Planning and Zoning Commission Packet 2021 06-09-21
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, June 9, 2021
7:00 PM
Yorkville City Hall Council Chambers
800 Game Farm Road
Meeting Called to Order: 7:00 p.m.
Roll Call:
Previous meeting minutes: March 10, 2021
Citizen’s Comments
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Public Hearings
Unfinished Business
New Business
1. PZC 2021-04 Staff is seeking input from the Planning and Zoning Commission on a request
from the Kendall County Comprehensive Land Plan and Ordinance Committee. The future
extension of Eldamain Road south of the river brings potential development opportunities to the
area. The County is seeking input from the City on the possibility of amending the City’s future
land use map.
Additional Business
Adjournment
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
Page 1 of 3
DRAFT
PLANNING & ZONING COMMISSION
City Council Chambers
800 Game Farm Road, Yorkville, Il
Wednesday, March 10, 2021 7:00pm
NOTE: In accordance with Public Act 101-0640 and Gubernatorial Disaster
Proclamation issued by Governor Pritzker pursuant to the powers vested in the Governor
under the Illinois Emergency Management Agency Act, the City of Yorkville is allowing
remote attendance at this meeting. Social distancing is being encouraged due to the
current Covid-19 pandemic.
Meeting Called to Order
Chairman Jeff Olson called the meeting to order at 7:00pm, roll was called and a quorum
was established.
Roll Call: All the following Commissioners attended the meeting remotely unless otherwise noted:
Rusty Hyett-yes, Jeff Olson-yes/in-person, Danny Williams-yes, Deborah Horaz-yes
Also present after roll call for minutes: Don Marcum, Greg Millen
Absent: Rich Vinyard
City Staff :
Krysti Barksdale-Noble, Community Development Director (remote attendance)
Jason Engberg, Senior Planner (in-person attendance)
Other Guests (All attended remotely)
Lynn Dubajic, City Consultant
Matt Asselmeier, Kendall County
Dan Kramer, Attorney at Law
Previous Meeting Minutes January 13, 2021
The minutes were approved as presented on a motion and second by Commissioners
Williams and Horaz, respectively.
Roll call: Horaz-yes, Hyett-yes, Olson-yes, Williams-yes. Carried 4-0.
Citizen’s Comments None
Public Hearings: None
Unfinished Business: None
New Business
1. PZC 2021-01 Cindy Gates, on behalf of Cindy Gates Trust, petitioner, is
requesting to rezone a part of their property from A-1 Agricultural to B-3
Commercial and receive a special use permit to conduct the existing landscape
business in unincorporated Kendall County. The property is generally located at
the southeast side of Route 34 approximately 175 feet northeast of Tuma Road.
Page 2 of 3
Mr. Engberg presented the background and said this 1.5 mile review came from Kendall
County. This is a request for a rezone and special use permit for a landscaping company,
Cox Landscaping which has been operating at this location for 30 years. A year ago a
question arose if the business had the proper zoning and special use for Kendall County.
Since it could not be determined, the County recommended the business move forward to
obtain the necessary zoning and permit. The property is 2 large lots along Rt. 34, one
triangular and zoned commercial and the other is zoned Agricultural. The petitioner is
not looking to replat, but to rezone to B-3 where the landscaping company is located.
The rear portion will remain A-1. The special use will go through Kendall County
special use process. Since it is a business already established there, the staff has no issues
with it. Attorney Dan Kramer represents this business.
Commissioner Williams asked, since this business is close to the city boundary and if the
city were to expand, would the business need to be replatted, be grandfathered in or have
to uproot their business. Mr. Engberg replied it could be annexed into the city and be
zoned R-1.
Action Item:
1.5 Mile Review
Mr. Williams moved and Mr. Hyett seconded to approve the request. Mr. Williams read
the motion as follows: In consideration of the proposed mile and half review of Kendall
County Case 20-32 for a rezoning request from A-1 Agricultural to B-3 Commercial and
special use authorization for a landscaping business at 9000 Route 34, the Planning and
Zoning Commission recommends the City Council to not object to the request.
Roll call: Williams-yes, Horaz-yes, Hyett-yes, Marcum-yes, Millen-yes, Olson-yes.
Carried 6-0.
2. PZC 2021-02 Jhon Cordero, petitioner, on behalf of Cordero Real Estate, LLC,
is requesting to rezone their property from A-1 Agricultural to M-1 Limited
Manufacturing to conduct a tree service business in unincorporated Kendall
County. The property is generally located at the southwest corner of the Galena
Road and East Beecher Road intersection in Kendall County.
The petitioner wishes to use the front part of the property for a tree business including
mulching and the back half is an unusable wetlands. The staff had no issues with the
request. Mr. Williams had concern with possible noise due to the mulching operation,
however, Attorney Kramer said the mulching machine is toward the back and that a
nearby cement crusher is louder than the mulcher. Mr. Hyett asked if the mulch had dye
in it. The dye is soluble and does not contain chemicals according to Mr. Kramer. He
added the mulch is now sold to wholesalers and eventually the business would like a
retail center. Mr. Asselmeier added that the property will undergo a site plan review by
county staff.
Page 3 of 3
Action Item:
1.5 Mile Review
A motion was made by Mr. Williams and seconded by Mr. Hyett with the motion being
read by Mr. Williams as follows: In consideration of the proposed 1 mile and half
review of Kendall County Case 21-06 for a rezoning request from A-1 Agricultural to
M-1 Limited Manufacturing to conduct a tree service business at the southwest corner of
Galena Road and E. Beecher Road, the Planning and Zoning Commission recommends
the City Council to not object to the request. Roll call: Williams-yes, Horaz-no, Hyett-
yes, Marcum-yes, Olson-yes. Carried 4 yes, 1 no. (Commissioner Millen's name inadvertently
not called).
Additional Business
1. Year in Review – Overview & Questions
A Power Point presentation was shown by Mr. Engberg, which highlighted the year 2020.
It showed 319 housing permits issued, Gas n Wash/Popeye's/Smoothie King opened new
businesses, Verizon moved to new location, new townhomes built in Grande
Reserve/Raintree, big decline in foreclosures as result of covid, started work on UDO
(Unified Development Ordinance), amendments to Comp Plan, boundary agreement with
Plainfield. Also the city assisted with outdoor dining for local businesses during the
pandemic and will continue, compiled schedule of '21/'22 PZC educational presentations,
using calculators as part of the UDO, planning tactical urbanism/applying for grants,
plans for new city hall and municipal campus. Mr. Engberg noted that City Consultant
Lynn Dubajic has been coordinating Covid vaccines.
2. City Council Action Updates:
The following updates were noted:
a. PZC 2020-11 Abby Properties Final Plat approved
b. PZC 2020-12 Grande Reserve 'fee simple' lots approved, Final Plat approved
c. PZC 2020-13 Kris & Hillary Wieschhaus driveway variance, no objections in
1.5 mile review
d. PZC 2020-14 non-conforming signs, Text Amendment approved.
Adjournment
There was no further business and the meeting was adjourned on a motion and second by
Commissioners Williams and Hyett, respectively. Approved on voice vote and
adjourned at 7:38pm.
Respectfully submitted by
Marlys Young, Minute Taker (remote attendance)
Summary
On March 24, 2021, Community Development staff
attended a meeting upon request of the Kendall County
Comprehensive Land Plan and Ordinance Committee to
discuss future land use plans for the area south of the river
along Highpoint Road. The long-planned road extension
and expansion received partial funding last year and is
considered under “Initial Construction” per the Illinois
Department of Transportation (IDOT).
To view a map of the project, click the link below.
https://www.gettingaroundillinois.com/MapViewer/?confi
g=ANNconfig.json.
The road creates the southern planning boundary between
Yorkville on the east side and Plano on the west side.
Similar to the roadway improvements on North Eldamain
Road, this new thoroughfare and access across the river
may change the potential long-term land uses in and
around the area. The committee requested that staff discuss
the idea of reviewing the proposed future land uses
outlined in the City’s Comprehensive Plan with City
officials to consider possible revisions to the plan.
Kendall County Comprehensive Land Plan and Ordinance Committee Meeting
The meeting held in March was attended by members of the committee, County staff, Yorkville staff, and
representatives from Plano and Millbrook. There was a broad discussion about what the County’s future land
use plan has designated for the unincorporated areas along the future South Eldamain Road. Currently, per
their Land Resource Management Plan’s Future Land Use Map (attached) the western side of the road is
currently designated as mixed-use business while the eastern portions which are not within Yorkville’s
boundary are designated for Rural Residential. The members of the committee considered designating all of
this area for mixed-used business. They then asked municipal representatives what their plans for this area
currently are and if they would be open to discuss changes to align with Kendall County’s plans.
As seen in the image above, the entire eastern edge of the road is a light shade of green which designates this
area for Estate/Conservation Residential Land Use. This future land use is intended to provide flexibility for
residential design in areas of Yorkville that can accommodate low-density detached single-family housing but
also include sensitive environmental and scenic features that should be retained and enhanced. The most
typical form of development within this land use will be detached single family homes on large lots. The
properties to the west of the road are outside the City’s planning boundary as Eldamain Road is the border of
an existing boundary agreement with Plano. Therefore, the City does not have a future land use for this area.
Memorandum
To: Planning and Zoning Commission
From: Jason Engberg, Senior Planner
CC: Bart Olson, City Administrator
Krysti J. Barksdale-Noble, Community Development Director
Date: June 3, 2021
Subject: Comprehensive Plan – Future Land Use Review
Staff stated that the request to review the City’s future land use map would be brought to the attention of
elected officials. The extension of Eldamain Road across the river and its connection to Route 71 will
definitely have an impact and future development in the area. Before amending the Comprehensive Plan, there
are many factors to consider as outlined below.
Considerations
The County is seeking to expand the mixed-use business designation on their future land use map and have
requested that Yorkville evaluate their future land use map to better coincide with the County’s plan. While
strategizing regionally is a solid planning principle, there are many factors to consider when making the
decision to reevaluate the City’s Comprehensive Plan’s Future Land Use Map.
Current Projections
The current designated future land use as Estate/Conservation Residential was provided as this area is currently
outside of the City’s boundary and far from the planning the other developed parts of town. The 2016 plan
focused on development and improvement of Yorkville’s core and existing unfinished developments from the
2008 recession. The properties east of Highpoint Road are on the edge of the City’s planning boundary and
were designated this way as development of this area was unlikely when the plan was created. Considerations
need to be made on determining whether the Eldamain Road extension will change the possibility of
development in this area being located far from the City’s current developments.
Scope of the Plan
The 2016 Comprehensive Plan has a general planning horizon of 10 years. When developing a Comprehensive
Plan, all existing conditions, imminent projects, and future projections are all considered during the drafting of
the plan. Making projections past this 10-year horizon is difficult as certain local, regional, and national events
can impact the projection. Some examples include funding for a new road, an economic recession, or global
pandemic.
Community Development staff have scheduled for a new or updated plan to be drafted by 2026. This project
would require extensive research into the existing conditions and focus on changes from the 2016 plan. Similar
to the previous plan, an update or new plan will require assistance from a consultant and would most likely be
a two-year process. Which means the evaluating of current conditions of the area could start between 2023-
2024. With a potential update occurring in the next few years along with the length of time it will take to have
the roadway built, it might be best to consider waiting until a full update of the plan is complete.
Metra Rail Access
While the extension of Eldamain Road will definitely impact traffic flows and potential types of development
in the area, there are other potential factors that may play into future land uses in this area such as a commuter
train station. Metra is currently creating a long-term plan for extended rail service to Montgomery, Oswego,
Yorkville, Plano, and Sandwich. Metra has been in contact with staff and officials to determine where a
commuter station could be located. At this moment, there are two possible locations including one near Route
47 and the other near Eldamain Road which both intersect the BNSF railway. Both locations could change the
type of potential uses in this area. While just a plan for potential future expansion of rail service, this needs to
be taken into consideration when drafting future plans for the City as well.
Utility Access
Any major development whether it is residential, commercial, or industrial will need utilities provided to them.
Currently, this area has no major water or sanitary facilities in the area with the closest being at the Route 71
and Route 47 intersection. Development of this area will depend on a developer or business installing and
paying for utilities to be brought to these properties. Again, this needs to be considered when determining the
future land use of an area due to its likelihood for future growth within the plans horizon.
Guide for Development
It should always be noted that while a Comprehensive Plan is a necessary tool for proper growth and
implementing a vision for the community, it is still a guiding document that is not codified. As has happened
in the past, certain developments may be better suited in some areas even though the future land use map
illustrates a different designated use. Things change and a written long-term document cannot predict certain
events or developments. It is up to committee members and elected officials to determine if a proposed project
meets the vision of the community and whether the designation on the future land use map is justified at the
time. Therefore, the Estate/Conservation Residential land use is not set in stone and does not hinder
development of potential future projects.
Potential Other Land Uses
In conjunction with the other considerations in the memorandum, the County has expressed interest into
expanding their mixed-use business land use designation but there may be better and more likely future land
uses in the area. The development of a large mixed-use business area is enticing as it would provide jobs and
tax revenue for the City, it does not necessarily mean this area is not better utilized for another land use. With
all the other forces in play as listed above, considerations into all types of land uses should be considered.
Economic Development Committee
This item was brought forth for review at the May 4, 2021 Economic Development Committee Meeting.
The committee stated it would discuss the request at a City Council level on June 8, 2021 as it wanted
input from all members of the Council. At the time of this PZC meeting, the item will have been discussed
by City Council and staff will relay their comments to this committee.
Staff Comments/Next Steps
Staff is seeking input from the Planning and Zoning Commission on the request from the Kendall County
Comprehensive Land Plan and Ordinance Committee. Staff is seeking input and feedback from the
committee to provide to the County.
Attachments
1. Yorkville’s Future Land Use Map
2. Kendall County Land Resource Management Plan Map
3. Yorkville and Kendall County Future Land Use Comparison Map
82
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
Figure 4.1 - Future Land Uses North of the Fox River
Figure 4.1: Future Land Uses North of the Fox River LAND USE CHANGES
The Land Use Strategy and Future Land Use Map
presented above describes the distribution of
general land use categories (Residential, Commercial,
industrial, Open Space and Parks, and so on) that
will set the framework for achieving the goals of the
Comprehensive Plan. It is not a zoning map but should
set the stage for future changes and modifications
to the Yorkville Zoning Ordinance. The Land Use
Strategy seeks to “re-position” Yorkville’s future land
use pattern given current development conditions
in Yorkville since the 2008 economic downturn and
the unlikelihood that the Prairie Parkway will be
constructed within this Plan’s time horizon. Several
changes in land use classifications are proposed from
those included in the 2008 Comprehensive Plan.
Changes in the land use categories are summarized
below:
RESIDENTIAL
A Mid-Density Residential land use zone is proposed
in order to encourage new multi-family housing types
in Yorkville; new housing types could diversify housing
opportunities and provide housing at different price
points that what is currently offered in Yorkville’s
housing market. The Rural Neighborhood land use
classification in the 2008 Comprehensive Plan is
eliminated given that such residential development is
unlikely to occur in the southeastern portions of the
Yorkville planning area where there are significant
infrastructure and market constraints. The primary
infrastructure constraint is the need to construct a lift
station along a ridge line, generally located south of
Illinois Route 71. In its place, an Estate/Conservation
Residential land use category has been created to
accommodate large-lot residential development in
areas where infrastructure exists and smaller-lot
single family residential subdivisions are less likely
to be supported by market demand. Conservation
subdivisions should also be encouraged in order to
preserve significant environmental and topographical
features, provide alternative housing types, and
provide opportunities to expand Yorkville’s open space
network. A Metra Station TOD zone is also included
to plan accordingly for future development even if the
Metra Station is years away from construction.
COMMERCIAL
Several new commercial land use categories
are suggested in this Comprehensive Plan. A
Downtown Mixed-Use Core zone is intended to focus
revitalization and redevelopment efforts in Yorkville’s
traditional downtown; new mixed-use development is
envisioned on various opportunity sites that expand
the Downtown’s footprint further to the east on
Van Emmon Street with potential residential and
commercial development. The need to address
particular development design and land use issues
within the Downtown necessitates the need for a
Downtown-specific land use classification.
The general Commercial land use classification in the
2008 Plan is now designated Destination Commercial
to recognize that a high percentage of commercial land
in Yorkville accommodates large format and chain store
formats, usually located along major transportation
thoroughfares. Destination Commercial uses have their
own particular physical design and development issues
and should be distinguished from commercial uses
located in the Downtown and in neighborhood retail
areas.
A Commercial Office land use category has been
created to accommodate small-scaled office uses in
single developments or as part of an office park setting;
INSTITUTIONAL PARKS AND
OPEN SPACE
COMMERCIAL
OFFICE
GENERAL
INDUSTRIAL
Legend - Future Land Use Map
FUTURE ROADWAY
ESTATE/CONSERVATION
RESIDENTIAL
SUBURBAN
NEIGHBORHOODS
AGRICULTURAL ZONE
METRA STATION
TRANSIT-ORIENTED
DEVELOPMENT
DOWNTOWN
MIXED-USE CORE
TRADITIONAL
NEIGHBORHOOD
RESIDENTIAL
MID-DENSITY
RESIDENTIAL
DESTINATION
COMMERCIAL
NEIGHBORHOOD
RETAIL
RIVERS / STREAMS
83
SECTION 4 - COMMUNITY VISION AND LAND USE STRATEGY
THE YORKVILLE PLAN • CONNECTING OUR PAST TO THE FUTURE
Figure 4.2: Future Land Uses South of the Fox River
PLANO
AURORA
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Apakesha Rd Lisbon RdAshley RdJohnson Rd
Fennel RdBrisbin RdVan Dyke Rd
Cherry Rd
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Proposed Prairie ParkwayHELMAR
LISBON CENTER
BRISTOL
LITTLE ROCK
Millington F.P.
Kendall County GIS
111 West Fox Street - Room 308
Yorkville, Illinois 60560
630.553.4212
KENDALL COUNTY
FUTURE LAND USE PLAN
Road Type
Adjacent County
County
Interstate
State & Federal
Bituminous
Gravel
Dirt
Local
Political Townships
Forest Preserves
State Park
County Forest Preserve
Future Land Use
Urban Areas - Incorporated
Suburban Residential - Max Density 1.00 DU Acres
Rural Residential Max Density 0.65 DU Acres
Rural Estate Resedential Max Density 0.45 DU Acre
Countryside Residential Max Density 0.33 DU Acre
Commercial
Mixed Use Business
Commonwealth Edison
Transportation Corridors
Mining
Potential Mining District
Public/Institutional
Agriculture
Forest Preserve/State Parks
Open Space
Hamlets
Proposed Roadway Improvements
Prairie Parkway Proposed Centerline
BIG
GROVE LISBON SEWARD
NA-AU-SAYKENDALLFOX
LITTLE
ROCK OSWEGO
BRISTOL
Townships
0 1 2 3 4
Miles
More info about the LRMP can be found at: https://www.co.kendall.il.us/departments/planning-building-zoning/lrmp Map last updated: 12/17/2020
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River Rd
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Rebecca Ct Stagecoach TrlYORKVILLE FUTURE LAND USE | COUNTY REQUEST KENDALL COUNTY FUTURE LAND USE | PROPOSED CHANGES
Legend
Comprehensive Planning Boundary
Proposed Eldamain Road Extension
Estate/Conservation Residential
Parks and Open Space
County Request - General Industrial
Legend
Comprehensive Planning Boundary
Proposed Eldamain Road Extension
Rural Residential
Mixed Used Business
Proposed Change - Mixed Use Business
Suburban Residential