Unifed Development Ordinance Advisory Committee Packet 2019 10-24-19 cancelled
AGENDA
UNIFIED DEVELOPMENT ORDINANCE
ADVISORY COMMITTEE MEETING
Thursday, October 24, 2019
6:00 PM
Yorkville City Hall Conference Room
800 Game Farm Road
This meeting has been cancelled due to lack of a quorum.
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
AGENDA
UNIFIED DEVELOPMENT ORDINANCE
ADVISORY COMMITTEE MEETING
Thursday, October 24, 2019
6:00 PM
Yorkville City Hall Conference Room
800 Game Farm Road
1. Introductions
2. Review of Code Diagnostic Memorandum
3. Comments and Questions
4. Project Schedule and Next Steps
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
DRAFT VERSION
FOR STAFF REVIEW ONLY
Date: October 9, 2019 SENT VIA EMAIL
To: Krysti Barksdale-Noble, Community Development Director
Jason Engberg, Senior Planner
United City of Yorkville, IL
From: John Houseal, FAICP
Nik Davis, AICP
Jackie Wells
Re: Code Diagnostic Memorandum for the Unified Development Ordinance
This memorandum is delivered in support of the Unified Development Ordinance
(UDO) project for the United City of Yorkville. It presents the accumulated research of
Step 2: Technical Analysis and Best Practices, as described in the project scope of work.
The memo contains Houseal Lavigne’s initial assessment of Yorkville’s existing land
development ordinances, including zoning, subdivision, landscape, and appearance
codes, and the Downtown Overlay District code (adoption pending). Best practices
relating to development regulations are provided throughout the memorandum for
potential application in the UDO document. Please note that the recommendations of
this report are preliminary, based upon the information and community input available
to date. Future engagement with City staff, the Advisory Committee, and the
community, may result in revisions.
This memorandum includes:
• a plan for alignment with the Comprehensive Plan;
• a summary of issues identified during the public outreach process;
• a proposed UDO structure; and
• preliminary recommendations for the Unified Development Ordinance.
Comprehensive Plan Alignment
The United City of Yorkville Comprehensive Plan Update, adopted by the City in April
2016, presented zoning considerations and recommendations for code changes.
However, it also specified that further study would be needed to determine the specific
zoning changes required to carry out the Comprehensive Plan’s land use goals and
objectives. The Comprehensive Plan Alignment is the further analysis of the City’s long-
range plan needed to guide the development of the new UDO.
The following table identifies those important and relevant Comprehensive Plan
sections, ordered by related topics, and a recommended approach to address and
implement each item, with the intention of aligning development in Yorkville with the
Plan’s future vision. Note that some of the strategies outlined below, if implemented in
the UDO, may result in changes to the zoning district map in some areas of the City.
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Comprehensive Plan Goals, Policies, or Principles Page # UDO Approach
Zoning, Use Standards, and Use-Specific Requirements
Ensure that proposed new residential, commercial and industrial
developments are compatible in scale and design with their
surrounding areas.
78 Review and "right-size" dimensional standards for each zoning
district, apply use-specific requirements as needed, and ensure
zoning district standards align with the goals of the
Comprehensive Plan
Support the maintenance and rehabilitation of Yorkville’s
traditional residential building stock.
112 Maintain existing zoning standards in established, stable
neighborhoods, or approach adjustments to regulations in small
steps to build stability and encourage investment
Encourage sustainable residential growth patterns and different
types of housing products that are affordable to a wide range of
households.
86 Review and revise existing residential districts to ensure that a
variety of housing types are permitted throughout the City
Allowances for proper use mix and density in new land use
classifications, such as the Mid-Density and the
Estate/Conservation Residential zones.
87
Allowances for proper mix of housing types that support housing
choice, accessibility and affordability.
87
Consider alternative uses to retail on sites that are unlikely to be
fully built-out as commercial centers.
90 Consider a flexible approach to development in commercial
areas, with mixed-use development uses
Promote and implement effective growth management
practices.
122 Work with Staff to evaluate and amend the zoning map, as
needed, ensuring to reference the Future Land Use Map
Encourage new residential development only in areas where
adequate public facilities and infrastructure exist.
78
Work to achieve a proper balance of residential, commercial,
industrial, open space and institutional uses.
78
Concentrate new development in existing residential areas,
commercial zones and industrial parks.
146
Focus commercial and industrial development activity in
existing commercial and industrial areas.
78
Encourage infill industrial development in existing industrial
parks.
90
Encourage new commercial, institutional and mixed-use
development on available opportunity sites.
90
Strengthen and promote Downtown Yorkville as the
community’s primary mixed-use center.
90
Conduct additional industrial areas along major transportation
corridors.
90
Facilitate commercial development on available sites and out-
parcels for both large format and neighborhood-scale
commercial activity.
90
Re-zone for alternative land uses commercially zoned land not
likely to be built out over the time horizon of this Comprehensive
Plan.
90
Plan for a future Metra Station TOD neighborhood. 90
Facilitate the re-zoning of certain Tier 3 and 4 subdivisions to
different land uses, including open space and agricultural.
112
Revitalize and redevelop Downtown Yorkville as a compact,
mixed-use center of activity.
78 Work with staff to identify areas suited for mixed-use
development, and integrate mixed-use recommendations with
the proposed Downtown Overlay District form-based code
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Comprehensive Plan Goals, Policies, or Principles Page # UDO Approach
Development Standards
Enhance the visual appearance, pedestrian environment and
functionality of Downtown Yorkville.
90 Evaluate the proposed Downtown Overlay District regulations to
carry forward or extend form-based building design regulations,
as appropriate Encourage and facilitate high quality building design and
placemaking improvements in Yorkville’s destination
commercial areas.
90
A form-based code may be useful for Downtown Yorkville where
redevelopment is proposed for areas both east and west of the
Downtown core along Route 47.
171
Maintain the physical scale, qualities and visual charm of the
traditional residential neighborhoods surrounding the
Downtown core district both north and south of the Fox River.
86 Evaluate the application of form-based design regulations for
specific areas outside of the Downtown, such as along Illinois
Route 47, as location-based development standards
A zoning overlay with specific standards that address particular
development design issues could be considered for Yorkville’s
corridors in order to ensure new development is compatible in
scale, massing and height and land use with adjacent land uses
and buildings.
120
Improve the overall land use and urban design environment of
Yorkville’s principal corridors and ensure compatibility between
different land uses along such corridors.
86
Enhance corridor design through urban design and landscape
treatments and other placemaking initiatives.
78
Maintain the unique visual, scenic and environmental qualities of
Eldamain Road while encouraging compatible development in
appropriate locations.
146
Promote orderly growth along Illinois Route 47 and enhance and
maintain the corridor’s visual environment and land use pattern.
146
Rehabilitate and reuse existing commercial buildings and
encourage high quality new development design.
78 Evaluate the application of adaptive reuse requirements for
commercial buildings for neighborhood retail, services, or small-
scale industry Support the preservation, rehabilitation, and re-use of
Downtown Yorkville’s traditional commercial buildings.
90
Update or develop new design guidelines as needed and
consider new zoning tools to promote high quality development
design.
78 Review, revise, and update development standards, including
parking and landscaping requirements, to ensure that any new
development or major renovation be held to a higher standard of
development
Implement a more pro-active approach to managing the
Downtown parking supply.
78 Evaluate and revise parking-lot minimums and consider the use
of parking maximums and any parking adjustments to
calculations based on best practices for parking counts
Provisions that outline required plantings in areas adjacent to
building foundations should be incorporated in the City’s
Ordinance.
171 Review and revise landscaping standards to require building
foundation landscaping, when landscaping provisions are
applicable
Minimize land use conflicts between commercial and industrial
land uses and residential areas.
78 Review and revise landscaping standards to update transition
yard landscaping and fence/screening requirements
Lighting standards should be reviewed to offer additional
choices for luminaire and street pole design and materials that
are more compatible to certain types of residential subdivisions.
171 Review and revise lighting design standards to establish modern
standards with reference to LED lights and to minimize light
pollution
Promote a safe and comfortable pedestrian network in
residential and commercial areas, including the Downtown.
78 Establish new sidewalk standards, with participation of the
Public Works department, and with reference to subdivision
sidewalk connectivity requirements
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Comprehensive Plan Goals, Policies, or Principles Page # UDO Approach
Promotion of sustainable design and development techniques. 87 Modernize Engineering Design Specifications with contemporary
best management practices for development, under the
guidance of the Public Works Department and City Engineer
New standards should allow the option of using pervious
pavement surfaces and materials for driveways and alleys.
171 Update materials standards for driveway construction where
appropriate, including in the Engineering Design Specifications
Support development options that enhance networks of open
space, recreation, and environmentally sensitive land.
146 Review, revise, or develop new environmental standards or
regulations related to development, and encourage open space
preservation and recreation area requirements in the subdivision
code update
Maintain and enhance parks and greenways and protect the
watersheds of the Fox River, Blackberry Creek and other
waterways from inappropriate encroachment and development.
86 Review, revise, or develop new environmental protections
standards for riparian areas and wetlands
Address brownfield and environmental issues for targeted
redevelopment sites.
90 Review, revise, or develop new environmental standards or
regulations related to development
Administrative Standards
Consider Yorkville’s open spaces, scenic views, historic and
cultural resources, and other environmental features as Yorkville
assets to be preserved and maintained in new residential,
commercial and industrial development.
86 Review and revise the approval process for development plans to
ensure that important scenic assets are retained, or require a
public hearing if there is a question regarding a threat to a local
asset
Procedural amendments that may streamline the development
review and approval process and encourage development and
investment.
87 Review, revise, and streamline administrative and procedural
standards with potential administrative relief for infill or other
desirable forms of development
Subdivision Standards
Adopt new subdivision design codes and design standards that
encourage quality development and protect and preserve
Yorkville’s environment assets.
112 Review and revise subdivision design standards with modern
requirements and consideration of development best practices
A conservation district could potentially be implemented in
Yorkville’s traditional neighborhoods adjacent to or near the
Downtown district. (In conservation design, generally 40 to 60
percent of a development site is set aside in conservation areas;
consequently, homes may be built on smaller lots than in a
conventional estate-type subdivision.)
170 Evaluate the addition of a conservation design subdivision to
subdivision regulations, with reference to the zoning districts
where this subdivision type is best applied
Facilitate completion of Tier 1 and 2 subdivisions while
considering alternative land uses and subdivision design in the
Tier 3 and Tier 4 areas.
78 Evaluate the application of an administrative process for the
"restart" of dormant subdivision developments and evaluate all
dormant subdivisions in the zoning map update
Continue building the community roadway network through new
development projects.
122 Apply subdivision road-connection requirements based on road-
segment length and connectivity index standards
Improve cul-de-sac design, requiring landscaping and
sustainable design features, or reducing the amount of paving
area.
171 Evaluate possibly requiring special approval or subdivision
waiver process for cul-de-sacs to disincentivize their construction
and to require greater road network connectivity
Integrate new park and open space elements wherever feasible
in subdivision development.
122 Include open space provision requirements as a design standard
for all subdivision applications
Consider alternative design approaches that complete the trail
and bicycle path network.
78 Include pedestrian and bicycle circulation as a standard of review
for subdivision and Planned Unit Development (PUD)
applications
Collaborate with the Yorkville-Bristol Sanitary District on
infrastructure planning issues.
78 Align subdivision utility standards with the Yorkville-Bristol
Sanitary District’s standards, including referencing Engineering
Design Specifications to the District's requirements, as needed
The subdivision ordinance could benefit from sketches and line
drawings that illustrates specific subdivision design standards.
171 Include graphics and clear illustrations of subdivision
requirements and other design requirements in the code
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Summary of Issues from Public Outreach Events
The United City of Yorkville hosted outreach events at City Hall on Thursday, June 13, 2019. Residents,
business owners, developers, and other stakeholders were invited to provide their input on the issues
and challenges with the existing land development ordinances. A summary of the feedback from the
community is as follows:
• Zoning and Use Standards
• The UDO should provide more flexibility for development in the City
• Form-based codes could be applicable in some areas
• Tattoo parlors and pawn shops should remain special use
• Cannabis dispensaries could be zoned in the Business Districts
• Recreational uses, such as gyms, trampoline, and indoor golf, could be permitted in
Manufacturing districts, with the right development requirements
• Development Standards
• The parking space calculation is not adequate to provide enough parking
• Adjacent parking lots should be required to provide cross-access drives
• Landscaping regulations should focus on quality of landscaping rather than quantity
• Landscaping buffer-yard standards need clarification
• Lighting regulations are contributing to over-lighting (light pollution) and do not
address LED lighting (need modernizing)
• Standards related to quality building materials (such as for masonry) should be
retained
• Sign regulations should be improved and include requirements for multi-tenanted
buildings
• Subdivision Standards
• Need to codify the design specifications for subdivision improvements
• The right-of-way minimum should remain 60 feet
• No cul-de-sacs or “eye-brow” street layouts
• Sidewalks should be required on one side and an asphalt trail (eight-foot wide) on the
other
• More open space could be required
• Street tree requirements should be for hardy tree species
• There could be different styles of subdivisions, based on zoning district, or using
conservation or cluster design principles
• No triangular or “pie-shaped” lots should be created
• Need smaller lot option for 10,000-square-foot lots (current minimum is 12,000) with
more common area/open space provision
• Smaller lots (as small as 5,500 square feet) should be considered for mixed housing
type development (like 55+ communities)
• Need to align with the Yorkville-Bristol Sanitary District’s standards
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• Administration and Enforcement
• Engineering review requirements should be streamlined where possible, due to the
high cost of engineering fees passed on to the builder/developer
• There should be some administrative relief mechanism that does not require a public
hearing for minimal variations
• Bonding process and procedures need updating, and should only be allowed to cover
public domain improvements
• “Restarts” of dormant subdivisions need to be addressed, including accounting for
the cost of further administrative reviews and inspections
• New utility locations in subdivisions should have a geocoding submittal requirement
• Plan Unit Development (PUD) process is burdensome, and by-right development
options could bypass this process
These public comments helped to inform the direction of preliminary recommendations and shall be
reflected upon over the course of the code drafting project.
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Proposed UDO Structure
From the beginning of the UDO project, the code document should be organized in a manner that
makes it straightforward to use and administer. This type of user-friendly code utilizes tables and
graphics when appropriate, and orders sections based on how frequently they are used and referenced.
Yorkville’s land development ordinances are contained in the following sections of City Code:
• Title 10 (Zoning);
• Title 10, Chapter 21 (Downtown Overlay District) – unadopted as of memo date;
• Title 11 (Subdivision Control); and
• Part of Title 8 (Building Regulations), specifically:
• Chapter 7 (Stormwater and Floodplain Regulations),
• Ch. 12 (Landscape Ordinance), and
• Ch. 15 (Appearance Code).
Note: There are select chapters in Title 8 (Building Regulations) that are also related to land
development, including:
• Ch. 3 (House Numbering);
• Ch. 6 (Television Satellite Dishes);
• Ch. 9 (School Transition Fees);
• Ch. 13 (Soil Erosion and Sediment Control);
• Ch. 14 (Pollution Control Facility Siting);
• Ch. 16 (Wetland Protection and Water Quality and Stormwater Management Benefits); and
• Ch. 18 (Beekeeping).
These chapters were previously unidentified in the scope of work for the UDO project, however, if
desired, each section can be relocated to appropriate parts of the code without revision, to unify all of
the related sections of code into the UDO. Also, Title 9 (Comprehensive Plan) can be relocated without
revision to the General Provisions Chapter, if desired.
It is recommended that the above-mentioned ordinances be combined and reorganized into the new
Unified Development Ordinance in seven chapters, as listed below. As per discussion with City Staff and
Public Works, content will be provided from the City for a separate Engineering Design Specifications
manual (contained in proposed Appendix A). Further detail on the proposed structure with reference to
the existing chapters of City Code is contained in the Appendix to this memorandum.
Proposed UDO Chapters
Chapter 1. General Provisions
Chapter 2. Definitions
Chapter 3. Zoning District Standards
Chapter 4. Use Standards
Chapter 5. Development Standards
Chapter 6. Subdivision Standards
Chapter 7. Administration and Enforcement
Appendix A. Engineering Design Specifications
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Preliminary Recommendations for the Unified Development Ordinance
In addition to public outreach, the project team met with City staff to assist in the preparation of a more
detailed and in-depth analysis of the present land development ordinances. The following assessment
provides a summary of key issues or concerns and the preliminary recommendations to address these
issues in the UDO project. Each set of recommendations is based on the proposed seven-chapter
format. The recommendations provided for the UDO are not meant to be a conclusive list but provide
direction for starting the UDO code drafting process.
There are also overarching themes that will continue throughout the course of work on the UDO project,
which include:
• Reorganization of existing regulations;
• Use of plain English and less legalese;
• Addition of graphics and diagrams to better communicate regulations;
• Simplification of existing tables and graphics;
• Addition of cross-references to related sections of the code as needed;
• Modification to use and bulk standards to address nonconformities in zoning districts; and
• Modernization of standards related to land development, in general.
1 General Provisions
General Provisions are those standards that establish the code regulations, including their purpose,
general applicability, interpretation, and relationships to other laws.
Presently, general provisions are set forth in City Code Chapter 10-1 Zoning Purpose and Interpretation
and Chapter 11-1 General Subdivision Provisions. The one article included in Title 9 establishes the
adoption of the Comprehensive Plan.
Preliminary recommendations for the General Provisions Chapter include:
• Codify the Title and Authority for the Unified Development Ordinance (UDO)
• Establish General Applicability, Interpretation, and Scope provisions that apply to all aspects
of land development, including both zoning and subdivision control
• Retain present provisions related to Relationships with Other Laws, and Separability
• Establish and consolidate the Intent and Purpose for the UDO, with consideration of the
Comprehensive Plan’s goals and principles
• Relocate Title 9 Comprehensive Plan as an article in this chapter, if desired
2 Definitions
The Definitions Chapter establishes the words and phrases that are given a defined meaning when used
in the ordinance.
Definitions in the current City Code are scattered throughout, including Chapter 10-2 Rules and
Definitions, Ch. 11-1 General Subdivision Provisions, and Articles 10-8-3 (PUD), 10-14-1 (Adult Uses), 10-
18-1 (Telecom. Towers), 10-19-3 (Alt. Energy Systems), 10-20-4 (Signs), 8-14-1 (Pollution Control
Facilities), and 8-15-1 (Appearance Code).
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Preliminary recommendations for the Definitions Chapter include:
• Consolidate all definitions into a single, alphabetical index of words and phrases
• Retain Rules for Interpretation
• Establish definitions for all uses in the Permitted and Special Uses Table
• Eliminate unused definitions and any conflicting or repetitive definitions
• Add new definitions for new words or phrases, added into the new UDO, including land use
definitions for permitted, special, or prohibited uses, ensuring the defensibility of the code
document
3 Zoning District Standards
Zoning District Standards are the regulations that apply to all land in Yorkville based on designated
district areas with consideration of the functionality or character of each district and the
Comprehensive Plan’s Future Land Use Map. The Chapter establishes the Zoning Districts, the official
Zoning Map, how to interpret the Zoning Map, and the dimensional standards for both lots and
structures in each district.
Zoning Districts are established in Chapter 10-5 Zoning Districts and Maps, however other district
standards are currently distributed throughout the code, including in Ch. 10-3 General Zoning
Provisions, and 10-7 Dimensional and Bulk Requirements. An individual chapter, with multiple articles,
is also established for each category of district, Ch. 10-9 Agricultural, 10-10 Open Space, 10-11
Residential, 10-12 Business, and 10-13 Manufacturing. The Downtown Overlay District is a new overlay
district proposed in the unadopted Ch. 10-21 form-based code.
Preliminary recommendations for the Zoning District Standards Chapter include:
• Consolidate Zoning District definitions (purpose and intent) into a single code article
• Revise Zoning District definitions based on the realignment of Zoning Districts to the City’s
Future Land Use Map
• Consolidate dimensional standards for each Zoning District into an easy-to-read tabular format
• Provide new “right-sized” dimensional standards for each Zoning District where needed, based
on analysis of existing nonconformities and the guidance from the goals in the Comprehensive
Plan. Dimensional standards should be adjusted in reasoned increments in districts where both
long-term stability and neighborhood investment are desired
• Clarify language (with plain English) for the interpretation of District Boundaries
• Develop new Zoning District boundaries, as needed, on a new Zoning Map based on revised
Zoning District definitions and the City’s Future Land Use Map. Map changes suggested in the
Comprehensive Plan include:
• Realign residential district boundaries, or create a new zone, to permit more mid-
density housing types and to diversify housing opportunities
• Adjust the boundaries of estate/large lot residential zones where significant
environmental and topographical features exist
• Provide areas for new commercial development types, such as mixed-use development
• Distinguish the Downtown and destination commercial areas from corridor
commercial, and commercial/office or “flex” development areas
• Expand the amount of industrial-zoned land, such as near Fox Industrial Park
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4 Use Standards
Use Standards include all regulatory language for the determination of land uses, including a Use Table
to specify in which Zoning Districts each use is allowed—either as a permitted or special use. Use
Standards also include a limited number of use-specific regulations to extend the requirements for uses
identified as having potential adverse impacts on surrounding areas (such as uses with outdoor
operations) or other unique development requirements (such as mixed-use developments).
Use-based regulations are widely dispersed in the City Code, primarily due to the introduction of new
uses over time and the adoption of piecemeal articles to accommodate those new uses. Use standards
thus span both Title 10 Zoning and Title 8 Building Regulations. Chapter 10-6 Permitted and Special
Uses contains a Use Table, however the listed uses are repeated in each Zoning District chapter (10-9
to 10-13). The unadopted Ch. 10-21 Downtown Overlay District also contains new use provisions.
Use-specific provisions are contained in Chapter 10-3 General Zoning Provisions, 10-13 Manufacturing
Districts (Mineral Extraction), 10-14 Adult Uses, 10-18 Telecom Towers, 10-19 Alt. Energy Systems, 8-14
Pollution Control Facility Siting, and 8-18 Beekeeping.
Preliminary recommendations for the Use Standards Chapter include:
• Consolidate the list of uses into a single Use Table
• Review and revise use definitions and clarify use determination standards
• Cross-reference the Use Table to use-specific standards (such as those for adult uses)
• Review and revise existing use-specific standards to update these based on industry best
practices
• Evaluate all uses to amend the list of permitted and special uses for each updated Zoning
District, based on the intention of each Zoning District
• Add new uses to the list of uses regulated by the UDO (such as cannabis-related uses), and
remove dated or redundant uses from the code, and include all recent use amendments to the
code
5 Development Standards
Development Standards are the design regulations for specified elements of development, including
any changes or improvements to land in Yorkville. Development Standards include clear “applicability”
rules that indicate each scenario when compliance with the set standard is mandatory. Types of
development standards include off-street parking design, landscaping regulations, lighting design,
performance standards, or form-based design requirements (such as building façade or roof types).
The City Code for Yorkville presently contains development standards in Article 10-3-8 Performance
Standards, Chapter 10-16 Off Street Parking and Loading, 10-17 Fencing and Screening, 10-20 Signs, 8-
6 TV Satellite Dishes, 8-7 Stormwater and Floodplain Regulations, 8-12 Landscaping, 8-13 Soil Erosion
Control, 8-15 Appearance, and 8-16 Wetland Protection. The unadopted Ch. 10-21 Downtown Overlay
District contains both Building Type and Site Development standards.
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Preliminary recommendations for the Development Standards Chapter include:
• Include elements of the proposed form-based code Downtown Overlay District, revised as
needed, and apply additional form-based development standards for specific areas outside of
the Downtown, such as along Illinois Route 47
• Replace the Appearance Code with building façade and roof type development standards, or
other form-based standards, to encourage quality building development and to encourage a
variety of building exteriors and architectural characters, with graphics for easy interpretation
• Build flexibility into development standards for small businesses, like artisans, home
occupations, or agritourism
• Evaluate and revise the schedule of parking requirements with use categories consistent with
those in the Use Table, eliminate employee- or seat-based requirements, bring requirements
up to date with industry standards, and utilize parking minimums and maximums
• Adjust loading berth requirements to be left to the discretion of the developer, provided all
development standards for loading areas are met
• Simplify landscaping standards for ease of interpretation and administration, and illustrate
requirements with clear graphics
• Revise landscaping standards to require building foundation landscaping, and to update
transition yard landscaping requirements between incongruent adjoining uses and zoning
districts, and parking lot landscaping requirements
• Integrate elements of the Yorkville Neighborhood Design Manual (2019) for landscaping and
green infrastructure requirements to enable use of innovative stormwater solutions
• Review, revise, or develop new environmental standards or regulations related to
development, such as for riparian areas, and consolidate all environmental code requirements
(such as Stormwater, Flood Hazard, Soil Erosion requirements)
• Revisit fence and screening requirements for quality control, such as prohibiting chain link
• Revise sign requirements to comply with the Supreme Court decision of Reed v. The Town of
Gilbert, Arizona (2015) which determined that signs cannot be regulated differently based on
the content of the sign’s message
• Clearly indicate the permitted size, height, and location of signs by sign type, rather than by
general provisions that apply to all sign types, and improve definitions of sign area and height
• Clarify sign type definitions, and exempt, temporary, and prohibited sign types, and in which
zones certain sign types are permitted
• Allow various materials for signs
• Establish new sidewalk standards, with participation of the Public Works department and with
reference to subdivision sidewalk connectivity requirements
• Retain and consolidate existing performance standards and noise standards and establish new
lighting standards that minimize light pollution and retains the “dark sky” concept cited in the
Parking code
6 Subdivision Standards
Subdivision standards set forth the requirements and design regulations for subdivision
improvements, such as for lot and street layouts, open space requirements, and utility provision. A
subdivision code can permit a variety of subdivision types, based on factors such as number of lots or
zoning district, and can apply specific standards based on that subdivision type.
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Subdivision code in Yorkville is contained in Title 11 Subdivision Control, however many of the
provisions of Title 11 are administrative requirements. Subdivision standards for design are found in
Chapter 11-4 Design Standards and 11-5 Required Improvements.
Preliminary recommendations for the Subdivision Standards Chapter include:
• Relocate administrative requirements, such as for plat submission, plan details, amendments,
bonding, and permit and inspection processes, to the Administration and Enforcement Chapter
• Enhance and modernize subdivision design standards with consideration of best development
practices, introducing new design standard requirements, such as for driveway materials and
design
• Add a conservation design or cluster subdivision type with reference to the zoning districts
where this subdivision type is best applied
• Add subdivision road connection requirements based on road segment length and connectivity
index standards (a set ratio of intersections to road segment lengths)
• Add open space provision requirements as a design standard for all subdivision applications
• Ensure subdivision utility standards with the Yorkville-Bristol Sanitary District’s standards
• Coordinate with the Public Works Department as they gather Engineering Design Specifications
to include in the Appendix to the UDO
7 Administration and Enforcement
Administrative requirements are best organized into a reference chapter to be used closely by those
administering the code, while also being easy to interpret by residents and businesses. This chapter
typically includes the establishment of the UDO administration, the department structure, and its
board and committees; the eligible processes or applications that may be made to said administration
(such as for variations, subdivisions, or Planned Unit Developments); enforcement processes; and the
penalties that may be imposed for UDO violations.
Currently the administrative provisions in the Yorkville City Zoning Code are established in Chapter 10-
4 Zoning Administration and Enforcement, however administrative portions of code exist in many other
chapters and articles, including Ch. 10-8 Planned Unit Development, 10-15 Nonconforming Buildings,
Structures and Uses, 11-2 Procedure for Submission of Plat, 11-3 Requirements for Plans and Plats, 10-
6 to 10-9 Subdivision Administration, Amendments, Fees, and Extensions, 8-3 House Numbering, 8-9
School Transition Fees, and in the unadopted Ch. 10-21-1 Downtown Overlay District Introduction.
Preliminary recommendations for the Administration and Enforcement Chapter include:
• Bring the Code into alignment with how staff and elected and appointed officials operate
currently, for example, the Plan Commission and Zoning Board of Appeals are now combined
• Align all application processes and procedures and submittal requirements, such as for
variations, appeals, special uses, planned unit developments, subdivisions, annexations, and
permitting
• Revise the Planned Unit Development (PUD) regulations to tie the PUD process to the
entitlements of by-right development in Zoning Districts, to obtain better outcomes for master
planned developments, while adhering to the intention of the underlying district and the
Comprehensive Plan
• Consider a new administrative process for the "restart" of dormant subdivision developments,
to reflect the reopened review and inspection requirements that the restart creates
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• Strengthen the process for securing subdivision improvements to ensure the completion of
required improvements in a timely manner, based on what improvements are bonded, timing
of completion, and limits to extensions
• Review and revise the approval process for development plans to ensure that important scenic
assets are retained, or require a public hearing if there is a question regarding a threat to a local
asset
• Review, revise, and streamline administrative and procedural standards, with potential
administrative relief for infill or other desirable forms of development
• Insert administrative approvals in any instance where they can potentially improve the
efficiency and function of administration without impacting the intent of the public process
• Build in administrative relief for development scenarios where minor deviations from the UDO
requirements can be judged by the Community Development Director in order to limit
unnecessary public hearings. Include specific limits to administrative approvals, and the ability
for the Director to send such cases to a public hearing, if the outcomes of the deviation is
deemed indeterminate. Include an appeal process for the petitioner if they are not satisfied
with the director’s decision
• Clarify and expand enforcement processes and penalties for various common violations (such
as residential maintenance), and consolidate these from all current parts of the code
Form-based Code Applicability Analysis
Form-based codes are a development regulation that focuses primarily on the physical character of
development (form) and deemphasizes use. The Comprehensive Plan included recommendations that
encourage new development in Downtown Yorkville to have additional form regulations and proposes
the extension of form-based provisions to other areas of the City, such as along major corridors (Illinois
Routes) or industrial corridors (Eldamain Road).
Guided by the Comprehensive Plan recommendations, the Yorkville Community Development
Department has invested in a draft form-based code for a proposed Downtown Overlay District. Though
presently unadopted, the Downtown Overlay District presents the initial basis for the formation of
higher standards and regulations for future development along five corridor districts in the Downtown.
As such, there is potential for the adoption of the Downtown Overlay District in Yorkville, and the
integration of this document within the Zoning District Standards for a “hybrid” Unified Development
Ordinance. Further, there is the potential that form-based development standards can be extended to
other parts of the City, including to properties that front on high-traffic or high-visibility corridors. It is
recommended that a measured approach is taken for the administration of form-based regulations,
through incorporating additional dimensional standards and character corridor regulations for the
City, based on the work-product in the Downtown Overlay District.
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Appendix
Proposed UDO Chapter and Article Reorganization
The following table includes Yorkville City Code articles that contain land development ordinances and
provides a general guide for code reorganization based on the following proposed UDO chapters:
Chapter 1. General Provisions
Chapter 2. Definitions
Chapter 3. Zoning District Standards
Chapter 4. Use Standards
Chapter 5. Development Standards
Chapter 6. Subdivision Standards
Chapter 7. Administration and Enforcement
Appendix A. Engineering Design Specifications
Current Code Chapter Proposed UDO Chapter
Title 10 - ZONING
Chapter 1 ZONING PURPOSE AND INTERPRETATION
10-1-1 TITLE General Provisions
10-1-2 AUTHORITY
10-1-3 APPLICABILITY
10-1-4 INTENT AND PURPOSE
10-1-5 INTERPRETATION
10-1-6 SCOPE OF REGULATIONS
10-1-7 SEPARABILITY
Chapter 2 RULES AND DEFINITIONS
10-2-1 GENERAL Definitions
10-2-2 RULES
10-2-3 DEFINITIONS
10-2-4 DIAGRAMS
Chapter 3 GENERAL ZONING PROVISIONS
10-3-1 USE AND BULK REGULATIONS Zoning District Standards
10-3-2 OPEN SPACE ON LOTS
10-3-3 LOT AREA AND DIMENSIONS
10-3-4 NUMBER OF BUILDINGS ON A ZONING LOT
10-3-5 ACCESSORY BUILDINGS AND STRUCTURES
10-3-6 ACCESS TO PUBLIC STREET
10-3-7 TRAILERS, TENTS, BOATS Use Standards
10-3-8 PERFORMANCE STANDARDS Development Standards
10-3-9 HOME OCCUPATIONS Use Standards
10-3-10 USES NOT SPECIFICALLY PERMITTED IN DISTRICTS
10-3-11 OUTDOOR DISPLAYS
10-3-12 PERMITTED ACCESSORY BUILDINGS, STRUCTURES AND
OBSTRUCTIONS
10-3-13 TEMPORARY AND SEASONAL USES
10-3-14 MOBILE FOOD VENDOR VEHICLES AND RETAIL VENDOR
VEHICLES
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Current Code Chapter Proposed UDO Chapter
Chapter 4 ZONING ADMINISTRATION AND ENFORCEMENT
10-4-1 ORGANIZATION Administration and Enforcement
10-4-2 ADMINISTRATION
10-4-3 ENFORCEMENT
10-4-4 PLAN COUNCIL
10-4-5 PLAN COMMISSION
10-4-6 ZONING BOARD OF APPEALS
10-4-7 VARIATIONS
10-4-8 APPEALS
10-4-9 SPECIAL USES
10-4-10 AMENDMENTS
10-4-11 ANNEXATIONS
10-4-12 PERMITS AND CERTIFICATES
10-4-13 FEES AND PENALTIES
Chapter 5 ZONING DISTRICTS AND MAPS
10-5-1 DISTRICTS ESTABLISHED Zoning District Standards
10-5-2 ZONING MAP
10-5-3 DISTRICT BOUNDARIES
10-5-4 ZONING OF STREETS, ALLEYS, PUBLIC WAYS, WATERWAYS AND
RAILROAD RIGHTS OF WAY
10-5-5 ZONING OF ANNEXED LAND Administration and Enforcement
Chapter 6 PERMITTED AND SPECIAL USES
10-6-0 USE TABLES Use Standards
10-6-1 SPECIAL CONDITIONS
Chapter 7 DIMENSIONAL AND BULK REQUIREMENTS
10-7-1 DIMENSIONS AND BULK TABLE Zoning District Standards
Chapter 8 PLANNED UNIT DEVELOPMENT
10-8-1 PURPOSE AND INTENT Administration and Enforcement
10-8-2 AUTHORITY
10-8-3 DEFINITION AND SIZE LIMITATIONS
10-8-4 PROCEDURES FOR ESTABLISHMENT
10-8-5 PREAPPLICATION CONFERENCE
10-8-6 CONCEPT PUD PLAN REVIEW
10-8-7 PRELIMINARY PUD PLAT
10-8-8 FINAL PUD PLAT
10-8-9 AMENDMENTS OR MINOR REVISIONS TO PUD
10-8-10 CONDITIONS FOR APPROVAL
10-8-11 DEVELOPMENT STANDARDS AND DESIGN CRITERIA
10-8-12 FEES
10-8-13 EFFECTIVE PERIOD OF PLANNED UNIT DEVELOPMENT
10-8-14 EFFECTIVE DATE
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Current Code Chapter Proposed UDO Chapter
Chapter 9 A-1, AGRICULTURAL DISTRICT
10-9-1 PURPOSE AND INTENT Zoning District Standards
10-9-2 USES PERMITTED
10-9-3 SPECIAL USES
10-9-4 ACCESSORY USES
10-9-5 DIMENSIONAL AND BULK REQUIREMENTS
10-9-6 FLOOR AREA RATIO
10-9-7 BUILDING PERMITS, CODES, AND FEES
10-9-8 FENCING RESTRICTIONS Development Standards
Chapter 10 OPEN SPACE DISTRICTS
ARTICLE A. OS-1, OPEN SPACE DISTRICT (PASSIVE) Zoning District Standards
ARTICLE B. OS-2, OPEN SPACE DISTRICT (RECREATIONAL)
Chapter 11 RESIDENTIAL DISTRICTS
ARTICLE A. E-1, ESTATE DISTRICT Zoning District Standards
ARTICLE B. R-1, SINGLE-FAMILY SUBURBAN RESIDENCE DISTRICT
ARTICLE C. R-2, SINGLE-FAMILY TRADITIONAL RESIDENCE DISTRICT
ARTICLE D. R-2D, DUPLEX, TWO-FAMILY ATTACHED RESIDENCE
DISTRICT
ARTICLE E. R-3, MULTI-FAMILY ATTACHED RESIDENCE DISTRICT
ARTICLE F. R-4, GENERAL MULTI-FAMILY RESIDENCE DISTRICT
Chapter 12 BUSINESS DISTRICTS
ARTICLE A. O, OFFICE DISTRICT Zoning District Standards
ARTICLE B. B-1, LOCAL BUSINESS DISTRICT
ARTICLE C. B-2, RETAIL COMMERCE BUSINESS DISTRICT
ARTICLE D. B-3, GENERAL BUSINESS DISTRICT
ARTICLE E. B-4, SERVICE BUSINESS DISTRICT
Chapter 13 MANUFACTURING DISTRICTS
ARTICLE A. M-1, LIMITED MANUFACTURING DISTRICT Zoning District Standards
ARTICLE B. M-2, GENERAL MANUFACTURING DISTRICT
ARTICLE C. PERFORMANCE STANDARDS Development Standards
ARTICLE D. AGGREGATE MATERIALS EXTRACTION REQUIREMENTS Use Standards
Chapter 14 ADULT USES
10-14-1 DEFINITIONS ** Use Standards
10-14-2 ADULT USES ENUMERATED
10-14-3 LIMITATIONS ON ADULT USES
10-14-4 MEASUREMENT DISTANCE
10-14-5 LICENSE REQUIRED; FILING OF APPLICATION; FILING FEE
10-14-6 CONTENTS OF APPLICATION FOR LICENSE
10-14-7 ISSUANCE OF ADULT USE LICENSE
10-14-8 SUSPENSION OR REVOCATION OF LICENSE FOR ADULT USE
10-14-9 EXTERIOR SIGNAGE AND DISPLAY
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Current Code Chapter Proposed UDO Chapter
10-14-10 DISPLAY OF LICENSE AND PERMIT
10-14-11 EMPLOYMENT OF PERSONS UNDER AGE OF EIGHTEEN
PROHIBITED
10-14-12 ILLEGAL ACTIVITIES ON PREMISES
10-14-13 HOURS OF OPERATION
10-14-14 VIOLATION AND PENALTY **
Chapter 15 NONCONFORMING BUILDINGS, STRUCTURES AND USES
10-15-1 CONTINUANCE OF USES AND STRUCTURES Administration and Enforcement
10-15-2 NONCONFORMING USES
10-15-3 NONCONFORMING STRUCTURES
10-15-4 ELIMINATION OF NONCONFORMING BUILDINGS, STRUCTURES
AND USES
10-15-5 EXEMPTED BUILDINGS, STRUCTURES AND USES
Chapter 16 OFF STREET PARKING AND LOADING
10-16-1 PURPOSE Development Standards
10-16-2 GENERAL PROVISIONS
10-16-3 OFF STREET PARKING REGULATIONS
10-16-4 SHARED PARKING
10-16-5 VEHICLE STACKING REQUIREMENTS
10-16-6 BICYCLE PARKING
10-16-7 LAND BANKED PARKING FACILITIES
10-16-8 OFF STREET LOADING REGULATIONS AND REQUIREMENTS
10-16-9 SCHEDULE OF LOADING REQUIREMENTS
Chapter 17 FENCING AND SCREENING
10-17-1 PURPOSE Development Standards
10-17-2 FENCING STANDARDS
10-17-3 SCREENING
10-17-4 FENCING MATERIAL EXAMPLES
Chapter 18 TELECOMMUNICATION TOWER AND ANTENNA REGULATIONS
10-18-1 DEFINITIONS ** Use Standards
10-18-2 APPLICABILITY
10-18-3 GENERAL REQUIREMENTS
10-18-4 PERMITTED USES
10-18-5 SPECIAL USES AND ACCESSORY USES
10-18-6 NONCONFORMING USES
10-18-7 ANNUAL REPORTING OF INFORMATION
Chapter 19 ALTERNATIVE ENERGY SYSTEMS
10-19-1 PURPOSE Use Standards
10-19-2 PERMITTED AND SPECIAL USES
10-19-3 DEFINITIONS
10-19-4 GENERAL REQUIREMENTS
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Current Code Chapter Proposed UDO Chapter
10-19-5 FREESTANDING WIND ENERGY SYSTEMS
10-19-6 BUILDING MOUNTED WIND ENERGY SYSTEMS
10-19-7 FREESTANDING SOLAR ENERGY SYSTEMS
10-19-8 BUILDING MOUNTED SOLAR ENERGY SYSTEMS
10-19-9 PERMITTING AND FEES **
Chapter 20 SIGNS
10-20-1 PRINCIPLES Development Standards
10-20-2 PURPOSE
10-20-3 SCOPE
10-20-4 DEFINITIONS
10-20-5 SIGNS EXEMPT FROM THIS CHAPTER
10-20-6 GENERAL PROVISIONS
10-20-7 PROHIBITED SIGNS
10-20-8 PERMITTED SIGNS; AGRICULTURAL AND RESIDENTIAL ZONING
DISTRICTS
10-20-9 PERMITTED SIGNS; BUSINESS ZONING DISTRICTS
10-20-10 PERMITTED SIGNS; MANUFACTURING ZONING DISTRICTS
10-20-11 NONCONFORMING SIGNS **
10-20-12 PERMITTING PROCEDURES **
10-20-13 SIGN VARIATIONS **
FORM-BASED CODE (UNADOPTED)
Chapter 21 DOWNTOWN OVERLAY DISTRICT
10-21-1 INTRODUCTION ** Administration and Enforcement
10-21-2 DISTRICTS Zoning District Standards
10-21-3 USES Use Standards
10-21-4 BUILDING TYPES Development Standards
10-21-5 SITE DEVELOPMENT STANDARDS
Title 11 - SUBDIVISION CONTROL
Chapter 1 GENERAL SUBDIVISION PROVISIONS
11-1-1 TITLE General Provisions
11-1-2 INTENT AND PURPOSE
11-1-3 GENERAL PROVISIONS
11-1-4 DEFINITIONS
Chapter 2 PROCEDURE FOR SUBMISSION OF PLAT
11-2-1 CONCEPT PLAN Administration and Enforcement
11-2-2 PRELIMINARY PLAN
11-2-3 FINAL PLAN
Chapter 3 REQUIREMENTS FOR PLANS AND PLATS
11-3-1 MINIMUM REQUIREMENTS Administration and Enforcement
11-3-2 PREAPPLICATION CONFERENCE PLAN
11-3-3 PRELIMINARY PLAN
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Current Code Chapter Proposed UDO Chapter
11-3-4 FINAL PLAN
Chapter 4 DESIGN STANDARDS
11-4-1 GENERAL Subdivision Standards
11-4-2 PUBLIC SITES AND OPEN SPACES
11-4-3 STANDARDS
11-4-4 HALF STREETS
11-4-5 ALLEYS
11-4-6 STREET JOGS
11-4-7 STREET INTERSECTIONS
11-4-8 BLOCKS
11-4-9 LOTS
11-4-10 EASEMENTS
Chapter 5 REQUIRED IMPROVEMENTS
11-5-1 IMPROVEMENT REQUIREMENTS PRIOR TO FILING FINAL PLAT Subdivision Standards
11-5-2 SUBDIVISION SECURITIES **
11-5-3 CONSTRUCTION WARRANTY **
11-5-4 PROCEDURE **
11-5-5 CONSTRUCTION AND INSPECTION **
11-5-6 AS BUILT PLANS **
11-5-7 SURVEY MONUMENTS
11-5-8 ACCEPTANCE OF DEDICATION, IMPROVEMENTS **
11-5-9 STREETS
11-5-10 SIDEWALKS
11-5-11 STREET LIGHTING
11-5-12 SIGNAGE, GUARDRAILS, AND LANDSCAPING
11-5-13 STORMWATER DRAINAGE
11-5-14 SANITARY SEWER SYSTEM
11-5-15 WATER SYSTEM
11-5-16 OVERSIZING OF UTILITIES
Chapter 6 ADMINISTRATION
11-6-1 BUILDING PERMIT Administration and Enforcement
11-6-2 CERTIFICATE OF OCCUPANCY
11-6-3 VARIATIONS
Chapter 7 AMENDMENTS
11-7-1 INITIATION OF AMENDMENT Administration and Enforcement
11-7-2 PROCESSING APPLICATION FOR AMENDMENT
11-7-3 DECISIONS
Chapter 8 FEE SCHEDULE
11-8-1 LAND CASH CONTRIBUTIONS Administration and Enforcement
11-8-2 ENGINEERING REVIEW FEE ESCROW DEPOSIT
11-8-3 GENERAL REQUIREMENTS
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Current Code Chapter Proposed UDO Chapter
Chapter 9 CONSTRUCTION EXTENSIONS
11-9-1 REQUEST Administration and Enforcement
11-9-2 SUBMITTALS AND LENGTH OF TIME
11-9-3 FEE
Title 8 - BUILDING REGULATIONS
Chapter 1 GENERAL BUILDING REGULATIONS Retain in Building Regulations
Chapter 2 BUILDING CODES Retain in Building Regulations
Chapter 3 HOUSE NUMBERING
8-3-1 NUMBERING HOUSES REQUIRED Administration and Enforcement
8-3-2 NUMBERING PLAN
8-3-3 STREET MAP OR PLAT
8-3-4 PENALTIES
Chapter 4 HOUSE MOVING Retain in Building Regulations
Chapter 5 CONDOMINIUM CONVERSIONS Retain in Building Regulations
Chapter 6 TELEVISION SATELLITE DISHES
8-6-1 PURPOSE AND INTENT Development Standards
8-6-2 LOCATION AND SETBACK REQUIREMENTS
8-6-3 ROOF MOUNTED SATELLITE DISHES
8-6-4 PORTABLE SATELLITE DISHES
8-6-5 NONCONFORMING SATELLITE DISHES **
8-6-6 VARIANCES **
Chapter 7 STORMWATER AND FLOODPLAIN REGULATIONS
8-7-1 GENERAL; ADOPTION BY REFERENCE Development Standards
Chapter 8 TRAILERS Retain in Building Regulations
Chapter 9 SCHOOL TRANSITION FEES
8-9-1 FEE; USE OF FUNDS; PAYMENT Administration and Enforcement
8-9-2 REAL PROPERTY AFFECTED
8-9-3 ANNUAL REPORT REQUIRED
8-9-4 PASSAGE OF RESOLUTION
8-9-5 PROPERTY NOT SERVED BY SCHOOL DISTRICT
Chapter 10 BUILDING PERMIT FEES Master Fee Schedule
Chapter 12 LANDSCAPE ORDINANCE
8-12-1 APPLICABILITY Development Standards
8-12-2 LANDSCAPE AND TREE PRESERVATION REQUIREMENTS
8-12-3 GENERAL STANDARDS
Chapter 13 SOIL EROSION AND SEDIMENTATION CONTROL
8-13-1 FINDINGS AND PURPOSE Development Standards
8-13-2 STANDARDS AND REQUIREMENTS
8-13-3 ENFORCEMENT **
Chapter 14 POLLUTION CONTROL FACILITY SITING
8-14-1 DEFINITIONS ** Use Standards
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Current Code Chapter Proposed UDO Chapter
8-14-2 NOTICE OF REQUEST FOR SITING APPROVAL **
8-14-3 APPLICATION FOR SITING APPROVAL **
8-14-4 REVIEW OF APPLICATION **
8-14-5 PARTICIPATION AND INFORMATION FROM OTHER PARTIES **
8-14-6 PUBLIC HEARING **
8-14-7 RECORDS KEPT **
8-14-8 SITING APPROVAL DECISION **
8-14-9 ADMINISTRATION OF FEES AND COSTS **
Chapter 15 APPEARANCE CODE
8-15-1 OBJECTIVES Development Standards
8-15-2 APPLICABILITY
8-15-3 PROCEDURES **
8-15-4 DEFINITIONS **
8-15-5 CRITERIA FOR APPEARANCE
Chapter 16 WETLAND PROTECTION AND WATER QUALITY AND STORM WATER MANAGEMENT BENEFITS
8-16-1 PURPOSE Development Standards
8-16-2 REGULATIONS ADOPTED
8-16-3 PERMIT REQUIRED **
8-16-4 ENFORCEMENT **
Chapter 17 NONSTORMWATER DISCHARGES TO STORM SEWER Development Standards
Chapter 18 BEEKEEPING
8-18-1 DEFINITIONS ** Use Standards
8-18-2 CERTAIN CONDUCT DECLARED UNLAWFUL
8-18-3 ANNUAL LICENSING **
8-18-4 HIVE TYPE
8-18-5 FENCING OF FLYWAYS, DISTANCE FROM PROPERTY LINES
8-18-6 WATER
8-18-7 GENERAL MAINTENANCE
8-18-8 QUEENS
8-18-9 COLONY DENSITIES
8-18-10 MARKING HIVES, PRESUMPTION OF BEEKEEPING
8-18-11 INSPECTION **
8-18-12 COMPLIANCE **
Title 9 - COMPREHENSIVE PLAN
Chapter 1 COMPREHENSIVE PLAN FOR THE CITY
9-1-1 COMPREHENSIVE PLAN ADOPTED General Provisions
Note: Current Code Articles market with ** may also relocate, in part, to General Provisions, Definitions,
or Administrative and Enforcement chapters, as appropriate.