build-to Zone. The build-to zone or setback parallel to
the corner side property line.
i. All build-to zone and setback areas not covered by
building shall contain either landscape, patio space, or
sidewalk space.
(f) Minimum Side Yard Setback. The minimum required setback
along a side property line.
i. All build-to zone and setback areas not covered by
building shall contain either landscape, patio space, or
sidewalk space.
(g) Minimum Rear Yard Setback. The minimum required setback
along a rear property line.
i. All build-to zone and setback areas not covered by
building shall contain either landscape, patio space, or
sidewalk space.
(h) Minimum Lot Width. The minimum width of a lot, measured
at the build-to zone.
Permitted Districts
District A District B
(b) Height
Minimum Overall Height 2 stories 2 story
Maximum Overall Height 5 stories 5 stories
Ground Story: Minimum Height
Maximum Height
14’
18’
14’
18’
Upper Stories: Minimum Height
Maximum Height
9’
12’
9’
12’EXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLE
2 stories
EXAMPLE
2 stories
Maximum Overall HeightEXAMPLEMaximum Overall Height 5 storiesEXAMPLE5 stories
Ground Story: Minimum HeightEXAMPLE
Ground Story: Minimum Height
Maximum HeightEXAMPLE
Maximum Height
14’EXAMPLE
14’
Upper Stories: Minimum HeightEXAMPLE
Upper Stories: Minimum Height
Maximum HeightEXAMPLE
Maximum Height
Maximum Impervious Coverage =
Building Coverage + Impervious Surfaces
Corner Property LineFront Lot Line
Building Footprint
Parking
Grade.
Ground
Story
Upper
Story
Roof
Type
Bottom of
Parapet
Eave Height
Grade
Ground
Story
Upper
Story
Roof
Type
Finished
Floor
DRAFTDRAFTDRAFTDRAFTBottom of DRAFTBottom of
Parapet
DRAFTParapet
Story
DRAFTStory
Table 10-21-4B (2). Example Height Requirements Table from a Typical
Building Type.
Figure 10-21-4B (2). Maximum Impervious & Additional Semi-Pervious
Coverage.
Figure 10-21-4B (3). Measuring Height
10-21-4 Building Types
(i) Maximum Building Width. The maximum width of a building,
measured across the front facade.
(j) Maximum Impervious Coverage. (Refer to Figure 10-21-
4B (2)). The maximum percentage of a lot permitted to
be covered by principal structures, accessory structures,
pavement, and other impervious surfaces.
(k) Additional Semi-Pervious Coverage. The additional
percentage of a lot beyond the Maximum Impervious
Coverage, which may be surfaced in a semi-pervious material,
including a green roof or pavers.
(l) Parking & Loading Location. The yard in which a surface
parking lot, detached garage, attached garage door access,
loading and unloading, and associated drive is permitted.
(m) Entry for Parking within Building. Permitted garage door
location for parking entrance when parking is located within
building.
(n) Vehicular Access. The permitted means of vehicular ingress
and egress to the lot.
i. Alleys, when present, shall always be the primary means
of access.
ii. When alleys are not present, a driveway may be
permitted per Building Type and, if an alternative is
available, shall not be located off a Primary Street.
2. Height. The following explains the line item requirements for
each Building Type Table within the second section entitled
“Height”. Table 10-21-4B (2), illustrates an example of a Height
Requirements Table from a typical Building Type.
(a) Minimum Height (in Stories). The minimum overall height for
the building shall be located within the build-to zone; stories
above the minimum height may be stepped back from the
facade.
(b) Maximum Height (in Stories). The sum of a building’s total
number of stories.
i. Half stories are located either completely within the
roof structure with street-facing windows or in a visible
basement exposed a maximum of one half story above
grade.
ii. A building incorporating both a half story within the roof
and a visible basement shall count the height of the two
(2) half stories as one (1) full story.
iii. Some Building Types require a building facade to step
back as its height increases. The upper stories of any
building facade with street frontage shall be setback a
designated amount beyond the building facade of the
lower stories.
FINAL DRAFT March 2019 29
Yorkville Downtown Overlay District Form-Based Code30
Permitted Districts
District A District B
(c) Uses
Ground Story Per Section 15.3 Uses
Upper Story Per Section 15.3 Uses
Parking within Building Permitted fully in any basement and
in rear of upper floors
Occupied Space 20’ deep on all full height floors
from the front facade
Permitted Districts
District A District B
(d) Street Facade Requirements
Minimum Ground Story
Transparency
Measured between 2’ and 8’ above grade
65% 65%
Minimum Transparency
Upper Stories 20%20%
Blank Wall Limitations Required per floor
Front Facade Entrance Type Storefront, Arcade
Principal Entrance Location Front or Corner Facades
Number of Street Entrances Minimum 1 for every 50’ or less of
facade
Ground Story Vertical Divisions One per every 30’ of facade width
Horizontal Facade Divisions
Within 3’ of the top of the ground
story and the bottom of any fifth
floor
Facade Variety Required
Refer to 15.4B.4(h) for requirements.Every 80’ of facade width
EXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLE
Principal Entrance Location
EXAMPLE
Principal Entrance Location Front or Corner Facades
EXAMPLE
Front or Corner Facades
Number of Street EntrancesEXAMPLENumber of Street Entrances Minimum 1 for every 50’ or less of EXAMPLEMinimum 1 for every 50’ or less of
facadeEXAMPLE
facade
Ground Story Vertical DivisionsEXAMPLE
Ground Story Vertical Divisions
EXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEPer Section 15.3 UsesEXAMPLEPer Section 15.3 Uses
Upper StoryEXAMPLEUpper Story Per Section 15.3 UsesEXAMPLEPer Section 15.3 Uses
Parking within BuildingEXAMPLE
Parking within Building
Upper StoryEXAMPLEUpper Story
DRAFTDRAFTGround Story
DRAFTGround Story
Upper Story
DRAFTUpper Story
DRAFTDRAFTDRAFTDRAFTDRAFTDRAFTUpper Story
DRAFTUpper Story
Parking within Building
DRAFTParking within Building
Occupied Space
DRAFTOccupied Space
EXAMPLE
DRAFTEXAMPLEEXAMPLE
DRAFTEXAMPLEEXAMPLE
DRAFTEXAMPLEUpper StoryEXAMPLEUpper Story
DRAFTUpper StoryEXAMPLEUpper Story
Parking within BuildingEXAMPLE
Parking within Building
DRAFTParking within BuildingEXAMPLE
Parking within Building
Table 10-21-4B (4). Example Street Facade Requirements Table from a Typical Building Type.
Table 10-21-4B (3). Example Uses Table from a Typical Building Type.
10-21-4 Building Types
iv. Floors within the building shall be visibly designated on
the street facades by the use of expression lines or the
layout of the windows.
(c) Ground Story and Upper Story, Minimum and Maximum
Height. (Refer to Figure 10-21-4B (3)). Each frontage type
includes a permitted range of height in feet for each story.
Additional information is as follows:
i. Floor height is measured in feet between the floor of a
story to the floor of the story above it.
ii. For single story buildings and the uppermost story of
a multiple story building, floor to floor height shall be
measured from the floor of the story to the tallest point
of the ceiling.
iii. Double height spaces may be located along any non-
street facade or in the entrance way to the building. The
entrance way shall not exceed fifty percent (50%) of the
street facade.
3. Uses. The following explains the line item requirements for each
Building Type Table within the third section entitled “Uses.” Refer
to Section 10-21-3 for uses permitted within each District. The
requirements in this section of the Building Type Tables may limit
those uses within a specific Building Type. Table 10-21-4B (3)
illustrates an example of the Uses table from a typical Building
Type.
(a) Ground and Upper Story. The uses or category of uses which
may occupy the ground and/or upper story of a building.
(b) Parking Within Building. The area(s) of a building in which
parking is permitted within the structure.
(c) Occupied Space. The area(s) of a building that shall be
designed as occupied space, defined as interior building
space regularly occupied by the building users. It does not
include storage areas, utility space, or parking.
4. Street Facade Requirements. The following explains the line item
requirements for each Building Type Table within the fourth section
entitled “Street Facade Requirements.” These requirements apply
only to facades facing a public or private street right-of-way. The
rear or interior side yard facades are not required to meet these
standards unless otherwise stated. Table 10-21-4B (4) illustrates
an example of a Street Facade Requirements Table from a typical
Building Type.
(a) Minimum Ground Story and Upper Floor Transparency. (Refer
to Figure 10-21-4B (5)). The minimum amount of transparency
on street facades with street frontage.
i. Transparency is any glass in windows and/or doors,
including any mullions, that is highly transparent with low
reflectance.
(i) Ground Story Transparency, when defined
separately from the overall minimum transparency,
shall be measured between two (2) feet and eight
(8) feet from the base of the front facade.
(ii) A general Minimum Transparency requirement shall
be measured from floor to floor of each story.
(b) Blank Wall Limitations. A restriction of the amount of
windowless area permitted on a facade with street frontage. If
required, the following shall both be met for each story:
i. No rectangular area greater than thirty percent (30%) of
a story’s facade, as measured from floor to floor, may be
windowless; and
ii. No horizontal segment of a story’s facade greater than
fifteen (15) feet in width may be windowless.
5. Entrance Type.
(a) Front Facade Entrance Type. The Entrance Type(s) permitted
for the entrance(s) of a given Building Type. A mix of permitted
Entrance Types may be utilized. Refer to Section 10-21-4I
Entrance Types for definition of and additional requirements
for each.
(b) Principal Entrance Location. The facade on which the primary
building entrance is to be located.
Permitted Districts
District A District B
(e) Roof Type Requirements
Permitted Roof Types Parapet, Pitched, Flat
Tower PermittedEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLE
District A
EXAMPLE
District A District B
EXAMPLE
District B
(e) Roof Type RequirementsEXAMPLE(e) Roof Type Requirements
Permitted Roof TypesEXAMPLE
Permitted Roof Types
Area of Each
Story. Measured
from Center
of Facade at
Finished Ground
Floor Height
One
Story.
Blank Wall
Limitations.
Measuring Ground Floor Transparency on a Storefront Base.
Measure percent
of Ground Story
Storefront
Transparency between
two and eight feet from
the sidewalk
DRAFTFigure 10-21-4B (5). Measuring Transparency.Figure 10-21-4B (4). Building Variety.
Table 10-21-4B (5). Example Roof Type Requirements Table from a Typical
Building Type.
10-21-4 Building Types
(c) Number of Street Entrances. The minimum number of and
maximum spacing between entrances on the ground floor
building facade with street frontage.
(d) Ground Story Vertical Divisions. The use of a vertically
oriented expression line or form to divide the ground floor
facade into increments no greater than the dimension shown
in Figure 10-21-4I (1), as measured along the base of the
facade, and extending a minimum of eighty percent (80%)
from the average grade of the facade elevation to the interior
ceiling. Elements may include a column, pilaster, or other
continuous vertical ornamentation.
(e) Horizontal Facade Divisions. The use of a horizontally oriented
expression line or form to divide portions of the facade into
horizontal divisions, extending a minimum of ninety percent
(90%) of the full width of the facade. Elements may include
a cornice, belt course, molding, string courses, or other
continuous horizontal ornamentation a minimum of one and a
half inch depth.
(f) Facade Variety Requirements. Building design shall vary
between designated vertical facade divisions, where required
per the Building Type, and from adjacent buildings by the type
of dominant material or color, scale, or orientation of that
material and at least two of the following. Refer to Figure 10-
21-4B (5) for one illustration of this requirement.
i. The proportion of recesses and projections.
ii. The location of the entrance and window placement,
unless storefronts are utilized.
iii. Roof type, plane, or material, unless otherwise stated in
the Building Type requirements.
6. Roof Type. The following explains the line item requirements for
each Building Type Table in Sections 10-21-4C through 10-21-4H,
within the fifth section entitled “Roof Types.” Table 10-21-4B (5)
illustrates an example of a Roof Type Requirements Table from a
typical Building Type.
(a) Permitted Roof Type. The roof type(s) permitted for a given
Building Type. Refer to Section 10-21-4J for more specific
requirements.
(b) Tower. A vertical building extension that may be permitted in
conjunction with another roof type on certain Building Types.
Refer to Section 10-21-4J.
FINAL DRAFT March 2019 31
Measuring Transparency on Each Story with Slope.
Each Window
Opening
Yorkville Downtown Overlay District Form-Based Code32
Permitted Districts
S 1:
Bridge
Street
S 2:
Hydraulic
Street
S 3:
Van Emmon
Street
S 4:
‘B’
Street
(a) Building Siting Refer to Figures 10-21-4C (1) and 10-21-4C-(2)
Multiple Principal Buildings Permitted 1
Minimum Front Lot Line Coverage 100% 2 75%90% 2 65%
Occupation of Corner Required
Front Build-to Zone 0’ to 5’0’ to 10’
Corner Build-to Zone 0’ to 5’0’ to 10’
Minimum Side Yard Setback 0’; 5’ if adjacent to other Building
Type 5’
Minimum Rear Yard Setback 5’; 25’ if located adjacent to residential 3
Minimum Lot Width
Maximum Building Width
none
none
16’
none
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
95% 4
5%
80% 4
20%
Parking & Loading Location
Rear yard; existing
developed sites
require no add’l
parking and/or
loading facilities
Rear Yard & Side Yard 5
Entry for Parking within Building Rear & Side Facades All Sides
Vehicular Access none
Alley; if no alley exists, 1 driveway per every 80’
of frontage is permitted off non-Primary street; if
no side street, 1 driveway permitted off Primary
Street; shared access is encouraged.
(b) Height Refer to Figure 10-21-4C (3)
Minimum Overall Height 2 stories 1 story
Maximum Overall Height
6 stories (with
min. 3’ setback at
3 stories)
4 stories
Ground Story: Minimum Height
Maximum Height
14’
24’ 6
12’
24’ 6
14’
24’ 6
12’
24’ 6
Upper Stories: Minimum Height
Maximum Height
9’
14’
(c) Uses Refer to Figure 10-21-4C (3)
Ground Story Per Section 10-21-3 Uses; residential permitted provided that it is
located at least 20’ from the front primary facade
Upper Story Per Section 10-21-3 Uses
Parking within Building Permitted fully in any basement and in rear of all floors
Occupied Space 20’ deep on all full height floors from the front facade
(d) Street Facade Requirements Refer to Figure 15.4C (4)
Minimum Ground Story Transparency
Measured between 2’ and 8’ above grade 50%30%
Minimum Upper Story Transparency
Street-Facing Stories 20%15%
Front Facade Entrance Type Storefront, Elevated Storefront (permitted only on parcels in flood
hazard areas per Section 18 of the City’s Code of Ordinances)
Principal Entrance Location Front or Corner Facades
Number of Street Entrances
Minimum 1 for
every 30’ or less
of facade
Minimum 1 for every 50’ or less
of facade
Minimum 1
for every 80’
or less of
facade
Ground Story Vertical Divisions One per every 20-40’ of facade width
Horizontal Facade Divisions Within 3’ of top of ground story and
the bottom of any fifth floor Within 3’ of top of ground story
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.Every 40’ of facade width Every 50’ of facade width
(e) Roof Type Requirements Refer to Figure 10-21-4C (4)
Permitted Roof Types Parapet, Pitched, Flat
Tower PermittedDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTRefer to Figure 10-21-4C (3)DRAFTRefer to Figure 10-21-4C (3)Refer to Figure 10-21-4C (3)
2 stories
DRAFT2 stories
Maximum Overall Height
DRAFTMaximum Overall Height
6 stories (with DRAFT6 stories (with
Ground Story: Minimum HeightDRAFTGround Story: Minimum Height
Maximum HeightDRAFT Maximum Height
Upper Stories: Minimum HeightDRAFTUpper Stories: Minimum Height
Maximum HeightDRAFT Maximum Height
(c) Uses DRAFT(c) Uses Refer to Figure 10-21-4C (3)DRAFTRefer to Figure 10-21-4C (3)Refer to Figure 10-21-4C (3)
Ground StoryDRAFTGround Story
10-21-4 Building Types
C. Downtown Commercial
Building
1. Description & Intent. The Downtown
Commercial Building is a building
located at the front and corner
property lines allowing easy access
to passing pedestrians. Parking
may be provided in the rear of the
lot, internally in the building, or, in
some cases, no off-street parking is
required.
Storefronts with large amounts of
transparency and regularly spaced
entrances off the street are utilized on
the ground floor front facade. Ground
floor uses are limited to those with
high levels of pedestrian activity, such
as retail, service, and office uses, with
additional commercial, office, and/or
residential uses in the upper stories.
2. Regulations. Regulations for the
Downtown Commercial Building Type
are defined in the adjacent table.
Notes:
1 Each building shall meet all requirements
of the Building Type.
2 A max. six (6) foot gap is allowed if it
serves as a walkable passage.
3 If located adjacent to flood hazard area,
refer to requirements of the Yorkville
Stormwater Ordinance No. 2012-56. Refer
to FEMA National Flood Hazard Layer
FIRMette maps for all flood hazard areas.
4 Maximum Impervious Coverage shall be
applied only to all non-flood hazard areas.
Refer to FEMA National Flood Hazard Layer
FIRMette maps for all flood hazard areas.
5 Lots wider than one hundred (100) feet
are permitted one double-loaded aisle of
parking (maximum width of seventy (70)
feet), located perpendicular to the front
lot line and shall meet a Front Lot Line
Coverage of sixty percent (60%).
6 Eighteen (18) feet or more in height
counts as two (2) stories towards maximum
building height.
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Front Property Line
Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street Side Property Lineb
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Figure 10-21-4C (1): Building Siting.
Street
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Front Property Line
Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street
Typical Site Plan.Site Plan with side parking (S 2 and S4 only).
PRINCIPAL BUILDING
PRINCIPAL BUILDING
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i Side Property LineFigure 10-21-4C (2): Building Siting.DRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTpDRAFTpDRAFTSite Plan with side parking (S 2 and S4 only).DRAFTSite Plan with side parking (S 2 and S4 only).
Figure 10-21-4C (2): Building Siting.DRAFTFigure 10-21-4C (2): Building Siting.
Figure 10-21-4C (3): Height & Use Requirements.Figure 10-21-4C (4): Street Facade Requirements.
10-21-4 Building Types
FINAL DRAFT March 2019 33
Yorkville Downtown Overlay District Form-Based Code34
Permitted Districts
S 2:
Hydraulic
Street
S 3:
Van Emmon
Street
S 4:
‘B’
Street
(a) Building Siting Refer to Figures 10-21-4D (1) and 10-21-4D (2)
Multiple Principal Buildings Permitted 1
Minimum Front Lot Line Coverage 75% 50%
Occupation of Corner Required
Front Build-to Zone 5’ to 15’5’ to 20’
Corner Build-to Zone 0’ to 10’5’ to 20’
Minimum Side Yard Setback 5’10’
Minimum Rear Yard Setback 5’; 25’ if located adjacent to residential 2
Minimum Lot Width
Maximum Building Width
16’
none
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
65% 3
20%
75% 3
20%
65% 3
20%
Parking & Loading Location Rear yard 4, Side Yard
Entry for Parking within Building Rear & Side Facades
Vehicular Access
Alley; if no alley exists, 1 driveway per every
80’ of frontage is permitted off non-Primary
street; if no side street, 1 driveway permitted
off Primary Street; shared access is
encouraged.
(b) Height Refer to Figure 10-21-4D (3)
Minimum Overall Height 1 story
Maximum Overall Height 4 stories
All Stories: Minimum Height
Maximum Height
9’
14’
(c) Uses Refer to Figure 10-21-4D (3).
All Stories Per Section 10-21-3 Uses; residential dwelling
allowed provided that it is located at least 20’
from the front primary facade
Parking within Building Permitted fully in any basement and in rear
of all floors
Occupied Space 20’ deep on all full height floors from the front
facade
(d) Street Facade Requirements Refer to Figure 10-21-4D (4).
Minimum Transparency
Per each Story 20%
Front Facade Entrance Type Stoop, Porch
Principal Entrance Location Front facade or corner facade
Number of Street Entrances Minimum 1 for every 100’ or less of facade
Ground Story Vertical Divisions Every 60’ of facade width
Horizontal Facade Divisions Within 3’ of the top of the ground story and
any visible basement
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.Every 50’ of facade width
(e) Roof Type Requirements Refer to Figure 10-21-4D (4)
Permitted Roof Types Parapet, pitched, flat
Tower PermittedDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFT(b) Height DRAFT(b) Height Refer to Figure 10-21-4D (3)DRAFTRefer to Figure 10-21-4D (3)
Minimum Overall Height
DRAFTMinimum Overall Height
Maximum Overall Height
DRAFTMaximum Overall Height
All Stories: Minimum Height
DRAFTAll Stories: Minimum Height
Maximum Height
DRAFT Maximum Height
(c) Uses DRAFT(c) Uses
All StoriesDRAFTAll Stories
10-21-4 Building Types
D. Downtown Living Building
1. Description & Intent. The Downtown
Living Building Type is limited in terms
of uses by the district within which it
is located, generally housing office
and/or residential uses. Similar to the
Downtown Commercial Building, the
Downtown Living building is intended
to be built close to the front and corner
property lines, but generally allows for
more landscape space between the
building and the street. Parking may be
provided in the rear of the lot, internally
in the building, or, in some cases,
one double loaded aisle of parking is
permitted in the interior or the side yard
at the front lot line.
2. Regulations. Regulations for the
Downtown Living Building Type are
defined in the adjacent table.
Notes:
1 Each building shall meet all requirements
of the Building Type.
2 If located adjacent to flood hazard area,
refer to requirements of the Yorkville
Stormwater Ordinance No. 2012-56. Refer to
FEMA National Flood Hazard Layer FIRMette
maps for all flood hazard areas.
3 Maximum Impervious Coverage shall be
applied only to all non-flood hazard areas.
Refer to FEMA National Flood Hazard Layer
FIRMette maps for all flood hazard areas.
4 Lots wider than one hundred (100) feet
are permitted one double-loaded aisle of
parking (maximum width of seventy (70)
feet), located perpendicular to the front lot
line and shall meet a Front Lot Line Coverage
of sixty percent (60%).
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Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street Side Property LineFigure 10-21-4D (1): Building Siting.
Typical Site Plan.
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Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street Side Property LineSite Plan with side parking (S 3 and S 4 only).
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Street
PRINCIPAL BUILDING
PRINCIPAL BUILDING
Figure 10-21-4D (2): Building Siting.DRAFTDRAFTDRAFTSite Plan with side parking (S 3 and S 4 only).DRAFTSite Plan with side parking (S 3 and S 4 only).DRAFTFigure 10-21-4D (2): Building Siting.DRAFTFigure 10-21-4D (2): Building Siting.
10-21-4 Building Types
FINAL DRAFT March 2019 35
Figure 10-21-4D (3): Height & Use Requirements.Figure 10-21-4D (4): Street Facade Requirements.
Yorkville Downtown Overlay District Form-Based Code36
Permitted Districts
S 1:
Bridge
Street
S 2:
Hydraulic
Street
S 3:
Van Emmon
Street
S 4:
‘B’
Street
(a) Building Siting Refer to Figure 10-21-4E (1)
Multiple Principal Buildings Refer to District Street Details
Minimum Front Lot Line Coverage 60%50%40%
Occupation of Corner Required
Front Build-to Zone 5’ to 10’5’ to 20’
Corner Build-to Zone 5’ to 10’5’ to 25’5’ to 15’
Minimum Side Yard Setback 10’15’
Minimum Rear Yard Setback 25’ 2
Minimum Lot Width
Maximum Building Width
25’
50’
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
70% 3
15%
60% 3
15%
Parking & Loading Location Rear yard; attached garages access off rear facade only. 4,5
Entry for Parking within Building Not Permitted on Primary Street
Vehicular Access
Alley; if no alley exists, 1 driveway permitted off non-Primary street;
if no side street, 1 driveway permitted off Primary Street; shared
access is encouraged.
(b) Height Refer to Figure 10-21-4E (2)
Minimum Overall Height none
Maximum Overall Height 3.5 stories
Minimum Ground Story Height 10’
(c) Uses Refer to Figure 10-21-4E (2)
Ground Story Per Section 10-21-3 Uses
Upper Stories Per Section 10-21-3 Uses
Parking within Building Not Permitted on Primary Street
Occupied Space 20’ deep on all full height floors from the front facade
(d) Street Facade Requirements Refer to Figure 10-21-4E (3)
Minimum Ground Story
Transparency
Measured between 2’ and 8’ above grade
40% 30%
Minimum Transparency
Upper Stories 15%
Blank Wall Limitations Required per floor
Front Facade Entrance Type
Porch (Storefront, Elevated Storefront permitted only on parcels in
flood hazard areas per Section 18 of the City’s Code of Ordinances;
Stoop permitted with design review
Principal Entrance Location Front or corner side facade
Number of Street Entrances Minimum 1 per Building
Ground Story Vertical Divisions Not required
Horizontal Facade Divisions Within 3’ of the top of any visible basement
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.Between adjacent buildings
(e) Roof Type Requirements Refer to Figure 10-21-4E (3)
Permitted Roof Types Pitched
Tower PermittedDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTRefer to Figure 10-21-4E (2)DRAFTRefer to Figure 10-21-4E (2)
3.5 stories
DRAFT3.5 stories
Minimum Ground Story Height
DRAFTMinimum Ground Story Height 10’DRAFT10’
Refer to Figure 10-21-4E (2)DRAFTRefer to Figure 10-21-4E (2)
Upper StoriesDRAFTUpper Stories
Parking within BuildingDRAFTParking within Building
Occupied SpaceDRAFTOccupied SpaceDRAFT(d) Street Facade Requirements DRAFT(d) Street Facade Requirements
10-21-4 Building Types
E. Cottage Commercial Building
1. Description & Intent. The Cottage
Commercial Building combines
characteristics of the Downtown
Commercial Building Type with physical
characteristics of a residential cottage,
such as a pitched roof and a front stoop
or porch.
This lower-scale building has a
pedestrian-friendly storefront, stoop,
or porch entrance type with moderate
transparency and a primary entrance
that faces the street. Constructed
with Setbacks similar to a residential
cottage, this building typically has more
landscape area than the Downtown
Commercial Building Types. Parking is
permitted in the rear of the lot or a side
aisle (with conditions).
The Cottage Commercial Building may
contain a mix of uses, including retail,
service, and office uses on the ground
floor, with residential uses on upper
floors.
2. Regulations. Regulations for the
Cottage Commercial building type are
defined in the adjacent table.
Notes:
1 Each building shall meet all requirements
of the Building Type.
2 If located adjacent to flood hazard area,
refer to requirements of the Yorkville
Stormwater Ordinance No. 2012-56. Refer to
FEMA National Flood Hazard Layer FIRMette
maps for all flood hazard areas.
3 Maximum Impervious Coverage shall be
applied only to all non-flood hazard areas.
Refer to FEMA National Flood Hazard Layer
FIRMette maps for all flood hazard areas.
4 Lots wider than eighty (80) feet are
permitted one single-loaded aisle of parking
(maximum width of forty (40) feet), located
perpendicular to the front lot line, and shall
meet a Front Lot Line Coverage of fifty
percent (50%).
5 Attached garages are considered part of
the principal building and shall meet all
setbacks. Detached garages shall meet all
setbacks unless an alley is present. When an
alley is present, detached garages shall have
a minimum rear setback of five (5) feet.
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Corner Side Property LineNon-Primary StreetPrimary Street Side Property Lineb
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ruPRINCIPAL BUILDINGPRINCIPAL BUILDINGDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTFigure 10-21-4E (2) Height & Use Requirements.Figure 10-21-4E (3). Street Facade Requirements.
Figure 10-21-4E (1). Building Siting.
10-21-4 Building Types
FINAL DRAFT March 2019 37
Yorkville Downtown Overlay District Form-Based Code38
Permitted Districts
S 1:
Bridge
Street
S 2:
Hydraulic
Street
S 3:
Van Emmon
Street
S 4:
‘B’
Street
S 5:
‘B’ Street
Residential
(a) Building Siting Refer to Figure 10-21-4F (1)
Multiple Principal Buildings Refer to District Street Details
Minimum Front Lot Line Coverage Refer to District Street Details
Occupation of Corner Required
Front Build-to Zone 0’ to 10’0’ to 15’Corner Build-to Zone
Minimum Side Yard Setback 5’10’
Minimum Rear Yard Setback 5’; 25’ if located adjacent to residential 1
Minimum Lot Width
Maximum Building Width
16’
none
30’
none
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
70% 2
20%
70% 2
10%
50% 2
20%
Parking & Loading Location Rear yard 3
Entry for Parking within Building Rear & Side Facades
Vehicular Access Alley Alley; if no alley exists, 1 driveway is permitted per
street frontage
(b) Height Refer to Figure 10-21-4F (2)
Minimum Overall Height 1 story
Maximum Overall Height
6 stories
(with min. 3’
setback at 3
stories)
4 stories 3 stories
Ground Story: Minimum Height Maximum Height
14’
24’ 4
12’
24’ 4
14’
24’ 4
12’
24’ 4
12’
18’ 4
Upper Stories: Minimum Height Maximum Height
9’
14’
9’
12’
(c) Uses Refer to Figure 10-21-4F(2)
All Stories Limited to uses in the Civic category and Entertainment Uses by
Special Use. Refer to 15.3 Uses.
Parking within Building Permitted fully in any basement and in rear of all floors
Occupied Space 30’ deep on all full height floors from the front facade
(d) Street Facade Requirements Refer to Figure 10-21-4F (3)
Minimum Transparency
Per each Story 12%
Blank Wall Limitations None
Front Facade Entrance Type None required
Principal Entrance Location Front or corner Facade
Number of Street Entrances 1 per each 150’ of front facade
Ground Story Vertical Divisions none required
Horizontal Facade Divisions none required
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.none required
(e) Roof Type Requirements Refer to Figure 10-21-4F (3)
Permitted Roof Types Parapet, Pitched, Flat, Other Roofs with approval per
10-21-4J Pitched
Tower PermittedDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTRefer to Figure 10-21-4F (2)DRAFTRefer to Figure 10-21-4F (2)
1 story
DRAFT1 story
Maximum Overall Height
DRAFTMaximum Overall Height
6 stories DRAFT6 stories
(with min. 3’ DRAFT(with min. 3’ DRAFTDRAFTDRAFTDRAFTDRAFTGround Story: Minimum Height
DRAFTGround Story: Minimum Height Maximum HeightDRAFT Maximum Height
Upper Stories: Minimum HeightDRAFTUpper Stories: Minimum Height Maximum HeightDRAFT Maximum Height
(c) Uses DRAFT(c) Uses Refer to Figure 10-21-4F(2)DRAFTRefer to Figure 10-21-4F(2)DRAFTAll StoriesDRAFTAll Stories
10-21-4 Building Types
F. Civic Building
1. Description & Intent. The Civic
Building Type is a more flexible
Building Type intended only for civic
and institutional types of uses.
These buildings are distinctive
within the community fabric created
by the other Building Types. Parking
is limited to the rear in most cases.
The maximum heights of this
Building Type depend on the district
within which it is located.
2. Regulations. Regulations for the
Civic Building Type are defined in
the adjacent table.
Notes:
1 If located adjacent to flood hazard
area, refer to requirements of the
Yorkville Stormwater Ordinance No.
2012-56. Refer to FEMA National Flood
Hazard Layer FIRMette maps for all flood
hazard areas.
2 Maximum Impervious Coverage shall
be applied only to all non-flood hazard
areas. Refer to FEMA National Flood
Hazard Layer FIRMette maps for all flood
hazard areas.
3 Lots wider than one hundred (100) feet
are permitted one double-loaded aisle of
parking (maximum width of seventy (70)
feet), located perpendicular to the front
lot line.
4 Eighteen (18) feet or more in height
counts as two (2) stories towards
maximum building height.
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Corner Property LineStreetStreet Side Property Lineb
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PRINCIPAL BUILDING
DRAFTDRAFTFigure 10-21-4F (2). Height & Use Requirements.Figure 10-21-4F (3). Street Facade Requirements.
Figure 10-21-4F (1). Building Siting.
10-21-4 Building Types
FINAL DRAFT March 2019 39
Yorkville Downtown Overlay District Form-Based Code40
Permitted Districts
S 3:
Van Emmon
Street
S 4:
‘B’
Street
S 5:
‘B’ Street
Residential
(a) Building Siting Refer to Figures 10-21-4G (1) and 10-21-4G (2)
Multiple Principal Buildings Permitted 1
Minimum Front Lot Line Coverage 75% 2 70% 2 65% 2
Occupation of Corner Required
Front Build-to Zone 5’ to 20’10’ to 20’10’ to 25’
Corner Build-to Zone 5’ to 10’10’ to 15’
Minimum Side Yard Setback 0’ per unit;
10’ between buildings’
0’ per unit;
15’ between
buildings’
Minimum Rear Yard Setback 15’, if alley present 5’20’, if alley
present 5’
Minimum Unit Width
Maximum Building Width
16’ per unit
Maximum
8 units per
building
16’ per unit
Maximum
6 units per
building;
maximum 120’
width
18’ per unit
Maximum
6 units per
building;
maximum 120’
width
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
65% 3
20%
60% 3
20%
50% 3
20%
Parking & Garage Location Rear yard; attached garages access off rear facade
only. 4
Vehicular Access Alley; if no alley exists, one driveway is permitted
per building
(b) Height Refer to Figure 10-21-4G (3)
Minimum Overall Height 1 story
Maximum Overall Height 4 stories 3.5 stories
Minimum Ground Floor Height:12’
(c) Uses Refer to Figure 10-21-4G (3)
All Stories Residential only
Parking within Building Permitted fully in any basement and in rear of all
floors
Occupied Space 30’ deep on all full height floors from the front
facade
(d) Street Facade Requirements Refer to Figure 10-21-4G (4)
Minimum Transparency per each
Story 15%12%
Front Facade Entrance Type Stoop, Porch
Principal Entrance Location Front or Corner Side Facade
Number of Street Entrances 1 per unit
Ground Story Vertical Divisions none required
Horizontal Facade Divisions none required
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.Between adjacent buildings
(e) Roof Type Requirements Refer to Figure 10-21-4G (4)
Permitted Roof Types Parapet, Pitched, Flat
Tower PermittedDRAFTDRAFTDRAFTDRAFTParking & Garage Location
DRAFTParking & Garage Location
Vehicular Access
DRAFTVehicular Access
DRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFT(b) Height DRAFT(b) Height Refer to Figure 10-21-4G (3)DRAFTRefer to Figure 10-21-4G (3)
Minimum Overall Height
DRAFTMinimum Overall Height
Maximum Overall Height
DRAFTMaximum Overall Height
Minimum Ground Floor Height:DRAFTMinimum Ground Floor Height:
(c) Uses DRAFT(c) Uses
All StoriesDRAFTAll Stories
Parking within BuildingDRAFTParking within Building
G. Attached Building
1. Description & Intent. The Attached Building is
a building comprised of multiple vertical units,
each with its own entrance to the street. This
Building Type may be organized as townhouses or
rowhouses.
Parking is required to be located in the rear yard
and may be incorporated either into a detached
garage or in an attached garaged accessed from
the rear of the building. However, when the garage
is located within the building, a minimum level of
occupied space is required on the front facade to
ensure that the street facade is active.
2. Regulations. Regulations for the Attached
Building Type are defined in the adjacent table.
Notes:
1 For the purposes of the Attached Building, a building
consists of a series of units. When permitted, multiple
buildings may be located on a lot within the minimum
space between them. However, each building shall
meet all requirements of the Building Type.
2 Each building shall meet the front lot line coverage
requirement, except one of every five (5) units may
front a courtyard with a minimum width of thirty (30)
feet. The courtyard shall be defined on three (3) sides
by units.
3 Maximum Impervious Coverage shall be applied only
to all non-flood hazard areas. Refer to FEMA National
Flood Hazard Layer FIRMette maps for all flood hazard
areas.
4 Attached garages are considered part of the principal
building and shall meet all setbacks. Detached garages
shall meet all setbacks unless an alley is present.
When an alley is present, detached garages shall have
a minimum rear setback of five (5) feet.
10-21-4 Building Types
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Rowhouse
Front Lot Line
Rear Property Line
Corner Property LineStreetStreet Side Property LineAlley
Street
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PRINCIPAL BUILDINGPRINCIPAL BUILDING
unitunitunitunitunitunitunitunitunitunitunitunitunitunitpDRAFTDRAFTDRAFT
Figure 10-21-4G (3): Height & Use Requirements.Figure 10-21-4G (4): Street Facade Requirements.
Figure 10-21-4G (1): Building Siting.Figure 10-21-4G (2): Building Siting.
10-21-4 Building Types
FINAL DRAFT March 2019 41
Site Plan without Rear Yard Site Plan with Rear Yard
Yorkville Downtown Overlay District Form-Based Code42
Permitted Districts
S 4:
‘B’
Street
S 5:
‘B’ Street
Residential
(a) Building Siting Refer to Figure 10-21-4H (1)
Multiple Principal Buildings Permitted 1
Minimum Front Lot Line Coverage 50% 2 40%
Occupation of Corner Required
Front Build-to Zone 10’ to 20’10’ to 25’
Corner Build-to Zone 10’ to 20’10’ to 25’
Minimum Side Yard Setback 5’7.5’
Minimum Rear Yard Setback 35’, if alley present 5’
Minimum Lot Width
Maximum Lot Width
30’
50’
30’
70’
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
60% 3
20%
50% 3
20%
Parking & Garage Location Rear yard; attached garages access off rear
or side facade only. 4
Vehicular Access Alley; if no alley exists, one driveway is
permitted per building
(b) Height Refer to Figure 10-21-4H (2)
Minimum Overall Height 1 story
Maximum Overall Height 3.5 stories
All Stories: Minimum Height
Maximum Height
9’
14’
(c) Uses Refer to Figure 10-21-4H (2)
All Stories Residential only
Parking within Building Permitted
Occupied Space 30’
(d) Street Facade Requirements Refer to Figure 10-21-4H (3)
Minimum Transparency per each
Story 12%
Front Facade Entrance Type Stoop, porch
Principal Entrance Location Front or side facade
Number of Street Entrances Any
Ground Story Vertical Divisions None required
Horizontal Facade Divisions None required
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.Between adjacent buildings
(e) Roof Type Requirements Refer to Figure 10-21-4H (3)
Permitted Roof Types Parapet, Pitched, Flat Pitched
Tower Not permittedDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTMaximum Overall Height
DRAFTMaximum Overall Height
All Stories: Minimum Height
DRAFTAll Stories: Minimum Height
Maximum Height
DRAFT Maximum Height
(c) Uses DRAFT(c) Uses Refer to Figure 10-21-4H (2)DRAFTRefer to Figure 10-21-4H (2)
All Stories
DRAFTAll Stories
Parking within BuildingDRAFTParking within Building
Occupied SpaceDRAFTOccupied Space
(d) Street Facade Requirements DRAFT(d) Street Facade Requirements
10-21-4 Building Types
H. Yard Building
1. Description & Intent. The Yard Building is a residential
building, incorporating a landscaped yard surrounding
all sides of the building. Parking and garages are
limited to the rear only with preferred access from an
alley.
2. Regulations. Regulations for the Yard Building Type are
defined in the adjacent table.
Notes
1 Each building shall meet all requirements of the Building
Type.
2 When multiple buildings are located on a single lot, the
buildings shall collectively meet the front lot line coverage
requirement. Buildings located internal to the lot may
be arranged with a courtyard or bungalow court that is
a minimum of twenty (20) feet in width. The width of the
courtyard shall be exempt from minimum front lot line
coverage requirements. The courtyard or bungalow court
shall be defined on three (3) sides by units. This layout shall
not be allowed on corner lots, only lots internal to a block
segment.
3 Maximum Impervious Coverage shall be applied only to
all non-flood hazard areas. Refer to FEMA National Flood
Hazard Layer FIRMette maps for all flood hazard areas.
4 Attached garages are considered part of the principal
building and shall meet all setbacks. Detached garages shall
meet all setbacks unless an alley is present. When an alley
is present, detached garages shall have a minimum rear
setback of five (5) feet.
b
g
i
c
a
d
h
f
e
n
l
q
j
k
p
r
m
o
Street
Front Lot Line
Rear Property Line
Corner Property LineStreetStreet Side Property LineStreet
b
g
g
h
i
a
d
f
e e
q
l
l
l
l
n
m
m
o o
oo
o
o o
p
r
j
k
b
c
PRINCIPAL BUILDINGPRINCIPAL BUILDINGh
DRAFTDRAFTDRAFTFigure 10-21-4H (2). Height and Use Requirements.Figure 10-21-4H (3). Street Facade Requirements.
Figure 10-21-4H (1). Building Siting.
10-21-4 Building Types
FINAL DRAFT March 2019 43
Yorkville Downtown Overlay District Form-Based Code44
Expression
Line
Sidewalk
Transparency
Ground
Story
Elevation
Entry
Base
Expression Line
Street Sidewalk StorefrontBasementEntry
Base
Secondary Sidewalk
Landscape
Area or Visible
Basement
Ramp Down to Grade
Interior
Ceiling
Vertical
Division DRAFTFigure 10-21-4I (1). Storefront Entrance Type.Figure 10-21-4I (2). Elevated Storefront Entrance Type.
10-21-4 Building Types
I. Entrance Types
Entrance type standards apply to the ground story and visible basement
of front facades of all Building Types as defined in this Section. Refer
to the Building Type Table Requirements, Sections 10-21-4C through
10-21-4H.
1. General. The following provisions apply to all entrance types.
(a) Intent. To guide the design of the ground story of all buildings
to relate appropriately to pedestrians on the street. Treatment
of other portions of the building facades is detailed in each
Building Type standard (refer to Building Types 10-21-4C
through 10-21-4H).
(b) Applicability. The entire ground story street-facing facade(s) of
all buildings shall meet the requirements of at least one (1) of
the permitted entrance types, unless otherwise stated.
(c) Measuring Transparency. Refer to Section 10-21-4B
Explanation of Building Type Table Standards, for information
on measuring building transparency.
(d) Visible Basements. Visible basements, permitted by entrance
type, are optional. The visible basement shall be a maximum
of one-half the height of the tallest story.
2. Storefront Entrance Type. Refer to Figure 10-21-4I (1). The
Storefront entrance type is a highly transparent ground story
treatment designed to serve primarily as the display area and
primary entrance for retail or service uses.
(a) Transparency. Minimum transparency is required per Building
Type.
(b) Elevation. Storefront elevation shall be between zero (0) and
one (1) foot above street sidewalk.
(c) Visible Basement. A visible basement is not permitted.
(d) Horizontal Facade Division. Horizontally define the ground
story facade from the upper stories.
(e) Entrance. All entries shall be recessed from the front facade
closest to the street.
i. Recess shall be a minimum of three (3) feet and a
maximum of eight (8) feet deep, measured from the
portion of the front facade closest to the street.
ii. When the recess falls behind the front build-to zone, the
recess shall be no wider than eight (8) feet.
3. Elevated Storefront Entrance Type. Refer to Figure 10-21-4I (2). The
Elevated Storefront entrance type is a highly transparent ground
story treatment similar to the Storefront, but permitted to be
elevated above the sidewalk for buildings located on parcels with
flood hazard areas.
(a) Transparency. Minimum transparency is required per Building
Type.
(b) Elevation. Storefront elevation may be a half story above the
street sidewalk elevation.
(c) Visible Basement. A visible basement is permitted and does
not require Occupied Space.
(d) Horizontal Facade Division. Horizontally define the ground
story facade from the upper stories and any Visible Basement
from the ground story.
(e) Entrance. All entries shall be located off a secondary walk
along the building face within the build-to zone.
i. The secondary sidewalk shall be elevated above and
essentially parallel to the street sidewalk to provide
Entry
Optional
Visible
Basement
Expression
Line
Vertical Divisions
Sidewalk
Transparency
Ground Story
Elevation
Entry
Sidewalk DRAFTFigure 10-21-4I (3). Stoop Entrance Type.Figure 10-21-4I (4). Porch Entrance Type.
10-21-4 Building Types
continuous walking along the facade of the building.
ii. The secondary sidewalk shall be continuous along the
facade of the building and shall connect to the street
sidewalk by steps and ramps every fifty (50) feet.
iii. The secondary sidewalk shall connect to any other
adjacent developments secondary sidewalks, when
feasible. Drive crossings shall be of the same material as
the secondary walk.
iv. The transition between the secondary sidewalk and
street sidewalk shall include landscape, patios, and
connecting walks.
v. The visible basement shall be located a minimum of five
(5) feet from the street sidewalk to allow softening of the
transition.
vi. The street and the secondary sidewalks shall be a
minimum of eight (8) feet in width.
4. Stoop Entrance Type. Refer to Figure 10-21-4I (3). A stoop is an
unroofed, open platform.
(a) Transparency. Minimum transparency is required per Building
Type.
(b) Stoop Size. Stoops shall be a minimum of five (5) feet deep by
six (6) feet wide.
(c) Elevation. Stoop elevation shall be located a maximum of
two (2) feet six (6) inches (2’ 6”) above the sidewalk without
visible basement and a maximum of four (4) feet six (6)
inches (4’ 6”) above the sidewalk with a visible basement.
(d) Visible Basement. A visible basement is permitted and shall
be separated from the ground story by an expression line.
(e) Entrance. All entries shall be located off a stoop. The stoop
may be continuous along the facade of the building.
(f) Landscape Area. A minimum five (5) foot wide landscape
area is required within the build-to zone along the length of
this entrance type with the exception of walks accessing the
building.
5. Porch Entrance Type. Refer to Figure 10-21-4I (4). A porch is a
raised, roofed platform that may or may not be enclosed on all
sides. If enclosed, the space shall not be climate controlled.
(a) Transparency.
i. Minimum transparency per Building Type is required.
ii. If enclosed, a minimum of forty percent (40%) of the
enclosed porch shall be comprised of highly transparent,
low reflectance windows.
(b) Porch Size. The porch shall be a minimum of five (5) feet deep
and eight (8) feet wide.
(c) Elevation. Porch elevation shall be located a maximum of
two (2) feet six (6) inches (2’ 6”) above the sidewalk without
a visible basement and a maximum of four (4) feet six (6)
inches (4’ 6”) above the sidewalk with a visible basement.
(d) Visible Basement. A visible basement is permitted.
(e) Height. Porch may be two (2) stories to provide a balcony on
the second floor.
(f) Entrance. All entries shall be located off a porch.
FINAL DRAFT March 2019 45
Yorkville Downtown Overlay District Form-Based Code46
Cap Type &
Roof Height
Low Pitched Roof Roof Type (Hip Roof)
Roof
Slope
upper floor
Upper Floor
Expression Line
Cap
Height
Pitched Roof Type (Gable Roof)
Roof Slope
Upper Floor
Cap Type & Roof
HeightDRAFT
Figure 10-21-4J (1). Parapet Roof Type
Figure 10-21-4J (2). Pitched Roof Type
10-21-4 Building Types
J. Roof Types
Roof type standards apply to the roof and cap of all Building Types as
defined in this Section. Refer to the Building Type Table Requirements,
Sections 10-21-4C through 10-21-4H.
1. General Provisions. The following provisions apply to all roof types.
(a) Intent. To guide the design of the cap of all buildings.
(b) Applicability. All buildings shall meet the requirements of one
of the roof types permitted for the Building Type.
(c) Measuring Height. Refer to Section 10-21-4B for information
on measuring building height.
(d) Other roof types. Other building caps not listed as a specific
type may be requested with the following requirements:
i. The roof type shall not create additional occupiable
space beyond that permitted by the Building Type.
ii. The shape of the Roof Type shall be significantly different
from those defined in this section 10-21-4J, i.e. a dome,
spire, vault.
iii. The building shall warrant a separate status within the
community from the fabric of surrounding buildings, with
a correspondence between the form of the roof type and
the meaning of the building use.
2. Parapet Roof Type. Refer to Figure 10-21-4J (1). A parapet is a low
wall projecting above a building’s roof along the perimeter of the
building. It can be utilized with a flat or low pitched roof and also
serves to limit the view of roof-top mechanical systems from the
street.
(a) Parapet Height. Height is measured from the top of the upper
story to the top of the parapet.
i. Minimum height is two (2) feet with a maximum height of
six (6) feet.
ii. The parapet shall be high enough to screen the roof and
any roof appurtenances from view of the street(s).
(b) Horizontal Expression Lines. An expression line shall define
the parapet from the upper stories of the building and shall
also define the top of the cap.
(c) Occupied Space. Occupied space shall not be incorporated
behind this roof type.
3. Pitched Roof Type. Refer to Figure 10-21-4J (2). This roof type has
a sloped or pitched roof. Slope is measured with the vertical rise
divided by the horizontal span or run.
(a) Pitch Measure. The roof may not be sloped less than a 4:12
(rise:run) or more than 16:12.
i. Slopes less than 4:12 are permitted to occur on second
story or higher roofs. Refer to Figure 10-21-4J (2).
(b) Configurations.
i. Hipped, gabled, and combination of hips and gables with
or without dormers are permitted.
ii. Butterfly roofs (inverted gable roof) are permitted with a
maximum height of eight (8) feet, inclusive of overhang.
iii. Gambrel and mansard roofs are not permitted.
(c) Parallel Ridge Line. A gabled end or perpendicular ridge line
shall occur at least every one hundred (100) feet of roof when
the ridge line runs parallel to the front lot line. Refer to Figure
10-21-4J (3).
(d) Roof Height. Roofs without occupied space and/or dormers
shall have a maximum height on street-facing facades equal
to the maximum floor height permitted for the Building Type.
(e) Occupied Space. Occupied space may be incorporated behind
this roof type.
Allowable
Cap Type
Tower Width
Cap
Eave
Thickness
Eave DepthVertical Wall
Plane
Tower Height
Expression
Line
Upper Fl
o
o
r
Parallel Ridge Line with Gable
Roof Slope
Upper Floor
Cap Type & Roof
Height DRAFTDRAFTFigure 10-21-4J (4). Tower
Figure 10-21-4J (3). Parallel Ridge Line Figure 10-21-4J (5). Flat Roof Type
10-21-4 Building Types
4. Flat Roof Type. Refer to Figure 10-21-4J (5), Flat Roof Type. This
roof type has a flat roof with overhanging eaves.
(a) Configuration. Roofs with no visible slope are acceptable.
Eaves are recommended on all street facing facades.
(b) Eave Depth. Eave depth is measured from the building facade
to the outside edge of the eave. Eaves shall have a depth of at
least fourteen (14) inches.
(c) Eave Thickness. Eave thickness is measured at the outside
edge of the eave, from the bottom of the eave to the top of the
eave. Eaves shall be a minimum of eight (8) inches thick.
(d) Interrupting Vertical Walls. Vertical walls may interrupt the
eave and extend above the top of the eave with no discernible
cap.
i. No more than one-half of the front facade can consist of
an interrupting vertical wall.
ii. Vertical walls shall extend no more than four (4) feet
above the top of the eave.
(e) Occupied Space. Occupied space shall not be incorporated
behind this roof type.
(f) No mechanical equipment on roof shall be visible from the
adjacent sidewalk.
5. Towers. Refer to Figure 10-21-4J (4). A tower is a rectilinear or
cylindrical, vertical element, that shall be used with other roof
types.
(a) Quantity. All Building Types, with the exception of the Civic
Building, are limited to one (1) tower per building.
(b) Tower Height. Maximum height, measured from the top of the
parapet or eave to the top of the tower, is the equivalent of the
height of one (1) upper floor of the building to which the tower
is applied.
(c) Tower Width. Maximum width along all facades is one-third
the width of the front facade or thirty (30) feet, whichever is
less.
(d) Occupied Space. Towers may be occupied by the same uses
allowed in upper stories of the Building Type to which it is
applied.
(e) Application. May be combined with all other roof types.
(f) Tower Cap. The tower may be capped by the parapet, pitched,
low pitched, or flat roof roof types, or the spire may cap the
tower.
FINAL DRAFT March 2019 47
Yorkville Downtown Overlay District Form-Based Code48DRAFTDRAFTDRAFTFigure 10-21-4K (1). Primary Materials.Figure 10-21-4K (2). Roof Materials.
10-21-4 Building Types
K. Additional Design Requirements
The following outlines the district design requirements that affect a
building’s appearance and district cohesiveness. They improve the
physical quality of buildings, enhance the pedestrian experience, and
protect the character of the neighborhood.
1. Materials and Color.
(a) Primary Facade Materials. Eighty percent (80%) of each street
facade shall be constructed of primary materials. Street
facade materials shall continue around the corner a minimum
depth of twenty (20) feet onto the side facade.
i. Permitted primary building materials include high quality,
durable, natural materials, such as stone, brick; wood
lap siding; fiber cement board lapped, shingled, or panel
siding; glass. Other high quality synthetic materials
may be approved during the site plan process with an
approved sample and examples of successful, high
quality local installations. Refer to Figure 10-21-4K (1).
(b) Secondary Facade Materials. Secondary materials are limited
to details and accents and include gypsum reinforced fiber
concrete for trim and cornice elements; metal for beams,
lintels, trim, and ornamentation, and exterior architectural
metal panels and cladding.
i. Exterior Insulation and Finishing Systems (EIFS) is
permitted on upper floor facades only.
(c) Roof Materials. Acceptable roof materials include three
hundred (300) pound or better, dimensional asphalt
composite shingles, wood shingles and shakes, metal tiles or
standing seam, slate, and ceramic tile. “Engineered” wood
or slate may be approved during the site plan process with
an approved sample and examples of successful, high quality
local installations. Refer to Figure 10-21-4K (2).
(d) Color. Main building colors shall utilize any historic palettes
from any major paint manufacturer. Other colors may be
utilized or details and accents, not to exceed a total area
larger than ten percent (10%) of the facade surface area.
(e) Appropriate Grade of Materials. Commercial quality doors,
windows, and hardware shall be used on all ground floor
Building Types with the exception of the Attached Building and
the Yard Building. Refer to Figure 10-21-4K (3).
2. Windows, Awnings, and Shutters.
(a) Windows. All upper story windows on all historic, residential,
and mixed use buildings shall be recessed, and either
casement or double hung. Percent of transparency is required
per Building Type. Horizontal or vertical strip windows, tinted
or reflective glass, and glass block (Figure 10-21-4K (4)) are
prohibited on street facades.
(b) Security Grills. Grills shall be fully retractable and completely
within the interior of the building and inconspicuous to the
Primary Materials: Brick Primary Materials: Stone
Roof Materials: Ceramic Tile
Roof Materials: Metal
Roof Materials: Asphalt Composite Shingles
Primary Materials: Painted Wood
DRAFTDRAFTDRAFTFigure 10-21-4K (3).Commercial Grade Doors & Windows.
Figure 10-21-4K (5).Security Grills.
Figure 10-21-4K (4).Windows.
Figure 10-21-4K (6). Awnings.
10-21-4 Building Types
extent possible. Exterior bars are prohibited on any window.
Refer to Figure 10-21-4K (5).
(c) Awnings. All awnings shall be canvas or metal. Plastic awnings
and canopy awnings that extend from the front facade into the
right-of-way are prohibited. Awning types and colors for each
building face shall be coordinated. Refer to Figure 10-21-4K
(6).
(d) Shutters. If installed, shutters, whether functional or not, shall
be sized for the windows. If closed, the shutters shall not be
too small for complete coverage of the window. Shutters shall
be wood. “Engineered” wood may be approved during the
site plan process with an approved sample and examples of
successful, high quality local installations.
3. Rear Parking Facade Design. The following applies in all locations
where a public building entrance occurs on the rear facade
adjacent to a parking lot. Refer to Figure 15.4K (7).
(a) Entrance Type. An Entrance Type shall be utilized for a
minimum of twenty (20) feet of rear facade. Refer to 10-21-
4I(2)-(5).
FINAL DRAFT March 2019 49
Prohibited: Residential Grade Doors on Commercial Buildings.
Permitted: Commercial Grade Doors & Windows on Commercial Buildings.
Prohibited: Glass block windows on front
facade.
Prohibited: Exterior grills and bars.Permitted: Fully retractable, interior security grills.
Permitted Awnings: Metal (left) and Canvas (right)
Prohibited Awnings: Canopy awnings that extend from the front facade
into the right-of-way
Yorkville Downtown Overlay District Form-Based Code50DRAFTDRAFTFigure 10-21-4K (8). Balconies Integral to Facade.
Figure 10-21-4K (7).Rear Parking Facade Design.
15.4 Building Types
(b) Transparency Requirement. Public building entrance facade
area, minimum twenty (20) feet wide, shall utilize one of the
following:
i. When the Storefront Entrance Type is utilized, a
minimum forty five percent (45%) transparency is
required for the ground floor facade entrance, and the
door shall be a minimum of forty five percent (45%)
transparent.
ii. When any other Entrance Type is utilized, the minimum
transparency required for upper floors of the street
facade shall apply to the rear ground floor entrance area,
and the door shall be a minimum of forty five percent
(45%) transparent.
(c) Awnings and signage are encouraged.
4. Balconies. The following applies in all locations where balconies
are incorporated into the facade design facing any street or parking
lot. Refer to Figure 10-21-4K (8).
(a) Size. Balconies shall be a minimum of six (6) feet deep and
five (5) feet wide.
(b) Connection to Building. Balconies shall be integral to the
facade at the street line. Balconies on stepbacked stories
shall be independently secured and unconnected to other
balconies.
(c) Facade Coverage. A maximum of forty percent (40%) of the
front and corner side facades, as calculated separately, may
be covered with balconies, including street-facing railing and
balcony structure.
Front Facade Example.Rear Facade Example.
DRAFT10-21-4 Building Types
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FINAL DRAFT March 2019 51
Yorkville Downtown Overlay District Form-Based Code52DRAFT10-21-5 Site Development Standards
Land Use Bicycle Spaces
Multifamily 1 per 2 Vehicular Spaces for
buildings with 8+ units
Civic/Institutional 1 per 10 Vehicular Spaces, min.
of 4
Retail 1 per 10 Vehicular Spaces
Services 1 per 10 Vehicular Spaces
Office 1 per 10 Vehicular Spaces
Land Use Vehicle Spaces
Residential
(Studio and 1 bedroom)1 per unit
Residential
(2 or more bedrooms)1.5 per unit
Civic/Institutional max. 2 per 1,000 square feet
Retail/Services
(less than 8,000 square feet, excluding Restaurants)
no min. or max. parking
requirements
Retail/Services
(8,000 square feet or more, excluding Restaurants)
max. 2 per 1,000 square feet
Restaurants max. 4 per 1,000 square feet
Office max. 2 per 1,000 square feet
Table 10-21-5B (1). Required Vehicle Parking.
Table 10-21-5B (1). Required Bicycle Parking.
A. Signage
1. General Requirements. Refer to Section 10-20 of the Yorkville
City Code for all signage regulations applicable to the Downtown
Overlay Districts.
2. Revisions to the Signage Regulations. The following revises
Section 10-20 of the Yorkville City Code specific to the S Districts.
(a) Freestanding Low Monument Signs. (Refer to Section 10-20-
4) Low Monument Signs are permitted only in the S 4 District.
B. Parking Requirements
1. Applicability. This section shall apply to all new development and
changes in use or intensity of use for existing development in any S
Districts.
2. General Requirements. Off-street parking spaces shall be provided
in conformance with Section 10-16 Off-Street Parking and Loading
Regulations, unless revised in this Section 10-21-5B.
(a) Required Vehicle Parking. The Required Vehicle Parking Table
10-21-5B (1) indicates the maximum vehicle parking ratio for
a given use.
3. Parking Credits. Vehicular parking standards within Section 10-16
may be reduced by achieving one or all of the following credits.
(a) On-Street Parking Credit. For all non-residential uses, on-
street parking spaces that meet the following shall be credited
against the parking requirement.
i. Spaces shall be designated on-street parking available
twenty four (24) hours of every day.
ii. On-street space located a minimum of fifty percent (50%)
adjacent to the property line of the lot.
(b) Public Parking Credit. For all non-residential uses, public
parking spaces located within six hundred and sixty (660)
feet of any property line may be credited against the parking
requirement at a rate of one credit for every three public
parking spaces.
(c) Car-Share Parking Credit. The vehicular parking requirements
can be reduced with the inclusion of car-share parking spaces
as follows.
i. Per each car-share parking space provided, required
parking spaces shall be reduced by four (4) spaces.
ii. Required parking spaces may be reduced up to forty
percent (40%).
iii. Approval. Applicant must provide documentation of an
agreement with a car-share company. If this agreement
should terminate at any point, applicant shall be required
to provide parking as otherwise required herein.
(d) Shared Parking. Required Parking may be reduced to
the lower amount if at least eighty percent (80%) of non-
residential parking is available as publicly shared parking.
Otherwise, the higher standard parking requirement shall
apply.
(e) Other Parking Reductions. Additional reductions may be
approved by the Planning and Zoning Commission with the
submittal of a parking study illustrating the reduction.
4. Bicycle Parking.
(a) Required Bicycle Parking. The Required Bicycle Parking Table
10-21-5B (2) indicates the minimum bicycle parking ratio for a
given use.
i. Bicycle parking is not required for uses not listed.
ii. Bicycle parking is not required for uses less than 2,500
square feet in size.
iii. No Use, other than Civic is required to accommodate
more than twenty (20) bicycles.
(b) Bicycle Parking Dimensions.
i. Required bicycle parking spaces shall have minimum
dimensions of two (2) feet in width and six (6) feet in
length.
ii. An aisle a minimum of five (5) feet wide shall be provided
behind bicycle parking facilities to allow for maneuvering.
iii. A minimum of two (2) feet shall be provided beside each
parked bicycle to allows access. This access may be
shared by adjacent bicycles.
iv. Racks shall be installed a minimum of two (2) feet from
any wall or other obstruction.
FINAL DRAFT March 2019 53DRAFT10-21-5 Site Development Standards
Frontage Buffer Requirements
Buffer Depth & Location 1
Depth 7’
Location on Site Between street facing property line and vehicular areas 2
Buffer Landscape Requirements
Uses & Materials Uses and materials other than those indicated are
prohibited in the buffer
Shade Trees
Medium or large shade tree with full, spreading
canopies required at least every 40’; Locate on the
street side of the fence; Spacing should alternate with
street trees
Hedge Required continuous hedge on street side of fence,
between shade trees & in front of parking areas
Hedge
Composition
Individual shrubs with a minimum width of 24”, spaced
no more than 36” on center
Existing
Vegetation May be credited toward buffer area
Fence
Location 2’ from back of curb of vehicular area
Materials
Non-galvanized steel or painted PVC; Masonry Columns
(maximum width 2’6”) and Low Wall (maximum 18”
height) permitted
Minimum Height 3’ for Steel or Painted PVC
Maximum
Height 4’ for Steel or Painted PVC, 18” for Low Wall
Colors Black, gray, or dark green for Steel or Painted PVC
Opacity Minimum 30%; Maximum 60% for Steel or Painted PVC
Gate/Opening One gate permitted per street frontage; Opening width
maximum 6’
Notes:
1 This screening requirement does not prohibit the installation of or provision for
openings necessary for allowable access drives and walkways connecting to the
public sidewalk.
2 In Front and Corner Yards, when the parking area is located adjacent to any
building on the lot, the buffer must be located so that it aligns with or is behind
the face of the adjacent building back to the vehicular area. The area between the
buffer and the property line must be landscaped.
Shade
Tree.
Hedge.
Street Tree.
Fence.
7’ Buffer.
Shade Tree.
Street Tree.
Hedge.parking areasidewalkcurbFront Buffer Plan.
Front Buffer Section.buildingalign with building faceProperty LineLocation.
Optional Fence.
Figure 10-21-5C (1). Frontage Buffer Plan and Section.
Table 10-21-5C (1). Frontage Buffer Requirements.
C. Landscape
1. General Requirements. Refer to Section 10-17 Fencing and
Screening for all landscaping and screening requirements.
2. Build-to Zones and Setbacks. All build-to zone and setback areas
not covered by building shall contain either landscape, patio space,
or sidewalk space.
(a) Driveways are permitted to cross the front and corner build-to
zone and rear setbacks perpendicularly at a maximum of
twenty five (25) feet in width.
(b) Driveways may encroach upon the side setbacks longitudinally
on parcels fifty (50) feet or less in width.
(c) Parking lots shall not encroach upon any setbacks. Side and
rear yard parking lots shall not be located closer to the front
or corner lot line than the building.
(c) Location. Bicycle parking should be located within fifty (50)
feet of the entrance of the Use.
i. Indoor or outdoor spaces are permitted, provided they
are located on the lot with which they are associated.
ii. Bicycle parking facilities shall be separated from
vehicular parking areas to protect parked bicycles from
damage. The separation may be accomplished through
grade separation, distance or physical barrier, such as
curbs, wheel stops, poles or other similar features.
(d) Racks and Structures. Racks and structures shall be provided
for each unprotected parking space, and shall be designed
to accommodate both chain and U-shaped locking devices
supporting the bicycle frame at two (2) points.
3. Frontage Buffer Requirements. Refer to Figure 10-21-5C (1). The
following additional requirements are specific to the S Districts
and is in addition to information within Section 10-17 Fencing and
Screening guidelines.
(a) Intent. To lessen the visual impact of parking areas visible
from the street.
(b)General Applicability. Applies to properties in all S Districts
where a parking area is located adjacent to a right-of-way.
(c) Exceptions. Parking areas along alleys, except when a
residential district is located across the alley. Single and two
family residences are also excepted.
Yorkville Downtown Overlay District Form-Based Code54DRAFT10-21-5 Site Development Standards
Tree Size
Type
Soil
Volume
(cubic ft)
Soil Surface
Area (sq ft)
with 2.5’ Soil
Depth
Permeable
Surface Area
Requirement
(sq ft)
Medium 2,852 1141
(approx. 34’ x 34’)225 (15’ x 15’)
Large 6,532 2681
(approx. 50’ x 50’)400 (20’ x 20’)Travel
Lane
Parking
Lane Side-
walk
Right-of-Way
Travel
Lane
Parking
Lane
Side-
walk
Parkway ParkwayBike
Lane
Bike
Lane
Ped
RealmVehicular
Realm
Ped
Realm
PlantingorFurnishings Zone
Figure 10-21-5D (1). Typical Right-of-Way Elements.Table 10-21-5D (1). Minimum Recommended Soil Volumes and Permeable
Area per Planted Tree.
D. Street Guidelines
1. General Street Guidelines. The following guidelines should apply
to all new streets within S Districts with the intent of creating
pedestrian oriented, multimodal streets.
(a) Typical Street Elements. All street rights-of-way should include
the following vehicular and pedestrian realm considerations.
Refer to Figure 10-21-5D (1).
(1) Vehicular Realm. The vehicular realm is comprised of the
travel lanes, bicycle lanes, and parking lanes.
(2) Pedestrian Realm. The pedestrian realm is comprised
of pedestrian facilities, such as sidewalk. A buffer area
that serves to buffer pedestrians or bicyclists from the
movements of higher speed vehicles in the vehicular
realm shall consist of one (1) of the following:
(i) Landscape Zone. A landscape area between the
back of curb to the sidewalk in which street trees,
stormwater swales, lighting, and signage may be
located. Typically used adjacent to residential
ground floor uses.
(ii) Furnishings Zone. A hardscape area that extends
from the sidewalk to the back of curb, in which
street trees, street furniture, lighting, and signage
may be located. Typically used adjacent to
commercial or office ground floor uses.
(b) Bicycle Facilities. Bicycle facilities, such as dedicated lanes
and dedicated shared lanes should be included on any streets
based on the City’s bicycle plan. New streets within S districts
shall utilize shared lanes. A shared lane refers to a street that
does not have bicycle lanes or a designated shared lane, but
the speed and configuration of the street is such that bicycles
could comfortably share lanes with traffic.
(c) Vehicular On-Street Parking. On-street parking, whether
parallel or diagonal, shall be included according to the District
Street Details for that street.
2. Street Trees. Street trees are required along all existing and new
street frontages.
(a) All planting material requirements within Landscaping and
Screening Guidelines shall be utilized.
(b) Street trees shall be located in either a Landscape Zone
(within a planting bed or lawn) or a Furnishings Zone (in trees
wells with grate as required).
(c) Permeable Surface. For each tree preserved or planted,
a minimum amount of permeable surface area is
recommended.
i. Preserved trees should have a permeable surface area
equal to the critical root zone. The critical root zone is
equal to half of the radius of the tree’s mature canopy,
measured from the trunk out to the dripline.
ii. Planted trees have a suggested minimum permeable
area and soil volume based upon tree size; refer to Table
10-21-5D (1) for details.
iii. Permeable area for one (1) tree cannot count toward that
of another tree.
(d) Structural Soil. When the critical root zone of an existing tree
or the suggested permeable surface area requirement of a
newly planted tree extends below any pavement, structural
soil is required underneath the pavement.
3. Pedestrian Lighting. Pedestrian light fixtures shall be installed per
the street requirements of the City’s Department of Public Works
and any streetscape master plan adopted by the City.
FINAL DRAFT March 2019 55DRAFT10-21-5 Site Development Standards
RoadNew Neighborhoow StreetRow Building Lots
Row Building Lots
Row Building LotsRow Building LotsMain Street Building LotsAlleyDevelopment Limits
New Neighborhood Street
Figure 10-21-5D (2). Example of New Street and Block Configuration for
Large Parcels or When Multiple Parcels are Combined.
4. New Streets and Subdivision. For all developments with total parcel
acreage larger than five (5) acres, subdivision and construction
of a new street will yield the most buildings. (Building Types
require buildings to front streets). Refer to Figure 10-21-5D (2) for
an example of a typical new block and street configuration. The
following recommendations apply:
(a) Interconnected Street Pattern. Streets shall connect and
continue existing streets from adjoining areas and cul-de-sac
and dead end streets should be avoided.
(b) Blocks.
i. The shape of a block shall be generally rectangular, but
may vary due to natural features or site constraints.
ii. Blocks shall typically be two (2) lots deep with the
exception of blocks containing open space. Blocks may
also include an alley. Blocks may included existing lots
within an existing zoning district.
iii. Blocks shall typically be fronted with lots on at least two
(2) faces, preferably on the longest street faces.
iv. Consider lot and block orientation for maximum energy
efficiency. For example, block orientation along an east-
west longitudinal axis will encourage development of
buildings oriented along an east-west axis, with smaller
east and west facing facades, able to take advantage of
passive solar technology.
v. Block size should be less than four hundred (400) feet.
(c) Access Points. A minimum of two (2) access points should be
provided for each development, with a minimum of one (1)
per every 1,500 feet of boundary recommended.
(d) Primary Streets. Designate primary streets so that all
buildings front at least one primary street. Vehicular access
should not be located off a Primary Street, unless the parcel
is fronted by more than two primary streets.
(e) Blocks may include interior alleys or lanes.
(f) Typical Lot Configuration. All lots shall have frontage along
a public street unless otherwise specified in Building Type
requirements. Flag lots are prohibited.
Yorkville Downtown Overlay District Form-Based Code56DRAFT10-21-5 Site Development Standards
Temporary Structures Requirements
1. Siting
Minimum area of Unenclosed,
Fully or Partially Paved Outdoor
Activity/Display Area
45% of parcel
Min Lot Width
Max Lot Width
none
50’
Max Impervious Coverage
Additional Semi-pervious Coverage
80%
15%
Required Front & Corner Side
Frontage Type 0’ to 5’
Parking Setbacks
Front
Corner, Side, Rear
75’
5’
Parking & Loading Facility
Location
Access From Alley or Side Street
Required Buffer between Parking
& Activity/Display Area none
2. Accessory Buildings
Number of Permitted Accessory
Buildings 2
Max Building Coverage 20%
Temporary Building
Front Yard Setback
Corner Side Setback
Side Yard Setback
Rear Yard Setback
75’
15’
0’
5’
Kiosk Building
Front, Corner, Side, Read Setback
Max Size
Max Height
Min Front Facade Transparency
Roof Type
5’
500 sf
one story or 15’
20%
Pitched, Flat, Parapet
Existing Vegetation May be credited toward buffer area
3. Uses
Permitted Uses
Assembly
General Retail
General Service
Notes:
1 This screening requirement does not prohibit the installation of or provision for
openings necessary for allowable access drives and walkways connecting to the
public sidewalk.
2 In Front and Corner Yards, when the parking area is located adjacent to any
building on the lot, the buffer must be located so that it aligns with or is behind
the face of the adjacent building back to the vehicular area. The area between
the buffer and the property line must be landscaped.
a
b
c
d
e
f
h
g
i
j
k
l
m
Figure 10-21-5E (1). Temporary Structure Siting
Table 10-21-5E (1). Temporary Structures Requirements.
E. Temporary Structures
1. General Requirements. Refer to 10-17 Fencing and Screening for
all landscaping and screening requirements.
2. Description and intent. Temporary Structures are allowed in all
Districts according to the following guidelines.
The small scale activity or display area can be a patio for outdoor
eating or display of goods and should constitute the majority of
the site. The frontage required continues the streetwall of the
adjacent buildings, allowing a continuous pedestrian experience
from the street with views into the outdoor space.
Two accessory structures are permitted. A temporary building may
be erected in the rear of the Lot and allows patrons to enter the
building. A permanent kiosk may be located anywhere on the Lot,
but allows employees only in the interior.
3. Regulations. Regulations for Temporary Structures are defined in
the adjacent table.
4. Mobile Food Vendors. Refer to Section 10-3-14 Mobile Food
Vendor Vehicles & Retail Vendor Vehicles for all mobile food
vendor requirements.Corner Property LineTemporaryBuildingKiosk
Primary StreetSecondary StreetFront Property Line
Rear Property Line
Interior Side Property Linef
m
k
ei
g
h
j
d
a
m
l c
b
FINAL DRAFT March 2019 57DRAFT10-21-5 Site Development Standards
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1. Determine the Project’s District
Portion of the Regulating Plan that shows Applicant’s
parcel.
Refer to:
Figure 10-21-1B (1) Yorkville Form-Based Districts
Regulating Plan.
Provide to Applicant:
Intent of Districts
Discuss with Aplicant:
2. Determine the Project’s Building
Type
Portion of Section 10-21-4 that applies to the building
types proposed in the project.
Refer to:
Table 10-21-4A (1) Permitted Building Types per District
Provide to Applicant:
Intent of Building Types
Discuss with Aplicant:
3. Determine the Project’s Intended
Use
Portion of Section 10-21-3 that applies to the uses
proposed in the project.
Refer to:
Table 10-21-3B (1) Permitted Uses Table.
Provide to Applicant:
Permitted uses within the project.
Discuss with Applicant:
Development Standards and Special Uses applicable
to the project.
4. Assemble Applicable Supplemental
Guidelines
Portion of Section 10-21-4 that applies to the building
types proposed in the project.
Refer to:
Section 10-21-5 Site Development Standards, as well as any
other relevant code guidelines (Stormwater Ordinance 2012-
56, Health Department Requirements, etc.).
Provide to Applicant:
Concepts and Intent of Site Development Standards
Discuss with Aplicant:
Parking
5. Retain Copies of All Documents
Provided to Applicant
(for use in the review of the Applicant’s submission)
Draft August 2018DRAFTAdministrator Checklist: Pre-Application Meeting
Ordinance No. 2019-____
Page 1
Ordinance No. 2019-_____
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, ILLINOIS
APPROVING A STREETSCAPE MASTER PLAN FOR THE
DOWNTOWN OVERLAY DISTRICT
WHEREAS, the United City of Yorkville (the “City”) is a duly organized and
validly existing non home-rule municipality created in accordance with the constitution of
the State of Illinois of 1970 and the laws of the State of Illinois; and,
WHEREAS, the City’s downtown was identified as a primary concern in the 2016
Yorkville Comprehensive Plan because of the lack of an inspiring plan that presents a plan
for future streetscape capital improvements that will encourage developers and property
owners to also invest in the redevelopment of the downtown area; and,
WHEREAS, a streetscape master plan provides guidance for the direction and
character of capital improvements for future street and public spaces; and,
WHEREAS, the streets of the City’s downtown should be the center of the
community where events, festivals and family gatherings regularly take place and should
be the framework that supports those functions and helps contribute to building community
and the quality of life in the City.
NOW THEREFORE, BE IT ORDAINED, by the Mayor and City Council of the
United City of Yorkville, Kendall County, State of Illinois, as follows:
Section 1: That the YORKVILLE DOWNTOWN OVERLAY DISTRICT
STREETSCAPE MASTER PLAN prepared by Farr Associates, a copy of which is attached
hereto and made a part hereof by reference as Exhibit A, be and the same is hereby
approved as the Streetscape Master Plan of the United City of Yorkville.
Section 2: That a certified copy of this Ordinance and attached Streetscape Master
Plan shall be on file for public review in the office of the City Clerk.
Section 3: This Ordinance shall be in full force and effect upon its passage,
approval and publication according to law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
______ day of _______________, 2019.
______________________________
CITY CLERK
Ordinance No. 2019-____
Page 2
KEN KOCH ______ DAN TRANSIER ______
JACKIE MILSCHEWSKI ______ ARDEN JOE PLOCHER ______
CHRIS FUNKHOUSER ______ JOEL FRIEDERS ______
SEAVER TARULIS ______ JASON PETERSON ______
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
_______ day of _______________ 2019.
______________________________
MAYOR
Ordinance No. 2019-____
Page 1
Ordinance No. 2019-_____
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY,
ILLINOIS, AMENDING THE YORKVILLE ZONING ORDINANCE BY ADDING A
DOWNTOWN OVERLAY DISTRICT
WHEREAS, the United City of Yorkville (the “City”) is a duly organized and validly
existing non home-rule municipality created in accordance with the Constitution of the State of
Illinois of 1970 and the laws of the State; and,
WHEREAS, pursuant to Section 10-4-10 of the Yorkville Zoning Ordinance the City
may initiate amendments to the United City of Yorkville Zoning Ordinance; and,
WHEREAS, the City filed seeking an amendment to the United City of Yorkville
Zoning Ordinance to add an overlay district over certain downtown areas; and,
WHEREAS, the Planning and Zoning Commission convened and held a public hearing
on April 10, 2019, to consider the request and made Findings of Fact and Recommendations to
the City Council to approve the requested text amendment.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the
United City of Yorkville, Kendall County, Illinois, as follows:
Section 1: The above recitals are incorporated and made a part of this Ordinance.
Section 2: That the United City of Yorkville Zoning Ordinance, as amended, be and is
hereby amended by adding a new Chapter 21 entitled “Downtown Overlay District” to read as
shown by the text attached hereto and made a part hereof as Exhibit A, that includes Section 10-
21-1, Introduction, Section 10-21-2 Districts, Section 10-21-3 Uses, Section 10-21-4 Building
Types and Section 10-21-5 Site Development Standards.
Section 3: This Ordinance shall be in full force and effect after its passage, publication,
and approval as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois, this
_____ day of _________________, 2019.
______________________________
City Clerk
KEN KOCH ______ DAN TRANSIER ______
JACKIE MILSCHEWSKI ______ ARDEN JOE PLOCHER ______
CHRIS FUNKHOUSER ______ JOEL FRIEDERS ______
SEAVER TARULIS ______ JASON PETERSON ______
Ordinance No. 2019-____
Page 2
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
_____ day of _________________, 2019.
_______________________________
Mayor