Yorkville City Zoning Code

CHAPTER 7

SUBDIVISION STANDARDS

10-7-1. Intent and Purpose

The regulations of this Chapter are adopted to:

1.
Protect the interests of the landowner, the investor in land, the homeowner, and the municipal unit;
2.
Conserve, protect, and enhance property and property values; to secure the most efficient use of land; and to facilitate the provisions of public improvements;
3.
Provide for orderly growth and development; to afford adequate facilities for the safe and efficient means for traffic circulation of the public; and to safeguard the public against flood damage;
4.
Prescribe reasonable rules and regulations governing the subdivision and platting of land; the preparation of plats; the location, width, and course of streets and highways; the installation of utilities, street pavements, and other essential improvements; and the provision of necessary public grounds for schools, parks, playgrounds, and other public open space; and
5.
Establish procedures for the submission, approval, and recording of plats, to provide the means for enforcement of this title, and to provide penalties for violations.

Provision of Improvements. All improvements required by this Chapter shall be installed by the developer as part of a Subdivision as detailed in Section 10-8-6.

Conformance With Standard Specifications and Ordinances. All improvements required in this Chapter shall be as specified in the City's standard specifications for improvements, the Kendall County Stormwater Management Ordinance, and other applicable County ordinances.

Effective on: 1/1/1901

10-7-2. Lots

Conformance With District Standards. All lots shall meet the minimum depth, width, and area requirements of the governing district, unless otherwise approved as a cluster development.

Lot Size and Shape. The size, shape, and orientation of lots shall be appropriate for the location of the subdivision, and for the type of development and use contemplated, as determined by the Planning and Zoning Commission and City Council.

Orientation. Where appropriate, lot orientation along an east-west longitudinal axis is recommended for increased energy efficiency for potential solar panels.

Double Frontage and Reverse Frontage Lots.

1.
Double frontage and reverse frontage lots shall be avoided, except where necessary to overcome disadvantages of topography and orientation, and where a limited access highway, railroad right-of-way, major street, or similar situation exists.
2.
In these instances, double frontage lots shall be provided with suitable screen planting when adjoining roadways as follows:
1. a.
  Local or Collector Roads. Double frontage lots adjoining a local or collector road shall provide a type C transition yard as specified in Table 10-5-2(F)(3).
2. b.
  Arterial Roads. Double frontage lots adjoining a local or collector road shall provide a type D transition yard as specified in Table 10-5-2(F)(3).
3.
Double frontage lots may be subdivided and utilize a separate lot or outlot where the rear property line fronts an adjoining roadway for required transition yards.

Subdivisions to Include Entirety of Parent Parcels. Subdivisions must include and plan for the entire parcel or parcel(s) being divided and shall not exclude portions of the parcel or parcel(s) being divided from the subdivision.

Access.

1.
All lots shall front or abut on a public street.
2.
The fronting of residential lots on state and county highways or major thoroughfares, major collectors as designated in the comprehensive plan is prohibited. Each subdivision entrance shall be located not less than one thousand three hundred (1,300) feet apart, centerline to centerline, unless topography or existing street locations dictate otherwise.
3.
Non-access provisions controlling ingress and egress to streets may be required by the Planning and Zoning Commission and City Council to assure traffic safety and to relieve congestion at intersections.
4.
The distance between access points shall adhere to the City’s standard specifications and be approved by the City Engineer.

Effective on: 1/1/1901

10-7-3. Street Design and Improvements

Street Network Design

1.
General Street Layout.
1. a.
  In general, streets should be designed and located so that they relate to the topography, preserve natural features such as streams and tree growth, and provide adequate public safety and convenience for motorists, cyclists, and pedestrians alike.
2. b.
  The proposed street layout shall also be coordinated with the existing street system of the surrounding area. Where a through street or a series of streets establishes a connection between two (2) public streets, such street shall be a public street.

2.
Blocks.
1. a.
  Length. Blocks shall not exceed one thousand three hundred twenty (1,320) feet in length. Shorter blocks of eight hundred (800) feet or less in length are encouraged.
2. b.
  Width. Lots shall have sufficient width to provide two (2) tiers of lots of appropriate depth, except on boundaries of a proposed subdivision or where required to separate and discourage through traffic between residential subdivisions and nonresidential development.

Figure 7.1. Blocks

1. 3.
  Street Jogs. Street intersection jogs with centerline offsets of less than one hundred fifty (150) feet shall be prohibited. Horizontal changes in alignment shall have a radius of twenty (20) feet to permit safe vehicular turning movements.
2. 4.
  Street Intersections.
  1. a.
    Streets shall be laid out so as to intersect at right angles. Proposed intersections at angles of less than eighty (80) degrees shall not be acceptable. Proposed intersections at less than ninety (90) degrees shall be approved only when the proposed layout enhances the subdivision’s overall layout and circulation pattern or is required due to natural constraints on the site as determined by the Zoning Administrator.
  2. b.
    Property lines at minor street intersections shall be rounded with a minimum radius of twenty-five (25) feet. Property lines at major streets or highway intersections shall be rounded with a minimum radius of thirty (30) feet.

Figure 7.2. Street Intersections

1. 5.
  Cul-de-sacs.
  1. a.
    Cul-de-sacs shall not exceed five hundred (500) feet in length, measured from the entrance to the center of the turn-around.
  2. b.
    Islands. Islands in the center of cul-de-sacs with a minimum radius of fifteen (15) feet shall be required. Islands shall use mountable curbing only that allows vehicular access to the islands. Islands may be planted with vegetation, however, such vegetation shall not exceed four (4) feet at maturity to allow for vision clearance across the cul-de-sac’s diameter.
  3. c.
    Adequate Turn-Around Required. Cul-de-sac streets shall terminate in a circular paved area allowing for vehicular turn around and having a minimum radius of:
    (1)
    Fifty (50) feet from the center of the island to the outside curb.
    (2)
    Sixty (60) feet the center of the island to the edge of right-of-way.

Figure 7.3. Cul-de-sacs

1. 6.
  Street Stubs.
  1. a.
    In new developments the subdivider shall terminate streets as stubs at the outer perimeter boundaries of the development based on the criteria below. If the street in question meets at least two (2) of the criteria, then the street must be built to an appropriate collector street standard:
    (1)
    The street intersects directly with any street designated as an arterial street and provides access to an area with an overall density of ten (10) dwelling units per acre or provides access to more than one hundred fifty (150) dwelling units.
    (2)
    The street by its general configuration, in relationship to the existing development of the area, serves any collector function.
    (3)
    The street extends into an undeveloped area in such a manner as to serve any future collector function.
    (4)
    The street serves as the primary access to a significant nonresidential, institutional, or recreational land as well as an access to a residential area of twenty (20) or more acres.
  2. b.
    Street stubs shall be clearly demarcated and identified for future street extension by street signage.
  3. c.
    All street stubs shall terminate with a turn-around for vehicles.
  4. d.
    All stub streets shall conform to the City’s adopted version of the International Fire Code.
  5. e.
    The City Engineer may deem that the street stub is impractical due to topographic conditions, environmental constraints, property shape, or property accessibility.
2. 7.
  Dead End Streets. Dead end streets shall not be permitted except as street stubs per the requirements of this section.
B.
General Improvement Requirements.
1. 1.
  Sidewalks. Concrete sidewalks shall be at least five (5) feet in width.
2. 2.
  Shared Use Paths. Shared use paths shall be at least eight (8) feet in width.
3. 3.
  Bicycle Facilities.
  1. a.
    Bicycle lanes shall be at least four (4) feet in width.
  2. b.
    Shared bicycle and vehicle lanes and bike lanes shall be delineated in accordance with NACTO standards.
4. 4.
  Parkways.
  1. a.
    Parkways shall be at least seven (7) feet in width, however, parkways may be reduced to five (5) feet in width along minor streets or lower-traffic volume street types as approved by the City.
  2. b.
    Parkways shall be located between the back of curb and sidewalk.
  3. c.
    Street Trees. A minimum of one (1) canopy tree shall be planted per every forty (40) linear feet of parkway. Where overhead utility line conflicts are present, a minimum of one (1) understory tree shall be planted every twenty (20) feet. The spacing of trees shall take into consideration site-specific conditions and clear vision triangles.
    (1)
    Substitution on Private Property Allowed. Up to twenty-five (25) percent of the street trees required in Section 10-7-3(B)(4)(c) may be planted on private property within the subdivision provided the following are met.
    (a)
    The trees located on private property shall be located within the same subdivision as the parkway trees they will be substituted for.
    (b)
    The trees shall be located within the required front yard on each subject lot.
    (c)
    The trees provided on private property shall be provided in addition to any landscaping required per Section 10-5-3.
    (d)
    The trees provided on private property shall meet the planting specifications of Section 10-5-3(A) above.
    (e)
    The substitution of street trees on private property shall enhance the visual quality of the neighborhood and achieve the same visual effects as trees planted in parkways as proposed by the developer and approved by the Zoning Administrator.
  4. d.
    A complete streetlight system shall be installed in the required parkway in all subdivisions.
5. 5.
  On-Street Parking.
  1. a.
    On-street parking shall be parallel.
  2. b.
    On-street parking spaces shall have the following minimum dimensions:
    (1)
    Width: Eight (8) feet.
    (2)
    Length: Twenty-three (23) feet.
  3. c.
    On-street parking spaces shall be delineated with striping with a minimum width of four (4) inches. For all types of local streets, the striping of the on-street parking spaces may be provided but shall only be required when no curbing is provided.
  4. d.
    On-street parking spaces shall be visually delineated from drive aisles with striping or other means.
6. 6.
  Medians.
  1. a.
    Medians shall have a minimum width of ten (10) feet.
  2. b.
    Medians shall taper to a minimum of four (4) feet in width at intersections.
  3. c.
    Medians shall be planted with a minimum of fifteen (15) shrubs or native grasses every fifty (50) linear feet. Landscaped elements shall be maintained privately by a homeowners association or another organization associated with the development in which they are located.
C.
Street Design Requirements.
1. 1.
  Right of-Way Widths. The minimum right-of-way widths of proposed streets shall be as detailed in Table 10-7-3(C)(1).

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

1. 2.
  Paving Widths. The minimum paving widths from curb face shall be as detailed in Table 10-7-3(C)(2).

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

1. 3.
  Required Street Design Elements. Required street design elements shall be as established per street type in Table10-7-3(C)(3).
  1. a.
    A “●” indicates an element that is required on one (1) side of a given street.
  2. b.
    A “○” indicates an element that is required on both sides of a given street.
  3. c.
    A “◊” indicates an element that is required.
  4. d.
    A “□” indicates an element that is required at the discretion of the City.

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Figure 7.4. Arterial Design Standards

Figure 7.5. Collector Street With Bicycle Lane and Median Standards

Collector With Bicycle Lane and Median Design Standards

Figure 7.6. Collector Street With On-Street Parking Standards

Collector With On-Street Parking Design Standards

Figure 7.7. Local Nonresidential Street With Bicycle Lane and Median Standards

Figure 7.8. Local Nonresidential Street With Bicycle Lane and Median Design Standards

Local Nonresidential Street With On-Street Parking Design Standards

Figure 7.9. Local Residential Street Design Standards

Effective on: 1/1/1901

10-7-4. Circulation and Connectivity

Half Streets.

1.
Half streets shall be prohibited, except where the Planning and Zoning Commission deems them essential to the reasonable development of the subdivision and where the Planning and Zoning Commission finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided.
2.
A right-of-way width of not less than forty (40) feet, and a pavement width of not less than twenty-two and one-half (22½) feet, shall be required for the half street.
3.
Where a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted and constructed within such tract.
4.
In cases where half streets are accepted, the owner and subdivider shall be required to grade and improve the half street, the same as all other subdivision streets.

Alleys.

1.
All Alleys. All alleys shall be privately maintained.
2.
Commercial and Industrial. Alleys shall be provided for all commercial and industrial districts, except that the City may waive this requirement where another definite and assured provision is made for service access, such as off-street loading and parking consistent with, and adequate for, the uses proposed.
3.
Residential. Alleys are encouraged in subdivisions in the R-2D, R-3, and R-4 Districts and when provided shall have a minimum right-of-way width twenty (20) feet. Alleys shall be prohibited in the A-1, R-1, and R-2 Districts, unless deemed necessary by the City Engineer because of topography or other exceptional circumstances.
4.
Dead End. Dead end alleys shall be avoided where possible, but where unavoidable, shall be provided with an adequate vehicle turn-around at the terminus as determined by the City Engineer.
5.
Obstructions. No obstructions shall be permitted in areas reserved for alleys.

Effective on: 1/1/1901

10-7-5. Easements

Utility Easements Required.

1.
Utility easements at least ten (10) feet wide shall be provided at the rear of all lots and shall be centered on the rear or side lot lines, unless otherwise approved by the City Council due to topography, natural features, or other site constraints.
2.
Utility easements may be required at other locations than the rear of lots and at greater widths than ten (10) feet to accommodate proposed utilities and to provide space for future utilities, as deemed appropriate by the City Engineer.
3.
Utility easements shall be provided along both sides of all road right-of-ways.

Stormwater Control Facilities Easements Required. Easements shall be required for all stormwater control facilities and for overflow routes.

Watercourse Easements Required. Where a watercourse, drainage channel, stream, or other body of water traverses a subdivision, appropriate dedications or easement provisions, with adequate width to accommodate the observed, computed, or anticipated stormwater drainage through and from the subdivision shall be made. The width of the easement shall depend on the area of land drained by the watercourse and shall be of adequate width to allow access for construction and maintenance equipment.

Transition Area Easements. Transition zone easements may be required in accordance with the standards of Section 10-5-3(F). If said easement is to also be used for public utilities, only such plant materials that have an ultimate growth not exceeding fifteen (15) feet shall be used.

Effective on: 1/1/1901

10-7-6. Water, Sewer, and Stormwater

Water System Connection Required.

1.
All parcels within a subdivision shall be required to connect to the United City of Yorkville's Public Water Supply System, including required water main extensions off-site, to the sizes required by the City.
2.
All subdivisions shall provide a looped, double fed water system, and extensions to the boundaries of the development, as directed by the City.

Sanitary Sewer Connection Required.

1.
All parcels within a subdivision shall be required to provide connection to the sanitary sewer system, including required sewer extensions off-site, to the sizes and depths required by the City.
2.
The sanitary sewers shall be extended to the far boundaries of the development, as directed by the City.

Stormwater Drainage Required.

1.
Surface water drainage improvements consisting of storm sewers or open channels, inlets, catch basins, manholes, and/or detention facilities, shall be designed and constructed to adequately drain the area being developed and any other areas that naturally drain through the area being developed.
2.
If the natural surface water drainage will be changed by the construction of the subdivision, adequate provision shall be made for collection and diversion of such surface waters into public areas or drains which the subdivider has a right to use. Surface waters shall not be deposited on the property of adjoining landowners in a manner that causes erosion or other damage.
3.
The property owner shall maintain any drainage course across their property and shall keep their property free from features that restrict the natural drainage.

Effective on: 1/1/1901

10-7-7. Cluster Development

Cluster development is allowed in residential subdivisions in the R-1, R-2, and R-2D Districts to encourage and accommodate, in a unified project, creative and imaginative approaches to development that preserve sensitive natural areas and encourage compact, walkable design of subdivisions and neighborhoods.

A.
Resources to be Conserved. To qualify for cluster development any land located in a special flood hazard area, as determined by the Federal Emergency Management Agency, shall be placed in a conservation easement.
B.
Maximum Density per Acre. The gross density of a cluster development shall not exceed the maximum dwelling units per acre detailed in Table 10-7-7(B).

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

C.
Maximum Dimensional Standards Reduction. The dimensional standards established in Table 10-3-9(A) may be reduced by thirty (30) percent or by the cumulative total land area to be placed in a conservation easement, whichever is less.
D.
Density Bonus. The maximum gross density per acre, per district, may be exceeded by a maximum of thirty (30) percent if either the natural resource conservation or subdivision design standards below are met.
1. 1.
  Natural Resource Conservation. A minimum of one (1) of the following sensitive natural areas are placed in a conservation easement. The maximum allowed density bonus shall be as determined by the City Council and shall be directly tied to the amount of land area placed in a conservation easement.
  1. a.
    Native landscapes,
  2. b.
    Mature tree stands,
  3. c.
    Prime farmland,
  4. d.
    Critical habitat, and/or
  5. e.
    Other as approved by the Zoning Administrator.
2. 2.
  Subdivision Design. The subdivision provides an enhanced pedestrian environment throughout the neighborhood by fulfilling at least one (1) of the following standards. The maximum allowed density bonus shall be as determined by City Council and shall be directly tied to the enhancements to the pedestrian environment provided.
  1. a.
    At least twenty (20) percent of blocks in the subdivision are eight-hundred (800) feet or less in length.
  2. b.
    At least twenty (20) percent of the cul-de-sacs in the subdivision are four-hundred (400) feet or less in length.
E.
Planned Unit Development Required. Any subdivision employing cluster development techniques shall require approval through the Planned Unit Development Process as specified in Section 10-8-8.

Figure 7.10. Cluster Development

Effective on: 1/1/1901

10-7-8. Anti-Monotony Standards

Building Variety Standards.

1.
No new single-family or duplex dwelling units shall be similar in appearance to any other single-family or duplex dwelling units within three (3) units on either side of the subject property or on any of the five (5) units across the street from the subject property.
2.
On cul-de-sac turnarounds, no single-family or duplex dwelling shall be similar in appearance to another dwelling on the turnaround.

Similarity Standards. Any two (2) dwelling units shall be considered similar in appearance if they are identical or nearly identical to one another in any three (3) or more of the following characteristics:

1.
Roof type (gable, hip, mansard, gambrel, flat, or combination);
2.
Similar roof pitch at an angle of ten (10) degrees or less;
3.
Dimensions (height and/or length) of the front wall closest to the front lot line that are within twenty (20) percent the same as either the height or width shall constitute similarity;
4.
Shape of the front elevation silhouette;
5.
Relative location and size of windows on the front elevation;
6.
Relative location and dimensions of garage door(s), if included on the front elevation; and
7.
Type(s) of exterior building cladding materials on the front elevation. The following differences in construction material shall be deemed sufficient to render buildings containing such changes and built on adjacent lots to be dissimilar.
1. a.
  Four (4) inch exposure horizontal siding;
2. b.
  Eight (8) inch exposure horizontal siding;
3. c.
  Brick facing;
4. d.
  Vertical siding;
5. e.
  Stone facing; and
6. f.
  Stucco/staccato board and trim.
7. g.
  When materials are changed, the change must occur throughout the front facade or elevation for a minimum of one story in height.
8. h.
  Color change shall be made by significant changes in adjacent colors. The change must be one of color rather than merely of the shade.

Figure 7.11. Anti-Monotony Standards

Effective on: 1/1/1901

10-7-9. Park and Recreation Land and School Site Dedication

As a condition of approval of a final plat of a subdivision, the developer shall dedicate land for park and recreational purposes and for school sites to serve the needs of residents of the development, or a cash contribution in lieu of the land dedication, or a combination of both, at the discretion of the City, in accordance with the criteria and formula below.

A.
Criteria For Requiring Park and Recreation Land Dedication.
1. 1.
  Requirements and Population Ratio. The quantity of land required for park dedication shall result directly from the total population of the proposed development. The total requirement shall be ten (10) acres of land per one thousand (1,000) residents. The required ten (10) acres shall be allocated into different types of recreation areas per the City's adopted Park and Recreation Master Plan, or as may be required by City Council at its discretion.
B.
Criteria For School Site Dedication.
1. 1.
  Requirement and Population Ratio. The required dedication of land for school sites shall depend on the quantity of students projected to be generated within the subdivision. The land dedication requirement shall be determined by obtaining the ratio of: (a) the estimated number of students to be served in each such school classification (this number is determined by applying the estimated population per dwelling unit as defined in Table 10-7-9(D)) over (b) the maximum recommended number of students to be served in each such school classification, and then applying such ratio to the (c) minimum recommended number of acres for a school site of each school classification defined in Table 10-7-9(B)(1). The product shall be the number of acres of land required for sufficient school sites to serve the estimated children in each such school classification.

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

C.
Contribution in Lieu Procedure. When available land is inappropriate for park, recreational, or school sites, the City shall require the developer to pay a contribution in lieu of the land dedication required. The cash contribution required in lieu of park and recreation and/or school facilities shall be per the City’s adopted ordinances. The cash contributions in lieu of park and recreation land dedication shall be held in trust solely for the acquisition of park and recreation land which will be available to serve the needs of the residents of the subdivision.
D.
Estimated Population Per Dwelling Unit. Table 10-7-9(D) of population density shall be used to calculate the quantity of dedicated acres of land for parkland or schools or to determine the required cash contribution in lieu of.

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

(Ord. No. 2024-23, effective 05/17/2024)

Effective on: 5/17/2024

Yorkville City Zoning Code

CHAPTER 7

SUBDIVISION STANDARDS

10-7-1. Intent and Purpose

The regulations of this Chapter are adopted to:

1.
Protect the interests of the landowner, the investor in land, the homeowner, and the municipal unit;
2.
Conserve, protect, and enhance property and property values; to secure the most efficient use of land; and to facilitate the provisions of public improvements;
3.
Provide for orderly growth and development; to afford adequate facilities for the safe and efficient means for traffic circulation of the public; and to safeguard the public against flood damage;
4.
Prescribe reasonable rules and regulations governing the subdivision and platting of land; the preparation of plats; the location, width, and course of streets and highways; the installation of utilities, street pavements, and other essential improvements; and the provision of necessary public grounds for schools, parks, playgrounds, and other public open space; and
5.
Establish procedures for the submission, approval, and recording of plats, to provide the means for enforcement of this title, and to provide penalties for violations.

Provision of Improvements. All improvements required by this Chapter shall be installed by the developer as part of a Subdivision as detailed in Section 10-8-6.

Effective on: 1/1/1901

10-7-2. Lots

Conformance With District Standards. All lots shall meet the minimum depth, width, and area requirements of the governing district, unless otherwise approved as a cluster development.

Orientation. Where appropriate, lot orientation along an east-west longitudinal axis is recommended for increased energy efficiency for potential solar panels.

Double Frontage and Reverse Frontage Lots.

1.
Double frontage and reverse frontage lots shall be avoided, except where necessary to overcome disadvantages of topography and orientation, and where a limited access highway, railroad right-of-way, major street, or similar situation exists.
2.
In these instances, double frontage lots shall be provided with suitable screen planting when adjoining roadways as follows:
1. a.
  Local or Collector Roads. Double frontage lots adjoining a local or collector road shall provide a type C transition yard as specified in Table 10-5-2(F)(3).
2. b.
  Arterial Roads. Double frontage lots adjoining a local or collector road shall provide a type D transition yard as specified in Table 10-5-2(F)(3).
3.
Double frontage lots may be subdivided and utilize a separate lot or outlot where the rear property line fronts an adjoining roadway for required transition yards.

Access.

1.
All lots shall front or abut on a public street.
2.
The fronting of residential lots on state and county highways or major thoroughfares, major collectors as designated in the comprehensive plan is prohibited. Each subdivision entrance shall be located not less than one thousand three hundred (1,300) feet apart, centerline to centerline, unless topography or existing street locations dictate otherwise.
3.
Non-access provisions controlling ingress and egress to streets may be required by the Planning and Zoning Commission and City Council to assure traffic safety and to relieve congestion at intersections.
4.
The distance between access points shall adhere to the City’s standard specifications and be approved by the City Engineer.

Effective on: 1/1/1901

10-7-3. Street Design and Improvements

Street Network Design

1.
General Street Layout.
1. a.
  In general, streets should be designed and located so that they relate to the topography, preserve natural features such as streams and tree growth, and provide adequate public safety and convenience for motorists, cyclists, and pedestrians alike.
2. b.
  The proposed street layout shall also be coordinated with the existing street system of the surrounding area. Where a through street or a series of streets establishes a connection between two (2) public streets, such street shall be a public street.

2.
Blocks.
1. a.
  Length. Blocks shall not exceed one thousand three hundred twenty (1,320) feet in length. Shorter blocks of eight hundred (800) feet or less in length are encouraged.
2. b.
  Width. Lots shall have sufficient width to provide two (2) tiers of lots of appropriate depth, except on boundaries of a proposed subdivision or where required to separate and discourage through traffic between residential subdivisions and nonresidential development.

Figure 7.1. Blocks

1. 3.
  Street Jogs. Street intersection jogs with centerline offsets of less than one hundred fifty (150) feet shall be prohibited. Horizontal changes in alignment shall have a radius of twenty (20) feet to permit safe vehicular turning movements.
2. 4.
  Street Intersections.
  1. a.
    Streets shall be laid out so as to intersect at right angles. Proposed intersections at angles of less than eighty (80) degrees shall not be acceptable. Proposed intersections at less than ninety (90) degrees shall be approved only when the proposed layout enhances the subdivision’s overall layout and circulation pattern or is required due to natural constraints on the site as determined by the Zoning Administrator.
  2. b.
    Property lines at minor street intersections shall be rounded with a minimum radius of twenty-five (25) feet. Property lines at major streets or highway intersections shall be rounded with a minimum radius of thirty (30) feet.

Figure 7.2. Street Intersections

1. 5.
  Cul-de-sacs.
  1. a.
    Cul-de-sacs shall not exceed five hundred (500) feet in length, measured from the entrance to the center of the turn-around.
  2. b.
    Islands. Islands in the center of cul-de-sacs with a minimum radius of fifteen (15) feet shall be required. Islands shall use mountable curbing only that allows vehicular access to the islands. Islands may be planted with vegetation, however, such vegetation shall not exceed four (4) feet at maturity to allow for vision clearance across the cul-de-sac’s diameter.
  3. c.
    Adequate Turn-Around Required. Cul-de-sac streets shall terminate in a circular paved area allowing for vehicular turn around and having a minimum radius of:
    (1)
    Fifty (50) feet from the center of the island to the outside curb.
    (2)
    Sixty (60) feet the center of the island to the edge of right-of-way.

Figure 7.3. Cul-de-sacs

1. 6.
  Street Stubs.
  1. a.
    In new developments the subdivider shall terminate streets as stubs at the outer perimeter boundaries of the development based on the criteria below. If the street in question meets at least two (2) of the criteria, then the street must be built to an appropriate collector street standard:
    (1)
    The street intersects directly with any street designated as an arterial street and provides access to an area with an overall density of ten (10) dwelling units per acre or provides access to more than one hundred fifty (150) dwelling units.
    (2)
    The street by its general configuration, in relationship to the existing development of the area, serves any collector function.
    (3)
    The street extends into an undeveloped area in such a manner as to serve any future collector function.
    (4)
    The street serves as the primary access to a significant nonresidential, institutional, or recreational land as well as an access to a residential area of twenty (20) or more acres.
  2. b.
    Street stubs shall be clearly demarcated and identified for future street extension by street signage.
  3. c.
    All street stubs shall terminate with a turn-around for vehicles.
  4. d.
    All stub streets shall conform to the City’s adopted version of the International Fire Code.
  5. e.
    The City Engineer may deem that the street stub is impractical due to topographic conditions, environmental constraints, property shape, or property accessibility.
2. 7.
  Dead End Streets. Dead end streets shall not be permitted except as street stubs per the requirements of this section.
B.
General Improvement Requirements.
1. 1.
  Sidewalks. Concrete sidewalks shall be at least five (5) feet in width.
2. 2.
  Shared Use Paths. Shared use paths shall be at least eight (8) feet in width.
3. 3.
  Bicycle Facilities.
  1. a.
    Bicycle lanes shall be at least four (4) feet in width.
  2. b.
    Shared bicycle and vehicle lanes and bike lanes shall be delineated in accordance with NACTO standards.
4. 4.
  Parkways.
  1. a.
    Parkways shall be at least seven (7) feet in width, however, parkways may be reduced to five (5) feet in width along minor streets or lower-traffic volume street types as approved by the City.
  2. b.
    Parkways shall be located between the back of curb and sidewalk.
  3. c.
    Street Trees. A minimum of one (1) canopy tree shall be planted per every forty (40) linear feet of parkway. Where overhead utility line conflicts are present, a minimum of one (1) understory tree shall be planted every twenty (20) feet. The spacing of trees shall take into consideration site-specific conditions and clear vision triangles.
    (1)
    Substitution on Private Property Allowed. Up to twenty-five (25) percent of the street trees required in Section 10-7-3(B)(4)(c) may be planted on private property within the subdivision provided the following are met.
    (a)
    The trees located on private property shall be located within the same subdivision as the parkway trees they will be substituted for.
    (b)
    The trees shall be located within the required front yard on each subject lot.
    (c)
    The trees provided on private property shall be provided in addition to any landscaping required per Section 10-5-3.
    (d)
    The trees provided on private property shall meet the planting specifications of Section 10-5-3(A) above.
    (e)
    The substitution of street trees on private property shall enhance the visual quality of the neighborhood and achieve the same visual effects as trees planted in parkways as proposed by the developer and approved by the Zoning Administrator.
  4. d.
    A complete streetlight system shall be installed in the required parkway in all subdivisions.
5. 5.
  On-Street Parking.
  1. a.
    On-street parking shall be parallel.
  2. b.
    On-street parking spaces shall have the following minimum dimensions:
    (1)
    Width: Eight (8) feet.
    (2)
    Length: Twenty-three (23) feet.
  3. c.
    On-street parking spaces shall be delineated with striping with a minimum width of four (4) inches. For all types of local streets, the striping of the on-street parking spaces may be provided but shall only be required when no curbing is provided.
  4. d.
    On-street parking spaces shall be visually delineated from drive aisles with striping or other means.
6. 6.
  Medians.
  1. a.
    Medians shall have a minimum width of ten (10) feet.
  2. b.
    Medians shall taper to a minimum of four (4) feet in width at intersections.
  3. c.
    Medians shall be planted with a minimum of fifteen (15) shrubs or native grasses every fifty (50) linear feet. Landscaped elements shall be maintained privately by a homeowners association or another organization associated with the development in which they are located.
C.
Street Design Requirements.
1. 1.
  Right of-Way Widths. The minimum right-of-way widths of proposed streets shall be as detailed in Table 10-7-3(C)(1).

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

1. 2.
  Paving Widths. The minimum paving widths from curb face shall be as detailed in Table 10-7-3(C)(2).

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

1. 3.
  Required Street Design Elements. Required street design elements shall be as established per street type in Table10-7-3(C)(3).
  1. a.
    A “●” indicates an element that is required on one (1) side of a given street.
  2. b.
    A “○” indicates an element that is required on both sides of a given street.
  3. c.
    A “◊” indicates an element that is required.
  4. d.
    A “□” indicates an element that is required at the discretion of the City.

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Figure 7.4. Arterial Design Standards

Figure 7.5. Collector Street With Bicycle Lane and Median Standards

Figure 7.6. Collector Street With On-Street Parking Standards

Figure 7.7. Local Nonresidential Street With Bicycle Lane and Median Standards

Figure 7.8. Local Nonresidential Street With Bicycle Lane and Median Design Standards

Figure 7.9. Local Residential Street Design Standards

Effective on: 1/1/1901

10-7-4. Circulation and Connectivity

Half Streets.

1.
Half streets shall be prohibited, except where the Planning and Zoning Commission deems them essential to the reasonable development of the subdivision and where the Planning and Zoning Commission finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided.
2.
A right-of-way width of not less than forty (40) feet, and a pavement width of not less than twenty-two and one-half (22½) feet, shall be required for the half street.
3.
Where a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted and constructed within such tract.
4.
In cases where half streets are accepted, the owner and subdivider shall be required to grade and improve the half street, the same as all other subdivision streets.

Alleys.

1.
All Alleys. All alleys shall be privately maintained.
2.
Commercial and Industrial. Alleys shall be provided for all commercial and industrial districts, except that the City may waive this requirement where another definite and assured provision is made for service access, such as off-street loading and parking consistent with, and adequate for, the uses proposed.
3.
Residential. Alleys are encouraged in subdivisions in the R-2D, R-3, and R-4 Districts and when provided shall have a minimum right-of-way width twenty (20) feet. Alleys shall be prohibited in the A-1, R-1, and R-2 Districts, unless deemed necessary by the City Engineer because of topography or other exceptional circumstances.
4.
Dead End. Dead end alleys shall be avoided where possible, but where unavoidable, shall be provided with an adequate vehicle turn-around at the terminus as determined by the City Engineer.
5.
Obstructions. No obstructions shall be permitted in areas reserved for alleys.

Effective on: 1/1/1901

10-7-5. Easements

Utility Easements Required.

1.
Utility easements at least ten (10) feet wide shall be provided at the rear of all lots and shall be centered on the rear or side lot lines, unless otherwise approved by the City Council due to topography, natural features, or other site constraints.
2.
Utility easements may be required at other locations than the rear of lots and at greater widths than ten (10) feet to accommodate proposed utilities and to provide space for future utilities, as deemed appropriate by the City Engineer.
3.
Utility easements shall be provided along both sides of all road right-of-ways.

Stormwater Control Facilities Easements Required. Easements shall be required for all stormwater control facilities and for overflow routes.

Effective on: 1/1/1901

10-7-6. Water, Sewer, and Stormwater

Water System Connection Required.

1.
All parcels within a subdivision shall be required to connect to the United City of Yorkville's Public Water Supply System, including required water main extensions off-site, to the sizes required by the City.
2.
All subdivisions shall provide a looped, double fed water system, and extensions to the boundaries of the development, as directed by the City.

Sanitary Sewer Connection Required.

1.
All parcels within a subdivision shall be required to provide connection to the sanitary sewer system, including required sewer extensions off-site, to the sizes and depths required by the City.
2.
The sanitary sewers shall be extended to the far boundaries of the development, as directed by the City.

Stormwater Drainage Required.

1.
Surface water drainage improvements consisting of storm sewers or open channels, inlets, catch basins, manholes, and/or detention facilities, shall be designed and constructed to adequately drain the area being developed and any other areas that naturally drain through the area being developed.
2.
If the natural surface water drainage will be changed by the construction of the subdivision, adequate provision shall be made for collection and diversion of such surface waters into public areas or drains which the subdivider has a right to use. Surface waters shall not be deposited on the property of adjoining landowners in a manner that causes erosion or other damage.
3.
The property owner shall maintain any drainage course across their property and shall keep their property free from features that restrict the natural drainage.

Effective on: 1/1/1901

10-7-7. Cluster Development

A.
Resources to be Conserved. To qualify for cluster development any land located in a special flood hazard area, as determined by the Federal Emergency Management Agency, shall be placed in a conservation easement.
B.
Maximum Density per Acre. The gross density of a cluster development shall not exceed the maximum dwelling units per acre detailed in Table 10-7-7(B).

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

C.
Maximum Dimensional Standards Reduction. The dimensional standards established in Table 10-3-9(A) may be reduced by thirty (30) percent or by the cumulative total land area to be placed in a conservation easement, whichever is less.
D.
Density Bonus. The maximum gross density per acre, per district, may be exceeded by a maximum of thirty (30) percent if either the natural resource conservation or subdivision design standards below are met.
1. 1.
  Natural Resource Conservation. A minimum of one (1) of the following sensitive natural areas are placed in a conservation easement. The maximum allowed density bonus shall be as determined by the City Council and shall be directly tied to the amount of land area placed in a conservation easement.
  1. a.
    Native landscapes,
  2. b.
    Mature tree stands,
  3. c.
    Prime farmland,
  4. d.
    Critical habitat, and/or
  5. e.
    Other as approved by the Zoning Administrator.
2. 2.
  Subdivision Design. The subdivision provides an enhanced pedestrian environment throughout the neighborhood by fulfilling at least one (1) of the following standards. The maximum allowed density bonus shall be as determined by City Council and shall be directly tied to the enhancements to the pedestrian environment provided.
  1. a.
    At least twenty (20) percent of blocks in the subdivision are eight-hundred (800) feet or less in length.
  2. b.
    At least twenty (20) percent of the cul-de-sacs in the subdivision are four-hundred (400) feet or less in length.
E.
Planned Unit Development Required. Any subdivision employing cluster development techniques shall require approval through the Planned Unit Development Process as specified in Section 10-8-8.

Figure 7.10. Cluster Development

Effective on: 1/1/1901

10-7-8. Anti-Monotony Standards

Building Variety Standards.

1.
No new single-family or duplex dwelling units shall be similar in appearance to any other single-family or duplex dwelling units within three (3) units on either side of the subject property or on any of the five (5) units across the street from the subject property.
2.
On cul-de-sac turnarounds, no single-family or duplex dwelling shall be similar in appearance to another dwelling on the turnaround.

1.
Roof type (gable, hip, mansard, gambrel, flat, or combination);
2.
Similar roof pitch at an angle of ten (10) degrees or less;
3.
Dimensions (height and/or length) of the front wall closest to the front lot line that are within twenty (20) percent the same as either the height or width shall constitute similarity;
4.
Shape of the front elevation silhouette;
5.
Relative location and size of windows on the front elevation;
6.
Relative location and dimensions of garage door(s), if included on the front elevation; and
7.
Type(s) of exterior building cladding materials on the front elevation. The following differences in construction material shall be deemed sufficient to render buildings containing such changes and built on adjacent lots to be dissimilar.
1. a.
  Four (4) inch exposure horizontal siding;
2. b.
  Eight (8) inch exposure horizontal siding;
3. c.
  Brick facing;
4. d.
  Vertical siding;
5. e.
  Stone facing; and
6. f.
  Stucco/staccato board and trim.
7. g.
  When materials are changed, the change must occur throughout the front facade or elevation for a minimum of one story in height.
8. h.
  Color change shall be made by significant changes in adjacent colors. The change must be one of color rather than merely of the shade.

Figure 7.11. Anti-Monotony Standards

Effective on: 1/1/1901

10-7-9. Park and Recreation Land and School Site Dedication

A.
Criteria For Requiring Park and Recreation Land Dedication.
1. 1.
  Requirements and Population Ratio. The quantity of land required for park dedication shall result directly from the total population of the proposed development. The total requirement shall be ten (10) acres of land per one thousand (1,000) residents. The required ten (10) acres shall be allocated into different types of recreation areas per the City's adopted Park and Recreation Master Plan, or as may be required by City Council at its discretion.
B.
Criteria For School Site Dedication.
1. 1.
  Requirement and Population Ratio. The required dedication of land for school sites shall depend on the quantity of students projected to be generated within the subdivision. The land dedication requirement shall be determined by obtaining the ratio of: (a) the estimated number of students to be served in each such school classification (this number is determined by applying the estimated population per dwelling unit as defined in Table 10-7-9(D)) over (b) the maximum recommended number of students to be served in each such school classification, and then applying such ratio to the (c) minimum recommended number of acres for a school site of each school classification defined in Table 10-7-9(B)(1). The product shall be the number of acres of land required for sufficient school sites to serve the estimated children in each such school classification.

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

C.
Contribution in Lieu Procedure. When available land is inappropriate for park, recreational, or school sites, the City shall require the developer to pay a contribution in lieu of the land dedication required. The cash contribution required in lieu of park and recreation and/or school facilities shall be per the City’s adopted ordinances. The cash contributions in lieu of park and recreation land dedication shall be held in trust solely for the acquisition of park and recreation land which will be available to serve the needs of the residents of the subdivision.
D.
Estimated Population Per Dwelling Unit. Table 10-7-9(D) of population density shall be used to calculate the quantity of dedicated acres of land for parkland or schools or to determine the required cash contribution in lieu of.

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

(Ord. No. 2024-23, effective 05/17/2024)

Effective on: 5/17/2024

Yorkville City Zoning Code

CHAPTER 7

SUBDIVISION STANDARDS

10-7-1. Intent and Purpose

The regulations of this Chapter are adopted to:

1.
Protect the interests of the landowner, the investor in land, the homeowner, and the municipal unit;
2.
Conserve, protect, and enhance property and property values; to secure the most efficient use of land; and to facilitate the provisions of public improvements;
3.
Provide for orderly growth and development; to afford adequate facilities for the safe and efficient means for traffic circulation of the public; and to safeguard the public against flood damage;
4.
Prescribe reasonable rules and regulations governing the subdivision and platting of land; the preparation of plats; the location, width, and course of streets and highways; the installation of utilities, street pavements, and other essential improvements; and the provision of necessary public grounds for schools, parks, playgrounds, and other public open space; and
5.
Establish procedures for the submission, approval, and recording of plats, to provide the means for enforcement of this title, and to provide penalties for violations.

Provision of Improvements. All improvements required by this Chapter shall be installed by the developer as part of a Subdivision as detailed in Section 10-8-6.

Effective on: 1/1/1901

10-7-2. Lots

Conformance With District Standards. All lots shall meet the minimum depth, width, and area requirements of the governing district, unless otherwise approved as a cluster development.

Orientation. Where appropriate, lot orientation along an east-west longitudinal axis is recommended for increased energy efficiency for potential solar panels.

Double Frontage and Reverse Frontage Lots.

1.
Double frontage and reverse frontage lots shall be avoided, except where necessary to overcome disadvantages of topography and orientation, and where a limited access highway, railroad right-of-way, major street, or similar situation exists.
2.
In these instances, double frontage lots shall be provided with suitable screen planting when adjoining roadways as follows:
1. a.
  Local or Collector Roads. Double frontage lots adjoining a local or collector road shall provide a type C transition yard as specified in Table 10-5-2(F)(3).
2. b.
  Arterial Roads. Double frontage lots adjoining a local or collector road shall provide a type D transition yard as specified in Table 10-5-2(F)(3).
3.
Double frontage lots may be subdivided and utilize a separate lot or outlot where the rear property line fronts an adjoining roadway for required transition yards.

Access.

1.
All lots shall front or abut on a public street.
2.
The fronting of residential lots on state and county highways or major thoroughfares, major collectors as designated in the comprehensive plan is prohibited. Each subdivision entrance shall be located not less than one thousand three hundred (1,300) feet apart, centerline to centerline, unless topography or existing street locations dictate otherwise.
3.
Non-access provisions controlling ingress and egress to streets may be required by the Planning and Zoning Commission and City Council to assure traffic safety and to relieve congestion at intersections.
4.
The distance between access points shall adhere to the City’s standard specifications and be approved by the City Engineer.

Effective on: 1/1/1901

10-7-3. Street Design and Improvements

Street Network Design

1.
General Street Layout.
1. a.
  In general, streets should be designed and located so that they relate to the topography, preserve natural features such as streams and tree growth, and provide adequate public safety and convenience for motorists, cyclists, and pedestrians alike.
2. b.
  The proposed street layout shall also be coordinated with the existing street system of the surrounding area. Where a through street or a series of streets establishes a connection between two (2) public streets, such street shall be a public street.

2.
Blocks.
1. a.
  Length. Blocks shall not exceed one thousand three hundred twenty (1,320) feet in length. Shorter blocks of eight hundred (800) feet or less in length are encouraged.
2. b.
  Width. Lots shall have sufficient width to provide two (2) tiers of lots of appropriate depth, except on boundaries of a proposed subdivision or where required to separate and discourage through traffic between residential subdivisions and nonresidential development.

Figure 7.1. Blocks

1. 3.
  Street Jogs. Street intersection jogs with centerline offsets of less than one hundred fifty (150) feet shall be prohibited. Horizontal changes in alignment shall have a radius of twenty (20) feet to permit safe vehicular turning movements.
2. 4.
  Street Intersections.
  1. a.
    Streets shall be laid out so as to intersect at right angles. Proposed intersections at angles of less than eighty (80) degrees shall not be acceptable. Proposed intersections at less than ninety (90) degrees shall be approved only when the proposed layout enhances the subdivision’s overall layout and circulation pattern or is required due to natural constraints on the site as determined by the Zoning Administrator.
  2. b.
    Property lines at minor street intersections shall be rounded with a minimum radius of twenty-five (25) feet. Property lines at major streets or highway intersections shall be rounded with a minimum radius of thirty (30) feet.

Figure 7.2. Street Intersections

1. 5.
  Cul-de-sacs.
  1. a.
    Cul-de-sacs shall not exceed five hundred (500) feet in length, measured from the entrance to the center of the turn-around.
  2. b.
    Islands. Islands in the center of cul-de-sacs with a minimum radius of fifteen (15) feet shall be required. Islands shall use mountable curbing only that allows vehicular access to the islands. Islands may be planted with vegetation, however, such vegetation shall not exceed four (4) feet at maturity to allow for vision clearance across the cul-de-sac’s diameter.
  3. c.
    Adequate Turn-Around Required. Cul-de-sac streets shall terminate in a circular paved area allowing for vehicular turn around and having a minimum radius of:
    (1)
    Fifty (50) feet from the center of the island to the outside curb.
    (2)
    Sixty (60) feet the center of the island to the edge of right-of-way.

Figure 7.3. Cul-de-sacs

1. 6.
  Street Stubs.
  1. a.
    In new developments the subdivider shall terminate streets as stubs at the outer perimeter boundaries of the development based on the criteria below. If the street in question meets at least two (2) of the criteria, then the street must be built to an appropriate collector street standard:
    (1)
    The street intersects directly with any street designated as an arterial street and provides access to an area with an overall density of ten (10) dwelling units per acre or provides access to more than one hundred fifty (150) dwelling units.
    (2)
    The street by its general configuration, in relationship to the existing development of the area, serves any collector function.
    (3)
    The street extends into an undeveloped area in such a manner as to serve any future collector function.
    (4)
    The street serves as the primary access to a significant nonresidential, institutional, or recreational land as well as an access to a residential area of twenty (20) or more acres.
  2. b.
    Street stubs shall be clearly demarcated and identified for future street extension by street signage.
  3. c.
    All street stubs shall terminate with a turn-around for vehicles.
  4. d.
    All stub streets shall conform to the City’s adopted version of the International Fire Code.
  5. e.
    The City Engineer may deem that the street stub is impractical due to topographic conditions, environmental constraints, property shape, or property accessibility.
2. 7.
  Dead End Streets. Dead end streets shall not be permitted except as street stubs per the requirements of this section.
B.
General Improvement Requirements.
1. 1.
  Sidewalks. Concrete sidewalks shall be at least five (5) feet in width.
2. 2.
  Shared Use Paths. Shared use paths shall be at least eight (8) feet in width.
3. 3.
  Bicycle Facilities.
  1. a.
    Bicycle lanes shall be at least four (4) feet in width.
  2. b.
    Shared bicycle and vehicle lanes and bike lanes shall be delineated in accordance with NACTO standards.
4. 4.
  Parkways.
  1. a.
    Parkways shall be at least seven (7) feet in width, however, parkways may be reduced to five (5) feet in width along minor streets or lower-traffic volume street types as approved by the City.
  2. b.
    Parkways shall be located between the back of curb and sidewalk.
  3. c.
    Street Trees. A minimum of one (1) canopy tree shall be planted per every forty (40) linear feet of parkway. Where overhead utility line conflicts are present, a minimum of one (1) understory tree shall be planted every twenty (20) feet. The spacing of trees shall take into consideration site-specific conditions and clear vision triangles.
    (1)
    Substitution on Private Property Allowed. Up to twenty-five (25) percent of the street trees required in Section 10-7-3(B)(4)(c) may be planted on private property within the subdivision provided the following are met.
    (a)
    The trees located on private property shall be located within the same subdivision as the parkway trees they will be substituted for.
    (b)
    The trees shall be located within the required front yard on each subject lot.
    (c)
    The trees provided on private property shall be provided in addition to any landscaping required per Section 10-5-3.
    (d)
    The trees provided on private property shall meet the planting specifications of Section 10-5-3(A) above.
    (e)
    The substitution of street trees on private property shall enhance the visual quality of the neighborhood and achieve the same visual effects as trees planted in parkways as proposed by the developer and approved by the Zoning Administrator.
  4. d.
    A complete streetlight system shall be installed in the required parkway in all subdivisions.
5. 5.
  On-Street Parking.
  1. a.
    On-street parking shall be parallel.
  2. b.
    On-street parking spaces shall have the following minimum dimensions:
    (1)
    Width: Eight (8) feet.
    (2)
    Length: Twenty-three (23) feet.
  3. c.
    On-street parking spaces shall be delineated with striping with a minimum width of four (4) inches. For all types of local streets, the striping of the on-street parking spaces may be provided but shall only be required when no curbing is provided.
  4. d.
    On-street parking spaces shall be visually delineated from drive aisles with striping or other means.
6. 6.
  Medians.
  1. a.
    Medians shall have a minimum width of ten (10) feet.
  2. b.
    Medians shall taper to a minimum of four (4) feet in width at intersections.
  3. c.
    Medians shall be planted with a minimum of fifteen (15) shrubs or native grasses every fifty (50) linear feet. Landscaped elements shall be maintained privately by a homeowners association or another organization associated with the development in which they are located.
C.
Street Design Requirements.
1. 1.
  Right of-Way Widths. The minimum right-of-way widths of proposed streets shall be as detailed in Table 10-7-3(C)(1).

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

Table 10-7-3(C)(1): Minimum Right-of-Way Widths
Type of Street	Minimum Right-of-Way Widths (Feet)
Arterial	85
Collector	70
Local Nonresidential	80
Local Residential	66

1. 2.
  Paving Widths. The minimum paving widths from curb face shall be as detailed in Table 10-7-3(C)(2).

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

Table 10-7-3(C)(2): Minimum Paving Widths
Type of Street	Minimum Paving Width (Feet)
Arterial	51
Collector	41
Local Nonresidential	39
Local Residential	30

1. 3.
  Required Street Design Elements. Required street design elements shall be as established per street type in Table10-7-3(C)(3).
  1. a.
    A “●” indicates an element that is required on one (1) side of a given street.
  2. b.
    A “○” indicates an element that is required on both sides of a given street.
  3. c.
    A “◊” indicates an element that is required.
  4. d.
    A “□” indicates an element that is required at the discretion of the City.

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Table 10-7-3(C)(3) Required Street Design Elements
Type of Street	Required Street Design Element
Type of Street	Sidewalk	Shared Use Path	Parkway	Bicycle Lane	Shared Bicycle & Vehicle Lane	On-Street Parking	Median
Freeway or Expressway	As required by the IDOT
Arterial	●	●	○	○			◊
Collector, Bike Lane & Median	●	●	○	○			◊
Collector, On-Street Parking	●	●	○		□	○
Local Nonresidential, Bike Lane & Median	○		○	○			◊
Local Nonresidential, On-Street Parking	○		○		□	○
Local Residential	○		○		□	○

Figure 7.4. Arterial Design Standards

Figure 7.5. Collector Street With Bicycle Lane and Median Standards

Figure 7.6. Collector Street With On-Street Parking Standards

Figure 7.7. Local Nonresidential Street With Bicycle Lane and Median Standards

Figure 7.8. Local Nonresidential Street With Bicycle Lane and Median Design Standards

Figure 7.9. Local Residential Street Design Standards

Effective on: 1/1/1901

10-7-4. Circulation and Connectivity

Half Streets.

1.
Half streets shall be prohibited, except where the Planning and Zoning Commission deems them essential to the reasonable development of the subdivision and where the Planning and Zoning Commission finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided.
2.
A right-of-way width of not less than forty (40) feet, and a pavement width of not less than twenty-two and one-half (22½) feet, shall be required for the half street.
3.
Where a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted and constructed within such tract.
4.
In cases where half streets are accepted, the owner and subdivider shall be required to grade and improve the half street, the same as all other subdivision streets.

Alleys.

1.
All Alleys. All alleys shall be privately maintained.
2.
Commercial and Industrial. Alleys shall be provided for all commercial and industrial districts, except that the City may waive this requirement where another definite and assured provision is made for service access, such as off-street loading and parking consistent with, and adequate for, the uses proposed.
3.
Residential. Alleys are encouraged in subdivisions in the R-2D, R-3, and R-4 Districts and when provided shall have a minimum right-of-way width twenty (20) feet. Alleys shall be prohibited in the A-1, R-1, and R-2 Districts, unless deemed necessary by the City Engineer because of topography or other exceptional circumstances.
4.
Dead End. Dead end alleys shall be avoided where possible, but where unavoidable, shall be provided with an adequate vehicle turn-around at the terminus as determined by the City Engineer.
5.
Obstructions. No obstructions shall be permitted in areas reserved for alleys.

Effective on: 1/1/1901

10-7-5. Easements

Utility Easements Required.

1.
Utility easements at least ten (10) feet wide shall be provided at the rear of all lots and shall be centered on the rear or side lot lines, unless otherwise approved by the City Council due to topography, natural features, or other site constraints.
2.
Utility easements may be required at other locations than the rear of lots and at greater widths than ten (10) feet to accommodate proposed utilities and to provide space for future utilities, as deemed appropriate by the City Engineer.
3.
Utility easements shall be provided along both sides of all road right-of-ways.

Stormwater Control Facilities Easements Required. Easements shall be required for all stormwater control facilities and for overflow routes.

Effective on: 1/1/1901

10-7-6. Water, Sewer, and Stormwater

Water System Connection Required.

1.
All parcels within a subdivision shall be required to connect to the United City of Yorkville's Public Water Supply System, including required water main extensions off-site, to the sizes required by the City.
2.
All subdivisions shall provide a looped, double fed water system, and extensions to the boundaries of the development, as directed by the City.

Sanitary Sewer Connection Required.

1.
All parcels within a subdivision shall be required to provide connection to the sanitary sewer system, including required sewer extensions off-site, to the sizes and depths required by the City.
2.
The sanitary sewers shall be extended to the far boundaries of the development, as directed by the City.

Stormwater Drainage Required.

1.
Surface water drainage improvements consisting of storm sewers or open channels, inlets, catch basins, manholes, and/or detention facilities, shall be designed and constructed to adequately drain the area being developed and any other areas that naturally drain through the area being developed.
2.
If the natural surface water drainage will be changed by the construction of the subdivision, adequate provision shall be made for collection and diversion of such surface waters into public areas or drains which the subdivider has a right to use. Surface waters shall not be deposited on the property of adjoining landowners in a manner that causes erosion or other damage.
3.
The property owner shall maintain any drainage course across their property and shall keep their property free from features that restrict the natural drainage.

Effective on: 1/1/1901

10-7-7. Cluster Development

A.
Resources to be Conserved. To qualify for cluster development any land located in a special flood hazard area, as determined by the Federal Emergency Management Agency, shall be placed in a conservation easement.
B.
Maximum Density per Acre. The gross density of a cluster development shall not exceed the maximum dwelling units per acre detailed in Table 10-7-7(B).

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

Zoning District	Maximum Density
R-1	3.63 dwelling units/acre
R-2	4.36 dwelling units/acre
R-2D	2.90 dwelling units/acre

C.
Maximum Dimensional Standards Reduction. The dimensional standards established in Table 10-3-9(A) may be reduced by thirty (30) percent or by the cumulative total land area to be placed in a conservation easement, whichever is less.
D.
Density Bonus. The maximum gross density per acre, per district, may be exceeded by a maximum of thirty (30) percent if either the natural resource conservation or subdivision design standards below are met.
1. 1.
  Natural Resource Conservation. A minimum of one (1) of the following sensitive natural areas are placed in a conservation easement. The maximum allowed density bonus shall be as determined by the City Council and shall be directly tied to the amount of land area placed in a conservation easement.
  1. a.
    Native landscapes,
  2. b.
    Mature tree stands,
  3. c.
    Prime farmland,
  4. d.
    Critical habitat, and/or
  5. e.
    Other as approved by the Zoning Administrator.
2. 2.
  Subdivision Design. The subdivision provides an enhanced pedestrian environment throughout the neighborhood by fulfilling at least one (1) of the following standards. The maximum allowed density bonus shall be as determined by City Council and shall be directly tied to the enhancements to the pedestrian environment provided.
  1. a.
    At least twenty (20) percent of blocks in the subdivision are eight-hundred (800) feet or less in length.
  2. b.
    At least twenty (20) percent of the cul-de-sacs in the subdivision are four-hundred (400) feet or less in length.
E.
Planned Unit Development Required. Any subdivision employing cluster development techniques shall require approval through the Planned Unit Development Process as specified in Section 10-8-8.

Figure 7.10. Cluster Development

Effective on: 1/1/1901

10-7-8. Anti-Monotony Standards

Building Variety Standards.

1.
No new single-family or duplex dwelling units shall be similar in appearance to any other single-family or duplex dwelling units within three (3) units on either side of the subject property or on any of the five (5) units across the street from the subject property.
2.
On cul-de-sac turnarounds, no single-family or duplex dwelling shall be similar in appearance to another dwelling on the turnaround.

1.
Roof type (gable, hip, mansard, gambrel, flat, or combination);
2.
Similar roof pitch at an angle of ten (10) degrees or less;
3.
Dimensions (height and/or length) of the front wall closest to the front lot line that are within twenty (20) percent the same as either the height or width shall constitute similarity;
4.
Shape of the front elevation silhouette;
5.
Relative location and size of windows on the front elevation;
6.
Relative location and dimensions of garage door(s), if included on the front elevation; and
7.
Type(s) of exterior building cladding materials on the front elevation. The following differences in construction material shall be deemed sufficient to render buildings containing such changes and built on adjacent lots to be dissimilar.
1. a.
  Four (4) inch exposure horizontal siding;
2. b.
  Eight (8) inch exposure horizontal siding;
3. c.
  Brick facing;
4. d.
  Vertical siding;
5. e.
  Stone facing; and
6. f.
  Stucco/staccato board and trim.
7. g.
  When materials are changed, the change must occur throughout the front facade or elevation for a minimum of one story in height.
8. h.
  Color change shall be made by significant changes in adjacent colors. The change must be one of color rather than merely of the shade.

Figure 7.11. Anti-Monotony Standards

Effective on: 1/1/1901

10-7-9. Park and Recreation Land and School Site Dedication

A.
Criteria For Requiring Park and Recreation Land Dedication.
1. 1.
  Requirements and Population Ratio. The quantity of land required for park dedication shall result directly from the total population of the proposed development. The total requirement shall be ten (10) acres of land per one thousand (1,000) residents. The required ten (10) acres shall be allocated into different types of recreation areas per the City's adopted Park and Recreation Master Plan, or as may be required by City Council at its discretion.
B.
Criteria For School Site Dedication.
1. 1.
  Requirement and Population Ratio. The required dedication of land for school sites shall depend on the quantity of students projected to be generated within the subdivision. The land dedication requirement shall be determined by obtaining the ratio of: (a) the estimated number of students to be served in each such school classification (this number is determined by applying the estimated population per dwelling unit as defined in Table 10-7-9(D)) over (b) the maximum recommended number of students to be served in each such school classification, and then applying such ratio to the (c) minimum recommended number of acres for a school site of each school classification defined in Table 10-7-9(B)(1). The product shall be the number of acres of land required for sufficient school sites to serve the estimated children in each such school classification.

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

Table 10-7-9(B)(1): School Dedication Requirements
School Classification Grade	Maximum Number of Students For Each School Classification	Minimum Number of Land Acres For Each School Site For Such Classification
Elementary Schools - Grades K-5	321.50 students	7.25 acres
Junior High Schools - Grades 6-8	429.88 students	15.92 acres
High Schools - Grades 9-12	590 students	49.30 acres

C.
Contribution in Lieu Procedure. When available land is inappropriate for park, recreational, or school sites, the City shall require the developer to pay a contribution in lieu of the land dedication required. The cash contribution required in lieu of park and recreation and/or school facilities shall be per the City’s adopted ordinances. The cash contributions in lieu of park and recreation land dedication shall be held in trust solely for the acquisition of park and recreation land which will be available to serve the needs of the residents of the subdivision.
D.
Estimated Population Per Dwelling Unit. Table 10-7-9(D) of population density shall be used to calculate the quantity of dedicated acres of land for parkland or schools or to determine the required cash contribution in lieu of.

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

Table 10-7-9(D): Estimated Population Per Dwelling Unit
Type of Unit	Preschool	Elementary	Junior High	High School	Adults	Total Per Dwelling Unit
	0-4 Years	5-10 Years	11-13 Years	14-17 Years	18+ Years	All Ages
Dwelling, Single-Family
2 Bedroom	0.102	0.191	0.054	0.057	1.694	2.098
3 Bedroom	0.254	0.440	0.126	0.179	0.921	2.920
4 Bedroom	0.413	0.665	0.190	0.340	2.142	3.750
5 Bedroom	0.236	0.488	0.139	0.249	2.637	3.749
Dwelling Duplex, Dwelling, Townhome
1 Bedroom	0.000	0.064	0.018	0.037	1.068	1.187
2 Bedroom	0.092	0.198	0.056	0.074	1.776	2.196
3 Bedroom	0.231	0.298	0.085	0.103	1.805	2.522
4 Bedroom	0.332	0.452	0.130	0.205	2.243	3.362
Dwelling, Multi-Family
Efficiency	0.000	0.064	0.018	0.037	1.360	1.479
1 Bedroom	0.000	0.064	0.018	0.038	1.749	1.869
2 Bedroom	0.042	0.160	0.045	0.079	1.614	1.940
3 Bedroom	0.050	0.339	0.096	0.153	2.499	3.137
Note: Estimated population per dwelling unit formula is based on standards adopted via Ord. 1996-3 (see APPENDIX B).

(Ord. No. 2024-23, effective 05/17/2024)

Effective on: 5/17/2024