Economic Development Packet 2019 09-03-19 revised information
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Revised Information
Tracking Number
EDC 2019-23
Downtown Form Based Code and Master Streetscape Plan
Economic Development Committee – September 3, 2019
Revised Form Based Code and Master Streetscape Plan documents.
Jason Engberg Community Development
Name Department
Revised Information – distributed 8/30/19
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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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’
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60’
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48’ - 66’24’ - 42’ Slip Lane
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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10’ 12’12’
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48’ - 66’24’ - 42’
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)
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
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10’ 12’12’
10’ 12’ 8’8’5’5’12’
13’13’ 6’6’
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23’23’4’4’6’
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72’60’
50’ - 60’
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60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’ Slip Lane
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)
Hydraulic Street (Near-Term)
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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
Hydraulic Street (Long-Term)
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22 Yorkville Downtown Overlay District
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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12’ 12’8’8’ 8’
23’23’4’4’6’
6’
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6’4’22’16’2’12’8’8’
6’10’10’Varies
6’
72’
72’60’
50’ - 60’
50’ - 60’
60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’ Slip Lane
Streetscape Master Plan 25
Van Emmon Street (Existing)
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26 Yorkville Downtown Overlay District
Figure 33 - Landscape Beautification (Cedrus Landscaping)
Figure 34 - Painted Grain Elevator (News OK)
Tactical Interventions
Van Emmon Street
(Near-Term)
Interventions should be focused at the intersection of Van
Emmon Street and Bridge Street. Businesses on either
side of the intersection are already considering providing
outdoor seating options, which would add visible energy
to the downtown when approaching from the south. This is
a positive direction and can be amplified with the removal
of parking spaces to construct a temporary or permanent
parklet, providing a canopy or other form of weather
protection, or introducing outdoor space heaters to extend
seating months.
This intersection is also the primary crossing for pedestrians
and vehicles moving between the east and west sides of
Bridge Street due to traffic signalization and pedestrian
crossing indicators. Painting the crosswalk and intersection
would be an opportunity to brand downtown, enhance
safety and visibility for crossing pedestrians, and draw
attention to its businesses.
In addition to intersection treatments, the southwest corner
of the intersection could be used for signage that greets
residents and visitors traveling into downtown. Plans are
already underway to improve the County Courthouse slope.
County Courthouse Landscape Beautification
Gateway Monument Signage
Painted Crosswalks
Painted Intersection
Parklet
Temporary Street Trees
Outdoor Seating
Painted Grain Elevator
Painted Bridge Street Barrier/Railing
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Streetscape Master Plan 27
Van Emmon Street (Near-Term)
Figure 35 - Temporary Street Trees (ASLA)Figure 36 - Painted Crosswalk (Broward Palm Beach)
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28 Yorkville Downtown Overlay District
Van Emmon Street should be beautiful to establish a first
impression to visitors, particularly east of Bridge Street. The
mix of topography and building forms can be challenging
when the desired outcome is a pleasant street; however, the
asymmetry can be accommodated through careful design
considerations.
A primary consideration should include where stormwater
is flowing. With elevated parcels on the south edge of Van
Emmon Street, surface water will flow towards the street
and sidewalk. Utilizing rain gardens that temporarily store
rainwater before discharge or percolation and/or using
permeable pavers that allow water to dissipate through the
parking surface, are ways to accommodate the increased
runoff. Also helping with stormwater, street trees should
be planted on either side of the approach from the east to
create a block long gateway when driving into Yorkville from
Oswego.
Downtown branding elements, such as seasonal banners and
wayfinding signage, can add to the cohesion of downtown.
The historic Kendall County Courthouse slope can act as a
gateway feature incorporating signage, or some other built
element, to establish a four-sided Van Emmon and Bridge
Street intersect. These improvements could be completed in
the near-term with the expectation that they would remain
as other capital improvements take place.
Figure 37 - Stormwater Streetscape (novitalas.com)
Figure 38 - Intersection Improvements (PicSnaper)
Figure 39 - Permable Parking Pavers (Village of Shorewood)
Greeting Visitors with Beauty
Van Emmon Street
(Long-Term)
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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
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32 Yorkville Downtown Overlay District
One of the most charming aspects of Yorkville, is the historic,
small-town character inherent in the City’s streets and
buildings. These streets may have narrow or no sidewalks,
are often curbless, and exhibit a casual feel that may
slightly change between each individual property. Many of
these streets are both the front door and driveway access
to homes and buildings. These types of streets that serve
buildings through parking and service access are vital to the
functionality of the neighborhoods.
Around downtown the north/south streets that run parallel
with Bridge Street act as ‘B’ Streets. These streets that
feature a small-town character should continue to support
the downtown uses, as well as provide a framework for
future development to take place.
Because future development will likely be limited, to an
extent, and single-family homes exist immediately adjacent
to the downtown blocks, the ‘B’ Streets should maintain a
small-town character that aligns with many future uses but
does not negatively affect existing single-family homes.
Figure 44 - View North Down Main Street (Google)
Figure 45 - View North Down Main Street (Google)
Figure 46 - View North Down Main Street (Google)
Small-Town Character
‘B’ Street
(Existing)
D O W N T O W N YORKVILLED O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE D O W N T O W N YORKVILLE
10’ 12’12’
10’ 12’ 8’8’5’5’12’
13’13’ 6’6’
12’
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
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River Access
2
Streetscape Master Plan 35
‘B’ Street (Near-Term)
Figure 50 - Basic Roadside Swale (NACTO)
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36 Yorkville Downtown Overlay District
As streets are rebuilt to support a changing downtown, it
will remain important to minimize impact on the pleasant,
historic character of the surrounding neighborhood. Careful
design consideration to not over-correct the ‘B’ Streets
should be maintained. Community members have expressed
how they value the small-town character that brought many
of them to Yorkville, or kept them there, in the first place.
Roadside swales can be used to both direct and detain
stormwater. Plantings can include a mixture of City
contributions and resident contributions. This will allow
the property owner to make some customizations to the
extension of their front lawn. For example, small wooden
bridges might connect the street with the sidewalk to their
front door. These small customizations add to the character
that already exists.
Small details can make these streets more attractive, such
as having a curbless intersection that allows stormwater
runoff to enter the roadside swales. The edge of the
street pavement can be a gravel transition that delineates
between travel lane and shoulder. Trees could be planted
irregularly or even provided by the property owners from
an approved landscape palette. Sidewalks should be narrow,
but continuous to have minimal impact while providing
maximum connectivity.
Figure 51 - Roadside Swale (Green Infrastructure Digest)
Figure 52 - Roadside Swale (Mithun)
Figure 53 - Roadside Swale (IPFS)
Redefining Small Town Streets
‘B’ Street
(Long-Term)
River Access
D O W N T O W N YORKVILLED O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE
D O W N T O W N YORKVILLE D O W N T O W N YORKVILLE
10’ 12’12’
10’ 12’ 8’8’5’5’12’
13’13’ 6’6’
12’
4’
4’4’13’13’ 2’2’11’11’
14’12’ 12’18’
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)
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FRONT VIEW SIDE VIEW
ALUMINUM SIGN STIFFENER
MOUNTING HARDWARE
EXISTING LIGHT POLE
1/8” ALUMINUM ACCENT
1/8” ALUMINUM ACCENT
1/8” ALUMINUM FIELD (RED)
1/8” ALUMINUM “Y” (CREAM)
1/8” ALUMINUM BORDER (CREAM)
3M CREAM VINYL
4.5” LETTERING
1/8” ALUMINUM PANEL
W/ MAP PAINTED FINISHES
3M CREAM VINYL
3.75” LETTERING
4'-0"
5'-10"
9'-0"
DOWNTOWN YORKVILLE
COUNTY
COURTHOUSE
CITY HALL
RIVERFRONT
PARK
FRONT VIEW SIDE VIEW
ALUMINUM SIGN STIFFENER
MOUNTING HARDWARE
EXISTING LIGHT POLE
3'-9"
4'-0"
10'-0"
1/8” ALUMINUM ACCENT
1/8” ALUMINUM ACCENT
1/8” ALUMINUM FIELD (RED)
1/8” ALUMINUM “RIVER/BRIDGE” (CREAM)
1/8” ALUMINUM BORDER (CREAM)
3M WHITE VINYL4.5” LETTERING
1/8” ALUMINUM PANEL
W/ MAP PAINTED FINISHES
DOWNTOWN YORKVILLE
PPUBLIC
PARKING
40 Yorkville Downtown Overlay District
Cohesive Downtown Signage
Downtown Signage
and Wayfinding
Effectively navigating downtown is one of the major elements
to be improved. For example, there is currently sufficient
parking to accommodate patrons of the downtown uses;
however, that parking is dispersed unevenly throughout
downtown and is difficult to locate unless you are familiar
with the area. Situations, such as no left turns allowed at
the Bridge Street and Hydraulic Street intersection, make it
difficult to navigate if a turn is missed and an opportunity to
redirect is not obvious.
One way to help alleviate this problem is through providing
downtown signage. This signage can make a statement and
solidify a cohesive brand and image for the area as a whole.
From signage to banners or emblems, consistent, beautiful
signage shows visitors that the city cares about providing an
inviting user experience.
Wayfinding Sign Directional Sign
DOWNTOWN YORKVILLE
YORKVILLE
HOMETOWN
DAYS
FESTIVAL
FRIDAY
AUG. 31 -
SUNDAY
SEP. 02
5:00p-9:00p
DOWNTOWN YORKVILLE
YORKVILLE
RIVER
FEST
FRIDAY
JUL. 13 -
SATURDAY
JUL. 14
5:00p-10:00p
SIDE VIEW
5"
8'-6"
DOWNTOWN YORKVILLE
FRONT VIEW
5'-5"
3'-6"
3” DIA. TAPCO POLE
TAPCO DECORATIVE FINIALS
TAPCO DECORATIVE BASE
2”X2” SQUARE ALUMINUM TUBING
MOUNTING BRACKETS
ENCLOSED LOCKING CABINET W/
CHANGEABLE GRAPHIC
(INFORMATION BOX TO BE ILLUMINATED W/
WHITE SLOAN LEDS)
CAM LOCK
CUSTOM FABRICATED ALUMINUM CABINET
W/ MAP PAINTED FINISH
3M WHITE VINYL
5.5” LETTERING
1/8” ALUMINUM FIELD (RED)
1/8” ALUMINUM “RIVER/BRIDGE” (CREAM)
1/8” ALUMINUM BORDER (CREAM)
Streetscape Master Plan 41
DOWNTOWN YORKVILLE
YORKVILLE
HOMETOWN
DAYS
FESTIVAL
FRIDAY
AUG. 31 -
SUNDAY
SEP. 02
5:00p-9:00p
DOWNTOWN YORKVILLE
YORKVILLE
RIVER
FEST
FRIDAY
JUL. 13 -
SATURDAY
JUL. 14
5:00p-10:00p
Information Kiosk
Seasonal Banners
42 Yorkville Downtown Overlay District
Starting with three different wayfinding sign types: (1) an
informational kiosk; (2) pole mounted directional signage;
and (3) branded wayfinding signage; Yorkville can make a
near-term impact on how users navigate the area.
Informational kiosks can house either rotating or stationary
content, such as maps, historic markers, or recreational
programming. Maps can help pedestrians identify where
they are in relation to other nearby destinations and help
them discover new places to explore. These kiosks will be
sidewalk mounted and cater to the pedestrian over vehicles.
Directional signage is most effectively mounted on the
existing light poles in locations that help drivers know when
to turn for parking or riverfront access. The directional
signage should have a specific purpose of getting someone
from point A to point B. Though these signs should be pole
mounted and high enough to be visible for passing cars, they
should also be easily visible to pedestrians.
As with each type of sign, wayfinding signage should be
both branded and informative, letting users know that
they are located in the proper area or neighborhood and
provide markers for points of interest. Points of interest
within downtown Yorkville may include specific restaurants,
the historic Kendall County Courthouse, County offices,
Bicentennial Riverfront Park, and public parking lots.
Figure 58 - Informational Kiosk (Trans Associates)
Figure 59 - Directional Signage (Flickr)
Figure 60 - Branded Wayfinding Signage (Google)
Downtown Wayfinding
0’75’150’300’
F o x R i v e r
S Bridge StreetN Bridge StreetE Fox Street
W Ridge Street
W Madison Street
E Van Emmon Street
E Hydraulic Street
Mill StreetS Main StreetState StreetHeustis StreetKey
Kiosk
Parking
Wayfinding
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P
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
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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’
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.
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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
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
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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
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
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10’ 12’12’
10’ 12’ 8’8’5’5’12’
13’13’ 6’6’
12’
4’
5’5’8’8’
Opt.
Planting
Opt.
Planting
5’5’2’2’11’11’
14’12’ 12’18’
12’ 12’8’8’ 8’
23’23’4’4’6’
6’
6’
6’4’22’16’2’12’8’8’
6’10’10’Varies
6’
72’
72’60’
50’ - 60’
46’ - 62’
60’
48’ - 66’24’ - 42’
48’ - 66’24’ - 42’
Figure 10-21-2D (1). ‘B’ Street (Long-term).DRAFT2.0 Districts
D. S4: ‘B’ Street District
The ‘B’ Street District is a lower scale commercial district designed to
serve adjacent neighborhoods and the greater community. Flanked by
the Hydraulic and Van Emmon Districts, a wider range of residential
uses is permitted. As one of the main street types between primary
thoroughfares, pedestrian access and safety remains a priority.
FINAL DRAFT March 2019 15
‘B’ Street - Residential
Building Placement
Build-to-line Location 0’ to 15’
Space Between Buildings
Attached
Detached
0’
10’
Building Volume
Maximum Building Height 80’
Maximum Stories 3.5
Minimum Ground Floor Height 9’
Typical Street Attributes
Typical ROW Width 50’ to 60’
Number of Travel Lanes 2
Lane Width 11’
Dedicated Turn Lanes none
Parking Lanes
1 lane of parallel parking
each side of street (reduce
planting where appropriate to
accommodate parking)
Pavement Width 26’
Dedicated Bicycle Facilities none
Pedestrian Realm
Pedestrian Facilities 4’ wide sidewalk
Street Buffer 13’ swale and/or stormwater
buffer; optional parking
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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 August 29 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 4
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 August 29 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 August 29 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 August 29 2019 25
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DRAFT10-21-3 Uses
Yorkville Downtown Overlay District Form-Based Code26
Building Types by Districts
Districts
S1: Bridge StreetS2: Hydraulic StreetS3: Van Emmon StreetS4: ‘B’ StreetS5: ‘B’ Street - ResidentialBuilding TypesDowntown Commercial 4 4 4 4
Downtown Living 4 4 4
Cottage Commercial 4 4 4 4
Civic Building 4 4 4 4 4
Attached Building 4 4 0
Yard Building 0 4
4 Permitted 0 Requires Permit / Review DRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDistricts DRAFTDistricts
Table 10-21-4A (1). Permitted Building Types by District
principal structure.
ii. Detached accessory structures are allowed per each
Building Type and shall comply with all setbacks except
the following:
(i) Detached accessory structures are not permitted in
the front yard.
(ii) Detached accessory structures shall be located
behind the principal structure in the rear yard.
(iii) Detached accessory structures shall not exceed the
height or size (area) of the principal structure.
2. Page Layout. Document pages are laid out to provide the
maximum amount of information for each building type on one
spread of two pages. Refer to Figure 10-21-4A (1) for a typical
Building Type layout page.
(a) Tables. Refer to Section 10-21-4B for further information on
each Table.
(b) Graphics typically represent one example of a building that
could be developed utilizing the standards for that building
type. Graphics are provided to illustrate general intent. In all
cases, tables and text supercede graphic representations.
4.0 Building Types
A. Introduction to Building Type Standards
The buildings detailed in this section outline the Building Types
permitted for new construction and renovated structures within the
Districts defined in Section 10-21-2.
1. General. All Building Types shall meet the following requirements
to achieve the intents defined for the districts.
(a) Zoning Districts. Each Building Type shall be constructed only
within its designated districts. Refer to Table 10-21-4A (1)
Permitted Building Types by Districts.
(b) Uses. Each Building Type can house a variety of uses
depending on the district in which it is located. Refer to 15.3
for uses permitted per district. Some Building Types have
additional limitations on permitted uses.
(c) No Other Building Types. All buildings constructed shall meet
the standards of one of the Building Types within the zoning
district of the lot.
(d) Permanent Structures. All buildings constructed shall be
permanent construction without a chassis, hitch, or wheels, or
other features that would make the structure mobile, unless
otherwise noted.
(e) Accessory Structures.
i. Attached accessory structures are considered part of the
10-21-4 Building Types
Tables define the
regulations for each
Building Type. Refer to
10-21-4B Explanation
of Building Type Table
Standards for narrative
explanation of each line
item.
Graphics related to the tables on
the left. Graphics typically represent
one example of Building Type
standards
Intent of the
Building Type.
One Building Type per Spread of
Two Pages
Sandy Springs City Center Districts DRAFT20
13.2 Frontage Types
Permitted Districts
CC1: Core CC2:Shopping CC3: Core Support CC5: Gateway
(a) Building Siting Refer to Figure 13.2.3 (1).
Minimum Front Lot Line Coverage 95% 90% 2 90% 65%
Occupation of Corner Required Required Required Required
Front Build-to Zone 0’ to 10’ 5’ to 15’ 1 0’ to 15’ 10’ to 25’
Corner Build-to Zone 0’ to 5’ 5’ to 10’ 0’ to 10’ 10’ to 25’
Courtyard Permitted 25%30% 30%50%
Minimum Side Yard Setback 0’5’5’10’
Minimum Rear Yard Setback 5’5’5’25’
Minimum Lot Width
Maximum Building Width [200’]30’none 30’none 30’none 30’none
Maximum Impervious CoverageAdditional Semi-Pervious Coverage 75%
25%
65%
15%
75%
20%
60%
15%
Parking & Loading Location Rear yard Rear yard 2 Rear yard Rear & side yards
Entry for Parking within Building Rear facade Rear & side facades Rear facades Rear & side facades
Vehicular Access
Alley; if no alley exists, 1 driveway per non-primary street frontage; if no side street, 1
driveway permitted off Primary Street; shared access is encouraged.
1 driveway per 100’ of street frontage
(b) Height Refer to Figure 13.2.3 (2)
Minimum Overall Height 2 stories 1 story 2 stories 1 story
Maximum Overall Height 8 stories 8 stories 3 8 stories 4 stories
Ground Story: Minimum Height Maximum Height 14’18’14’24’ 4 14’18’14’24’ 4
Upper Stories: Minimum Height
Maximum Height 9’12’ 9’15’ 9’12’9’15’
(c) Uses Refer to Figure 13.2.3 (2)
Ground Story
Permitted
Civic, Retail & Service uses. Refer to 13.6.
Permitted Retail, Service, and Office uses. Refer to 13.6.
All permitted uses. Refer to 13.6.
All permitted uses. Refer to 13.6.
Upper Story All permitted uses. Refer to 13.6.
Parking within Building Permitted fully in any basement and in rear of upper floors
Occupied Space 30’ deep on all full height floors from the front facade
(d) Street Facade Requirements Refer to Figure 13.2.3 (3).
Minimum Ground Story Transparency
Measured between 18” and 8’ above grade 75% 65%75%50%
Minimum Transparency
Upper Stories 20%15% 20%15%
Blank Wall Limitations Required per floor
Front Facade Entrance Type Storefront, Arcade
Principal Entrance Location Front or Corner Facades
Front, Side, or Corner Facades
Front or Corner Facades
Front, Side, or Corner Facades
Number of Front Facade Street
Entrances Minimum 1 for every 60’ or less of facade none
Vertical Facade Divisions
One per designated width of facade 30’50’ 30’50’
Horizontal Facade Divisions Within 3’ of the top of the ground story and the bottom of any
fifth floor
(e) Roof Type Requirements Refer to Figure 13.2.3 (3).
Permitted Roof Types Parapet, Pitched, Flat
Tower Permitted
3. Storefront Building.
A. Description & Intent. The Storefront
Building is a mixed use building
located at the front and corner
property lines allowing easy access
to passing pedestrians. Parking may
be provided in the rear of the lot,
internally in the building.
Storefronts with large amounts of
transparency and regularly spaced
entrances off the street are required
on the ground floor front facade.
Ground floor uses are limited to
those with high levels of pedestrian
activity, such as retail, and service
uses, with additional commercial,
office, and/or residential uses in the
upper stories.
B. Regulations. Regulations for the
Storefront Frontage Type are defined
in the adjacent table.
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Notes:
1 Where the distance from back of curb to edge of sidewalk is 10 feet or less and no
additional right-of-way is required, an 8’ to
18’ Build-to Zone is required.
2 Lots wider than 100 feet are permitted
up to one double-loaded aisle of parking
(maximum width of 70 feet), located perpendicular to the front lot line in the side yard, and shall meet a Front Lot Line
Coverage of 60%.
3 Maximum height is 12 stories for parcels
with Roswell Road street frontage south of
Hammond Drive and north of I-285.
3 20’ or more in height counts as two stories towards maximum building height.
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DRAFT December 30, 2012DRAFT 21
13.2 Frontage Types
Figure 13.2.3 (2): Height & Use Requirements.
Front Property Line
Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street Side Property LineFTFFAlley
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Figure 13.2.3 (1): Building Siting.
Figure 13.2.3 (3): Street Facade Requirements.
street
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street Front Lot Lineo
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Front Property Line
Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street Side Property LineAlley
Typical Site Plan.Site Plan with side parking (DT 2, DT 3, and DT3 only).
PRINCIPAL BUILDING
PRINCIPAL BUILDING
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Permitted Districts
CC1: Core CC2:Shopping CC3: Core Support
(a) Building Siting Refer to Figure 13.2.2 (1).
Minimum Front Lot Line Coverage 95% 90% 2 90%
Occupation of Corner Required Required Required
Front Build-to Zone 0’ to 10’ 5’ to 15’ 1 0’ to 15’
Corner Build-to Zone 0’ to 5’ 5’ to 10’ 0’ to 10’
Courtyard Permitted 25%30% 30%
Minimum Side Yard Setback 0’5’5’
Minimum Rear Yard Setback 5’5’5’
Minimum Lot Width
Maximum Building Width
30’
none
30’
none
30’
none
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
75%
25%
65%
15%
75%
20%
Parking & Loading Location Rear yard Rear yard 2 Rear yard
Entry for Parking within Building Rear facade Rear & side
facades Rear facades
Vehicular Access
Alley; if no alley exists, 1 driveway per non-
primary street frontage; if no side street, 1
driveway permitted off Primary Street; shared
access is encouraged.
(b) Height Refer to Figure 13.2.2 (2)
Minimum Overall Height 2 stories 1 story 2 stories
Maximum Overall Height 8 stories 8 stories 3 8 stories
Ground Story: Minimum Height
Maximum Height
14’
18’
14’
24’ 4
14’
18’
Upper Stories: Minimum Height
Maximum Height
9’
12’
9’
15’
9’
12’
(c) Uses Refer to Figure 13.2.2 (2)
Ground Story
Permitted
Civic, Retail &
Service uses.
Refer to 13.6.
Permitted
Retail,
Service, and
Office uses.
Refer to
13.6.
All permitted
uses. Refer to
13.6.
Upper Story All permitted uses. Refer to 13.6.
Parking within Building Permitted fully in any basement and in rear of
upper floors
Occupied Space 30’ deep on all full height floors from the
front facade
(d) Street Facade Requirements Refer to Figure 13.2.2 (3).
Minimum Ground Story Transparency
Measured between 18” and 8’ above grade 75% 65%75%
Minimum Transparency
Upper Stories 20%15%20%
Blank Wall Limitations Required per floor
Front Facade Entrance Type Storefront, Arcade
Principal Entrance Location
Front or
Corner
Facades
Front, Side,
or Corner
Facades
Front or
Corner
Facades
Number of Front Facade Entrances Minimum 1 for every 60’ or less of facade
Vertical Facade Divisions
One per designated width of facade 30’50’ 30’
Horizontal Facade Divisions Within 3’ of the top of the ground story and the
bottom of any fifth floor
(e) Roof Type Requirements Refer to Figure 13.2.2 (3).
Permitted Roof Types Parapet, Pitched, Flat
Tower Permitted
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Permitted Use Table
Page Layout
Building Type pages are laid out to provide the maximum
amount of information for each Building Type on one spread of
two pages.
Graphics typically represent one example of a building that
could be developed utilizing the standards for that Building
Type. Graphics are provided to illustrate general intent. In all
cases, tables and text supercede graphic representations.
Permitted Use Table
Building Type Tables
Refer to 10-21-4B for an explanation of each line item on
the tables. Building Type tables contain all the standards for
that Building Type. They are organized by district, so only the
information in a parcel’s district is applicable to that parcel. The
other columns do not apply.
For example, a parcel in CC1 only applies the standards from
that column, illustrated below.DRAFTDRAFTDRAFTDRAFT13.2 Frontage TypesDRAFT13.2 Frontage TypesDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTRear Property LineDRAFTRear Property Line
AlleyDRAFTAlleyDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTMaximum Impervious Coverage
DRAFTMaximum Impervious Coverage
Additional Semi-Pervious Coverage
DRAFTAdditional Semi-Pervious Coverage
Parking & Loading Location
DRAFTParking & Loading Location
Entry for Parking within Building
DRAFTEntry for Parking within Building
DRAFTi
DRAFTi
DRAFTh
DRAFTh
Figure 10-21-4A (1). Representative Building Types Spread.
Figure 10-21-4A (2). Building Type Table Example.
10-21-4 Building Types
How To Use The Code
FINAL DRAFT March 2019 27
Yorkville Downtown Overlay District Form-Based Code28
Permitted Districts
District A District B
(a) Building Siting
Multiple Principal Buildings Not permitted Not permitted
Minimum Front Lot Line Coverage 95% 65%
Occupation of Corner Required Required
Front Build-to Zone 0’ to 20’ 1 5’ to 20’ 1
Corner Build-to Zone 0’ to 5’ 0’ to 10’
Minimum Side Yard Setback 0’5’
Minimum Rear Yard Setback 5’; 25’ if located adjacent to
residential
Minimum Lot Width
Maximum Building Width
30’
none
30’
none
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
75% 3
25%
65% 3
15%
Parking & Loading Location Rear yard Rear yard
Entry for Parking within Building Rear & Side Facades
Vehicular Access Alley; if no alley exists, 1 driveway
per street frontage
EXAM
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
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EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
E
EXAM
P
L
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0’ to 5’
EXAM
P
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0’ to 5’
EXAM
P
L
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EXAM
P
L
E
EXAM
P
L
E
0’
EXAM
P
L
E
0’5’
EXAM
P
L
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5’
Minimum Rear Yard Setback
EXAM
P
L
E
Minimum Rear Yard Setback 5’; 25’ if located adjacent to
EXAM
P
L
E
5’; 25’ if located adjacent to
residential
EXAM
P
L
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residential
Minimum Lot WidthEXAM
P
L
E
Minimum Lot Width
Maximum Building WidthEXAM
P
L
E
Maximum Building Width
Maximum Impervious CoverageEXAM
P
L
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Maximum Impervious CoverageEXAM
P
L
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EXAM
P
L
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Additional Semi-Pervious CoverageEXAM
P
L
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Additional Semi-Pervious Coverage
Width of Principal Building
Width of Front Build-to Zone (BTZ)
(minus driveway width)
Building Footprint
Width of Principal Building
Width of Front Build-to Zone (BTZ)
Building FootprintDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTTable 10-21-4B (1). Example Building Siting Requirements Table from a
Typical Building Type.
Figure 10-21-4B (1). Measuring Front Lot Line Coverage
10-21-4 Building Types
B. Explanation of Building Type Table Standards
The following explains and further defines the standards outlined on
the tables for each Building Type, refer to Sections 10-21-4C through
10-21-4H.
1. Building Siting. The following explains the line item requirements
for each Building Type Table within the first section entitled
“Building Siting”. Table 10-21-4B (1) illustrates an example of a
Building Siting Table from a typical Building Type.
(a) Multiple Principal Structures. The allowance of more than one
(1) principal structure on a lot.
(b) Minimum Front Lot Line Coverage. Refer to Figure 10-21-4B
(1). Measurement defining the minimum percentage of street
wall or building facade along the street. The width of the
principal structure(s) (as measured within the front build-to
zone) shall be divided by the maximum width of the front
build-to zone (BTZ).
i. Certain buildings have this number set to also allow the
development of a courtyard along the front lot line.
ii. Some frontage types allow side yard parking to be
exempted from the front lot line coverage calculation.
If such an exemption is permitted, the width of up to
one (1) double loaded aisle of parking, located with the
drive perpendicular to the street and including adjacent
sidewalks and landscaping, may be exempted, to a set
maximum in feet.
iii. When driveway is located at the front lot line (Figure
10-21-4B (1)) and a side yard parking is not utilized,
a driveway width of twenty (20) feet may be deducted
from the width of the BTZ and is not included in the
calculation of the minimum front lot line.
(c) Occupation of Corner. Occupying the intersection of the front
and corner build-to zones with a principal structure.
(d) Front Build-to Zone. The build-to zone or setback parallel to
the front lot line. Building components, such as awnings or
signage, are permitted to encroach beyond the build-to zone.
i. All build-to zone and setback areas not covered by
building shall contain either landscape, patio space, or
sidewalk space.
(e) Corner Build-to Zone. The build-to zone or setback parallel to
the corner side property line.
i. All build-to zone and setback areas not covered by
building shall contain either landscape, patio space, or
sidewalk space.
(f) Minimum Side Yard Setback. The minimum required setback
along a side property line.
i. All build-to zone and setback areas not covered by
building shall contain either landscape, patio space, or
sidewalk space.
(g) Minimum Rear Yard Setback. The minimum required setback
along a rear property line.
i. All build-to zone and setback areas not covered by
building shall contain either landscape, patio space, or
sidewalk space.
(h) Minimum Lot Width. The minimum width of a lot, measured
at the build-to zone.
Permitted Districts
District A District B
(b) Height
Minimum Overall Height 2 stories 2 story
Maximum Overall Height 5 stories 5 stories
Ground Story: Minimum Height
Maximum Height
14’
18’
14’
18’
Upper Stories: Minimum Height
Maximum Height
9’
12’
9’
12’EXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLE
2 stories
EXAMPLE
2 stories
Maximum Overall HeightEXAMPLEMaximum Overall Height 5 storiesEXAMPLE5 stories
Ground Story: Minimum HeightEXAMPLE
Ground Story: Minimum Height
Maximum HeightEXAMPLE
Maximum Height
14’EXAMPLE
14’
Upper Stories: Minimum HeightEXAMPLE
Upper Stories: Minimum Height
Maximum HeightEXAMPLE
Maximum Height
Maximum Impervious Coverage =
Building Coverage + Impervious Surfaces
Corner Property LineFront Lot Line
Building Footprint
Parking
Grade.
Ground
Story
Upper
Story
Roof
Type
Bottom of
Parapet
Eave Height
Grade
Ground
Story
Upper
Story
Roof
Type
Finished
Floor
DRAFTDRAFTDRAFTDRAFTBottom of DRAFTBottom of
Parapet
DRAFTParapet
Story
DRAFTStory
Table 10-21-4B (2). Example Height Requirements Table from a Typical
Building Type.
Figure 10-21-4B (2). Maximum Impervious & Additional Semi-Pervious
Coverage.
Figure 10-21-4B (3). Measuring Height
10-21-4 Building Types
(i) Maximum Building Width. The maximum width of a building,
measured across the front facade.
(j) Maximum Impervious Coverage. (Refer to Figure 10-21-
4B (2)). The maximum percentage of a lot permitted to
be covered by principal structures, accessory structures,
pavement, and other impervious surfaces.
(k) Additional Semi-Pervious Coverage. The additional
percentage of a lot beyond the Maximum Impervious
Coverage, which may be surfaced in a semi-pervious material,
including a green roof or pavers.
(l) Parking & Loading Location. The yard in which a surface
parking lot, detached garage, attached garage door access,
loading and unloading, and associated drive is permitted.
(m) Entry for Parking within Building. Permitted garage door
location for parking entrance when parking is located within
building.
(n) Vehicular Access. The permitted means of vehicular ingress
and egress to the lot.
i. Alleys, when present, shall always be the primary means
of access.
ii. When alleys are not present, a driveway may be
permitted per Building Type and, if an alternative is
available, shall not be located off a Primary Street.
2. Height. The following explains the line item requirements for
each Building Type Table within the second section entitled
“Height”. Table 10-21-4B (2), illustrates an example of a Height
Requirements Table from a typical Building Type.
(a) Minimum Height (in Stories). The minimum overall height for
the building shall be located within the build-to zone; stories
above the minimum height may be stepped back from the
facade.
(b) Maximum Height (in Stories). The sum of a building’s total
number of stories.
i. Half stories are located either completely within the
roof structure with street-facing windows or in a visible
basement exposed a maximum of one half story above
grade.
ii. A building incorporating both a half story within the roof
and a visible basement shall count the height of the two
(2) half stories as one (1) full story.
iii. Some Building Types require a building facade to step
back as its height increases. The upper stories of any
building facade with street frontage shall be setback a
designated amount beyond the building facade of the
lower stories.
FINAL DRAFT March 2019 29
Yorkville Downtown Overlay District Form-Based Code30
Permitted Districts
District A District B
(c) Uses
Ground Story Per Section 15.3 Uses
Upper Story Per Section 15.3 Uses
Parking within Building Permitted fully in any basement and
in rear of upper floors
Occupied Space 20’ deep on all full height floors
from the front facade
Permitted Districts
District A District B
(d) Street Facade Requirements
Minimum Ground Story
Transparency
Measured between 2’ and 8’ above grade
65% 65%
Minimum Transparency
Upper Stories 20%20%
Blank Wall Limitations Required per floor
Front Facade Entrance Type Storefront, Arcade
Principal Entrance Location Front or Corner Facades
Number of Street Entrances Minimum 1 for every 50’ or less of
facade
Ground Story Vertical Divisions One per every 30’ of facade width
Horizontal Facade Divisions
Within 3’ of the top of the ground
story and the bottom of any fifth
floor
Facade Variety Required
Refer to 15.4B.4(h) for requirements.Every 80’ of facade width
EXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLE
Principal Entrance Location
EXAMPLE
Principal Entrance Location Front or Corner Facades
EXAMPLE
Front or Corner Facades
Number of Street EntrancesEXAMPLENumber of Street Entrances Minimum 1 for every 50’ or less of EXAMPLEMinimum 1 for every 50’ or less of
facadeEXAMPLE
facade
Ground Story Vertical DivisionsEXAMPLE
Ground Story Vertical Divisions
EXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEPer Section 15.3 UsesEXAMPLEPer Section 15.3 Uses
Upper StoryEXAMPLEUpper Story Per Section 15.3 UsesEXAMPLEPer Section 15.3 Uses
Parking within BuildingEXAMPLE
Parking within Building
Upper StoryEXAMPLEUpper Story
DRAFTDRAFTGround Story
DRAFTGround Story
Upper Story
DRAFTUpper Story
DRAFTDRAFTDRAFTDRAFTDRAFTDRAFTUpper Story
DRAFTUpper Story
Parking within Building
DRAFTParking within Building
Occupied Space
DRAFTOccupied Space
EXAMPLE
DRAFTEXAMPLEEXAMPLE
DRAFTEXAMPLEEXAMPLE
DRAFTEXAMPLEUpper StoryEXAMPLEUpper Story
DRAFTUpper StoryEXAMPLEUpper Story
Parking within BuildingEXAMPLE
Parking within Building
DRAFTParking within BuildingEXAMPLE
Parking within Building
Table 10-21-4B (4). Example Street Facade Requirements Table from a Typical Building Type.
Table 10-21-4B (3). Example Uses Table from a Typical Building Type.
10-21-4 Building Types
iv. Floors within the building shall be visibly designated on
the street facades by the use of expression lines or the
layout of the windows.
(c) Ground Story and Upper Story, Minimum and Maximum
Height. (Refer to Figure 10-21-4B (3)). Each frontage type
includes a permitted range of height in feet for each story.
Additional information is as follows:
i. Floor height is measured in feet between the floor of a
story to the floor of the story above it.
ii. For single story buildings and the uppermost story of
a multiple story building, floor to floor height shall be
measured from the floor of the story to the tallest point
of the ceiling.
iii. Double height spaces may be located along any non-
street facade or in the entrance way to the building. The
entrance way shall not exceed fifty percent (50%) of the
street facade.
3. Uses. The following explains the line item requirements for each
Building Type Table within the third section entitled “Uses.” Refer
to Section 10-21-3 for uses permitted within each District. The
requirements in this section of the Building Type Tables may limit
those uses within a specific Building Type. Table 10-21-4B (3)
illustrates an example of the Uses table from a typical Building
Type.
(a) Ground and Upper Story. The uses or category of uses which
may occupy the ground and/or upper story of a building.
(b) Parking Within Building. The area(s) of a building in which
parking is permitted within the structure.
(c) Occupied Space. The area(s) of a building that shall be
designed as occupied space, defined as interior building
space regularly occupied by the building users. It does not
include storage areas, utility space, or parking.
4. Street Facade Requirements. The following explains the line item
requirements for each Building Type Table within the fourth section
entitled “Street Facade Requirements.” These requirements apply
only to facades facing a public or private street right-of-way. The
rear or interior side yard facades are not required to meet these
standards unless otherwise stated. Table 10-21-4B (4) illustrates
an example of a Street Facade Requirements Table from a typical
Building Type.
(a) Minimum Ground Story and Upper Floor Transparency. (Refer
to Figure 10-21-4B (5)). The minimum amount of transparency
on street facades with street frontage.
i. Transparency is any glass in windows and/or doors,
including any mullions, that is highly transparent with low
reflectance.
(i) Ground Story Transparency, when defined
separately from the overall minimum transparency,
shall be measured between two (2) feet and eight
(8) feet from the base of the front facade.
(ii) A general Minimum Transparency requirement shall
be measured from floor to floor of each story.
(b) Blank Wall Limitations. A restriction of the amount of
windowless area permitted on a facade with street frontage. If
required, the following shall both be met for each story:
i. No rectangular area greater than thirty percent (30%) of
a story’s facade, as measured from floor to floor, may be
windowless; and
ii. No horizontal segment of a story’s facade greater than
fifteen (15) feet in width may be windowless.
5. Entrance Type.
(a) Front Facade Entrance Type. The Entrance Type(s) permitted
for the entrance(s) of a given Building Type. A mix of permitted
Entrance Types may be utilized. Refer to Section 10-21-4I
Entrance Types for definition of and additional requirements
for each.
(b) Principal Entrance Location. The facade on which the primary
building entrance is to be located.
Permitted Districts
District A District B
(e) Roof Type Requirements
Permitted Roof Types Parapet, Pitched, Flat
Tower PermittedEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLEEXAMPLE
District A
EXAMPLE
District A District B
EXAMPLE
District B
(e) Roof Type RequirementsEXAMPLE(e) Roof Type Requirements
Permitted Roof TypesEXAMPLE
Permitted Roof Types
Area of Each
Story. Measured
from Center
of Facade at
Finished Ground
Floor Height
One
Story.
Blank Wall
Limitations.
Measuring Ground Floor Transparency on a Storefront Base.
Measure percent
of Ground Story
Storefront
Transparency between
two and eight feet from
the sidewalk
DRAFTFigure 10-21-4B (5). Measuring Transparency.Figure 10-21-4B (4). Building Variety.
Table 10-21-4B (5). Example Roof Type Requirements Table from a Typical
Building Type.
10-21-4 Building Types
(c) Number of Street Entrances. The minimum number of and
maximum spacing between entrances on the ground floor
building facade with street frontage.
(d) Ground Story Vertical Divisions. The use of a vertically
oriented expression line or form to divide the ground floor
facade into increments no greater than the dimension shown
in Figure 10-21-4I (1), as measured along the base of the
facade, and extending a minimum of eighty percent (80%)
from the average grade of the facade elevation to the interior
ceiling. Elements may include a column, pilaster, or other
continuous vertical ornamentation.
(e) Horizontal Facade Divisions. The use of a horizontally oriented
expression line or form to divide portions of the facade into
horizontal divisions, extending a minimum of ninety percent
(90%) of the full width of the facade. Elements may include
a cornice, belt course, molding, string courses, or other
continuous horizontal ornamentation a minimum of one and a
half inch depth.
(f) Facade Variety Requirements. Building design shall vary
between designated vertical facade divisions, where required
per the Building Type, and from adjacent buildings by the type
of dominant material or color, scale, or orientation of that
material and at least two of the following. Refer to Figure 10-
21-4B (5) for one illustration of this requirement.
i. The proportion of recesses and projections.
ii. The location of the entrance and window placement,
unless storefronts are utilized.
iii. Roof type, plane, or material, unless otherwise stated in
the Building Type requirements.
6. Roof Type. The following explains the line item requirements for
each Building Type Table in Sections 10-21-4C through 10-21-4H,
within the fifth section entitled “Roof Types.” Table 10-21-4B (5)
illustrates an example of a Roof Type Requirements Table from a
typical Building Type.
(a) Permitted Roof Type. The roof type(s) permitted for a given
Building Type. Refer to Section 10-21-4J for more specific
requirements.
(b) Tower. A vertical building extension that may be permitted in
conjunction with another roof type on certain Building Types.
Refer to Section 10-21-4J.
FINAL DRAFT March 2019 31
Measuring Transparency on Each Story with Slope.
Each Window
Opening
Yorkville Downtown Overlay District Form-Based Code32
Permitted Districts
S 1:
Bridge
Street
S 2:
Hydraulic
Street
S 3:
Van Emmon
Street
S 4:
‘B’
Street
(a) Building Siting Refer to Figures 10-21-4C (1) and 10-21-4C-(2)
Multiple Principal Buildings Permitted 1
Minimum Front Lot Line Coverage 100% 2 75%90% 2 65%
Occupation of Corner Required
Front Build-to Zone 0’ to 5’0’ to 10’
Corner Build-to Zone 0’ to 5’0’ to 10’
Minimum Side Yard Setback 0’; 5’ if adjacent to other Building
Type 5’
Minimum Rear Yard Setback 5’; 25’ if located adjacent to residential 3
Minimum Lot Width
Maximum Building Width
none
none
16’
none
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
95% 4
5%
80% 4
20%
Parking & Loading Location
Rear yard; existing
developed sites
require no add’l
parking and/or
loading facilities
Rear Yard & Side Yard 5
Entry for Parking within Building Rear & Side Facades All Sides
Vehicular Access none
Alley; if no alley exists, 1 driveway per every 80’
of frontage is permitted off non-Primary street; if
no side street, 1 driveway permitted off Primary
Street; shared access is encouraged.
(b) Height Refer to Figure 10-21-4C (3)
Minimum Overall Height 2 stories 1 story
Maximum Overall Height
6 stories (with
min. 3’ setback at
3 stories)
4 stories
Ground Story: Minimum Height
Maximum Height
14’
24’ 6
12’
24’ 6
14’
24’ 6
12’
24’ 6
Upper Stories: Minimum Height
Maximum Height
9’
14’
(c) Uses Refer to Figure 10-21-4C (3)
Ground Story Per Section 10-21-3 Uses; residential permitted provided that it is
located at least 20’ from the front primary facade
Upper Story Per Section 10-21-3 Uses
Parking within Building Permitted fully in any basement and in rear of all floors
Occupied Space 20’ deep on all full height floors from the front facade
(d) Street Facade Requirements Refer to Figure 15.4C (4)
Minimum Ground Story Transparency
Measured between 2’ and 8’ above grade 50%30%
Minimum Upper Story Transparency
Street-Facing Stories 20%15%
Front Facade Entrance Type Storefront, Elevated Storefront (permitted only on parcels in flood
hazard areas per Section 18 of the City’s Code of Ordinances)
Principal Entrance Location Front or Corner Facades
Number of Street Entrances
Minimum 1 for
every 30’ or less
of facade
Minimum 1 for every 50’ or less
of facade
Minimum 1
for every 80’
or less of
facade
Ground Story Vertical Divisions One per every 20-40’ of facade width
Horizontal Facade Divisions Within 3’ of top of ground story and
the bottom of any fifth floor Within 3’ of top of ground story
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.Every 40’ of facade width Every 50’ of facade width
(e) Roof Type Requirements Refer to Figure 10-21-4C (4)
Permitted Roof Types Parapet, Pitched, Flat
Tower PermittedDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTRefer to Figure 10-21-4C (3)DRAFTRefer to Figure 10-21-4C (3)Refer to Figure 10-21-4C (3)
2 stories
DRAFT2 stories
Maximum Overall Height
DRAFTMaximum Overall Height
6 stories (with DRAFT6 stories (with
Ground Story: Minimum HeightDRAFTGround Story: Minimum Height
Maximum HeightDRAFT Maximum Height
Upper Stories: Minimum HeightDRAFTUpper Stories: Minimum Height
Maximum HeightDRAFT Maximum Height
(c) Uses DRAFT(c) Uses Refer to Figure 10-21-4C (3)DRAFTRefer to Figure 10-21-4C (3)Refer to Figure 10-21-4C (3)
Ground StoryDRAFTGround Story
10-21-4 Building Types
C. Downtown Commercial
Building
1. Description & Intent. The Downtown
Commercial Building is a building
located at the front and corner
property lines allowing easy access
to passing pedestrians. Parking
may be provided in the rear of the
lot, internally in the building, or, in
some cases, no off-street parking is
required.
Storefronts with large amounts of
transparency and regularly spaced
entrances off the street are utilized on
the ground floor front facade. Ground
floor uses are limited to those with
high levels of pedestrian activity, such
as retail, service, and office uses, with
additional commercial, office, and/or
residential uses in the upper stories.
2. Regulations. Regulations for the
Downtown Commercial Building Type
are defined in the adjacent table.
Notes:
1 Each building shall meet all requirements
of the Building Type.
2 A max. six (6) foot gap is allowed if it
serves as a walkable passage.
3 If located adjacent to flood hazard area,
refer to requirements of the Yorkville
Stormwater Ordinance No. 2012-56. Refer
to FEMA National Flood Hazard Layer
FIRMette maps for all flood hazard areas.
4 Maximum Impervious Coverage shall be
applied only to all non-flood hazard areas.
Refer to FEMA National Flood Hazard Layer
FIRMette maps for all flood hazard areas.
5 Lots wider than one hundred (100) feet
are permitted one double-loaded aisle of
parking (maximum width of seventy (70)
feet), located perpendicular to the front
lot line and shall meet a Front Lot Line
Coverage of sixty percent (60%).
6 Eighteen (18) feet or more in height
counts as two (2) stories towards maximum
building height.
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Front Property Line
Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street Side Property Lineb
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Figure 10-21-4C (1): Building Siting.
Street
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Front Property Line
Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street
Typical Site Plan.Site Plan with side parking (S 2 and S4 only).
PRINCIPAL BUILDING
PRINCIPAL BUILDING
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i Side Property LineFigure 10-21-4C (2): Building Siting.DRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTpDRAFTpDRAFTSite Plan with side parking (S 2 and S4 only).DRAFTSite Plan with side parking (S 2 and S4 only).
Figure 10-21-4C (2): Building Siting.DRAFTFigure 10-21-4C (2): Building Siting.
Figure 10-21-4C (3): Height & Use Requirements.Figure 10-21-4C (4): Street Facade Requirements.
10-21-4 Building Types
FINAL DRAFT March 2019 33
Yorkville Downtown Overlay District Form-Based Code34
Permitted Districts
S 2:
Hydraulic
Street
S 3:
Van Emmon
Street
S 4:
‘B’
Street
(a) Building Siting Refer to Figures 10-21-4D (1) and 10-21-4D (2)
Multiple Principal Buildings Permitted 1
Minimum Front Lot Line Coverage 75% 50%
Occupation of Corner Required
Front Build-to Zone 5’ to 15’5’ to 20’
Corner Build-to Zone 0’ to 10’5’ to 20’
Minimum Side Yard Setback 5’10’
Minimum Rear Yard Setback 5’; 25’ if located adjacent to residential 2
Minimum Lot Width
Maximum Building Width
16’
none
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
65% 3
20%
75% 3
20%
65% 3
20%
Parking & Loading Location Rear yard 4, Side Yard
Entry for Parking within Building Rear & Side Facades
Vehicular Access
Alley; if no alley exists, 1 driveway per every
80’ of frontage is permitted off non-Primary
street; if no side street, 1 driveway permitted
off Primary Street; shared access is
encouraged.
(b) Height Refer to Figure 10-21-4D (3)
Minimum Overall Height 1 story
Maximum Overall Height 4 stories
All Stories: Minimum Height
Maximum Height
9’
14’
(c) Uses Refer to Figure 10-21-4D (3).
All Stories Per Section 10-21-3 Uses; residential dwelling
allowed provided that it is located at least 20’
from the front primary facade
Parking within Building Permitted fully in any basement and in rear
of all floors
Occupied Space 20’ deep on all full height floors from the front
facade
(d) Street Facade Requirements Refer to Figure 10-21-4D (4).
Minimum Transparency
Per each Story 20%
Front Facade Entrance Type Stoop, Porch
Principal Entrance Location Front facade or corner facade
Number of Street Entrances Minimum 1 for every 100’ or less of facade
Ground Story Vertical Divisions Every 60’ of facade width
Horizontal Facade Divisions Within 3’ of the top of the ground story and
any visible basement
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.Every 50’ of facade width
(e) Roof Type Requirements Refer to Figure 10-21-4D (4)
Permitted Roof Types Parapet, pitched, flat
Tower PermittedDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFT(b) Height DRAFT(b) Height Refer to Figure 10-21-4D (3)DRAFTRefer to Figure 10-21-4D (3)
Minimum Overall Height
DRAFTMinimum Overall Height
Maximum Overall Height
DRAFTMaximum Overall Height
All Stories: Minimum Height
DRAFTAll Stories: Minimum Height
Maximum Height
DRAFT Maximum Height
(c) Uses DRAFT(c) Uses
All StoriesDRAFTAll Stories
10-21-4 Building Types
D. Downtown Living Building
1. Description & Intent. The Downtown
Living Building Type is limited in terms
of uses by the district within which it
is located, generally housing office
and/or residential uses. Similar to the
Downtown Commercial Building, the
Downtown Living building is intended
to be built close to the front and corner
property lines, but generally allows for
more landscape space between the
building and the street. Parking may be
provided in the rear of the lot, internally
in the building, or, in some cases,
one double loaded aisle of parking is
permitted in the interior or the side yard
at the front lot line.
2. Regulations. Regulations for the
Downtown Living Building Type are
defined in the adjacent table.
Notes:
1 Each building shall meet all requirements
of the Building Type.
2 If located adjacent to flood hazard area,
refer to requirements of the Yorkville
Stormwater Ordinance No. 2012-56. Refer to
FEMA National Flood Hazard Layer FIRMette
maps for all flood hazard areas.
3 Maximum Impervious Coverage shall be
applied only to all non-flood hazard areas.
Refer to FEMA National Flood Hazard Layer
FIRMette maps for all flood hazard areas.
4 Lots wider than one hundred (100) feet
are permitted one double-loaded aisle of
parking (maximum width of seventy (70)
feet), located perpendicular to the front lot
line and shall meet a Front Lot Line Coverage
of sixty percent (60%).
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Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street Side Property LineFigure 10-21-4D (1): Building Siting.
Typical Site Plan.
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Rear Property Line
Corner Side Property LineNon-Primary StreetPrimary Street Side Property LineSite Plan with side parking (S 3 and S 4 only).
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Street
PRINCIPAL BUILDING
PRINCIPAL BUILDING
Figure 10-21-4D (2): Building Siting.DRAFTDRAFTDRAFTSite Plan with side parking (S 3 and S 4 only).DRAFTSite Plan with side parking (S 3 and S 4 only).DRAFTFigure 10-21-4D (2): Building Siting.DRAFTFigure 10-21-4D (2): Building Siting.
10-21-4 Building Types
FINAL DRAFT March 2019 35
Figure 10-21-4D (3): Height & Use Requirements.Figure 10-21-4D (4): Street Facade Requirements.
Yorkville Downtown Overlay District Form-Based Code36
Permitted Districts
S 1:
Bridge
Street
S 2:
Hydraulic
Street
S 3:
Van Emmon
Street
S 4:
‘B’
Street
(a) Building Siting Refer to Figure 10-21-4E (1)
Multiple Principal Buildings Refer to District Street Details
Minimum Front Lot Line Coverage 60%50%40%
Occupation of Corner Required
Front Build-to Zone 5’ to 10’ 5’ to 20’
Corner Build-to Zone 5’ to 10’ 5’ to 25’5’ to 15’
Minimum Side Yard Setback 10’15’
Minimum Rear Yard Setback 25’ 2
Minimum Lot Width
Maximum Building Width
25’
50’
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
70% 3
15%
60% 3
15%
Parking & Loading Location Rear yard; attached garages access off rear facade only. 4,5
Entry for Parking within Building Not Permitted on Primary Street
Vehicular Access
Alley; if no alley exists, 1 driveway permitted off non-Primary street;
if no side street, 1 driveway permitted off Primary Street; shared
access is encouraged.
(b) Height Refer to Figure 10-21-4E (2)
Minimum Overall Height none
Maximum Overall Height 3.5 stories
Minimum Ground Story Height 10’
(c) Uses Refer to Figure 10-21-4E (2)
Ground Story Per Section 10-21-3 Uses
Upper Stories Per Section 10-21-3 Uses
Parking within Building Not Permitted on Primary Street
Occupied Space 20’ deep on all full height floors from the front facade
(d) Street Facade Requirements Refer to Figure 10-21-4E (3)
Minimum Ground Story
Transparency
Measured between 2’ and 8’ above grade
40% 30%
Minimum Transparency
Upper Stories 15%
Blank Wall Limitations Required per floor
Front Facade Entrance Type
Porch (Storefront, Elevated Storefront permitted only on parcels in
flood hazard areas per Section 18 of the City’s Code of Ordinances;
Stoop permitted with design review
Principal Entrance Location Front or corner side facade
Number of Street Entrances Minimum 1 per Building
Ground Story Vertical Divisions Not required
Horizontal Facade Divisions Within 3’ of the top of any visible basement
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.Between adjacent buildings
(e) Roof Type Requirements Refer to Figure 10-21-4E (3)
Permitted Roof Types Pitched
Tower PermittedDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTRefer to Figure 10-21-4E (2)DRAFTRefer to Figure 10-21-4E (2)
3.5 stories
DRAFT3.5 stories
Minimum Ground Story Height
DRAFTMinimum Ground Story Height 10’DRAFT10’
Refer to Figure 10-21-4E (2)DRAFTRefer to Figure 10-21-4E (2)
Upper StoriesDRAFTUpper Stories
Parking within BuildingDRAFTParking within Building
Occupied SpaceDRAFTOccupied SpaceDRAFT(d) Street Facade Requirements DRAFT(d) Street Facade Requirements
10-21-4 Building Types
E. Cottage Commercial Building
1. Description & Intent. The Cottage
Commercial Building combines
characteristics of the Downtown
Commercial Building Type with physical
characteristics of a residential cottage,
such as a pitched roof and a front stoop
or porch.
This lower-scale building has a
pedestrian-friendly storefront, stoop,
or porch entrance type with moderate
transparency and a primary entrance
that faces the street. Constructed
with Setbacks similar to a residential
cottage, this building typically has more
landscape area than the Downtown
Commercial Building Types. Parking is
permitted in the rear of the lot or a side
aisle (with conditions).
The Cottage Commercial Building may
contain a mix of uses, including retail,
service, and office uses on the ground
floor, with residential uses on upper
floors.
2. Regulations. Regulations for the
Cottage Commercial building type are
defined in the adjacent table.
Notes:
1 Each building shall meet all requirements
of the Building Type.
2 If located adjacent to flood hazard area,
refer to requirements of the Yorkville
Stormwater Ordinance No. 2012-56. Refer to
FEMA National Flood Hazard Layer FIRMette
maps for all flood hazard areas.
3 Maximum Impervious Coverage shall be
applied only to all non-flood hazard areas.
Refer to FEMA National Flood Hazard Layer
FIRMette maps for all flood hazard areas.
4 Lots wider than eighty (80) feet are
permitted one single-loaded aisle of parking
(maximum width of forty (40) feet), located
perpendicular to the front lot line, and shall
meet a Front Lot Line Coverage of fifty
percent (50%).
5 Attached garages are considered part of
the principal building and shall meet all
setbacks. Detached garages shall meet all
setbacks unless an alley is present. When an
alley is present, detached garages shall have
a minimum rear setback of five (5) feet.
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Corner Side Property LineNon-Primary StreetPrimary Street Side Property Lineb
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ruPRINCIPAL BUILDINGPRINCIPAL BUILDINGDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTFigure 10-21-4E (2) Height & Use Requirements.Figure 10-21-4E (3). Street Facade Requirements.
Figure 10-21-4E (1). Building Siting.
10-21-4 Building Types
FINAL DRAFT March 2019 37
Yorkville Downtown Overlay District Form-Based Code38
Permitted Districts
S 1:
Bridge
Street
S 2:
Hydraulic
Street
S 3:
Van Emmon
Street
S 4:
‘B’
Street
S 5:
‘B’ Street
Residential
(a) Building Siting Refer to Figure 10-21-4F (1)
Multiple Principal Buildings Refer to District Street Details
Minimum Front Lot Line Coverage Refer to District Street Details
Occupation of Corner Required
Front Build-to Zone 0’ to 10’0’ to 15’Corner Build-to Zone
Minimum Side Yard Setback 5’10’
Minimum Rear Yard Setback 5’; 25’ if located adjacent to residential 1
Minimum Lot Width
Maximum Building Width
16’
none
30’
none
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
70% 2
20%
70% 2
10%
50% 2
20%
Parking & Loading Location Rear yard 3
Entry for Parking within Building Rear & Side Facades
Vehicular Access Alley Alley; if no alley exists, 1 driveway is permitted per
street frontage
(b) Height Refer to Figure 10-21-4F (2)
Minimum Overall Height 1 story
Maximum Overall Height
6 stories
(with min. 3’
setback at 3
stories)
4 stories 3 stories
Ground Story: Minimum Height Maximum Height
14’
24’ 4
12’
24’ 4
14’
24’ 4
12’
24’ 4
12’
18’ 4
Upper Stories: Minimum Height Maximum Height
9’
14’
9’
12’
(c) Uses Refer to Figure 10-21-4F(2)
All Stories Limited to uses in the Civic category and Entertainment Uses by
Special Use. Refer to 15.3 Uses.
Parking within Building Permitted fully in any basement and in rear of all floors
Occupied Space 30’ deep on all full height floors from the front facade
(d) Street Facade Requirements Refer to Figure 10-21-4F (3)
Minimum Transparency
Per each Story 12%
Blank Wall Limitations None
Front Facade Entrance Type None required
Principal Entrance Location Front or corner Facade
Number of Street Entrances 1 per each 150’ of front facade
Ground Story Vertical Divisions none required
Horizontal Facade Divisions none required
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.none required
(e) Roof Type Requirements Refer to Figure 10-21-4F (3)
Permitted Roof Types Parapet, Pitched, Flat, Other Roofs with approval per
10-21-4J Pitched
Tower PermittedDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTRefer to Figure 10-21-4F (2)DRAFTRefer to Figure 10-21-4F (2)
1 story
DRAFT1 story
Maximum Overall Height
DRAFTMaximum Overall Height
6 stories DRAFT6 stories
(with min. 3’ DRAFT(with min. 3’ DRAFTDRAFTDRAFTDRAFTDRAFTGround Story: Minimum Height
DRAFTGround Story: Minimum Height Maximum HeightDRAFT Maximum Height
Upper Stories: Minimum HeightDRAFTUpper Stories: Minimum Height Maximum HeightDRAFT Maximum Height
(c) Uses DRAFT(c) Uses Refer to Figure 10-21-4F(2)DRAFTRefer to Figure 10-21-4F(2)DRAFTAll StoriesDRAFTAll Stories
10-21-4 Building Types
F. Civic Building
1. Description & Intent. The Civic
Building Type is a more flexible
Building Type intended only for civic
and institutional types of uses.
These buildings are distinctive
within the community fabric created
by the other Building Types. Parking
is limited to the rear in most cases.
The maximum heights of this
Building Type depend on the district
within which it is located.
2. Regulations. Regulations for the
Civic Building Type are defined in
the adjacent table.
Notes:
1 If located adjacent to flood hazard
area, refer to requirements of the
Yorkville Stormwater Ordinance No.
2012-56. Refer to FEMA National Flood
Hazard Layer FIRMette maps for all flood
hazard areas.
2 Maximum Impervious Coverage shall
be applied only to all non-flood hazard
areas. Refer to FEMA National Flood
Hazard Layer FIRMette maps for all flood
hazard areas.
3 Lots wider than one hundred (100) feet
are permitted one double-loaded aisle of
parking (maximum width of seventy (70)
feet), located perpendicular to the front
lot line.
4 Eighteen (18) feet or more in height
counts as two (2) stories towards
maximum building height.
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Corner Property LineStreetStreet Side Property Lineb
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PRINCIPAL BUILDING
DRAFTDRAFTFigure 10-21-4F (2). Height & Use Requirements.Figure 10-21-4F (3). Street Facade Requirements.
Figure 10-21-4F (1). Building Siting.
10-21-4 Building Types
FINAL DRAFT March 2019 39
Yorkville Downtown Overlay District Form-Based Code40
Permitted Districts
S 3:
Van Emmon
Street
S 4:
‘B’
Street
S 5:
‘B’ Street
Residential
(a) Building Siting Refer to Figures 10-21-4G (1) and 10-21-4G (2)
Multiple Principal Buildings Permitted 1
Minimum Front Lot Line Coverage 75% 2 70% 2 65% 2
Occupation of Corner Required
Front Build-to Zone 5’ to 20’ 10’ to 20’ 10’ to 25’
Corner Build-to Zone 5’ to 10’ 10’ to 15’
Minimum Side Yard Setback 0’ per unit;
10’ between buildings’
0’ per unit;
15’ between
buildings’
Minimum Rear Yard Setback 15’, if alley present 5’20’, if alley
present 5’
Minimum Unit Width
Maximum Building Width
16’ per unit
Maximum
8 units per
building
16’ per unit
Maximum
6 units per
building;
maximum 120’
width
18’ per unit
Maximum
6 units per
building;
maximum 120’
width
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
65% 3
20%
60% 3
20%
50% 3
20%
Parking & Garage Location Rear yard; attached garages access off rear facade
only. 4
Vehicular Access Alley; if no alley exists, one driveway is permitted
per building
(b) Height Refer to Figure 10-21-4G (3)
Minimum Overall Height 1 story
Maximum Overall Height 4 stories 3.5 stories
Minimum Ground Floor Height:12’
(c) Uses Refer to Figure 10-21-4G (3)
All Stories Residential only
Parking within Building Permitted fully in any basement and in rear of all
floors
Occupied Space 30’ deep on all full height floors from the front
facade
(d) Street Facade Requirements Refer to Figure 10-21-4G (4)
Minimum Transparency per each
Story 15%12%
Front Facade Entrance Type Stoop, Porch
Principal Entrance Location Front or Corner Side Facade
Number of Street Entrances 1 per unit
Ground Story Vertical Divisions none required
Horizontal Facade Divisions none required
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.Between adjacent buildings
(e) Roof Type Requirements Refer to Figure 10-21-4G (4)
Permitted Roof Types Parapet, Pitched, Flat
Tower PermittedDRAFTDRAFTDRAFTDRAFTParking & Garage Location
DRAFTParking & Garage Location
Vehicular Access
DRAFTVehicular Access
DRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFT(b) Height DRAFT(b) Height Refer to Figure 10-21-4G (3)DRAFTRefer to Figure 10-21-4G (3)
Minimum Overall Height
DRAFTMinimum Overall Height
Maximum Overall Height
DRAFTMaximum Overall Height
Minimum Ground Floor Height:DRAFTMinimum Ground Floor Height:
(c) Uses DRAFT(c) Uses
All StoriesDRAFTAll Stories
Parking within BuildingDRAFTParking within Building
G. Attached Building
1. Description & Intent. The Attached Building is
a building comprised of multiple vertical units,
each with its own entrance to the street. This
Building Type may be organized as townhouses or
rowhouses.
Parking is required to be located in the rear yard
and may be incorporated either into a detached
garage or in an attached garaged accessed from
the rear of the building. However, when the garage
is located within the building, a minimum level of
occupied space is required on the front facade to
ensure that the street facade is active.
2. Regulations. Regulations for the Attached
Building Type are defined in the adjacent table.
Notes:
1 For the purposes of the Attached Building, a building
consists of a series of units. When permitted, multiple
buildings may be located on a lot within the minimum
space between them. However, each building shall
meet all requirements of the Building Type.
2 Each building shall meet the front lot line coverage
requirement, except one of every five (5) units may
front a courtyard with a minimum width of thirty (30)
feet. The courtyard shall be defined on three (3) sides
by units.
3 Maximum Impervious Coverage shall be applied only
to all non-flood hazard areas. Refer to FEMA National
Flood Hazard Layer FIRMette maps for all flood hazard
areas.
4 Attached garages are considered part of the principal
building and shall meet all setbacks. Detached garages
shall meet all setbacks unless an alley is present.
When an alley is present, detached garages shall have
a minimum rear setback of five (5) feet.
10-21-4 Building Types
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Rowhouse
Front Lot Line
Rear Property Line
Corner Property LineStreetStreet Side Property LineAlley
Street
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PRINCIPAL BUILDINGPRINCIPAL BUILDING
unitunitunitunitunitunitunitunitunitunitunitunitunitunitpDRAFTDRAFTDRAFT
Figure 10-21-4G (3): Height & Use Requirements.Figure 10-21-4G (4): Street Facade Requirements.
Figure 10-21-4G (1): Building Siting.Figure 10-21-4G (2): Building Siting.
10-21-4 Building Types
FINAL DRAFT March 2019 41
Site Plan without Rear Yard Site Plan with Rear Yard
Yorkville Downtown Overlay District Form-Based Code42
Permitted Districts
S 4:
‘B’
Street
S 5:
‘B’ Street
Residential
(a) Building Siting Refer to Figure 10-21-4H (1)
Multiple Principal Buildings Permitted 1
Minimum Front Lot Line Coverage 50% 2 40%
Occupation of Corner Required
Front Build-to Zone 10’ to 20’10’ to 25’
Corner Build-to Zone 10’ to 20’10’ to 25’
Minimum Side Yard Setback 5’7.5’
Minimum Rear Yard Setback 35’, if alley present 5’
Minimum Lot Width
Maximum Lot Width
30’
50’
30’
70’
Maximum Impervious Coverage
Additional Semi-Pervious Coverage
60% 3
20%
50% 3
20%
Parking & Garage Location Rear yard; attached garages access off rear
or side facade only. 4
Vehicular Access Alley; if no alley exists, one driveway is
permitted per building
(b) Height Refer to Figure 10-21-4H (2)
Minimum Overall Height 1 story
Maximum Overall Height 3.5 stories
All Stories: Minimum Height
Maximum Height
9’
14’
(c) Uses Refer to Figure 10-21-4H (2)
All Stories Residential only
Parking within Building Permitted
Occupied Space 30’
(d) Street Facade Requirements Refer to Figure 10-21-4H (3)
Minimum Transparency per each
Story 12%
Front Facade Entrance Type Stoop, porch
Principal Entrance Location Front or side facade
Number of Street Entrances Any
Ground Story Vertical Divisions None required
Horizontal Facade Divisions None required
Facade Variety Required
Refer to 10-21-4B(4)(h) for requirements.Between adjacent buildings
(e) Roof Type Requirements Refer to Figure 10-21-4H (3)
Permitted Roof Types Parapet, Pitched, Flat Pitched
Tower Not permittedDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTDRAFTMaximum Overall Height
DRAFTMaximum Overall Height
All Stories: Minimum Height
DRAFTAll Stories: Minimum Height
Maximum Height
DRAFT Maximum Height
(c) Uses DRAFT(c) Uses Refer to Figure 10-21-4H (2)DRAFTRefer to Figure 10-21-4H (2)
All Stories
DRAFTAll Stories
Parking within BuildingDRAFTParking within Building
Occupied SpaceDRAFTOccupied Space
(d) Street Facade Requirements DRAFT(d) Street Facade Requirements
10-21-4 Building Types
H. Yard Building
1. Description & Intent. The Yard Building is a residential
building, incorporating a landscaped yard surrounding
all sides of the building. Parking and garages are
limited to the rear only with preferred access from an
alley.
2. Regulations. Regulations for the Yard Building Type are
defined in the adjacent table.
Notes
1 Each building shall meet all requirements of the Building
Type.
2 When multiple buildings are located on a single lot, the
buildings shall collectively meet the front lot line coverage
requirement. Buildings located internal to the lot may
be arranged with a courtyard or bungalow court that is
a minimum of twenty (20) feet in width. The width of the
courtyard shall be exempt from minimum front lot line
coverage requirements. The courtyard or bungalow court
shall be defined on three (3) sides by units. This layout shall
not be allowed on corner lots, only lots internal to a block
segment.
3 Maximum Impervious Coverage shall be applied only to
all non-flood hazard areas. Refer to FEMA National Flood
Hazard Layer FIRMette maps for all flood hazard areas.
4 Attached garages are considered part of the principal
building and shall meet all setbacks. Detached garages shall
meet all setbacks unless an alley is present. When an alley
is present, detached garages shall have a minimum rear
setback of five (5) feet.
b
g
i
c
a
d
h
f
e
n
l
q
j
k
p
r
m
o
Street
Front Lot Line
Rear Property Line
Corner Property LineStreetStreet Side Property LineStreet
b
g
g
h
i
a
d
f
e e
q
l
l
l
l
n
m
m
o o
oo
o
o o
p
r
j
k
b
c
PRINCIPAL BUILDINGPRINCIPAL BUILDINGh
DRAFTDRAFTDRAFTFigure 10-21-4H (2). Height and Use Requirements.Figure 10-21-4H (3). Street Facade Requirements.
Figure 10-21-4H (1). Building Siting.
10-21-4 Building Types
FINAL DRAFT March 2019 43
Yorkville Downtown Overlay District Form-Based Code44
Expression
Line
Sidewalk
Transparency
Ground
Story
Elevation
Entry
Base
Expression Line
Street Sidewalk StorefrontBasementEntry
Base
Secondary Sidewalk
Landscape
Area or Visible
Basement
Ramp Down to Grade
Interior
Ceiling
Vertical
Division DRAFTFigure 10-21-4I (1). Storefront Entrance Type.Figure 10-21-4I (2). Elevated Storefront Entrance Type.
10-21-4 Building Types
I. Entrance Types
Entrance type standards apply to the ground story and visible basement
of front facades of all Building Types as defined in this Section. Refer
to the Building Type Table Requirements, Sections 10-21-4C through
10-21-4H.
1. General. The following provisions apply to all entrance types.
(a) Intent. To guide the design of the ground story of all buildings
to relate appropriately to pedestrians on the street. Treatment
of other portions of the building facades is detailed in each
Building Type standard (refer to Building Types 10-21-4C
through 10-21-4H).
(b) Applicability. The entire ground story street-facing facade(s) of
all buildings shall meet the requirements of at least one (1) of
the permitted entrance types, unless otherwise stated.
(c) Measuring Transparency. Refer to Section 10-21-4B
Explanation of Building Type Table Standards, for information
on measuring building transparency.
(d) Visible Basements. Visible basements, permitted by entrance
type, are optional. The visible basement shall be a maximum
of one-half the height of the tallest story.
2. Storefront Entrance Type. Refer to Figure 10-21-4I (1). The
Storefront entrance type is a highly transparent ground story
treatment designed to serve primarily as the display area and
primary entrance for retail or service uses.
(a) Transparency. Minimum transparency is required per Building
Type.
(b) Elevation. Storefront elevation shall be between zero (0) and
one (1) foot above street sidewalk.
(c) Visible Basement. A visible basement is not permitted.
(d) Horizontal Facade Division. Horizontally define the ground
story facade from the upper stories.
(e) Entrance. All entries shall be recessed from the front facade
closest to the street.
i. Recess shall be a minimum of three (3) feet and a
maximum of eight (8) feet deep, measured from the
portion of the front facade closest to the street.
ii. When the recess falls behind the front build-to zone, the
recess shall be no wider than eight (8) feet.
3. Elevated Storefront Entrance Type. Refer to Figure 10-21-4I (2). The
Elevated Storefront entrance type is a highly transparent ground
story treatment similar to the Storefront, but permitted to be
elevated above the sidewalk for buildings located on parcels with
flood hazard areas.
(a) Transparency. Minimum transparency is required per Building
Type.
(b) Elevation. Storefront elevation may be a half story above the
street sidewalk elevation.
(c) Visible Basement. A visible basement is permitted and does
not require Occupied Space.
(d) Horizontal Facade Division. Horizontally define the ground
story facade from the upper stories and any Visible Basement
from the ground story.
(e) Entrance. All entries shall be located off a secondary walk
along the building face within the build-to zone.
i. The secondary sidewalk shall be elevated above and
essentially parallel to the street sidewalk to provide
Entry
Optional
Visible
Basement
Expression
Line
Vertical Divisions
Sidewalk
Transparency
Ground Story
Elevation
Entry
Sidewalk DRAFTFigure 10-21-4I (3). Stoop Entrance Type.Figure 10-21-4I (4). Porch Entrance Type.
10-21-4 Building Types
continuous walking along the facade of the building.
ii. The secondary sidewalk shall be continuous along the
facade of the building and shall connect to the street
sidewalk by steps and ramps every fifty (50) feet.
iii. The secondary sidewalk shall connect to any other
adjacent developments secondary sidewalks, when
feasible. Drive crossings shall be of the same material as
the secondary walk.
iv. The transition between the secondary sidewalk and
street sidewalk shall include landscape, patios, and
connecting walks.
v. The visible basement shall be located a minimum of five
(5) feet from the street sidewalk to allow softening of the
transition.
vi. The street and the secondary sidewalks shall be a
minimum of eight (8) feet in width.
4. Stoop Entrance Type. Refer to Figure 10-21-4I (3). A stoop is an
unroofed, open platform.
(a) Transparency. Minimum transparency is required per Building
Type.
(b) Stoop Size. Stoops shall be a minimum of five (5) feet deep by
six (6) feet wide.
(c) Elevation. Stoop elevation shall be located a maximum of
two (2) feet six (6) inches (2’ 6”) above the sidewalk without
visible basement and a maximum of four (4) feet six (6)
inches (4’ 6”) above the sidewalk with a visible basement.
(d) Visible Basement. A visible basement is permitted and shall
be separated from the ground story by an expression line.
(e) Entrance. All entries shall be located off a stoop. The stoop
may be continuous along the facade of the building.
(f) Landscape Area. A minimum five (5) foot wide landscape
area is required within the build-to zone along the length of
this entrance type with the exception of walks accessing the
building.
5. Porch Entrance Type. Refer to Figure 10-21-4I (4). A porch is a
raised, roofed platform that may or may not be enclosed on all
sides. If enclosed, the space shall not be climate controlled.
(a) Transparency.
i. Minimum transparency per Building Type is required.
ii. If enclosed, a minimum of forty percent (40%) of the
enclosed porch shall be comprised of highly transparent,
low reflectance windows.
(b) Porch Size. The porch shall be a minimum of five (5) feet deep
and eight (8) feet wide.
(c) Elevation. Porch elevation shall be located a maximum of
two (2) feet six (6) inches (2’ 6”) above the sidewalk without
a visible basement and a maximum of four (4) feet six (6)
inches (4’ 6”) above the sidewalk with a visible basement.
(d) Visible Basement. A visible basement is permitted.
(e) Height. Porch may be two (2) stories to provide a balcony on
the second floor.
(f) Entrance. All entries shall be located off a porch.
FINAL DRAFT March 2019 45
Yorkville Downtown Overlay District Form-Based Code46
Cap Type &
Roof Height
Low Pitched Roof Roof Type (Hip Roof)
Roof
Slope
upper floor
Upper Floor
Expression Line
Cap
Height
Pitched Roof Type (Gable Roof)
Roof Slope
Upper Floor
Cap Type & Roof
HeightDRAFT
Figure 10-21-4J (1). Parapet Roof Type
Figure 10-21-4J (2). Pitched Roof Type
10-21-4 Building Types
J. Roof Types
Roof type standards apply to the roof and cap of all Building Types as
defined in this Section. Refer to the Building Type Table Requirements,
Sections 10-21-4C through 10-21-4H.
1. General Provisions. The following provisions apply to all roof types.
(a) Intent. To guide the design of the cap of all buildings.
(b) Applicability. All buildings shall meet the requirements of one
of the roof types permitted for the Building Type.
(c) Measuring Height. Refer to Section 10-21-4B for information
on measuring building height.
(d) Other roof types. Other building caps not listed as a specific
type may be requested with the following requirements:
i. The roof type shall not create additional occupiable
space beyond that permitted by the Building Type.
ii. The shape of the Roof Type shall be significantly different
from those defined in this section 10-21-4J, i.e. a dome,
spire, vault.
iii. The building shall warrant a separate status within the
community from the fabric of surrounding buildings, with
a correspondence between the form of the roof type and
the meaning of the building use.
2. Parapet Roof Type. Refer to Figure 10-21-4J (1). A parapet is a low
wall projecting above a building’s roof along the perimeter of the
building. It can be utilized with a flat or low pitched roof and also
serves to limit the view of roof-top mechanical systems from the
street.
(a) Parapet Height. Height is measured from the top of the upper
story to the top of the parapet.
i. Minimum height is two (2) feet with a maximum height of
six (6) feet.
ii. The parapet shall be high enough to screen the roof and
any roof appurtenances from view of the street(s).
(b) Horizontal Expression Lines. An expression line shall define
the parapet from the upper stories of the building and shall
also define the top of the cap.
(c) Occupied Space. Occupied space shall not be incorporated
behind this roof type.
3. Pitched Roof Type. Refer to Figure 10-21-4J (2). This roof type has
a sloped or pitched roof. Slope is measured with the vertical rise
divided by the horizontal span or run.
(a) Pitch Measure. The roof may not be sloped less than a 4:12
(rise:run) or more than 16:12.
i. Slopes less than 4:12 are permitted to occur on second
story or higher roofs. Refer to Figure 10-21-4J (2).
(b) Configurations.
i. Hipped, gabled, and combination of hips and gables with
or without dormers are permitted.
ii. Butterfly roofs (inverted gable roof) are permitted with a
maximum height of eight (8) feet, inclusive of overhang.
iii. Gambrel and mansard roofs are not permitted.
(c) Parallel Ridge Line. A gabled end or perpendicular ridge line
shall occur at least every one hundred (100) feet of roof when
the ridge line runs parallel to the front lot line. Refer to Figure
10-21-4J (3).
(d) Roof Height. Roofs without occupied space and/or dormers
shall have a maximum height on street-facing facades equal
to the maximum floor height permitted for the Building Type.
(e) Occupied Space. Occupied space may be incorporated behind
this roof type.
Allowable
Cap Type
Tower Width
Cap
Eave
Thickness
Eave DepthVertical Wall
Plane
Tower Height
Expression
Line
Upper Fl
o
o
r
Parallel Ridge Line with Gable
Roof Slope
Upper Floor
Cap Type & Roof
Height DRAFTDRAFTFigure 10-21-4J (4). Tower
Figure 10-21-4J (3). Parallel Ridge Line Figure 10-21-4J (5). Flat Roof Type
10-21-4 Building Types
4. Flat Roof Type. Refer to Figure 10-21-4J (5), Flat Roof Type. This
roof type has a flat roof with overhanging eaves.
(a) Configuration. Roofs with no visible slope are acceptable.
Eaves are recommended on all street facing facades.
(b) Eave Depth. Eave depth is measured from the building facade
to the outside edge of the eave. Eaves shall have a depth of at
least fourteen (14) inches.
(c) Eave Thickness. Eave thickness is measured at the outside
edge of the eave, from the bottom of the eave to the top of the
eave. Eaves shall be a minimum of eight (8) inches thick.
(d) Interrupting Vertical Walls. Vertical walls may interrupt the
eave and extend above the top of the eave with no discernible
cap.
i. No more than one-half of the front facade can consist of
an interrupting vertical wall.
ii. Vertical walls shall extend no more than four (4) feet
above the top of the eave.
(e) Occupied Space. Occupied space shall not be incorporated
behind this roof type.
(f) No mechanical equipment on roof shall be visible from the
adjacent sidewalk.
5. Towers. Refer to Figure 10-21-4J (4). A tower is a rectilinear or
cylindrical, vertical element, that shall be used with other roof
types.
(a) Quantity. All Building Types, with the exception of the Civic
Building, are limited to one (1) tower per building.
(b) Tower Height. Maximum height, measured from the top of the
parapet or eave to the top of the tower, is the equivalent of the
height of one (1) upper floor of the building to which the tower
is applied.
(c) Tower Width. Maximum width along all facades is one-third
the width of the front facade or thirty (30) feet, whichever is
less.
(d) Occupied Space. Towers may be occupied by the same uses
allowed in upper stories of the Building Type to which it is
applied.
(e) Application. May be combined with all other roof types.
(f) Tower Cap. The tower may be capped by the parapet, pitched,
low pitched, or flat roof roof types, or the spire may cap the
tower.
FINAL DRAFT March 2019 47
Yorkville Downtown Overlay District Form-Based Code48DRAFTDRAFTDRAFTFigure 10-21-4K (1). Primary Materials.Figure 10-21-4K (2). Roof Materials.
10-21-4 Building Types
K. Additional Design Requirements
The following outlines the district design requirements that affect a
building’s appearance and district cohesiveness. They improve the
physical quality of buildings, enhance the pedestrian experience, and
protect the character of the neighborhood.
1. Materials and Color.
(a) Primary Facade Materials. Eighty percent (80%) of each street
facade shall be constructed of primary materials. Street
facade materials shall continue around the corner a minimum
depth of twenty (20) feet onto the side facade.
i. Permitted primary building materials include high quality,
durable, natural materials, such as stone, brick; wood
lap siding; fiber cement board lapped, shingled, or panel
siding; glass. Other high quality synthetic materials
may be approved during the site plan process with an
approved sample and examples of successful, high
quality local installations. Refer to Figure 10-21-4K (1).
(b) Secondary Facade Materials. Secondary materials are limited
to details and accents and include gypsum reinforced fiber
concrete for trim and cornice elements; metal for beams,
lintels, trim, and ornamentation, and exterior architectural
metal panels and cladding.
i. Exterior Insulation and Finishing Systems (EIFS) is
permitted on upper floor facades only.
(c) Roof Materials. Acceptable roof materials include three
hundred (300) pound or better, dimensional asphalt
composite shingles, wood shingles and shakes, metal tiles or
standing seam, slate, and ceramic tile. “Engineered” wood
or slate may be approved during the site plan process with
an approved sample and examples of successful, high quality
local installations. Refer to Figure 10-21-4K (2).
(d) Color. Main building colors shall utilize any historic palettes
from any major paint manufacturer. Other colors may be
utilized or details and accents, not to exceed a total area
larger than ten percent (10%) of the facade surface area.
(e) Appropriate Grade of Materials. Commercial quality doors,
windows, and hardware shall be used on all ground floor
Building Types with the exception of the Attached Building and
the Yard Building. Refer to Figure 10-21-4K (3).
2. Windows, Awnings, and Shutters.
(a) Windows. All upper story windows on all historic, residential,
and mixed use buildings shall be recessed, and either
casement or double hung. Percent of transparency is required
per Building Type. Horizontal or vertical strip windows, tinted
or reflective glass, and glass block (Figure 10-21-4K (4)) are
prohibited on street facades.
(b) Security Grills. Grills shall be fully retractable and completely
within the interior of the building and inconspicuous to the
Primary Materials: Brick Primary Materials: Stone
Roof Materials: Ceramic Tile
Roof Materials: Metal
Roof Materials: Asphalt Composite Shingles
Primary Materials: Painted Wood
DRAFTDRAFTDRAFTFigure 10-21-4K (3).Commercial Grade Doors & Windows.
Figure 10-21-4K (5).Security Grills.
Figure 10-21-4K (4).Windows.
Figure 10-21-4K (6). Awnings.
10-21-4 Building Types
extent possible. Exterior bars are prohibited on any window.
Refer to Figure 10-21-4K (5).
(c) Awnings. All awnings shall be canvas or metal. Plastic awnings
and canopy awnings that extend from the front facade into the
right-of-way are prohibited. Awning types and colors for each
building face shall be coordinated. Refer to Figure 10-21-4K
(6).
(d) Shutters. If installed, shutters, whether functional or not, shall
be sized for the windows. If closed, the shutters shall not be
too small for complete coverage of the window. Shutters shall
be wood. “Engineered” wood may be approved during the
site plan process with an approved sample and examples of
successful, high quality local installations.
3. Rear Parking Facade Design. The following applies in all locations
where a public building entrance occurs on the rear facade
adjacent to a parking lot. Refer to Figure 15.4K (7).
(a) Entrance Type. An Entrance Type shall be utilized for a
minimum of twenty (20) feet of rear facade. Refer to 10-21-
4I(2)-(5).
FINAL DRAFT March 2019 49
Prohibited: Residential Grade Doors on Commercial Buildings.
Permitted: Commercial Grade Doors & Windows on Commercial Buildings.
Prohibited: Glass block windows on front
facade.
Prohibited: Exterior grills and bars.Permitted: Fully retractable, interior security grills.
Permitted Awnings: Metal (left) and Canvas (right)
Prohibited Awnings: Canopy awnings that extend from the front facade
into the right-of-way
Yorkville Downtown Overlay District Form-Based Code50DRAFTDRAFTFigure 10-21-4K (8). Balconies Integral to Facade.
Figure 10-21-4K (7).Rear Parking Facade Design.
15.4 Building Types
(b) Transparency Requirement. Public building entrance facade
area, minimum twenty (20) feet wide, shall utilize one of the
following:
i. When the Storefront Entrance Type is utilized, a
minimum forty five percent (45%) transparency is
required for the ground floor facade entrance, and the
door shall be a minimum of forty five percent (45%)
transparent.
ii. When any other Entrance Type is utilized, the minimum
transparency required for upper floors of the street
facade shall apply to the rear ground floor entrance area,
and the door shall be a minimum of forty five percent
(45%) transparent.
(c) Awnings and signage are encouraged.
4. Balconies. The following applies in all locations where balconies
are incorporated into the facade design facing any street or parking
lot. Refer to Figure 10-21-4K (8).
(a) Size. Balconies shall be a minimum of six (6) feet deep and
five (5) feet wide.
(b) Connection to Building. Balconies shall be integral to the
facade at the street line. Balconies on stepbacked stories
shall be independently secured and unconnected to other
balconies.
(c) Facade Coverage. A maximum of forty percent (40%) of the
front and corner side facades, as calculated separately, may
be covered with balconies, including street-facing railing and
balcony structure.
Front Facade Example.Rear Facade Example.
DRAFT10-21-4 Building Types
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FINAL DRAFT March 2019 51
Yorkville Downtown Overlay District Form-Based Code52DRAFT10-21-5 Site Development Standards
Land Use Bicycle Spaces
Multifamily 1 per 2 Vehicular Spaces for
buildings with 8+ units
Civic/Institutional 1 per 10 Vehicular Spaces, min.
of 4
Retail 1 per 10 Vehicular Spaces
Services 1 per 10 Vehicular Spaces
Office 1 per 10 Vehicular Spaces
Land Use Vehicle Spaces
Residential
(Studio and 1 bedroom)1 per unit
Residential
(2 or more bedrooms)1.5 per unit
Civic/Institutional max. 2 per 1,000 square feet
Retail/Services
(less than 8,000 square feet, excluding Restaurants)
no min. or max. parking
requirements
Retail/Services
(8,000 square feet or more, excluding Restaurants)
max. 2 per 1,000 square feet
Restaurants max. 4 per 1,000 square feet
Office max. 2 per 1,000 square feet
Table 10-21-5B (1). Required Vehicle Parking.
Table 10-21-5B (1). Required Bicycle Parking.
A. Signage
1. General Requirements. Refer to Section 10-20 of the Yorkville
City Code for all signage regulations applicable to the Downtown
Overlay Districts.
2. Revisions to the Signage Regulations. The following revises
Section 10-20 of the Yorkville City Code specific to the S Districts.
(a) Freestanding Low Monument Signs. (Refer to Section 10-20-
4) Low Monument Signs are permitted only in the S 4 District.
B. Parking Requirements
1. Applicability. This section shall apply to all new development and
changes in use or intensity of use for existing development in any S
Districts.
2. General Requirements. Off-street parking spaces shall be provided
in conformance with Section 10-16 Off-Street Parking and Loading
Regulations, unless revised in this Section 10-21-5B.
(a) Required Vehicle Parking. The Required Vehicle Parking Table
10-21-5B (1) indicates the maximum vehicle parking ratio for
a given use.
3. Parking Credits. Vehicular parking standards within Section 10-16
may be reduced by achieving one or all of the following credits.
(a) On-Street Parking Credit. For all non-residential uses, on-
street parking spaces that meet the following shall be credited
against the parking requirement.
i. Spaces shall be designated on-street parking available
twenty four (24) hours of every day.
ii. On-street space located a minimum of fifty percent (50%)
adjacent to the property line of the lot.
(b) Public Parking Credit. For all non-residential uses, public
parking spaces located within six hundred and sixty (660)
feet of any property line may be credited against the parking
requirement at a rate of one credit for every three public
parking spaces.
(c) Car-Share Parking Credit. The vehicular parking requirements
can be reduced with the inclusion of car-share parking spaces
as follows.
i. Per each car-share parking space provided, required
parking spaces shall be reduced by four (4) spaces.
ii. Required parking spaces may be reduced up to forty
percent (40%).
iii. Approval. Applicant must provide documentation of an
agreement with a car-share company. If this agreement
should terminate at any point, applicant shall be required
to provide parking as otherwise required herein.
(d) Shared Parking. Required Parking may be reduced to
the lower amount if at least eighty percent (80%) of non-
residential parking is available as publicly shared parking.
Otherwise, the higher standard parking requirement shall
apply.
(e) Other Parking Reductions. Additional reductions may be
approved by the Planning and Zoning Commission with the
submittal of a parking study illustrating the reduction.
4. Bicycle Parking.
(a) Required Bicycle Parking. The Required Bicycle Parking Table
10-21-5B (2) indicates the minimum bicycle parking ratio for a
given use.
i. Bicycle parking is not required for uses not listed.
ii. Bicycle parking is not required for uses less than 2,500
square feet in size.
iii. No Use, other than Civic is required to accommodate
more than twenty (20) bicycles.
(b) Bicycle Parking Dimensions.
i. Required bicycle parking spaces shall have minimum
dimensions of two (2) feet in width and six (6) feet in
length.
ii. An aisle a minimum of five (5) feet wide shall be provided
behind bicycle parking facilities to allow for maneuvering.
iii. A minimum of two (2) feet shall be provided beside each
parked bicycle to allows access. This access may be
shared by adjacent bicycles.
iv. Racks shall be installed a minimum of two (2) feet from
any wall or other obstruction.
FINAL DRAFT March 2019 53DRAFT10-21-5 Site Development Standards
Frontage Buffer Requirements
Buffer Depth & Location 1
Depth 7’
Location on Site Between street facing property line and vehicular areas 2
Buffer Landscape Requirements
Uses & Materials Uses and materials other than those indicated are
prohibited in the buffer
Shade Trees
Medium or large shade tree with full, spreading
canopies required at least every 40’; Locate on the
street side of the fence; Spacing should alternate with
street trees
Hedge Required continuous hedge on street side of fence,
between shade trees & in front of parking areas
Hedge
Composition
Individual shrubs with a minimum width of 24”, spaced
no more than 36” on center
Existing
Vegetation May be credited toward buffer area
Fence
Location 2’ from back of curb of vehicular area
Materials
Non-galvanized steel or painted PVC; Masonry Columns
(maximum width 2’6”) and Low Wall (maximum 18”
height) permitted
Minimum Height 3’ for Steel or Painted PVC
Maximum
Height 4’ for Steel or Painted PVC, 18” for Low Wall
Colors Black, gray, or dark green for Steel or Painted PVC
Opacity Minimum 30%; Maximum 60% for Steel or Painted PVC
Gate/Opening One gate permitted per street frontage; Opening width
maximum 6’
Notes:
1 This screening requirement does not prohibit the installation of or provision for
openings necessary for allowable access drives and walkways connecting to the
public sidewalk.
2 In Front and Corner Yards, when the parking area is located adjacent to any
building on the lot, the buffer must be located so that it aligns with or is behind
the face of the adjacent building back to the vehicular area. The area between the
buffer and the property line must be landscaped.
Shade
Tree.
Hedge.
Street Tree.
Fence.
7’ Buffer.
Shade Tree.
Street Tree.
Hedge.parking areasidewalkcurbFront Buffer Plan.
Front Buffer Section.buildingalign with building faceProperty LineLocation.
Optional Fence.
Figure 10-21-5C (1). Frontage Buffer Plan and Section.
Table 10-21-5C (1). Frontage Buffer Requirements.
C. Landscape
1. General Requirements. Refer to Section 10-17 Fencing and
Screening for all landscaping and screening requirements.
2. Build-to Zones and Setbacks. All build-to zone and setback areas
not covered by building shall contain either landscape, patio space,
or sidewalk space.
(a) Driveways are permitted to cross the front and corner build-to
zone and rear setbacks perpendicularly at a maximum of
twenty five (25) feet in width.
(b) Driveways may encroach upon the side setbacks longitudinally
on parcels fifty (50) feet or less in width.
(c) Parking lots shall not encroach upon any setbacks. Side and
rear yard parking lots shall not be located closer to the front
or corner lot line than the building.
(c) Location. Bicycle parking should be located within fifty (50)
feet of the entrance of the Use.
i. Indoor or outdoor spaces are permitted, provided they
are located on the lot with which they are associated.
ii. Bicycle parking facilities shall be separated from
vehicular parking areas to protect parked bicycles from
damage. The separation may be accomplished through
grade separation, distance or physical barrier, such as
curbs, wheel stops, poles or other similar features.
(d) Racks and Structures. Racks and structures shall be provided
for each unprotected parking space, and shall be designed
to accommodate both chain and U-shaped locking devices
supporting the bicycle frame at two (2) points.
3. Frontage Buffer Requirements. Refer to Figure 10-21-5C (1). The
following additional requirements are specific to the S Districts
and is in addition to information within Section 10-17 Fencing and
Screening guidelines.
(a) Intent. To lessen the visual impact of parking areas visible
from the street.
(b) General Applicability. Applies to properties in all S Districts
where a parking area is located adjacent to a right-of-way.
(c) Exceptions. Parking areas along alleys, except when a
residential district is located across the alley. Single and two
family residences are also excepted.
Yorkville Downtown Overlay District Form-Based Code54DRAFT10-21-5 Site Development Standards
Tree Size
Type
Soil
Volume
(cubic ft)
Soil Surface
Area (sq ft)
with 2.5’ Soil
Depth
Permeable
Surface Area
Requirement
(sq ft)
Medium 2,852 1141
(approx. 34’ x 34’)225 (15’ x 15’)
Large 6,532 2681
(approx. 50’ x 50’)400 (20’ x 20’)Travel
Lane
Parking
Lane Side-
walk
Right-of-Way
Travel
Lane
Parking
Lane
Side-
walk
Parkway ParkwayBike
Lane
Bike
Lane
Ped
RealmVehicular
Realm
Ped
Realm
PlantingorFurnishings Zone
Figure 10-21-5D (1). Typical Right-of-Way Elements.Table 10-21-5D (1). Minimum Recommended Soil Volumes and Permeable
Area per Planted Tree.
D. Street Guidelines
1. General Street Guidelines. The following guidelines should apply
to all new streets within S Districts with the intent of creating
pedestrian oriented, multimodal streets.
(a) Typical Street Elements. All street rights-of-way should include
the following vehicular and pedestrian realm considerations.
Refer to Figure 10-21-5D (1).
(1) Vehicular Realm. The vehicular realm is comprised of the
travel lanes, bicycle lanes, and parking lanes.
(2) Pedestrian Realm. The pedestrian realm is comprised
of pedestrian facilities, such as sidewalk. A buffer area
that serves to buffer pedestrians or bicyclists from the
movements of higher speed vehicles in the vehicular
realm shall consist of one (1) of the following:
(i) Landscape Zone. A landscape area between the
back of curb to the sidewalk in which street trees,
stormwater swales, lighting, and signage may be
located. Typically used adjacent to residential
ground floor uses.
(ii) Furnishings Zone. A hardscape area that extends
from the sidewalk to the back of curb, in which
street trees, street furniture, lighting, and signage
may be located. Typically used adjacent to
commercial or office ground floor uses.
(b) Bicycle Facilities. Bicycle facilities, such as dedicated lanes
and dedicated shared lanes should be included on any streets
based on the City’s bicycle plan. New streets within S districts
shall utilize shared lanes. A shared lane refers to a street that
does not have bicycle lanes or a designated shared lane, but
the speed and configuration of the street is such that bicycles
could comfortably share lanes with traffic.
(c) Vehicular On-Street Parking. On-street parking, whether
parallel or diagonal, shall be included according to the District
Street Details for that street.
2. Street Trees. Street trees are required along all existing and new
street frontages.
(a) All planting material requirements within Landscaping and
Screening Guidelines shall be utilized.
(b) Street trees shall be located in either a Landscape Zone
(within a planting bed or lawn) or a Furnishings Zone (in trees
wells with grate as required).
(c) Permeable Surface. For each tree preserved or planted,
a minimum amount of permeable surface area is
recommended.
i. Preserved trees should have a permeable surface area
equal to the critical root zone. The critical root zone is
equal to half of the radius of the tree’s mature canopy,
measured from the trunk out to the dripline.
ii. Planted trees have a suggested minimum permeable
area and soil volume based upon tree size; refer to Table
10-21-5D (1) for details.
iii. Permeable area for one (1) tree cannot count toward that
of another tree.
(d) Structural Soil. When the critical root zone of an existing tree
or the suggested permeable surface area requirement of a
newly planted tree extends below any pavement, structural
soil is required underneath the pavement.
3. Pedestrian Lighting. Pedestrian light fixtures shall be installed per
the street requirements of the City’s Department of Public Works
and any streetscape master plan adopted by the City.
FINAL DRAFT March 2019 55DRAFT10-21-5 Site Development Standards
RoadNew Neighborhoow StreetRow Building Lots
Row Building Lots
Row Building LotsRow Building LotsMain Street Building LotsAlleyDevelopment Limits
New Neighborhood Street
Figure 10-21-5D (2). Example of New Street and Block Configuration for
Large Parcels or When Multiple Parcels are Combined.
4. New Streets and Subdivision. For all developments with total parcel
acreage larger than five (5) acres, subdivision and construction
of a new street will yield the most buildings. (Building Types
require buildings to front streets). Refer to Figure 10-21-5D (2) for
an example of a typical new block and street configuration. The
following recommendations apply:
(a) Interconnected Street Pattern. Streets shall connect and
continue existing streets from adjoining areas and cul-de-sac
and dead end streets should be avoided.
(b) Blocks.
i. The shape of a block shall be generally rectangular, but
may vary due to natural features or site constraints.
ii. Blocks shall typically be two (2) lots deep with the
exception of blocks containing open space. Blocks may
also include an alley. Blocks may included existing lots
within an existing zoning district.
iii. Blocks shall typically be fronted with lots on at least two
(2) faces, preferably on the longest street faces.
iv. Consider lot and block orientation for maximum energy
efficiency. For example, block orientation along an east-
west longitudinal axis will encourage development of
buildings oriented along an east-west axis, with smaller
east and west facing facades, able to take advantage of
passive solar technology.
v. Block size should be less than four hundred (400) feet.
(c) Access Points. A minimum of two (2) access points should be
provided for each development, with a minimum of one (1)
per every 1,500 feet of boundary recommended.
(d) Primary Streets. Designate primary streets so that all
buildings front at least one primary street. Vehicular access
should not be located off a Primary Street, unless the parcel
is fronted by more than two primary streets.
(e) Blocks may include interior alleys or lanes.
(f) Typical Lot Configuration. All lots shall have frontage along
a public street unless otherwise specified in Building Type
requirements. Flag lots are prohibited.
Yorkville Downtown Overlay District Form-Based Code56DRAFT10-21-5 Site Development Standards
Temporary Structures Requirements
1. Siting
Minimum area of Unenclosed,
Fully or Partially Paved Outdoor
Activity/Display Area
45% of parcel
Min Lot Width
Max Lot Width
none
50’
Max Impervious Coverage
Additional Semi-pervious Coverage
80%
15%
Required Front & Corner Side
Frontage Type 0’ to 5’
Parking Setbacks
Front
Corner, Side, Rear
75’
5’
Parking & Loading Facility
Location
Access From Alley or Side Street
Required Buffer between Parking
& Activity/Display Area none
2. Accessory Buildings
Number of Permitted Accessory
Buildings 2
Max Building Coverage 20%
Temporary Building
Front Yard Setback
Corner Side Setback
Side Yard Setback
Rear Yard Setback
75’
15’
0’
5’
Kiosk Building
Front, Corner, Side, Read Setback
Max Size
Max Height
Min Front Facade Transparency
Roof Type
5’
500 sf
one story or 15’
20%
Pitched, Flat, Parapet
Existing Vegetation May be credited toward buffer area
3. Uses
Permitted Uses
Assembly
General Retail
General Service
Notes:
1 This screening requirement does not prohibit the installation of or provision for
openings necessary for allowable access drives and walkways connecting to the
public sidewalk.
2 In Front and Corner Yards, when the parking area is located adjacent to any
building on the lot, the buffer must be located so that it aligns with or is behind
the face of the adjacent building back to the vehicular area. The area between
the buffer and the property line must be landscaped.
a
b
c
d
e
f
h
g
i
j
k
l
m
Figure 10-21-5E (1). Temporary Structure Siting
Table 10-21-5E (1). Temporary Structures Requirements.
E. Temporary Structures
1. General Requirements. Refer to 10-17 Fencing and Screening for
all landscaping and screening requirements.
2. Description and intent. Temporary Structures are allowed in all
Districts according to the following guidelines.
The small scale activity or display area can be a patio for outdoor
eating or display of goods and should constitute the majority of
the site. The frontage required continues the streetwall of the
adjacent buildings, allowing a continuous pedestrian experience
from the street with views into the outdoor space.
Two accessory structures are permitted. A temporary building may
be erected in the rear of the Lot and allows patrons to enter the
building. A permanent kiosk may be located anywhere on the Lot,
but allows employees only in the interior.
3. Regulations. Regulations for Temporary Structures are defined in
the adjacent table.
4. Mobile Food Vendors. Refer to Section 10-3-14 Mobile Food
Vendor Vehicles & Retail Vendor Vehicles for all mobile food
vendor requirements.Corner Property LineTemporaryBuildingKiosk
Primary StreetSecondary StreetFront Property Line
Rear Property Line
Interior Side Property Linef
m
k
ei
g
h
j
d
a
m
l c
b
FINAL DRAFT March 2019 57DRAFT10-21-5 Site Development Standards
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1. Determine the Project’s District
Portion of the Regulating Plan that shows Applicant’s
parcel.
Refer to:
Figure 10-21-1B (1) Yorkville Form-Based Districts
Regulating Plan.
Provide to Applicant:
Intent of Districts
Discuss with Aplicant:
2. Determine the Project’s Building
Type
Portion of Section 10-21-4 that applies to the building
types proposed in the project.
Refer to:
Table 10-21-4A (1) Permitted Building Types per District
Provide to Applicant:
Intent of Building Types
Discuss with Aplicant:
3. Determine the Project’s Intended
Use
Portion of Section 10-21-3 that applies to the uses
proposed in the project.
Refer to:
Table 10-21-3B (1) Permitted Uses Table.
Provide to Applicant:
Permitted uses within the project.
Discuss with Applicant:
Development Standards and Special Uses applicable
to the project.
4. Assemble Applicable Supplemental
Guidelines
Portion of Section 10-21-4 that applies to the building
types proposed in the project.
Refer to:
Section 10-21-5 Site Development Standards, as well as any
other relevant code guidelines (Stormwater Ordinance 2012-
56, Health Department Requirements, etc.).
Provide to Applicant:
Concepts and Intent of Site Development Standards
Discuss with Aplicant:
Parking
5. Retain Copies of All Documents
Provided to Applicant
(for use in the review of the Applicant’s submission)
Draft August 2018DRAFTAdministrator Checklist: Pre-Application Meeting