Planning and Zoning Commission Packet 2022 06-08-22
PLANNING AND ZONING
COMMISSION AGENDA
Wednesday, June 8, 2022
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: May 11, 2022
Citizen’s Comments
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Public Hearings
Unfinished Business
New Business
1. PZC 2022-09 Kendall County, Illinois is proposing a map amendment to the Kendall County
Future Land Use map. Due to the extension of Eldamain Road south of the F ox River, the
Kendall County Comprehensive Land Plan and Ordinance Committee has discussed potential
future land uses in the area and has proposed amending three parcels from “Rural Residential” to
“Mixed Use Business.” This request was approved by the Kendall County Board at the May 17,
2022 meeting.
Action Item
N/A
Additional Business
Adjournment
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
DRAFT
Page 1 of 3
PLANNING & ZONING COMMISSION
City Council Chambers
800 Game Farm Road, Yorkville, Il
Wednesday, May 11, 2022 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
Deborah Horaz-yes/electronic attendance
Greg Millen-yes/electronic attendance
Jeff Olson-yes/in-person
Richard Vinyard-yes/in-person
Danny Williams-yes/in-person
Absent: Rusty Hyett
City Staff
Krysti Barksdale-Noble, Community Development Director/electronic attendance
Jason Engberg, Senior Planner/in-person
Other Guests
Lynn Dubajic, City Consultant/in-person
Previous Meeting Minutes April 13, 2022
The minutes were approved as presented on a motion and second by Commissioners
Williams and Horaz, respectively.
Roll call: Millen-yes, Olson-yes, Vinyard-present, Williams-yes, Horaz-yes
Carried: 4-yes and 1 present.
Citizen’s Comments None
Public Hearings
Chairman Olson explained the Public Hearing procedure, however, there was no one
present to give testimony. The Public Hearing was opened at 7:02pm on a motion and
second by Commissioners Williams and Vinyard, respectively.
Roll call: Millen-yes, Olson-yes, Vinyard-yes, Williams-yes, Horaz-yes Carried 5-0.
Page 2 of 3
The Public Hearing description was read by Chairman Olson:
1. PZC 2022-10 The United City of Yorkville, Kendall County, Illinois, petitioner,
is proposing a text amendment to Section 10-2: “Rules and Definitions” and
Section 10-6: “Permitted and Special Uses” within the United City of Yorkville
Zoning Ordinance. The amendment proposes to amend the definitions of
microbrewery, brewpub, and microwinery to provide consistency with current
State statutes and the City's liquor license regulations. Additionally, the land use
designation table and special conditions in Section 10-6 of the Yorkville Zoning
Ordinance will also be amended to reflect the proposed definitions.
Mr. Engberg presented the background for the proposed Text Amendment. A business
has approached the city about opening a microwinery in the downtown and when they
applied for a liquor license, there was no language in the code for microwinery. The city
amended title 3 of the liquor code to group the microbrewery, brewpub and microwinery
together. Staff is recommending changes to the zoning ordinance to align with the liquor
code and the State statute.
The recommended changes are:
1. Join microbrewery, brewpub and microwinery all in one single use for liquor
code, Class M.
2. Remove requirement that they would have to be part of a restaurant use.
3. Established in liquor license code that 50,000 gallons of wine could be produced
per year, consistent with State statute. That was approved by City Council.
He also gave background of the zoning ordinance. Microbrewery and brewpubs are
defined as the same. Microdistillery and microwinery each have their own definition.
Microwinery limits are currently established at 100,000 gallons per year. He said
currently microbrewery and brewpubs have to be ancillary to a restaurant. Separating
the definitions will allow for flexibility in the future, said Mr. Engberg. He also
discussed the special conditions that apply. An additional change is that instead of saying
“hand-capped” it will change to “seal”.
There was no further testimony and a motion was made and seconded at about 7:11pm by
Mr. Williams and Mr. Vinyard, respectively, to close the Hearing. Roll call: Millen-yes,
Olson-yes, Vinyard-yes, Williams-yes, Horaz-yes Carried 5-0.
Unfinished Business None
New Business
2. PZC 2022-10 Text Amendment (see full description above under Public Hearing)
Action Item
Text Amendment
There was no further discussion and a motion and second to approve was made by
Commissioners Horaz and Williams, respectively. Mr. Williams read the motion as
follows: In consideration of testimony presented during a Public Hearing on May 11,
2022 and discussions conducted at that meeting, the Planning and Zoning Commission
Page 3 of 3
recommends approval to the City Council a request for a text amendment to Section 10-
2-3: Definitions and Section 10-6: Permitted and Special Uses of the United City of
Yorkville Zoning Ordinance to amend the definitions of Microbrewery, Brewpub, and
Microwinery as well as their placement and special conditions on the permitted and
special uses table, as recommended in a staff memo dated May 4, 2022.
Roll call: Olson-yes, Vinyard-yes, Williams-yes, Horaz-yes, Millen-yes. Carried 5-0.
Additional Business
1. Appointment of Vice Chairperson
Commissioner Richard Vinyard was chosen as the new Vice-Chair by a unanimous voice
vote.
2. City Council Action Updates
a. PZC 2022-02 Dawn Leprich-Graves rezoning request approved.
b. PZC 2022-06 Final Plat Amendment approved for Bristol Bay.
c. PZC 2022-07 Final Plat of Subdivision approved for Bristol Bay.
Adjournment
There was no further business and the meeting was adjourned at 7:14pm on a motion and
second by Commissioners Williams and Vinyard, respectively. Unanimous voice vote.
Respectfully submitted by,
Marlys Young, Minute Taker/electronic attendance
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PZC - Public Hearing - May 11, 2022
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UNITED CITY OF YORKVILLE
YORKVILLE, ILLINOIS
PLANNING AND ZONING COMMISSION
PUBLIC HEARING
800 Game Farm Road
Yorkville, Illinois
Wednesday, May 11, 2022
7 :00 p .m .
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PRESENT: (In-person and via Zoom)
Mr. Jeff Olson, Chairman,
Ms. Deborah Horaz,
Mr. Richard Vinyard,
Mr. Greg Millen,
Mr. Danny Williams.
ALSO PRESENT:(In-person and via Zoom)
Ms. Krysti Barksdale-Noble, Community
Development Director;
Mr. Jason Engberg, Senior Planner;
Ms. Marlys Young, Minute Taker.
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(WHEREUPON, the following
proceedings were in had
public hearing:)
CHAIRMAN OLSON: There is one public
hearing tonight scheduled for tonight's Planning
and Zoning committee meeting. The purpose of
this hearing is to invite testimony from members
of the public regarding the proposed request that
is being considered before this Commission
tonight.
Public testimony from persons
present who wish to speak may be for or may be
against the request or ask questions of the
petitioner regarding the request being heard.
Those persons who wish to testify are asked to
speak clearly, one at a time and state your name
and who you are, if you represent anyone.
You are also asked to sign in at the
podium. I don't think we have anybody except
Jason tonight. If you plan to speak during
tonight's public hearing as a petitioner or a
member of the public, please stand, raise your
right hand and repeat after me.
Jason, do you have to do that, or
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no?
MR. ENGBERG: No, I -- No.
CHAIRMAN OLSON: Okay, we can skip you.
We are not going to swear anybody in.
The order for receiving testimony
tonight will be as follows: Petitioner
presentation, those who wish to speak in favor
and those who wish to speak in opposition.
May I then, please, have a motion to
open the public hearing on Petition number PZC
2022-10, Tax Amendment Request?
MR. WILLIAMS: So moved.
MR. VINYARD: Second.
CHAIRMAN OLSON: Roll call vote on the
motion, please.
MS. YOUNG: Yes. Millen.
MR. MILLEN: Yes.
MS. YOUNG: Olson.
CHAIRMAN OLSON: Yes.
MS. YOUNG: Vinyard.
MR. VINYARD: Yes.
MS. YOUNG: Williams.
MR. WILLIAMS: Yes.
MS. YOUNG: And Horaz.
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MS. HORAZ: Yes.
MS. YOUNG: Thank you.
CHAIRMAN OLSON: Thank you. The one
public hearing up for discussion tonight is PZC
2022-10, United City of Yorkville, Kendall
County, Illinois, petitioner, is proposing a text
amendment on Section 10-2 , Rules and Definitions,
and Section 10-6 , Permitted and Special Uses
within the United City of Yorkville Zoning
Ordinance.
The amendment proposes to amend the
definitions of microbrewery, brewpub and
microwinery to provide consistency with current
State statutes and the City's liquor license
regulations.
Additionally, the land use
designation table and special conditions in
Section 10-6 of the Yorkville Zoning Ordinance
will also be amended to reflect the proposed
definitions.
Jason, would you like to present?
MS. WEST: I would. I would like to
come up closer to the mic.
CHAIRMAN OLSON: Okay.
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PZC - Public Hearing - May 11, 2022
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MR. ENGBERG: Can anybody verify if you
can hear me in Zoom?
CHAIRMAN OLSON: Can you guys hear
Jason?
MS. HORAZ: Yes.
MR. ENGBERG: All right. So this is a
text amendment to the Zoning Ordinance. The City
recently had a business owner that wants to open
a microwinery in the downtown, and in April when
they were applying for a liquor license, the
microwinery was separate.
We have a microbrewery brewpub in
the Liquor Code, but nothing really for
microwinery, they have to be part of a
restaurant, and so the City amended Title 3 of
the Liquor Code to better put these all together,
and then also align all the regulations with
state statute.
So Staff is recommending some
changes to the zoning ordinances, Zoning
Ordinance, as these different land uses are
defined in our code a little differently now and
we're just trying to, one, align it with the new
Liquor Code to make it a little bit easier to
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understand when somebody comes in and there is no
problem, say, well, I thought I could do this
because I got this liquor license but now
somebody is telling me this, and we are also
aligning with state statute to make sure we're
a ligned with that as well.
So, just briefly, the liquor
license -- the change -- the major changes in the
Liquor License Code, it put brewpub,
microbrewery, microwinery and winery together all
in one single use for the Liquor Code, so if
anybody wants to do that, that's a Class M . They
will come in and ask for that.
They have also removed the
requirement that it would have to be accessory to
a restaurant use. Naturally the winery,
microwinery was previously, but the breweries and
brewpubs were not in the Liquor Code.
And then, finally, they reduced the
amount -- or they established in the Liquor
License Code 50,000 gallons per year for wine
produced, and that is consistent with the state
statute in the statement of license, so the
actual language is there in the middle from what
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was approved, and that was approved by City
Council.
So to give you a little background
on the Zoning Ordinance, currently in the
definition section, we have microbrewery or
brewpub as one definition, we have
microdistillery as one definition, and a
microwinery.
Microdistiller would be for a hard
alcohol, for a whiskey or something like that,
and a microwinery is its own as well.
Currently our microwinery says
100,000 gallons a year, which is different, and
then in Table 10.6 .3 , all of those uses are as
one and they are permitted in the commercial
districts and the two manufacturing districts.
Also, in that Section 10-6 there are
some special requirements, and similar to the
definitions, the microbreweries and brewpubs are
supposed to be -- or currently have to be
ancillary to a restaurant use to a certain
extent. At the time this was added into the code
and written, at the time I believe the
recommendations were from say, you know, we don't
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just want breweries popping up, you know, if
they're not going to be part of a , you know,
commercial business, and I think the -- you know,
over the last ten years microbreweries and
tasting rooms and food trucks parked outside or
bring your own food, those types of uses have
become very popular, so the recommended change
that we have discussed is to remove that from
microbreweries, so what we're actually proposing
to do, we're going to separate brewpub out.
Brewpub will still be a restaurant with a , you
know, brew -- a microbrewery in it, so that will
still be ancillary to that.
Microbreweries and microwineries
will be treated the same, we put them in the one
definition, and then microdistilleries we're just
leaving alone as a single definition as well.
This way when someone comes in for a
Liquor Code license, it all lines up the same.
While all of those are put together, at least now
we can say brewpubs are the only ones that --
those require a restaurant, all the others will
not.
We changed the microwinery as well
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PZC - Public Hearing - May 11, 2022
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to the 50,000 gallons per year to be produced as
well to align with state statute and liquor
codes, and then in Section 10-6 , we sectioned
them out just like they are in the definition, so
brewpub has its own line, microbrewery,
microwinery and -- well, the microbrewery and
microwinery have a line, and the microdistillery
should have a line.
This also gives us flexibility for
the future, if we want to change any one of them,
remove if, you know, trends change, it will make
it easier to say just this one.
If they want to amend the Liquor
Code at some point, too, it makes it a little
flexible for us to change in the future as well.
So with that, again, in 10-6 there
are special conditions, so the brewpub will still
be ancillary and then the microbrewery will still
have the same special conditions, just like the
other special conditions are not being changed.
Those are the ones that deal with like outside
storage and things like that.
The one other change we made -- and
this came out at the Economic Development
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PZC - Public Hearing - May 11, 2022
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Committee -- the original definition said
off-premise consumption is allowed, all sales
must be in a hand-capped, sealed container with a
total maximum production being hand packed. The
question was what does that mean. It's like
well, it might as well just mean sealed at
Subway, right, because really all you're really
trying to say is you can't give people open
containers to walk around town in, so we're just
going to remove that, clean that language up a
little bit.
So we are recommending this change.
We think it's going to help keep things
consistent, lower confusion between business
owners and people going and trying to open these
uses and make it a lot easier. And, sorry, we're
still allowing the B -1 through B -4 and M -1 and 2
as well at this time.
So that is my presentation for the
public hearing. I will answer questions now or
when we get to the new business.
CHAIRMAN OLSON: We will do it in new
business. Thank you.
Is there anyone who wishes to speak
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in favor of the text amendment?
(No response.)
CHAIRMAN OLSON: In opposition to the
text amendment?
(No response.)
CHAIRMAN OLSON: Any questions from you
people and the people in Zoomland for Jason right
now?
MS. HORAZ: I have none.
CHAIRMAN OLSON: Greg?
MR. MILLEN: No questions.
CHAIRMAN OLSON: Okay, thank you.
So since all the public testimony
regarding this petition has been taken, may I
have a motion, please, to close the taking of
testimony in the public hearing?
MR. WILLIAMS: So moved.
MR. VINYARD: Second.
CHAIRMAN OLSON: Roll call vote on this
motion, please.
MS. YOUNG: Yes. Millen.
MR. MILLEN: Yes.
MS. YOUNG: Olson.
CHAIRMAN OLSON: Yes.
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MS. YOUNG: Vinyard.
MR. VINYARD: Yes.
MS. YOUNG: Williams.
MR. WILLIAMS: Yes.
MS. YOUNG: And Horaz.
MS. HORAZ: Yes.
MS. YOUNG: Okay, thank you.
CHAIRMAN OLSON: All right, thank you.
The public hearing portion of the meeting is
closed.
(Which were all the
proceedings in the
public hearing portion
of the meeting.)
---o 0 o ---
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STATE OF ILLINOIS )
) SS.
COUNTY OF LASALLE )
I, Christine M. Vitosh, a Certified Shorthand
Reporter, do hereby certify that I transcribed
the proceedings had at the pubic hearing from the
audiorecording, and that the foregoing, Pages 1
through 14 inclusive, is a true, correct and
complete computer-generated transcript of the
proceedings had at the time and place aforesaid.
I further certify that my certificate annexed
hereto applies to the original transcript and
copies thereof, signed and certified under my
hand only. I assume no responsibility for the
accuracy of any reproduced copies not made under
my control or direction.
As certification thereof, I have hereunto set
my hand this 24th day of May, A.D., 2022.
Christine M. Vitosh, CSR
Illinois CSR No. 084-002883
0
084-002883 [1] - 14:20
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1 [1] - 14:6
10-2 [1] - 5:7
10-6 [5] - 5:8, 5:18,
8:17, 10:3, 10:16
10.6.3 [1] - 8:14
100,000 [1] - 8:13
11 [1] - 1:21
14 [1] - 14:7
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2 [1] - 11:17
2022 [2] - 1:21, 14:17
2022-10 [2] - 4:11, 5:5
24th [1] - 14:17
3
3 [1] - 6:15
5
50,000 [2] - 7:21, 10:1
7
7:00 [1] - 1:22
8
800 [1] - 1:17
A
A.D [1] - 14:17
accessory [1] - 7:15
accuracy [1] - 14:14
actual [1] - 7:24
added [1] - 8:22
additionally [1] - 5:16
aforesaid [1] - 14:9
alcohol [1] - 8:10
align [3] - 6:17, 6:23,
10:2
aligned [1] - 7:6
aligning [1] - 7:5
allowed [1] - 11:2
allowing [1] - 11:17
alone [1] - 9:17
ALSO [1] - 2:8
amend [2] - 5:11,
10:13
amended [2] - 5:19,
6:15
Amendment [1] - 4:11
amendment [5] - 5:7,
5:11, 6:7, 12:1, 12:4
amount [1] - 7:20
ancillary [3] - 8:21,
9:13, 10:18
AND [1] - 1:10
annexed [1] - 14:10
answer [1] - 11:20
applies [1] - 14:11
applying [1] - 6:10
approved [2] - 8:1
April [1] - 6:9
assume [1] - 14:13
audiorecording [1] -
14:6
B
B-1 [1] - 11:17
B-4 [1] - 11:17
background [1] - 8:3
Barksdale [1] - 2:9
Barksdale-Noble [1] -
2:9
become [1] - 9:7
better [1] - 6:16
between [1] - 11:14
bit [2] - 6:24, 11:11
brew [1] - 9:12
breweries [2] - 7:17,
9:1
brewpub [8] - 5:12,
6:12, 7:9, 8:6, 9:10,
9:11, 10:5, 10:17
brewpubs [3] - 7:18,
8:19, 9:21
briefly [1] - 7:7
bring [1] - 9:6
business [5] - 6:8,
9:3, 11:14, 11:21,
11:23
C
capped [1] - 11:3
certain [1] - 8:21
certificate [1] - 14:10
certification [1] -
14:16
Certified [1] - 14:3
certified [1] - 14:12
certify [2] - 14:4,
14:10
Chairman [1] - 2:2
CHAIRMAN [15] - 3:4,
4:3, 4:14, 4:19, 5:3,
5:24, 6:3, 11:22,
12:3, 12:6, 12:10,
12:12, 12:19, 12:24,
13:8
change [7] - 7:8, 9:7,
10:10, 10:11, 10:15,
10:23, 11:12
changed [2] - 9:24,
10:20
changes [2] - 6:20,
7:8
Christine [2] - 14:3,
14:20
City [5] - 5:5, 5:9, 6:7,
6:15, 8:1
CITY [1] - 1:6
City's [1] - 5:14
Class [1] - 7:12
clean [1] - 11:10
clearly [1] - 3:16
close [1] - 12:15
closed [1] - 13:10
closer [1] - 5:23
code [2] - 6:22, 8:22
Code [9] - 6:13, 6:16,
6:24, 7:9, 7:11, 7:18,
7:21, 9:19, 10:14
codes [1] - 10:3
commercial [2] - 8:15,
9:3
COMMISSION [1] -
1:10
Commission [1] - 3:9
Committee [1] - 11:1
committee [1] - 3:6
Community [1] - 2:9
complete [1] - 14:8
computer [1] - 14:8
computer-generated
[1] - 14:8
conditions [4] - 5:17,
10:17, 10:19, 10:20
confusion [1] - 11:14
considered [1] - 3:9
consistency [1] - 5:13
consistent [2] - 7:22,
11:14
consumption [1] -
11:2
container [1] - 11:3
containers [1] - 11:9
control [1] - 14:15
copies [2] - 14:12,
14:14
correct [1] - 14:7
Council [1] - 8:2
County [1] - 5:6
COUNTY [1] - 14:2
CSR [2] - 14:20, 14:20
current [1] - 5:13
D
Danny [1] - 2:6
deal [1] - 10:21
Deborah [1] - 2:3
defined [1] - 6:22
definition [7] - 8:5,
8:6, 8:7, 9:16, 9:17,
10:4, 11:1
Definitions [1] - 5:7
definitions [3] - 5:12,
5:20, 8:19
designation [1] - 5:17
Development [2] -
2:10, 10:24
different [2] - 6:21,
8:13
differently [1] - 6:22
direction [1] - 14:15
Director [1] - 2:10
discussed [1] - 9:8
discussion [1] - 5:4
districts [2] - 8:16
downtown [1] - 6:9
during [1] - 3:20
E
easier [3] - 6:24,
10:12, 11:16
Economic [1] - 10:24
Engberg [1] - 2:11
ENGBERG [3] - 4:2,
6:1, 6:6
established [1] - 7:20
except [1] - 3:19
extent [1] - 8:22
F
Farm [1] - 1:17
favor [2] - 4:7, 12:1
finally [1] - 7:19
flexibility [1] - 10:9
flexible [1] - 10:15
following [1] - 3:1
follows [1] - 4:6
food [2] - 9:5, 9:6
foregoing [1] - 14:6
future [2] - 10:10,
10:15
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - May 11, 2022
1
G
gallons [3] - 7:21,
8:13, 10:1
Game [1] - 1:17
generated [1] - 14:8
Greg [2] - 2:5, 12:10
guys [1] - 6:3
H
hand [5] - 3:23, 11:3,
11:4, 14:13, 14:17
hand-capped [1] -
11:3
hard [1] - 8:9
hear [2] - 6:2, 6:3
heard [1] - 3:14
HEARING [1] - 1:11
hearing [11] - 3:3, 3:5,
3:7, 3:21, 4:10, 5:4,
11:20, 12:16, 13:9,
13:13, 14:5
help [1] - 11:13
hereby [1] - 14:4
hereto [1] - 14:11
hereunto [1] - 14:16
Horaz [3] - 2:3, 4:24,
13:5
HORAZ [4] - 5:1, 6:5,
12:9, 13:6
I
ILLINOIS [2] - 1:7,
14:1
Illinois [3] - 1:18, 5:6,
14:20
in-person [1] - 2:1
In-person [1] - 2:8
inclusive [1] - 14:7
invite [1] - 3:7
J
Jason [6] - 2:11, 3:20,
3:24, 5:21, 6:4, 12:7
Jeff [1] - 2:2
K
keep [1] - 11:13
Kendall [1] - 5:5
Krysti [1] - 2:9
L
land [2] - 5:16, 6:21
language [2] - 7:24,
11:10
LASALLE [1] - 14:2
last [1] - 9:4
least [1] - 9:20
leaving [1] - 9:17
License [2] - 7:9, 7:21
license [6] - 5:14,
6:10, 7:3, 7:8, 7:23,
9:19
line [3] - 10:5, 10:7,
10:8
lines [1] - 9:19
liquor [5] - 5:14, 6:10,
7:3, 7:7, 10:2
Liquor [9] - 6:13, 6:16,
6:24, 7:9, 7:11, 7:18,
7:20, 9:19, 10:13
lower [1] - 11:14
M
M-1 [1] - 11:17
major [1] - 7:8
manufacturing [1] -
8:16
Marlys [1] - 2:12
maximum [1] - 11:4
mean [2] - 11:5, 11:6
meeting [3] - 3:6,
13:9, 13:14
member [1] - 3:22
members [1] - 3:7
mic [1] - 5:23
microbreweries [4] -
8:19, 9:4, 9:9, 9:14
microbrewery [8] -
5:12, 6:12, 7:10, 8:5,
9:12, 10:5, 10:6,
10:18
microdistiller [1] - 8:9
microdistilleries [1] -
9:16
microdistillery [2] -
8:7, 10:7
microwineries [1] -
9:14
microwinery [12] -
5:13, 6:9, 6:11, 6:14,
7:10, 7:17, 8:8, 8:11,
8:12, 9:24, 10:6,
10:7
middle [1] - 7:24
might [1] - 11:6
millen [2] - 4:16, 12:21
Millen [1] - 2:5
MILLEN [3] - 4:17,
12:11, 12:22
Minute [1] - 2:12
motion [4] - 4:9, 4:15,
12:15, 12:20
moved [2] - 4:12,
12:17
MR [14] - 4:2, 4:12,
4:13, 4:17, 4:21,
4:23, 6:1, 6:6, 12:11,
12:17, 12:18, 12:22,
13:2, 13:4
MS [17] - 4:16, 4:18,
4:20, 4:22, 4:24, 5:1,
5:2, 5:22, 6:5, 12:9,
12:21, 12:23, 13:1,
13:3, 13:5, 13:6,
13:7
must [1] - 11:3
N
name [1] - 3:16
naturally [1] - 7:16
new [3] - 6:23, 11:21,
11:22
Noble [1] - 2:9
none [1] - 12:9
nothing [1] - 6:13
number [1] - 4:10
O
OF [3] - 1:6, 14:1, 14:2
off-premise [1] - 11:2
Olson [3] - 2:2, 4:18,
12:23
OLSON [15] - 3:4, 4:3,
4:14, 4:19, 5:3, 5:24,
6:3, 11:22, 12:3,
12:6, 12:10, 12:12,
12:19, 12:24, 13:8
one [12] - 3:4, 3:16,
5:3, 6:23, 7:11, 8:6,
8:7, 8:15, 9:15,
10:10, 10:12, 10:23
ones [2] - 9:21, 10:21
open [4] - 4:10, 6:8,
11:8, 11:15
opposition [2] - 4:8,
12:3
order [1] - 4:5
Ordinance [5] - 5:10,
5:18, 6:7, 6:21, 8:4
ordinances [1] - 6:20
original [2] - 11:1,
14:11
outside [2] - 9:5,
10:21
own [3] - 8:11, 9:6,
10:5
owner [1] - 6:8
owners [1] - 11:15
P
p.m [1] - 1:22
packed [1] - 11:4
Pages [1] - 14:6
parked [1] - 9:5
part [2] - 6:14, 9:2
people [4] - 11:8,
11:15, 12:7
per [2] - 7:21, 10:1
Permitted [1] - 5:8
permitted [1] - 8:15
person [2] - 2:1, 2:8
persons [2] - 3:11,
3:15
petition [1] - 12:14
Petition [1] - 4:10
petitioner [4] - 3:14,
3:21, 4:6, 5:6
place [1] - 14:9
plan [1] - 3:20
Planner [1] - 2:11
Planning [1] - 3:5
PLANNING [1] - 1:10
podium [1] - 3:19
point [1] - 10:14
popping [1] - 9:1
popular [1] - 9:7
portion [2] - 13:9,
13:13
premise [1] - 11:2
PRESENT [2] - 2:1,
2:8
present [2] - 3:12,
5:21
presentation [2] - 4:7,
11:19
previously [1] - 7:17
problem [1] - 7:2
proceedings [4] - 3:2,
13:12, 14:5, 14:9
produced [2] - 7:22,
10:1
production [1] - 11:4
proposed [2] - 3:8,
5:19
proposes [1] - 5:11
proposing [2] - 5:6,
9:9
provide [1] - 5:13
pubic [1] - 14:5
PUBLIC [1] - 1:11
Public [1] - 3:11
public [12] - 3:3, 3:4,
3:8, 3:21, 3:22, 4:10,
5:4, 11:20, 12:13,
12:16, 13:9, 13:13
purpose [1] - 3:6
put [4] - 6:16, 7:9,
9:15, 9:20
PZC [2] - 4:10, 5:4
Q
questions [4] - 3:13,
11:20, 12:6, 12:11
R
raise [1] - 3:22
really [3] - 6:13, 11:7
receiving [1] - 4:5
recently [1] - 6:8
recommendations [1]
- 8:24
recommended [1] -
9:7
recommending [2] -
6:19, 11:12
reduced [1] - 7:19
reflect [1] - 5:19
regarding [3] - 3:8,
3:14, 12:14
regulations [2] - 5:15,
6:17
remove [3] - 9:8,
10:11, 11:10
removed [1] - 7:14
repeat [1] - 3:23
Reporter [1] - 14:4
represent [1] - 3:17
reproduced [1] -
14:14
request [3] - 3:8, 3:13,
3:14
Request [1] - 4:11
require [1] - 9:22
requirement [1] - 7:15
requirements [1] -
8:18
response [2] - 12:2,
12:5
responsibility [1] -
14:13
restaurant [5] - 6:15,
7:16, 8:21, 9:11,
9:22
Richard [1] - 2:4
Road [1] - 1:17
roll [2] - 4:14, 12:19
rooms [1] - 9:5
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - May 11, 2022
2
Rules [1] - 5:7
S
sales [1] - 11:2
scheduled [1] - 3:5
sealed [2] - 11:3, 11:6
second [2] - 4:13,
12:18
section [1] - 8:5
Section [5] - 5:7, 5:8,
5:18, 8:17, 10:3
sectioned [1] - 10:3
Senior [1] - 2:11
separate [2] - 6:11,
9:10
set [1] - 14:16
Shorthand [1] - 14:3
sign [1] - 3:18
signed [1] - 14:12
similar [1] - 8:18
single [2] - 7:11, 9:17
skip [1] - 4:3
someone [1] - 9:18
sorry [1] - 11:16
Special [1] - 5:8
special [5] - 5:17,
8:18, 10:17, 10:19,
10:20
SS [1] - 14:1
Staff [1] - 6:19
stand [1] - 3:22
State [1] - 5:14
STATE [1] - 14:1
state [5] - 3:16, 6:18,
7:5, 7:22, 10:2
statement [1] - 7:23
statute [4] - 6:18, 7:5,
7:23, 10:2
statutes [1] - 5:14
still [5] - 9:11, 9:13,
10:17, 10:18, 11:17
storage [1] - 10:22
Subway [1] - 11:7
supposed [1] - 8:20
swear [1] - 4:4
T
table [1] - 5:17
Table [1] - 8:14
Taker [1] - 2:12
tasting [1] - 9:5
Tax [1] - 4:11
ten [1] - 9:4
testify [1] - 3:15
testimony [5] - 3:7,
3:11, 4:5, 12:13,
12:16
text [4] - 5:6, 6:7, 12:1,
12:4
thereof [2] - 14:12,
14:16
Title [1] - 6:15
together [3] - 6:16,
7:10, 9:20
tonight [5] - 3:5, 3:10,
3:20, 4:6, 5:4
tonight's [2] - 3:5,
3:21
total [1] - 11:4
town [1] - 11:9
transcribed [1] - 14:4
transcript [2] - 14:8,
14:11
treated [1] - 9:15
trends [1] - 10:11
trucks [1] - 9:5
true [1] - 14:7
trying [3] - 6:23, 11:8,
11:15
two [1] - 8:16
types [1] - 9:6
U
under [2] - 14:12,
14:14
United [2] - 5:5, 5:9
UNITED [1] - 1:6
up [5] - 5:4, 5:23, 9:1,
9:19, 11:10
uses [4] - 6:21, 8:14,
9:6, 11:16
Uses [1] - 5:8
V
verify [1] - 6:1
via [2] - 2:1, 2:8
VINYARD [4] - 4:13,
4:21, 12:18, 13:2
Vinyard [3] - 2:4, 4:20,
13:1
Vitosh [2] - 14:3,
14:20
vote [2] - 4:14, 12:19
W
walk [1] - 11:9
wants [2] - 6:8, 7:12
Wednesday [1] - 1:21
WEST [1] - 5:22
WHEREUPON [1] -
3:1
Vitosh Reporting Service
815.993.2832 cms.vitosh@gmail.com
PZC - Public Hearing - May 11, 2022
3
whiskey [1] - 8:10
WILLIAMS [4] - 4:12,
4:23, 12:17, 13:4
Williams [3] - 2:6,
4:22, 13:3
wine [1] - 7:21
winery [2] - 7:10, 7:16
wish [4] - 3:12, 3:15,
4:7, 4:8
wishes [1] - 11:24
written [1] - 8:23
Y
year [3] - 7:21, 8:13,
10:1
years [1] - 9:4
YORKVILLE [2] - 1:6,
1:7
Yorkville [4] - 1:18,
5:5, 5:9, 5:18
YOUNG [12] - 4:16,
4:18, 4:20, 4:22,
4:24, 5:2, 12:21,
12:23, 13:1, 13:3,
13:5, 13:7
Young [1] - 2:12
Z
Zoning [6] - 3:6, 5:9,
5:18, 6:7, 6:20, 8:4
ZONING [1] - 1:10
zoning [1] - 6:20
Zoom [3] - 2:1, 2:8,
6:2
Zoomland [1] - 12:7
SUMMARY:
Staff received a petition from the Kendall County Planning, Building, and Zoning Department along
with the subsequent attached documents. In the fall of 2020, the Kendall County Comprehensive
Land Plan and Ordinance Committee initiated discussions regarding the funding for the Eldamain
Road Bridge and Extension project and potential future land uses along the southern leg of the new
thoroughfare.
Since then, the Committee has been in discussion with the adjacent communities, including
Yorkville, about each municipality’s plans for the future of the area. After debating the topic in more
depth and reaching out to property owners in the area, the Committee has decided to move forward
and have proposed to amend the Kendall County Future Land Use map. They are proposing to
redesignate three (3) properties west of Eldamain and south of the railway from “Rural Residential”
to “Mixed Use Business.” The proposal was approved by the Kendall County board at the May 17,
2022 meeting.
BACKGROUND & PROPOSED CHANGES:
It was announced at the end of 2020 that the
planned bridge construction and extension of
Eldamain Road south of the Fox River was
funded and construction began in 2021. The
extension begins at River Road and crosses the
river heading south and connects to the existing
W Highpoint Road. It terminates after
Stagecoach Trail (State Route 71) at a realigned
Highpoint Road.
After the announcement of funding, the Kendall
County Comprehensive Land Plan and
Ordinance Committee began discussing the
potential future land uses along the southern
extension. The committee felt the area would be
ideal for Mixed Use Business, as this new
roadway connects State Route 71 with U.S.
Route 30. In the spring of 2021, the County
contacted the surrounding communities to
evaluate the future land use plans along the
extension. City staff attended the meeting to
discuss potential future land use changes.
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 2, 2022
Subject: PZC 2022-09 Kendall County Petition 22-09 (Future Land Use Change)
South Eldamain Corridor Properties
Staff informed the committee that Eldamain Road creates the boundary between Yorkville and
Plano’s future planning areas which is also stipulated in the municipalities’ boundary agreement.
Therefore, only the properties on the east side of the roadway were designated for future Yorkville
annexation. The current 2016 Comprehensive Plan has these areas designated as
“Estate/Conservation Residential”. 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. It is very similar to the County’s “Rural Residential” land use designation. The committee
requested that Yorkville consider changing their future land use designations in the area to align with
the County’s plans. This information was provided to the elected officials in the summer of 2021.
Since then, the committee has been contacting property owners in the area which are currently
designated for “Rural Residential” land uses on the existing Kendall County Future Land Use Map
(shown above) to see if they wanted to have their properties changed to the Mixed Use Business
category. Contacting the owners is an essential step in any long-term planning process as it will have
an effect on the properties’ future development potential.
After reaching out to many of the property owners in the area, a majority wanted to remain within the
“Rural Residential” designation. There was a single property owner who was interested in converting
three (3) of their parcels from “Rural Residential” to “Mixed Use Business” (shown above). This
request has been reviewed by the Kendall County Regional Plan Commission, the Kendall County
Zoning Board of Appeal, and Kendall County board. The proposed amendment was approved by the
board at the May 17, 2022 meeting.
Staff Comments
Staff has reviewed the materials and has no objections to the County’s Future Land Use Map
amendment. The proposed future land use designations are on the west side of Eldamain Road which
is outside the City’s planning boundary. Also, the conversions of these properties to the County’s
“Mixed Use Business” designation has little, to no effect, on the City’s future planning efforts.
It should be noted that the new bridge and improved roadway may affect potential future land uses in
the area. As stated in the attached June 3, 2021 memorandum to the Planning and Zoning
Commission, there are many considerations to be contemplated when changing a future land use
designation. Staff’s recommendation is to reevaluate the potential for different types of future
developments in this area when the City begins updating its Comprehensive Plan within the next few
years.
Since the proposed map amendment has already been approved through the County, this item is for
informational purposes and staff will direct any comments from the Planning and Zoning
Commission to the County.
Attachments
1. Petition 22-09 with attachments
2. Yorkville Future Land Use Map
3. Planning and Zoning Commission Memorandum - June 3, 2021
DEPARTMENT OF PLANNING, BUILDING & ZONING
111 West Fox Street • Room 203
Yorkville, IL • 60560
(630) 553-4141 Fax (630) 553-4179
MEMORANDUM
To: Kendall County ZPAC
From: Matthew H. Asselmeier, AICP, CFM Senior Planner
Date: 3/25/2022
Subject: Potential Changes to the Future Land Use Map Along the Eldamain Road Corridor
In October 2020, the Kendall County Comprehensive Land Plan and Ordinance Committee initiated
discussions regarding changing the Future Land Use Map for properties located along the Eldamain Road
Corridor south of the Fox River, in light of the funding for the Eldamain Road Bridge and the
abandonment of the centerline for the Prairie Parkway. In particular, the Committee discussed possible
commercial and/or manufacturing investment in this area.
The Kendall County Future Land Use Map currently calls for this area to be Rural Residential (Max
Density 0.65 DU/Acre) and Mixed Use Business. A copy of the existing Future Land Use Map is
attached.
The Yorkville Future Land Use Map currently calls for this area to be Estate Residential. The Millbrook
Future Land Use Map currently calls for this area to be Business Park Office and Commercial with
Industrial near the former Prairie Parkway alignment. The Plano Future Land Use Map currently calls for
the area in their planning jurisdiction to be Estate Residential (0-0.8 DU/Acre). Copies of all of the Future
Land Use Maps for this area are attached.
Following meetings with property owners in the area in October and December 2021, the Committee
decided to limit changes to three (3) properties along the railroad tracks west of Fox Road. Letters to
impacted property owners were mailed in mid-December 2021, mid-February 2022, and mid-March 2022.
At their meeting on February 23, 2022, the Comprehensive Land and Ordinance Committee voted to
forward the proposal to the Kendall County Regional Planning Commission.
At their meeting on March 24, 2022, the Kendall County Regional Planning Commission voted to initiate
the amendment to the Future Land Use Map.
A copy of the updated map is attached.
Petition information will be sent to Fox Township, the Village of Millbrook, and the United City of
Yorkville on March 28, 2022.
If you have any questions regarding this memo, please let me know.
Thanks,
MHA
Encs.: Kendall County Future Land Use Map
Proposed Changes to Kendall County Future Land Use Map
United City of Yorkville Future Land Use Map
Village of Millbrook Future Land Use Map
City of Plano Future Land Use Map
Future Land Use Plan in Kendall County, IL
0 1.5
Mi
d
d
l
e
15
71
BUDDRD
RIVERRD
POPL
A
RDRPA
V
I
L
L
I
ONR
DFOX RD
LEGIONRD
EHIGHPOINT RD
ROUTE71
TIM
B
ERCREEKDRWHIGHPOINTRDYORKVILLE
Harris F.P.
Subat F.P.
Hoover F.P.
SILVER SPRINGS
River Road F.P. (Tree Mitigation)
Fox River Bluffs
Created: 11/19/2020
Kendall County GIS
111 West Fox Street - Room 308
Yorkville, Illinois 60560
630.553.4212
TOWNSHIPS
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
PROPOSED
ROADWAY
IMPROVEMENTS
Proposed Future Land Use Plan
0 0.5 10.25
Miles
YORKVILLE
BUDD RD
FOX R
D
WHIGHPOINTRDWHIGHPOINT
R
DLISBONRDROUT
E 71COTSWOLDDRFOX C
T
PAVILL
ION
RD
Created: 12/27/2021
Kendall County GIS
111 West Fox Street - Room 308
Yorkville, Illinois 60560
630.553.4212
L A N D U S E T Y PE
U R BA N A R E A S -
I N CO R P O R AT E D
S U B U R BA N R E S I D E N T I A L -
M A X D E N S I T Y 1 . 0 0 D U
AC R E S
RU R A L R E S I D E N T I A L M A X
D E N S I T Y 0 . 65 D U AC R E S
RU R A L E STAT E
R E S E D E N T I A L M A X D E N S I T Y
0 . 45 D U AC R E
CO U N T RYS I D E
R E S I D E N T I A L M A X D E N S I T Y
0 . 33 D U AC R E
CO M M E RC I A L
M I X E D U S E B U S I N E S S
CO M M O N W E A LT H E D I S O N
PRO P O S E D ROA DWAY
I M PROV E M E N T S
TOW N S H I P S
PROPOSED MIXED USE BUSINESS
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
35
EXHIBIT C
36
EXHIBIT D
37
EXHIBIT E
34 | Plano, Illinois | 2017 Comprehensive Plan
Maramech
Forest Preserve
Subat
Forest
Preserve
Jay Woods Forest Preserve Planned Prairie Parkway Future Land Use
´DEKALB COUNTYKENDALL COUNTYKANE COUNTY
KENDALL COUNTY
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Galena Rd
Sears Rd
Rock Creek RdGalena Rd
Creek RdLi
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R
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Tyler RdMiller Rd
Cr
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d Vilmin RdLittle Rock RdFrazier RdSandy Bluff RdGriswold Springs Rd
Bur
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k
R
d
Millhurst Rd
Fox R
dFox River DrEldamain RdEldamain RdNeedham RdFaxon Rd
Ha
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Schaefer Rd
Blackhawk RdW Ab
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SUGAR GROVE BOUNDARY AGREEMENT
SANDWICH
Millbrook
Yorkville
Yorkville
Yorkville
Fox River Big Rock CreekLittleRock Creek
Agricultural
Low Density Residential (.9 - 2.25 DU/AC)
Medium Density Residential (2.26 - 6 DU/AC)*
High Density Residential (>6 DU/AC)*
Silver Springs State
Fish and Wildlife Area Clark RdJeter RdGeneral Business
Industrial/Office/
Research
Institutional/Public
City Center Mixed Use
Plano Boundary
Open Space
Parks
Estate Residential (0 - .8 DU/AC)
Transit Oriented Development
Corneils Rd
YorkvilleYorkville
*Existing built densities are not planned to increase Alternate Transit Oriented Development
SANDWICH
SANDWICH
Proposed Roadway
Planned Prairie Parkway
Planning BoundaryLew StWhitfield RdGranart RdRob Roy
Cr
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k
River Rd
0 0.5 1 1.5 20.25
Miles
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Illustration 6
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
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