Economic Development Packet 2019 09-03-19
AGENDA
ECONOMIC DEVELOPMENT COMMITTEE MEETING
Tuesday, September 3, 2019
6:00 p.m.
City Hall Conference Room
800 Game Farm Road, Yorkville, IL
Citizen Comments:
Minutes for Correction/Approval: August 6, 2019
New Business:
1. EDC 2019-70 Building Permit Report for July 2019
2. EDC 2019-71 Building Inspection Report for July 2019
3. EDC 2019-72 Property Maintenance Report for July 2019
4. EDC 2019-73 Economic Development Report for August 2019
5. EDC 2019-74 Menards – Plat of Resubdivision
6. EDC 2019-75 Grande Reserve Units 26 and 27 – Final Plat
7. EDC 2019-76 School of Expressive Arts and Learning (SEAL) – Special Use
8. EDC 2019-77 B-1 Zoning District Text Amendment for Special Use
Old Business:
1. EDC 2019-23 Downtown Form-Based Code and Streetscape Master Plan
2. EDC 2019-68 Unified Development Ordinance (UDO) – Change Order
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, September 3, 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. August 6, 2019
□ Approved __________
□ As presented
□ With corrections
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NEW BUSINESS:
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1. EDC 2019-70 Building Permit Report for July 2019
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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2. EDC 2019-71 Building Inspection Report for July 2019
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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3. EDC 2019-72 Property Maintenance Report for July 2019
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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4. EDC 2019-73 Economic Development Report for August 2019
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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5. EDC 2019-74 Menards – Plat of Resubdivison
□ Moved forward to CC __________
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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6. EDC 2019-75 Grande Reserve Units 26 and 27 – Final Plat
□ Moved forward to CC __________
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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7. EDC 2019-76 School of Expressive Arts and Learning (SEAL) – Special Use
□ Moved forward to CC __________
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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8. EDC 2019-77 B-1 Zoning District Text Amendment for Special Use
□ 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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2. EDC 2019-68 Unified Development Ordinance (UDO) – Change Order
□ 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 – August 6, 2019
Economic Development Committee – September 3, 2019
Majority
Committee Approval
Minute Taker
Name Department
Page 1 of 4
DRAFT
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, August 6, 2019, 6:00pm
City Conference Room
In Attendance:
Committee Members
Chairman Jackie Milschewski
Alderman Joel Frieders
Alderman Jason Peterson
Alderman Ken Koch
Other City Officials
City Administrator Bart Olson
Assistant City Administrator Erin Willrett
Community Development Director Krysti Barksdale-Noble
Senior Planner Jason Engberg
Code Official Pete Ratos
Alderman Chris Funkhouser
Other Guests
Lynn Dubajic, City Consultant Valerie Burd
Katie Finlon, Kendall County Record Todd Milliron
Charles & Gayle Ashley Lyman Tieman, Attorney, Gas N Wash
Scott Pritchett, ARSA Kevin McEnery, Gas N Wash
Brian Hartz, MG2A Greg Galgan, Gas N Wash
Carole Sheeley Kathryn Bloch, WSPY
Lisa Wolancevich, Yorkville Historical Preservation
The meeting was called to order at 6:00pm by Chairman Jackie Milschewski
Citizen Comments: None
Minutes for Correction/Approval: July 2, 2019
The minutes were approved as presented.
New Business
1. EDC 2019-59 Building Permit Report for June 2019
Mr. Ratos reported 9 single family, 11 commercial and 220 miscellaneous permits for the
month. He said the roof damage repair from the recent storms is beginning and he noted
a significant jump in permits as a result.
2. EDC 2019-60 Building Inspection Report for June 2019
There were 461 inspections for the month, mostly fences, decks and now inspections for
roof repairs.
Page 2 of 4
3. EDC 2019-61 Property Maintenance Report for June 2019
Twelve cases were heard in June, including an unpermitted accessory building on East
Main St. that incurred a fine of $2,625. This was the second time this property has been at
the adjudication hearings. Other cases found liable included weed violations.
4. EDC 2019-62 Economic Development Report for July 2019
Ms. Dubajic referred to the report she submitted and in addition, she said a lease has been
signed for a cabinetry and countertop business located in the Casa Santiago building.
5. EDC 2019-63 Lenny's Gas N Wash – Special Use, Sign Variance and Final Plat
Mr. Engberg described this project that will be located at the northeast corner of Rt. 47
and Waterpark Way. He said the site is part of the O'Keefe property. It will include a
gas station, convenience store and car wash. He reviewed the steps and requirements that
have already been completed. The petitioner will apply for a sign variance to allow a
larger monument sign due to additional setback when Rt. 47 is widened. There was
discussion of the landscaping being placed inside the property line to avoid being
removed during the Rt. 47 widening. The petitioner would be eligible for compensation
if it is removed. It was decided to make this change a comment on the landscape plan.
A backup SSA will be required for stormwater detention. Mr. Engberg said overall this
project is in line with the Comprehensive Plan. He asked for comments and committee
members said they were in favor of this project.
Attorney Lyman Tieman said that when the project is approved they hope to begin
construction quickly for a spring opening. There will be a Dunkin Donuts and another
restaurant to be determined inside the business. The proposed sign location was
discussed and it was stated that gaming will be available in the facility. Pedestrian
connectivity from the waterpark and sidewalk to the gas station was discussed and it was
noted there were no designated walkways. This item will be reviewed with engineers.
This will go to Public Hearing on August 14th at the PZC meeting and will move to City
Council on September 10th if all items are addressed.
6. EDC 2019-64 208 E. Main Street – Front Yard Setback Variance
Residents Charles and Gayle Ashley wish to re-install a porch that was removed at some
point from their 1890's Victorian home. The house is set at the maximum setback in the
R-2 district and they are requesting a variance of 20 feet instead of the required 30 feet.
Staff and the committee were supportive of this request. This will go before the PZC on
September 11th and to City Council in September or October.
7. EDC 2019-65 Tactical Urbanism
Mr. Engberg reviewed the memo regarding tactical urbanism and discussed the definition
of the concept. Staff has discussed short-term solutions to beautify or ways to use areas
in the downtown including beach sandboxes, life size chess and concrete cornholes. He
elaborated on each item, the suggested location and possible concerns such as vandalism,
ADA compliance, flooding and wind damage. Staff and volunteer groups might
collaborate on installing and possible partnerships with local businesses to oversee the
equipment were also suggested. Committee members expressed concerns and comments
Page 3 of 4
and Mr. Ratos suggested bag sets could perhaps be rented through nearby businesses.
Other ideas or activity suggestions were murals, volleyball nets, life-size twister,
monopoly, horseshoes and a water fountain spray. Staff will move forward with the three
proposed projects. Mr. Engberg said there is a $2,500 budget for this project.
8. EDC 2019-66 Downtown Landscape Hill Project – Invitation to Bid
In 2016 HR Green was engaged for landscaping ideas for the courthouse hill on Rt. 47.
This project has $50,000 budgeted. Due to the cost estimate of $500,000, staff is trying
to approach the project incrementally for immediate impact. A limestone-finish
retaining wall and sign is proposed to be the first phase. Staff is asking to go out to bid
for design and build and would come back to the EDC committee with 2-3 sign concepts.
The bid is slated for late August with a September 23rd deadline. Based on previous
experience, Alderman Milschewski expressed concern for a possible echo from the wall
and Mr. Ratos suggested using a synthetic stone to help alleviate. This will move to City
Council for authorization to bid. If approved, construction could start in spring.
9. EDC 2019-67 Kane/Kendall Council of Mayors Bike Sharing - Memorandum of
Understanding
Assistant Administrator Willrett said this project would pair with the other discussed
improvements for the downtown. Since Yorkville is part of the Council of Mayors, the
city would have access to prices the Council finds for a bike-sharing system. Oswego is
also exploring this program. Alderman Koch noted that Fermi Lab has this program and
one issue is balancing the number of bikes at a certain location and the redistribution.
Alderman Frieders said it's a great program and also discussed a zip bike program in
Aurora. Ms. Willrett said there are no grants at this time, so the city will seek
sponsorships. This moves to the City Council for the memorandum of understanding.
10. EDC 2019-68 Unified Development Ordinance (UDO) – Change Order
After reviewing the sub-contractor contract, Ms. Noble said staff discovered the quote for
the smart code only provided for one on-line calculator when seven are actually needed.
She said the company was apologetic and agreed to discount each one 15% along with a
setup fee discount. The main contractor, Houseal Lavigne, agreed to reduce their billable
hours by $3,400. Each calculator is $2,500 and with all costs and discounts, the total
Change Order increase is $7,125. Ms. Noble detailed the capabilities and importance of
the calculators which staff and developers will both use. The current method is to do the
calculations by hand and requires 40% of Mr. Engberg's time. Staff currently spends 2-3
hours per plan. Alderman Funkhouser said the city will receive fewer services from
Houseal Lavigne and appreciates the Encode Plus discounts, however, he would vote no
on the Change Order. Ms. Noble said she will take this comment back to Houseal
Lavigne and this matter will be brought back to EDC in September.
11. EDC 2019-69 Old Jail Term Sheet
Mr. Olson referred to his memo and also developed a term sheet for the proposed sale of
the old jail. He said all parties came to terms regarding the TIF and the remaining issues
pertain to the parking in the immediate area. He listed the various aspects of the
agreement including possible abandonment of the building, closing date, the use or sale
of the northside parking lot, public comments, deed restriction, zoning issues, incentives,
Page 4 of 4
etc. He said the jail portion is in TIF #2 which has a $20,000 positive Fund Balance. He
provided a detailed explanation of the payouts at the different phases of occupancy and
discussed the various city fees that would be waived. A possible deed restriction to
disallow demolition was also discussed. Alderman Koch asked about the right of first
refusal and if the TIF is still tied to the building if the developer abandons the project.
Questions about a conservation easement, historical status and tax exemption were also
raised. Mr. Olson will explain the term sheet to the Aldermen not present at this meeting.
An agreement will be drafted and it is hoped to bring this matter to the August 13th City
Council meeting.
Old Business
1. EDC 2019-23 Downtown Form-Based Code and Streetscape Master Plan
At the last meeting, Ms. Noble was asked to bring alternatives for the proposed lighting
on Van Emmon. She explained the four alternatives she found and asked for comments
and direction. She said the original catenary lighting can be made less expensive with
some changes of materials and it has low upkeep. A suggestion was made by Alderman
Frieders for bolting the lights to buildings instead of on poles. It was noted by Ms. Noble
that the lighting is not budgeted at this time. Mr. Olson said that in every city survey,
40% of respondents respond positively to lighting. There was also a brief discussion
about the lack of proposed projects coming to fruition in a timely fashion. The committee
decided they wanted to move forward with the lighting in the original plan and explore
hanging them on buildings.
Additional Business
There was no further business and the meeting adjourned at 8:30pm.
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 2019-70
Building Permit Report for July 2019
Economic Development Committee – September 3, 2019
N/A
N/A
N/A
Informational
None
All permits issued in July 2019.
D. Weinert Community Development
Name Department
C:\Users\lpickering\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\PBHT3PC1\July 2019.doc Prepared by D Weinert UNITED CITY OF YORKVILLE BUILDING PERMIT REPORT JULY 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 July 2019 380 18 0 0 0 9 0 353 7,000,146.00 203,800.08 Calendar Year 2019 1030 92 0 10 0 71 0 857 31,153,024.00 1,154,308.81 Fiscal Year 2020 749 44 0 5 0 28 0 672 14,309,478.00 546,279.09 July 2018 104 19 0 0 0 10 0 75 3,920,993.00 163,603.44 Calendar Year 2018 649 109 14 36 0 89 0 401 35,211,354.00 1,685,260.59 Fiscal Period 2019 341 67 0 0 0 33 0 241 18,846,162.00 594,515.93 July 2017 99 4 5 0 0 10 0 80 9,822,020.00 144,687.19 Calendar Year 2017 553 31 54 0 0 83 0 385 42,786,519.00 1,527,090.03 Fiscal Period 2018 320 15 26 0 0 39 0 240 32,193,175.00 937,880.50 July 2016 71 0 11 0 0 12 0 48 2,545,393.00 146,348.45 Calendar Year 2016 501 14 64 0 0 76 0 347 21,048,066.00 992,154.64 Fiscal Period 2017 280 7 34 0 0 35 0 204 12,565,890.00 528,753.30
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 2019-71
Building Inspection Report for July 2019
Economic Development Committee – September 3, 2019
N/A
N/A
N/A
Informational
None
All inspections scheduled in July 2019.
D. Weinert Community Development
Name Department
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 1DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 1TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------EEI _____ 017-REI REINSPECTION 20170460 1036 N CARLY CIR 59 07/11/2019Comments1: NO TREE TAGBF _____ 007-BGS BASEMENT GARAGE STOOPS 20170926 3146 MATLOCK DR 672 07/26/2019Comments1: UPLANDBF _____ 007-BG BASEMENT AND GARAGE FLOOR 20170927 3142 MATLOCK DR 673 07/31/2019Comments1: UPLANDEEI _____ 018-EFL ENGINEERING - FINAL INSPE 20170928 3152 MATLOCK DR 671 07/12/2019Comments1: N. RED POINTE MAPLE NOT APPROVED TREE -Comments2: NOT COMPLETED S. RED POINTE MAPLE NOT APComments3: PROVED TREE - NOT COMPLETEDPR _____ 019-FIN FINAL INSPECTION 20170970 1968 RENA LN 9 07/17/2019PR _____ 020-PLF PLUMBING - FINAL OSR READ 07/17/2019EEI _____ 021-EFL ENGINEERING - FINAL INSPE 07/17/2019PR _____ 017-FIN FINAL INSPECTION 20170971 1966 RENA LN 9 07/17/2019PR _____ 018-PLF PLUMBING - FINAL OSR READ 07/17/2019EEI _____ 019-EFL ENGINEERING - FINAL INSPE 07/17/2019PR _____ 017-FIN FINAL INSPECTION 20170972 1974 RENA LN 9 07/17/2019PR _____ 018-PLF PLUMBING - FINAL OSR READ 07/17/2019EEI _____ 019-EFL ENGINEERING - FINAL INSPE 07/17/2019PR _____ 016-FIN FINAL INSPECTION 20170973 1962 RENA LN 9 07/17/2019PR _____ 017-PLF PLUMBING - FINAL OSR READ 07/17/2019EEI _____ 018-EFL ENGINEERING - FINAL INSPE 07/17/2019PR _____ 018-FIN FINAL INSPECTION 20170974 1972 RENA LN 9 07/17/2019PR _____ 019-PLF PLUMBING - FINAL OSR READ 07/17/2019EEI _____ 020-EFL ENGINEERING - FINAL INSPE 07/17/2019PR _____ 016-PLF PLUMBING - FINAL OSR READ 20170975 1964 RENA LN 9 07/17/2019PR _____ 017-FIN FINAL INSPECTION 07/17/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 2DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 2TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------EEI _____ 018-EFL ENGINEERING - FINAL INSPE 07/17/2019EEI _____ 025-EFL ENGINEERING - FINAL INSPE 20170994 967 N CARLY CIR 124 07/12/2019Comments1: RED POINTE MAPLE NOT APPROVED TREE - NOTComments2: COMPLETED. DAMAGED SW - NOT COMPLETEDEEI _____ 022-EFL ENGINEERING - FINAL INSPE 20180158 1012 S CARLY CIR 113 07/11/2019Comments1: SIDEWALK SURFACE DAMAGEBF _____ 010-RFR ROUGH FRAMING 20180330 3126 MATLOCK DR 677 07/02/2019BF _____ 011-REL ROUGH ELECTRICAL 07/02/2019Comments1: OUTLET EACH SIDE OF OVEN NEED TO BE AIRComments2: TIGHT BOXES. ELECTRICAL BOXES IN 2ND FLOComments3: OR CEILING NEED TO BE AIR TIGHTBF _____ 012-RMC ROUGH MECHANICAL 07/02/2019Comments1: PROVIDE TOP PLATE STRAPS AT DUCTS BACK WComments2: ALL OF LIVING ROOMPR _____ 013-PLR PLUMBING - ROUGH 07/02/2019BF _____ 014-INS INSULATION 07/05/2019PR _____ 015-FIN FINAL INSPECTION 20180364 3102 MATLOCK DR 682 07/25/2019PR _____ 016-PLF PLUMBING - FINAL OSR READ 07/25/2019EEI _____ 017-EFL ENGINEERING - FINAL INSPE 07/26/2019EEI _____ 018-EFL ENGINEERING - FINAL INSPE 20180548 3128 MATLOCK DR 676 07/12/2019Comments1: DAMAGED SW NOT COMPLETEDEEI _____ 018-REI REINSPECTION 20180617 2821 SHERIDAN CT 206 07/03/2019EEI _____ 024-REI REINSPECTION 20180708 928 PURCELL ST 81 07/15/2019BC _____ 001-FIN FINAL INSPECTION 20180726 2835 SILVER SPRINGS CT 249 00/07/1719EEI _____ 018-EFL ENGINEERING - FINAL INSPE 20180816 2849 KETCHUM CT 221 07/24/2019BF _____ 007-BG BASEMENT AND GARAGE FLOOR 20180848 3112 MATLOCK DR 680 07/31/2019Comments1: UPLANDBC _____ 018-PPS PRE-POUR, SLAB ON GRADE 20180861 1041 BLACKBERRY SHORE LN 38 07/01/2019PR _____ 011-PLF PLUMBING - FINAL OSR READ 20180873 211 E SPRING ST 07/15/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 3DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 3TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 012-FIN FINAL INSPECTION 07/12/2019Comments1: MECHANICAL REIBC _____ 013-FIN FINAL INSPECTION 07/23/2019Comments1: R314 SMOKE ALARMS, R315 CO DETECTORS, NOComments2: OCCUPANCYEEI _____ 019-REI REINSPECTION 20180957 4228 E MILLBROOK CIR 287 07/16/2019Comments1: ADA COMMON SQ IS CRACKEDBC _____ 015-PHD POST HOLE - DECK 20180964 3101 REHBEHN CT 637 07/18/2019Comments1: UPLANDBF _____ AM 007-BGS BASEMENT GARAGE STOOPS 20180965 3102 REHBEHN CT 650 07/22/2019Comments1: GR - DR HORTONBC _____ 008-PPS PRE-POUR, SLAB ON GRADE 07/22/2019Comments1: GAR STOOPSBF _____ 013-WKS PUBLIC & SERVICE WALKS 20180966 3105 REHBEHN CT 638 07/01/2019Comments1: UPLANDBC _____ 014-PHD POST HOLE - DECK 07/18/2019Comments1: UPLANDBC _____ 007-BGS BASEMENT GARAGE STOOPS 20180967 3108 REHBEHN CT 649 07/18/2019Comments1: CRAWL TOO, UPLANDBF _____ 015-WKS PUBLIC & SERVICE WALKS 20180968 3109 REHBEHN CT 639 07/01/2019Comments1: UPLANDBC _____ 016-PHD POST HOLE - DECK 07/18/2019Comments1: UPLANDBF _____ 013-WKS PUBLIC & SERVICE WALKS 20180969 3121 REHBEHN CT 640 07/01/2019Comments1: UPLANDBC _____ 014-PHD POST HOLE - DECK 07/18/2019Comments1: UPLANDPR _____ 008-RFR ROUGH FRAMING 20180971 3125 REHBEHN CT 641 07/09/2019PR _____ 009-REL ROUGH ELECTRICAL 07/09/2019PR _____ 010-RMC ROUGH MECHANICAL 07/09/2019PR _____ 011-PLR PLUMBING - ROUGH 07/09/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 4DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 4TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 012-INS INSULATION 07/11/2019Comments1: GR - HORTONBC _____ 013-PHD POST HOLE - DECK 07/18/2019Comments1: UPLANDPR _____ 008-PLR PLUMBING - ROUGH 20180975 3133 REHBEHN CT 643 07/17/2019BF _____ 009-RFR ROUGH FRAMING 07/17/2019BF _____ 010-REL ROUGH ELECTRICAL 07/17/2019BF _____ 011-RMC ROUGH MECHANICAL 07/17/2019BF _____ 012-INS INSULATION 07/19/2019PR _____ 008-RFR ROUGH FRAMING 20180977 3137 REHBEHN CT 644 07/22/2019PR _____ 009-REL ROUGH ELECTRICAL 07/22/2019PR _____ 010-RMC ROUGH MECHANICAL 07/22/2019PR _____ 011-PLR PLUMBING - ROUGH 07/22/2019BF _____ 012-INS INSULATION 07/24/2019Comments1: HORTONPR _____ 014-FIN FINAL INSPECTION 20181004 2581 LYMAN LOOP 37 07/23/2019PR _____ 015-PLF PLUMBING - FINAL OSR READ 07/23/2019BF _____ 015-FIN FINAL INSPECTION 20181025 1101 BLACKBERRY SHORE LN 44 07/12/2019Comments1: KMP, MCCUEPBF _____ 016-PLF PLUMBING - FINAL OSR READ 07/12/2019Comments1: KMP MCCUEEEI _____ 017-EFL ENGINEERING - FINAL INSPE 07/12/2019PR _____ 014-FIN FINAL INSPECTION 20181026 901 BLACKBERRY SHORE LN 24 07/09/2019PR _____ 015-PLF PLUMBING - FINAL OSR READ 07/09/2019EEI _____ 016-EFL ENGINEERING - FINAL INSPE 07/11/2019Comments1: PROPERTY CORNER & SIDEWALKBF _____ 015-FIN FINAL INSPECTION 20190017 1093 REDWOOD DR 47 07/11/2019Comments1: MCCUE
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 5DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 5TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PBF _____ 016-PLF PLUMBING - FINAL OSR READ 07/11/2019BC _____ 017-FIN FINAL INSPECTION 07/12/2019EEI _____ 018-EFL ENGINEERING - FINAL INSPE 07/19/2019BF _____ 004-ABC ABOVE CEILING 20190028 1652 N BEECHER RD 54 07/11/2019Comments1: TARGET, FITTING ROOM 812-371-4784BF _____ 005-REL ROUGH ELECTRICAL 07/16/2019Comments1: IN WALL & FLOOR @ GUEST SERVICES 812-371Comments2: -4784BF _____ 006-RFR ROUGH FRAMING 07/17/2019Comments1: EXTERIOR FRAMING JOEL 812-371-4784 CALLComments2: FIRSTBF _____ 007-ABC ABOVE CEILING 07/22/2019Comments1: GUEST SERVICES JOEL 812-371-4784BF _____ 009-RFR ROUGH FRAMING 20190040 2577 LYMAN LOOP 36 07/01/2019Comments1: ONE HANGER IN BASEMENT NEEDS NAILSBF _____ 010-REL ROUGH ELECTRICAL 07/01/2019Comments1: ELECTRIC BOXES IN CEILINGS NEED TO BE AIComments2: R TIGHTBF _____ 011-RMC ROUGH MECHANICAL 07/01/2019PR _____ 012-PLR PLUMBING - ROUGH 07/01/2019BC _____ 013-INS INSULATION 07/03/2019Comments1: PULTE, GRPR _____ 014-SUM SUMP 07/29/2019PR _____ 001-RFR ROUGH FRAMING 20190047 502 TERI LN 9 07/03/2019PR _____ 002-REL ROUGH ELECTRICAL 07/03/2019PR _____ 003-PLR PLUMBING - ROUGH 07/03/2019PR _____ 015-FIN FINAL INSPECTION 20190061 2451 WYTHE PL 7 07/18/2019PR _____ 016-PLF PLUMBING - FINAL OSR READ 07/18/2019EEI _____ 017-EFL ENGINEERING - FINAL INSPE 07/19/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 6DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 6TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 013-WKS PUBLIC & SERVICE WALKS 20190066 2835 KETCHUM CT 217 07/01/2019Comments1: MIDWESTPR _____ 014-FIN FINAL INSPECTION 07/25/2019PR _____ 015-PLF PLUMBING - FINAL OSR READ 07/25/2019EEI _____ 016-EFL ENGINEERING - FINAL INSPE 20190085 2828 KETCHUM CT 215 07/01/2019Comments1: PROPERTY CORNERSBF _____ 014-FIN FINAL INSPECTION 20190089 1941 WREN RD 17 07/12/2019Comments1: PRESTWICK - KHOVPBF _____ 015-PLF PLUMBING - FINAL OSR READ 07/12/2019Comments1: PRESTWICK - KHOVEEI _____ 016-EFL ENGINEERING - FINAL INSPE 07/19/2019PR _____ 017-REI REINSPECTION 07/19/2019Comments1: FINAL PLUMBBF _____ AM 016-WKS PUBLIC & SERVICE WALKS 20190100 501 OMAHA DR 3 07/31/2019Comments1: MCCUEBF _____ 015-EPW ENGINEERING- PUBLIC WALK 20190105 800 ALEXANDRA LN 20 07/02/2019BF _____ 016-EDA ENGINEERING - DRIVEWAY AP 07/05/2019Comments1: HEARTLAND MEADOWSBF _____ 017-FIN FINAL INSPECTION 07/17/2019PBF _____ 018-PLF PLUMBING - FINAL OSR READ 07/17/2019EEI _____ 019-EFL ENGINEERING - FINAL INSPE 07/17/2019BF _____ 008-PPS PRE-POUR, SLAB ON GRADE 20190108 1431 CRIMSON LN 223-1 07/17/2019Comments1: STOOP PATIOPR _____ 009-RFR ROUGH FRAMING 07/31/2019PR _____ 010-REL ROUGH ELECTRICAL 07/31/2019PR _____ 011-RMC ROUGH MECHANICAL 07/31/2019PR _____ 012-PLR PLUMBING - ROUGH 07/31/2019BF _____ 008-PPS PRE-POUR, SLAB ON GRADE 20190109 1433 CRIMSON LN 223-2 07/17/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 7DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 7TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 008-PPS PRE-POUR, SLAB ON GRADE 20190110 1435 CRIMSON LN 223-3 07/17/2019BF _____ 008-PPS PRE-POUR, SLAB ON GRADE 20190111 1437 CRIMSON LN 223-4 07/17/2019BF _____ 008-PPS PRE-POUR, SLAB ON GRADE 20190112 1439 CRIMSON LN 223-5 07/17/2019PR _____ 009-PLR PLUMBING - ROUGH 20190115 3168 BOOMBAH BLVD 130 07/15/2019PR _____ 010-RFR ROUGH FRAMING 07/15/2019Comments1: CAL - RYANPR _____ 011-REL ROUGH ELECTRICAL 07/15/2019PR _____ 012-RMC ROUGH MECHANICAL 07/15/2019BF _____ 013-INS INSULATION 07/17/2019Comments1: CAL - RYANBC _____ 014-WKS PUBLIC & SERVICE WALKS 07/25/2019Comments1: 3PR _____ PM 004-FIN FINAL INSPECTION 20190125 2422 FITZHUGH TURN 146 07/16/2019PR _____ 005-PLF PLUMBING - FINAL OSR READ 07/16/2019BF _____ AM 012-PPS PRE-POUR, SLAB ON GRADE 20190130 1112 CARLY DR 26 07/11/2019Comments1: GARAGE FLOOR, FRONT AND REAR STOOPSBF _____ AM 013-WKS PUBLIC & SERVICE WALKS 07/31/2019Comments1: NORWOODPR _____ 014-FIN FINAL INSPECTION 20190160 2799 GAINS CT 195 07/19/2019PR _____ 015-PLF PLUMBING - FINAL OSR READ 07/19/2019PR _____ 005-FIN FINAL INSPECTION 20190165 1132 KATE DR 40 07/19/2019PR _____ 008-PLR PLUMBING - ROUGH 20190190 4376 E MILLBROOK CIR 269 07/03/2019PR _____ 009-REL ROUGH ELECTRICAL 07/03/2019PR _____ 010-RFR ROUGH FRAMING 07/02/2019PR _____ 011-RMC ROUGH MECHANICAL 07/02/2019BC _____ 012-INS INSULATION 07/08/2019BC _____ 013-WKS PUBLIC & SERVICE WALKS 07/11/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 8DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 8TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 007-RFR ROUGH FRAMING 20190193 272 WINDETT RIDGE RD 17 07/25/2019PR _____ 008-REL ROUGH ELECTRICAL 07/25/2019PR _____ 009-RMC ROUGH MECHANICAL 07/25/2019PR _____ 010-PLR PLUMBING - ROUGH 07/25/2019PR _____ 011-SUM SUMP 07/29/2019BF _____ 012-INS INSULATION 07/30/2019Comments1: WINDETT, LENNARBC _____ 005-FIN FINAL INSPECTION 20190196 503 W WASHINGTON ST 6 07/05/2019PR _____ 007-RFR ROUGH FRAMING 20190199 875 PURCELL ST 71 07/22/2019PR _____ 008-REL ROUGH ELECTRICAL 07/22/2019PR _____ 009-RMC ROUGH MECHANICAL 07/22/2019PR _____ 010-PLR PLUMBING - ROUGH 07/22/2019BF _____ AM 011-INS INSULATION 07/25/2019Comments1: MCCUEBC _____ 003-REI REINSPECTION 20190222 114 CONOVER CT 11 07/16/2019BF _____ 007-PPS PRE-POUR, SLAB ON GRADE 20190255 841 OMAHA DR 20 07/25/2019Comments1: NORWOOD, GARAGE AND STOOPPR _____ 008-RFR ROUGH FRAMING 07/31/2019PR _____ 009-REL ROUGH ELECTRICAL 07/31/2019PR _____ 010-RMC ROUGH MECHANICAL 07/31/2019PR _____ 011-PLR PLUMBING - ROUGH 07/31/2019BF _____ AM 012-WKS PUBLIC & SERVICE WALKS 20190265 2785 GAINS CT 191 07/02/2019BC _____ PM 012-PPS PRE-POUR, SLAB ON GRADE 20190266 832 ALEXANDRA LN 36 07/10/2019Comments1: GAR & FRONT PORCH SLABS, MARKERBF _____ 013-PPS PRE-POUR, SLAB ON GRADE 07/30/2019Comments1: REAR SLAB AND STOOPS_____ _____ 001-MIS MISCELLANEOUS 20190269 484 HONEYSUCKLE LN 162 07/01/2019Comments1: TRENCH - GAS AND ELECTRIC
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 9DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 9TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 002-RFR ROUGH FRAMING 20190272 2322 WINTERTHUR GREEN 178 07/10/2019BC _____ 003-FIN FINAL INSPECTION 07/22/2019BC _____ 001-FIN FINAL INSPECTION 20190275 278 WALSH CIR 89 07/05/2019PR _____ 008-ESW ENGINEERING - SEWER / WAT 20190276 3271 LAUREN DR 82 07/16/2019BC _____ 009-INS INSULATION 07/26/2019BC _____ 010-WKS PUBLIC & SERVICE WALKS 07/25/2019PR _____ 005-PLU PLUMBING - UNDERSLAB 20190279 1992 MEADOWLARK LN 143 07/15/2019BF _____ 006-BSM BASEMENT FLOOR 07/25/2019Comments1: NORWOODPR _____ 006-PLU PLUMBING - UNDERSLAB 20190287 709 CLOVER CT 5 07/19/2019PR _____ 007-RFR ROUGH FRAMING 07/23/2019PR _____ 008-REL ROUGH ELECTRICAL 07/23/2019PR _____ 009-RMC ROUGH MECHANICAL 07/23/2019PR _____ 010-PLR PLUMBING - ROUGH 07/23/2019BF _____ PM 011-BG BASEMENT AND GARAGE FLOOR 07/24/2019Comments1: 1. SEAMS IN PLASTIC NEED TO BE SEALED/TAComments2: PED IN BSMT FRO RADON 2. NO PLASTIC INSTComments3: ALLED IN GARAGE PROVIDE PLASTIC IN GARAGComments4: E FLOORBC _____ 012-INS INSULATION 07/26/2019BF _____ 013-BGS BASEMENT GARAGE STOOPS 07/30/2019Comments1: RSSBC _____ 004-FIN FINAL INSPECTION 20190291 1991 MEADOWLARK LN 113 07/10/2019Comments1: LEDGERBOARD ON EAST SIDE OF FIREPLACE MUComments2: ST BE ANCHORED WITH 1/2"BOLTS. ADD SHIMSComments3: UNDER STAIR STRINGERS AT LONG UPPERMOSTComments4: STAIRBC _____ 005-REI REINSPECTION 07/24/2019PR _____ 005-PLU PLUMBING - UNDERSLAB 20190292 1455 CRIMSON LN 222-1 07/24/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 10DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 10TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 006-UGE UNDERGROUND ELECTRIC 07/24/2019BF _____ 007-PPS PRE-POUR, SLAB ON GRADE 07/26/2019PR _____ 005-PLU PLUMBING - UNDERSLAB 20190293 1453 CRIMSON LN 222-2 07/24/2019PR _____ 006-UGE UNDERGROUND ELECTRIC 07/24/2019BF _____ 007-PPS PRE-POUR, SLAB ON GRADE 07/26/2019PR _____ 005-PLU PLUMBING - UNDERSLAB 20190294 1451 CRIMSON LN 222-3 07/24/2019PR _____ 006-UGE UNDERGROUND ELECTRIC 07/24/2019BF _____ 007-PPS PRE-POUR, SLAB ON GRADE 07/26/2019PR _____ 005-PLU PLUMBING - UNDERSLAB 20190295 1449 CRIMSON LN 222-4 07/24/2019PR _____ 006-UGE UNDERGROUND ELECTRIC 07/24/2019BF _____ 007-PPS PRE-POUR, SLAB ON GRADE 07/26/2019PR _____ 005-PLU PLUMBING - UNDERSLAB 20190296 1447 CRIMSON LN 222-5 07/24/2019PR _____ 006-UGE UNDERGROUND ELECTRIC 07/24/2019BF _____ 007-PPS PRE-POUR, SLAB ON GRADE 07/26/2019PR _____ 004-PLU PLUMBING - UNDERSLAB 20190302 2037 SQUIRE CIR 208 07/01/2019PR _____ 007-BG BASEMENT AND GARAGE FLOOR 07/02/2019BC _____ 008-STP STOOP 07/02/2019PR _____ 009-RFR ROUGH FRAMING 20190303 2052 SQUIRE CIR 190 07/26/2019PR _____ 010-REL ROUGH ELECTRICAL 07/26/2019PR _____ 011-RMC ROUGH MECHANICAL 07/26/2019PR _____ 012-PLR PLUMBING - ROUGH 07/26/2019BC _____ 013-INS INSULATION 07/30/2019PR _____ 008-PLR PLUMBING - ROUGH 20190320 2078 SQUIRE CIR 182 07/17/2019PR _____ 009-RFR ROUGH FRAMING 07/17/2019Comments1: GR - RYAN
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 11DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 11TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 010-REL ROUGH ELECTRICAL 07/17/2019PR _____ 011-RMC ROUGH MECHANICAL 07/17/2019BF _____ 012-INS INSULATION 07/19/2019Comments1: GR- RYANBF _____ 013-WKS PUBLIC & SERVICE WALKS 07/24/2019Comments1: MIDWESTPR _____ 007-PLR PLUMBING - ROUGH 20190321 4262 E MILLBROOK CIR 282 07/16/2019PR _____ 008-RFR ROUGH FRAMING 07/16/2019Comments1: GR - RYANPR _____ 009-REL ROUGH ELECTRICAL 07/16/2019PR _____ 010-RMC ROUGH MECHANICAL 07/16/2019BC _____ 011-INS INSULATION 07/18/2019Comments1: GR- RYANBC _____ 012-WKS PUBLIC & SERVICE WALKS 07/23/2019PR _____ 006-PLR PLUMBING - ROUGH 20190322 2782 GAINS CT 188 07/08/2019BF _____ 007-REL ROUGH ELECTRICAL 07/08/2019BF _____ 008-RMC ROUGH MECHANICAL 07/08/2019BF _____ 009-RFR ROUGH FRAMING 07/08/2019BF _____ 010-INS INSULATION 07/10/2019BC _____ 011-WKS PUBLIC & SERVICE WALKS 07/11/2019BF _____ 007-RFR ROUGH FRAMING 20190323 1952 WREN RD 6 07/09/2019Comments1: MISSING ANCHOR BOLT AT SEAM IN GARAGE. PComments2: ROVIDE MORE BRACING ON ROOF TRUSSES PERComments3: PLANS.BF _____ 008-REL ROUGH ELECTRICAL 07/09/2019BF _____ 009-RMC ROUGH MECHANICAL 07/09/2019Comments1: PROVIDE TOP PLATE STRAP AT RADON PIPE INComments2: FAMILY ROOMPR _____ 010-PLR PLUMBING - ROUGH 07/09/2019Comments1: BRACE WASHER BOX AND AIR CHAMBER
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 12DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 12TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 011-INS INSULATION 07/11/2019Comments1: PW - KHOVBF _____ 012-REI REINSPECTION 07/16/2019Comments1: ROUGH FRAMEPR _____ 007-RFR ROUGH FRAMING 20190324 1921 WREN RD 15 07/19/2019PR _____ 008-REL ROUGH ELECTRICAL 07/19/2019PR _____ 009-RMC ROUGH MECHANICAL 07/19/2019PR _____ 010-PLR PLUMBING - ROUGH 07/19/2019BF _____ 011-INS INSULATION 07/23/2019BF _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190339 4612 PLYMOUTH AVE 995 07/08/2019Comments1: PATIO,PR _____ 005-PLU PLUMBING - UNDERSLAB 20190340 976 S CARLY CIR 106 07/02/2019BF _____ 006-BSM BASEMENT FLOOR 07/17/2019BC _____ 002-FIN FINAL INSPECTION 20190341 2793 GAINS CT 193 07/02/2019BC _____ 001-MIS MISCELLANEOUS 20190349 707 ADRIAN ST 07/01/2019Comments1: TRENCHBC _____ 002-ELU ELECTRICAL - UNDERSLAB 07/01/2019Comments1: POOLPR _____ 004-PLU PLUMBING - UNDERSLAB 20190351 834 ALEXANDRA LN 37 07/09/2019PR _____ 005-RFR ROUGH FRAMING 07/23/2019PR _____ 006-REL ROUGH ELECTRICAL 07/23/2019PR _____ 007-RMC ROUGH MECHANICAL 07/23/2019PR _____ 008-PLR PLUMBING - ROUGH 07/23/2019BF _____ 009-INS INSULATION 07/25/2019Comments1: MARKERBF _____ 010-BGS BASEMENT GARAGE STOOPS 07/30/2019Comments1: MARKERBC _____ 002-FIN FINAL INSPECTION 20190362 388 BERTRAM DR 1032 07/05/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 13DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 13TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ AM 001-PWK PRIVATE WALKS 20190368 303 MCHUGH RD 07/12/2019PR _____ 003-WAT WATER 20190380 2684 PATRIOT CT 221 07/01/2019PR _____ 004-PLU PLUMBING - UNDERSLAB 07/08/2019BC _____ 005-BKF BACKFILL 07/02/2019BF _____ AM 006-STP STOOP 07/10/2019Comments1: GR - MIDWEST FRONT & REAR STOOPSBF _____ AM 007-BGS BASEMENT GARAGE STOOPS 20190381 2792 GAINS CT 186 07/02/2019Comments1: GRPR _____ AM 006-BG BASEMENT AND GARAGE FLOOR 20190384 1991 WREN RD 22 07/02/2019Comments1: PW- UPLANDPR _____ 007-RFR ROUGH FRAMING 07/25/2019PR _____ 008-REL ROUGH ELECTRICAL 07/25/2019PR _____ 009-RMC ROUGH MECHANICAL 07/25/2019PR _____ 010-PLR PLUMBING - ROUGH 07/25/2019BF _____ 011-INS INSULATION 07/29/2019Comments1: KHOVPR _____ AM 006-BG BASEMENT AND GARAGE FLOOR 20190386 1942 WREN RD 5 07/02/2019Comments1: PW - UPLANDBC _____ 002-FIN FINAL INSPECTION 20190388 1975 MEADOWLARK LN 120 07/10/2019BC _____ 001-FIN FINAL INSPECTION 20190392 2979 ELLSWORTH DR 399 07/10/2019BF _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190395 764 JOHN ST 1 07/10/2019Comments1: PATIOBC _____ 001-TRN TRENCH - (GAS, ELECTRIC, 20190403 1201 EVERGREEN LN 158 07/25/2019Comments1: PROPERTY & DECK DO NOT MEET BARRIER REQUComments2: IREMENTS.BC 11:30 001-ROF ROOF UNDERLAYMENT ICE & W 20190414 2953 OLD GLORY DR 256 07/09/2019BC _____ AM 001-PHD POST HOLE - DECK 20190416 171 CLAREMONT CT 23 07/25/2019PR _____ 002-RFR ROUGH FRAMING 20190418 508 CENTER PKWY 6B 07/22/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 14DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 14TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 003-REL ROUGH ELECTRICAL 07/22/2019PR _____ 004-PLR PLUMBING - ROUGH 07/22/2019PR _____ 005-INS INSULATION 07/24/2019BC _____ 001-PHD POST HOLE - DECK 20190420 4324 E MILLBROOK CIR 274 07/30/2019BC _____ PM 003-RFR ROUGH FRAMING 20190423 1282 SPRING ST 189 07/10/2019BC _____ 001-FIN FINAL INSPECTION 20190426 977 HEARTLAND DR 65 07/11/2019Comments1: 4 PCS OF CAPSDTONE NOT SECURELY GLUED ATComments2: THE FOUNTAINBC _____ 003-FIN FINAL INSPECTION 20190429 2435 FAIRFAX WAY 242 07/17/2019Comments1: INSTALL HURRICANE TIES ON ALL JOISTS ATComments2: BEAM FOR WIND UPLIFTBC _____ 004-REI REINSPECTION 07/19/2019BC _____ 001-PHF POST HOLE - FENCE 20190432 4511 HARRISON ST 1126 07/09/2019BC _____ 002-REI REINSPECTION 07/17/2019BC _____ AM 003-FOU FOUNDATION 20190438 2829 SHERIDAN CT 208 07/03/2019PR _____ 004-PLU PLUMBING - UNDERSLAB 07/16/2019BF _____ 005-BKF BACKFILL 07/09/2019Comments1: RYAN, GRBC _____ 006-STP STOOP 07/23/2019Comments1: FRONT & REAR, MIDWESTBF _____ AM 003-FOU FOUNDATION 20190439 2801 OWEN CT 178 07/05/2019PR _____ 004-PLU PLUMBING - UNDERSLAB 07/15/2019BF _____ PM 005-BGS BASEMENT GARAGE STOOPS 07/16/2019Comments1: PLEASE MAKE THIS THE LAST OF YOUR DAY, IComments2: F YOU WILL BE DONE EARLY PLEASE CALL SOComments3: THAT WE CANCEL THIS ONE. MIDWESTBF _____ 006-BG BASEMENT AND GARAGE FLOOR 07/17/2019Comments1: CANCELBC _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190441 323 FONTANA DR 58 07/10/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 15DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 15TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190445 2709 GOLDENROD DR 243 07/12/2019Comments1: SHEDBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190448 1503 COBALT DR. 13 07/01/2019BC _____ 002-FIN FINAL INSPECTION 07/05/2019PR 11:00 001-FIN FINAL INSPECTION 20190455 507 W KENDALL DR 07/09/2019Comments1: RESCHEDULEPR _____ 002-FIN FINAL INSPECTION 07/30/2019Comments1: BKFD APPROVAL 7-30-19BC _____ 001-FIN FINAL INSPECTION 20190463 2603 MCLELLAN BLVD 41 07/18/2019BF _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190466 3153 MATLOCK DR 656 07/08/2019Comments1: PATIO, GRBF _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190467 3147 MATLOCK DR 655 07/08/2019Comments1: PATIO, GRBF _____ 005-PPS PRE-POUR, SLAB ON GRADE 20190469 824 ALEXANDRA LN 32 07/16/2019Comments1: HMD, MARKERBF _____ 001-FIN FINAL INSPECTION 20190477 2721 LILAC CT 324 07/25/2019Comments1: SOLARBC _____ 003-BKF BACKFILL 20190483 1405 WOODSAGE AVE 23 07/03/2019Comments1: RSS BRIARWOODBF _____ 001-FIN FINAL INSPECTION 20190486 1252 DEERPATH DR 231 07/23/2019Comments1: SOLARPR _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190488 3158 BOOMBAH BLVD 129 07/26/2019PR _____ AM 003-BKF BACKFILL 20190497 1555 MONTROSE CT 34 07/02/2019Comments1: PW - UPLANDPR _____ 004-ESW ENGINEERING - SEWER / WAT 07/09/2019PBF _____ 005-PLU PLUMBING - UNDERSLAB 07/10/2019Comments1: K HOV, PRESTWICKBF _____ 006-BG BASEMENT AND GARAGE FLOOR 07/12/2019Comments1: UPLANDPR _____ 004-ESW ENGINEERING - SEWER / WAT 20190498 1961 WREN RD 19 07/09/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 16DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 16TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PBF _____ 005-PLU PLUMBING - UNDERSLAB 07/10/2019Comments1: K HOV, PRESTWICKBF _____ 006-BG BASEMENT AND GARAGE FLOOR 07/12/2019BC _____ 001-FIN FINAL INSPECTION 20190499 554 KELLY AVE 161 07/03/2019BF _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190500 2295 LAVENDER WAY 72 07/08/2019PR _____ 001-PLU PLUMBING - UNDERSLAB 20190502 4533 MARQUETTE ST 1248 07/08/2019PR _____ 002-RFR ROUGH FRAMING 07/15/2019PR _____ 003-REL ROUGH ELECTRICAL 07/15/2019PR _____ 004-PLR PLUMBING - ROUGH 07/15/2019PR _____ 005-RMC ROUGH MECHANICAL 07/15/2019BC _____ 001-PHF POST HOLE - FENCE 20190508 2765 CRANSTON CIR 113 00/07/0319BC _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190512 1099 CANARY AVE 2491 07/23/2019BC _____ 001-PHD POST HOLE - DECK 20190513 484 HONEYSUCKLE LN 162 07/08/2019BC _____ 002-RFR ROUGH FRAMING 07/09/2019Comments1: JOIST NOT ANCHORED IN JOIST HANGER NOT WComments2: ELL SECURED AT POSTS NEAR POOL.BC _____ AM 003-REI REINSPECTION 07/10/2019Comments1: FRAMING REINSPECTIONBC _____ 004-FIN FINAL INSPECTION 07/11/2019BC _____ AM 001-PHF POST HOLE - FENCE 20190514 207 W ELIZABETH ST 07/12/2019BF _____ AM 002-FTG FOOTING 20190515 836 ALEXANDRA LN 38 07/01/2019Comments1: SOPRISPR _____ 003-PLU PLUMBING - UNDERSLAB 07/23/2019Comments1: BACKFILL, UGEBF _____ AM 004-PPS PRE-POUR, SLAB ON GRADE 07/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190518 520 REDBUD DR 30 07/02/2019BC _____ 002-FIN FINAL INSPECTION 20190519 1124 WESTERN LN 75 07/01/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 17DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 17TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 001-FIN FINAL INSPECTION 20190521 206 E KENDALL DR 07/17/2019BC _____ 001-FIN FINAL INSPECTION 20190522 3964 HAVENHILL CT 07/17/2019BF _____ 001-FIN FINAL INSPECTION 20190525 4557 GARDINER AVE 07/25/2019Comments1: SOLARBF _____ AM 001-FTG FOOTING 20190528 4208 E MILLBROOK CIR 290 07/05/2019BF _____ 002-FOU FOUNDATION 07/08/2019Comments1: MIDWESTPR _____ 003-PLU PLUMBING - UNDERSLAB 07/18/2019PR _____ 004-WAT WATER 07/17/2019BF _____ 005-BGS BASEMENT GARAGE STOOPS 07/23/2019Comments1: MIDWESTBC _____ 001-RFR ROUGH FRAMING 20190542 4534 MARQUETTE ST 1218 07/09/2019PR _____ PM 001-ESW ENGINEERING - SEWER / WAT 20190544 822 ALEXANDRA LN 31 07/29/2019BF _____ AM 002-FTG FOOTING 07/31/2019Comments1: NORWOODBC _____ 002-FIN FINAL INSPECTION 20190545 2977 OLD GLORY DR 260 07/03/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190553 534 RED TAIL LN 23 07/12/2019BC _____ 001-PHD POST HOLE - DECK 20190556 1922 COUNTRY HILLS DR 123 07/15/2019BC _____ 001-FIN FINAL INSPECTION 20190557 1538 SIENNA DR 76 07/17/2019Comments1: RPZBC _____ 002-FIN FINAL INSPECTION 20190559 442 HONEYSUCKLE LN 157 07/10/2019BC _____ 002-FIN FINAL INSPECTION 20190560 2421 ALAN DALE LN 133 07/10/2019BC _____ PM 001-PHF POST HOLE - FENCE 20190562 1547 SIENNA DR 80 07/10/2019BC _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190563 3311 LAUREN DR 79 07/12/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190566 416 DOVER CT S 07/09/2019BC _____ 002-FIN FINAL INSPECTION 07/19/2019BC _____ 001-FIN FINAL INSPECTION 20190567 3183 MATLOCK DR 662 07/31/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 18DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 18TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 001-FIN FINAL INSPECTION 20190569 119 W HYDRAULIC AVE 07/03/2019Comments1: REPL GFCI RECEPT IN SHOWER RM. REPL ALLComments2: ELEC RECEPT IN BACK SERVICE RM. ALL CLOGComments3: GED WITH PAINTBC _____ 002-REI REINSPECTION 07/22/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190571 2092 NORTHLAND LN 84 07/02/2019BC _____ AM 001-ROF ROOF UNDERLAYMENT ICE & W 20190572 611 RED TAIL CT 34 07/12/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190573 941 CANYON TRL 129 07/08/2019BC _____ 001-FIN FINAL INSPECTION 20190578 1887 WALSH DR 48 07/26/2019BC _____ AM 003-ROF ROOF UNDERLAYMENT ICE & W 20190587 2354 TITUS DR 07/05/2019BC _____ AM 001-ROF ROOF UNDERLAYMENT ICE & W 20190590 478 HONEYSUCKLE LN 160 07/01/2019Comments1: NO WORK BEING CONDUCTEDBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190596 108 E FOX RD 07/09/2019BC _____ 001-FTG FOOTING 20190600 445 KELLY AVE 117 07/11/2019Comments1: PREPOUR CONCBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190601 472 HONEYSUCKLE LN 159 07/15/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190602 2729 GOLDENROD DR 07/19/2019Comments1: NO WORKBC _____ 002-ROF ROOF UNDERLAYMENT ICE & W 07/23/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190603 525 FAXON RD 07/08/2019BC _____ 001-PHD POST HOLE - DECK 20190604 3272 LAUREN DR 120 07/15/2019BC _____ PM 002-RFR ROUGH FRAMING 07/23/2019Comments1: AS NOTEDBC _____ 001-FIN FINAL INSPECTION 20190607 2699 LILAC WAY 321 07/10/2019Comments1: ROOFBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190608 2556 OVERLOOK CT 18 07/22/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190610 607 GREENFIELD TURN 07/03/2019BC _____ AM 001-ROF ROOF UNDERLAYMENT ICE & W 20190613 2996 ELLSWORTH DR 345 07/11/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 19DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 19TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 002-FIN FINAL INSPECTION 07/24/2019GH _____ 001-FIN FINAL INSPECTION 20190614 1041 BLACKBERRY SHORE LN 38 07/25/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190617 2279 LAVENDER WAY 07/16/2019BC _____ 002-REI REINSPECTION 07/17/2019BC _____ 001-PHD POST HOLE - DECK 20190619 2688 MCLELLAN BLVD 52 07/12/2019BF _____ 002-RFR ROUGH FRAMING 07/23/2019Comments1: DECK, MIKE 715-1132BC _____ PM 003-FIN FINAL INSPECTION 07/30/2019BC _____ AM 001-ROF ROOF UNDERLAYMENT ICE & W 20190622 568 REDBUD DR 07/26/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190626 677 ANDREA CT 7 07/22/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190627 1316 WILLOW WAY 190 07/15/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190628 592 REDTAIL LN 26 07/01/2019Comments1: NO WORK CONDUCTEDBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190629 519 CHESHIRE CT 41 07/11/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190631 2845 MCMURTRIE WAY 258 07/03/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190634 687 PARKSIDE LN 114 07/03/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190640 403 CENTER PKWY 22 07/22/2019BC _____ AM 001-ROF ROOF UNDERLAYMENT ICE & W 20190642 109 E KENDALL DR 10 07/01/2019Comments1: MID AMPR _____ 001-ESW ENGINEERING - SEWER / WAT 20190643 1482 CORNERSTONE DR 17 07/16/2019BF _____ AM 002-FTG FOOTING 07/17/2019Comments1: RSS - BRIARWOODBF _____ 003-FOU FOUNDATION 07/22/2019Comments1: RSS BRIARWOODBF _____ 004-BKF BACKFILL 07/24/2019Comments1: RSSPR _____ 001-WAT WATER 20190646 2806 OWEN CT 176 07/17/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 20DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 20TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF _____ 002-FTG FOOTING 07/24/2019Comments1: 3" STONE INSTALLED TO 18" DEEP SOIL REPOComments2: RT TURNED INTO CITY. OK TO POURBF _____ 003-FOU FOUNDATION 07/25/2019BC _____ PM 001-ROF ROOF UNDERLAYMENT ICE & W 20190648 322 RYAN CT 71 07/02/2019Comments1: EARLY PMBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190656 472 WINTERBERRY DR 94 07/22/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190659 433 E BARBERRY CIR 153 07/22/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190663 2282 IROQUOIS LN 07/08/2019Comments1: NO WORK BEING CONDUCTEDBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190664 1533 CORAL DR 171 07/17/2019PR _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190666 3356 CALEDONIA DR 144 07/26/2019BC _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190667 574 SHADOW WOOD DR 95 07/12/2019BC _____ AM 001-FIN FINAL INSPECTION 20190669 1101 GRACE DR. 07/05/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190676 423 TWINLEAF TR 07/16/2019BC _____ 001-FIN FINAL INSPECTION 20190677 504 POWERS 2 07/18/2019BC _____ 001-FIN FINAL INSPECTION 20190678 425 FAIRHAVEN DR 34 07/24/2019BC 11:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190682 2249 KINGSMILL ST 79 07/08/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190685 1961 WESTON AVE 07/08/2019PBF _____ 001-ESW ENGINEERING - SEWER / WAT 20190687 830 ALEXANDRA LN 35 07/10/2019Comments1: MARKER, HMDPR _____ 002-FTG FOOTING 07/26/2019BF _____ 001-FTG FOOTING 20190688 1902 WREN RD 1 07/11/2019Comments1: UPLANDBF _____ 002-FOU FOUNDATION 07/16/2019Comments1: UPLANDBF _____ 003-BKF BACKFILL 07/23/2019Comments1: UPLAND
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 21DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 21TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PR _____ 004-PLU PLUMBING - UNDERSLAB 07/30/2019PR _____ 005-ESW ENGINEERING - SEWER / WAT 07/31/2019BF _____ 001-FTG FOOTING 20190689 1972 WREN RD 8 07/10/2019Comments1: UPLANDBF _____ 002-FOU FOUNDATION 07/12/2019Comments1: UPLANDBF _____ 003-BKF BACKFILL 07/19/2019Comments1: UPLANDPR _____ 004-PLU PLUMBING - UNDERSLAB 07/23/2019BF 11:00 006-BG BASEMENT AND GARAGE FLOOR 07/29/2019Comments1: UPLANDBF _____ 001-FTG FOOTING 20190690 1523 MONTROSE CT 10 07/10/2019Comments1: UPLANDBF _____ AM 002-FOU FOUNDATION 07/15/2019Comments1: PW - UPLANDBF _____ 003-BKF BACKFILL 07/19/2019Comments1: UPLANDPR _____ 004-PLU PLUMBING - UNDERSLAB 07/23/2019PR _____ 005-ESW ENGINEERING - SEWER / WAT 07/24/2019BF _____ 006-BG BASEMENT AND GARAGE FLOOR 07/30/2019Comments1: UPLANDBF _____ AM 001-FTG FOOTING 20190691 1951 WREN RD 18 07/15/2019Comments1: PW - UPLANDBF _____ 002-FOU FOUNDATION 07/17/2019Comments1: UPLANDBF _____ 003-BKF BACKFILL 07/23/2019Comments1: UPLANDPR _____ 004-PLU PLUMBING - UNDERSLAB 07/30/2019BC _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190694 1101 BLACKBERRY SHORE LN 44 07/02/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190695 2232 ALAN DALE LN 07/08/2019Comments1: NO WORK BEING CONDUCTED
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 22DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 22TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 002-ROF ROOF UNDERLAYMENT ICE & W 07/17/2019BC 11:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190696 1983 PRAIRIE ROSE LN 07/08/2019BF _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190699 2191 BURR CT 7 07/10/2019Comments1: PATIOS AND WALK INSPECTION NOTES: BACK SComments2: TOOP CONCRETE NEEDS OT SET ON WING WALLComments3: TO SUPPORT NEW STOOP. NEW PATIO IN BACKComments4: OK TO POUR, APPROVED WITH NOTEBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190700 2341 IROQUOIS LN 12 07/22/2019BC 11:30 001-ROF ROOF UNDERLAYMENT ICE & W 20190701 683 YELLOWSTONE LN 104 07/02/2019BC 11:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190709 667 ANDREA CT 07/17/2019BC _____ AM 001-ROF ROOF UNDERLAYMENT ICE & W 20190710 2277 NORTHLAND LN 100 07/11/2019BC _____ 001-FIN FINAL INSPECTION 20190712 821 CAULFIELD PT 108 07/17/2019Comments1: ELEC RECEPTACLE LASS THAN 6 FROM POOL (3Comments2: ') NO INDICATION OF BONDING, LADDER NOTComments3: GUARDED, NO FENCEBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190713 2355 SUMAC DR 24 07/01/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190718 102 W KENDALL DR 07/08/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190719 1163 WESTERN LN 66 07/02/2019BC 09:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190720 421 HONEYSUCKLE LN 148 07/09/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190722 210 E KENDALL DR 0 07/03/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190723 1999 WESTON AVE 50 07/16/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190725 2761 LILAC CT 328 07/25/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190726 643 WHITE OAK WAY 13 07/30/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190727 2921 OLD GLORY DR 07/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190728 2338 TITUS DR 237 07/11/2019BC _____ 001-FIN FINAL INSPECTION 20190729 2698 LILAC WAY 381 07/25/2019Comments1: NO ICE & WATER INSPECTIONPR 15:00 001-ESW ENGINEERING - SEWER / WAT 20190731 810 ALEXANDRA LN 15 07/25/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 23DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 23TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BF 10:00 002-FTG FOOTING 07/26/2019Comments1: NORWOODBF 11:00 003-FOU FOUNDATION 07/30/2019Comments1: NORWOODBC _____ 001-FIN FINAL INSPECTION 20190733 4312 E MILLBROOK CIR 275 07/25/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190734 578 REDBUD DR 36 07/08/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190739 465 WINTERBERRY DR 112 07/24/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190740 2353 SUMAC DR 23 07/30/2019BC _____ 001-FIN FINAL INSPECTION 20190748 2698 LILAC WAY 381 07/26/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190751 502 REDBUD LN 27 07/15/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190753 2426 CATALPA TR 175 07/08/2019BC _____ PM 001-FIN FINAL INSPECTION 20190754 711 KENTSHIRE DR 134 07/15/2019BC _____ PM 002-REI REINSPECTION 07/17/2019PR _____ 001-PLR PLUMBING - ROUGH 20190755 304 BLAINE ST 07/09/2019PR _____ 002-REL ROUGH ELECTRICAL 07/18/2019PR _____ 003-PLR PLUMBING - ROUGH 07/18/2019PR _____ 004-RFR ROUGH FRAMING 07/18/2019GH _____ 001-FIN FINAL INSPECTION 20190756 3251 LAUREN DR 83 07/24/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190764 314 E WASHINGTON ST 07/12/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190765 1121 BLACKBERRY SHORE LN 46 07/11/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190768 356 TWINLEAF TR 66 07/05/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190769 963 WESTERN LN 93 07/05/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190770 523 CHESHIRE CT 43 07/25/2019BC 10:30 001-ROF ROOF UNDERLAYMENT ICE & W 20190771 2425 SAGE CT 22 07/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190772 486 HONEYSUCKLE LN 163 07/16/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 24DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 24TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190773 739 INDEPENDENCE BLVD 07/08/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190776 427 FAIRHAVEN DR 35 07/05/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190778 1144 WESTERN LN 74 07/08/2019BC _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190781 472 WINTERBERRY DR 94 07/17/2019Comments1: SHEDBC _____ 001-FIN FINAL INSPECTION 20190782 428 WINTERBERRY DR 07/24/2019BC _____ 001-PHD POST HOLE - DECK 20190788 1211 PATRICK CT 17 07/23/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190792 207 FAIRHAVEN DR 4 07/09/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190795 2574 ALAN DALE LN 116 07/12/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190796 462 TWINLEAF TR 140 07/10/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190797 2388 SUMAC DR 51 07/17/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190799 2321 IROQUOIS LN 13 07/10/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190800 201 FAIRHAVEN DR 78 07/11/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190804 2289 NORTHLAND LN 101 07/25/2019BC _____ 002-ROF ROOF UNDERLAYMENT ICE & W 07/30/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190805 1485 CRIMSON LN 07/26/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190808 2447 CATALPA TR 172 07/11/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190809 2501 ALAN DALE LN 07/11/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190811 441 HONEYSUCKLE LN 150 07/19/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190814 2263 EMERALD LN 49 07/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190815 2911 GRANDE TR 378 07/11/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190818 2297 NORTHLAND LN 07/15/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190819 699 YELLOWSTONE LN 07/30/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190820 903 HAYDEN DR 129 07/15/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190821 2233 MEADOWVIEW LN 59 07/24/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 25DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 25TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190823 2362 SUMAC DR 11 07/15/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190824 571 REDBUD DR 43 07/17/2019PR _____ 001-RFR ROUGH FRAMING 20190828 356 TYLER CREEK CT 85 07/19/2019PR _____ 002-REL ROUGH ELECTRICAL 07/19/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190830 213 NEWBURY CT 7 07/16/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190831 2004 PRIAIRE GRASS LN 50 07/11/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190832 215 NEWBURY CT 8 07/15/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190833 2141 IROQUOIS LN 69 07/25/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190834 217 NEWBURY CT 5 07/17/2019BC _____ 002-FIN FINAL INSPECTION 07/24/2019BC 11:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190836 1414 ASPEN LN 86 07/25/2019Comments1: NO WORK DONEBC _____ 002-ROF ROOF UNDERLAYMENT ICE & W 07/26/2019BC 11:30 001-ROF ROOF UNDERLAYMENT ICE & W 20190837 2191 MEADOWVIEW LN 55 07/25/2019BC _____ PM 001-ROF ROOF UNDERLAYMENT ICE & W 20190838 410 WINTERBERRY DR 101 07/12/2019BC _____ 001-PHD POST HOLE - DECK 20190841 920 PURCELL ST 80 07/19/2019PR _____ 001-ESW ENGINEERING - SEWER / WAT 20190842 362 WESTWIND DR 11 07/17/2019BF _____ 002-FTG FOOTING 07/22/2019Comments1: RSS, BRIARWOODBF _____ 003-FOU FOUNDATION 07/25/2019Comments1: RSSBF _____ 004-BKF BACKFILL 07/29/2019Comments1: RSSBC _____ 001-PPS PRE-POUR, SLAB ON GRADE 20190844 967 N CARLY CIR 124 07/19/2019BC 12:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190846 594 REDBUD DR 38 07/22/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190847 591 REDBUD DR 40 07/16/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 26DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 26TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190848 108 E KENDALL DR 07/15/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190849 303 E KENDALL DR 07/15/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190852 1042 WHITE PLAINS LN 54 07/26/2019BC _____ 001-PHD POST HOLE - DECK 20190857 3303 CALEDONIA DR 77 07/24/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190861 2659 LILAC WAY 317 07/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190863 2478 CATALPA TR 178 07/22/2019BC _____ 001-MIS MISCELLANEOUS 20190865 206 W KENDALL DR 7 07/29/2019Comments1: RAISE ELEC RECEPT 12-16" ABOVE GRADE & PComments2: ROVIDE SUPPORT TO MINIMIZE PHYSICAL DAMAComments3: GE TO RECEPTACLEBC 11:30 001-ROF ROOF UNDERLAYMENT ICE & W 20190866 322 TWINLEAF TR 72 07/26/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190869 312 E BLACKBERRY LN 07/12/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190875 991 HEARTLAND DR 63 07/12/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190882 1010 SUNSET AVE 46 07/22/2019BC _____ 002-FIN FINAL INSPECTION 07/26/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190883 1172 MIDNIGHT PL 301 07/31/2019BF _____ 001-FTG FOOTING 20190886 2061 WREN RD 29 07/24/2019Comments1: K HOVBF _____ 002-FOU FOUNDATION 07/26/2019Comments1: UPLANDBF _____ 003-BKF BACKFILL 07/30/2019Comments1: UPLANDBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190892 2383 IROQUOIS LN 9 07/17/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190893 2533 LYMAN LOOP 07/17/2019GH _____ 001-FIN FINAL INSPECTION 20190902 3375 RYAN DR 13 07/31/2019Comments1: GATES DRAG ON GROUND - SPOKE WITH RESIDEComments2: NT AND TOLD HIM TO CONTACT FENCE INSTALLComments3: ER.BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190906 601 HAYDEN DR 76 07/25/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 27DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 27TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 001-TRN TRENCH - (GAS, ELECTRIC, 20190910 1986 MEADOWLARK LN 144 07/29/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190912 486 WINTERBERRY DR 93 07/24/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190913 2531 ALAN DALE LN 123 07/17/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190924 492 TWINLEAF TRAIL 07/24/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190925 111 N CONOVER CT 07/23/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190927 2749 GOLDENROD DR 237 07/23/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190928 661 YELLOWSTONE LN 106 07/23/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190929 2331 EMERALD LN 102 07/24/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190930 2411 SUMAC DR 185 07/30/2019BC 11:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190934 1924 WILD INDIGO LN 07/30/2019BC 11:00 001-ROF ROOF UNDERLAYMENT ICE & W 20190937 348 TWINLEAF TR 69 07/24/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190942 612 ANDREA CT 14 07/19/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190943 1972 WILD INDIGO LN 84 07/22/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190948 2057 SWITCHGRASS LANE 07/19/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190949 1403 RUBY DR 349 07/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190958 1551 ORCHID ST 194 07/26/2019BC _____ 001-PHD POST HOLE - DECK 20190966 301 WINDETT RIDGE RD 45 07/29/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190968 2778 GOLDENROD DR 254 07/25/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190969 626 YELLOWSTONE LN 07/30/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190970 552 YELLOWSTONE LN 07/30/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190971 567 YELLOWSTONE LN 2 07/23/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190978 1570 CRIMSON LN 07/26/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190980 843 CANYON TR 116 07/26/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190981 1545 ORCHID ST 195 07/22/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 28DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 28TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20190983 401 FAIRHAVEN DR 22 07/24/2019BC 09:30 001-ROF ROOF UNDERLAYMENT ICE & W 20190997 2561 EMERALD LN 129 07/24/2019BC 11:30 001-ROF ROOF UNDERLAYMENT ICE & W 20191007 313 ESSEX CT 17 07/23/2019BC 10:45 001-ROF ROOF UNDERLAYMENT ICE & W 20191014 406 WINTERBERRY DR 103 07/31/2019BC _____ 002-ROF ROOF UNDERLAYMENT ICE & W 07/30/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191016 2261 IROQUOIS LN 16 07/24/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191019 2891 MCMURTRIE CT 221 07/26/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191022 2244 NORTHLAND LN 74 07/25/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191026 2128 MEADOWVIEW LANE 07/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191027 2133 OLIVE LN 290 07/26/2019Comments1: NO WORK DONEBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191034 2765 ELDEN DR 262 07/26/2019PR _____ 001-FIN FINAL INSPECTION 20191036 1901 S BRIDGE ST 07/25/2019BC 08:00 001-ROF ROOF UNDERLAYMENT ICE & W 20191038 411 E SOMONAUK ST 6 07/26/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191047 1429 ASPEN LN 110 07/24/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191048 389 BERTRAM DR 1115 07/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191050 305 CENTER PKWY 19 07/29/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191052 425 FAIRHAVEN DR 34 07/24/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191055 107 CENTER PKWY 07/31/2019BC _____ 002-ROF ROOF UNDERLAYMENT ICE & W 07/27/2019Comments1: SCHEDULED FOR BOTH 7/27 AND 7/30 NO WORKComments2: HAD BEEN PERFORMEDBC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191059 675 YELLOWSTONE LN 105 07/30/2019BC _____ PM 001-ROF ROOF UNDERLAYMENT ICE & W 20191073 103 E KENDALL DR 7 07/30/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191078 2610 BOOMER LN 1 07/30/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191079 206 FAIRHAVEN DR 07/31/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 29DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 29TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191086 2792 ELDEN DR 283 07/29/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191088 991 CANYON TRAIL CT 39 07/30/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191091 371 TIMABLIER ST 1018 07/31/2019BC 12:00 001-ROF ROOF UNDERLAYMENT ICE & W 20191108 349 BERTRAM DR 1107 07/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191132 1821 WILD INDIGO LN 1 07/31/2019BC _____ 001-ROF ROOF UNDERLAYMENT ICE & W 20191143 731 BLUESTEM DR 26 07/31/2019
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 30DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 30TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------PERMIT TYPE SUMMARY: AGP ABOVE-GROUND POOL 7BDO COMMERCIAL BUILD-OUT 4BIP BUILD INCENTIVE PROGRAM SFD 2BSM BASEMENT REMODEL 9CCO COMMERCIAL OCCUPANCY PERMIT 5CRM COMMERCIAL REMODEL 4DCK DECK 27DRV DRIVEWAY 1FNC FENCE 8GAZ GAZEBO 1PRG PERGOLA 1PTO PATIO / PAVERS 18REM REMODEL 10REP REPAIR 3ROF ROOFING 176RPZ RPZ - BACKFLOW PREVENTION 1SFA SINGLE-FAMILY ATTACHED 42SFD SINGLE-FAMILY DETACHED 252SHD SHED/ACCESSORY BUILDING 2SOL SOLAR PANELS 3SPA SAUNA / HOT TUB 2SWK PRIVATE SIDEWALK 1WHR WATER HEATER REPLACEMENT 1WIN WINDOW REPLACEMENT 7INSPECTION SUMMARY: ABC ABOVE CEILING 2BG BASEMENT AND GARAGE FLOOR 11BGS BASEMENT GARAGE STOOPS 8BKF BACKFILL 11BSM BASEMENT FLOOR 2EDA ENGINEERING - DRIVEWAY APRON 1EFL ENGINEERING - FINAL INSPECTION 19ELU ELECTRICAL - UNDERSLAB 1EPW ENGINEERING- PUBLIC WALK 1ESW ENGINEERING - SEWER / WATER 10FIN FINAL INSPECTION 70FOU FOUNDATION 12FTG FOOTING 14INS INSULATION 20MIS MISCELLANEOUS 3PHD POST HOLE - DECK 15PHF POST HOLE - FENCE 4PLF PLUMBING - FINAL OSR READY 18PLR PLUMBING - ROUGH 25PLU PLUMBING - UNDERSLAB 22PPS PRE-POUR, SLAB ON GRADE 34PWK PRIVATE WALKS 1
DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 31DATE: 08/01/2019 UNITED CITY OF YORKVILLE PAGE: 31TIME: 08:45:28 CALLS FOR INSPECTION REPORTID: PT4A0000.WOWINSPECTIONS SCHEDULED FROM 07/01/2019 TO 07/31/2019INSPECTOR SCHED. COMP.TIME TYPE OF INSPECTION PERMIT ADDRESS LOT DATE DATE------------------------------------------------------------------------------------------------------------------------------------REI REINSPECTION 14REL ROUGH ELECTRICAL 26RFR ROUGH FRAMING 32RMC ROUGH MECHANICAL 21ROF ROOF UNDERLAYMENT ICE & WATER 162STP STOOP 3SUM SUMP 2TRN TRENCH - (GAS, ELECTRIC, ETC) 2UGE UNDERGROUND ELECTRIC 5WAT WATER 3WKS PUBLIC & SERVICE WALKS 13INSPECTOR SUMMARY: 1BC BOB CREADEUR 270BF B&F INSPECTOR CODE SERVICE 123EEI ENGINEERING ENTERPRISES 23GH GINA HASTINGS 3PBF BF PLUMBING INSPECTOR 7PR PETER RATOS 160STATUS SUMMARY: A BC 7A BF 3A PR 2C BC 52C BF 13C EEI 14C GH 3C PBF 3C PR 28I 1I BC 210I BF 107I EEI 2I PBF 4I PR 130T BC 1T EEI 7REPORT SUMMARY: 587
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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 2019-72
Property Maintenance Report for July 2019
Economic Development Committee – September 3, 2019
Informational
None
Pete Ratos Community Development
Name Department
Page | 1
Property Maintenance Report July 2019
Adjudication:
23 Property Maintenance Cases heard in July
7/1/2019
N 3947 2374 Titus Dr Motor Vehicles Dismissed
N 4154 Lot 1 Fox Hill 6 Weeds Dismissed
N 4155 Lot 1 Fox Hill 6 Weeds Dismissed
N 4156 212 Windham Cir Weeds Dismissed
N 4157 402 Liberty St Weeds Liable $500
7/8/2019
N 4158 8721 Route 126 Commercial Vehicles Dismissed
N 4160 1202 Willow Way Motor Vehicles Dismissed
N 4161 Lot 2 Fountain Village Weeds Liable $500
N 4162 Timber Glen Subdivision Erosion Control Liable $750
N 4163 Blackberry Woods Phase B Erosion Control Liable $750
N 4164 1702 John St Weeds Dismissed
N 4165 206 Heustis St Weeds Liable/Continued
N 4166 206 Heustis St Weeds Continued
N 4167 206 Heustis St Boats Dismissed
N 4168 204A Hillcrest Ave Motor Vehicles Liable $100
N 4169 204A Hillcrest Ave Motor Vehicles Liable $200
7/15/2019
N 4170 1133 Taus Cir Weeds Liable $100
N 4171 1331 Spring St Weeds Liable $100
N 4172 407 Adams St Weeds Dismissed
N 4173 102 Worsley St Weeds Liable $500
7/22/2019
N 4165 206 Heustis St Weeds Liable $500
7/29/2019
N 4174 613 Greenfield Turn Weeds Dismissed
N 4175 320 Blackberry Ln Rubbish Garbage Dismissed
Memorandum
To: Economic Development Committee
From: Pete Ratos, Code Official
CC: Bart Olson, Krysti Barksdale-Noble, Lisa Pickering
Date: July 31, 2019
Subject: July Property Maintenance
Case # Case Date TYPE OF VIOLATIONSTATUS VIOLATION LETTER SENTFOLLOW UP STATUSCITATION ISSUEDDATE OF HEARINGPOSTED PUBLIC WORKS TO MOW20190525 7/30/2019 Grass & Weeds IN VIOLATION20190524 7/30/2019 Vehicle ParkingIN VIOLATION8/1/201920190523 7/30/2019 Weeds & Grass IN VIOLATION20190522 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190521 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190520 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190519 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190518 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190517 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190516 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190515 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190514 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190513 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190512 7/30/2019 Grass & Weeds IN VIOLATION7/30/201920190511 7/30/2019 NOXIOUS ODOR COMING FROM GREEN ORGANICSCLOSED COMPLIANT20190510 7/29/2019 Grass & Weeds IN VIOLATION7/29/201920190509 7/29/2019 Lack of Permit CLOSED 7/29/2019 COMPLIANT20190508 7/26/2019 Weeds & Grass IN VIOLATION20190507 7/26/2019 Vehicle IN VIOLATION7/26/201920190506 7/26/2019 Weeds & Grass IN VIOLATION20190505 7/25/2019 Grass & Weeds IN VIOLATION20190504 7/25/2019 Vehicle IN VIOLATION7/25/201920190503 7/25/2019 Watering Lawn Outside of Permitted Hours of Water UseIN VIOLATION20190502 7/25/2019 Unguarded Swimming PoolIN VIOLATION 7/25/201920190501 7/24/2019 Weeds IN VIOLATION7/25/201920190500 7/23/2019 Grass & Weeds IN VIOLATION7/25/201920190499 7/23/2019 Grass Height IN VIOLATION120 Strawberry LnMedian Center 871 Purcell St906 S Carly Cir966 S Carly CirCase Report7/1/2019 - 7/31/2019ADDRESS OF COMPLAINTMedian Center 956 N Carly Cir947 N Carly Cir906 N Carly Cir0208100006213 Dickson Ct974 S Carly Cir983 S Carly Cir1023 S Carly Cir1032 S Carly Cir966 N Carly Cir557 W Barberry 804 Carly Ct661 Yellowstone Ln135 E Van Emmon Imperial 1201 Evergreen LnHydraulic Ave202 Church St1004 Sunset Ave905 Stony Creek N Beecher RdPage: 1 of 5
20190498 7/22/2019 Grass Height, Fence in Disrepair, Large BranchIN VIOLATION 7/23/201920190497 7/22/2019 Grass & Weeds IN VIOLATION7/23/201920190496 7/19/2019 Grass & Weeds IN VIOLATION7/19/201920190495 7/18/2019 Vehicle IN VIOLATION7/19/201920190494 7/19/2019 Grass & Weeds CLOSED COMPLIANT 7/19/201920190493 7/19/2019 Grass & Weeds CLOSED COMPLIANT 7/19/201920190492 7/19/2019 Grass & Weeds IN VIOLATION7/22/2019 7/19/201920190491 7/19/2019 Grass & Weeds CLOSED 7/22/2019 COMPLIANT 7/19/201920190490 7/19/2019 Cars for Sale IN VIOLATION20190489 7/19/2019 Grass & Weeds CLOSED COMPLIANT20190488 7/18/2019 Grass Height CLOSED COMPLIANT 7/18/201920190487 7/18/2019 Grass & Weeds CLOSED COMPLIANT 7/18/201920190486 7/18/2019 Grass & Weeds CLOSED COMPLIANT 7/18/201920190485 7/18/2019 Branches Covering Public SidewalkIN VIOLATION 7/19/201920190484 7/18/2019 Branches in Street CLOSED 7/18/2019 COMPLIANT20190483 7/16/2019 Junk, Trash & RefuseIN VIOLATION 7/18/201920190482 7/16/2019 Grass & Weeds IN VIOLATION7/16/201920190481 7/16/2019 Grass & Weeds IN VIOLATION7/16/201920190480 7/16/2019 Grass & Weeds IN VIOLATION7/16/201920190478 7/15/2019 Business In Residential AreaCLOSED COMPLIANT20190477 7/15/2019 Trailer, Unlicensed VehicleCLOSED COMPLIANT20190476 7/15/2019 Weeds & Grass CLOSED COMPLIANT20190475 7/12/2019 Lawn Watering During Non-Permitted HoursCLOSED 7/15/2019 COMPLIANT20190474 7/12/2019 Grass & Weeds CLOSED COMPLIANT232 Commercial Dr254 Commercial Dr169 Commercial Dr225 Commercial DrRt 47 & Cornelies112 Conover Ct1496 Sycamore Rd102 Worsley Ln204 A Hillcrest 2458 Wythe Pl952 Hayden Dr7144 Rt 477311 S Bridge StLt 2 Fountainview 4040 Cannonball Trail3284 Pinewood Dr383 Fontana DrCaledonia lot 57104 E Spring St806 Behrens St806 Behrens St998 White Plains Ln3352 Caledonia Dr1301 Evergreen LnPage: 2 of 5
20190473 7/11/2019 Lawn Watering During Non-Permitted HoursTO BE INSPECTED20190472 7/11/2019 Junk, Trash & RefuseCLOSED 7/12/2019 COMPLIANT20190471 7/9/2019 Junk, Trash & RefuseCLOSED20190470 7/11/2019 Location of Wind FeatherIN VIOLATION 7/12/201920190469 7/11/2019 Sign without PermitIN VIOLATION 7/12/201920190468 7/9/2019 Pothole in SidewalkCLOSED20190467 7/11/2019 Grass & Weeds CLOSED COMPLIANT 7/18/201920190466 7/11/2019 Occupancy without a permitCLOSED 7/11/2019 COMPLIANT20190465 7/10/2019 Grass & Weeds CLOSED 7/11/2019 COMPLIANT20190464 7/8/2019 Soil Erosion and Sediment Control MaintenanceIN VIOLATION 7/9/201920190463 7/8/2019 Soil Erosion and Sediment Control MaintenanceIN VIOLATION 7/9/201920190462 7/9/2019 Stop Sign in Need of RepairIN VIOLATION 7/9/201920190461 7/9/2019 Vehicle IN VIOLATION7/9/201920190460 7/8/2019 Grass & Weeds IN VIOLATION7/18/2019 8/19/2019 7/8/2019 YES20190459 7/5/2019 Cars for Sale CLOSED COMPLIANT20190457 7/3/2019 Grass & Weeds CLOSED COMPLIANT 7/3/201920190456 7/3/2019 Grass & Weeds CLOSED COMPLIANT 7/3/201920190455 7/3/2019 Grass & Weeds CLOSED COMPLIANT 7/3/201920190454 7/3/2019 Grass & Weeds CLOSED COMPLIANT 7/3/201920190453 7/3/2019 Grass & Weeds CLOSED COMPLIANT 7/3/201920190452 7/3/2019 Sign without PermitIN VIOLATION 7/5/201920190451 7/3/2019 Grass & Weeds IN VIOLATION7/5/20191538 Sienna Dr4558 C Half Moon Dr1100 McHugh197 E Veterans Pkwy132 Commercial DrTIMBER GLEN SUBDIVISIONLt 2 Resub Lot 1 Fox Hill Unit 61225 Evergreen LnPT LT 2 Fountain Rt 47 & Cornelies2007 S Bridge StCaledonia Lots 122 & 124212 S Bridge St948 Hayden DrBlackberry Woods Phase B1111 S Bridge St, Unit C231 Greenbriar Rd1956 Meadowlark Ln1969 Meadowlark ln1962 Meadowlark Ln1965 Meadowlark Ln604 Greenfield TurnPage: 3 of 5
20190450 7/3/2019 1. Soil Erosion and Sediment Control Maintenance, 2.Junk, Trash & Refuse 3.Grading and DrainageIN VIOLATION 7/3/201920190449 7/3/2019 Accessory Building/Deck & Lack of Inspection/ApprovalIN VIOLATION 7/3/201920190448 7/2/2019 Vehicle CLOSED 7/3/2019 COMPLIANT20190447 7/3/2019 Pool Installed without a PermitCLOSED 7/3/2019 COMPLIANT20190446 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190445 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190444 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190443 7/2/2019 Grass & Weeds IN VIOLATION7/2/201920190442 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190441 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190440 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190439 7/2/2019 Grass & Weeds CLOSED COMPLIANT20190438 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190437 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190436 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190435 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190434 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190433 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190432 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/2019577 E Kendall Dr401 E. Main St2744 Alan Dale Ln1092 Kate Dr1142 Kate Dr1109 Clearwater Dr701 Omaha Dr541 Omaha Dr3161 Lauren Dr1192 Taus Cir1172 Taus Cir1133 Taus Cir Lot 108 Heartland 841 Omaha Dr572 Birchwood Dr1091 Auburn Dr1141 Grace Dr501 Birchwood Dr511 Birchwood Dr551 Birchwood DrPage: 4 of 5
20190431 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190430 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190429 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190428 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190427 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190426 7/2/2019 Grass & Weeds CLOSED COMPLIANT 7/2/201920190425 7/1/2019 Grass Height CLOSED COMPLIANT 7/1/201920190424 7/1/2019 Grass & Weeds CLOSED COMPLIANT 7/1/201920190423 7/1/2019 Grass & Weeds CLOSED COMPLIANT 7/1/201920190422 7/1/2019 Grass & Weeds IN VIOLATION7/1/2019 7/18/2019 8/19/2019 7/1/2019 YES20190421 7/1/2019 WEEDS, GRASS CLOSED COMPLIANT 7/2/20191376 E Spring St1378 E Spring St1386 Spring St1331 E Spring St402 Liberty St2398 Iroquois LnTotal Records: 1037/31/20191309 E Spring St1312 E Spring St847 Greenfield Turn874 Flint Creek Ln871 Purcell StPage: 5 of 5
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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 #4
Tracking Number
EDC 2019-73
Economic Development Report for August 2019
Economic Development Committee – September 3, 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 September 2019 EDC Meeting of the United City of Yorkville
August 2019 Activity
Downtown Redevelopment:
- Working with tenants who are interested in the commercial space of the Old Historic Jail. Also working with Peter McKnight and his
business partner Cary Coles.
- Working with “Select Surfaces” www.selectsurfaces.net (owner Renato Otten) and “Luxe Cabinetry” www.luxecabinentry.com (owner
Tommy Okapal) who have begun their move into the top floor of the Casa Santiago Building (their entrance on the Van Emmon side).
They hope to be fully operational by October 2019.
- Working with a new restaurant on the former Cobblestone addition (last known as 1836 Provisions and Drink Lab). The name of the
restaurant is “Parma Pizza Bar”. www.parmapizzabar.com The menu will include Italian specialties and Neapolitan style pizza. It is
hopeful that the new restaurant will be open this fall. The entrance to the restaurant will be in the rear of the building.
- Working with Donna Wood who is in the process of purchasing 220 S. Bridge Street. She is a local resident and experienced
restaurateur, and is planning to open “Paradise Cove 220”, which will be a full restaurant with a tropical island theme. More
information, including menu items will be available shortly. Opening will also take place this fall.
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 very soon. The first official wedding is
scheduled for Saturday, September 7th. Furniture is being put into place, and Eleno encourages any City Council member to stop into
tour the building, as he completes the finishing touches.
- Continue working with a business who is interested in the NE corner of Route 47 and 71 to do a major ground up project.
Development north of the Fox River:
- Kendall Crossing…Construction is in full swing for the “Hacienda Real” building (opening December 2019), the “Flight Tasting Room &
Bottle Shoppe” (opening September 2019) building, and of course the “Holiday Inn Express & Suites” and “Kendall Banquets”. “Burnt
Barrel Social” (opening Fall 2019) with 2,300 square feet and “Chicago Title” (opening September 2019) 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 and will be owned and operated by Yorkville resident, Matt Strong.
- Kendall Marketplace…Continue to work perspective inline tenants, tenants for a future multi-tenant out lot building, and a national
restaurant for new construction on an out lot and with Alex’s broker, Jason Pesola.
- “Arby’s” remodel is well underway. Then the owner, Yonas Hagos, has to begin training. Opening is anticipated in October 2019.
- “Gas N Wash” has a new site in Yorkville. They have submitted plans and are officially beginning their approval process. This is for a 5
plus acre parcel under contract at northeast corner of Route 47 and Waterpark Way. They would like to begin construction this fall, and
be open in the spring of 2020.
- Working with “Synergy Financial Services” www.synfintax.com as they prepare to relocate into the River North Center at Route 47 and
Cannonball Trail.
- Working with a variety of retail and service-based businesses that are exploring opportunities in Yorkville.
Industrial Development:
- Continue to work with “Morton Buildings” as they begin building their construction center in Yorkville Business Center.
Recreation:
- Go for it Sports…continue working with the center. “Go For It Sports” continues to develop exciting new programs such as “Preschool
FUNctional Class”, “Indoor Adult Flag Football League”, and “Private Birthday Parties”.
Other Activity:
- Personally, met with 45 existing Yorkville businesses in August.
- Attended strategic planning meetings for Waubonsee Community College and Rush Copley.
Respectfully submitted,
Lynn Dubajic
651 Prairie Pointe Drive, Suite 102
Yorkville, IL 60560
lynn@dlkllc.com
630-209-7151 cell
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tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
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 memorandum.
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 2019-74
Menards – Final Plat of Resubdivision
Economic Development Committee - September 3, 2019
Majority
Vote
Proposed Plat of Resubdivision of Lots 1&2 in the Menards Commercial Commons
Krysti J. Barksdale-Noble, AICP Community Development
Name Department
Proposed Request:
The petitioner, Tyler Edwards, on behalf of Menard., Inc. is seeking final plat approval to
resubdivide Lots 1 & 2 of the Menard’s Commercial Commons, an approximately 37-acre parcel. Located
in the northeast quadrant of Marketview Drive and E. Countryside Parkway, the subject property was
annexed as a part of a larger multi-parcel commercial development approved by the City of Yorkville in
2000. Currently, Lot 1 is improved with the Menards big-box home improvement retail store and Lot 2 is
utilized for agricultural purposes, as permitted by the annexation agreement. Both lots are zoned B-3
General Business District and owned by Menard, Inc.
Proposed Final Plat of Resubdivision:
As proposed, the parcel line separating the existing Lots 1 and 2 will be adjusted northward to
allow for an addition to the yard gate for an automatic express entrance lane which is being implemented
at all of Menard’s store locations. This gate allows customers with online orders to scan a barcode at the
new entrance lane and enter the yard for pick up without the inconvenience of waiting for a gate guard to
manually approve entrance. There will also be an additional twenty feet (20’) added to the existing gate
canopy which will serve as the exit lane.
Since the yard gate is attached to the Menard’s store, the International Building Code (IBC)
requires a minimum continual clearance of sixty feet (60’) around the building. This dictates the existing
property line be relocated so that the structure does not straddle two (2) lot lines and remains compliant
with building setback regulations for the B-3 Zoning District which is 20 feet. Below is a site plan
showing the proposed addition.
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: July 15, 2019
Subject: PZC 2019-21 Menards – Lots 1&2 of Menard’s Commercial Commons
Final Plat of Resubdivision Approval
The proposed Final Plat of Resubdivision has been reviewed by the City’s engineering consultant,
Engineering Enterprises Inc., for compliance with the Subdivision Control Ordinance’s Standards for
Specification. Comments dated July 22, 2019 and August 14, 2019 were provided to the applicant (see
attached). The minor revisions requested by the City Engineer will be addressed by the applicant prior to
the Planning and Zoning Commission meeting and reviewed for compliance prior to final plat
recordation.
Staff Comments:
Based upon the review of the proposed Final Plat of Resubdivision of Lots 1 & 2 of the Menard’s
Commercial Commons, staff believes the submitted plans are consistent with the approved development
site plan and the current subdivision control regulations. Therefore, we intend to recommend approval of
the Final Plat to the Planning and Zoning Commission at the September 11, 2019 meeting with
subsequent final determination by the City Council at the October 8, 2019 meeting.
Should you have any questions regarding this matter; staff will be available at Tuesday night’s
meeting.
Attachments:
1. Copy of Petitioner’s Application
2. Final Plat of Resubdivision of Menard’s Commercial Commons Seventh Addition prepared by Craig R.
Knoche & Associates dated 06-12-19.
3. EEI Letter to the City dated July 22, 2019 re: Menards Plat of Resubdivision.
4. EEI Letter to City dated August 14, 2019 re: Menards Plat of Resubdivision
Scale 1"=100'060402010080200150400300of2SheetFile:Date:Job:Prepared for:Plat of ResubdivisionLand Plannersfax (630) 845-1275SurveyorsCivil EngineersGeneva, Illinois 60134phone (630) 845-127024 North Bennett StreetCivil Engineers, P.C.Craig R. Knoche & AssociatesCraig R. Knoche & AssociatesCivil Engineers, P.C.Registered Design Firm 3763119-02519-025RP16-12-19Menard's CommercialCommons Seventh AdditionMenard, Inc.Being a resubdivision of Lots 1 and 2 of Menard's Commercial Commons FifthAddition, Yorkville, Kendall County, Illinois, being a resubdivision of Lot 1 and part ofLot 3 of Menard's Commercial Commons, a subdivision of part of Section 21,Township 37 North, Range 7 East of the Third Principal Meridian in the United Cityof Yorkville, Kendall County, Illinois.S10°07'07"W5.50Public Utility E
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of2SheetFile:Date:Job:Prepared for:Plat of ResubdivisionLand Plannersfax (630) 845-1275SurveyorsCivil EngineersGeneva, Illinois 60134phone (630) 845-127024 North Bennett StreetCivil Engineers, P.C.Craig R. Knoche & AssociatesCraig R. Knoche & AssociatesCivil Engineers, P.C.Registered Design Firm 3763219-02519-025RP26-12-19Menard's CommercialCommons Seventh AdditionMenard, Inc.This is to certify that Menard, Inc. is the owner of the lands shown and described onthe annexed plat and by its duly elected officers has as such owner caused the sameto be surveyed, resubdivided and platted as shown thereon for the uses and purposestherein set forth and does hereby acknowledge and adopt the same under the styleand title thereon shown.It is further certified that the lands platted herein fall within the boundariesof Yorkville Community Unit School District 115.Given this____day of__________, A.D.2019.by:______________________________ (title)attest:____________________________ (title)I,____________________, a notary public in and for the County and Stateaforesaid do hereby certify that________________and________________,as________________and________________of Menard, Inc., who arepersonally known to me to be the same persons whose names are subscribedto the foregoing certificate, appeared before me this day in person andacknowledged the execution of the annexed plat of resubdivision andaccompanying instrument as being pursuant to authority given and astheir free and voluntary act and as the free and voluntary act ofMenard, Inc.Given under my hand and notarial seal this____day of__________ ,A.D.2013._________________________________________notary publicState of WisconsinCounty of Eau Claire}S.S.State of WisconsinCounty of Eau Claire}S.S.This is to certify that I, John Cole Helfrich, an Illinois Professional Land Surveyor,have surveyed, resubdivided and platted those lands described as follows:Lots 1 and 2 of Menard's Commercial Commons Fifth Addition, Yorkville, KendallCounty, Illinois, being a resubdivision of Lot 1 and part of Lot 3 of Menard'sCommercial Commons, a subdivision of part of Section 21, Township 37 North,Range 7 East of the Third Principal Meridian in the United City of Yorkville, KendallCounty, Illinois.Area: 1,607,049 sq.ft., 36.89 acresI further certify that the lands described above fall in "Zone X, Area of MinimalFlood Hazard" as defined by the Federal Emergency Management Agency based onreference to Flood Insurance Rate Maps 170830037H and 170830045H, both witheffective dates of January 8, 2014.I further certify that the lands described above lie within the corporate limits of theUnited City of Yorkville, which has adopted a Comprehensive Plan and Map and isexercising the special powers authorized by Division 12 of Article 11 of the IllinoisMunicipal Code as now or hereafter amended.I further certify that the platted lands do not border on or include any public waters ofthe state in which the state has property rights or interests.I further certify that this professional service conforms to the current Illinois standardsfor a Boundary Survey.All dimensions are given in feet and decimal parts thereof and are correct at 62°Fahrenheit.Given under my Hand and Seal this____day of____________, A.D.2019.___________________________________________Illinois Professional Land Surveyor 2967exp. 11-30-20State of IllinoisCounty of DuPage}S.S.Approved by the City Administrator of the United City of Yorkville, Illinois this______ day of __________________, A.D., 2019.___________________________City AdministratorState of IllinoisCounty of Kendall}S.S.I, _____________, City Engineer for the United City of Yorkville, do herebycertify that the required improvements have been installed or the requiredguarantee collateral has been posted for the completion of all requiredimprovements.Given at Yorkville, Illinois this___day of___________, A.D.2019__________________________City EngineerState of IllinoisCounty of Kendall}Approved and accepted by the Mayor and the City Council of the United Cityof Yorkville, Illinois, this ________ day of _________, 2019._________________________ ___________________________Mayor City ClerkState of IllinoisCounty of Kendall}I, _________________________, County Clerk in Kendall County, Illinois, do herebycertify that there are no delinquent general taxes, no unpaid current general taxes, nounpaid forfeited taxes, and no redeemable tax sales against any of the land included in theannexed plat. I further certify that I have received all statutory fees in connection withthe annexed plat. Given under my hand and seal of the County at Yorkville, Illinois this_____ day of _________________, A.D., 2019.__________________________County ClerkState of IllinoisCounty of Kendall}S.S.This Instrument No. _________________, was filed for record in the Recorder's Officeof Kendall County, Illinois, on the ______ day of __________, 2007 at ______O'Clock___ .M. and was recorded in Plat Envelope No. _______________________.Given under my hand and seal of the County at Yorkville, Illinois this _____ day of_________________, A.D., 2019.__________________________County RecorderState of IllinoisCounty of Kendall}S.S.
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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/gov_officials.php
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 memorandum.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
New Business #6
Tracking Number
EDC 2019-75
Grande Reserve Units 26 & 27 – Final Plat of Subdivision
Economic Development Committee - September 3, 2019
Majority
Vote
Proposed Plat of Subdivision of Units 26 & 27 in the Grande Reserve Development
Krysti J. Barksdale-Noble, AICP Community Development
Name Department
Proposed Request:
The petitioner, Dean Edmeier, on behalf of
Grande Reserve (Chicago) ASLV VI, LLLP,
owner/developer, is seeking Final Plat approval for
an approximately 52-acre site consisting of 171 new
residential lots located in the northeast quadrant of
Galena Road and Mill Road in Yorkville. The
subject property was originally annexed as a part of
a larger multi-unit residential development approved
by the City of Yorkville in 2003. Currently, Units 26
and 27 (Neighborhood 1) are vacant and utilized for
agricultural purposes, as permitted by the annexation
agreement. Both units are zoned R-2 Single Family
Traditional Residence District Planned Unit
Development (PUD) and part of “The Colonies”, a
villa-style, age-targeted housing product offered in
Grande Reserve. Additionally, a recent amendment
to the Grande Reserve Annexation Agreement
permits the developer to construct an unlimited
number of three (3) bedroom ranch or two-story
homes in the remaining lots to be built within these
units.
Proposed Final Plat of Resubdivision:
Preliminary plans for both Units 26 and 27
were approved by the City Council in December
2006 but have since expired. The proposed Final
Plat of Subdivision generally conforms to those
originally approved plans. As proposed, the final
plat illustrates lots a clustering of lots around private cul-de-sac streets along a main collector road,
Millbrook Circle, a future dedicated public street. The area breakdown of the proposed final platted area
is as follows:
AREA SUMMARY
Land Type Acres Square Feet
Lots 1 - 171 29.900 1,302,445
Lot 3035 (Open Space) 10.848 472,552
Outlots S-1 – S-14 (Private Streets) 7.880 343,273
Dedicated R.O.W. (Public Streets) 3.664 159,589
TOTAL 52.292 Acres 2,277,859 SF
All cul-de-sacs proposed will be private and maintained by the homeowner’s association. Per the original
Annexation Agreement, the cul-de-sacs will also provide for on-street guest parking. In addition to city
staff review, the Oswego Fire District (OFD) has reviewed the proposed Final Plat of Subdivision to
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: August 13, 2019
Subject: PZC 2019-22 Grande Reserve – Units 26-27 (Final Plat)
Proposed Approval of 171 lots in 2 New Units of Grande Reserve
ensure their standards for truck turn around in the private cul-de-sacs is met, since this area of the Grande
Reserve development is serviced by OFD.
Building Setback:
Proposed lot setbacks for front yard, side yard and rear yard are consistent with the requirements set forth
in Exhibit E-2 of the approved annexation agreement as detailed below:
BUILDING SETBACK REQUIRED MINIMUM PROPOSED SETBACK
Front 20’ 20’
Side (Interior) 7.5’ 7.5’
Side (Corner) 20’ 20’
Rear 20’ 20’
Rear Building to Rear Building Min. 40’ 40’
Proposed Phasing of Development:
The petitioner proposes to development Units 26 and 27 of Grande Reserve in four (4) phases
with roughly 45 lots per phase. As requested by staff, the water main in Phase 1 will be looped and
connected to the adjacent Unit 23 water main just south of Gains Ct. The water main in Phase 2 will be
looped and connected back to the existing water main on E. Millbrook Circle. While staff supports the
phasing of the development, bonding will be required by unit and not by phase, as required by the City’s
Subdivision Control Ordinance.
Staff Comments:
The proposed Final Plat of Resubdivision has been reviewed by the City’s engineering consultant,
Engineering Enterprises Inc., for compliance with the Subdivision Control Ordinance’s Standards for
Specification. Comments dated August 13, 2019 were provided to the applicant (see attached). These
comments will be addressed in a revised Final Plat which will be submitted to the City prior to final plat
recordation.
Based upon the review of the proposed Final Plat of Subdivision of Grande Reserve Unit 26-27,
staff believes the submitted plans are consistent with the approved development site plan and the current
subdivision control regulations. Therefore, we intend to recommend approval of the Final Plat to the
Planning and Zoning Commission at the October 9, 2019 meeting with subsequent final determination by
the City Council at the October 22, 2019 meeting.
Should you have any questions regarding this matter; staff will be available at Tuesday night’s
meeting.
Attachments:
1. Copy of Petitioner’s Application
2. Final Plat of Subdivision of Grande Reserve Unit 26 and 27 prepared by Manhard Consulting Ltd., dated
07-31-19.
3. Proposed Watermain Phasing Exhibit prepared by Manhard Consulting Ltd., dated 07/11/2019.
4. EEI Letter to the City dated August 13, 2019.
NVR - Business Use Only
LEGAL DESCRIPTION FOR
PROPOSED UNIT 26 AND 27 IN GRANDE RESERVE
YORKVILLE, ILLINOIS
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Plat)\Application\EXH A pg2-Proposed Unit 26 and 27 Legal Description.doc
December 11, 2018
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THAT PART OF THE EAST HALF OF SECTION 11, TOWNSHIP 37 NORTH, RANGE 7 EAST
OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF LOT 3030 IN GRANDE RESERVE UNIT 20,
ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 31, 2006 AS DOCUMENT
NUMBER 200600035289; THENCE NORTH 01 DEGREES 21 MINUTES 07 SECONDS WEST,
ALONG THE EAST LINE OF LAND DESCRIBED IN DEED RECORDED AS DOCUMENT
NUMBER 200500001028, 808.51 FEET, TO THE SOUTHEAST CORNER OF LOT 42 IN
STORYBROOK HIGHLANDS UNIT 2 ACCORDING TO THE PLAT THEREOF RECORDED
AUGUST 12, 1974 AS DOCUMENT NUMBER 74-3985; THENCE NORTH 01 DEGREES 17
MINUTES 50 SECONDS W EST, ALONG EAST LINE OF SAID SUBDIVISION, 1,029.69 FEET,
TO A 1 INCH IRON PIPE ON THE SOUTH LINE OF LAND DESCRIBED IN DEED RECORDED
AS DOCUMENT NUMBER 200400024625; THENCE NORTH 88 DEGREES 02 MINUTES 15
SECONDS EAST, ALONG SAID SOUTH LINE, 248.73 FEET, TO A 1 1/4 INCH PINCHED IRON
PIPE ON THE EAST LINE OF SAID LAND; THENCE NORTH 01 DEGREES 18 MINUTES 04
SECONDS WEST, ALONG SAID EAST LINE, 808.81 FEET, TO THE SOUTH RIGHT-OF-WAY
LINE OF GELENA ROAD (ALSO KNOWN AS COUNTY HIGHWAY 9 AND CANNONBALL
TRAIL) AS DEDICATED BY DOCUMENT NUMBER 200600040560; THENCE NORTH 63
DEGREES 46 MINUTES 24 SECONDS EAST, ALONG SAID SOUTH LINE, 806.93 FEET
(807.42 FEET RECORD), TO THE WEST LINE OF GRANDE RESERVE UNIT 23, ACCORDING
TO THE PLAT THEREOF RECORDED DECEMBER 15, 2006 AS DOCUMENT NUMBER
200600040560, ALSO BEING THE WEST RIGHT-OF-WAY LINE OF BLACKHAWK
BOULEVARD AS DEDICATED BY SAID UNIT 23; THENCE ALONG WEST LINE OF SAID UNIT
23 FOR THE FOLLOWING 39 COURSES; 1) THENCE SOUTH 26 DEGREES 13 MINUTES 36
SECONDS EAST, 283.50 FEET; 2) THENCE SOUTH 63 DEGREES 46 MINUTES 24
SECONDS WEST, 25.99 FEET; 3) THENCE SOUTH 26 DEGREES 13 MINUTES 36 SECONDS
EAST, 66.00 FEET; 4) THENCE SOUTH 34 DEGREES 45 MINUTES 13 SECONDS EAST,
70.22 FEET; 5) THENCE NORTH 55 DEGREES 14 MINUTES 47 SECONDS EAST, 26.00
FEET; 6) THENCE SOUTH 34 DEGREES 45 MINUTES 13 SECONDS EAST, 120.00 FEET; 7)
THENCE SOUTH 55 DEGREES 14 MINUTES 47 SECONDS WEST, 41.00 FEET; 8) THENCE
SOUTH 34 DEGREES 45 MINUTES 13 SECONDS EAST, 95.00 FEET; 9) THENCE SOUTH 55
NVR - Business Use Only
LEGAL DESCRIPTION FOR
PROPOSED UNIT 26 AND 27 IN GRANDE RESERVE
YORKVILLE, ILLINOIS
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Plat)\Application\EXH A pg2-Proposed Unit 26 and 27 Legal Description.doc
December 11, 2018
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DEGREES 14 MINUTES 47 SECONDS WEST, 60.00 FEET; 10) THENCE SOUTH 34
DEGREES 45 MINUTES 13 SECONDS EAST, 36.00 FEET; 11) THENCE SOUTH 55 DEGREES
14 MINUTES 47 SECONDS WEST, 120.00 FEET; 12) THENCE SOUTH 36 DEGREES 18
MINUTES 44 SECONDS WEST, 28.73 FEET; 13) THENCE SOUTH 01 DEGREES 11 MINUTES
38 SECONDS EAST, 60.00 FEET; 14) THENCE NORTH 88 DEGREES 48 MINUTES 22
SECONDS EAST, 36.00 FEET; 15) THENCE SOUTH 01 DEGREES 11 MINUTES 38
SECONDS EAST, 120.00 FEET; 16) THENCE SOUTH 88 DEGREES 48 MINUTES 22
SECONDS WEST, 31.00 FEET; 17) THENCE SOUTH 01 DEGREES 11 MINUTES 38
SECONDS EAST, 60.00 FEET; 18) THENCE SOUTH 88 DEGREES 48 MINUTES 22
SECONDS WEST, 100.00 FEET; 19) THENCE SOUTH 01 DEGREES 11 MINUTES 38
SECONDS EAST, 41.00 FEET; 20) THENCE SOUTH 88 DEGREES 48 MINUTES 22
SECONDS WEST, 38.65 FEET; 21) THENCE SOUTH 01 DEGREES 11 MINUTES 38
SECONDS EAST, 41.00 FEET; 22) THENCE NORTH 88 DEGREES 48 MINUTES 22
SECONDS EAST, 100.00 FEET; 23) THENCE SOUTH 01 DEGREES 11 MINUTES 38
SECONDS EAST, 60.00 FEET; 24) THENCE NORTH 88 DEGREES 48 MINUTES 22
SECONDS EAST, 31.00 FEET; 25) THENCE SOUTH 01 DEGREES 11 MINUTES 38
SECONDS EAST, 164.53 FEET; 26) THENCE NORTH 88 DEGREES 42 MINUTES 03
SECONDS EAST, 98.08 FEET; 27) THENCE SOUTH 01 DEGREES 17 MINUTES 57
SECONDS EAST, 36.00 FEET; 28) THENCE NORTH 88 DEGREES 42 MINUTES 03
SECONDS EAST, 60.00 FEET; 29) THENCE SOUTH 01 DEGREES 17 MINUTES 57
SECONDS EAST, 95.00 FEET; 30) THENCE NORTH 88 DEGREES 42 MINUTES 03
SECONDS EAST, 41.00 FEET; 31) THENCE SOUTH 01 DEGREES 17 MINUTES 57
SECONDS EAST, 120.00 FEET; 32) THENCE SOUTH 88 DEGREES 42 MINUTES 03
SECONDS WEST, 26.00 FEET; 33) THENCE SOUTH 01 DEGREES 17 MINUTES 57
SECONDS EAST, 60.00 FEET; 34) THENCE SOUTH 11 DEGREES 03 MINUTES 49
SECONDS EAST, 50.60 FEET; 35) THENCE SOUTH 28 DEGREES 13 MINUTES 56
SECONDS EAST, 73.98 FEET, TO THE NORTH RIGHT-OF-WAY LINE OF MILLBROOK
CIRCLE AS DEDICATED BY AFORESAID SAID UNIT 23; 36) THENCE SOUTH 61 DEGREES
46 MINUTES 04 SECONDS WEST, ALONG SAID NORTH RIGHT-OF-WAY LINE, 10.20 FEET;
37) THENCE SOUTH 28 DEGREES 13 MINUTES 56 SECONDS EAST, 188.75 FEET, TO A
POINT OF CURVATURE; 38) THENCE SOUTHEASTERLY, 81.76 FEET, ALONG A CURVE
TANGENT TO THE LAST DESCRIBED COURSE, CONCAVE NORTHEAST, HAVING A
NVR - Business Use Only
LEGAL DESCRIPTION FOR
PROPOSED UNIT 26 AND 27 IN GRANDE RESERVE
YORKVILLE, ILLINOIS
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Plat)\Application\EXH A pg2-Proposed Unit 26 and 27 Legal Description.doc
December 11, 2018
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RADIUS OF 350.00 FEET, A CHORD BEARING SOUTH 34 DEGREES 55 MINUTES 27
SECONDS EAST, AND A CHORD DISTANCE OF 81.57 FEET, TO A POINT OF TANGENCY;
39) THENCE SOUTH 41 DEGREES 37 MINUTES 26 SECONDS EAST, 22.23 FEET (22.30
FEET RECORD), TO A 1 INCH IRON PIPE ON THE NORTHERLY RIGHT-OF-WAY LINE OF
TUSCANY TRAIL AS DEDICATED BY DOCUMENT NUMBER 200600035289; THENCE
ALONG SAID NORTHERLY LINE FOR THE FOLLOWING 3 COURSES; 1) SOUTH 48
DEGREES 21 MINUTES 51 SECONDS WEST, 146.12 FEET, TO A POINT OF CURVATURE; 2)
THENCE SOUTHWESTERLY, 358.07 FEET, ALONG A CURVE TANGENT TO THE LAST
DESCRIBED COURSE, CONCAVE SOUTHEAST, HAVING A RADIUS OF 435.00 FEET, A
CHORD BEARING SOUTH 24 DEGREES 46 MINUTES 58 SECONDS WEST, AND A CHORD
DISTANCE OF 348.05 FEET, TO A POINT OF TANGENCY; 3) THENCE SOUTH 01 DEGREES
12 MINUTES 04 SECONDS WEST, 14.26 FEET (14.59 FEET RECORD), TO THE NORTHERLY
LINE OF AFORESAID GRANDE RESERVE UNIT 20; THENCE ALONG NORTHERLY AND
WESTERLY LINE OF SAID SUBDIVISION FOR THE FOLLOWING 20 COURSES; 1) THENCE
NORTH 88 DEGREES 58 MINUTES 59 SECONDS WEST, 30.23 FEET (30.00 FEET RECORD),
TO A 1 INCH IRON PIPE; 2) THENCE NORTH 81 DEGREES 36 MINUTES 50 SECONDS
WEST, 74.01 FEET (74.02 FEET RECORD), TO A 1 INCH IRON PIPE; 3) THENCE NORTH 68
DEGREES 38 MINUTES 07 SECONDS W EST, 167.47 FEET (167.50 FEET RECORD), TO 1
INCH IRON PIPE; 4) THENCE SOUTH 21 DEGREES 22 MINUTES 30 SECONDS WEST,
185.96 FEET (186.00 FEET RECORD), TO A 1 INCH IRON PIPE; 5) THENCE SOUTH 68
DEGREES 31 MINUTES 07 SECONDS EAST, 23.47 FEET (22.36 FEET RECORD), TO A 1
INCH IRON PIPE; 6) THENCE SOUTH 21 DEGREES 17 MINUTES 24 SECONDS WEST,
120.00 FEET; 7) THENCE SOUTH 89 DEGREES 49 MINUTES 02 SECONDS WEST, 78.14
FEET, TO A 1 INCH IRON PIPE; 8) THENCE NORTH 51 DEGREES 56 MINUTES 39
SECONDS WEST, 99.59 FEET (99.54 FEET RECORD); 9) THENCE NORTH 70 DEGREES 41
MINUTES 59 SECONDS WEST, 78.16 FEET; 10) THENCE NORTH 88 DEGREES 08 MINUTES
28 SECONDS WEST, 78.84 FEET; 11) THENCE NORTH 89 DEGREES 43 MINUTES 30
SECONDS WEST, 168.36 FEET; 12) THENCE SOUTH 31 DEGREES 05 MINUTES 04
SECONDS WEST, 89.64 FEET, TO A 1 INCH IRON PIPE; 13) THENCE SOUTH 01 DEGREES
21 MINUTES 18 SECONDS EAST, 158.00 FEET; 14) THENCE SOUTH 59 DEGREES 40
MINUTES 13 SECONDS EAST, 57.67 FEET; 15) THENCE SOUTH 37 DEGREES 12 MINUTES
58 SECONDS WEST, 148.98 FEET, TO A 1 INCH IRON PIPE; 16) THENCE SOUTH 14
NVR - Business Use Only
LEGAL DESCRIPTION FOR
PROPOSED UNIT 26 AND 27 IN GRANDE RESERVE
YORKVILLE, ILLINOIS
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Plat)\Application\EXH A pg2-Proposed Unit 26 and 27 Legal Description.doc
December 11, 2018
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DEGREES 40 MINUTES 46 SECONDS WEST, 66.00 FEET (66.12 FEET RECORD), TO A 1
INCH IRON PIPE AND A POINT ON A NON-TANGENT CURVE; 17) THENCE EASTERLY, 8.88
FEET (8.94 FEET RECORD), ALONG SAID NON-TANGENT CURVE, CONCAVE NORTH,
HAVING A RADIUS OF 183.00 FEET, A CHORD BEARING SOUTH 73 DEGREES 52 MINUTES
30 SECONDS EAST, AND A CHORD DISTANCE OF 8.88 FEET, TO A 1 INCH IRON PIPE; 18)
THENCE SOUTH 75 DEGREES 34 MINUTES 47 SECONDS EAST, 20.30 FEET (20.47 FEET
RECORD), TO A 1 INCH IRON PIPE; 19) THENCE SOUTH 14 DEGREES 34 MINUTES 25
SECONDS WEST, 120.10 FEET (120.00 FEET RECORD), TO A 1 INCH IRON PIPE; 20)
THENCE NORTH 75 DEGREES 18 MINUTES 58 SECONDS WEST, 248.70 FEET (248.68
FEET RECORD), TO THE POINT OF BEGINNING, IN KENDALL COUNTY, ILLINOIS EXCEPT
THAT PART IN THE SOUTHEAST QUARTER IN SAID SECTION 11.
CONTAINING 2,186,349 SQUARE FEET, (50.192 ACRES) MORE OR LESS.
PREPARED BY:
MANHARD CONSULTING LTD.
900 WOODLANDS PARKWAY
VERNON HILLS, IL 60061
PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVE UNIT - 26UNITED CITY OF YORKVILLE, ILLINOISFINAL PLAT OF SUBDIVISION15
PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVE UNIT - 26UNITED CITY OF YORKVILLE, ILLINOISFINAL PLAT OF SUBDIVISION25
PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVE UNIT - 26UNITED CITY OF YORKVILLE, ILLINOISFINAL PLAT OF SUBDIVISION35
PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVE UNIT - 26UNITED CITY OF YORKVILLE, ILLINOISFINAL PLAT OF SUBDIVISION45
PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVE UNIT - 26UNITED CITY OF YORKVILLE, ILLINOISFINAL PLAT OF SUBDIVISION5536993699
PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVE UNIT - 27UNITED CITY OF YORKVILLE, ILLINOISFINAL PLAT OF SUBDIVISION16
PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVE UNIT - 27UNITED CITY OF YORKVILLE, ILLINOISFINAL PLAT OF SUBDIVISION25
PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVE UNIT - 27UNITED CITY OF YORKVILLE, ILLINOISFINAL PLAT OF SUBDIVISION35
PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVE UNIT - 27UNITED CITY OF YORKVILLE, ILLINOISFINAL PLAT OF SUBDIVISION45
PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVE UNIT - 27UNITED CITY OF YORKVILLE, ILLINOISFINAL PLAT OF SUBDIVISION5536993699
PROJ. MGR.:
DRAWN BY:
DATE:
SCALE:
SHEET
PROJ. ASSOC.:DATEREVISIONSDRAWN BYTMGRANDE RESERVECITY OF YORKVILLE, ILLINOISWATERMAIN PHASING EXHIBITPHP
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
New Business #7
Tracking Number
EDC 2019-76
PZC 2019-24 School for Expressive Arts and Learning (Special Use)
Economic Development Committee - September 3, 2019
Details proposed special use request for School for Expressive Arts and Learning
Jason Engberg Community Development
Name Department
The petitioner, Karen Larson on behalf of SEAL South Incorporated, petitioner, has filed an
application with the United City of Yorkville, Kendall County, Illinois, requesting special use permit
approval for a Commercial/Trade School providing special education and therapeutic services in a
day school setting for grades K-12 within the M-1 Limited Manufacturing District pursuant to
Chapter 6, Table 10.06.02 of the Yorkville Zoning Ordinance. The real property is located at 109
Beaver Street with the Fox Industrial Park, in Yorkville, Illinois.
PROPERTY INFORMATION:
The subject property is currently zoned as M-1 Limited Manufacturing District. The following are
the current immediate surrounding zoning and land uses:
Zoning Land Use
North R-3 Multi-Family Attached Residence District Townhomes
East M-1 Limited Manufacturing District Warehouse/Manufacturing
South M-1 Limited Manufacturing District Warehouse/Manufacturing
West M-1 Limited Manufacturing District Bristol Kendall Fire Station
Memorandum
To: Economic Development Committee
From: Jason Engberg, Senior Planner
CC: Krysti Barksdale-Noble, Community Development Director
Date: August 26, 2019
Subject: PZC 2019-24 School for Expressive Arts & Learning (SEAL)
Proposed Commercial/Trade School (Special Use)
PROJECT DESCRIPTION:
As proposed, the petitioner is planning on remodeling the interior of the existing structure to allow
for a for profit school to function on site. The petitioner is only planning on interior renovations and
does not plan to add any additional outside structures. The school will be attended by students from
nearby public schools and will arrive all at once in the morning and leave all at once in the late
afternoon. In its initial phase, the building will contain 3 classrooms at the front of the building and
eventually contain a maximum of 9 classrooms in the future. Due to its curriculum, the school is
planning on having a maximum of 10 students per classroom.
PARKING:
There are currently 18 striped parking spaces plus 2 handicap spaces located at the front of the
building as well as 2 striped spaces on the west side of the building. Per the zoning ordinance, an
elementary and junior high school requires 1 space per classroom and a high school must have 0.25
per student plus 1 per staff. The petitioner has stated that there will be no students driving and
parking at the school as all students will arrive via bus. Therefore, the parking standards should only
reflect the elementary and junior high standards since high school students will not be driving to the
school.
The petitioner has stated that the initial school will have 3 classrooms with potential for a maximum
of 9 classrooms total in the future. The petitioner needs a total of 9 spaces for this use and it
currently contains 20 regular spaces and 2 handicapped spaces. Therefore, the proposed 22 spaces
exceed the required minimum.
TRAFFIC CIRCULATION:
The petitioner has provided a traffic circulation exhibit which illustrates the flow of on-site traffic.
The existing ingress and egress at the property will be maintained. Due to the low number of
students at the facility, the amount of bus traffic should not be more intense than standard traffic in
this industrial area. It is suggested that some additional signage should be added on-site to ensure the
traffic flow is followed by those unfamiliar with the area.
COMPREHENSIVE PLAN:
The 2016 Comprehensive Plan designates this for general industrial uses. This land use is designated
for small to large scale industrial uses that are wholly contained in a building and do not generate
noticeable external effects.
In 2016, The City approved a text amendment to the Zoning Ordinance which would allow
trade/commercial schools as a special use in the M-1 and M-2 manufacturing districts. Additionally,
the City revised the commercial/trade school definition to state the following, “A school established
to provide for the teaching of academic, 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 and that may offer a complete education curriculum.”
The language in the City’s Zoning Ordinance states that this type of use is appropriate in industrial
areas and therefore complies with the future land use plan. It should also be noted that in 2016, a
similar commercial/trade school was authorized to operate at 210 Beaver Street.
STAFF COMMENTS:
Staff is seeking input and comments from the Economic Development Committee. The proposed special
use is scheduled for a public hearing on October 9, 2019 before the Planning and Zoning Commission. A
recommendation will be forwarded to the City Council for consideration at the October 22, 2019 regularly
scheduled meeting if all requested materials are submitted and comments from the public and
commissions are addressed. Staff will be available to answer any question the Economic Development
Committee may have at Tuesday night’s meeting.
ATTACHMENTS:
1. Petitioner Application
2. Legal Description
3. Plat of Survey
4. Transportation Plan
5. Interior Plans
6. Letter of Support from District 115
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
1 OF 9
INTENT AND PURPOSE:
The purpose of the zoning code is based upon the authority of the city to divide its land into districts by use, bulk, location of building and structures, in
a substantially uniform manner. It is recognized that while some uses are permitted under the zoning code to keep uniformity, a case-by-case analysis
must be conducted for certain permitted uses to discover the impact of those uses on neighboring land and of the public need for the particular use at
the particular location. In these cases a special use must be granted.
This packet explains the process to successfully submit and complete an Application for Special Use. It includes a detailed description of the process and
the actual application itself. Please type the required information in the application on your computer. The application will need to be printed and signed
by the petitioner. The only item that needs to be submitted to the city from this packet is the application. The rest of the packet is to help guide you
through the process unto completion.
For a complete explanation of what is legally required throughout the Special Use process, please refer to “Title 10, Chapter 4, Section 9 Special Uses” of
the Yorkville, Illinois City Code.
APPLICATION PROCEDURE:
STAGE 1
Submit
Application, Fees,
and All Pertinent
Information to
the Community
Development
Department
STAGE 2
Plan Council
Review
Meets on the 2nd
and 4th Thursday
of the Month
STAGE 4
Planning
and Zoning
Commission Public
Hearing
Meets on the 2nd
Wednesday of the
Month
STAGE 5
City Council
Public Hearing
Meets on the 2nd
and 4th Tuesday of
the Month
STAGE 1: APPLICATION SUBMITTAL
The following must be submitted to the Community Development Department:
• One (1) original signed application with legal description.
• Three (3) 11” x 17” copies each of the exhibits, proposed drawings, location map, and site plan. Large items must be folded to fi t in a 10” x 13” enve-
lope.
• Appropriate fi ling fee.
• One (1) CD or portable USB drive containing one (1) electronic copy (pdf) of each of the following: signed application (complete with exhibits), pro-
posed drawings, location map, and site plan. A Microsoft Word document with the legal description is also required.
Within one (1) week of submittal, the Community Development Department will determine if the application is complete or if additional information is
needed. These materials must be submitted a minimum of forty fi ve (45) days prior to the targeted Planning and Zoning Commission meeting. An incomplete
submittal could delay the scheduling of the project.
Petitioner will be responsible for payment of recording fees and public hearing costs, including written transcripts of the public hearing and outside consultant
costs (i.e. legal review, land planner, zoning coordinator, environmental, etc.). The petitioner will be required to establish a deposit account with the city to
cover these fees. The Petitioner Deposit Account/Acknowledgment of Financial Responsibility form is attached to this document and must be submitted with
the application.
STAGE 3
Economic
Development
Committee
Meets on the 1st
Tuesday of the
Month
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
2 OF 9
STAGE 2: PLAN COUNCIL
Petitioner must present the proposed plan to the Plan Council. The Plan Council meets on the 2nd and 4th Thursday of the month. The members of the Council
include the Community Development Director, City Engineer, the Building Department Offi cial, the Public Works Director, the Director of Parks and Recreation,
a Fire Department Representative, and a Police Department Representative. Upon recommendation by the Plan Council, petitioner will move forward to the
Planning and Zoning Commission hearing.
STAGE 3: ECONOMIC DEVELOPMENT COMMITTEE
Applicant must present the proposed plan to the Economic Development Committee. Economic Development Committee meets at 7:00 p.m. on the 1st
Tuesday of each month. This session is to discuss and consider recommendations prior to full City Council considerations and provide informal feedback. The
Economic Development Committee will submit its recommendation to City Council.
STAGE 4: PLANNING AND ZONING COMMISSION
Petitioner will attend a public hearing conducted by the Planning and Zoning Commission. The Planning and Zoning Commission meets on the 2nd Wednesday
of the Month at 7:00pm. Notice will be placed in the Kendall County Record by the United City of Yorkville. The petitioner is responsible for sending certifi ed
public hearing notices to adjacent property owners within fi ve hundred (500) feet of the subject property no less than fi fteen (15) days and no more than
thirty (30) days prior to the public hearing date. Twenty four (24) hours prior to the public hearing, a certifi ed affi davit must be fi led by the petitioner with the
Community Development Department containing the names, addresses and permanent parcel numbers of all parties that were notifi ed. The Planning and
Zoning Commission will conduct a public hearing on the request, take public comments, discuss the request, and make a recommendation to City Council. No
special use shall be recommended by the Planning and Zoning Commission unless it follows the standards set forth in City’s Zoning Ordinance. The Certifi ed
Mailing Affi davit form is attached to this document and must be submitted prior to the scheduled Planning and Zoning Commission meeting.
STAGE 5: CITY COUNCIL
Petitioner will attend the City Council meeting where the recommendation of the special use will be considered. The City Council meets on the 2nd and 4th
Tuesdays of the month at 7:00pm. City Council will make the fi nal approval of the special use.
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
3 OF 9
DORMANT APPLICATIONS
The Community Development Director shall determine if an application meets or fails to meet the requirements stated above. If the Director determines that
the application is incomplete it will become dormant under these circumstances:
• The applicant has been notifi ed of such defi ciencies and has not responded or provided a time line for completing the application within ninety (90)
days from the time of notifi cation.
• The applicant has not responded in writing to a request for information or documentation from the initial plan commission review within six (6)
months from the date of that request.
• The applicant has not responded to a request for legal or engineering deposit replenishment for city incurred costs and fees within ninety (90) days
from the date of the request.
If the Community Development Director has sent the required notice and the applicant has not withdrawn their application or brought it into compliance,
then the director shall terminate the application. After termination, the application shall not be reconsidered except after the fi ling of a completely new
application.
Withdrawal or termination of an application shall not aff ect the applicant’s responsibility for payment of any costs and fees, or any other outstanding debt
owed to the city. The balance of any funds deposited with the city that is not needed to pay for costs and fees shall be returned to the applicant. (Ord. 2011-
34, 7-26-2011)
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
4 OF 9
INVOICE & WORKSHEET PETITION APPLICATION
CONCEPT PLAN REVIEW Engineering Plan Review deposit $500.00 Total: $
AMENDMENT Annexation
Plan
Plat
P.U.D.
$500.00
$500.00
$500.00
$500.00
Total: $
ANNEXATION $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
REZONING $200.00 + $10 per acre for each acre over 5 acres
Total: $
If annexing and rezoning, charge only 1 per acre fee; if rezoning to a PUD, charge PUD Development Fee - not Rezoning Fee
____________ - 5 = ____________ x $10 = ____________ + $200 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
SPECIAL USE $250.00 + $10 per acre for each acre over 5 acres
Total: $
____________ - 5 = ____________ x $10 = ____________ + $250 = $ ____________
# of Acres Acres over 5 Amount for Extra Acres Total Amount
ZONING VARIANCE $85.00 + $500.00 outside consultants deposit Total: $
PRELIMINARY PLAN FEE $500.00 Total: $
PUD FEE $500.00 Total: $
FINAL PLAT FEE $500.00 Total: $
ENGINEERING PLAN
REVIEW DEPOSIT
Less than 1 acre
Over 1 acre, less than 10 acres
Over 10 acres, less than 40 acres
Over 40 acres, less than 100 acres
Over 100 acres
$1,000.00
$2,500.00
$5,000.00
$10,000.00
$20,000.00
Total: $
OUTSIDE CONSULTANTS DEPOSIT Legal, land planner, zoning coordinator, environmental services
Total: $
For Annexation, Subdivision, Rezoning, and Special Use:
Less than 2 acres
Over 2 acres, less than 10 acres
Over 10 acres
$1,000.00
$2,500.00
$5,000.00
TOTAL AMOUNT DUE:
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
5 OF 9
DATE: PZC NUMBER: DEVELOPMENT NAME:
PETITIONER INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
PROPERTY INFORMATION
NAME OF HOLDER OF LEGAL TITLE:
IF LEGAL TITLE IS HELD BY A LAND TRUST, LIST THE NAMES OF ALL HOLDERS OF ANY BENEFICIAL INTEREST THEREIN:
PROPERTY STREET ADDRESS:
DESCRIPTION OF PROPERTY’S PHYSICAL LOCATION:
CURRENT ZONING CLASSIFICATION: COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION:
REQUESTED SPECIAL USE:
ZONING AND LAND USE OF SURROUNDING PROPERTIES
NORTH:
EAST:
SOUTH:
WEST:
KENDALL COUNTY PARCEL IDENTIFICATION NUMBER(S)
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
6 OF 9
ATTORNEY INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
ENGINEER INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
LAND PLANNER/SURVEYOR INFORMATION
NAME: COMPANY:
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
ATTACHMENTS
Petitioner must attach a legal description of the property to this application and title it as “Exhibit A”.
Petitioner must list the names and addresses of any adjoining or contiguous landowners within fi ve hundred (500) feet of the property that are entitled notice
of application under any applicable City Ordinance or State Statute. Attach a separate list to this application and title it as “Exhibit B”.
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
7 OF 9
SPECIAL USE STANDARDS
PLEASE STATE HOW THE ESTABLISHMENT, MAINTENANCE OR OPERATION OF THE SPECIAL USE WILL NOT BE UNREASONABLY DETRIMENTAL TO OR ENDANGER THE PUBLIC
HEALTH, SAFETY, MORALS, COMFORT OR GENERAL WELFARE:
PLEASE STATE HOW THE SPECIAL USE WILL NOT BE INJURIOUS TO THE USE AND ENJOYMENT OF OTHER PROPERTY IN THE IMMEDIATE VICINITY FOR THE PURPOSE ALREADY
PERMITTED, NOR SUBSTANTIALLY DIMINISH AND IMPAIR PROPERTY VALUES WITHIN THE NEIGHBORHOOD:
PLEASE STATE HOW THE ESTABLISHMENT OF THE SPECIAL USE WILL NOT IMPEDE THE NORMAL AND ORDERLY DEVELOPMENT AND IMPROVEMENT OF SURROUNDING
PROPERTY FOR USES PERMITTED IN THE DISTRICT:
PLEASE STATE HOW ADEQUATE UTILITIES, ACCESS ROADS, DRAINAGE OR OTHER NECESSARY FACILITIES HAVE BEEN OR ARE BEING PROVIDED:
APPLICATION FOR
SPECIAL USE
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
8 OF 9
SPECIAL USE STANDARDS
PLEASE STATE HOW ADEQUATE MEASURES HAVE BEEN OR WILL BE TAKEN TO PROVIDE INGRESS OR EGRESS SO DESIGNED AS TO MINIMIZE TRAFFIC CONGESTION IN THE
PUBLIC STREETS:
PLEASE STATE HOW THE SPECIAL USE SHALL IN ALL OTHER RESPECTS CONFORM TO THE APPLICABLE REGULATIONS OF THE DISTRICT IN WHICH IT IS LOCATED, EXCEPT AS
SUCH REGULATIONS MAY IN EACH INSTANCE BE MODIFIED BY THE CITY COUNCIL PURSUANT TO THE RECOMMENDATIONS OF THE PLANNING AND ZONING COMMISSION:
AGREEMENT
I VERIFY THAT ALL THE INFORMATION IN THIS APPLICATION IS TRUE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND AND ACCEPT ALL REQUIREMENTS AND FEES AS
OUTLINED AS WELL AS ANY INCURRED ADMINISTRATIVE AND PLANNING CONSULTANT FEES WHICH MUST BE CURRENT BEFORE THIS PROJECT CAN PROCEED TO THE NEXT
SCHEDULED COMMITTEE MEETING.
I UNDERSTAND ALL OF THE INFORMATION PRESENTED IN THIS DOCUMENT AND UNDERSTAND THAT IF AN APPLICATION BECOMES DORMANT IT IS THROUGH MY OWN FAULT
AND I MUST THEREFORE FOLLOW THE REQUIREMENTS OUTLINED ABOVE.
PETITIONER SIGNATURE DATE
OWNER SIGNATURE DATE
OWNER HEREBY AUTHORIZES THE PETITIONER TO PURSUE THE APPROPRIATE ENTITLEMENTS ON THE PROPERTY.
THIS APPLICATION MUST BE
NOTARIZED PLEASE NOTARIZE HERE:
9 OF 9
PETITIONER DEPOSIT ACCOUNT/
ACKNOWLEDGMENT OF
FINANCIAL RESPONSIBILITY
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois, 60560
Telephone: 630-553-4350
Fa x: 630-553-7575
Website: www.yorkville.il.us
PROJECT NUMBER: FUND ACCOUNT
NUMBER:
PROPERTY ADDRESS:
PETITION/APPROVAL TYPE (check appropriate box(es) of approval requested):
CONCEPT PLAN REVIEW AMENDMENT (TEXT) ANNEXATION REZONING
SPECIAL USE MILE AND 1/2 REVIEW ZONING VARIANCE PRELIMINARY PLAN
FINAL PLANS PLANNED UNIT DEVELOPMENT FINAL PLAT
PETITIONER DEPOSIT ACCOUNT FUND:
It is the policy of the United City of Yorkville to require any petitioner seeking approval on a project or entitlement request to establish a Petitioner Deposit Account Fund to
cover all actual expenses occurred as a result of processing such applications and requests. Typical requests requiring the establishment of a Petitioner Deposit Account Fund
include, but are not limited to, plan review of development approvals/engineering permits. Deposit account funds may also be used to cover costs for services related to legal
fees, engineering and other plan reviews, processing of other governmental applications, recording fees and other outside coordination and consulting fees. Each fund account
is established with an initial deposit based upon the estimated cost for services provided in the INVOICE & WORKSHEET PETITION APPLICATION. This initial deposit is drawn
against to pay for these services related to the project or request. Periodically throughout the project review/approval process, the Financially Responsible Party will receive
an invoice refl ecting the charges made against the account. At any time the balance of the fund account fall below ten percent (10%) of the original deposit amount, the
Financially Responsible Party will receive an invoice requesting additional funds equal to one-hundred percent (100%) of the initial deposit if subsequent reviews/fees related
to the project are required. In the event that a deposit account is not immediately replenished, review by the administrative staff , consultants, boards and commissions may
be suspended until the account is fully replenished. If additional funds remain in the deposit account at the completion of the project, the city will refund the balance to the
Financially Responsible Party. A written request must be submitted by the Financially Responsible Party to the city by the 15th of the month in order for the refund check to be
processed and distributed by the 15th of the following month. All refund checks will be made payable to the Financially Responsible Party and mailed to the address provided
when the account was established.
ACKNOWLEDGMENT OF FINANCIAL RESPONSIBILITY
NAME: COMPANY
MAILING ADDRESS:
CITY, STATE, ZIP: TELEPHONE:
EMAIL: FAX:
FINANCIALLY RESPONSIBLE PARTY:
I acknowledge and understand that as the Financially Responsible Party, expenses may exceed the estimated initial deposit and, when requested by the United City of Yorkville,
I will provide additional funds to maintain the required account balance. Further, the sale or other disposition of the property does not relieve the individual or Company/
Corporation of their obligation to maintain a positive balance in the fund account, unless the United City of Yorkville approves a Change of Responsible Party and transfer of
funds. Should the account go into defi cit, all City work may stop until the requested replenishment deposit is received.
PRINT NAME TITLE
SIGNATURE DATE
ACCOUNT CLOSURE AUTHORIZATION
DATE REQUESTED: ________________________________________ COMPLETED INACTIVE
PRINT NAME: ___________________________________________ WITHDRAWN COLLECTIONS
SIGNATURE: ____________________________________________ OTHER
DEPARTMENT ROUTING FOR AUTHORIZATION: COM. DEV. BUILDING ENGINEERING FINANCE ADMIN.
Exhibit C
Transportation Circulation
SA-SS;>~l)/
c.;:;( 1. (._...
referred to as "SECOND PARTY":
200800014601
Fi lelf for R.ecol'd fn
KENDALL COUNTY, !ILINor~
RfNNETTA B MICKELSON .,
06-16-2008 At 10:37 a.~
M!lEEMENT (2 oo'
RHSP Surciia.r!I! ' 10.0I)
e MEADOWVALE,
ferred to as "FIRST
· l e Illinois, hereinafter
THIS INDENTURE, made this 19 1h day of Ma>: 20 8 et
INC., of 109 Beaver Street, Yorkville, Jllinois, lllinoid\e i1
PARTY," and MARGARETE. KNELL, of 201 Beaver){v;~r
WITNESSEm ( (\.
WHEREAS, the FIRST PARTY is l Ll e u .. J simple of a certain parcel of
described as follows:
ALL OF LOTS 4 AND 5 AND THAT PAIT , 0 'S /\ND 7, BLOCK I, FOX
INDUSTRIAL PARK, UNIT 1, YORKVTL ·,E, • D LL COUNTY, ILUNOIS,
DESCR1BED AS FOLLOWS: COMMEN ' A'J I IE SOUTHEAST CORNER OF SAID
LOT 7; THENCE SOUTH 88°15'53" , ·, A . G THE SOUTH LINE OF SAID LOT
AND THE SOUTH LINE OF SAID LC ~r: A .,. 'ANCE OF 153.33 FEET FOR THE POINT
OF BEGINNING; THENCE NORTH I 44 '' WEST, 211.0 FEET; THENCE NORTH
88°15'53" EAST, 75.33 FEET; THEN . . · 01°44'07" WEST, 144.88 FEET TO THE
NORTH LINE OF SAID LOT 7; E RTH 89°58'06" WEST, ALONG SAID NORTH
LINE AND THE NORTH LINE S I T 6 TO THE NORTHWEST CORNER OF SAID
LOT 6; THENCE SOUT N , THE WEST LINE OF LOT 6, TO THE
SOUTHWEST CORNE T E . F; ENCE EASTERLY ALONG THE SOUHT LINE OF
SAID LOT 6, TO THE P . . GINNING IN THE UNITED CITY OF YORKVILLE,
KENDALL OUNT lLL
WHEREAS, the FIRST PAR TY is also the owner in fee simple of a certain parcel of
vacant land, which is referred to herein as the "MEADOWV ALE SHARED ACCESS PARCEL,
and is legally described as follows:
THAT PART OF LOT 7 IN BLOCK I OF FOX INDUSTRJAL PARK, UNIT l, YORKVILLE ,
KENDALL COUNTY, ILLINOIS, DESCRJBED AS FOLLOWS: COMMENCING AT THE
SOUTHEAST CORNER OF SAID LOT 7; THENCE SOUTH 88°15'53" WEST, ALONG THE SOUTH
LINE OF SAID LOT 7 AND THE SOUTH LINE OF LOT 6 OF SAID BLOCK I, A DISTANCE OF
I S3.33 FEET ; THENCE NORTH 01 °44'07" WEST, 211 .0 FEET; THENCE NORTH 88°15'53" EAST,
75.33 FEET; THENCE NORTH 01°44'07" WEST , 32.47 FEET FOR THE POINT OF BEGINNING;
THENCE SOUTH 88°15'53" WEST, 35.0 FEET; THENCE NORTH 01 °44'07" WEST, 113.49 FEET
TO THE NORTH LINE OF SAID LOT 7; THENCE SOUTH 89°58'06" EAST, ALONG SAID NORTH
LINE, 35.01 FEET TO A LINE DRAWN NORTH 01 °44'07" WEST FROM THE POINT OF
BEGINNING; THENCE SOUTH 01 °44'07" EAST, 112.41 FEET TO THE POINT OF BEGINNING IN
THE UNITED CITY OF YORK.VILLE, KENDALL COUNTY, ILl,..INOI~
(containing 0.0908 acres)
Commonly known as: 109 Beaver Street, Yorkville, Kendall n , Illinois 60560
Tax Parcel#: OS-04-l 04-049 (affects land and otl1 p p
WHEREAS, the SECOND PARTY is the o wne r~ f. e le f a certain parcel of
improved land, which is referred to herein as the "KNELL y;.~, is legally described as
follows :
THAT PART OF LOTS 6 AND 7, BLOCK I, FOX IN , ARK, UNIT I,
YORKVILLE, KENDALL COUNTY, ILLJNOIS/"1l.E S JB .A FOLLOWS: BEGINNING
AT THE SOUTHEAST CORNER OF SAID L ~;,/11 N OUTH 88°15'53" WEST
ALONG THE SOUTH LINE OF SAID LO TS, I 3 T ; EN CE NORTH 01 °44'07"
WEST, 211.0 FEET; THENCE NORTH 88° 7 .33 FEET; THENCE NORTH
01°44'07" WEST, 144.88 FEET TO THE ·• SAID LOT 7; THENCE SOUTH
89°58'06" EAST ALONG SAID NORTH . F ·T TO THE NORTHEAST
CORNER OF SAID LOT 7; THENCE SO 1° ~· 'J ' EAST ALONG TIIE EAST LINE
OF SAID LOT 7, A DISTANCE OF 353.4 'T( "H · POINT OF BEGINNING IN THE
UNITED CITY OF THE VILLAGE Oij E. KENDALL COUNTY, ILLINOIS.
(containing l.000 acres) 9 Commonly known as: 20 J Bea ·r tr t Yorkville, Kendall County, Illinois 60560
Tax Parcel #: 05 -0 5
WHEREAS, the 'C Y is the owner in fee simple of a certain parcel of
vacant land, which is refi rr s the "KNELL SHARED ACCESS PARCEL, and is
l egally described as fo ll o
THAT PART OF L01 7 n.,i BL
KENDALL COUNTY , ~IJ Ol
SOUTHEAST CORNER F . Al
LINE OF SAID LOT 7 AN T E
I F FOX INDUSTRJAL PARK, UNIT l, YORK.VILLE ,
ESCRl13ED AS FOLLOWS: COMMENCING AT THE
lOT 7; THENCE SOUTH 88°15'53" WEST, ALONG THE SOUTH
OUT !-1 LlNE OF LOT 6 OF SAID BLOCK l , A DISTANCE OF
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153.33 FEET; THENCE NORTH 01 °44'07" WEST, 211.0 FEET; THENCE NORTH 88°15'53" EAST,
75.33 FEET; THENCE NORTH 01°44'07" WEST, 32.47 FEET FOR POINT OF BEGINNING;
THENCE NORTH 01°44 '07'' WEST, 112 .41 FEET TO THE NORTH LINE OF SAID LOT 7; THENCE
SOUTH 89°58'06" EAST, ALONG SAID NORTH LINE, 78.04 FEET TO THE NORTHEAST
CORNER OF SAID LOT 7; THENCE SOUTH 01°44'07" EAST, ALONG THE EAST LINE OF SAID
LOT 7, A DISTANCE OF 110.0 FEET TO ALINE DRAWN NORTH 88°15'53" EAST FROM THE
POINT OF BEGINNING; THENCE SOUTH 88°15'53West, 78.0 FEET TO THE POINT OF
BEGINNING IN THE UNITED ClTY OF YORKVILLE, KENDALL COUNTY, ILLINOfS.
(containing 0.1991 acres)
Commonly known as: A Northerly portion of property at 201 Beaver St.,
Yorkville, Kendall County, Illinois 60560
Tax Parcel#: 05-04-104-050 (affects land and other property)
WHEREAS, FIRST PARTY is conveying a Fifty (50%) percent ownership interest to
SECOND PARTY of the MEADOWVALE SHARED ACCESS PA ~L; and
WHEREAS, SECOND PARTY is conveying a Fifty (50%) p ce~ ownership interest to
FIRST PARTY of the KNELL SHARED ACCESS PARCEL; and \
WHEREAS, after the above conveyances by and b~e TY and SECOND
PARTY, a new legal description will be created , whic i. r f1 e/1\ to h_erein as the JOINT
SHARED ACCESS PARCEL and is legally described as fo i: U
THAT PART OF LOT 7 IN BLOCK I Of FOX INDUSTRIA P · , I' I, YORKVILLE,
KENDALL COUNTY, ILLINOIS, DESCRIBED AS FOLL ·~ . N CfNG AT THE
SOUTHEAST CORNER OF SAID LOT 7; THENCE U 8°1. ' '.I WEST, ALONG THE SOUTH
LINE OF SAID LOT 7 AND THE SOUTH UNE O 6 ) BLOCK I, A DISTANCE OF
153.33 FEET; THENCE NORTH 0)0 44'07" WES • !IT; . NCE NORTH 88°15 '53" EAST,
75.33 FEET; THENCE NORTH 01°44'07" WES ·, 3 E ·:r-POINT OF BEGINNING;;
THENCE SOUTH 88°15'53" WEST, 35.0 F'EE ; CE TH 01°44'07" WEST, 113.49 FEET
TO THE NORTH LINE OF SAID LOT 7; T N 'O . 5 8'06" EAST, ALONG SAID NORTH
LINE, 113.05 FEET TO THE NORTHEAST C R • AJD LOT 7; THENCE SOUTH 01 °44'07"
EAST , ALONG THE EAST LINE OF SAID L T , A S ANCE OF 110 .0 FEET TO A LINE
DRAWN NORTH 88°15'53" EAST FROM TH T · BEGINNING; THENCE SOUTH
YORKVILLE, KENDALL COUNTY, IL M_ c ini ng 0 .2899 acres)
88°\5'53" WEST, 78.0 FEET TO THE PO~ G NNTN G IN THE UNITED CITY OF
WHEREAS, the above prop · tiV adjacent to each other and share a common
boundary line, fonning an a pp rox· a s t-w st division between the two properties .
WHEREAS, the ar1· de ·re to establish and maintain a mutually owned and
maintained vehicle acces d1 :ve d ua y sized and constructed to allow turn-arotmd access for
a 53' semi-tractor and troil c m ·n io n.
WHERE AS, th part! s 1u ually desire to set forth terms of access and maintenance
thereof along with ri d re p ns ibiliti es of the parties in relation thereto.
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NOW, THEREFORE, THIS INDENTURE WITNESSES that, pursuant to said
agreement, and in consideration of the sum of TEN DOLLARS ($10.00), receipt whereof is
hereby acknowledged, the parties hereto mutually covenant and agree as follows:
I. RECIPROCAL EASEMENT FOR INGRESS AND EGRESS DATED MAY 30,
2001: This Shared Access Easement Agreement is intended to and does hereby replace the
Reciprocal Easement for Ingress and Egress dated May 30, 2001 by and between the parties
hereto. Said Reciprocal Easement for Ingress and Egress is hereby declared null and void.
2. GRANT OF EASEMENT: FIRST PARTY hereby grants unto the SECOND
PARTY an<l SECOND PARTY'S successors and assigns full and free right and liberty for the
SECOND PARTY, its successors and assigns, and/or its tenants, guests, and licensees, at all
times hereafter, for all lawful purposes connected with the use and enjoyment said land of the
Grantee, to pass and repass along the MEADOWV ALE SHARED ACCESS PARCEL described
above, with or without vehicles, for the purpose of ingress and e ss for all vehicular traffic
specifically including semi-tractor trailer combinations within the DOWV ALE SHARED
ACCESS PARCEL now owned by the FIRST PARTY; PROV E
SECOND PARTY, shall not unreasonably interfere with the reaso b use, by the FIRST
PARTY, its successors and assigns, and/or its tenants, gues t , a ic sees at all times
hereafter. I (}
3. GRANT OF EASEMENT: SECOND PA iilr/;; rants unto the FIRST
PARTY and FIRST PARTY'S successors and assigns full n ree ighl and liberty for the
FIRST PARTY, its successors and assigns, and/or its te,~,t · uc and licensees, at all times
hereafter, for all lawful purposes connected with the use en · nL said land of the Grantee,
to pass and repass along the KNELL SHARED .C • P :L described above, with or
without vehicles, for the purpose of ingress . s · !l vehicular traffic specifically
including semi-tractor trailer combinations w·t 1 h , SHARED ACCESS PARCEL
now owned by the SECOND PARTY; PR \ I ~ h ·t e use of said FIRST PARTY, shall
not unreasonably interfere with the reason I ·e, y e 'ECOND PARTY. its successors and
assigns, and/or its tenants, guests, and licen ·e , !
4. DURATJON: This Agreem shall inure to the
benefit and use of the parties hereto, l es , ors and assigns, and/or tenants, guests, and
licensees, at all times hereafter, or unti ns I rminated by agreement of the owners of the
respective properties hereto. \)
5. PARKING: It is a agr cd that neither party will allow vehicles to park
anywhere upon the JOINT S ~-CESS PARCEL or upon the MEADOWVALE
SHARED ACCESS PAR E r u n he KNELL SHARED ACCESS PARCEL in such a
fashion so as to block a ·e::.· t tH ot party to improved portions of the driveway or to the
other party's loading doc , r i ei1hcr party allow vehicles to be parked overnight on the
JOINT SHARED A CES ' L or upon the MEADOWV ALE SHARED ACCESS
PARCEL or upon t e ~~~~ E D ACCESS PARCEL absent the consent of the other,
which shall not be un ·as V itbheld.
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6. INSTALLATION COSTS: It is mutually agreed, that in consideration for the
contemplated transfer of Fifty (50%) percent ownership of the KNELL SHARED ACCESS
PARCEL from SECOND PARTY to FIRST PARTY, that FIRST PARTY will pay for the
installation of improvements necessary to create and initially establish the driveway and
turnaround contemplated herein.
7. MAINTENANCE: The parties agree that except for the initial installation
expense, all reasonable and necessary costs for the maintenance, repair, upkeep, and replacement
of the driveway and turnaround, which shall include but not be limited to the expenses necessary
to purchase and install gravel, asphalt, concrete, resurfacing, sealing, crack-filling, and paint
striping;"'as agreed between the parties from time to time, shall be divided equally between the
parties. *ALONG WITH ICE AND SNOW REMOVAL
8. ANNUAL REAL ESTATE TAXES: The FIRST PARTY shall timely pay the
first installment of 2008 real estate taxes owed on the JOINT SH ·D ACCESS PARCEL due
and payable in 2009 and each year thereafter. The SECOND I TY shall timely pay the
second installment of 2008 real estate taxes owed on the JOINT Sf -D ACCESS PARCEL
due and payable in 2009 and each year thereafter. Each party sha s ply proof of timely
payment of the same to the other upon demand. Ll \
9. RIGHT TO REIMBURSEMENT: In the e ··n( f,JJN,a'rt, s cannot agree upon
the necessity, cost, or choice of contractor for repair, rc pla • ( 't). ntenanc e of the above
described driveway improvements, the controversy shall fi.rs l. e · bmi ed to arbitration prior to
either party initiating litigation against the other. The that the decision of the
arbitrator shall be binding and conclusive. The p1'e\<aiH g a I be entitled to recover from
the non-prevailing party its reasonable costs an tto 1 . s n any arbitration or ensuing
litigation between the parties related to the cnfor ~· is
the day :d~!~~~Swr'it~!:~:.· the pan· H r t '\5 er eun1 0 set their hand and seals on
FIRST l'ARTY: MEADOWVALE, ',
STATE OF ILLINOIS
Public in and for said County, in the State aforesaid, do
J\RT, as President, and PAUL STEINWART, as Secretary
known to me to be the same persons whose names are
before me this day in person, and
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acknowl edged that they signed , sealed, and delivi:red the said instrument as their free and
voluntary act, for the use s wid purpo se there.i n set forth .
Given under my hand and notary seal, this 19th day of May, 2008.
Of'FICl,Al SEAL
STEPHEN L. KRENTZ
Notary Public • Slate of Illinois
My Commlaalon Expires Mar OB, 2011
SECOND PARTY:
ST ATE OF ILLINOIS )
) SS .
COUNTY OF KENDALL )
Given under my hand and notary se
THIS DOCUMENT PR EPAR
A FTER RECORDA TIO
Pag~6of6
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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 #8
Tracking Number
EDC 2019-77
PZC 2019-25 Text Amendment to B-1 Local Business District
Economic Development Committee – September 3, 2019
Majority
Approval
Proposed text amendment to the B-1 district allowing multi-family residential units
on the ground floor with at least 25% commercial in the downtown as a Special Use.
Krysti Barksdale-Noble, AICP Comm. Development
Name Department
Summary
As the City Council considers the proposal from KCJ Restoration, LLC for the
redevelopment of the Old Jail property at 111 W. Madison within the downtown, staff was to review
the proposed plan for multi-family units (apartments) conforms with the zoning ordinance. The
property is zoned B-1 Local Business District, which is primarily intended for commercial and
professional uses in proximity to residential areas so as to provide convenient shopping and services
that meet the needs and enhance the quality of life for those surrounding neighborhoods. While this
zoning district also allows residential dwelling units to encourage mixed use buildings, they are only
permitted above the 1st floor up to a maximum of two (2) units.
In an effort to assist in the successful redevelopment of the Old Jail, yet keep with the
original intent of the B-1 Local Business District, staff is proposing a text amendment that would
allow multi-family dwelling units on all floors of existing buildings zoned B-1 Local Business
District within the downtown historic commercial as a Special Use, provided that at least 25% of the
overall gross square feet of the building area is utilized for commercial purposes.
Proposed Text Amendment
The proposed text amendment would allow apartment units (multi-family dwellings) on the
ground floor of any existing building being redeveloped, rehabilitated or as part of any adaptive use,
which is zoned B-1 and located
within the downtown as a Special
Use. The text amendment proposes
to further stipulate that at least 25%
of the overall gross square feet of the
building area is utilized for
commercial purposes to keep the
intent of a mixed-use building and
remain consistent with the core
commerce aspect of the B-1 zoning
district. The downtown historic
commercial core, as referenced in
this and other similar ordinances,
shall refer to the area defined in the
Comprehensive Plan Update 2016 as
bounded by the Fox River on the
north, Fox Street to the south, Mill
Street to the east, and Main Street to
the west, as illustrated to the right.
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: August 26, 2019
Subject: PZC 2019-25 B-1 Permit Multi-Family Units on Ground
Floor as Special Use within Downtown (Text Amendment)
As illustrated on the zoning map provided on the previous page, there are a limited number of
currently zoned B-1 Local Business District parcels in the downtown historic core which includes the
Old Jail, the County-owned former Olson Property and a single-family residence. This further
restricts the overuse of this provision allowing apartment dwellings on 1st floor levels of otherwise
commercially zoned land within and outside of the downtown. This proposed text amendment also
takes into consideration the potential adoption of the Yorkville Overlay District’s Form-Based Code.
As proposed, the text amendment is a hybrid of the current zoning ordinance’s B-1 standards which
allows a maximum of two (2) apartments on upper stories, and the proposed Downtown Living
Building type of the Form-Based Code which allows residential dwelling units on the ground floor
provided that they are at least twenty-feet (20’) from the front primary façade.
Below is the proposed amendments in red staff is proposing to the current zoning ordinance
in Table 10.06.01 of Chapter 6: Permitted and Special Uses.
TABLE 10.06.01
RESIDENTIAL USES
Use
Category
Zoning Districts
Ag
Open
Space Residential Business Manufacturing
A-1
OS-
1
OS-
2
E-
1
R-
1
R-
2
R-
2D
R-
3
R-
4 O B-1
B-
2
B-
3
B-
4 M-1 M-2
Dwelling,
duplex
- - - - - - P P P - - - - - - -
Dwelling,
multi-
family
- - - - - - - P P - P2 /S3 S2 S2 S2 S2 S2
P = Permitted use S = Special use - = Not permitted use
Notes:
1. 10 acre minimum.
2. Apartments above the first floor in a building used for business or as live/work space above a
manufacturing use shall be permitted up to a maximum of 2 apartments.
3. Apartment units are allowed on all floors of existing buildings zoned B-1 Local Business
District within the downtown historic commercial core, as defined by the Comprehensive
Plan Update 2016, as a Special Use, provided that at least 25% of the overall gross square
feet of the building area is utilized for commercial purposes.
Staff Recommendation
Staff believes the proposed text amendment will assist in moving the proposed adaptive reuse
of the historic jail property forward while keeping with the intent of the district and the pending
Yorkville Downtown Overlay District’s Form-Based Code. Staff plans to conduct a public hearing
before the Planning and Zoning Commission on the proposed text amendment to the Zoning
Ordinance at the October 9th PZC meeting.
Attachments
1. Draft Public Hearing Notice
PUBLIC NOTICE OF A HEARING BEFORE
THE UNITED CITY OF YORKVILLE
PLANNING AND ZONING COMMISSION
PZC 2019-25
NOTICE IS HEREWITH GIVEN THAT the United City of Yorkville, Kendall
County, Illinois, petitioner, is proposing a text amendment to “Chapter 6: Permitted
Uses.” The amendment to Chapter 6 will revise Table 10.06.01 Residential Uses to
identify multi-family dwelling as a Special Use with the B-1 Local Business District.
The Special Use in the B-1 Local Business District will allow apartment units on all
floors of an existing building within the downtown historic commercial core,
provided that at least twenty-five percent (25%) of the overall gross square feet of
the building area is utilized for commercial purposes. The downtown historic
commercial core, as defined by the Yorkville Comprehensive Plan Update 2016, is
bounded by the Fox River on the north, Fox Street to the south, Mill Street to the
east, and Main Street to the west.
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, October 9, 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
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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:
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 – September 3, 2019
Details proposed planning documents for the downtown overlay district
Jason Engberg Community Development
Name Department
SUMMARY:
Review and discussion of the proposed Yorkville Downtown Overlay District Plan consisting of a
Streetscape Master Plan and Form-Based Code on a lot-by-lot basis considering the existing zoning and
existing land use, versus the proposed district classification and proposed uses. Also provided are three
(3) development scenarios of lots with redevelopment potential utilizing the form-based code standards.
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 June 4, 2019 Economic Development Committee meeting, staff received comments 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. The curb treatment and
subsequent edits recommended by Alderman Funkhouser were addressed by staff at the July 2nd meeting.
Staff was eventually given direction by the EDC at the August 6, 2019 meeting to keep the originally
proposed catenary overhead lights on Van Emmon Street.
PURPOSE:
Over the past four (4) months where staff has presented the Yorkville Downtown Overlay District Plan to
the City Council and Economic Development Committee for approval, a sense of hesitancy has been
observed in moving towards a new planning regulation approach, particularly with the Form-Based Code.
Therefore, staff recommended to the Mayor providing a lot -by-lot analysis of the parcels affected in the
downtown as part of the overlay district, comparing the current zoning and land uses of traditional zoning
to the proposed district classification and proposed uses in the Form-Based Code.
To better understand the basic differences between utilizing traditional zoning and a form-based code in
the redevelopment process, staff has prepared the following chart:
Memorandum
To: Economic Development Department
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Jason Engberg, Senior Planner
Date: August 21, 2019
Subject: Downtown Form Based Code and Streetscape Master Plan
Lot-by-Lot Analysis
2
LOT-BY-LOT ANALYSIS:
Zoning & Land Use Analysis
Of the approximately 28-acres within the downtown overlay district, nearly 56% (15.5 acres) are zoned
commercial. This includes B-1 Local Business District (~6%), B-2 Retail Commerce Business District
(~29%), and B-3 General Business District (~21%). Residentially zoned parcels within the downtown
overlay district accounts for 29% (8.2 acres), consisting of R-2 Single-Family Traditional Residence
District (~19%), R-3 Multi-Family Attached Residence District (~5%) and R-4 General Multi-Family
Residence District (~5%). The remaining parcels (~15%) are comprised of manufacturing (~5%) and
open space (~10%). An illustration of the existing zoning designation and acreage is provided in the
following map titled “Downtown Overlay| Zoning Map”.
TRADITIONAL ZONING FORM-BASED CODES
OVERALL FOCUS Use of Land (commercial,
residential, industrial, etc.)
Use of Building (form, scale,
location on site, access,
aesthetics, etc..)
REGULATORY APPROACH
Land Use Divided into Zones
(typically based on lot size)
Buildings divided into Districts
(typically based on street
frontage)
Emphasis on uses; building
placement to public realm (street)
is unpredictable.
Emphasis on building form;
relation to the public realm
(street) is predictable.
USE FOCUS
Mostly single use zones of land;
may allow for limited mix of
uses in a zone; however, relies on
transition of use by intensity to
change zones.
Allows for an appropriate mix of
uses within buildings and
districts; relies on street intensity
to transition changes in district.
BUILDING FOCUS
Uniformity in neighborhoods via
land use.
Diversity in neighborhoods via
districts.
Open-ended design standards
with little focus on public spaces
Defined architectural form &
focus on public spaces
Buildings are encouraged to
disengage the public realm with
required minimum setbacks
Buildings are encouraged to
engage the public realm with
required build-to lines.
STREET FOCUS Focus is on site – little emphasis
on right-of-way.
Focus is on site and public
realm/streetscape.
3
While commercial zoning is the most prevalent designation in the downtown overlay district (56%), the
actual land use utilized for commercial is much lower, accounting for only 27%. As illustrated on the
following map titled “Downtown Overlay| Land Use Map”, the area for existing commercial (7.58 acres)
and residential (7.43 acres) land uses are almost equal within the downtown. The next most predominant
land use within the downtown overlay district is Institutional/Public, nearly 20%, encompassing
city/county owned properties, a state-owned transportation parcel, and a religious institution. The
remaining parcels are utilized for public parks (~12%), vacant land (~6%), public parking (~4%) and
mixed use (~1%).
4
It is staff’s opinion that the underutilization of land for its currently zoned purpose (only 27% of the 56%
land zoned for commercial is actually used for commercial purposes) indicates the downtown overlay
district is primed for redevelopment. Additionally, with an almost equal match of commercial and
residential land use in the downtown overlay district, further attention must be given to how the forms of
buildings interact along the main corridors (Bridge Street, Hydraulic Ave., and Van Emmon Street) to
ensure visual compatibility. This also means encouraging a more mix of uses within buildings
themselves. All of which the proposed Form-Based Code addresses.
Proposed Use Analysis
To better understand the relationship between the current zoning, current land use and the correlating
districts proposed in the Form-Based Code, staff prepared the following graphic which examines on a
block by block basis the potential future uses for the parcels within the downtown overlay district:
As indicated, the Form-Based Code proposes five (5) distinct districts based upon the characteristics of
the roadway it abuts. Those districts are as follows:
• Bridge Street
• Hydraulic Street
• Van Emmon Street
• “B” Street
• “B” Street Residential
The Form-Based Code has taken the unique characteristics of each of these roadways, such as: street
dimensions; orientation to environmental features or other prominent buildings/architecture; pedestrian
scale, and assigns appropriate standards for building scale and features, as well as land uses. While some
5
of the existing zoning and/or land uses of the parcels within the proposed downtown overlay district may
correlate with its current zoning, the Form-Based Code looked to eliminate those uses that may not
compliment the commercial/residential mixed-use intent. Especially when such uses are proposed to be
within a single structure.
Finally, the Form-Based Code considered the building form when modifying land uses in the downtown
overlay district, to ensure any mixed-use development would be scaled and designed appropriately, even
if the adjacent uses aren’t the same. The attached table titled “Downtown Overlay| Permitted Use
Comparison” contrasts the permitted uses allowed under the current zoning versus the proposed permitted
uses in the Form-Based Code.
Upon analyzing the permitted uses by the current zoning ordinance and the proposed permitted uses of the
Form-Based Code, staff feels the Form-Based Code narrows the walkable, pedestrian-oriented “Main
Street” feel the Streetscape Master Plan tried to evoke by eliminating uses that are too intensive (i.e.
hospitals, Colleges/Universities, semi-truck/automobile sales/repair), incompatible (i.e., funeral homes,
firearms & ammunition manufacturing, solid waste disposal site), or aesthetically mis matched (i.e., trailer
parks/camps, bus storage yards, car/RV sales) for the neighborhood shops, eateries and mid-density living
envisioned for the downtown overlay district area.
Review of Development under Current Zoning vs. Form-Based Code
Currently, the Zoning Ordinance allows for staff to review and approve any land use that is identified as a
permitted use in that district without prior City Council authorization. This is because the City Council
has already given approval of those specific land uses with the comprehensive adoption of the Zoning
Ordinance. It is when a land use is deemed compatible in a certain district, but only if certain standards
are met, is a Special Use is identified, requiring additional public scrutiny and City Council approval.
This is similarly being proposed with the Form-Based Code.
The Form-Based Code proposes to further refine the list of out-right permitted uses in the various districts
of the downtown, with two (2) key new distinctions – the promotion of mixed-use buildings/streets and
the focus on the form in which those buildings/streets take. While special uses are still identified in the
Form-Based Code and would require the same public review and City Council approval, the intent is to
streamline the process.
The streamlining occurs by having the City Council approve the proposed new land uses they see
appropriate for the downtown (such as permitting “bed & breakfast” on Hydraulic St.) and prohibiting
those that aren’t (such as “funeral homes” on Bridge Street) upfront. This upfront approval sets the tone
for future developers to know that the specific vision is of the City for the downtown, not just by zoning,
but by narrowed approved uses and building forms. Finally, the Form-Based Code minimizes the delay of
desired projects having to go through the rezoning and/or special use process under the current Zoning
Ordinance and conversely, rejects projects deem unsuitable for the downtown that may get approved
because they are allowed under the existing zoning district.
Sample Exhibits of Form-Based Code Redevelopment
Staff has prepared the attached three (3) sample exhibits of sites within the downtown overlay district
illustrating potential redevelopment options based upon the standards of the proposed Form-Based Code.
The samples are from each of the major thoroughfares within the downtown overlay district: Bridge
Street, Hydraulic Street and Van Emmon Street. As illustrated, staff has provided existing and potential
layouts for each scenario, as well as existing and potential building massing models.
The Bridge Street development exhibits a potential three (3) story “Downtown Commercial” building
type redevelopment of the current Van Emmon Activity Center property with ground floor commercial
and upper story office space.
6
The West Block development shows a potential redevelopment of an entire city block currently zoned R-
2 Single-Family Traditional Residence District. Since this block has multiple frontages on Hydraulic,
Main, State and Van Emmon streets, the exhibit shows two (2) various types of the “Downtown Living
Buildings”. The Van Emmon Street building is a four (4) story multi-family residential (apartments)
building. The Hydraulic fronting building is three (3) stories which can be used as a mix of 1st floor
commercial and upper story residential.
Finally, the Hydraulic Avenue exhibit shows a potential city block redevelopment of “Downtown
Commercial”. The Hydraulic facing building is a three (3) story commercial building. The Van Emmon
Street facing building is a two (2) story commercial building with accessory parking structure.
STAFF COMMENTS/REQUESTED DIRECTION:
Staff believes the information provided in this memo should address the comments and feedback received
from the Economic Development Committee meetings regarding the Form-Based Code and how it relates
to proposed future land use and potential building forms. Therefore, we are seeking firm direction and
consensus from the committee if the Yorkville Downtown Overlay District Plan, consisting of a
Streetscape Master Plan and Form-Based Code, can move forward to September 10th City Council
meeting for formal adoption.
We welcome any additional feedback you may have on the information provided and will be available to
answer any questions.
ATTACHMENTS:
1. Downtown Overlay| Zoning Map
2. Downtown Overlay| Land Use Map
3. Downtown Overlay| Proposed Uses
4. Downtown Overlay| Permitted Use Comparison
5. Downtown Overlay| Sample Form-Based Code Exhibits
6. Draft Revised Yorkville Streetscape Master Plan
7. Draft Revised Yorkville Downtown Form-Based Code
M1
R3 R3
B2
B2
B2
B2
B2B2B2 B3
B3B3
B1
OS2
OS1
R2
R2R2
R2
R2
R2
R2
R4 SINGLEFAMILYHOMES
SINGLEFAMILYHOMES
VAN EMMONACTIVITYCENTER
APARTMENTS
CITY
OWNEDPARKING
COMMERCIAL/VACANT
COMMERCIALCOMMERCIALSINGLEFAMILYHOME
ILLINOIS
BELL
SINGLEFAMILYHOME
SINGLEFAMILYHOMES
SINGLEFAMILY
HOME
IDOT
CITY PARK
CITY PARK
TOWNHOMES
VACANT
SINGLE FAMILYHOMES
SINGLE FAMILYHOMES
NEW HOPECHURCHAPARTMENTSPARKSANDRECREATION VACANTOFFICE ANDAPARTMENTS
OFFICE ANDAPARTMENTS
INVESTOR TOOLSAND DIAMONDSKILLS ACADEMY CITY
OWNEDPARKING
COMMERCIALCOMMERCIALCOMMERCIALCITY OWNEDCOMMERCIAL
CITY OWNEDCOMMERCIAL
LUMBER YARD
SILOSCOMMERCIAL
SINGLEFAMILYHOMES
JAIL
COUNTYOWNED
VACANT
SINGLEFAMILY
HOME
Mill StS Bridge StW Fox St Heustis StE Van Emmon St
W Ridge St State StW Madison St
Adams StW Van Emmon St
E Hydraulic Ave
S Main StLEGEND
EXISTING ZONING
B-1 Local Business District
B-2 Retail Commerce Business District
B-3 General Business District
M-1 Limited Manufacturing District
OS-1 Open Space (Passive)
OS-2 Open Space (Active)
R-2 Single-Family Traditional Residence District
R-3 Multi-Family Attached Residence District
R-4 General Multi-Family Residence District
N
EXISTING ZONING ACREAGE & PERCENTAGE OF LAND
B-1 Local Business District
Area: 1.57 acres Percentage: 5.6%
B-2 Retail Commerce Business District
Area: 8.02 acres Percentage: 28.7%
B-3 General Business District
Area: 5.93 acres Percentage: 21.2%
M-1 Limited Manufacturing District
Area: 1.46 acres Percentage: 5.2%
OS-1 Open Space (Passive)
Area: 1.23 acres Percentage: 4.5%
OS-2 Open Space (Active)
Area: 1.50 acres Percentage: 5.4%
R-2 Single-Family Traditional Residence District
Area: 5.42 acres Percentage: 19.4%
R-3 Multi-Family Attached Residence District
Area: 1.51 acres Percentage: 5.4%
R-4 General Multi-Family Residence District
Area: 1.27 acres Percentage: 4.6%
TOTAL PARCEL ACREAGE: 27.91DOWNTOWN OVERLAY | ZONING MAPDOWNTOWN OVERLAY | ZONING MAP
LEGEND
EXISTING LAND USES
Residential Land Use
Commercial Land Use
Manufacturing Land Use
Institutional/Public Land Use
Mixed Land Use
Parks
Vacant
Parking Lot
N
EXISTING LAND USE ACREAGE & PERCENTAGE OF LAND
Residential Land Use
Area: 6.93 acres Percentage: 24.8%
Commercial Land Use
Area: 7.03 acres Percentage: 25.2%
Manufacturing Land Use
Area: 1.15 acres Percentage: 4.1%
Institutional/Public Land Use
Area: 6.12 acres Percentage: 21.9%
Mixed Land Use
Area: 0.17 acres Percentage: 0.6%
Parks
Area: 3.36 acres Percentage: 12.1%
Vacant
Area: 2.13 acres Percentage: 7.6%
Parking Lot
Area: 1.02 acres Percentage: 3.7%
TOTAL PARCEL ACREAGE: 27.91
Blocks outlined in the above colors designate the general
land use. Blocks which are shaded indicate properties
most likely to be redeveloped.
DOWNTOWN OVERLAY | LAND USE MAPDOWNTOWN OVERLAY | LAND USE MAP
M1
R3 R3
B2
B2
B2
B2
B2B2B2 B3
B3B3
B1
OS2
OS1
R2
R2R2
R2
R2
R2
R2
R4 SINGLEFAMILYHOMES
SINGLEFAMILYHOMES
VAN EMMONACTIVITYCENTER
APARTMENTS
CITY
OWNEDPARKING
COMMERCIAL/VACANT
COMMERCIALCOMMERCIALSINGLEFAMILYHOME
ILLINOIS
BELL
SINGLEFAMILYHOME
SINGLEFAMILYHOMES
SINGLEFAMILY
HOME
IDOT
CITY PARK
CITY PARK
TOWNHOMES
VACANT
SINGLE FAMILYHOMES
SINGLE FAMILYHOMES
NEW HOPECHURCHAPARTMENTSPARKSANDRECREATION VACANTOFFICE ANDAPARTMENTS
OFFICE ANDAPARTMENTS
INVESTOR TOOLSAND DIAMONDSKILLS ACADEMY CITY
OWNEDPARKING
COMMERCIALCOMMERCIALCOMMERCIALCITY OWNEDCOMMERCIAL
CITY OWNEDCOMMERCIAL
LUMBER YARD
SILOSCOMMERCIAL
SINGLEFAMILYHOMES
JAIL
COUNTYOWNED
VACANT
SINGLEFAMILY
HOME
SINGLEFAMILYHOMES
“B” STREET RESI
D
E
N
T
I
A
L
“B” STREET RESI
D
E
N
T
I
A
L “B” STREET“B” STREET“B” STREETVAN EMMON STR
E
E
T
HYDRAULIC STREET
1 2 3 4
5
6
15 16
14
21
22 23
13
20
11
12
1918
109
17
8
7
Mill StBRIDGE STREETW Fox St Heustis StE Van Emmon St
W Ridge St
W Madison St
Adams StHYDRAULIC STREET
S Main StMill StS Bridge StW Fox St Heustis StE Van Emmon St
W Ridge St State StW Madison St
Adams StW Van Emmon St
E Hydraulic Ave
S Main StLEGEND
EXISTING ZONING
B-1 Local Business District
B-2 Retail Commerce Business District
B-3 General Business District
M-1 Limited Manufacturing District
OS-1 Open Space (Passive)
OS-2 Open Space (Active)
R-2 Single-Family Traditional Residence District
R-3 Multi-Family Attached Residence District
R-4 General Multi-Family Residence District
N
EXISTING ZONING ACREAGE & PERCENTAGE OF LAND
B-1 Local Business District
Area: 1.57 acres Percentage: 5.6%
B-2 Retail Commerce Business District
Area: 8.02 acres Percentage: 28.7%
B-3 General Business District
Area: 5.93 acres Percentage: 21.2%
M-1 Limited Manufacturing District
Area: 1.46 acres Percentage: 5.2%
OS-1 Open Space (Passive)
Area: 1.23 acres Percentage: 4.5%
OS-2 Open Space (Active)
Area: 1.50 acres Percentage: 5.4%
R-2 Single-Family Traditional Residence District
Area: 5.42 acres Percentage: 19.4%
R-3 Multi-Family Attached Residence District
Area: 1.51 acres Percentage: 5.4%
R-4 General Multi-Family Residence District
Area: 1.27 acres Percentage: 4.6%
TOTAL PARCEL ACREAGE: 27.91DOWNTOWN OVERLAY | ZONING MAPDOWNTOWN OVERLAY | ZONING MAP
LEGEND
EXISTING LAND USES
Residential Land Use
Commercial Land Use
Manufacturing Land Use
Institutional/Public Land Use
Mixed Land Use
Parks
Vacant
Parking Lot
N
EXISTING LAND USE ACREAGE & PERCENTAGE OF LAND
Residential Land Use
Area: 7.43 acres Percentage: 26.6%
Commercial Land Use
Area: 7.58 acres Percentage: 27.1%
Manufacturing Land Use
Area: 1.15 acres Percentage: 4.1%
Institutional/Public Land Use
Area: 5.57 acres Percentage: 19.9%
Mixed Land Use
Area: 0.17 acres Percentage: 0.6%
Parks
Area: 3.36 acres Percentage: 12.0%
Vacant
Area: 1.72 acres Percentage: 6.1%
Parking Lot
Area: 1.02 acres Percentage: 3.6%
TOTAL PARCEL ACREAGE: 27.91
Blocks outlined in the above colors designate the general
land use. Blocks which are shaded indicate properties
most likely to be redeveloped.
DOWNTOWN OVERLAY | LAND USE MAPDOWNTOWN OVERLAY | LAND USE MAP
LEGEND
FORMBASED CODE DISTRICTS
Bridge Street
Hydraulic Street
Van Emmon Street
“B” Street
“B” Street Residential
N
DOWNTOWN OVERLAY | PROPOSED USESDOWNTOWN OVERLAY | PROPOSED USES
FBC
DISTRICT
CURRENT
LAND USE
CURRENT
ZONING
23
22
21
20
19
18
17
16
15
14
13
12
11
10
9
8
7
6
5
4
3
2
1 B-2
B-2
B-3
B-2/B-3
B-3
OS-2
R-4
R-2
R-2
R-2
B-2
B-2
B-2
B-2
B-2/B-3
M-1
R-2
R-2
B-1
B-1/R-2
B-2
R-3
R-3
Hydraulic St.
Hyrdaulic St.
Hyrdaulic St.
Bridge St.
Hyrdaulic St.
Hyrdaulic St.
Hyrdaulic St.
B St. Residential
Hyrdaulic St./B St./ B St. Residential
B St./B St. Residential
B St./Hydraulic St.
B St./Van Emmon St.
Bridge St./Hydraulic St./ Van Emmon St.
Bridge St./Hydraulic St./Van Emmon St.
Hydraulic St./B St./Van Emmon St.
Hydraulic St./B St./Van Emmon St.
B St. Residential
B St. Residential
Van Emmon St./B St./B St. Residential
Bridge St./Van Emmon St.
Bridge St./Van Emmon St.
Van Emmon St./B St. Residential
Van Emmon St./B St. Residential
Apartment
Parks & Rec. Oce
Oce/Diamond Skills
Investor Tools
Commercial/Oce
Foxy’/Ginger & Soul (City Owned)
Townhomes
Single-Family Homes
Single-Family Homes
Single-Family Homes
AT&T
Single-Family Homes
Commercial/Restaraunts
Commercial/Restaraunts
Commercial/Vacant
Lumberyard
Single-Family Homes
Single-Family Homes/Church
Old Jail/Parking Lot/Kendall County
Vacant/IDOT Landscape Hill
Van Emmon Activity Center
Single-Family Homes
Apartments
M1
R3 R3
B2
B2
B2
B2
B2B2B2 B3
B3B3
B1
OS2
OS1
R2
R2R2
R2
R2
R2
R2
R4 SINGLEFAMILYHOMES
SINGLEFAMILYHOMES
VAN EMMONACTIVITYCENTER
APARTMENTS
CITY
OWNEDPARKING
COMMERCIAL/VACANT
COMMERCIALCOMMERCIALSINGLEFAMILYHOME
ILLINOIS
BELL
SINGLEFAMILYHOME
SINGLEFAMILYHOMES
SINGLEFAMILY
HOME
IDOT
CITY PARK
CITY PARK
TOWNHOMES
VACANT
SINGLE FAMILYHOMES
SINGLE FAMILYHOMES
NEW HOPECHURCHAPARTMENTSPARKSANDRECREATION VACANTOFFICE ANDAPARTMENTS
OFFICE ANDAPARTMENTS
INVESTOR TOOLSAND DIAMONDSKILLS ACADEMY CITY
OWNEDPARKING
COMMERCIALCOMMERCIALCOMMERCIALCITY OWNEDCOMMERCIAL
CITY OWNEDCOMMERCIAL
LUMBER YARD
SILOSCOMMERCIAL
SINGLEFAMILYHOMES
JAIL
COUNTYOWNED
VACANT
SINGLEFAMILY
HOME
“B” STREET RESI
D
E
N
T
I
A
L “B” STREET“B” STREET“B” STREETVAN EMMON STR
E
E
T
HYDRAULIC STREET
1 2 3 4
5
6
15 16
14
21
22 23
13
20
11
12
1918
109
17
8
7
Mill StBRIDGE STREETW Fox St Heustis StE Van Emmon St
W Ridge St
W Madison St
Adams StHYDRAULIC STREET
S Main St“B” STREET
Mill StS Bridge StW Fox St Heustis StE Van Emmon St
W Ridge St State StW Madison St
Adams StW Van Emmon St
E Hydraulic Ave
S Main StLEGEND
EXISTING ZONING
B-1 Local Business District
B-2 Retail Commerce Business District
B-3 General Business District
M-1 Limited Manufacturing District
OS-1 Open Space (Passive)
OS-2 Open Space (Active)
R-2 Single-Family Traditional Residence District
R-3 Multi-Family Attached Residence District
R-4 General Multi-Family Residence District
N
EXISTING ZONING ACREAGE & PERCENTAGE OF LAND
B-1 Local Business District
Area: 1.57 acres Percentage: 5.6%
B-2 Retail Commerce Business District
Area: 8.02 acres Percentage: 28.7%
B-3 General Business District
Area: 5.93 acres Percentage: 21.2%
M-1 Limited Manufacturing District
Area: 1.46 acres Percentage: 5.2%
OS-1 Open Space (Passive)
Area: 1.23 acres Percentage: 4.5%
OS-2 Open Space (Active)
Area: 1.50 acres Percentage: 5.4%
R-2 Single-Family Traditional Residence District
Area: 5.42 acres Percentage: 19.4%
R-3 Multi-Family Attached Residence District
Area: 1.51 acres Percentage: 5.4%
R-4 General Multi-Family Residence District
Area: 1.27 acres Percentage: 4.6%
TOTAL PARCEL ACREAGE: 27.91DOWNTOWN OVERLAY | ZONING MAPDOWNTOWN OVERLAY | ZONING MAP
LEGEND
EXISTING LAND USES
Residential Land Use
Commercial Land Use
Manufacturing Land Use
Institutional/Public Land Use
Mixed Land Use
Parks
Vacant
Parking Lot
N
EXISTING LAND USE ACREAGE & PERCENTAGE OF LAND
Residential Land Use
Area: 6.93 acres Percentage: 24.8%
Commercial Land Use
Area: 7.03 acres Percentage: 25.2%
Manufacturing Land Use
Area: 1.15 acres Percentage: 4.1%
Institutional/Public Land Use
Area: 6.12 acres Percentage: 21.9%
Mixed Land Use
Area: 0.17 acres Percentage: 0.6%
Parks
Area: 3.36 acres Percentage: 12.1%
Vacant
Area: 2.13 acres Percentage: 7.6%
Parking Lot
Area: 1.02 acres Percentage: 3.7%
TOTAL PARCEL ACREAGE: 27.91
Blocks outlined in the above colors designate the general
land use. Blocks which are shaded indicate properties
most likely to be redeveloped.
DOWNTOWN OVERLAY | LAND USE MAPDOWNTOWN OVERLAY | LAND USE MAP
LEGEND
FORMBASED CODE DISTRICTS
Bridge Street
Hydraulic Street
Van Emmon Street
“B” Street
“B” Street Residential
N
DOWNTOWN OVERLAY | PROPOSED USESDOWNTOWN OVERLAY | PROPOSED USES
FBC
DISTRICT
CURRENT
LAND USE
CURRENT
ZONING
23
22
21
20
19
18
17
16
15
14
13
12
11
10
9
8
7
6
5
4
3
2
1 B-2
B-2
B-3
B-2/B-3
B-3
OS-2
R-4
R-2
R-2
R-2
B-2
B-2
B-2
B-2
B-2/B-3
M-1
R-2
R-2
B-1
B-1/R-2
B-2
R-3
R-3
Hydraulic St.
Hyrdaulic St.
Hyrdaulic St.
Bridge St.
Hyrdaulic St.
Hyrdaulic St.
Hyrdaulic St.
B St. Residential
Hyrdaulic St./B St./ B St. Residential
B St./B St. Residential
B St./Hydraulic St.
B St./Van Emmon St.
Bridge St./Hydraulic St./ Van Emmon St.
Bridge St./Hydraulic St./Van Emmon St.
Hydraulic St./B St./Van Emmon St.
Hydraulic St./B St./Van Emmon St.
B St. Residential
B St. Residential
Van Emmon St./B St./B St. Residential
Bridge St./Van Emmon St.
Bridge St./Van Emmon St.
Van Emmon St./B St. Residential
Van Emmon St./B St. Residential
Apartment
Parks & Rec. Oce
Oce/Diamond Skills
Investor Tools
Commercial/Oce
Foxy’/Ginger & Soul (City Owned)
Townhomes
Single-Family Homes
Single-Family Homes
Single-Family Homes
AT&T
Single-Family Homes
Commercial/Restaraunts
Commercial/Restaraunts
Commercial/Vacant
Lumberyard
Single-Family Homes
Single-Family Homes/Church
Old Jail/Parking Lot/Kendall County
Vacant/IDOT Landscape Hill
Van Emmon Activity Center
Single-Family Homes
Apartments
DOWNTOWN OVERLAY| PERMITTED USE COMPARISON
Black Text = No Change in Permitted Land Use Red Text = Existing Use Not A Permitted Use in Form-Based Code Green Text = Proposed Form-Based Code Use Unique to District or Not Permitted in Existing Zoning
FORM-BASED
CODE DISTRICT
CURRENT ZONING
DISTRICT CURRENT PERMITTED USES PROPOSED FORM-BASED CODE USES
Bridge St.
B-1 Local Business
Apartments (2nd Fl); Funeral Home; College; Library; Religious Institutions: Art Gallery; Ad Agency; Antique Sales; Retail Bakery; Bank
w/Drive up; Barber/Beauty Shop; Boat Sales & Rental; Book Keeping; Book Store; Clothes-Pressing & Repair; Private Club/Lodge; Coffee
Shop; Commercial Laboratory; Community Center; Detective Agency; Dressmaker; Dry Cleaning; Employment Office; Grocery Store;
Liquor Store; Massage; Medical Clinic; Microbrewery/Microdistillery/Micro-Brewpub/Micro-Wineries; Parks; Pawnshops; Photo Studio;
Playground; Post Office; Professional Services/Offices; Radio Studio; Recreation Center; Resale Dealers; Restaurant; Drug Store; Shoe
Repair; Swimming Pool- Indoor; Tattoo & Body Piercing; Trailer Park/Camp; Treatment Center; Electric Substation; Fire Station; Police
Station; Building Mounted Solar Panels; Accessory Buildings/Structures.
Residential Dwellings (upper stories only); Hotel/Motel (with development
standards); Bed & Breakfast (upper stories only); Civic Offices & Services;
Library/Museum; Police & Fire (with development standards); Post Office (no
distribution); Religious & Organization Assembly; Neighborhood Retail (<8,000 sf);
General Retail (with development standards); Neighborhood Service; General
Service (with development standards); Recreation/Entertainment; Food Services &
Drinking Places; Office (upper stories only); Small-scale Industry (with
development standards); Parking Lot/Structure (with development standards); Public
Utility & Infrastructure; Open Space (with development standards); Alternative
Energy Generation (with development standards); Home Occupation; Outdoor
Restaurant Dining; Sidewalk Sales (with development standards); Mobile Food
Vendors (with development standards); Temporary Structures (with development
standards).
B-2 Retail Commerce
All B-1 Local Business uses; Hospital; Nursing Home; Auto Parts/Accessory Sales; Auto Rental; Bicycle Repair; Billiard Parlor; Bowling
Alley; Dance Hall; Department Store; Health & Fitness Club/Center; Hotel/Motel; Interior Decorator Studio; Locksmith; Music Instrument
Sales/Repair; Newspaper Publishing; Pet Store/Supply; Taxidermist; Theater; Watch & Clock Repair/Sales; Weaving & Mending.
B-3 General Business
All B-1 Local Business Uses and B-2 Retail Commerce Uses; Appliance Service; Auto Repair; Auto Sales Lot; Building Material Sales; Car
Wash; Catering; Furniture Repair; Miniature Golf Course; Golf Driving Range; Dog Kennel; Motorcycle Sales; Nursery/Greenhouse; RV
Sales; Skating Rink; Upholstery Shop; Vet Clinic; Taxicab Business; Electric Substation; Fire Station; Police Station.
R-2 Single-Family Single-Family Dwelling; Public or Private School; Golf Course; Parks; Playground; Building Mounted Solar Panels; Accessory
Buildings/Structures.
Hydraulic St.
B-2 Retail Commerce
All B-1 Local Business uses; Hospital; Nursing Home; Auto Parts/Accessory Sales; Auto Rental; Bicycle Repair; Billiard Parlor; Bowling
Alley; Dance Hall; Department Store; Health & Fitness Club/Center; Hotel/Motel; Interior Decorator Studio; Locksmith; Music Instrument
Sales/Repair; Newspaper Publishing; Pet Store/Supply; Taxidermist; Theater; Watch & Clock Repair/Sales; Weaving & Mending.
Residential Dwelling – Downtown Living (Multi-Family/Apartments); Hotel/Motel
(with development standards); Bed & Breakfast (upper stories only); Senior Housing
(with development standards); Civic Offices & Services; Library/Museum; Police &
Fire (with development standards); Post Office (no distribution); Religious &
Organization Assembly; Neighborhood Retail (<8,000 sf); General Retail (with
development standards); Neighborhood Service; General Service (with development
standards); Recreation/Entertainment; Food Services & Drinking Places; Office;
Small-scale Industry (with development standards); Parking Lot/Structure (with
development standards); Public Utility & Infrastructure; Open Space (with
development standards); Alternative Energy Generation (with development
standards); Home Occupation; Outdoor Storage of Goods (with development
standards); Outdoor Restaurant Dining; Roadside Produce Stand/Vending; Sidewalk
Sales (with development standards); Mobile Food Vendors (with development
standards); Temporary Storage Containers (with development standards);Temporary
Structures (with development standards).
B-3 General Business
All B-1 Local Business Uses and B-2 Retail Commerce Uses; Appliance Service; Auto Repair; Auto Sales Lot; Building Material Sales; Car
Wash; Catering; Furniture Repair; Miniature Golf Course; Golf Driving Range; Dog Kennel; Motorcycle Sales; Nursery/Greenhouse; RV
Sales; Skating Rink; Upholstery Shop; Vet Clinic; Taxicab Business; Electric Substation; Fire Station; Police Station.
R-2 Single-Family Single-Family Dwelling; Public or Private School; Golf Course; Parks; Playground; Building Mounted Solar Panels; Accessory
Buildings/Structures.
R-4 General Multi-Family Duplex Dwelling; Multi-Family Dwelling (Apartments); Single-Family Dwelling; Townhouse Dwelling; Public or Private School; Golf
Course; Parks; Playground; Other Public Utility Facilities; Building Mounted Solar Panels; Accessory Buildings/Structures.
M-1 Limited Manufacturing
College, University or Junior College; Hospital; Library; Religious Institutions; Art Galleries/Art Studio; Automobile Repair; Brewery; Car
Wash; Carpet & Rug Cleaning; Contractor Offices; Health & Fitness Club/Center; Heavy Machinery & Equipment Rental;
Microbrewery/Microdistillery/Micro-Brewpub/Micro-Wineries; Milk Processing/Distribution; Newspaper Publishing; Recreation Center;
Repair of Household/Office Machinery/Equipment; Semi-Truck Repair; Tattoo & Body Piercing; Truck/Tractor Trailer/Car Trailer or Bus
Yard Storage; Any Assembly/Production/Manufacturing/Testing/ Repairing/Processing; Wholesale Bakery; Blacksmith/Welding Shop;
Firearms & Ammunition Manufacturing; Research Laboratories; Wholesaling/Warehousing; Bus/Truck Garage; Bus/Truck Storage Yard;
Electric Substation; Filtration Plant; Fire Station; Police Station; Public Utilities – Electric Substation/Distribution Centers and Gas
Regulation Centers/Underground Gas Holder Stations; Other Public Utilities; Commercial Radio/Television Towers; Sewage Treatment
Plant; Solid Waste Disposal Site; Utility Company Maintenance Yard; Utility Service Yard/Garage; Watchman Quarters; Building Mounted
Solar Energy Systems; Accessory Buildings/Uses and Structures.
DOWNTOWN OVERLAY| PERMITTED USE COMPARISON
Black Text = No Change in Permitted Land Use Red Text = Existing Use Not A Permitted Use in Form-Based Code Green Text = Proposed Form-Based Code Use Unique to District or Not Permitted in Existing Zoning
Van Emmon St.
B-1 Local Business
Apartments (2nd Fl); Funeral Home; College; Library; Religious Institutions: Art Gallery; Ad Agency; Antique Sales; Retail Bakery; Bank
w/Drive up; Barber/Beauty Shop; Boat Sales & Rental; Book Keeping; Book Store; Clothes-Pressing & Repair; Private Club/Lodge; Coffee
Shop; Commercial Laboratory; Community Center; Detective Agency; Dressmaker; Dry Cleaning; Employment Office; Grocery Store;
Liquor Store; Massage; Medical Clinic; Microbrewery/Microdistillery/Micro-Brewpub/Micro-Wineries; Parks; Pawnshops; Photo Studio;
Playground; Post Office; Professional Services/Offices; Radio Studio; Recreation Center; Resale Dealers; Restaurant; Drug Store; Shoe
Repair; Swimming Pool- Indoor; Tattoo & Body Piercing; Trailer Park/Camp; Treatment Center; Electric Substation; Fire Station; Police
Station; Building Mounted Solar Panels; Accessory Buildings/Structures.
Residential Dwelling – Downtown Living (Multi-Family/Apartments)/Attached
Living (Duplex/Townhomes); Hotel/Motel (with development standards); Senior
Housing (with development standards); Civic Offices & Services; Library/Museum;
Police & Fire (with development standards); Post Office (no distribution); Religious
& Organization Assembly; Neighborhood Retail (<8,000 sf); General Retail (with
development standards); Neighborhood Service; General Service (with development
standards); Recreation/Entertainment (with development standards); Food Services
& Drinking Places; Office; Small-scale Industry (with development standards);
Parking Lot/Structure (with development standards); Public Utility & Infrastructure;
Open Space (with development standards); Alternative Energy Generation (with
development standards); Home Occupation; Outdoor Storage of Goods (with
development standards); Outdoor Restaurant Dining; Sidewalk Sales (with
development standards); Mobile Food Vendors (with development standards);
Temporary Storage Containers (with development standards);Temporary Structures
(with development standards).
B-2 Retail Commerce
All B-1 Local Business uses; Hospital; Nursing Home; Auto Parts/Accessory Sales; Auto Rental; Bicycle Repair; Billiard Parlor; Bowling
Alley; Dance Hall; Department Store; Health & Fitness Club/Center; Hotel/Motel; Interior Decorator Studio; Locksmith; Music Instrument
Sales/Repair; Newspaper Publishing; Pet Store/Supply; Taxidermist; Theater; Watch & Clock Repair/Sales; Weaving & Mending.
B-3 General Business
All B-1 Local Business Uses and B-2 Retail Commerce Uses; Appliance Service; Auto Repair; Auto Sales Lot; Building Material Sales; Car
Wash; Catering; Furniture Repair; Miniature Golf Course; Golf Driving Range; Dog Kennel; Motorcycle Sales; Nursery/Greenhouse; RV
Sales; Skating Rink; Upholstery Shop; Vet Clinic; Taxicab Business; Electric Substation; Fire Station; Police Station.
R-3 Multi-Family Duplex Dwelling; Multi-Family Dwelling (Apartments); Single-Family Dwelling; Townhouse Dwelling; Public or Private School; Golf
Course; Parks; Playground; Other Public Utility Facilities; Building Mounted Solar Panels; Accessory Buildings/Structures.
M-1 Limited Manufacturing
College, University or Junior College; Hospital; Library; Religious Institutions; Art Galleries/Art Studio; Automobile Repair; Brewery; Car
Wash; Carpet & Rug Cleaning; Contractor Offices; Health & Fitness Club/Center; Heavy Machinery & Equipment Rental;
Microbrewery/Microdistillery/Micro-Brewpub/Micro-Wineries; Milk Processing/Distribution; Newspaper Publishing; Recreation Center;
Repair of Household/Office Machinery/Equipment; Semi-Truck Repair; Tattoo & Body Piercing; Truck/Tractor Trailer/Car Trailer or Bus
Yard Storage; Any Assembly/Production/Manufacturing/Testing/ Repairing/Processing; Wholesale Bakery; Blacksmith/Welding Shop;
Firearms & Ammunition Manufacturing; Research Laboratories; Wholesaling/Warehousing; Bus/Truck Garage; Bus/Truck Storage Yard;
Electric Substation; Filtration Plant; Fire Station; Police Station; Public Utilities – Electric Substation/Distribution Centers and Gas
Regulation Centers/Underground Gas Holder Stations; Other Public Utilities; Commercial Radio/Television Towers; Sewage Treatment
Plant; Solid Waste Disposal Site; Utility Company Maintenance Yard; Utility Service Yard/Garage; Watchman Quarters; Building Mounted
Solar Energy Systems; Accessory Buildings/Uses and Structures.
“B” Street
B-1 Local Business
Apartments (2nd Fl); Funeral Home; College; Library; Religious Institutions: Art Gallery; Ad Agency; Antique Sales; Retail Bakery; Bank
w/Drive up; Barber/Beauty Shop; Boat Sales & Rental; Book Keeping; Book Store; Clothes-Pressing & Repair; Private Club/Lodge; Coffee
Shop; Commercial Laboratory; Community Center; Detective Agency; Dressmaker; Dry Cleaning; Employment Office; Grocery Store;
Liquor Store; Massage; Medical Clinic; Microbrewery/Microdistillery/Micro-Brewpub/Micro-Wineries; Parks; Pawnshops; Photo Studio;
Playground; Post Office; Professional Services/Offices; Radio Studio; Recreation Center; Resale Dealers; Restaurant; Drug Store; Shoe
Repair; Swimming Pool- Indoor; Tattoo & Body Piercing; Trailer Park/Camp; Treatment Center; Electric Substation; Fire Station; Police
Station; Building Mounted Solar Panels; Accessory Buildings/Structures. Residential Dwelling – Downtown Living (Multi-Family/Apartments)/Attached
Living (Duplex/Townhomes); Hotel/Motel; Senior Housing (with development
standards); Civic Offices & Services; Religious & Organization Assembly;
Neighborhood Retail (<8,000 sf); Food Services & Drinking Places; Office; Small-
scale Industry; Parking Lot/Structure (with development standards); Public Utility &
Infrastructure; Open Space (with development standards); Alternative Energy
Generation (with development standards); Home Occupation; Outdoor Storage of
Goods (with development standards); Outdoor Restaurant Dining; Roadside Produce
Stand/Vending (with development standards); Mobile Food Vendors (with
development standards); Temporary Storage Containers (with development
standards); Temporary Structures (with development standards).
B-2 Retail Commerce
All B-1 Local Business uses; Hospital; Nursing Home; Auto Parts/Accessory Sales; Auto Rental; Bicycle Repair; Billiard Parlor; Bowling
Alley; Dance Hall; Department Store; Health & Fitness Club/Center; Hotel/Motel; Interior Decorator Studio; Locksmith; Music Instrument
Sales/Repair; Newspaper Publishing; Pet Store/Supply; Taxidermist; Theater; Watch & Clock Repair/Sales; Weaving & Mending.
B-3 General Business
All B-1 Local Business Uses and B-2 Retail Commerce Uses; Appliance Service; Auto Repair; Auto Sales Lot; Building Material Sales; Car
Wash; Catering; Furniture Repair; Miniature Golf Course; Golf Driving Range; Dog Kennel; Motorcycle Sales; Nursery/Greenhouse; RV
Sales; Skating Rink; Upholstery Shop; Vet Clinic; Taxicab Business; Electric Substation; Fire Station; Police Station.
M-1 Limited Manufacturing
College, University or Junior College; Hospital; Library; Religious Institutions; Art Galleries/Art Studio; Automobile Repair; Brewery; Car
Wash; Carpet & Rug Cleaning; Contractor Offices; Health & Fitness Club/Center; Heavy Machinery & Equipment Rental;
Microbrewery/Microdistillery/Micro-Brewpub/Micro-Wineries; Milk Processing/Distribution; Newspaper Publishing; Recreation Center;
Repair of Household/Office Machinery/Equipment; Semi-Truck Repair; Tattoo & Body Piercing; Truck/Tractor Trailer/Car Trailer or Bus
Yard Storage; Any Assembly/Production/Manufacturing/Testing/ Repairing/Processing; Wholesale Bakery; Blacksmith/Welding Shop;
Firearms & Ammunition Manufacturing; Research Laboratories; Wholesaling/Warehousing; Bus/Truck Garage; Bus/Truck Storage Yard;
Electric Substation; Filtration Plant; Fire Station; Police Station; Public Utilities – Electric Substation/Distribution Centers and Gas
Regulation Centers/Underground Gas Holder Stations; Other Public Utilities; Commercial Radio/Television Towers; Sewage Treatment
Plant; Solid Waste Disposal Site; Utility Company Maintenance Yard; Utility Service Yard/Garage; Watchman Quarters; Building Mounted
Solar Energy Systems; Accessory Buildings/Uses and Structures.
“B” Street
Residential
R-2 Single-Family Single-Family Dwelling; Public or Private School; Golf Course; Parks; Playground; Other Public Utility Facilities; Building Mounted Solar
Panels; Accessory Buildings/Structures.
Residential Dwelling – Yard Building (Single-Family Detached); Civic Offices &
Services; Parking Lot/Structure (with development standards); Public Utility &
Infrastructure; Open Space (with development standards); Alternative Energy
Generation (with development standards); Home Occupation; Mobile Food
Vendors; (with development standards); Temporary Storage Containers (with
development standards); Temporary Structures (with development standards).
R-3 Multi-Family Duplex Dwelling; Multi-Family Dwelling (Apartments); Single-Family Dwelling; Townhouse Dwelling; Public or Private School; Golf
Course; Parks; Playground; Other Public Utility Facilities; Building Mounted Solar Panels; Accessory Buildings/Structures.
POTENTIAL BUILDING
POTENTIAL BUILDING
OFFSTREET PARKING
HYDRAULIC AVE
W VAN EMMON S
TSTATE STS MAIN STHYDRAULIC AVE
W VAN EMMON S
TSTATE STS MAIN STWEST BLOCK DEVELOPMENT EXHIBIT
EXISTING LAYOUT POTENTIAL LAYOUT
EXISTING MASSING POTENTIAL MASSING
DOWNTOWN LIVING BUILDING
DOWNTOWN LIVING BUILDING
POTENTIAL BUILDING
POTENTIAL BUILDING
POTENTIAL BUILDING
OFFSTREET PARKING
HYDRAULIC AVE
E VAN EMMON STBRIDGE STHEUSTIS STHYDRAULIC AVE
E VAN EMMON STBRIDGE STHEUSTIS STHYDRAULIC DEVELOPMENT EXHIBIT
EXISTING LAYOUT POTENTIAL LAYOUT
EXISTING MASSING POTENTIAL MASSING
DOWNTOWN COMMERCIAL
DOWNTOWN COMMERCIAL
POTENTIAL BUILDING
OFFSTREET
PARKING
E VAN EMMON ST
BRIDGE STHEUSTIS STE VAN EMMON ST
BRIDGE STHEUSTIS STBRIDGE DEVELOPMENT EXHIBIT
EXISTING LAYOUT POTENTIAL LAYOUT
EXISTING MASSING POTENTIAL MASSING
DOWNTOWN COMMERCIAL
DOWNTOWN COMMERCIAL
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
Fox River
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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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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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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
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
1
2
2
3
3
4
5
5
4
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’
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
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
2
3
4
6
5
River Access
2
Streetscape Master Plan 35
‘B’ Street (Near-Term)
Figure 50 - Basic Roadside Swale (NACTO)
1
3
2
4
5
6
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’
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
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
11’ Travel
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Figure 57 - ‘B’ Street Diagram (Farr Associates)
6
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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
i
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P P
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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
D O WN T O W N YORKVILLE
D O WN T O W N YORKVILLE
D O WN T O W N YORKVILLE
D 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 WN 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’
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.
b
g
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a
d
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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
b b
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a
a
d
dh
h
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Figure 13.2.3 (1): Building Siting.
Figure 13.2.3 (3): Street Facade Requirements.
street
uD
street Front Lot Lineo
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p
p
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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
w
v
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
b
g
i
c
a
d
h
f
e
u
o
n
m
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q
j
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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
P
L
E
EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
E
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
L
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0’ to 5’
EXAM
P
L
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EXAM
P
L
E
EXAM
P
L
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0’
EXAM
P
L
E
0’5’
EXAM
P
L
E
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
E
residential
Minimum Lot WidthEXAM
P
L
E
Minimum Lot Width
Maximum Building WidthEXAM
P
L
E
Maximum Building Width
Maximum Impervious CoverageEXAM
P
L
E
Maximum Impervious CoverageEXAM
P
L
E
EXAM
P
L
E
Additional Semi-Pervious CoverageEXAM
P
L
E
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.
b
g
i
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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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Front Property Line
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).
m
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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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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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Rear Property Line
Corner Property LineStreetStreet Side Property LineAlley
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.
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Front Lot Line
Rear Property Line
Corner Property LineStreetStreet Side Property LineStreet
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a
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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
This page intentionally left blank
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
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/gov_officials.php
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
Old Business #2
Tracking Number
EDC 2019-68
Unified Development Ordinance – Change Order Request
Economic Development Committee – September 3, 2019
2/26/2019
Approval of RFP Award
EDC 2019-16
Majority
Approval
Approval of a fee change order regarding the Unified Development Ordinance.
Krysti J. Barksdale-Noble Community Development
Name Department
Update:
Per the direction of the Economic Development Committee (EDC) at the August 6th meeting
regarding the requested Unified Development Ordinance (UDO) change order for an increase in budget, staff
discussed the feedback we received with the consultant, Houseal Lavigne and the subconsultant, enCode
Plus. Of specific concern discussed, was the committee not in favor of an amended scope of services
proposed by Houseal Lavigne which lessened their billable hours by condensing meetings and any real cost
sharing of the budget shortfall by Houseal Lavigne as enCode Plus had done.
After consideration of the feedback from the EDC, Houseal Lavigne’s new proposal is to reduce their overall
contracted fee by $5,500, from $140,610 to $135,110, without any change to the originally approved scope
of services. Therefore, the resulting change order request is now for a project budget increase of $5,000,
from $148,360 to $153,360. The total fee breakdown of the newly proposed contract amendment is as
follows:
Approved UDO Project Budget
Houseal Lavigne (HL) RFP
Proposed enCode Plus
Additional Calculator Fees & Discounts
Houseal Lavigne RFP $138,735 One-Time Build Fee for
additional six (6) calculators $15,000
enCode Plus Initial
Licensing Fee $1,875 15% enCode Plus Discount -$2,625
enCode Plus Advance 180
(1st year) $5,250 Discount of enCode Plus
Initial Licensing Fee* -$1,875
enCode Plus one (1)
embedded calculator $2,500 Reduction of Houseal
Lavigne’s Contracted Fee -$5,500
TOTAL $148,360.00 TOTAL $5,000.00
TOTAL proposed new
UDO Project Budget
$153,360.00
In essence, with enCode Plus’s discounts of $4,500 and Houseal Lavigne’s contract fee reduction of $5,500,
totaling $10,000, the City has gained four (4) additional calculators. Combined with the $2,500 already
budgeted for calculators in the original contract, we have a total of five (5) calculators out of seven (7)
funded. Therefore, the requested budget increase for an additional $5,000 will pay for the remaining two (2)
calculators.
Staff Comments:
Staff supports the change order request for a budget increase of $5,000 as each party to the original
agreement, the City of Yorkville, Houseal Lavigne and enCode Plus will almost evenly share in the cost of
the additional calculators; and most importantly, without a reduction in scope of services.
Memorandum
To: Bart Olson, City Administrator
From: Krysti Barksdale-Noble, Community Dev. Dir.
CC: Jason Engberg, Senior Planner
Date: August 27, 2019
Subject: Unified Development Ordinance (UDO)
Change Order request regarding fees for enCode Plus
Attached is the revised License Agreement from enCode Plus for the purchase of additional
embedded calculators within the “smart code” and the amended contract with Houseal Lavigne indicating the
reduction of overall contract fee. The City Attorney has also reviewed both of the revised agreements. Staff
will be available to Tuesday night’s meeting to discuss this matter in greater detail.
Summary:
The purpose of this memo is to request a change order to the approved Unified Development
Ordinance (UDO) project for a budget increase of $7,125. The overall total project cost would increase from
$148,360 to $155,485.
By definition, a Change Order, is a written order to the Contractor authorizing an addition, deletion
or revision in the work within the general scope of the contract documents or authorizing an increase or
decrease in the contract price or contract time. In paragraph E of the attached executed contract with Houseal
Lavigne, the contract consultant for the UDO project, any such changes to the contract, including increases
or decreases in amount of compensation, which are mutually agreed upon, requires a written amendment to
the agreement.
Background:
In December 2018, the City solicited request for proposals (RFP) from qualified consulting firms for
a Unified Development Ordinance (UDO) which would to modernize and consolidate the various existing
City ordinances into a cohesive, single-reference, graphic-based document. As part of the scope of services
in the UDO RFP, the City specifically requested “an online digital smart code with interactive site specific
zoning analysis capable of rendering calculations for zoning criteria such as minimum parking requirements
for proposed land use, maximum lot coverage, required setbacks and transition yards, and volumetric limits
(FAR, height, etc.) based upon ESRI ARC GIS base layer data provided by the City.
After submittals from two (2) firms in response to
the RFP, the City Council approved a contract with
Houseal Lavigne in February 2019 for the commencement
of a Unified Development Ordinance (UDO). The
agreement for the contract was valued at $148,360 which
included a suite of features from enCode Plus, a web-based
document presentation and management system developed
by planners and code writers, as part of the Advanced 180
package ($5,250 billed annually) with an embedded
calculator for a one-time fee of $2,500 (see below). It was
staff’s understanding at the time of the contract and
interview with Houseal Lavigne that the total cost included
all zoning calculators enumerated in the scope of services
requested as part of the deliverables in the RFP. No other
information detailing enCode Plus fees were provided in
the proposal.
Memorandum
To: Bart Olson, City Administrator
From: Krysti Barksdale-Noble, Community Dev. Dir.
CC: Jason Engberg, Senior Planner
Date: April 22, 2019
Subject: Unified Development Ordinance (UDO)
Change Order request regarding fees for enCode Plus
enCode Plus Fees:
As the subconsultant, enCode Plus, who was not present at the interview with Houseal Lavigne, would
be designing the platform for the dynamic online smart-code.
During the kick-off meeting with Houseal Lavigne, after the award of the contract, staff was provided the
attached service agreement from enCode Plus. It was then relayed to staff by enCode Plus, that although the
Advanced 180 package comes with a suite of up to seven (7) features/calculators, there would be a one-time
set-up fee of $2,500 per calculator or $17,500. The calculators offered are as follows:
1. Parking Calculator 1 – calculates the minimum required number of off-street parking spaces based on
use by zoning district.
2. Shared Use Parking Calculator - calculates the minimum required number of off-street parking
spaces when two or more land uses share the same parking area.
3. Landscape Calculator2 - calculates the minimum required landscaping material by zoning district,
based upon lot size and adjacent land uses.
4. Bufferyard Calculator3 - calculates the minimum required landscaped bufferyard area and vegetation
type by zoning district, based upon lot size and adjacent land uses.
5. Signage Calculator 4- calculates the minimum required number, area, setback, distance separation and
maximum height for signage based on zoning district and sign type.
6. Project Fee Calculator – calculates the fees for land use applications based upon request type
(annexation, rezoning, special use, etc.) and land area.
7. Yield Calculator5 – calculates the maximum total buildable dwelling units and/or maximum total
buildable non-residential square feet by zoning district.
Additionally, the built-in calculators will also have the ability for the user to export the data or to save
the data entered into the calculator. Real world examples of communities currently utilizing the enCode Plus
calculators as part of their online codes are provided as links in the footnotes at the bottom on this page.
Request:
To acquire all the above-mentioned calculator features, which are available in the Advance 180
package, the City will need to authorize a change order since the one-time set up fee for the calculators
requested was not clearly articulated to us by Houseal Lavigne during the RFP review process.
As originally proposed, Houseal Lavigne listed the pricing for only one (1) calculator at a cost of
$2,500.00. However, in order to purchase the additional six (6) calculators offered in the Advance 180
package, there is a one-time set-up fee of $2,500 per calculator or $15,000 of which $2,625 (15%) is
discounted for a total of $12,375.
Since discovering the miscommunication about the start-up fee for the calculators, Bret Keast of
EnCode Plus has subsequently agreed to remove the initial licensing fee of $1,875 included in Houseal
Lavigne’s proposal. Additionally, Houseal Lavigne has agreed to amend their hours for the UDO preparation
by consolidating two (2) meetings (Step #6b and #6c), thereby lessening their billable hours by $3,375.
1 http://online.encodeplus.com/regs/greensboro-nc/calculators.aspx
http://online.encodeplus.com/regs/johnston-ia/calculators.aspx
2 http://online.encodeplus.com/regs/greensboro-nc/calculators.aspx
http://online.encodeplus.com/regs/johnston-ia/calculators.aspx
3 http://online.encodeplus.com/regs/stmary-la/webtools/landscape/bufferrequirements.aspx
4 http://online.encodeplus.com/regs/greensboro-nc/calculators.aspx
http://online.encodeplus.com/regs/johnston-ia/calculators.aspx
5http://online.encodeplus.com/regs/valparaiso-in/doc-viewer.aspx#secid-490
Therefore, the requested change order amount would be for $7,125. This represents the difference between
the total HL & enCode plus fee ($155,485) and the approved project budget ($148,360).
The following chart has been prepared to clearly explain and layout the fee difference proposed as
part of this change order request.
Approved UDO Project Budget
Houseal Lavigne (HL) RFP
Proposed enCode Plus
Additional Calculator Fees & Discounts
Houseal Lavigne RFP $138,735 One-Time Build Fee for
additional six (6) calculators $15,000
enCode Plus Initial
Licensing Fee $1,875 15% Discount Fee -$2,625
enCode Plus Advance 180
(1st year) $5,250 Discount of enCode Plus
Initial Licensing Fee* -$1,875
enCode Plus one (1)
embedded calculator $2,500 Discount of Houseal Lavigne
Billable Hours -$3,375
TOTAL $148,360.00 TOTAL $7,125.00
TOTAL proposed new
UDO Project Budget
$155,485
Staff Comments:
Staff supports the change order request for a budget increase of $7,125 and strongly believes, to
realize the full potential of the interactive, site specific zoning analysis capabilities offered by enCode Plus in
the smart-code, purchasing the suite of embedded calculators is required. The added calculator features will
provide clarity to the code’s regulations for any end user (resident and developer) regarding bulk standards
(setbacks, buffers, maximum height, etc.), as well as reduce staff review time of submitted permits and
proposals.
Although staff had requested the capabilities of all these calculators as part of our initial RFP request,
the quote provided of $2,500 was not clearly stated in the HL proposal, nor fully understood by the
consultant themselves, that this price was for a single calculator. Based upon that, enCode Plus has
discounted the initial licensing fee of $1,875.00 from the original quote and the consultant has adjusted their
billable hours to reduce the contracted fee by $3,375.
Attached is the revised License Agreement from enCode Plus for the purchase of additional
embedded calculators within the “smart code” and the amended scope of work with Houseal Lavigne
indicating the meeting schedule adjustment. The City Attorney has also reviewed both of the revised
agreements. Staff will be available to Tuesday night’s meeting to discuss this matter in greater detail.
Houseal Lavigne Associates | United City of Yorkville | UDO
1
AMENDED PROFESSIONAL
SERVICES AGREEMENT
FEBRUARY SEPTEMBER , 2019
BETWEEN
THE UNITED CITY OF YORKVILLE, ILLINOIS
AND
HOUSEAL LAVIGNE ASSOCIATES, LLC.
Houseal Lavigne Associates | United City of Yorkville | UDO
2
AMENDED AGREEMENT FOR PROFESSIONAL
SERVICES BETWEEN THE UNITED CITY OF
YORKVILLE, ILLINOIS AND
HOUSEAL LAVIGNE ASSOCIATES, LLC.
THIS AGREEMENT, made and entered into this day of , 2019, by and
between HOUSEAL LAVIGNE ASSOCIATES LLC., an Illinois Limited Liability Company with
principal offices at 188 W. Randolph, Suite 200, Chicago, IL 60601 (hereinafter referred to as the
"CONSULTANT"), and the UNITED CITY OF YORKVILLE, ILLINOIS, a municipal corporation of
the State of ILLINOIS, whose mailing address is 800 Game Farm Road, Yorkville, Illinois 60560
(hereinafter referred to as the "CLIENT").
WITNESSETH THAT:
WHEREAS, the CLIENT desires to engage the services of the CONSULTANT to furnish
technical and professional assistance in connection with the preparation of the Yorkville
Unified Development Ordinance (hereinafter referred to as the "PROJECT") and the CON-
SULTANT has signified its willingness to furnish technical and professional service to the
CLIENT; and WHEREAS, the CONSULTANT represents to the CLIENT that it has
sufficient expertise and resources to enable it to provide such advice and assistance to the
CLIENT; and
NOW, THEREFORE, the parties do mutually agree as follows:
Houseal Lavigne Associates | United City of Yorkville | UDO
3
A. Scope of Consultant's Services
The CONSULTANT agrees to perform in a good and professional manner those services
described in Attachment A, Scope of Services, a copy of which is attached hereto and
incorporated in this AGREEMENT. All documents, work papers, maps, and study materials
produced by the CONSULTANT in the performance of these services become the property
of the CLIENT during and upon completion of the services to be performed under this
AGREEMENT.
B. Services to be Provided by the Client
All existing information, data, reports and records which are useful for carrying out the work
on this PROJECT and which are owned or controlled by the CLIENT shall be furnished to
the CONSULTANT in a timely manner. The completion of the services to be performed by
the CONSULTANT under this AGREEMENT is contingent upon the receipt from the
CLIENT, at no cost to the CONSULTANT, the data and reports and other material as
described in Attachment A, Section 1, in a timely manner. If, by reason of any fault of
CLIENT, the information, data, reports and records to be provided by the CLIENT are not
made available to the CONSULTANT in a timely manner, the CONSULTANT may, at its
option, stop work on the PROJECT until such materials are provided.
C. Meetings and Consultant Visits
The CONSULTANT will attend meetings associated with the following tasks, and any
additional meetings deemed reasonable and needed to complete the PROJECT, as
outlined in Attachment A, Scope of Services.
1a: Project Initiation – Staff Meeting & Review of Preliminarily Issues
1b: Planning and Zoning Commission Workshop
1c: Residential Areas Zoning Workshop
1d: Commercial and Industrial Areas Zoning Workshop
Houseal Lavigne Associates | United City of Yorkville | UDO
4
1e: Subdivision Ordinance Focus Group
2d: City Staff Working Session
2e: PZC Meeting
3e: Staff Review Meeting
3f: PZC Meeting
4b: Staff Review Meeting
5c: Staff Review Meeting
5d: PZC Meeting
6b: Staff Review and Meeting
6c: PZC Meeting
7b: Staff Review Meeting
7c: PZC Meeting
7e: Public Hearing
7f: City Council Presentation and Adoption
A meeting within the body of this AGREEMENT shall mean a gathering requiring the atten-
dance of the CONSULTANT or CONSULTANT's staff, including workshops, formal
presentations and meetings. Public meetings shall be scheduled at least seven (7) to fifteen
(15) days in advance, and public hearings shall be scheduled with sufficient advance notice
to comply with state and local notice requirements. Attendance at additional meetings will
be subject to the provisions of Article M (Extra Work) of this AGREEMENT. The
CONSULTANT may conduct "site visits" to gather information, data, and perform field
reconnaissance. These "site visits" shall not be counted as meetings under this
AGREEMENT.
D. Deliverables
CONSULTANT agrees to provide products to the CLIENT as follows:
1: Workshop Summaries
1: Project Website and online outreach platform (map.social) (optional)
2: Summary and presentation of outreach, research, and assessment
3: Draft Residential and Agricultural District Standards
3: Draft Commercial and Industrial District Standards
3: Draft Special District Standards (OS, PUD, Downtown Overlay)
3. Proposed Zoning Districts Map
4: Prelim Amendments for Parking, Landscaping, Development Standards, etc
5: Draft Modified Subdivision Design/Improvement Regulations
6: Draft Administrative, Applications, Approval, and Procedures
7: Draft UDO Ordinance
Houseal Lavigne Associates | United City of Yorkville | UDO
5
7: Revised UDO & Final Legal Review
7: City Council Presentation and Adoption
8: enCode Plus ready Yorkville UDO Document
The CONSULTANT shall provide all deliverables at least five (5) days in advance of all
public meetings. All deliverables become the property of the CLIENT, including all hard
copies and electronic file copies.
E. Changes
The CLIENT may, from time to time, request changes in Attachment A, Scope of Services,
of the services to be performed by the CONSULTANT hereunder. Such changes, including
any appropriate increase or decrease in the amount of compensation, which are mutually
agreed upon, shall be incorporated in written amendments to this AGREEMENT.
F. Consultant's Compensation
The CONSULTANT shall be compensated for services rendered under the terms of this
AGREEMENT on the basis of the CONSULTANT’s hourly rates as stated under Article G
(Hourly Rates) and Attachment A for the staff time devoted to the PROJECT, and for
directly related project expenses. The maximum cost for CONSULTANT services under
this AGREEMENT is $140,610135,110, including directly related job expenses. Directly
related job expenses include, but are not limited to: travel, printing, graphic reproduction,
mailing, the purchase of additional maps, plans and reports and other out-of-pocket
expenses that are related to carrying out services under this AGREEMENT. Any
reimbursable expenses that are not enumerated above must be identified by the
CONSULTANT and approved by the CLIENT.
The CONSULTANT will not exceed the “not to exceed amount” without specific written
authorization from the CLIENT or an amendment to this AGREEMENT. The
Houseal Lavigne Associates | United City of Yorkville | UDO
6
CONSULTANT represents and warrants that absent Extra Work, as referenced in Article
M, all work to be performed under this AGREEMENT can and will be performed without
exceeding the maximum compensation amount and directly related job expense amount,
both set forth above.
G. Hourly Rates
The CONSULTANT reserves the right to increase the hourly charge rates, but only after
one calendar year from the date of this AGREEMENT, provided however that the maximum
CONSULTANT costs as provided in Section F shall not be exceeded. The CLIENT shall
be notified at least 30 days in advance and increase must be agreed to in writing by both
parties. Hourly rates in effect for purposes of this AGREEMENT are provided in
Attachment A.
H. Method of Payment
The CONSULTANT will submit invoices for services performed and directly related job
expenses incurred on the PROJECT during the billing period. The CONSULTANT will
submit monthly invoices for services performed and directly related job expenses incurred
on the PROJECT during the billing period. Invoices are due and payable no later than thirty
(30) days from the date of CLIENT's receipt of the invoice and in accordance with the
governmental prompt payment act.
I. Time of Performance
The services of the CONSULTANT will begin upon delivery to the CONSULTANT of an
executed copy of this AGREEMENT, and shall, absent causes beyond the reasonable
control of the CONSULTANT, be completed within twenty-four (24) months of delivery of
Houseal Lavigne Associates | United City of Yorkville | UDO
7
said executed AGREEMENT. The completion of services by the CONSULTANT shall be,
among other things, contingent upon the timely receipt of the services, data, and other
reports described in Attachment A, Scope of Services and upon the timely conduct by the
CLIENT of meetings and decisions required for its purposes in the execution of Attachment
A. For the purpose of this AGREEMENT, timely shall mean that decisions and choices be
made within ten (10) working days for CLIENT staff review of CONSULTANT submittals,
services, data, and reports as are delivered to the CLIENT’s representative; and twenty-
one (21) calendar days for such decisions and choices to be made by the City Council, or
other elected or appointed bodies of the CLIENT. If the CLIENT requests that CONSULT-
ANT perform Extra Work as defined in Article M such as is not now included in Attachment
A, the CONSULTANT, if agreed to by the CLIENT, may suspend work on the PROJECT or
a portion of the PROJECT, and may extend the period of time allotted to perform the
services identified in Attachment A under this AGREEMENT, to a mutually agreed upon
period of time necessary to compensate for Extra Work. Where the CLIENT and
CONSULTANT mutually agree to extend the period of time to perform services under this
AGREEMENT, the hourly rates may not be increased beyond those set forth in Section G.
of this AGREEMENT, provided that the cause or reasons of such extension(s) are not the
fault of the CLIENT.
J. Excusable Delays
The CONSULTANT shall not be in breach of this AGREEMENT by reason of any failure in
performance of this AGREEMENT in accordance with its terms if such failure arises out of
causes beyond the reasonable control and without the fault or negligence of the
CONSULTANT. Such causes may include, but are not restricted or limited to, acts of God
or of the public enemy, acts of government in either its sovereign or contractual capacity,
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fires, floods, strikes, and unusually severe weather, but in every case, so long as the failure
to perform is beyond the reasonable control and without the fault or negligence of the
CONSULTANT, the CONSULTANT shall not be deemed to be in breach of this
AGREEMENT.
K. Termination
The CLIENT shall have the right to terminate this AGREEMENT by written prior notice to
the CONSULTANT at least five (5) working days before the specified effective date of such
termination. In such event, documents and work papers prepared by the CONSULTANT
under this AGREEMENT shall become the property of the CLIENT. On receipt of said
documents and work papers by the CLIENT, the CONSULTANT shall receive
compensation and reimbursement for the work actually performed before the date of
termination, in accordance with Article F, CONSULTANT’s Compensation, of this
AGREEMENT, less payment for services and expenses previously paid.
L. Non-discrimination
The CONSULTANT has an Affirmative Action program and shall engage in lawful
employment practices. The CONSULTANT shall not fail, refuse to hire, discharge, or
otherwise discriminate against any individual with respect to his or her compensation,
terms, conditions, or privileges of employment, because of such individual's race, color,
religion, sex, national origin, or handicap unrelated to the individual's ability to perform the
duties of the position.
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M. Extra Work
If requested and agreed to in writing by the CLIENT and CONSULTANT, the CONSUL-
TANT will be available to furnish, or obtain from others, Extra Work of the following types:
1. Extra work or extended services due to changes in the general scope or timing of
the PROJECT, including, but not limited to; changes in size, complexity or character
of the work items; acceleration of the work schedule involving services beyond
normal working hours; non-delivery of any materials, data, or other information to be
furnished by the CLIENT not within the reasonable control of the CONSULTANT.
2. Additional or extended services, including PROJECT administration due to the
prolongation of the period of delivery of services specified in this AGREEMENT time
through no fault of the CONSULTANT.
3. Attendance at additional meetings beyond those made part of the AGREEMENT.
4. Other additional services requested and agreed to by the CLIENT and CON-
SULTANT, which are not otherwise provided for under this AGREEMENT.
The compensation and schedule for completing Extra Work authorized by the CLIENT shall
be subject to negotiation between the CLIENT and the CONSULTANT in accordance with
the provision of Article E (Changes) of this AGREEMENT. However, the hourly rate in
effect at the time of any change authorizing Extra Work will continue to be in effect for such
Extra Work.
N. Entire Agreement
This agreement, including the attachments to this agreement, contains the entire
agreement of the parties. It may not be changed orally but only by an amendment in
writing executed by the parties to this AGREEMENT.
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O. Governing Law
This AGREEMENT will be governed by and construed in accordance with the laws of the
State of Illinois and within the jurisdiction of Kendall County.
P. Client Representative to Consultant
The CLIENT designates Krysti J. Barksdale-Noble to act as its representative with
respect to the work to be performed under this AGREEMENT, and such person shall have
authority to transmit instructions, receive information, interpret and define CLIENT's policies
and provide decisions in a timely manner pertinent to the work covered by this AGREE-
MENT until the CONSULTANT has been advised in writing by the CLIENT that such
authority has been revoked. The CONSULTANT designates John Houseal and Nik Davis
as the CONSULTANT's representatives to the CLIENT.
Q. Conflict of Interest
The CONSULTANT certifies that to the best of its knowledge no person associated with the
CONSULTANT has any interest that would conflict in any manner or degree with the
performance of the AGREEMENT.
R. Default
If it should appear at any time that the CONSULTANT has failed, refused, or delayed to
perform or satisfy the PROJECT or any other requirement of this Agreement (“Event of
Default”), and fails to cure any such Event of Default within ten business days after the
CONSULTANT’s receipt of written notice of such Event of Default from the City, then the
City shall have the right, without prejudice to any other remedies provided by law or
equity, to pursue any one or more of the following remedies:
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1. Cure by CONSULTANT. The City may require the CONSULTANT, within a
reasonable time, to complete or correct all or any part of the PROJECT that is
the subject of the Event of Default; and to take any or all other action necessary
to bring the CONSULTANT and the PROJECT into compliance with this
Agreement.
2. Termination of Agreement by City. The City may terminate this Agreement
pursuant to Article K of this Agreement.
3. Withholding of Payment by City. The City may withhold from any payment,
whether or not previously approved, or may recover from the CONSULTANT,
any and all costs, including attorneys’ fees and administrative expenses, incurred
by the City as the result of any Event of Default by the Consultant or as a result
of actions taken by the City in response to any Event of Default by the
CONSULTANT.
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IN WITNESS WHEREOF, the CLIENT and the CONSULTANT have executed this AGREEMENT
on the date and year first above written.
CONSULTANT:
HOUSEAL LAVIGNE ASSOCIATES, LLC.
X
John A. Houseal, AICP
Principal Date:
CLIENT:
UNITED CITY OF YORKVILLE
X
Name/Title: Date:
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ATTACHMENT A
SCOPE OF SERVICES and HOURLY RATES
This section describes the Scope of Services for preparing the Unified Development Ordinance
for the United City of Yorkville.
Section 1
Whereas the scope of services will be undertaken by the CONSULTANT, it is understood and
agreed that the CLIENT will provide the following assistance to the CONSULTANT:
1. The CLIENT, with the CONSULTANT's assistance, will schedule and arrange and provide
notices for all meetings and workshops including contacting agencies, individuals and
citizens to be invited to meetings.
2. The CLIENT, with the CONSULTANT'S assistance, will collect and compile previously
prepared and available reports, projects, studies, maps and other data owned or in control
of the CLIENT and that might be useful for the project.
3. The CLIENT will provide to the CONSULTANT an up-to-date base map (electronic and
hard copy) for the City, including GIS files and information.
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Section 2
SCOPE OF WORK
Below is a detailed, step-by-step, Scope of Work for completing the United City of Yorkville’s
Unified Development Ordinance (UDO) assignment. The Scope of Work contains several steps,
including staff meetings; public workshops; “best practices” research and applicability
assessment; evaluation of neighborhoods, corridors, and districts; Planning and Zoning
Commission and City Commission workshops and meetings, public hearings, development of
“user-friendly” formats, and more.
Step 1: Project Initiation and Outreach
Step 1 represents the kick-off of the project and is designed to provide City staff and the
consultant team with opportunities to set project expectations and protocols, convey issues and
concerns with the existing code, and engage those who administer and are impacted by the
code.
1a: Project Initiation – Staff Meeting & Review of Preliminarily Issues
This step will include a meeting with City staff to review various aspects of the project, including
the schedule, expectations of local appointed and elected leaders, and public outreach and
adoption process. The meeting will also provide an opportunity for staff and consultants to
discuss any issues related to the present ordinances already identified by staff. If necessary,
staff may lead a driving tour of the City to point out specific instances where current zoning and
subdivision regulations either conflict with or complement community development objectives.
1b: Planning and Zoning Commission Workshop
This step will include a workshop with City staff and the Planning and Zoning Commission
(PZC) to identify, review, and discuss zoning related matters within the City. The PZC members
have a unique perspective and insight into local zoning, planning, and development issues and
will provide vital feedback and project focus. They also can articulate frustrations with current
ordinances as policy tools, such as difficulties in navigating the document, unclear regulations,
inconsistent references or definitions, issues with procedures and enforcement, etc.
1c: Residential Areas Zoning Workshop
A workshop will be conducted with City residents to identify, review, and discuss zoning and
ordinance related matters pertaining to the City’s residential areas/neighborhoods. Attendees
could include residents, neighborhood groups, local builders, local residential architects, and
more.
1d: Commercial and Industrial Areas Zoning Workshop
A workshop will be conducted with business owners and managers in the City. This workshop
will allow the local business community to provide input regarding the impact of zoning and
subdivision controls on their ability to invest in Yorkville, successfully operate a business, and
meet the goals that the City has set forth for development. Attendees should include local
business owners and managers, developers, local commercial and industrial property owners,
and more.
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1e: Subdivision Ordinance Focus Group
We will work with City staff and officials to identify various stakeholders with extensive
experience and understanding of the existing Subdivision Ordinance, including members of the
development community, engineers, and significant property owners. We will reconcile
preliminary findings with stakeholder input to ensure that recommended changes to subdivision
regulations are vetted with respect to development realities.
1f: Project Website
Houseal Lavigne is recognized as a leader in technology-based outreach and community
engagement. For this assignment, we will work with City staff to determine requirements for a
project website that can be used to provide information regarding the zoning update process
and documents available for review and comment though the course of the project. As an
alternative, we can work with existing City protocol to distribute materials for review through the
PZC. The most appropriate approach will be determined through conversations with City staff
during project initiation.
1g: map.social (Online Map-Based Engagement Platform) (Optional)
Should Yorkville see value in implementing a unique project website, as described in step 1F,
we will feature map.social, an interactive web-based community issues mapping tool, on the
project website. Developed by Houseal Lavigne, this tool allows users to identify, map, and
comment on geographic areas of concern and valued community amenities. map.social
simplifies the mapping process and familiarizes users with areas the project may affect in a
manner that is exciting, interactive, and effective. Input from users allows us to create a
composite map of community issues to assist with the development of the UDO from the
perspective of the community.
Step 2: Technical Analysis & Best Practices
Step 2 includes a full assessment of the current code, as well as the development of a
conceptual approach to ensure that the new code addresses local issues and meets statutory
requirements.
2a: Assessment of Existing Land Use Regulations
A detailed and thorough review of the City’s existing ordinances, including Zoning and
Subdivision Control Ordinances, Landscape Ordinance, Stormwater Management Ordinance,
Appearance Code, Downtown Overlay Districts (adoption pending), and any other relevant
ordinances, will be undertaken as a starting point for preparing the new ordinance. The existing
code will also be evaluated with respect to the recommendations and objectives of the City’s
Comprehensive Plan and other adopted policies. This step will highlight areas where the
existing zoning district boundaries and related regulations are inconsistent with either what is
currently built or what is envisioned as expressed in adopted plans and policies. This will
establish a framework for the calibration of regulations to meet these conditions.
2b: “Best Practices” Research and Assessment
Extensive research will be undertaken to assess the best practices from around the region and
country relating to zoning, development, and subdivision regulations. These best practices will
be evaluated for appropriateness and applicability to the Yorkville community. Traditional
zoning, form-based codes, hybrid zoning, incentive zoning, planned unit development
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ordinances, processes and procedures will all be examined for potential application to the City,
its developed areas, and its anticipated growth areas. The result of this task will be a
memorandum identifying relevant best practices and their potential application in Yorkville. The
memorandum will include; a summary of issues identified through workshops conducted in
Steps 1a-1d, a summary of the assessment of the current code conducted in Step 2a, and a
conceptual approach to the new code that will address topics related to:
District regulatory metrics and thresholds
Structure and navigability of the code document
The integration of tables, graphics and other tools to clarify regulations and standards
The use of references to other portions of the City’s municipal code
Administrative procedures and processes, permits and approvals
2c: Form-based Code Applicability Analysis – Evaluation of Neighborhoods, Corridors,
Districts
The United City of Yorkville is currently preparing a Downtown Overlay District with form-based
regulations for Downtown Yorkville. This task will entail the evaluation and analysis of how
applicable a form-based zoning approach may be to other areas of the City, such as commercial
areas, corridors, residential areas and neighborhoods. It will consider the existing character of
various residential and commercial areas, the vision as articulated in the Comprehensive Plan,
and other factors that may impact the viability of form-based regulations and their
implementation. In any case, this step will result in specific recommendations regarding the
applicability and implementation of form-based regulations that will be highlighted in dialogue
with the PZC as a part of Step 2e.
2d: City Staff Working Session
We will conduct a working session with City staff to 1) review input and findings resulting from
various workshops, staff comments and direction, the technical analysis of the existing code,
and the legal review of the code, and 2) comprehensively review the existing code and identify
an overall direction and outline to present to the PZC.
2e: PZC Meeting
This step entails a summary presentation to the PZC of the input received and issues identified
in preceding steps. A preliminary approach will be also discussed, and the PZC will be invited to
provide feedback regarding the proposed conceptual direction of the new code, and its
responsiveness to local issues discussed thus far. This meeting will also include a conversation
regarding the recommendations developed as a part of step 2c pertaining to the applicability of
further form-based regulations.
Step 3: Draft District Standards & Concepts (existing Title 10: Ch. 3, 5 – 13)
Step 3 includes the development of draft zoning language for all districts identified in the
existing code. During this step, we anticipate regular contact with City staff to review
incremental recommendations and technical language. The PZC will be engaged at key points
to provide input regarding general district regulations, then other regulations that complement
the functionality and character of various districts. The creation of new districts and the
elimination of some existing districts may be a part of this step.
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3a: Draft Residential and Agricultural District Standards
Preliminary Residential and Agricultural District Standards will be prepared for local
consideration and discussion, based on community feedback, research and assessment, and
community goals and objectives. This phase of the UDO process will focus on district issues
and will be presented in an easy to use manner—enabling residents, builders, City officials, and
staff to effectively implement the new regulations. This step will include use classifications and
standards related to height, coverage, setback, and more.
3b: Draft Commercial and Industrial District Standards
Preliminary Commercial and Industrial District Standards will be prepared, similar to Step 3a,
however this phase of the UDO process will focus on the City’s non-residential areas. These
draft standards are intended to respond to the needs of business owners in a manner that is
balanced with other City objectives. Both the form and function of the City’s commercial and
industrial areas will be effectively addressed with the new regulations, in a manner consistent
with the priorities of the 2016 Comprehensive Plan. This step will include use classifications and
standards related to height, coverage, setback, and more.
3c: Special District Standards (OS, Downtown Overlay)
Preliminary District Standards will be prepared for special districts including Open Space,
Downtown Overlay districts, and any new overlays. We will work with City staff to carefully
review these districts to identify specific problems or concerns that need to be addressed and
then prepare standards that improve the efficiency and effectiveness of the special districts as
tools to help the City implement its priorities and Comprehensive Plan recommendations.
3d. Proposed Zoning Districts Map
Consistent with proposed zoning districts, an official zoning map will be prepared for
consideration. The map could reflect new districts, boundary changes to existing districts, or the
elimination of some districts.
3e: Staff Review Meeting
This step will include a meeting or conference call with City staff to review the draft district
regulations, and any proposed map changes. Appropriate modifications will be made prior to
presentation to the PZC.
3f: PZC Meeting
A meeting will be conducted with the PZC to review and discuss the Draft district standards.
Appropriate revisions will be made based on PZC review and discussion.
Step 4: General Development Standards
(exist Title 10: Ch. 14, 16-20, Landscaping, Stormwater Management, Appearance Codes)
Step 4 includes the drafting of sections of the code related to “development standards of
general applicability”. These will include the drafting of sections of the code and regulations that
impact all districts, including regulations related to general site development standards,
landscaping standards, use-specific regulations, parking design and capacity, and design and
location standards. Each set of standards and regulations will include the creation of relevant
graphics to illustrate regulatory concepts and standards.
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4a: Preliminary Amendments for Parking, Landscaping, Development Standards, etc.
Preliminary amendments for several “non-district” sections of the code will be prepared for local
consideration and discussion. These will likely include but not be limited to parking, loading,
landscaping, telecommunications infrastructure, alternative energy, definitions, and more. This
step will also involve updates and revisions to the sign ordinance.
4b: Staff Review Meeting
This task will include a meeting or conference call with City staff to review the draft standards for
general development. Appropriate modifications will be made prior to presentation to the PZC.
Step 5: Draft Subdivision Design/Improvements (existing Title 11)
Step 5 includes modifications to the subdivision code to ensure that it aligns with zoning
regulations, the goals of the Comprehensive Plan, and the direction set forth for the new Unified
Development Ordinance.
5a: Review of Subdivision Code for Compatibility and Best Practices
This Step includes the review of the subdivision control ordinance to ensure that its procedures,
requirements and standards align with the Comprehensive Plan and national best practices, as
it relates to parks and infrastructure provisions, street and lot dimensions, review and permitting
procedures, and approval and appeals, and more.
5b: Draft Modified Subdivision Design/Improvement Regulations
This step includes the drafting of a modified subdivision code that reflects input from previous
steps.
5c: Staff Review Meeting
This step will include a meeting or conference call with City staff to review revisions to
subdivision design/improvement regulations prior to incorporation into the Unified Development
Ordinance. Appropriate modifications will be made prior to presentation to the PZC.
5d: PZC Meeting
A meeting will be conducted with City staff and the PZC to review and discuss draft language
developed as part of Steps 4 and 5. At this point in the process, the PZC will be engaged to
discuss the regulations guiding development in each district, supplemental regulations, and
subdivision regulations applicable throughout the City. Appropriate revisions will be made based
on PZC review and discussion.
Step 6: Administrative and Procedural Standards
(existing Title 10: Ch. 1 – 2, 4, 15)
Step 6 includes the drafting of sections of the code related to administrative processes and
support materials. This section will seek to maximize the efficiency of zoning review so that
development quality in Yorkville can be improved and permitted, including updates to non-
conformity regulations, and procedural requirements for applicants, review standards, and
processes for various zoning adjustments (variations, amendments, special uses, planned unit
developments, and more). This step also includes the drafting of definitions that will support
regulatory concepts and minimize the likelihood of inconsistent interpretation of regulations.
Additionally, any relevant graphics will be created to illustrate procedural steps or concepts that
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could otherwise be subject to interpretation.
6a: Draft Administrative, Applications, Approval, and Procedures
This step will result in recommendations for application and approval procedures. It will also
include flow charts and diagrams clearly articulating such procedures in order to ensure that
applicants and code administrators understand who is responsible for various recommendations
or approvals.
6b: Staff Review Meeting
This step will include a meeting or conference call with City staff to review the draft
administrative and procedural standards. Appropriate modifications will be made prior to
presentation to the PZC.
6c: PZC Meeting
A meeting will be conducted with City staff and the PZC to review and discuss draft language
developed as part of Step 6, as it applies to processes and procedures. Appropriate revisions
will be made based on PZC review and discussion.
Step 7: Draft and Final UDO
Step 7 includes the delivery of the Draft Unified Development Ordinance, review and revisions
to the Draft UDO, and presentation and adoption of the Final UDO.
7a: Draft UDO Ordinance
The draft Unified Development Ordinance will be prepared for local consideration and
discussion, based on feedback from previous steps in the planning process.
7b: Staff Review and Meeting
A meeting or conference call will be conducted with City staff to review and discuss the Draft
UDO. Appropriate revisions will be made based on staff review and discussion. A revised Draft
UDO will be prepared for PZC review and discussion.
7c: PZC Meeting
A meeting will be conducted with the PZC to review and discuss the Draft Unified Development
Ordinance. Appropriate revisions will be made based on PZC feedback.
7d: Revised UDO & Final Legal Review
Based on discussion and feedback from staff and the PZC, the revised draft ordinance will be
prepared for public hearing. At this time, the City Attorney will also conduct a final legal review
to ensure that any modifications are in line with statutory requirements.
7e: Public Hearing
A Planning and Zoning Commission public hearing will be conducted consider and recommend
action on the draft Unified Development Ordinance.
7f: City Council Presentation and Adoption
Following the public hearing and the recommendation of the PZC, appropriate revisions will be
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made, and the Final Unified Development Ordinance will be presented to the City Council for
adoption.
Step 8: Web-Based “Smart Code” Integration
Step 8 includes the creation of an online web-based “smart code” version of the UDO with
interactive, site specific zoning analysis capabilities. Houseal Lavigne proposes the following
web-based “smart code” option, detailed below.
enCode Plus
enCode Plus is a web-based document presentation and content management system that is
designed to ease navigation, understanding, and use of zoning regulations. Pricing for the use
of this system after the UDO is adopted varies based on yearly maintenance fees and optional
features. Fees associated with these features will be directly billed from encode plus.
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Section 3
HOURLY RATES
Houseal Lavigne Associates Hourly Rates
John Houseal ........................ $205
Nik Davis ............................... $185
Carly Petersen ...................... $120
Jackie Wells .......................... $110
Trisha Stevens ...................... $110
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Sugar Land, Texas 77478
enCodePlus Software License (Yorkville, Illinois) Page 1 of 15 04.02.2019
enCodePlusTM
Software License
Advanced 180o
LICENSEE: YORKVILLE, ILLINOIS
This Software License (“Agreement” or “License”) is made as of the date of the last signature below, between the
United City of Yorkville, an Illinois Municipal Corporation, hereinafter referred to as the “Licensee” and
enCodePlus, LLC, a Texas Limited Liability Company, hereinafter referred to as “Licensor”, do hereby make and
enter into the following license agreement.
1) License Grant. This is an Agreement between Licensor and Licensee, with a term as set out in Section 3, below.
Licensor grants licensee a non-transferable, non-exclusive, limited, non-assignable license with no right to
sublicense, to use the software covered by this Agreement pursuant to the terms of this Agreement including
payment of all applicable License Fees. This License gives only certain rights to Licensee. All other rights are
reserved to Licensor.
2) Software Covered by this License. The terms of this Agreement apply to Licensee’s use of the following
software: Advanced 180o, including unlimited licenses seats and four hours of annual technical support.
3) Term of License.
a) The term of this Agreement is the period from April 15, 2019 through April 14, 2020, and is automatically
renewable annually thereafter.
b) Termination, where permitted under this agreement, shall be effected by providing the other party with
written notice of termination delivered at least 30 days prior to the date of termination for an early
termination pursuant to this subparagraph 3.b, or two (2) months prior to the date of termination for a
termination pursuant to subparagraph 3.c. Upon receipt of notice pursuant to this subparagraph to
terminate this Agreement, fees for such maintenance and support paid in advance, if any, shall be returned
to the Licensee on a pro rata basis. Early termination shall mean, for purposes of this Agreement,
termination during the initial term of the Agreement or, in the event of an automatic renewal, termination
more than six (6) months prior to the next automatic annual renewal. Early termination is permitted by
either party in the event of a material breach by the other party by giving notice of termination as required
in subparagraph 3.b, provided, however, no such termination shall become effective if the breaching party
cures the breach within 30 days of the termination notice or, if it is not possible to fully cure the breach
within said time period, commences cure and diligently pursues the same to conclusion. Licensor if, in
Licensor’s sole discretion, changes in Internet technologies (including software platforms, web browsers,
and other technologies that allow the Software to operate) make Licensor’s performance of this Agreement
technically infeasible.
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enCodePlus Software License (Yorkville, Illinois) Page 2 of 15 04.02.2019
c) Licensee may terminate this Agreement at any time and for any reason if notice of termination is delivered
at least two (2) months prior to the date of termination.
4) Upon termination of this Agreement, Licensor is not obligated to return Licensee’s content to Licensee. Licensee
has full, unlimited access to the content through its password-protected maintenance module. This access
allows the City to export the content to Microsoft Word and Adobe PDF. Also, as set out in Section 15, Security
and Backup, the Licensee may save the document at any time in HTML format or as a web archive file. Licensee
is advised to keep backups of its content. For an additional fee based on Licensor’s then-current technical
support rates, Licensor may offer export services to convert content into other file formats and deliver them to
Licensee electronically or on optical or other solid-state media.
5) Build Fees. The fee of $1,875 for Houseal Lavigne (Consultant Partner) to draft the UDO in the online format
is waived with the upgrade. The one-time build fee for the Advanced 180o features (parking, shared parking,
landscaping, bufferyard, signage, development yield, and f ee calculators) is $17,500, less a $2,625 discount
(15%) for a total build amount of $14,875. The build fees are due as follows:
a) Execution of Agreement: 50% ($7,438)
b) Delivery: 50% ($7,437)
6) Exclusions. This license excludes the following features: AppTrak+, Custom Site Design, Project Website, GIS
and MLS integration, Escrow, MuniPro, Cloud Library, Definition Library, and Auto -Notification.
7) License Fees. The annual license fee, payable upon execution of this License and each subsequent year that this
License is renewed, is $5,250.
8) Subsequent years: The license fee for the 2020-2021 license year and subsequent years will be the standard
license fee that enCodePlus, LLC charges for comparable Advanced 180o implementations.
a) Subsequent Years: Licensor will notify the City in writing at least two months in advance of the first date
of the contract term regarding the amount of the annual license fee for subsequent license years. If Licensor
fails to provide such timely notice, then the Licensee shall pay either the amount identified in subparagraph
7, or the amount identified in Licensor’s defective notice for such one-year term, whichever is less.
b) As applicable, the annual escrow fee payment set forth in Section 19 is due and payable with the annual
license fee.
c) If any payment due under this Agreement ("Payment Due") is more than 15 days past due, a fee of 10%
(ten percent) of the Payment Due shall be paid by Licensee as an Administrative Fee in addition to the
Payment Due. If Payment Due is more than 30 days late, the Administrative Fee shall be 20% in addition
to the Payment Due. If Payment Due is more than 45 days late, the enCodePlus site will be taken off line,
and will not be restored until the Payments Due and any Administrative Fees associated with each Payment
Due has been paid in full.
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enCodePlus Software License (Yorkville, Illinois) Page 3 of 15 04.02.2019
9) Scope of License / Use of Software. The Software is an Internet-based information processing and publication
service that uses content created by Licensee, or by Licensor under separate agreement with Licensee. Licensor
will provide Licensee access to the Internet-based interfaces, including password-protected access to
maintenance features, as may be applicable to the Software. Licensee may use the Software through its Internet-
based interfaces as follows:
a) encodePlusTM may be used to develop, view, access, use, print, copy, edit, publish, utilize, administer,
amend, repeal, and solicit, and process comments on the Unified Development Ordinance; and
b) Other uses as prescribed by this or subsequent agreements between Licensor and Licensee.
10) Limitations on Use of Software. Licensee must not:
a) Reverse engineer, reverse assemble, decompile or disassemble the Software, or otherwise attempt to derive
source code from the Software or any component thereof;
b) Publish or distribute materials for which Licensee does not have intellectual property rights, or which are
outside of the scope of this License;
c) Access the server-side programs and source code upon which the Software is based, except to use the
Internet-based interfaces provided by Licensor, and except for the HTML and browser-based script code
that the server-side programs generate and deliver to end-users;
d) Alter the functionality of the software including by composition or injection of unapproved software or
services;
e) Copy, reproduce, modify, sell, lease, sub-license, market, or commercially exploit in any way the Software
or any component thereof (including the further distribution or blank forms or templates) other than as
expressly agreed to in this Agreement; and
f) Use, or permit the use of, the Software except within the scope set out in Section 8. Licensee agrees that it
shall not provide access to or perform services for third parties using the Software including, but not limited
to, any service bureau, time-sharing, lease, distribution or re-sale, rental, application service provider
arrangement, or any other arrangement.
11) Warranty Against Infringement.
a) Licensor warrants that the copyright in and to the Software is owned by Licensor or is distributed by
Licensor under a valid current license, that it has the right to license the Software, and that there are no
pending liens, claims, or encumbrances against the Software or Licensor pertaining to the Software.
Licensor agrees to notify Licensee of any actual or anticipated claims made against it or its customers for
patent or copyright infringement in the use of the Software. Licensor agrees to indemnify, h old harmless,
and defend Licensee against any and all patent or copyright infringement claims that may be brought
against Licensee as the result of its use of the Software as authorized by this License. Licensee shall have
the right to participate in the defense of any such claims for patent or copyright infringement at Licensee's
cost and expense. In the event that it is determined that the Software infringes on any patent or copyright,
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Licensor may (i) procure for the Licensee the right to continue using the Software; (ii) modify the Software
so that it becomes non-infringing but continues to provide the same functionality as the original Software;
(iii) replace the software with non-infringing software that continues to provide the same functionality as
the original Software; or (iv) if modification or replacement cannot be accomplished in a manner that
continues to provide the same functionality, Licensee may terminate this License and Licensor will refund
to Licensee its pro-rated license fee for the balance of the year in which the infringement was determined.
b) Licensee warrants that the copyright in and to the Content created and/or provided by Licensee for Licensor
to use in the Software ("Licensee Content") is owned by Licensee or is published or distributed by Licensee
under a valid current license, that Licensee has the right to license, use, publish or distribute the Licensee
Content it provides to Licensor for use in the Software, and that there are no pending liens, claims, or
encumbrances against the Licensee Content or Licensee pertaining to the Licensee Content. Licensee grants
to Licensor a royalty-free, non-exclusive license: to use the Licensee Content for any purposes, including,
without limitation, using, accessing, reproducing or displaying the Licensee Content within the Licensor's
enCodePlusTM Software; to reproduce the Licensee Content; to prepare derivative works based upon the
Licensee Content; to distribute copies of the Licensee Content; to publish the Licensee Content; and to
display the Licensee Content. Licensee agrees to notify Licensor of any actual or anticipated claims made
against it or its customers for patent or copyright infringement in the use of the Licensee Content. Licensor
shall have the right to participate in the defense of any claims for patent or copyright infringement at
Licensor's cost and expense. In the event that it is determined that the Licensee Content infringes on any
patent or copyright, Licensee may (i) procure for the Licensor the right to continue using the Licensee
Content; (ii) modify the Licensee Content so that it becomes non -infringing but continues to provide the
same functionality as the original Licensee Content; (iii) replace the Licensee Content with non -infringing
content that continues to provide the same functionality as the original content; or (iv) if modification or
replacement cannot be accomplished in a manner that continues to provide the same functionality, Licensor
may terminate this License.
12) Limitations of Software. The Software is provided to facilitate access to information via the Internet. The
Software is not a substitute for human judgment, which is necessary for administration of ordinances , plans,
and administrative rules.
13) Technical Support.
a) Included with the Advanced 180o license is four hours of annual technical support. Licensor will provide
technical support at a rate of $100 per hour ($175 per hour for GIS technical support) for additional hours
of support. Thereafter, technical support fees are subject to annual adjustment, and will be based on the
standard schedule of professional fees for the year in which the support occurs.
b) Licensor agrees to provide telephone or web-based technical support regarding the use of service to
Licensee within two business days of telephone contact by Licensee during Licensor’s business hours, or
at a mutually agreeable time. Licensor makes no promises as to the duration of a resolution, except that
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Licensor shall expedite the resolution to the best of its reasonable ability, and Licensor may deem a request
as unresolvable.
c) With respect to addressing errors which may arise in the Software, Licensor agrees to commence its best
efforts to resolve such errors as soon as reasonably possible after notice by Licensee . Generally, Licensor
will commence error resolution on the same day as the notice, and if reasonably practicable, will provide
Licensee with Licensor’s best good-faith estimate of the time which will be required to resolve the error.
Licensee shall not be charged any technical support fee or other charge for addressing or correcting errors
in the Software itself.
d) Failure of Licensor to achieve the technical support response times set out in S ubsections 12.b. and 12.c.
shall not constitute a material breach of this Agreement.
14) Annual License Fee Discounts for Major Service Interruptions Due to Changes by Licensor.
a) There will be reductions in the annual license fee if there is a complete inability to use both the user module
and the maintenance module (hereinafter “major service interruption”) of the Software as a result of
changes to the Software made by Licensor, as follows:
i. If a major service interruption lasts more than two, but less than five consecutive days, the annual
license fee for the following license year will be reduced by 10 percent.
ii. If a major service interruption lasts more than five days, but less than 14 consecutive days, the annual
license fee for the following license year will be reduced by 25 percent.
iii. If a major service interruption lasts more than 14 days, but less than 30 consecutive days, the annual
license fee for the following license year will be reduced by 50 percent.
b) If a major service interruption lasts more than 30 consecutive days, the annual license fee for the following
license year shall be waived.
c) The reductions of license fees that are provided by this Section are not cumulative. If more than one service
interruption occurs during a license year, then only the discount that applies to the longest of the service
interruptions shall be applied.
d) This Section does not apply to outages that are attributable to failures of a third-party Internet Service
Provider that hosts the Software.
e) If a failure by a third-party Internet Service Provider impacts the use of the Software for more than five
consecutive days, Licensor will seek another Internet Service Provider to host the Software. The selection
of a new Internet Service Provider will be in Licensor’s sole discretion, however, Licensor will seek quality
providers with secure data centers, geographic redundancy, the ability to bring up new instances in a short
time frame, and excluding planned downtime, either 99.9 percent or greater guarantee for storage uptime
or a strong track-record of service reliability.
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15) Updates and Upgrades.
a) Licensor will keep the Software in operational condition on a server hosted by Licensor or a third-party
Internet Service Provider. Although Licensor selects its Internet Service Providers based on their reputation
for reliability and service, Licensor does not guarantee 100 percent uptime. Licensor will promptly notify
the Licensor’s contact listed in Section 24 by electronic mail if its Internet Service Provider or third-party
hosting service experiences an outage that prevents or severely limits access to the Software for a period in
excess of 15 minutes per day or cumulative period in excess of 15 minutes per day .
b) Licensor may, at its sole option, apply minor updates from time to time and will provide notice to Licensee
within two business days of applying minor updates. Generally, minor updates are those updates which
ensure compatibility with server or browser technologies or provide additional data security or enhance
system stability or operability of the software.
c) Licensor may develop major upgrades to the functionality or interfaces of the software from time to time
and will provide notice to Licensee within two business days before applying major upgrades. Such major
upgrades that affect data security, system compatibility or stability, or operability will be offered at no
additional cost during the term of this Agreement. Major upgrades that include functional changes, such
as new or customized features, may be offered to Licensee for an additional fee (which may include an
additional annual license fee) to be determined by Licensor when they are released. The Licensee may
choose to accept or deny major upgrades that involve new or customized features requiring an additional
fee. If Licensee declines a major upgrade, Licensee’s software version will be maintained intact through the
license term.
d) The Software requires the use of an Internet browser. As of the effective date of this Software License, the
Software is fully operable using Microsoft Internet Explorer (IE) 10 and 11. The browser version is
supported by the current and one previous major version. On an additional fee basis, Licensee may include
a rider to this Agreement to maintain the operability of previous versions other than those provided for in
this Agreement. Other browsers supported for desktop editions include FireFox, Chrome, and Safari.
Licensor does not guarantee full operability in all browsers, because browser technology changes from time
to time.
e) Licensor may from time to time, in its sole discretion, change some or all of the functionality or any
component of the Software or make any modification for the purpose of improving the performance,
service quality, error correction or to maintain the responsiveness of the Software. Such changes shall not
negatively impair the overall functionality of the Software.
16) Security and Backup.
a) Licensor provides password-level security to the maintenance module of the Software, which allows
Licensee to edit regulatory text, upload and link to graphics and multimedia components, create usernames
and passwords for Licensee’s staff, and review and respond to public comments. Licensee is responsible
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for the securing of passwords and preventing their unauthorized use . Licensee may not select a username
which is identical to that used by another person or use a username which is in the sole opinion of Licensor
offensive or inappropriate. Licensee shall be solely responsible for maintaining the confidentiality of their
password. Licensee is solely responsible for all usage or activity on Licensee’s account, including but not
limited to use of Licensee’s account, Licensee’s user name, and Licensee’s password by any third
party. Any fraudulent, abusive, or otherwise illegal activity may be grounds for termination of Licensee’s
account, in Licensor’s sole discretion, and Licensor may refer Licensee to appropriate law enforcement
agencies.
b) Licensee is advised to maintain a current off -line backup of the data stored in the Software. A complete
version of the published code document is available at: http://online.enCodePlus.com/regs/yorkville-
il/maintain/allcodepub.asp. This document may be saved as a web archive file.
17) Ownership of Content.
a) Licensee is the sole owner of all documents and information provided by Licensee that will be accessed by
Licensee and others through use of the Software. Nothing in this License grants Licensor any interest in
said documents and information and the Licensee has the sole rights to use and to authorize others to use
the documents and information regardless of whether this License remains in effect.
b) Licensor may post “terms of service” on web pages that are used to access the Software, which may
disclaim: (1) any interest of Licensor in Licensee’s contents; (2) any liability for use of Licensor’s contents;
and (3) any damages that may occur due to malware, viruses, or other malicious code that may be accessible
through Licensee’s content.
c) Licensor will not charge for public access to Licensee’s content. However, Licensor may develop fee-based
services, such as automatic notification of code updates. If Licensor develops such services, they will be
considered a “major upgrade,” and Licensor will negotiate with Licensee with respect to pricing and
distribution of proceeds.
18) Intellectual Property Rights. Licensor shall retain all ownership, title, copyright, patent, trademark, and other
proprietary rights in and to the Software and any component thereof, and all content, features, and
functionalities of the Software. Licensee does not acquire any rights, express or implied, in the Software, other
than those specified in this Agreement.
19) Software Escrow. If selected as an option and reflected in Paragraph 5, Build Fees, Licensor shall place all
source code constituting and relating to the Software into an escrow account pursuant to the terms of an escrow
agreement (the “Escrow Agreement”) to be entered into between Licensor and the escrow agent (the “Escrow
Agent”) which shall name Licensee as a beneficiary; provided, however, that the Escrow Agree ment shall
contain substantially the following conditions with respect to release of escrow to Licensee: (i) Licensor is
adjudged bankrupt, and/or (ii) in the event of a catastrophic l oss which terminates Licensor’s operations, then
Licensee shall have a non-exclusive, royalty-free, perpetual, worldwide license to use the source code released
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from the escrow in its sole discretion, solely for its own internal use and not for any resell, license , or sub-
license. In consideration of Licensor placing the source code in escrow, Licensee will pay an annual escrow fee
of $1,000, plus a $500 escrow initiation fee, for the first license year and an annual source code escrow fee of
$1,000 thereafter. All charges for additional services which may be requested from the escrow company by
Licensee as a beneficiary to the escrow agreement shall be payable by Licensee.
20) LIMITATION OF LIABILITY. Neither Licensor not Licensee shall be liable to the other party for special,
incidental, indirect, or consequential damages for any loss or claim by either party.
21) LIMITATION OF DAMAGES. Except as provided in Sections 9, 10 and 11, and except for bodily injury or
violations of Section 21, it is understood and agreed that neither party’s liability, whether in contract or tort,
shall exceed the amount received by Licensor from Licensee for the license year in which a cause of action arose,
the license fee stated in Subsection 7 is consideration in limiting damages available to each party.
22) Confidential Information.
a) For purposes of this Agreement, “Confidential Information” means any software program(s) for electronic
data processing and the documentation thereof, and plans, designs, drawings, specifications and trade
secrets prepared by Licensor and which remain the property of Licensor.
b) Each party acknowledges that Confidential Information may be exchanged between the parties pursuant
to this Agreement. Each party shall use no less than the same means it uses to protect its similar confidential
and proprietary information, but in any event not less than reasonable means, to prevent the disclosure
and to protect the confidentiality of the Confidential Information of the other party. Each party agrees that
it will not disclose or use the Confidential Information of the other party except for the purposes of this
Agreement. Licensee expressly agrees that, unless ordered by a court of competent jurisdiction, it will not
disclose any confidential information, as defined herein, without first obtaining the approval of Licensor
in writing. Licensee will promptly report to Licensor any disclosure of Licensor’s Confidential Information
that the Licensee becomes aware of and provide reasona ble assistance to Licensor in the investigation and
prosecution of any such unauthorized use or disclosure.
c) Notwithstanding the foregoing, the recipient of Confidential Information may use or disclose the
Confidential Information to the extent that such Co nfidential Information is: (i) already known by the
recipient without an obligation of confidentiality, (ii) publicly known or becomes publicly known through
no unauthorized act of the recipient, (iii) rightfully received from a third party without any obligation of
confidentiality, (iv) independently developed by the recipient without use of the Confidential Information
of the disclosing party, (v) approved by the disclosing party for disclosure, or (vi) required to be disclosed
pursuant to a requirement of a governmental agency or law so long as the recipient provides the disclosing
party with notice of such requirement prior to any such disclosure and takes reasonable steps available to
maintain the information in confidence, including allowing the disclosing party to participate in
proceedings to defend the confidentiality of the Confidential Information should the Licensee decide to do
so in its discretion.
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d) Licensor acknowledges that Licensee is a public entity subject to the requirements of the Illinois Freedom
of Information Act and that Licensee shall endeavor to maintain the confidentiality of the Confidential
Information of Licensor subject to the requirements of the Illinois Freedom of Information Act and except
to the extent, Licensee’s employees have a need to access such Licensor Confidential Information in order
to enable the Licensee to exercise its rights under this Agreement. Nothing in this Paragraph shall be
construed to relieve Licensee of any of the duties and provisions of Subsection 22.b., above. Licensee agrees
to notify the Licensor of its intent to provide information relating to this Agreement or the software
pursuant to a public information request which the Licensee has determined does not constitut e
confidential information. It is the responsibility of Licensor to seek injunctive relief if the Licensor and
Licensee disagree on what constitutes confidential information which Licensee shall not disclose in
response to an open records request.
e) Licensee agrees not to use, or allow its employees or independent contractors to use, the Software and / or
Licensor’s Confidential Information to create any computer software or documentation that is substantially
similar to the Software or its related documentation.
23) Return of Confidential Information. Upon the termination of this Agreement for any reason whatsoever, each
party may request of the other that all documents, information, data, and/or software however recorded, which
contain any of the other’s Confidential Information be returned, provided that the party shall be entitled to
charge a reasonable fees and materials charge for doing so. If no request is received for the return of
Confidential Information within thirty (30) days of the termination of this Agreement, the Confidential
Information shall be destroyed within a reasonable time thereafter and shall not be used for any purpose
whatsoever.
24) Notices.
a) Generally. Except as provided in Subsection 22.b., notices delivered pursuant to this Agreement shall be
sent to the people and addresses shown in this Section. Generally, notices shall be delivered by First Class
Mail or courier service. Such notice shall be deemed to have been given when deposited in the United States
Mail or courier service properly addressed to the intended recipient.
To Licensor To Licensee
Bret C. Keast, AICP, President
enCodePlus, LLC
1415 Highway 6, Suite A-300
Sugar Land, TX 77478
Tel: (281) 302-5847
Email: bret@enCodePlus.com
With copy to:
William G. Harger, Attorney at Law
William G. Harger & Associates, PLLC
704 Main Street
Krysti J. Barksdale-Noble, AICP, CD Director
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Tel: (630) 553-8573
Email: noble@yorkville.il.us
With a copy to:
Kathleen Field Orr
Kathleen Field Orr & Associates
53 West Jackson Blvd.
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Richmond, Texas 77469
Tel: (281) 202-6000
Fax: (281) 715-4343 fax
Email: harger@hargerlaw.com m
Suite 964
Chicago, Illinois 60604
Tel: (312) 382-2113
Email: kfo@kfoassoc.com
b) Upgrades, Maintenance, Service Interruptions, and Planned Outages. Notices regarding upgrades, maintenance,
service interruptions, and planned outages shall be delivered by electronic mail to the Senior Planner or
designee. Licensee may change the individuals who receive notice pursuant to this subsection by electronic
mail notice to Licensor.
25) Assignment. Licensor may not assign its rights and obligations under this Agreement without prior written
notice to Licensee no less than 30 days prior to assignment. Licensee may thereafter continue with the terms of
this Agreement attempt to renegotiate with the assignee, or terminate this license pursuant to the provisions
of Section 3, Term of License.
26) Third Party Beneficiaries. There are no third-party beneficiaries to this Agreement.
27) No Waiver. The failure of either party to exercise or enforce any right or provision of this Agreement shall not
constitute a waiver of such right or provision.
28) Effective Date. The effective date shall be the date on which the Licensee executes this Agreement, or such
other date as may be agreed to by the parties and indicated as “Effective Date” below.
a) Licensor and Licensee agree that this Agreement shall be construed in accordance with the laws of the State
of Illinois. Venue for all actions brought pursuant to this agreement is in Kendall County, Illinois; and all
parties consent to Kendall County, Illinois, being the exclusive jurisdiction to resolve said claims or
controversies arising pursuant to this agreement. The parties will attempt in good faith to resolve any
controversy or claim arising out of or relating to this Agreement promptly by negotiation between senior
executives of the parties who have the authority to settle the controversy.
b) The disputing party shall give the other party written notice of the dispute. The other party shall respond
in writing within 10 days after receipt of said notice. The notice and response shall include: (1) a statement
of the party’s position and a summary of the facts and arguments supporting its position; and (2) the name
and title of the executive who will represent the party. The executives shall meet at a mutually acceptable
time and place within 20 days of the date of the disputing party’s notice and thereafter as often a s they
reasonably deem necessary to exchange relevant information and to attempt to resolve the dispute.
c) If the matter has not been resolved within 90 days of the commencement of such procedure, parties may
bring their claim in a court of law. Venue for all actions brought pursuant to this agreement is in Kendall
County, Illinois; and all parties consent to Kendall County, Illinois, being the exclusive jurisdiction to
resolve said claims or controversies arising pursuant to this agreement.
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d) Nothing in this Section shall prevent a Party from bringing an action for injunctive relief if such relief is
necessary for the protection of a right or property or proprietary information which might be lost absent
such relief.
29) Integration. This Agreement constitutes the entire agreement between the parties with regard to the subject
matter hereof and thereof. This Agreement supersedes all previous agreements between or among the parties.
There are no agreements, representations, or warranties between or among the parties other than those set forth
in this Agreement or the documents and agreements referred to in this Agreement.
30) Force Majeure. Neither party shall not be deemed in default of this Agreement to the extent that performance
of its obligations or attempts to cure any breach are delayed or prevented by reason of any act of God, fire,
natural disaster, or act of government provided that written notice thereof is provided to the other party
promptly upon discovery thereof and uses its best efforts to cure the delay.
31) Amendments and Modifications. Together with the separately executed Professional Services Agreement for
the Unified Development Ordinance regarding the build fees set out in Paragraph 5, this Agreement constitutes
the parties’ entire agreement. No amendment, modification, or supplement to this Agreement shall be binding
on any of the parties unless it is in writing and signed by the parties.
32) General Interpretation. The terms of this Agreement have been negotiated by the parties hereto and the
language used in this Agreement shall be deemed to be the language chosen by the parties hereto to express
their mutual intent. This Agreement shall be construed without regard to any presumption or rule requiring
construction against the party causing such instrument or any portion thereof to be drafted, or in favor of the
party receiving a particular benefit under the agreement. No rule of strict construction will be appli ed against
any person.
33) Further Assurances. Each of the parties agree to take such further action to execute and deliver such additional
documents as may be reasonably required to them to effectuate the purpose and intent of this Agreement.
34) Severability. If any term or provision of this Agreement is determined to be illegal, unenforceable, or invalid
in whole or in part for any reason, such illegal, unenforceable, or invalid provisions or part thereof shall be
stricken from this Agreement, and such provision shall not affect the legality, enforceability, or validity of the
remainder of this Agreement. If any provision or part thereof of this Agreement is stricken in accordance with
the provisions of this section, then this stricken provision shall be replaced, to the extent possible, with a legal,
enforceable, and valid provision that is as similar in tenor to the stricken provision as is legally possible.
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April 15, 2019
Effective Date
enCodePlus, LLC
Licensee Licensor
Authorized Agent Signature Authorized Agent Signature
Bret C. Keast, President
Authorized Agent (Typed) Authorized Agent (Typed)
Date Date
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EXHIBIT A
REQUEST FOR USER NAME AND PASSWORD
The City of Yorkville, Illinois (“Licensee”) requests that a new password be issued by enCodePlus, LLC
(“Licensor”) for the benefit of Licensee to enable the undersigned user (“User”) to access and use the maintenance
module and User Guide for the software program. Licensee and the undersigned agree to comply with the below
provisions of the license agreement between Licensor and Licensee:
Licensee agrees that each of Licensee’s employees having administrative or maintenance access to the Software,
and at the full discretion of Licensor, contract workers and any third parties acting on behalf of Licensee or any
other person or entity acting as an agent for Licensee in any capacity, shall be identified to Licensor and issued a
unique password. Each person receiving a password must first complete and sign the user acknowledgment form
below. Submission of such acknowledgment form will constitute a request by Licensee for issuance of a new
password for a particular individual, and upon receipt of a completed acknowledgment form, Licensor will issue
a password for that individual user. Passwords are not transferable. When Licensee becomes aware that a user
will no longer need a password, for any reason, Licensee agrees to immediately notify Licensor that the password
is no longer active. Any replacement users will be issued a new password. Licensee assumes full responsibility for
any improper use of a password issued at the request of Licensee, and indemnifies Licensor from any loss by or
damage to Licensor that may occur as a result of an improper use of any such password.
The undersigned supervisor and each licensed user agree to the terms of this Agreement and are responsible for
the User’s compliance.
_________________________________________________________
SUPERVISOR
Printed name:____________________________________________
Date:____________________________________________________
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_______________________________________________________
USER NO. 1
Printed name:____________________________________________
Date:____________________________________________________
User’s address:___________________________________________
__________________________________________
__________________________________________
User’s relationship to Licensee:______________________________
Username: ______________________________________________
User’s password: _________________________________________
________________________________________________________
USER NO. 2
Printed name:____________________________________________
Date:___________________________________________________
User’s address:__________________________________________
_________________________________________
_________________________________________
User’s relationship to Licensee:____________________________
Username: ______________________________________________
User’s password: _________________________________________
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________________________________________________________
USER NO. 3
Printed name:____________________________________________
Date:___________________________________________________
User’s address:__________________________________________
_________________________________________
_________________________________________
User’s relationship to Licensee:____________________________
Username: ______________________________________________
User’s password: _________________________________________
________________________________________________________
USER NO. 4
Printed name:____________________________________________
Date:___________________________________________________
User’s address:__________________________________________
_________________________________________
_________________________________________
User’s relationship to Licensee:____________________________
Username: ______________________________________________
User’s password: _________________________________________