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Plan Commission Packet 2012 08-08-12 United City of Yorkville '`'` 800 Game Farm Road EST. , _ 1836 Yorkville, Illinois 60560 -4 Telephone: 630-553-4350 0� a 2p� Fax: 630-553-7575 PLAN COMMISSION AGENDA Wednesday, August 8, 2012 Yorkville City Hall Conference Room 800 Game Farm Road Meeting Called to Order: 7:00 p.m. Roll Call: Previous meeting minutes: July 11, 2012 Citizen's Comments -------------------------------------------------------------------------------------------------------------------- Public Hearings 1. PC 2012-04 United City of Yorkville is proposing to amend Title 11, Chapter 5 Required Improvements of the Municipal Subdivision Control Ordinance related to processes and procedures for subdivision securities including amending deadlines for completion of certain public subdivision improvements, developer acknowledgment of the public improvement completion schedule, increasing the contingency amount of subdivision securities and establishing procedures for the reduction and release of subdivision securities. Old Business New Business 1. PC 2012-04 United City of Yorkville is proposing to amend Title 11, Chapter 5 Required Improvements of the Municipal Subdivision Control Ordinance related to processes and procedures for subdivision securities including amending deadlines for completion of certain public subdivision improvements, developer acknowledgment of the public improvement completion schedule, increasing the contingency amount of subdivision securities and establishing procedures for the reduction and release of subdivision securities. - Action Item Text Amendment Adjournment DRAFT UNITED CITY OF YORKVILLE PLAN COMMISSION City Council Chambers Wednesday, July 11,2012 7:00pm Commission Members in Attendance: Chairman Tom Lindblom Sandra Adams Charles Kraupner James Weaver Art Prochaska Michael Crouch Jack Jones Absent: Jeff Baker, Jane Winninger Other City Staff Krysti Barksdale-Noble, Community Development Director Meeting Called to Order Chairman Tom Lindblom called the meeting to order at 7pm. Roll Call Roll call was taken and a quorum was established. Previous Meeting Minutes - June 13, 2012 Ms. Barksdale-Noble noted that her title is Community Development Director rather than Economic Development Director. The minutes were approved as corrected on a motion by Mr. Prochaska and second by Ms. Adams. Voice vote approval. Citizen's Comments None Public Hearings None Old Business 1. 2012-03 United City of Yorkville is proposing to amend Title 10, Chapter 8, Article A the M-1 Limited Manufacturing District and Article B the M-2 General Manufacturing District, of the Yorkville Zoning Ordinance to permit as a special use and provide regulations for indoor shooting galleries/ranges; and to also add as a permitted us the manufacturing of firearms and ammunition within those Manufacturing Districts. This was discussed at the previous Plan Commission meeting. Ms. Noble was asked to look at the Business District for these uses and to not impose the square footage maximum that is being imposed on the M-1 &M-2 districts. She referred the Commissioners to a chart in her memo to the Commission. This chart showed the location of outfitters, some of which have shooting ranges. Two factors to consider are: 1 is this use appropriate in strictly retail where there are adjoining suites with mixed uses or the facility should be a single occupancy building. Staff also recommended that a shooting facility only be allowed on an end unit where there are multiple businesses. Mr. Prochaska suggested a minimum square footage be required if the facility is in a strip and Chairman Lindblom commented there would be more flexibility on an end unit. Mr. Crouch concurred, however, he said such a facility would be better as a stand-alone. Action Item Text Amendment Motion: Mr. Prochaska made a motion as follows: In consideration of testimony presented during a Public Hearing on June 13, 2012 and discussions conducted at that meeting and at the July 11, 2012 meeting, the Plan Commission recommends approval to the City Council of a request for text amendment to Title 10, Chapter 7 Business Districts (Articles B-E) and Chapter 8, Article A M-1 Limited Manufacturing District and Article B M-2 General Manufacturing District of the United City of Yorkville's City Code, as presented by staff in memorandums dated May 3, 2012 and June 21, 2012, and further subject to including item#9 of the staff recommendations, but not#10. Mr. Jones seconded the motion. Discussion: Mr. Crouch questioned why item#10 would not be included which provides for a single-occupancy facility. It was determined that the motion would not preclude #10,but does not have to be included. He also questioned if a size needs to be determined for an end unit since a large space had been discussed. Ms. Noble said end units typically would have about 6,000 square feet. Mr. Prochaska suggested that a size be required only if the facility was connected to other businesses. Roll call: Adams-yes, Jones-yes, Prochaska-yes, Weaver-yes, Crouch-yes, Kraupner-yes, Lindblom-yes. Passes 7-0. New Business None Additional Business Ms. Noble was asked about an update for the Rt. 47 construction. She will email an update, however, said utilities are still being relocated. Adiournment There was no further business and the meeting was adjourned at 7:15pm on a motion by Crouch and second by Jones. Voice vote approval. Respectfully submitted by Marlys Young, Minute Taker 2 .��� c►rr Memorandum 0 1% To: Plan Commission EST. -� _ 1836 From: Krysti J. Barksdale-Noble, Community Development Director CC: Bart Olson, City Administrator L Date: August 1, 2012 Subject: Text Amendment to Title 11, Chapter 5 of the United City of Keneae c°iety Yorkville's Municipal Subdivision Control Ordinance regarding the Processes and Procedures for Subdivision Securities. Background and Request: Over past several months, staff has worked with the Public Works Committee to find an overarching policy solution to address the unfinished residential subdivision within Yorkville. In staff's analysis, the first approach was to re-evaluate our current subdivision security requirements (i.e., performance bonds and letters of credit) to ensure that the City's interest regarding future public infrastructure is protected. As part of these discussions, staff presented its recommendations to the Committee of the Whole and City Council for amending the Subdivision Control Ordinances policies related specifically to deadlines for completion of certain public subdivision improvements; developer acknowledgement of the public improvement completion schedule; increasing the contingency amount of subdivision securities and establishing procedures for the reduction and release of subdivision securities. Per the direction received at the June 26, 2012 City Council meeting, staff is seeking recommendation from the Plan Commission to amend the Subdivision Control Ordinance as outlined within this memorandum regarding these processes and procedures for handling instruments of securities for subdivisions. Instruments for Securing Subdivision Improvements: There are two (2) basic types of financial security instruments used to guarantee the proposed improvements for a subdivision are constructed should the developer default in completing the work, a Performance Bond or Letter of Credit (LOC). However, Illinois statues allow for the developer to choose which form of security,bond or letter of credit,to guarantee subdivision improvements (65 ILLS 5111-39-3). What is a Performance Bond? Simply stated,performance bonds are instruments of security used by contractors/developers to guarantee the work performed will be completed as specified by the governmental agency approving (and eventually accepting) the public and private improvements. The public improvements typically covered by a performance bond include: streets, walkways, utilities, lighting, grading, sediment and erosion control, stormwater basins, landscaping, and other construction-related items critical to developing any large-sized subdivision project. Supplemental "maintenance" or "warranty" bonds may be required for one-year following the completion and acceptance of the improvements,to further secure against defective work, labor and/or materials. How Performance Bonds are Used to Secure Developments Surety companies extend "coverage" in the form of a bond, to a contractor/developer ("principal") enabling them to enter into an agreement with a governmental agency("obligee") guaranteeing the completion of the subdivision project. The provisions of the contract are, in general, contained within the language of the performance bond itself, and include some of the following components: • Name of the Surety Company,Principal and Obligee • Date of Bond Issuance • Bond Amount(Penal Sum) • Scope of Work to be Performed • Term or Period for Completion of Work • Provisions and/or Conditions for Default Should the "principal" default on completing the bonded improvements, either by failing to finish within the time specified or not performing the work in a manner as required by the subdivision control ordinance, the bond allows for the "obligee" to pursue the surety company to perform or fund the completion of the improvements up to the secured amount. Bonds vs. Letter of Credits (LOCs) The primary difference between a bond and a letter of credit (LOC) is insurance vs. credit. A surety company (insurance broker) issues a "bond", while a financial institution (bank) provides letters of credit. The fee, or premium, of a bond is a percentage of the total bonded amount, typically ranging between one- and five- percent of the penal sum. A letter of credit(LOC) is a secure line of funds,up to the specified amount, guaranteed by the financial institution to be made payable should the terms of the agreement not be met. Letters of credit are based on creditworthiness and typically require some form of security by the developer. The principal of the bond is guaranteeing the work to be performed, thereby the surety anticipates little to no exposure for payment'. With letters of credit, the bank has set aside secured funds as a guarantee of payment should a default occur; the higher the amount guaranteed by the bank, the higher the fee to the developer. Based on this premise, a letter of credit(LOC)is easier to collect than a bond. Current Subdivision Control Ordinance Requirements The City's Subdivision Control Ordinance establishes regulations for how security instruments, such as bonds and letters of credit, will be administered. Below are bullet points of Chapter 5: Required Improvements within the Subdivision Control Ordinance and Standard Specifications for Improvements which relate to construction guarantees: • Section 11-5-1: Improvement Requirements Prior to Filing Final Plat — If construction does not begin within four (4) years of final plan approval, the subdivider may be required to revise the plan to comply with new city requirements (Ord. 2004-52, 9-28-2004) • Section 11-5-2: Subdivision Securities — The subdivider shall post with the City of Yorkville, a construction guarantee in the form of irrevocable letter of credit or irrevocable bond, payable to the United City of Yorkville, sufficient to cover the full cost, plus ten percent (10%) of the required improvements, as estimated by the engineer employed by the subdivider and approved by the city engineer, to assure the satisfactory installation of required improvements...The construction guarantee shall not be reduced to below fifteen percent (15%) of the approved engineer's estimate prior to acceptance of the public improvements by the city. (Ord. 2004-52, 9-28-2004). • Section 11-5-3A: Construction Warranty — The subdivision letter of credit or bond will not be released until a one year maintenance bond or letter of credit is posted with the city clerk for ten percent 10%) of the land improvement cost,to ensure that any and all improvements will properly function as design,with no defects before the city council formal acceptance. • Section 11-5-3B: Construction Warranty—A maintenance guarantee shall be required for all landscaping, but shall not be required for improvements that are in private property that do not serve,benefit, or impact properties other than the one being developed(Ord. 2011-03, 1-11-2011). • Section 11-5-5B: Construction and Inspection — Construction of all improvements required by this title must be completed within two (2)years from the date of approval of the final plat,unless good cause can be shown for granting an extension of time. (Ord. 2004-52, 9-28-2004). • Section 11-5-8: Acceptance of Dedication, Improvements- A maintenance bond will then be required in the amount of ten percent (10%) of the cost of the land improvements, as specified in this title, after city council acceptance(Ord. 2004-52, 9-28-2004) 1 Surety Companies are required to be licensed by the Department of the Treasury which provides a list of all certified companies in good standing htip://www.ftns.treas.gov/c570/c570 2 • Resolution No. 2004-39: Resolution for the United City of Yorkville Standard Specifications for Improvements.' • States that "The City will not consider acceptance of the public improvements in a development until it is at least fifty (50) percent built out, or three years after the roadway binder course is paved,whichever is sooner." • States that"Surface course must not be placed until at least seventy(70%)of the adjacent,private improvements are in place. However,in no case shall the surface course be placed until the binder course has been in place for at least one full winter season. In no case shall the surface course be delayed more than three 3 years after the binder course has been installed." Resolution No. 2004-40: Resolution Modifying a Policy Regarding Procedure and Authority to Reduce Letters of Credit and Performance Bonds for Construction of Land Improvements (see attached).3 • States that requests for reductions for initial bonds or LOCs less than $1 million "The City Engineer shall issue a written recommendation including the basis for approving, denying, or modifying a request for reduction. Said written agreement shall include the amount of the reduction based upon the Engineer's estimate of probable cost as adjusted by an inflation factor front the initial date of the issuance of the Letter of Credit or Performance Bond to the date of reduction. In order to calculate the inflation factor, the Engineering News Record Construction Cost Index shall be used. The City Engineer shall also report the remaining amount of the Letter of Credit and/or Performance Bond after reduction." • City Engineer forwards his written recommendation to the City Administrator for approval. If the City Administrator concurs with the City Engineer's recommendation, the reduction is approved or denied and the City Engineer is authorized to issue a letter to implement the decision. However, should the City Engineer and City Administrator differ, the Mayor has the final authority to approve or deny the City Engineer's recommendation. Developer's appeals of the City Administrator's decision are heard by the Mayor,who shall have final determination. • States that requests for reductions for initial bonds or LOCs more than $1 million shall be placed before the City Council for approval. • States that "The retainage used in calculations for Letters of Credit and/or Performance Bond reductions is twenty percent(20%). Proposed Amended Policies and Procedures I. Revise Subdivision Control Ordinance to require completion of Subdivision within 4 years of from final plat approval. a. Revise the inconsistency/disconnect between the Standard Specifications for Improvements requirements for acceptance and roadway construction to reflect the proposed new Subdivision Control Ordinance requirements for completion of all improvements within four (4) years from the date of approval of the final plat. b. Clarify the distinction between"final plan"in Section 11-5-1 and"final plat" in Section 11-5-5 of the Subdivision Control Ordinance by referencing the "final engineering plan" and "final subdivision plat",respectively. c. Amend the Subdivision Control Ordinance to provide the following statement "the failure to complete any infrastructure component is a violation of the code if such incomplete component may result in the harm to the system or potential failure of the system." Z Resolution 2004-39 establishes the standards by which all infrastructure improvements are to be constructed.However,because it is not an ordinance,the requirements are not codified as part of the Subdivision Control Ordinance. 3 Resolution 2009-40 modified the policy and procedure and authority to reduce letters of credit and performance bonds for construction of land improvements.However,because it is not an ordinance,the requirements are not codified as part of the Subdivision Control Ordinance. 3 d. Extensions may be requested by the Developer and approved by either the City Council upon recommendation by the City Engineer and Public Works Director. e. Extensions granted for no more than 1 year at a time and require: (1) submittal of a revised construction schedule, (2) updated engineers estimate of probable cost for completion and (3) updated LOC or Bond with revised amounts. f. Require a$500.00 application fee for construction extension requests. g. Revise the current Subdivision Control regulations to require roadways and final surface course be installed no later than three(3) construction years of initial construction date. II. Revise Subdivision Control Ordinance to require an "Acknowledgement of Public Improvement Completion Schedule" a. Schedule outlines when the public improvements are to be completed and signed by the City & Developer. b. Schedule states the City will place as a condition in the Final Plat of Subdivision approval Ordinance or PUD Agreement Ordinance that the development must have all streets, sewers, water mains, street lights, etc... installed in a workmanship like manner within 4 years of initial construction. c. Schedule will require the developer provide proof via a title search that all accepted infrastructure is free and clear of all liens and encumbrances. d. Schedule states the developer will maintain the public improvements until they are approved and accepted by the City. III. Procedural Change to Require Quarterly Tracking of Letters of Credits and Bonds re: Expiration Dates a. Projects nearing 2 years into construction will receive status inquiry letter from City Engineer and require an updated Public Improvement Completion(PIC) Schedule. b. Projects nearing 3 years into construction will receive status inquiry letter from City Engineer with punchlist and require an updated PIC Schedule. c. Projects nearing 4 years into construction will receive status inquiry letter from City Engineer with punchlist,require an updated PIC Schedule and formal notification that the project will be in default if an extension is not requested/approved prior to 4 year construction deadline. d. Projects over 4 years into construction will receive formal notification of default from City Engineer, at the City council direction, indicating that the LOC or Bond is subject to a demand for call within sixty (60) days of date of notice should the developer not seek an extension for completion. IV. Revise Section 11-5-2 of the Subdivision Control Ordinance re: Contingency Requirement and Reduction of Bond Procedures • Increase the contingency requirement from ten percent(10%)to twenty percent(20%) contingency of the required improvements, as estimated by the engineer employed by the subdivider and approved by the city engineer,to assure the satisfactory installation of required improvements. • Codify the currently practiced reduction and release of letter of credit/bonds procedures as part of the partial or final acceptance process for subdivision improvements. Staff Comments: In an effort to ensure the future timeliness of development and sufficiently prepare the City should we need to seek recourse for incomplete public infrastructure secured by these performance bonds or letters or credit, 4 staff believes that the implementation of these proposed amendments to the Subdivision Control Ordinance will also allow for better tracking of development construction within the City, and a less subjective process for calling of bonds/LOCs. Staff will be available to answer any questions the Plan Commission may have regarding the proposed text amendment. Should the Plan Commission decide to recommend approval of the proposed text amendment, draft motion language has been prepared below for your convenience. Proposed Motion: In consideration of testimony presented during a Public Hearing on August 8, 2012 and discussions conducted at that meeting, the Plan Commission recommends approval to the City Council of a request for text amendment to Title 11, Chapter 5 Required Improvements of the Municipal Subdivision Control Ordinance related to processes and procedures for subdivision securities including deadlines for completion of certain public subdivision improvements, developer acknowledgement of the public improvement completion schedule, increasing the contingency amount of subdivision securities and establishing procedures for the reduction and release of subdivision securities, as presented by staff in a memorandum dated August 1, 2012, and further subject to {insert any additional conditions of the Plan Commission)... Attachments: 1. Current Title 11 Subdivision Control of the United City of Yorkville's Municipal Zoning Ordinance. 2. Copy of Resolution No. 2004-39 Standard Specifications for Improvements. 3. Copy of Resolution No. 2009-40 Resolution Modifying a Policy Regarding Procedure and Authority to Reduce Letters of Credit and Performance Bonds for Construction of Land Improvements. 4. Copy of Public Notice. 5 Sterling Codifiers, Inc. Page 1 of 33 Title 11 SUBDIVISION CONTROL Chapter 1 GENERAL SUBDIVISION PROVISIONS 11-1-1 : TITLE: This title shall hereafter be known, cited, and referred to as the YORKVILLE SUBDIVISION CONTROL ORDINANCE. (Ord. 2004-52, 9-28-2004) 11-1-2: INTENT AND PURPOSE: The regulations of this title are adopted: A. To protect the interests of the landowner, the investor in land, the homeowner, and the municipal unit; B. To conserve, protect, and enhance property and property values; to secure the most efficient use of land; and to facilitate the provisions of public improvements; C. To 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; D. To 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 http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 2 of 33 E. To 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. (Ord. 2004- 52, 9-28-2004) 11-1-3: GENERAL PROVISIONS: A. Jurisdiction: This title shall apply to all subdivision of land within the incorporated limits of the united city of Yorkville, and within its contiguous territory, but not more than one and one-half (11/2) miles beyond the incorporated limits of the united city of Yorkville. B. Interpretation: 1. Minimum Requirements: The provisions of this title shall be held to be the minimum requirements for the promotion of public health, safety, and welfare. 2. Relationship With Other Laws: Where the conditions imposed by any provision of this title are either more restrictive or less restrictive than comparable conditions imposed by any other ordinance, law, resolution, rule, or regulation of any kind, the regulations that are more restrictive (or which impose higher standards or requirements) shall govern. 3. Effect On Existing Agreement: This title is not intended to abrogate any easement, covenant, or any other private agreement, provided that where the regulations of this title are more restrictive (or impose higher standards or requirements) than such easements, covenants, or other private agreements, the requirements of this title shall govern. 4. Standard Specifications For Improvements: The standard specifications for improvements, resolution 2004-39, as amended, which is on file in the city clerk's office, shall be hereby included and made a part of this title in its entirety. 5. Park Development Standards: The park development standards, which are on file in the city clerk's office, shall be hereby included and made a part of this title in their entirety. C. Rules Of Word Construction: In the construction of this title, the rules contained herein shall be observed and applied, except when the context clearly indicates otherwise: 1. Words used in the present tense shall include the future, and words used in the singular number shall include the plural number, and the plural shall include the singular. 2. The word "shall" is mandatory, and not discretionary. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 3 of 33 3. The word "may" is permissive. 4. The masculine gender includes the feminine and neuter. (Ord. 2004-52, 9-28-2004) 11-1-4: DEFINITIONS: The following words and terms, wherever they occur in this title, shall be interpreted as herein defined: ALLEY: A public right of way primarily designed to serve as secondary access to the side or rear of properties whose principal frontage is on some other street. BLOCK: A tract of land bounded by streets, or by a combination of streets, railway rights of way, or waterways. BUILDING SETBACK LINE: A line across a lot or parcel of land, establishing the minimum open space to be provided between the line of a building or structure, and the lot line of the lot or parcel. CITY: The mayor and city council of the united city of Yorkville, Illinois. CROSSWALK: A strip of land ten feet (10') or more in width, dedicated to public use, which is reserved across a block to provide pedestrian access to adjacent areas, and may include utilities, where necessary. CUL-DE-SAC: A street having only one outlet, and an appropriate terminal for the reversal of traffic movement, without the need to back up. DEAD END STREET: A street having only one outlet. DENSITY, GROSS: A numerical value obtained by dividing the total dwelling units in a development by the gross area of the tract of land upon which the dwelling units are located. DENSITY, NET: A numerical value obtained by dividing the total dwelling units in a development by the total area of the development, less rights of way, parks, storm water management areas, and all other nonresidential uses. DEVELOPMENT: Any manmade change to real estate, including: A. Preparation of a plat of subdivision; B. Construction, reconstruction, or placement of a building or any addition to a building; http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 4 of 33 C. Installation of a manufactured home on a site, preparing a site for a manufactured home, or installing a travel trailer on a site for more than one hundred eighty (180) days; D. Construction of roads, bridges, or similar projects; E. Redevelopment of a site; F. Filling, dredging, grading, clearing, excavating, paving, or other nonagricultural alterations of the ground surface; G. Storage of materials, or deposit of solid or liquid waste; H. Any other activity that might alter the magnitude, frequency, deviation, direction, or velocity of storm water flows from a property. EASEMENT: A grant by a property owner for the use of a parcel of land by the general public, a corporation, or a certain person or persons for a specific purpose or purposes. EYEBROW CUL-DE-SAC: A cul-de-sac whose center radius point is less than eighty feet (80') from the centerline of the intersecting cross street. FLOODPLAIN: See definition in section 8-7-2 of this code. FRONTAGE: The property on one side of a street, between two (2) intersecting streets (crossing or terminating), measured along the line of the street; or, with a dead end street, all property abutting one side of such street, measured from the nearest intersecting street and the end of the dead end street. FRONTAGE ROAD: A public or private marginal access roadway, generally paralleling and contiguous to a street or highway, and designed to promote safety by eliminating unlimited ingress and egress to such street or highway by providing points of ingress and egress at relatively uniform spaced intervals. HALF STREET: A street bordering one or more property lines of a subdivision tract, to which the subdivider has allocated only a portion of the ultimate and intended street width. IDOT: Illinois department of transportation. IMPROVEMENT PLANS: The drawing of all required land improvements, prepared by an Illinois registered professional engineer, and all accompanying information as required by this title. IMPROVEMENTS: All facilities constructed or erected by a subdivider within a subdivision, to permit and facilitate the use of lots or blocks for a principal residential, business, or http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 5 of 33 manufacturing purpose. LAND IMPROVEMENT: All required on site and off site subdivision improvements including, but not limited to, any sanitary sewage system, water distribution system, storm drainage systems, public utility systems, sidewalk systems, public or private streets, street lighting, street signs, grading and drainageway facilities, pedestrianways, and retention and detention basins. LOT: A portion of a subdivision or other parcel of land, intended for transfer of ownership, or for building developments. LOT DEPTH: The distance between the midpoint of the front lot line and the midpoint of the rear lot line. LOT, DOUBLE FRONTAGE: A lot, two (2) opposite lot lines of which abut upon streets which are more or less parallel. LOT LINE: The boundary line of a lot. LOT WIDTH: The distance on a horizontal plane between the side lot lines of a lot, measured at right angles to the line, establishing the lot depth at the established building setback line. PARCEL: Shall refer broadly to a lot, tract, or any other piece of land. PARKING LOT: An area permanently reserved and/or used for the temporary storage of motor vehicles. PARKWAY: A strip of land situated within the dedicated street right of way, either located between the roadway and right of way line, or a median located between the roadways. PLAN, CONCEPT: A tentative map or drawing which indicates the subdivider's proposed layout of a subdivision, including a site plan indicating existing off site roadway connections. PLAN, FINAL: The final plat, plus all accompanying information required by this title. PLAN, PRELIMINARY: The preliminary plat, plus all accompanying information required by this title. PLANNED UNIT DEVELOPMENT: Parcel of land or contiguous parcels of land in single ownership or unified control, to be developed as a single entity, the character of which is compatible with adjacent parcels, and the intent of the zoning district in which it is located; the developer may be granted relief from specific land use regulations and design standards in return for assurances of an overall quality of development, including any specific features which will be of benefit to the city as a whole, and would not otherwise be required by the city ordinances. PLAT: A subdivision as it is represented as a formal document by drawing and writing. PLAT, FINAL: The final map drawing or chart, on which the subdivider's layout of a subdivision is presented to the city council for approval, and which, if approved, will be http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 6 of 33 submitted to the county recorder for recording. PLAT, PRELIMINARY: A tentative map or drawing, which indicates the subdivider's proposed layout of a subdivision, including all proposed improvements. RESUBDIVISION: The subdivision of a tract of land that has previously been lawfully subdivided, and a plat of such prior subdivision duly recorded. RIGHT OF WAY: A strip of land occupied or intended to be occupied by a road, crosswalk, railroad, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, or for another special use. The usage of the term "right of way" for land platting purposes in the united city of Yorkville shall mean that every right of way hereafter established and shown on a final recorded plat is to be separate and distinct from the lots or parcels adjoining such right of way, and not included within the dimensions or areas of such lots or parcels. Rights of way intended for roads, crosswalks, water mains, sanitary sewers, storm drains, or any other use involving maintenance by a public agency shall be dedicated to public use by the maker of the plat on which such right of way is established. ROADWAY: The paved portion of the street available for vehicular traffic. SERVICE DRIVE: A public street, generally paralleling and contiguous to a main traveled way, primarily designed to promote safety by eliminating promiscuous ingress and egress to the right of way, and providing safe and orderly points of access at fairly uniformly spaced intervals. SEWAGE DISPOSAL SYSTEM, CENTRAL: A system of sanitary sewers, serving ten (10) or more lots that discharge either into an interceptor sewer or an approved sewage treatment plant. SEWAGE DISPOSAL SYSTEM, INDIVIDUAL: A sewage disposal system, or any other sewage treatment device approved by the Kendall County department of public health, and servicing only one lot. SIDEWALK: That portion of street or crosswalk way, paved or otherwise surfaced, intended for pedestrian use only. STREET: A public or private right of way which affords a primary means of access to abutting properties, whether designated as a street, avenue, highway, road, boulevard, lane, throughway, or however otherwise designated, but excepting driveways to buildings. STREET, COLLECTOR: A street that collects and distributes traffic, primarily within residential areas. This street carries between two thousand five hundred (2,500) and twelve thousand (12,000) ADT. STREET, ESTATE RESIDENTIAL: A street of limited continuity, used for access to abutting rural residential properties and local needs of a neighborhood. This street carries less than one thousand (1,000) ADT. STREET, HALF: A street bordering one or more property lines of a tract of land in which the subdivider has allocated but part of the ultimate right of way width. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 7 of 33 STREET, LOCAL RESIDENTIAL: A street of limited continuity, used primarily for access to abutting rural residential properties and local needs of a neighborhood. This street carries less than one thousand (1,000) ADT. STREET, MAJOR COLLECTOR: A street that serves as a main traffic thoroughfare, both within and outside of the city, carrying heavy volumes of traffic. This street carries more than two thousand five hundred (2,500) ADT. STREET, MARGINAL ACCESS: A minor street which is parallel to and adjacent to a thoroughfare, and which provides access to abutting properties and protection from through traffic. STREET, MINOR COLLECTOR: A street that collects and distributes traffic within intensively developed areas, and is used primarily for internal trips within the planning area. This street carries between one thousand (1,000) and two thousand five hundred (2,500) ADT. STREET WIDTH: The shortest distance between the backs of the curb or edge of pavement of a roadway. SUBDIVIDER: Any person or corporation or duly authorized agent who undertakes the "subdivision" or "development" of land as defined herein. Also referred to as developer. SUBDIVISION: A described tract of land which is to be, or has been, divided into two (2) or more lots or parcels. The term subdivision includes resubdivision and, where it is appropriate to the context, relates to the process of subdividing or to the land subdivided. For the purpose of this title, the requirements contained herein shall not apply, and no plat is required, in any of the following instances: A. The division or subdivision of land into parcels or tracts of five (5) acres or more in size which does not involve any new streets or easements of access; B. The division of lots or blocks of less than one acre, in any recorded subdivision, which does not involve any new streets or easements of access; C. The sale or exchange of parcels of land between owners of adjoining and contiguous land; D. The conveyance of parcels of land or interests therein for use as right of way for railroads or other public utility facilities which does not involve any new streets or easements of access; E. The conveyance of land owned by a railroad or other public utility which does not involve any new streets or easements of access; http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 8 of 33 F. The conveyance of land for highway or other public purposes or grants or conveyances relating to the dedication of land for public use or instruments relating to the vacation of land impressed with a public use; G. Conveyances made to correct descriptions in prior conveyances; H. The sale or exchange of parcels or tracts of land into no more than two (2) parcels not involving any new streets or easement of access, provided each parcel meets the minimum lot size of the zoning district in which it is located. TURNAROUND: An area at the closed end of a street or parking lot, within which vehicles may reverse their direction. WETLANDS: As defined by the Illinois department of natural resources. (Ord. 2004-52, 9-28 -2004; amd. Ord. 2008-85, 9-23-2008; Ord. 2011-24, 6-14-2011) Chapter 2 PROCEDURE FOR SUBMISSION OF PLAT 11-2-1 : CONCEPT PLAN: Instructions for subdivision plat processes leading to approval and plat recording: A. Application: Petitioners who wish to start the process with a concept plan should at this time submit his application (the original and 35 copies) along with thirty five (35) folded copies of his concept plan, a minimum of fifteen (15) days prior to the targeted plan commission meeting. As part of the application, the petitioner shall also provide the names and addresses of all landowners within five hundred feet (500') of the application property to the city's deputy clerk for the purpose of sending certified notices of the required public hearing(s). B. Review: Petitioner needs to schedule a meeting with the city administrator, city engineer, and director of public works, to review access, availability of water, sewer, storm water, and other related technical issues, at least two (2) weeks prior to the targeted plan commission. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 9 of 33 C. Park Board: Petitioner must attend the scheduled park board meeting if the development has a residential component. The petitioner (or his duly authorized representative) will present the concept plan, and discuss how it fits into the overall city park plan. The park board will make a recommendation regarding the petitioner's plan for parks. D. Plan Commission: Petitioner must attend the scheduled plan commission meeting, which will involve an informal public comment session after the petitioner (or his duly authorized representative) presents his concept plan. E. Committee Of The Whole: Petitioner must attend the scheduled committee of the whole meeting, which will involve a presentation of the concept plan by the petitioner (or his duly authorized representative), and informal discussion with the committee members. (Ord. 2004-52, 9-28-2004) 11-2-2: PRELIMINARY PLAN: A. The preliminary plan is a drawing complying with all provisions of this title, and when considered necessary by the plan commission or the plan council, should be accompanied byother engineering drawings concerning required improvements on which final review for adherence to design standards and improvement proposals is based, and from which detailed engineering drawings can proceed. B. When the petitioner does not wish to present a concept plan, he will start with his preliminary plan, and at this time submit his application. Petitioner will be invoiced for the required annexation, rezoning, engineering, and other applicable fees, which must be paid in full prior to being placed on the plan commission agenda. A deposit for legal and planning services will also be invoiced, and is due at this time. Payment should be made to the deputy clerk at the united city of Yorkville administrative offices. As part of the application, the petitioner shall also provide the names and addresses of all landowners within five hundred feet (500') of the application property to the city's deputy clerk, for the purpose of sending certified notices of the required public hearing(s). C. Following a written report from the plan council, and after review of the preliminary plan and discussion with the subdivider on changes and additions that may be required for the plan, the plan commission shall make a recommendation in writing to the city council. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 10 of 33 D. After review of the preliminary plan and the recommendation of the plan commission, the city council shall discuss with the subdivider the proposed plan and shall, within forty five (45) days, act on the preliminary plan. The subdivider shall be notified in writing of any conditions of approval or reasons for disapproval. E. Approval of the preliminary plan is tentative only, and shall be effective for a period of twelve (12) months. If the final plat has not been recorded within this time limit, the preliminary plan must again be submitted for approval, unless upon application by the subdivider, the city council grants an extension. An extension period shall not exceed two (2) 12-month periods. F. Ordinances in effect on the date of preliminary plan approval shall govern the preparation of the final plan. Ordinances in effect on the date(s) of final plat approval(s) shall govern any fees paid or contributions made by the developer. G. Fees for legal and planning services will be billed based on per hour range of work being performed. These amounts are deducted from the deposit amount invoiced earlier, and a statement of account (reflecting the current credit balance) is sent to the petitioner with the consulting bills enclosed. All fees must be current before proceeding to the next stage of the approval process. (Ord. 2004-52, 9-28-2004) 11-2-3: FINAL PLAN: A. Approval Of Plans: Approval of the preliminary plan shall entitle the subdivider to approval of the final plan, provided that the final plan: 1. Conforms substantially to the approved preliminary plan; 2. Meets all conditions of said approval; and 3. Complies with all applicable, current ordinances. B. Disapproval Of Final Plan: Disapproval of the final plan is warranted if: 1. There are more than minor deviations from the approved preliminary plan; and/or 2. A new highway, pipeline, or other major improvement shall directly affect the proposed development site. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 11 of 33 C. Proposed Improvement Plans To Be Reviewed: The proposed final plat must be accompanied by twelve (12) sets of the proposed improvement plans for review by the plan council. D. Recommendation In Writing: After reviewing the final plat and applicable minutes from the plan council and any discussions on changes and additions that may be required, the plan commission shall recommend in writing to the city council, within forty five (45) days from receipt of the plan council minutes, either approval or disapproval of the final plat and its reasons for such recommendation. E. Further Review: The final plat then proceeds to the economic development committee which consists of four (4) city council members for its further review and recommendation. Project then moves to the committee of the whole and then the city council meeting for approval or disapproval. F. Prepared By A Registered Professional Engineer: The proposed improvement plans shall be prepared by a registered professional engineer of Illinois, who shall be responsible for the design of all public and land improvements required by this subdivision ordinance, as provided in the Illinois professional engineering act. The submitted plans shall be sealed by said professional engineer, and shall be in conformance with the city's standard specifications for improvements, and these city specifications shall be the only specifications for the improvements. G. Final Plat Submission: The final plat cannot be submitted to the plan commission until the improvement plans are approved and signed by the city engineer and the city administrator, and all fees are paid, and all required securities are filed. H. Recording Of Final Plat: The final plat shall be recorded with the county recorder of deeds, within thirty (30) days from the date of final approval, or final approval shall be considered null and void. This requirement shall not apply when delay inrecording a plat is due to circumstances beyond the control of the city or developer. I. Final Engineering Plan: Submit three (3) sets of the final engineering plans to the deputy clerk at the city administrative offices for review and recommendation by the city engineer. (Ord. 2004-52, 9-28-2004) http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 12 of 33 Chapter 3 REQUIREMENTS FOR PLANS AND PLATS 11-3-1 : MINIMUM REQUIREMENTS: The following requirements are held to be the minimum amount of information necessary to convey to the representatives of united city of Yorkville a complete and accurate description of the kind and quality of subdivision proposed. Additional information may be submitted if it will further clarify the proposed subdivision. (Ord. 2004-52, 9-28-2004) 11-3-2: PREAPPLICATION CONFERENCE PLAN: A. Concept Plan: The concept plan may be done freehand, but shall be done with reasonable accuracy and clarity. The scale of the drawing should be one inch equals one hundred feet (1" = 100'), unless clarity or size of drawing dictates otherwise. The following information shall be shown: 1. Name and address of the owner or subdivider. 2. North arrow and scale. 3. Approximate dimensions and area of parcel. 4. Topography - not greater than ten foot (10') contour intervals such as can be obtained from USGS maps. 5. Proposed layout of streets, lots, parks, and nonresidential areas, including storm water control. 6. Number of dwelling units, gross and net density. 7. Minimum and average lot sizes. 8. Gross and net area. 9. For multiple-family, commercial and industrial areas: a. Location of buildings. b. Approximate dimensions and area of site. c. Off street parking, delivery, and pick up areas. d. Buffer zones. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 13 of 33 B. Existing Conditions: Presence of any of the following shall be shown on the sketch plan or an additional sheet: 1. Streams, marshes, bodies of water, wooded areas, wetland, and other significant natural features. 2. Location and direction of all watercourses, drainageways, and areas subject to flooding. 3. Location of storm drains, inlets, and outfalls. 4. Existing buildings. 5. Existing utilities, and utilities proposed for extension. 6. Existing streets and streets proposed. C. Location Map: A small scale map or sketch of the general area, showing the relationship between the proposed subdivision and existing community facilities and rights of way, with the proposed subdivision indicated thereon. (Ord. 2004-52, 9-28-2004) 11-3-3: PRELIMINARY PLAN: The preliminary plan shall be drawn at a scale of one inch equals one hundred feet (1" _ 100'), unless another scale is approved or required by the plan commission or the plan council at the preapplication conference. A. The following information shall be shown on all preliminary plans: 1. Notation stating "Preliminary Plan". 2. The name and address of the owner, the subdivider, and the engineer, surveyor, and planner preparing the plan. 3. Date, scale, and north arrow. 4. Topography - not greater than two foot (2') contour intervals. 5. The proposed subdivision name, which shall not duplicate the name of any plat previously recorded in Kendall County. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 14 of 33 6. Location of the subdivision on a small scale drawing of the general area in which the subdivision lies, with the location of the subdivision indicated thereon, including high water elevations, if known. 7. The recorded length and bearing of the exterior boundaries of the subdivision. 8. Location and names of adjacent subdivisions and the owners ofparcels of unsubdivided land within two hundred feet (200') of property. 9. Zoning on, and contiguous to, the subdivision. 10. Location, widths, and names of all existing and platted streets, alleys, or other known public ways and easements, railroad and utility rights of way, parks, cemeteries, watercourses, permanent buildings, bridges, and other pertinent data, as determined by the plan commission on the lands proposed to be subdivided, and within one hundred fifty feet (150') of the proposed subdivision. 11. The approximate areas of all parcels of land intended to be dedicated or reserved for public use, or to be reserved in the deeds for the common use of property owners in the subdivision. 12. If the subdivision borders a lake or stream, the distances and bearings of a meander line established not less than twenty feet (20') back from the average high water mark of the lake or stream, as determined from flood hazard maps or other data, with said distance and source of data noted. 13. Approximate storm water runoff and detention/retention calculations shall be in accordance with the standard specifications for improvements. Off site tributary drainage areas and discharging routing shall be defined with supporting data as necessary for evaluation. 14. Layout and width of all new streets and rights of way, such as highways, easements for sewers and water mains, sidewalks, trees, drainageways, and other public utilities. 15. Existing trees greater than six inch (6") caliper. 16. Proposed plantings. 17. Legal description. 18. Site data. (See figure 5 in standard specifications, resolution 2004-39 on file in the office of the city clerk.) 19. Routing to any proposed extensions of existing water and sewer mains, including all pipe sizes, pertinent elevations, and proposed elevations. 20. Internal utility layout, demonstrating sanitary sewer depths, water main looping, storm water routing to and from detention/retention, and locations of existing field tiles. 21. A written statement from the Kendall County soil conservation service (USDA), expressing its opinion of the suitability of the land for the type of land use proposed. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 15 of 33 22. A field tile survey, showing locations where exploration trenches were dug, and what was found. B. The following information shall be shown for all single-family and two-family areas: 1. Approximate dimensions and minimum lot areas, in square feet. 2. Proposed building setback lines. 3. Area of property proposed to be dedicated for public use, or to be reserved by deed covenant for use of all property owners in the subdivision with the conditions of such dedication or reservation. C. The following information shall be shown for all multiple-family, commercial, industrial, and other nonresidential areas: 1. Number of units, gross and net densities. 2. Open spaces. 3. Proposed layout of structures. 4. Layout and quantities of all off street parking and loading areas. 5. Proposed building setback lines. 6. Area of property proposed to be dedicated for public use, or to be reserved by deed covenant for use of all property owners in the subdivision, with the conditions of such dedication or reservation. 7. Buffer areas. 8. Square feet of buildings for commercial and industrial projects. (Ord. 2004-52, 9-28- 2004) 11-3-4: FINAL PLAN: The final plan shall be drawn in ink, at a scale of one inch equals one hundred feet (1" _ 100') or larger, on a nonfading, stable, Mylar material. The sheet size for plats or plans shall be not less than eighteen inches by twenty four inches (18" x 24"), nor larger than twenty four inches by thirty six inches (24" x 36"). When more than one sheet is used for any document, each sheet shall be numbered consecutively and shall contain a notation giving the total number of sheets in the document, and shall show the relation of that sheet to the other sheets. Final plans shall include all required engineering and landscaping http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 16 of 33 improvements. See figure 6 in standard specifications, resolution 2004-39, on file in the office of the city clerk. A. The following information shall be shown on all final plats: 1. Legal Description: Legal descriptions shall commence at the intersections of section lines and/or quarter section lines whenreasonably practical to do so. The developer shall also submit the final plat to the city in digital form, in a format acceptable to the city. The coordinate system for the final plat shall be NAD27 Illinois state planes, east zone, U.S. foot (IL-E). 2. Monuments: All monuments erected, corners, and other points established in the field in their proper places. The material of which monuments, corners, or other points are made shall be noted as the representation thereof, or by legend, except lot corners need not be shown. 3. Exterior Boundary Lines: The exact length and bearing of all exterior boundary lines, public grounds, meander lines, and easements, unless they parallel a noted boundary. 4. Width: The exact width of all easements, streets, and alleys. 5. Lot Lines: The dimensions of all lot lines, to the nearest one-hundredth ('/loo) of a foot. 6. Setback Lines: Building setback lines on all lots. 7. Consecutive Numbering And Lettering: All lots consecutively numbered within consecutively lettered blocks. 8. Lot Angles: The number of degrees, minutes, and seconds of all lot angles or bearings of same, other than ninety degrees (90°), except that when the line in any tier of lots is parallel, it shall be sufficient to mark only the outer lots. When any angle is between a curve and its tangent, the angle shown shall be that between the tangent and the main chord of the curve. When between curves of different radii, the angle between the main chords shall be shown. 9. Circular Curves: When a street is on a circular curve, the main chord of the centerline shall be drawn as a dotted line in its proper place; and, either on it, or preferably in adjoining table, shall be noted its bearing and length, the radius of the circle of which the curve is a part, and the central angle extended. The lot lines on the street sides may be shown in the same manner, or by bearings and distances. When a circular curve of thirty foot (30') radius or less is used to round off the intersection between two (2) straight lines, it shall be tangent to both straight lines; it shall be sufficient to show on the plat the radius of the curve and the tangent distances from the points of curvature to a point of intersection of the straight lines. 10. Street Names: The name of each road or street in the plat shall be printed thereon, which name shall not duplicate the name of any other street, unless it is an extension thereof. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 17 of 33 11. Abutment: Abutting state highway lines and streets of adjoining plats shown in their proper location by dotted lines. The width and names of these streets and highways and plats shallalso be given. 12. Dedicated Lands: All lands dedicated to public use, including roads and streets, shall be clearly marked. 13. Watercourses And Drainage: All watercourses, drainage ditches, and other existing features pertinent to subdivision. 14. Access To Lakes Or Streams: Where provisions are made for access from any subdivision to any lake or stream, the plat shall show the area over which the access is provided to the lake or stream, together with a small scale drawing, clearly indicating the location of the subdivision in relation to the lake or stream, and the location of the area over which access is provided. 15. Monuments: The description and location of all survey monuments placed in the subdivision shall be shown upon final plat. Permanent monuments shall be of concrete, reinforced with one number four (4) vertical rod, and not less than four inches (4") square on top, tapered to six inches (6") square at the bottom, and thirty six inches (36") long, set flush with the adjacent ground. Each permanent monument shall have a suitable mark in the center of the top. Permanent monuments shall be erected at all corners or changes in bearing of the exterior boundary. Metal monuments not less than one-half inch (1/2") in diameter and twenty four inches (24") in length shall be placed in the ground at all lot corners, intersections of streets, intersections of streets and alleys with plat boundary lines, and at all points on street, alley, and boundary lines where there is a change in direction or curvature. All monuments and stakes shall be set in the ground before the streets and alleys are accepted for public maintenance. 16. Survey: A surveyor holding a current, valid registration in Illinois shall perform the survey, and if the error in the latitude and departure closure of the survey is greater than the ratio of one in five thousand (1/5,000), the plat may be rejected. 17. Certificates Of Approval: Certificates of approval to be shown on final plat, as applicable: a. Surveyor. b. Owner. c. Notary. d. City administrator. e. Township highway commissioner, if applicable. f. County supervisor of highways, if applicable. g. Illinois department of transportation, if applicable. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 18 of 33 h. City clerk. i. City plan commission, chairman. j. Mayor. k. County clerk. I. County recorder. m. City engineer. n. School district certificate. o. Drainage overlay certificate, if applicable. (Ord. 2004-52, 9-28-2004) Chapter 4 DESIGN STANDARDS 11-4-1 : GENERAL: A. When laying out a subdivision, the developer shall: 1. Take into account, and comply with, officially adopted plans; 2. Conform to existing street patterns where such streets are contiguous to the proposed subdivision or may reasonably be projected through the subdivision; 3. Design the arrangement of uses in relation to topography and drainage conditions; 4. Consider all natural features, such as streams, lakes, ponds, tree cover, etc., and incorporate these features into the development; 5. Consider street names. Streets that are extensions of, or obviously in alignment with, existing streets shall bear the name of the existing streets; however, no other streets shall bear names which duplicate or nearly duplicate so as to be confused with the names of existing streets; 6. Reserve a minimum of one historical street name from the list on file in the engineer's office, prior to the recording of final plat, as set forth in the historical street name resolution; 7. Take into account future development, including street and utility extensions; 8. Consider the implementation of traffic calming measures, which the city may require on a case by case basis. (Ord. 2004-52, 9-28-2004) http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 19 of 33 11-4-2: PUBLIC SITES AND OPEN SPACES: Where a proposed park, playground, school, or other public useshown on any official adopted city, township, county, or state plan or map is located in whole or in part in a subdivision, appropriate public agencies and governing bodies shall be given an opportunity to begin, within one year from the date of recording of the final plat, procedures to acquire said acreage. (Ord. 2004-52, 9-28-2004) 11-4-3: STANDARDS: The united city of Yorkville "standard specifications for improvements", resolution 2004-39 on file in the city clerk's office, and the Yorkville park board "park development standards", on file in the city clerk's office, shall be incorporated herein, and shall apply to any and all development, not only subdivisions. (Ord. 2004-52, 9-28-2004) 11-4-4: HALF STREETS: Half streets shall be prohibited, except where essential to the reasonable development of the subdivision, and in conformity with the other requirements of these regulations, and where the plan commission finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided. A right of way width of not less than forty feet (40'), and a pavement width of not less than twenty two and one-half feet (221/2'), shall be required for the half street. 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. 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. (Ord. 2004-52, 9-28-2004) 11-4-5: ALLEYS: A. Alleys shall be provided in 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. B. Alleys shall not be approved in residential areas, unless necessary because of topography or other exceptional circumstances. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 20 of 33 C. Alley widths shall be not less than twenty four feet (24'). D. Dead end alleys shall be prohibited. (Ord. 2004-52, 9-28-2004) 11-4-6: STREET JOGS: Street intersection jogs with centerline offsets of less than one hundred fifty feet (150') shall be prohibited. (Ord. 2004-52,9-28-2004) 11-4-7: STREET INTERSECTIONS: Streets shall be laid out so as to intersect as nearly as possible at right angles. Proposed intersections at angles of less than eighty degrees (80°) shall not be acceptable. (Ord. 2004- 52, 9-28-2004) 11-4-8: BLOCKS: A. The length, width, and shapes of blocks shall be such as are appropriate for the locality and the type of development contemplated, but block length in residential areas shall not exceed one thousand three hundred twenty feet (1,320'), nor have less than sufficient width to provide two (2) tiers of lots of appropriate depth between street lines, except that one tier of lots may back onto a limited access highway, railroad right of way, or major street, provided suitable screen planting contained in a no access reservation strip along the rear property line is provided. B. Paved and fenced pedestrian crosswalks, not less than ten feet (10') wide, may be required by the plan commission through the center of blocks more than nine hundred feet (900') long, where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, and other community facilities. Paving shall be three inches (3") of bituminous concrete surface course on ten inches (10") of compacted CA-6 base. Fencing shall be four foot (4') high continuous chainlink fence on both sides of the walkway on an easement. (Ord. 2004-52, 9-28-2004) http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 21 of 33 11-4-9: LOTS: A. All lots shall meet the minimum depth, width, and area requirements of the zoning ordinance. B. 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. C. Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for off street service and parking facilities. D. Fronting of residential lots onto state and county highways is prohibited. Also prohibited is the fronting of residential lots onto any proposed major thoroughfare or major collectors, as designated by the comprehensive plan. Subdivision entrances for residential uses, and/or major entrances for commercial, industrial, and institutional uses shall be located not less than one thousand three hundred feet (1,300') apart, centerline tocenterline, unless topography or existing street locations dictate otherwise. E. Excessive depth in relation to width shall be avoided. F. All lots shall front or abut on a public street. G. Side lot lines shall be substantially at right angles or radial to street lines. H. Double frontage and reversed frontage lots shall be avoided, except where necessary to overcome specific disadvantages of topography and orientation, and where a limited access highway, railroad right of way, major street, or similar situation exists; in which case, double frontage lots shall be provided with suitable screen planting contained in a no access reservation strip along the rear property line and the right of way. When deemed necessary by the plan commission, double frontage lots shall have additional depth to further protect the proposed use from rear lot line traffic. I. Subdivisions must include the entire parcel being divided, and may have no exceptions or exclusions; and shall not contain "leftover" pieces, corners, or remnants of land. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 22 of 33 J. Lot widths shall be measured at the building setback line, and may be reduced ten percent (10%) at the end of a cul-de-sac, providing the lot area meets the requirements of the zoning ordinance. K. Corner lots shall have a buildable area equal to or greater than the smallest interior lot on the same block. (Ord. 2004-52, 9-28-2004) 11-4-10: EASEMENTS: A. Easements shall be provided at the rear of all lots. Such utility easement shall be at least ten feet (10') wide on each lot, and normally centered upon the rear or side lot lines. Easements will be required for all storm water control facilities and for overflow routes. The city may require wider easements and easements at other locations to accommodate proposed utilities and to provide space for future utilities. B. Easements shall be provided at the side of all lots, and shall be at least five feet (5) wide on each lot, immediately adjacent to the property line. C. Easements shall be provided along both sides of all rights of way, immediately adjacent and parallel, to said right of way. This easement shall be for utilities. Evidence shall be furnished to the plan commission that the individual utility companies or the organization responsible for furnishing the service involved have reviewed easements, and any easement provisions to be incorporated on the plat or in the deeds. D. Where a watercourse, drainage channel, stream, or other body of water traverses a subdivision, appropriate dedications or easement provisions, with adequate width or construction to accommodate observed, computed, or anticipated storm water drainage through and from the subdivision, shall be made. The width of the easement shall be dependent on the area of land drained by the watercourse, and wide enough to allow access for construction and maintenance equipment. E. Screen planting easement(s) may be required in accordance with the landscape ordinance'. If said easement is to also be used for public utilities, only such plant materials that have an ultimate growth not exceeding fifteen feet (15') shall be used. (Ord. 2004-52, 9-28-2004) http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 23 of 33 Chapter 5 REQUIRED IMPROVEMENTS 11-5-1 : IMPROVEMENT REQUIREMENTS PRIOR TO FILING FINAL PLAT: Upon approval of both the final plan and the plans and specifications for the required subdivision improvements by the plan commission, director of public works, and the city engineer, and upon approval of the appropriate agencies as evidenced by state and county permits, where required, the subdivider shall construct and install the required subdivision improvements prior to filing the final plat with the plan commission for final approval. If construction does not begin within four (4) years of final plan approval, the subdivider may be required to revise the plan to comply with new city requirements. (Ord. 2004-52, 9-28- 2004) 11-5-2: SUBDIVISION SECURITIES: In lieu of construction in section 11-5-1 of this chapter, the subdivider shall post with the city of Yorkville, a construction guarantee in the form of an irrevocable letter of credit or irrevocable bond, payable to the United City Of Yorkville, sufficient to cover the full cost, plus ten percent (10%), of the required improvements, as estimated by the engineer employed by the subdivider and approved by the city engineer, to assure the satisfactory installation of required improvements as outlined in this section, and contained in the approved plans and specifications. A surety or bank recognized by the state of Illinois, and approved by the city attorney, shall issue the bond or letter of credit posted, and shall carry a rating sufficient to cover the cost of construction. The subdivider shall use the standard bond form or letter of credit form used by the city of Yorkville. Construction guarantee shall not be reduced to below fifteen percent (15%) of the approved engineer's estimate prior to acceptance of the public improvements by the city. The construction guarantee shall not expire for at least one year. Subsequent renewals of the construction guarantee shall also be for a period of at least one year. (Ord. 2004-52, 9-28-2004) 11-5-3: CONSTRUCTION WARRANTY: A. The subdivision irrevocable bond or letter of credit shall be released after an appropriate city council action accepting the improvements for public ownership. Except as provided in subsection B of this section, this subdivision letter of credit will not be released until a one year maintenance bond or letter of credit is posted with the city clerk for ten percent (10%) of the land improvement cost, to ensure that any and all improvements will properly function as designed, with no defects before the city council formal acceptance. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 24 of 33 B. A maintenance guarantee shall be required for all landscaping but shall not be required for improvements that are on private property that do not serve, benefit, or impact properties other than the one being developed. (Ord. 2011-03, 1-11-2011) 11-5-4: PROCEDURE: A. Not more than ten (10) months after preliminary plan approval, four (4) copies of the proposed final plans and specifications, engineer's estimates prepared and sealed by a professional engineer currently registered with the state of Illinois, and subdivision bond or letter of credit, shall be filed with the city engineer, and shall provide all necessary information for the following, as applicable: 1. Streets; 2. Curbs and gutter; 3. Storm drainage, including storm sewers and storm water detention, building storm drains (footings, roof, etc.); 4. Comprehensive drainage plan, including grades of surface drainageways; 5. Sanitary sewerage system; 6. Water supply and distribution; 7. Public utility locations; 8. Streetlights; 9. Sidewalks; 10. Street signs, guardrails, and other special requirements; 11. Parkway trees; and 12. Payment in full of all city fees. (Ord. 2004-52, 9-28-2004) 11-5-5: CONSTRUCTION AND INSPECTION: A. Written notice to proceed shall be obtained from the city engineer prior to beginning any work covered by the approved plans and specifications for the above improvements. http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 25 of 33 Authorization to begin work will be given upon receipt of all necessary permits, including all culvert permits required when proposed new or changed subdivision roads intersect any presently existing road, and work must proceed in accordance with construction methods of this section through section 11-5-16 of this chapter, and the city's standard specifications for improvements. B. Construction of all improvements required by this title must be completed within two (2) years from the date of approval of the final plat, unless good cause can be shown for granting an extension of time. C. The subdivider shall pay all expenses incurred by the city of Yorkville to provide field inspections and testing of all construction work and materials before, during, and after construction. D. On street parking during build out of the development shall be limited to one side only of all streets. In general, parking will not be allowed on the side of the street where fire hydrants are located. The developer shall post signage, as required by the Yorkville police department. E. Dumpsters, work trailers, and construction materials shall not be stored or located in roadways or public rights of ways at any time, without exception. (Ord. 2004-52, 9-28- 2004) 11-5-6: AS BUILT PLANS: After completion of all public improvements, and prior to final acceptance of said improvements, the subdivider shall make, or cause to be made, a map showing the actual location of all valves, manholes, stubs, sewer and water mains, and such other facilities as the director of public works shall require. This map shall bear the signature and seal of an Illinois registered professional engineer. The presentation of this map shall be a condition of final acceptance of the improvements, and release of the subdivision bond or letter of credit assuring their completion. The coordinate system for as built drawings shall be NAD27 Illinois state planes, east zone, U.S. foot (IL-E). The "as built" plans shall be submitted on reproducible Mylar, and also on computer diskette in a format acceptable to the city. (Ord. 2004-52, 9-28-2004) 11-5-7: SURVEY MONUMENTS: http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 26 of 33 Permanent and any other monuments required in this title shall be installed prior to the approval of the final plat. (Ord. 2004-52, 9-28-2004) 11-5-8: ACCEPTANCE OF DEDICATION, IMPROVEMENTS: A. Final acceptance of the dedication of open space or other public areas shall mean the responsibility for the maintenance of the same. Approval of the final plat does not constitute final acceptance. B. Approval of the final plat shall be dependent on presentation of proof of responsibility for the maintenance of all community improvements. C. All public improvements shall be accepted only by resolution of the city council, after a formal petition for approval has been submitted by the subdivider to the city clerk. Such petition shall be filed after completion of the public improvements. The city engineer and the director of public works shall, within thirty (30) days from receipt of such petition, make recommendations in report form to the city council. All petitions shall be acted upon by the city council within thirty (30) days from receipt of such recommendations of the city engineer and director of public works. A maintenance bond will then be required in the amount of ten percent (10%) of the cost of the land improvements, as specified in this title, after city council acceptance. (Ord. 2004-52, 9-28-2004) 11-5-9: STREETS: Street improvements shall be installed by the developer, shall be in accordance with the table of minimum standards herein, and in accordance with the city's standard specifications for improvements. Rights of way at intersections shall have a twenty five foot (25) radius or chord where right of way lines intersect. (Ord. 2004-52, 9-28-2004) 11-5-10: SIDEWALKS: Concrete sidewalks shall be installed by the developer within all subdivisions, on both sides of the street or roadway, to a minimum width of five feet (6), as specified in the city's standard specifications for improvements. (Ord. 2004-52, 9-28-2004) http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 27 of 33 11-5-11 : STREET LIGHTING: A complete, functioning streetlight system shall be installed by the developer, at his expense, in all subdivisions as specified in the city's standard specifications for improvements. (Ord. 2004-52, 9-28-2004) 11-5-12: SIGNAGE, GUARDRAILS, AND LANDSCAPING: A. Street signs of the quantity and type approved by the director of public works shall be installed at each intersection, and shall indicate the street names as shown on the final plat. The city shall order and install the street name signs. The subdivider shall reimburse the city for said cost. The subdivider shall also supply and install regulatory and warning signs, as directed by the Yorkville police department. B. Steel plate beam guardrails shall be placed along the shoulder of any street where street construction has resulted in an embankment greater than six feet (6) in height. C. All areas of street right of way that are not paved shall be seeded or sodded. Provisions shall be made to assure the growth of all landscaping. D. All improvements herein shall be as specified in the city's standard specifications for improvements. (Ord. 2004-52, 9-28-2004) 11-5-13: STORM WATER DRAINAGE: A. Surface water drainage improvements consisting of storm sewers and/or open channels, inlets, catch basins, manholes, and/or detention facilities, shall be designed and constructed to adequately drain the area being developed, and also all of such other areas that naturally drain through the area being developed. B. If the 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, and such surface waters http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 28 of 33 shall not be deposited on the property of adjoining landowners, in such a manner as to cause erosion or other damage. C. Designed planning of surface water drainage facilities shall be performed by, or under the supervision of, a professional engineer, registered in the state of Illinois. The storm water drainage system shall be as specified in the city's standard specifications for improvements. D. It will be the homeowner's responsibility to maintain any drainage course across his property, and to keep it free from features that restrict natural drainage. (Ord. 2004-52, 9- 28-2004) 11-5-14: SANITARY SEWER SYSTEM: All subdivisions and units therein shall be required to provide connection to the sanitary sewer system, including required sewer extensions off site, to the sizes and depths as required by the city. The sanitary sewers shall be extended to the far boundaries of the development, as directed by the city. All costs of these improvements will be borne by the developer. The sanitary sewer system shall be as specified in the city's standard specifications for improvements. (Ord. 2004-52, 9-28-2004) 11-5-15: WATER SYSTEM: All subdivisions and units therein shall be required to provide connection 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, and all costs shall be borne by the developer. All developments must provide a looped, double fed water system, and extensions to the boundaries of the development, as directed by the city, shall also be included in the water system, to be funded by the developer. The water system shall be as specified in the city's standard specifications for improvements. (Ord. 2004-52, 9-28-2004) 11-5-16: OVERSIZING OF UTILITIES: A. When, in any subdivision, now within the city, or within one and one-half (11/2) miles of the city limits, which normally would require a certain size water main, sanitary sewer, and/or http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 29 of 33 storm sewer, but which for the purpose of complying with the plan of development of the city's comprehensive plan, to provide adequate utilities, not only to the particular subdivision, but also to subdivisions which in the future may become a part of the city, and where the city engineer and the director of public works have determined that water and/or sewer mains of a larger diameter are required, then the city engineer or the director of public works shall inform the subdivider, builders, and developers of the subdivision by a written notice of that fact, and require them to install such oversized utilities and at the same time, in said notice, inform them of the size(s) to be installed. B. Water main shall be considered oversized if it is larger than the size needed to supply the required fire flows of the development, not the minimum pipe size allowed by ordinance. The required fire flow rate for all residential areas shall be one thousand five hundred (1,500) gpm. The required fire flow rate for commercial and industrial areas shall be three thousand two hundred fifty (3,250) gpm. The required fire flow rate within five hundred feet (500') of a school site shall be three thousand three hundred seventy five (3,375) gpm. C. Upon being so notified as provided for in this section, no subdivider, builder, or developer shall install any utility in such subdivision of any size other than that specified to him by the aforesaid notice. D. At such time as the installation of said oversized utilities shall have been completed in accordance with the plans and specifications submitted to the city of such installation, and also in accordance with the notice specified in this section, and all such installations shall have been inspected and approved by the city as provided for by the ordinances of the city of Yorkville, then the city may enter into an agreement to allow the developer to recover the difference of the cost at current prices, as of the time of said installation, between the development's required utilities which were originally planned to be used, and the cost of the oversized utilities which the city directed to be used. Said agreement may be in the form of a recapture agreement, cash payment(s), rebates of fees to the developer, or some other consideration as may be approved by the city council. (Ord. 2004-52, 9-28-2004) Chapter 6 ADMINISTRATION 11-6-1 : BUILDING PERMIT: No building permit shall be issued for the construction of any building, structure, or improvement to the land, or any lot within a "subdivision" as defined herein, which has been http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 30 of 33 approved for platting or replatting, until all requirements of this title have been fully complied with. In no case will a building permit be issued until all fees have been paid, a grading plan approved, an "all weather" road in place to serve this property, along with functioning drainage facilities, water system, and sanitary sewer system. Exceptions may be made for model home units. (Ord. 2004-52, 9-28-2004) 11-6-2: CERTIFICATE OF OCCUPANCY: A certificate of occupancy may be issued for the use of any structure within a subdivision approved for platting or replatting provided that all required utilities have been installed and are capable of servicing the subdivision, all roadways have the bituminous binder laid, and mutual agreement between the city engineer and the building code official has transpired. The final grading plan must be submitted and approved prior to a certificate of occupancy. (Ord. 2004-52, 9-28-2004) 11-6-3: VARIATIONS: A. Where the zoning board of appeals finds that extraordinary hardships or particular difficulties may result from the strict compliance with this title, the zoning board of appeals is hereby empowered to consider such matters after receiving written application from the subdivider. If applicable, the zoning board of appeals may recommend, in writing, to the city council, variations or exceptions to the regulations, subject to specified conditions, so that substantial justice may be done and the public interest secured, provided that such variations or exceptions shall not have the effect of nullifying the intent and purpose of this title or the comprehensive plan. B. The standards and requirements of this title may be modified in the case of large scale developments when the zoning board of appeals finds that a plan and program for a new village, complete community, shopping center, industrial park, or neighborhood unit provides adequate public open spaces and improvements forcirculation, recreation, and service needs of the tract when fully developed, and which also provides such covenants or other legal provisions to assure conformity and achievement of the plan. C. The zoning board of appeals shall not recommend variations or exceptions to the regulations of this title unless it shall make findings based upon the evidence presented in each specific case, that: 1. Due to the particular physical surroundings, shape, or topography conditions of the specific property involved, a particular hardship to the owner would result, as http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 31 of 33 distinguished from a mere inconvenience, if the strict letter of the regulations was carried out. 2. The conditions upon which the request for a variation is based are unique to the property for which the variation is sought and are not applicable, generally to other properties within the same zoning classification. 3. The alleged hardship was not created by any person presently having an interest in the property. 4. The granting of the variation will not be detrimental to the public safety, health, welfare, or interest to other properties or improvements in the neighborhood in which the property is located. D. Variation requests that affect surrounding properties under the circumstances below shall not be approved: 1. Impairment of an adequate supply of light and air to adjacent properties; 2. Substantial increase in the traffic congestion in public streets; 3. Increase the danger of fire; 4. Endanger the public safety; 5. Significantly diminish or impair property values within the neighborhood; or 6. Noncompliance with the spirit of intent of the restrictions imposed by the zoning ordinance. (Ord. 2004-52, 9-28-2004) Chapter 7 AMENDMENTS 11-7-1 : INITIATION OF AMENDMENT: The mayor and city council, the plan commission, the zoning board of appeals, or any resident of the city of Yorkville, or any person residing within one and one-half (11/2) miles of the corporate limits of the city, may propose amendments. (Ord. 2004-52, 9-28-2004) 11-7-2: PROCESSING APPLICATION FOR AMENDMENT: http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 32 of 33 A. Filed With Clerk: An application for an amendment shall be filed with the city clerk. The application shall be accompanied by such plans or data, and such other information, as specified by the plan commission, and shall include a statement, in writing, by the applicant and adequate evidence showing that the proposed amendments will conform to the standards set forth herein. Copies of such application shall be forwarded by the city council to the plan commission with the request to hold a public hearing. B. Publication: The city clerk shall cause a notice of time, place, and purpose of such hearing to be published in a newspaper published within the city of Yorkville, not more than thirty (30) days nor less than fifteen (15) days in advance of such hearing. C. Hearing On Application: Upon receipt in proper form of the application and statement referred to above, the plan commission shall hold at least one public hearing on the proposed amendment. However, the plan commission may continue from time to time the hearing without further notice being published. D. Findings Of Fact And Recommendation Of The Plan Commission: Within forty five (45) days after the close of the hearing on a proposed amendment, the plan commission shall make written findings of fact, and shall submit same, together with its recommendations to the mayor and city council. (Ord. 2004-52, 9-28-2004) 11-7-3: DECISIONS: A. The mayor and city council, upon receiving the recommendation of the plan commission, may grant or deny any proposed amendment in accordance with applicable Illinois statutes, or may refer tothe plan commission for further consideration. B. If a recommendation submitted by the plan commission to the city council for a proposed amendment is not acted upon by the city council within forty five (45) days of the date upon which such application is received by the mayor and city council, it shall be deemed to have been approved. (Ord. 2004-52, 9-28-2004) http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Sterling Codifiers, Inc. Page 33 of 33 Chapter 8 FEE SCHEDULE 11-8-1 : LAND CASH CONTRIBUTIONS: Subdividers shall comply with any school and/or park land cash ordinance in effect at the time of final plat approval. The city may require that all or part of the park cash contribution be paid prior to recording any final plat of subdivision of a development. (Ord. 2004-52, 9-28- 2004) 11-8-2: FEES: Before the plan commission approves the final plat, the subdivider shall pay to the united city of Yorkville, all fees, reimbursements, and/or deposits due at that time for any of the subdivider's developments in the city. (Ord. 2004-52, 9-28-2004) 11-8-3: COORDINATION FEE: A. A coordination fee will be assessed for all new subdivisions, platting or replatting of existing subdivisions or where engineering review is necessary by city ordinance, statute, or ordinance when the review is completed by an outside engineering consultant. B. The coordination fee will be charged from the time of initial contact to the time of final plat and plan approval, and will cover all normal city expenses. C. The coordination fee will be charged at the rate of 0.35 percent of the approved engineer's estimate of cost of all land improvements, as defined in the Yorkville subdivision control ordinance, and will be due prior to the recording of the final plat of subdivision. (Ord. 2006-11, 2-28-2006) http://www.sterlingcodifiers.com/codebook/printnow.php 12/6/2011 Exhibit 1 RESOLUTION FOR THE UNITED CITY OF YORKVILLE STANDARD SPECIFICATIONS FOR EVOROVEMENTS Resolution No.,� 3 These Standards apply to all infrastructure improvements, and may be modified as needed upon the advice of the City 9ngineer for special identified situations or conditions. All contractors shall kiive the City Engineer's office a minimum 48-hour notice of all work and of all required approvals. Failure to obtain these required approvals will require extensive testing,removal and replacement, and a ban for a minimum of one year, from working on the City's right-of-way. Subdividers that have been unfaithful in previous City agreements or developments, or who owe the City payments, will not be allowed to have work performed for them within the public right-of-way. Resident engineering inspection shall be provided through the City Engineer's office, and all such costs shall be charged to the developer by the United City of Yorkville. Required written approvals will not be given until outstanding bills are paid in full. The developer's improvement Letter of Credit or other subdivision securities will also be liable for all such costs. The developer shall be responsible for layout and staking engineering;as well as for record drawings by a registered Professional Engineer. These Specifications for Improvements shall become a part of each and every project approved by the United City of Yorkville, and no other specifications will take precedence. All improvements included in the United City of Yorkville's Standard Specifications for Improvements, unless noted herein, shall conform to the latest editions of the State of Illinois"Standard Specifications for Road and bridge Construction", the "Manual on Uniform Traffic Control Devices", and all amendments thereto. These documents shall be considered as included within the City of Yorkville Standard Specifications for Improvements, and in the case of a conflict of requirements, the most stringent shall apply. Prior to starting construction of any project,the developer shall attend a pre-construction meeting and bring a representative from each contractor, a list of all contact persons that can be reached at any time, and a complete schedule of all work to be performed. No work is to start until the City Engineer and the City Administrator have approved the engineering plans, and the pre-construction meeting has been held. The City Engineer must approve any changes to the approved plans in writing. The City Engineer or a representative will,upon discovery of improper material or installation practices, issue a written document to the contractor, stating that failure to stop and correct such deficiencies will-result in the City's refusal to accept such improvements or to issue any further building permits,or to perform required inspections. The subdivider shall obtain and keep in force insurance coverage for Worker's Compensation, and Employer's Liability, Commercial General Liability, Commercial Automobile Liability, and Umbrella Liability,as described in IDOT's "Standard Specifications for Road and Bridge Construction". The United City of Yorkville shall be named as an additional insured_ The insurance coverage shall remain in effect until the City accepts the entire development. The City will not consider acceptance of the public improvements in a development until it is at least fifty (50)percent built out,or three years after the roadway binder course is paved,whichever is sooner. Blasting will not be allowed September 27,2004 Standard Spmifications for Impmvcmmts ROADS All roadways shall conform to the Illinois Department of Transportation (hereinafter termed IDOT) "Standard Specifications for Road and Bridge Construction", unless modified herein.. Horizontal and vertical geometric for right-of-ways and roadways shall conform to the City Standards,listed in Figure 2. Surface course must not be placed until at least severity- (70%) percent of the adjacent, private improvements are in place. However, in no case shall the surface course be placed until the binder course has been in place for at least one full winter season. In no case shall the surface course be delayed more than three(3)years after the binder course has been installed. The subgrade shall be graded and compacted to a hard,uniform surface,matching the slopes of the surface course. It shall have no rutting and shall completely drain to the outer edges. It shall be proof rolled by the contractor with a fully loaded(gravel) 10-cubic yard dump truck and witnessed by and approved in writing by the City Engineer's representative (hereafter termed City Engineer) before proceeding to build the roadway. All unsuitable subgrade shall be removed and replaced with compacted, stable clay material or shall be replaced with compacted CA6 limestone on an approved, non-woven roadway fabric (6.5 oz. minimum). Other geo-grids may be required for certain conditions. All bituminous mixtures shall be delivered and handled so that the bituminous mixture immediately behind the paver screen is at or above 270 degrees F. All asphalt delivered to the project shall be covered when the temperature is at or below 70 degrees F. All subgrades, other than approved granular subgrades, shall be completely covered with a subgrade fabric (Amoco 4551 or approved equal), with a full 18 inches of overlap. Subgrade Fabric shall also be used on lime-stabilized sub grades. It shall be placed neat and tight, without wrinkles, tears, or defects. Construction equipment shall not be allowed to drive on the fabric until it has a minimum of four inches cover of granular base material. The City Engineer shall approve in writing the subgrade fabric installation prior to placing base material. The subgrade fabric shall extend a minimum of twelve inches beyond the back of each curb. In areas where undercutting of the subgrade is required, the bottom of the excavation shall be lined with a woven geotextile(Amoco 2002 or approved equal),and backfilled with CA-3 aggregate. The aggregate base course shall be compacted to a minimum of 45%Modified Proctor and shall be free of all dirt and debris. The course shall be proof rolled,as described above, and witnessed by and approved in writing by the City Engineer before proceeding to build the roadway. A bituminous prime coat shall be applied to the aggregate base course prior to paving. The bituminous concrete binder course shall be placed only upon the written approval of the City Engineer. All asphalt must be laid utilizing a good-quality, properly-functioning, tracked or wheeled asphalt laying machine, utilizing fully-automatic, electronic sensing control from a stringline for the initial course, and from a minimum fifteen(15') foot ski for all other lifts. The bituminous binder course shall be proof rolled as described above, and witnessed by, and approved in writing, by the City Engineer before proceeding with the surface course. All repairs must be made as directed by the City Engineer. All bituminous pavement patches shall be at least fifty(50%)percent thicker than the pavement being patched. Also,the binder course shall be bump tested by the contractor, and witnessed by the City Engineer, and all areas exceeding one-half inch (1/2'1 bumps, including header joints and any patch joints, shall receive a leveling course prior to surfacing. Areas of excessive patching will automatically receive a level course prior to surfacing. Prior to any leveling course or surface course,the streets shall be flushed clean and free of all dirt and debris. A bituminous tack coat will be required. Minimum temperature requirements for laying asphalt will be 5 degrees F higher than that allowed by IDOT specifications. S-2 Standard Specifications for improvements The bituminous concrete surface course shall be placed only upon the written approval of the City Engineer. All asphalt must be laid utilizing good-quality,properly functioning,tracked or wheeled asphalt laying machine, utilizing fully automatic, electronic sensing control from a minimum 15-foot ski. The surface course shall be bump tested by the contractor, and witnessed by the City Engineer_ All bump test penalties specified by IDOT specifications shall be quadrupled,and areas that have an excessive amount of one�half inch(1/2")bumps shall be completely removed and replaced, not just the bump itself Minimum temperature requirements for laying bituminous surface course will be five (5) degrees E higher than that allowed by IDOT specifications. The surface elevation of the asphalt at the concrete gutter shall be 1/ inch higher than that of the adjacent concrete. All streets shall have a cross slope of 2% from the centerline to the concrete curb. Areas of segregated binder course and/or surface course shall be removed and replaced at the direction of the City Engineer. Segregated asphalt is the uneven distribution of course and fine materials in the asphalt characterized by pavement textures different from the surrounding material, and can usually be seen by the naked eye. Pavements constructed from Portland Cement Concrete shall be designed in conformance with American. Concrete Pavement Association Publications IS 184P and IS 061P,as amended. Combination concrete curb and gutter will be required on all roadways. All curb and gutter shall be placed on an aggregate base with a minimum thickness of four inches, but in no case shall the curb and gutter subgrade be higher than one inch below the adjacent roadway subgrade. The height of the gutter flag shall be ten (10") inches, unless directed otherwise by the City Engineer. As noted previously, the roadway subgrade fabric will extend over the curb and gutter subgrade, and beyond by a minrrnum of twelve (12") inches. The concrete curb and gutter shall be reinforced with two #4 deformed bars, placed three (3") inches from the bottom,spaced twelve(12")inches apart,centered on the total width of the curb and gutter. Machine-planed concrete curb and gutter is to be utilized wherever practical., utilizing a minimum Class X concrete, and a five (5%) percent minimum air-entrainment, Plastizers will be allowed, but chlorides will not An approved spray-on curing compound with red fugitive coloring shall be applied immediately after finishing, and a sealer, WR Meadows TIAC, or approved equal, shall be applied after seven. days. The resident engineer shall be notified of these applications, and proof of purchase,with material specifications, will be required. The concrete curb and gutter shall have the required slip bar expansion joints,and 1% inch deep sawed contraction joints will be required every 15-20 feet, within 24 hours after each pour. Minor honeycombing on the two outer,vertical surfaces will be allowed,but they must be patched in an approved manner,and witnessed by the City Engineer,prior to backfilling. The clay backfill behind the curb shall be placed and compacted prior to placing aggregate base course. Roadway extensions and stubs will be required as part of the development, with full improvements where needed, for future gro*th Additional lanes, access improvements, traffic signalization, etc., may be required., at the developer's expense. The developer shall reimburse the City for two of each street name and regulatory signs and posts required, and the City will install them. All signs shall be high-intensity, as approved by the Director of Public Works. All pavement markings shall be thermoplastic. The developer shall reimburse the City for the cost of replacing any signs that are missing, stolen, or damaged prior to final acceptance. The developer, to comply with these Standard Specifications for Improvements, shall improve existing roadways running through,or adjacent to,the development. S-3 Standard Specifications for Improvements Half-streets are discouraged, but where they are necessary, on advice of the City Engineer, the minimum width street will be twenty-four (24') feet from the edge of pavement to the back of curb, on the development side of the roadway. Street lighting, sidewalk, and landscaping on the development side will be required. Temporary tee turn-arounds will be required on all streets stubbed for future roadway extension, as recommended by the City Engineer, and shown on the Final Plat. Paving for the tee will extend from right-of-way line to right-of-way line, to a length of fifteen(15') feet, and two radii of fifteen (151) feet The pavement beyond the road edge shall be three (3") inches of bituminous concrete surface course, on a ten- (10") inch CA6 aggregate-compacted base, with pavement fabric. Concrete curb and gutter will not be required around the tee, and sidewalk will not required through the tee. The developer extending the street in the future shall remove the excess paving and base, place topsoil, and seed the area disturbed, construct the additional curbing so that the curb and gutter is continuous and uninterrupted from one development to another, and resurface for a distance of thirty (30') feet, including header joints, as approved by the City Engineer. When a development includes construction along State and County highways, or other heavily traveled road, the developer shall post advance-warning signs. The developer shall consult with the Yorkville Police Department concerning the types and locations of signs, and shall obtain a permit from the appropriate jurisdictional agency prior to erecting the signage. The City may require the roadway design to include traffic-calming measures. These measures may include, but not be limited to, curvilinear roadway layout, landscaping beyond the requirements of the Landscape Ordinance,traffic tables,and fog lines. if a development includes the construction or modifications of traffic signals, the new signals shall be designed to have light-emitting diode (LED) lights. The traffic signal shall also have a battery backup device. All new roadways shall be designed in accordance with IDOT Circular 95-11, or the most recently adopted IDOT standard for the design of flexible and full-depth bituminous pavements. The following minimum design criteria shall be used when applying the design method: Design period=20 years Class U Roadway Traffic Factor Equations for 80,000 lb.Vehicles 2.0%traffic growth rate AC viscosity of AC-20 Subgrade Support Rating of Fair Local Residential Roadways Local Residential Roadways are intended to carry an average daily traffic(ADT)volume of less than 1000. The right-of-way width shall be 66 feet. The bituminous concrete surface course shall be a minimum of 1.5 inches in thickness of Class 'T' Superpave mixture. The bituminous concrete binder course shall be a minimum of 2.5 inches in thickness. The aggregate stone base shall be lJ0 inches in thickness of clean, crushed CA-6 gradation gravel or limestone. The roadways shall be bound with B-6.12 combination concrete curb and gutter to a width of thirty feet from back of curb to back of curb (B-B). The street radius for all intersecting streets shall be a minimum of thirty feet to the back of curb. The edge of pavement shall be cleaned and sealed with rubberized asphalt cement hot-poured joint sealer. Estate Residential Roadways Estate Residential Roadways are intended to carry an average daily traffic(ADT)volume of less than 1000. The right-of-way width shall be 70 feet The bituminous concrete surface course shall be a minimum of 1.5 inches in thickness of Class "T' Superpave mixture. The bituminous concrete binder course shall be a minimum of 2.5 inches in thickness. The aggregate stone base shall be ten inches in thickness of clean, crushed CA-6 gradation gravel or limestone..The roadway surface shall be 28 feet wide with two 12.5-foot wide through-lanes. The lane edges shall be striped with a four-inch thermoplastic pavement marking. The roadway up to and including the aggregate stone base shall be 32 feet wide to provide a 2-foot wide aggregate shoulder (nominal thickness of at least 12 inches), and also to allow for future widening. Mailbox turnouts will be paved,using driveway specifications to determine thickness. S-4 Standard Specifications far lmprovrmmts Minor Collector Roadways Minor Collector Roadways are intended to carry 1000-2500 ADT. The right-of-way width shall be 70 feet. The bituminous concrete surface course shall be a minimum of 1.5 inches in thickness of Class "I" Superpave mixture. The bituminous concrete binder course shall be a minimum of 4.5 inches in thickness. The aggregate stone base shall be 12 inches in thickness of clean, crushed CA-6 gradation gravel or limestone. The roadways shall be bound with B-6.12 combination concrete curb and gutter to a width of 34 feet B-B. The street radius for all intersecting streets shall be a minimum of thirty feet to the back of curb. Minor collector roadways may provide direct access to adjacent private lots. The edge of pavement shall be cleaned and sealed with rubberized asphalt cement hot-poured joint sealer. Collector Roadwa s and Commercial/Industrial Roadways Collector Roadways are intended to carry 2500-12,000 ADT. The right-of-way width shall be 80 feet These design standards shall also apply to all roadways directly serving commercial or industrial zoned areas. The bituminous concrete surface course shall be a minimum of 1.5 inches in thickness of Class "I" Superpave mixture. The bituminous concrete binder course shall be a minimum of 4.5 inches in thickness. The aggregate stone base shall be 12 inches in thickness of clean, crushed CA-6 gradation gravel or limestone. The roadways shall be bound with B-6.12 combination concrete curb and gutter to a width of 39 feet B-B. The street radius for all intersecting streets shall be a minimum of 40 feet to the back of curb. Collector roadways shall not provide direct access to adjacent lots in residential-zoned areas. The edge of pavement shall be cleaned and sealed with rubberized asphalt cement hot-poured joint sealer. Manor Collector Roadways Major Collector Roadways are intended to carry more than 12,000 ADT. The right-of-way width shall be 100 feet The bituminous concrete surface course shall be a minimum of 1.5 inches in thickness of Class "I" Superpave mixture. The bituminous concrete binder course shall be a minimum of six inches in thickness (2 lifts required). The aggregate stone base shall be 16 inches in thickness of clean,crushed CA- 6 gradation gravel or limestone. The roadways shall be bound with B-7.18 combination concrete curb and gutter to a width of 51 feet(four 12-foot lanes)B-B. The City Engineer may require an additional 12-foot center turn lane, as deemed appropriate. The street radius for all intersecting streets shall be a minimum of 50 feet to the back of curb. The edge of pavement shall be cleaned and sealed with rubberized asphalt cement hot-poured joint sealer. An alternative bituminous base course may be approved by the City Engineer, and B6-18 or B6-24 combination concrete curb and gutter may be required,based upon specific site drainage needs. r Boulevards Boulevard-style roadways shall have a minimum width of 28 feet B-B for approaches to intersections. The minimum pavement width in other areas shall be 20 feet B B. SIDEWALK Non-reinforced, concrete sidewalks will be required on both sides of all roadways. They shall be a minimum of four (4') feet wide where four (4') feet wide walks now exist, and five (5') felt wide in all other locations. All sidewalks shall be five (5") inches in thickness. They will be a minimum of six (6") inches in thickness across driveway approaches. All sidewalks shall have an aggregate base of CA 7,with a minimum thickness of two inches (five inches across driveway approaches). All concrete shall be Class X,with a minimum of five(5 0/6)percent air-entrainments. Sidewalks shall slope two (2%)percent towards the street Approved curing and sealing compounds are required,as specified previously for concrete curb and gutter. The back of the sidewalk shall be placed twelve(12')inches from the right-of-way line,unless directed otherwise. The sidewalk shall have a light broom finish. Formed contraction joints are required, at a spacing of five(5') feet. Expansion joint material, one-half inch in thickness, and full-depth, shall be placed every 100 feet The subgrade for the sidewalk shall be uniform,neat, and compacted to a minimum 90%modified proctor. S-5 Standard Specifications for Improvements Spalling or chips will not be allowed to be patched. All such areas will be removed from contraction joint to contraction joint, and replaced. All sidewalks will be in place prior to acceptance of the public improvements by the City, which includes in front of vacant lots. These areas must be protected during future construction. No sidewalks are required in Estate-residential subdivisions. However, in the event sidewalks are not provided, a paved trail that abuts every lot must be provided, that meets the City's standards, specifically a ten (10') foot width, with an exit and entrance identification, consisting of two (2") inches of asphalt on eight(8") inches of CA6 aggregate. Dedicated easements at least fifteen (15') feet wide must be provided for the trail. DRIVE APPROACHES Drive approaches must be constructed to one of the following: 1. Six inches, minimum of Class X concrete„ with a minimum of five (5%) percent air-entrainment, over six inches minimum CA6 aggregate base over a 90%modified proctor compacted subgrade, with curing and sealing treatments, as specified above,under concrete curb and gutter. Expansion joint material, one-half (1/2'1 thick and full-depth, shall be installed at the curb and at the sidewalk. 2. Two inches, minimum of Class I bituminous concrete surface course, over a minimum base of eight (8") inches of CA6 aggregate over a 90% modified proctor compacted subgrade. The concrete sidewalk will be constructed through the drive approach,and any construction damage to the concrete sidewalk or curb will cause removal and replacement of those improvements. Drive approaches will not be constructed steeper than eight(8 0/c)percent_ 3. In Estate-residential subdivisions, all driveways must be paved with brick, asphalts or concrete, and must have a concrete culvert with flared end sections. Culvert diameter shall be twelve (12") inches or greater,as required by the City. PARKWAYS AND PARK SITES All parkways, park sites, and other open spaces shall be landscaped and designed in accordance with the City of Yorkville's Landscape Ordinance and the Park Development Standards, as amended from time to time. Any existing trees within a development deemed by the Parks Department and Public Works Department to be dead, dying, or of an undesirable species shall be removed by the developer. The developer shall not remove or cut down any trees without the prior consent of the Parks Department and Public Works Department,or as indicated in the approved landscape plan. STREET LIGHTING SYSTEM All streets shall have a complete street lighting system designed by a professional engineer. A street light will be required at all intersections, all curves,at all ends of cul-de-sacs, and at a maximum spacing of 300 feet. In Estate-residential subdivisions, street lights shall be required at intersections, and at a maximum spacing of 500 feet,with lights also placed at curves and a he.end of dead-end streets. The poles shall be concrete with butt-type foundations. The City Engineer may require a streetlight to be placed at other points, as may be necessary in the public interest in unusual or special conditions. They shall be located at side lot lines, and on the opposite side of the street from the water main.,wherever possible,and shall be set two feet from back of curb to face of pole. Occupancy permits cannot be issued until all streetlights in that phase of the development are installed,complete,and operational. S-b Standard Spe6f=tims for Improvements All exterior lighting of private property in new developments shall be designed, located, and mounted at heights no greater than twenty(20')feet above grade for non-cutoff lights,and forty-(40') feet above grade for cutoff lights. The lighting plan, photometrics, and shop drawings for lighting equipment shall be submitted prior to issuance of a building permit. Glare shall be minimized to the extent practical by orienting lights away from the public right-of-way and abutting properties, or by planting vegetation to provide screening. Exterior lighting shall be designed, located, and mounted so that the maximum illumination measured horizontally at the lot line does not exceed one(1') foot-candle. Light Distribution: Luminaries of the Type II distribution as approved by the Illuminating Engineering Society (herein termed IES) shall be used, except at intersections where Type II or Type IV IES distribution shall be used. The City Engineer may designate the IES Type V distribution h mi*±ar es be used in the public interest under unusual or special conditions. Individual Control: On individual control of lights,the photoelectric control shall be mounted on top of the luminare. Line Drop: Voltage drop shall be no greater than three (3 0/c.) percent from power supply to the last pole, with no wire size smaller than No. Six (6) Type RHIH or RHW Underground Service Cable (USC). All streetlights shall operate at I20 volts,except for those on major streets. Power Supply Location: Connection to the power supply shall be made to comply with Commonwealth Edison Company rules and regulations,as amended fro time to tame. Conduit: All driveways, street, and sidewalk crossovers shall have two (2") inches of HD PVC conduit, used as raceways for underground cable. Underground Cable: All underground cable shall be direct buried cable,placed at a depth at least thirty- (30") inches below the normal finished grade. Three cables (Black, White, Green) shall be run from the pole to the power supply. Any underground cable broken more than once prior to Final Acceptance shall be replaced from the power source to the pole or from pole to pole. S Ip ices: All cable on the underground cable section shall be continuous, and no splicing shalll be made underground. All necessary splices shall be made above ground level. Underground Cable Location: Underground cable shall be installed in a trench not less than two feet from the back of the curb, except that in no case shall the underground cable be installed under the sidewalk. Grounding: A copper-clad ground rod shall be placed at each pole. The rod shall be mirfmum 5l8-inch diameter,and ten(10') feet long. Fusing: All underground feeders shall be fused at or below their rated capacity. Each standard shall contain in-line fuse holders, with proper fusing in series with each underground conductor to protect the luminare located on that pole. Maintenance Prior to Acce tance: Once streetlights are operational, the Yorkville Public Works Department shall perform normal maintenance, even though the Yorkville City Council has not accepted the streetlight system. Normal maintenance consists of investigating the cause of an outage, and repairing it if the cause is a burned out lamp, fuse, or photocell. All other repairs shall be referred to the developer. The cost of performing normal maintenance prior to acceptance by the Yorkville City Council shall be paid from a"Streetlight Normal Maintenance' deposit established by the developer prior to recording the Final Plat The deposit shall be$300.00 per pole, or other such amount, as may be determined by the Yorkville City Council, from time to time. If the deposit proves insufficient,the developer shall replenish the deposit within thirty- (30) days of written request by the City Engineer. The Yorkville City Council shall return any unused funds to the developer upon acceptance of the streetlight system- S-7 Standard Specifications for Improvements Streetlight Standard and Bracket: Local streets shall use 906 B 19-AD4, American Concrete Company pole and bracket, or approved equal. Luminare shall be mounted 19'9" above the street, shall have a four- (4')foot arm. The pole shall be buried a minimum of five(5')feet below grade and backfilled with crushed CA6 limestone, watered, and compacted around the butt of the pole. The bracket is to be furnished with the pole. The luminare shall be a General Electric Company No.M2RR15S1N2AMS3F, or approved equal with the 1-114"side mount built-in ballast. The luminaries shall be fitted with General Electric Company"Lucalox" high-pressure sodium lamps LU 150/551D, or approved equal, with GE Company ANSI specification "S55" high-pressure sodium ballasts (or approved equal) or American Electric 115 15-S-RN-120-R2-DA- 4B. Maior Collector Streets: The lighting pole shall be Stress Crete E340-BPO-G, with Style 210 low rise tapered aluminum davit, or approved equals. The davit outreach length shall be eight (8') feet The Iuminare shall be mounted thirty- (30') feet above the street. The pole shall have an embedment depth of five(5')feet, and be backfilled with CA 6 limestone. The streetlight system shall be operated through controller(s) in ground-mounted cabinets. The controller and luminare shall operate at 240 volts. The controller shall be housed in a pad-mounted Type NEMA 3R enclosure. The exterior of the cabinet shall have a bronze tone powder-coat finish. The approximate dimensions of the cabinet shall be 42"H x 36"W x 12"D. A Com Ed meter socket shall be provided on the exterior of the cabinet. The manufacturer or distributor shall guarantee streetlight standards, luminaries,ballast, lamps, and cables for their proper use,for one year,from the date of acceptance. Testing: The subdivider shall manually trigger the photocell in order to have each street light bum continuously for at least 48 hours. During this burn test, amperage readings shall be taken, and must be within ten(10%)percent of the connected load,based on equipment ratings. Parking Lot Lighting: Parking lots in areas zoned Business, Residential, or Office-Research, shall be provided with Iighting necessary to achieve a minimum average of 2.0 foot-candles,as measured across the entire parking lot, and a maximum of 1.0 foot-candles,as measured at the adjoining property lines. Parking lots in areas zoned Manufacturing shall have a minimum average lighting intensity of one foot-candles,per square foot. Lighting shall be designed to avoid casting direct light or glare onto adjacent residential property. STORM SEWER SYSTEM A complete storm sewer system shall be required,consisting of closed conduits to an approved storm water storage system. All storm sewers within the public right-of-way and easements parallel to and adjacent to public right-of-way shall be reinforced concrete pipe (RCP), with a twelve (12") inch minimum diameter. Storm sewers in rear yards and side yards may be high-density polyethylene(H.D.P.E.) of a manufacturer and design, to be approved by the City of Yorkville. All roadways will have a system of inlets/catch basins,tied directly to the storm sewer. These storm water collection locations will be on both sides of the street, with a maximum longitudinal flow interval of 300 feet. All such collection points will be an inlet except the last structure before entering a storm sewer main shall be a catch basin with a two-foot sump. Catch basins or open-lid structures shall not be located over the sewer main. All backfill is to be a CA7 aggregate. All storm sewer roadway crossings from structure to structure must be backfilled with CA7 aggregate and completely encapsulated in an approved drainage fabric. In this manner,the curb subgrade, the storm crossings, and the inlets and catch basins create a roadway underdrain system for longer roadway life. The City may require that storm sewers be constructed along the centerline of individual roadways at certain locations. Those locations shall normally be limited to within 100 feet of the lowest sag vertical curve of a roadway. Where these locations occur within a horizontal curve of the roadway, storm manholes shall be placed at the centerline of individual roadways. S-8 Standard Specifications for Improvements If subgrade conditions are excessively sensitive to moisture or other special conditions, a capped, perforated, plastic underdrain may be required under the curb and gutter. All storm water conduits 12" diameter and larger shall be internally televised in color just prior to City acceptance, and shall be free of defects, sags, dirt, and debris. All non-RCP storm sewers shall also be mandrel tested(similar to sanitary sewer testing)just prior to City acceptance.All parking lots shall be drained internally,and directed by pipe to the storm sewer. Storm sewers shall extend to the limits of the development with proper sizing, as approved by the City Engineer,based upon current and future runoff conditions,to pick up and safely carry through the development any and all upstream bypass flows. All new homes with basements or crawl spaces shall have a direct,underground conduit to the storm sewer system. Fill-in lots in areas with no storm sewer within 500 feet shall not be required to have this direct connection. Minimum depth of cover for these lines shall be 30 inches. All discharges shall have an approved automatic diverter calve immediately outside the house and a check valve inside the house. Multiple collection lines of four inch and six inch HD PVC will be allowed by an approved design. Terminal and junction points shall be at two-foot diameter precast concrete inlets with open-lid castings. The pipe from the house shall be a 2" minimum HD PVC with cemented joints. The connection to the storm sewer shall be through a neat, tight fitting,bored hole into the concrete pipe. After insertion of the sump pump discharge pipe into the concrete storm sewer pipe, the joint shall be sealed with hydraulic cement In no case shall the sump pump discharge pipe extend beyond the inner surface of the concrete storm sewer pipe. Connections,however,shall be into a structure wherever practical. Individual storm sewer services shall not be required in areas of the development where soil and ground water conditions indicate that sump pumps would run very infrequently. If the developer does not wish to install storm sewer services, he shall perform soil borings at regular intervals (300' to 400' grid typical) during the Final Plan preparation stage, to determine soil types and ground water elevations. Boring locations are subject to approval by the City. Each boring shall extend at least 20 feet below existing ground elevations and be referenced to the development benchmarks. If the boring logs show granular soil and also show ground water elevations at least five(5') feet below planned basement floor elevations, then individual storm sewer services shall not be required in that area of the development During excavation of every basement in that area, the developer shall verify(with.City representative present) that the granular soil and deep ground water conditions exist If either condition is found not to exist at a building location, the developer shall construct a storm sewer service to that building, in conformance with these Standard Specifications. The design of the storm water collection system shall be for a ten(10) year storm, running lust full. The only exception to this is where the receiving storm water system has less capacity and here the new system of conduits shall be designed for a five(5)year event,running just full. The minimum velocity shall-be 2.5 fps and the maximum shall be 8 fps. The storm sewer pipe shall have a minimum cover of three (3') feet. Stone sewer manholes shall be five(5') feet internal diameter,constructed of reinforced concrete, and shall be placed at a maximum spacing of 500 feet. Storm sewer manholes may be four(4') feet internal diameter when the largest sewer entering/leaving the manhole is 18" diameter, and the orientation of sewers connecting to the manhole is such that there is at least 12" of precast wall between the openings provided for sewers. The use of adjusting rings is limited in height to eight (8") inches. Inlet and/or catch basin frames and grates shall be Neenah No. 3015,East Jordan No. 7010,or approved equal. Whenever possible, castings for curb drains shall have a fish logo to discourage dumping of oils, pesticides, 'and other inappropriate items into the storm sewer system. Where a continuous grade is carried across an inlet or catch basin casting, the open-vaned cover shall be used,Neenah No.R-32868V,East Jordan No.EV-7520,or approved equal. All manhole castings shall be Neenah No. R-1030, East Jordan No. 105123, and Type B cover, or approved equal. All type B covers shall have"City of Yorkville" and "Storm" cast into the top, and shall be concealed pickhole type. All sections of the manholes shall be completely sealed and butyl rope, including the casting. Manholes shall no be allowed in the pavement, curb, gutter, or sidewalk All flared end sections 15" or larger shall have grates. S-9 Standard Specifications for lmprovemmts In Estate residential developments, a ditch shall be required on both sides of the street, and shall have a minimum profile slope of one(1%)percent(side slope 4:1 on the street side,and 3:1 on the lot side). For developments ten acres in size or larger,the developer may use computer-based methods to determine stormwater storage volumes. The specific method and parameters used in employing the method shall be subject to the approval of the City Engineer. For developments less than ten acres in size, the storm water storage system shall be designed utilizing a Modified Rational Method,as described below: 1. Q = (Cm) iA, where a run-off co-efficient or Ca is calculated for the site based upon actual proposed surface coverage. Cm then.equals 1.25 times Ca_ 2. The following run-off co-efficient shall be utilized as minimums: Surface C Grass .50 Asphalt/Concrete .98 Roof 1.00 Detention 1.00 3. The maximum release at the designated 100-year level is 0.15 cfs/acre. The City Engineer shall reduce this allowable release rate where the downstream accepting system is experiencing drainage problems such as the Elizabeth Street swale where all receiving discharges are limited to 0.10 cfs/acre. The outlet structure design shall address the two-year (0.04 cfs/acre) and the 25-year(0.08 cfs/acre) storm control,in addition to the 100-year event 4. When depressional compensatory storage is provided by increasing the volume of a stormwater detention basin, the maximum allowable release rates of the basin shall be reduced, as directed by the City of Yorkville to approximate the pre-development release of the depressional area,and realize the full storage potential of the enlarged basin. 5. The minimum size restrictor shall be a four-inch by twelve-inch long 14D PVC pipe. The design must be designed for easy maintenance and cleaning during a storm event The discharge shall be directly to a downstream storm sewer if one is available within a reasonable distance. If not, the discharge will be to the surface, with approved energy dissipation and downstream erosion protection. 6. The rainfall intensities to be utilized are those established by the Illinois State Water Survey's Bulletin#70, as amended for the specific City of Yorkville area. In designating the required storm water storage volumes,the maximum value calculated using the various events should be utilized- See Figure 3 for a sample calculation. 7. The storm water storage areas must have containment for twelve inches of additional storm water storage, with an approved calculated overflow area at six inches above calculated 100- year elevation. This overflow shall have an erosion concrete curtain wall, with a minimum thickness of 8 inches, a minimum depth of three feet below grade, and a length to extend a minimum of four feet beyond the limits of the overflow on either end. This wall is not to be formed,but is to be trenched or excavated into natural soil, or into the compacted fill, and is to be finished flush to the ground_ 8. Storm water storage areas shall be covered by an easement,including access thereto,such that should the owner not maintain said area as necessary,the City can cause such corrections and bill the owner,including any and all administrative costs. S-10 Standard Specifications for Improvements 4. The engineering plans shall have a full sheet dedicated to the soil erosion and sedimentation control requirements for the development,including silt fencing,straw bales, drainage fabric, etc. Failure to properly maintain this system may result in major storm sewer cleaning within the site and in the offset storm system. The City reserves the right to place a hold on all building permits and inspections if the soil erosion and sedimentation control plan is not properly maintained. Keeping the streets clean is part of this plan, and failure to do so will result in these actions.The developer shall establish a Street Cleaning deposit with the City of Yorkville, in the amount of$5000.00. if the streets are not cleaned within 48 hours of a written request by the Director of Public Works, the City shall have the streets cleaned, and subtract that cost from the deposit The developer shall replenish the deposit to the full amount if it falls to less than $1000.00. The Yorkville City Council shall return any unused portion of the deposit to the developer upon acceptance of the streets. 10. The developer shall establish basins onsite where concrete ready-mix trucks must wash out after delivering their load. Signs shall be posted at each entrance to the development to warn truck drivers of the requirement to wash out at specific sites, and notify them of the fine for non-compliance (up to $100.00 for each offense). Each entrance sign shall include a simplified map of the development; to show the locations of the washout basins in the development A sign shall also be posted at each washout basin, to identify the site. The developer shall maintain all signs,basins, and appurtenances in good condition until the City accepts the public improvements. Washout basins shall be located outside of the public right-of-way,parks,and all public utility easements. They shall be located in relatively low-traffic areas,and be at least fifty-(50')feet from storm drains, open drainage facilities, and watercourses,unless approved otherwise by the City Engineer. Basins shall have a minimum twelve (12") inch thick CA-3 aggregate approach of sufficient width over a woven geotextile fabric, to reduce tracking of mud onto roadways. The washout area shall be contained by an earthen berm, and be at least ten (10') wide by ten(10')long. The maximum depth of a washout basin shall be three feet When the volume of a washout basin is 75%full,the developer shall remove the hardened concrete and transport it to a legal landfill. Burying waste concrete onsite-shall not be permitted.. The developer shall incorporate the items necessary to comply with this requirement, as well as provisions for maintenance,onto the erosion and sediment control plan sheet All signage, washout basins,and appurtenances shall be in place before the first building permit is issued. 11. The engineering plans shall have one or more full sheets dedicated to the Final Grading of the entire site. The minimum grade for all grass areas shall be two (2%) percent, except that swale areas may be at one (1 9/6) percent if it is over an approved, piped underdrain. Slopes shall be shown with arrows at all locations from all break points. A grading plan on an 8-1/2" x 11"paper for the actual building must be submitted for each building permit submitted,and will become a part of the building permit All top of foundation elevations will be a minimum of two (2') feet, and a maximum of three (3') feet above the street centerline elevation, measured at the center of the lot in question,unless the City Engineer directs otherwise,based on site-specific conditions. Drives must be at a minimum slope of two (2 0/6) percent, and maximum slope of eight(8%)percent towards the curb flow line from the garage. When the forms for the foundation are ready to pour, a top of foundation elevation and location certification of a registered surveyor or engineer, as approved by the building inspector, is required prior to pouring the concrete into the forms. The tolerance here is 0.15 feet lower and 0.5 feet higher,and behind all applicable setback and easement lines. S-11 Standard Specifications for Improvements 12. Requests for an occupancy permit must include an as-built grading plan, signed and sealed by a registered land surveyor, showing the original, approved grades and slopes, along with the actual grades,just prior to the occupancy permit request The actual grades must fall within a tolerance of 0.15 feet in order to receive an occupancy permit Top soiling and seeding or sodding,if applicable,must be in place prior to the final grading plan. All City-incurred costs of reviewing these grading plans shall be the responsibility of the developer. Note that specific building codes, ordinances, and permitting procedures, which may be established by the United City of Yorkville,shall supersede these requirements. 13. General grading and landscaping of the storm water areas shall be designated according to the Park Development Standards, Landscape Ordinance, and these Standard Specifications. The City may require that storm water detention and retention facilities, as well as grading, landscaping, and stormwater collection systems, incorporate currently acknowledged Best Management Practices to improve storm water quality. These may include, but are not limited to, naturalized detention basins, bio-swales, low impact design standards, perforated storm sewer, designs that reduce the degree of connected impervious areas, designs that encourage infiltration of stormwater,etc. Wet ponds shall have a maximum allowable depth of two feet between the normal water level and the high water level corresponding to the Ten-Year Frequency Storm. The City may require wetland-type plantings and appropriate grading around the perimeter of wet ponds. The developer shall provide a soil report, prepared by a licensed professional engineer, to determine whether or not lake lining will be required. Vertical or nearly vertical edge treatment will require an approved method,allowing a child to easily climb out of the water. Storm sewers discharging to a stormwater basin shall be designed such that the sewer invert at the discharge point is no lower than 6"below the normal water level.of the basin,and the top of sewer is no lower than the ten-year high water level of the basin. 14. Storm water storage basins shall operate independently of any watercourse or water body receiving the discharge from the basins. Bypass flows from upstream areas should bypass the storm water storage facility, where practical.-'The entire development shall be examined under the premise that all storm sewers are blocked and full when a 100-year event occurs, and the development can pass these flows without flooding homes. All overflows are to be contained within the right-of-way, or where absolutely necessary, through special drainage easements. All buildings shall have the lowest water entry a minimum of 1$ inches above the elevations determined for this bypass situation. 15. Storm water detention shall not be required under the conditions listed below. The City reserves the right to require detention on any parcel of land if special circumstances exist, and to require that sewer be constructed as necessary,to carry away the storm water. a) Proposed development or re-development of the existing lots zoned single- family detached,or duplex residential,less than 2.5 acres in gross area. b) Proposed development or re-development of existing lots zoned other than single-family detached or duplex residential, that are less than 1.25 acres in gross area. 5-12 standard Specifications fox Improvements WATER SYSTEM 1. All water mains shall be Class 52 ductile iron pipe, conforming to the latest specification requirements of ANSI A21.S.1. Mains shall be cement lined, in accordance with. ANSI A21.4. Fittings shall conform to ANSI 21.10_ Gate valves shall be resilient wedge type, conforming to the latest revised requirements of AWWA specification C509. All water mains are to be polyethylene wrapped. Main line valves 10" diameter and larger are to be installed in a vault Smaller main-line valves shall either be installed in a vault, or have a Trench Adapter valve box,similar to those used at fire hydrants. No vaults or valve boxes shall be in the pavement or sidewalk. 2. Water services up to 3" diameter shall be iype "K" copper, conforming to the latest revised specification requirement of ASTM B88. Minimum size for residential units shall be one inch in diameter. Corporation stops shall be McDonald No. 4701, Mueller H-15000, or Ford F- 600. Curb stops shall be McDonald No. 6104, Mueller H-15154, or Ford B22-333m, with Minneapolis patter B-boxes,similar to McDonald N.5614 or Mueller H-10300. 3. Minneapolis type B boxes shall be installed in the right-of-way, but not in the sidewalk or driveway. 4. Fire hydrants shall be one of the following: 1. Clow F-2545 (Medallion) 2. Mueller A423 Super Centurion 3. Waterous WB-67-250 Hydrants shall have a 5-114"main valve assembly,one 4-112"pumper nozzle, and two 2-112" hose nozzles, with national standard threads, a national standard operating nut, and above ground break flange. The installation of the hydrant shall conform to AWWA 600 standards. Auxiliary valve boxes shall either be Trench Adapter Model Six by American Flow Control, Clow F-2546 with F-2493 cover, or approved equal. For valve boxes other than those by American Flow Control, the box shall be attached to the hydrant barrel with grip arms, as manufactured by BLR Enterprises,or approved equal 5. Inspections and Installation: All water mains shall be designed and installed in accordance with the Standard Specifications for Water Mains in Illinois. Upon completion, water mains shall be subjected to hydrostatic pressure test of 150-psi average for up to 4 hours. Allowable recovery shall conform to the Standard Specifications for Water& Sewer Main Construction in Illinois. The water operator in charge or person authorized by the water operator in charge shall be present during all testing. The developer shall use the pressure gauge supplied by the City for the test 6. New water main shall be disinfected in accordance with AWWA standard C601. Water will be tested to assure that 50 mg/1 of CL2 is in disinfected water. Sampling shall be taken by water operator in charge or persons authorized by the water in charge. Water must pass two consecutive days of sampling tests by a state approved lab. 7. Water mains shall be minimum eight inches internal diameter, with a cover of five feet, six inches below finished grade. Watermain stubs to hydrants shall be at least six inches internal diameter. City water mains and hydrants shall be placed of the North and West sides of the streets, unless approved otherwise the City Engineer. Valves shall be installed each second consecutive hydrant, at intersecting lines, and other locations as required, such that a minimum number of services will be affected during a main isolation. S-13 Standard Sp=ificabons for lmpmvemmts Fire hydrants shall be installed throughout the subdivision at each intersection and at intervals not exceeding the requirements of two fire hydrants serving any point of any building, or 300 feet along the roadway, whichever is more stringent. Special conditions may dictate a closer spacing, as approved. Fire hydrants shall be located on the property line, except at corners, and shall be set two feet minimum and three feet maximum from the curb back to the face of the pumper nozzle. Where there is no curb and gutter,the face of the pumper nozzle shall be between 19 inches to 20 inches above finished grade line(sidewalk to curb). Base elbow of hydrant shall. be properly thrust blocked, and shall be provided with clean, washed CA7 aggregate and polyethylene covering. All hydrants and any adjustment fittings shall receive one field coat of red paint: as recommended by the manufacturer, prior to final acceptance. 8. All tees,bends, fire hydrants, and valves shall be adequately blocked with pre-cast blocks and poured in place thrust blocking against undisturbed earth. 9. Services shall be equipped with corporation stop,curb stop, and buffalo box. The buffalo box shall be set in the parkway, on the centerline of the property,approximately centered between the back of sidewalk and the adjacent right-of-way line. Service trenches beneath or within two feet of proposed driveways, sidewalks, or other pavements shall be backfilled full-depth with aggregate. Except as permitted below, the underground water service pipe and the building drain,or building sewer,shall be not less than ten feet apart horizontally,and shall be separated by undisturbed or compacted earth. The water service pipe may be placed in the same trench with the building drain and building sewer if the conditions listed below are met: A. Local conditions prevent a lateral separation of ten feet; B. The bottom of the water service pipe at all points shall be at least 18 inches above the top of the sewer line at its highest point All water and sewer services must be inspected an approved by the building inspector prior to backfilling. C. The water service pipe shall be placed on a solid shelly excavated at one side of the common trench, and shall have no joints from the buffalo box to the water meter inside the house; and D. The material and joints of sewer and water service pipe shall be installed in such a manner, and shall posses the necessary strength and durability to prevent the escape of solids, liquids, and gasses there from under all known adverse conditions, such as corrosion, strains due to temperature changes, settlement, vibrations,and superimposed loads. 10. Depth of bury shall be 5'6" below finish grade. No joints will be allowed between the corporation stop and the curb stop. 11. All wtermain shall be looped and double fed, and shall be extended to the far limits of the development, and in size appropriate for future development, as directed by the City Engineer. Recapture and over-sizing may be applicable. 12. The developer shall reimburse the City of Yorkville for the cost of water to fill and test new watermains,and also for the cost of laboratory tests after chlorination. The water cost shall be at the bulls rate charged by the City of Yorkville at that time. The volume of water shall be calculated as the volume of two and one-half times the lengths and diameters of new watermains. 13. Watermain proposed to cross existing city streets shall be constructed by directional boring. Open-cut construction shall not be allowed without consent from the Public Works Director. 14. Connections to existing watermains shall employ line stops to minimize the disruption of service to existing residents. S-14 Standard Specifications for Improvements SANITARY SEWER SYSTEM A complete sanitary sewer system is required for all new development The minimum internal size of sanitary sewer main shall be eight inches in diameter. The top of the sewer main shall be a minimum of three feet lower than the lowest floor elevation at all service connection locations,but not less than eight feet below finished grade, wherever possible. Should the sewers serving a particular development not be deep enough to serve the basement, as noted above, then overhead plumbing will be required However, all levels of the building must be served by gravity, with only the below-grade levels being served by a pump unit The City Engineer may require that certain buildings not have subgrade levels due to special situations. The sanitary sewer shall be extended to the development's far extremes, as directed by the City Engineer, for proper and orderly growth. The city Engineer will also direct the sizing and grades for the sewer,so as to fit the overall plan for the City. The City strongly discourages the use of lift stations, but if the City Engineer approves the use of a public lift station, the following shall be required as a minimum.: A. The pumps shall be submersible,with a back up pump and well-designed wet well. B. The station building shall be a brick structure with conventional-pitched roofing and paved access. The building shall comply with all International Building Code regulations, and shall be heated and ventilated. The subdivider shall follow normal building permit procedures,and pay the normal fees for construction of the lift station building. C. The unit will be equipped*ith a back-up power source,utilizing natural gas as a fuel,and can operate on manual or fully automatic mode,complete with a variable exercise mode. D. The motor control center shall have a solid-state duplex logic. Sewage level in the wet well shall be measured with a pressure transducer. A dial-out alarm system matching that currently in use in the City shall be provided. E. The City Engineer must approve any and all lift stations, and may require other improvements. F. There shall be good-quality noise control, and all electronic components shall be explosion- proof G. Force mains shall be sized to carry the initial, intermediate, and ultimate flow rates from the tributary area, at a velocity of between 3.0 and 6.0 feet per second. Material shall be watermain quality Ductile Iron with polyethylene encasement Gate valves in vaults shall be constructed in the force main at intervals not exceeding 600 feet, to allow quick isolation in the event of a leak Blow-off valves in vaults shall be constructed at high points in the force main, and shall discharge to sanitary sewers, where possible. Force mains shall be tested at 150-psi for two hours,similar to watermain testing. H. The sub-divider shall maintain an inventory of each size and type fuse, relay, and other plug- in type devices used in the lift station motor control center, as recommended by the manufacturer. These items shall be housed in a wall mounted metal cabinet The subdivider shall also supply a heavy-duty free standing metal shelf with not less than square feet of shelf space,and one(1) fire extinguisher rated for Type A,B,and C fires. I. The sub-divider shall provide start-up training to the Public Works Department personnel,and shall provide three sets of Operations and Maintenance Manuals for all equipment at the lift station. 1. Underground conduit shall be heavy-wall PVC. 5-15 Standard Specifications for Improvements K. The exterior of the wet well shall be waterproofed. The City may require the wet well to have a minimum internal diameter of up to eight feet Sewer construction cannot start until the Illinois Environmental Pollution Agency (IEPA) has notified the City Engineer that approvals have been secured. Sanitary sewer pipe shall be PVC plastic pipe,with a minimum SDR 26. All pipe and fittings shall be pressure rated in accordance with ASTM D-2241 and ASTM D-3139 (per AWWA C-900) for sizes 6-15 inches. Solvent joints are not permitted All public sanitary sewers will be air and mandrel tested(7-point minimum) by the developer, at his expense, under the supervision of the City Engineer. One copy of the report shall be forwarded to the Yorkville-Bristol Sanitary District, and one report shall be forwarded to the City Engineer. All testing will be done in conformance with the "Standard Specifications For Water and Sewer Main Construction in Illinois",current edition. All public sanitary sewers shall be internally televised in color and recorded on videotape and written log by the developer,at his expense;under the supervision of the-City Engineer,to ensure that the sewers are straight,unbroken,tight,and flawless. There must be good-quality lighting for a sharp and clear image of all sewer segments. Poor quality images will result in re-televising the system, at the developer's expense. The videotape must clearly mark the segment being televised through manhole numbering, and the image must clearly identify the footage as it progresses through the pipe. One copy of the complete videotapes and written log shall be forwarded to the Yorkville-Bristol Sanitary District,and one complete set shall be forwarded to the City Engineer. All manholes will be required to be internally vacuum tested by the developer, at his expense, under the supervision of the Engineer. This test will check the integrity of the complete structure, from the invert to the casting, including all adjusting rings. One copy of the test results shall be forwarded to the Yorkville-Bristol Sanitary District, and one copy shall be forwarded to the City Engineer. Vacuum testing of each manhole shall be carried out immediately after assembly backfilling,and rough grading, and shall be witnessed and approved by the City Engineer. All lift holes shall be plugged with an approved non-shrinking grout No grout will be placed in the horizontal joints before testing. All pipes entering the manhole shall be plugged, taking care to securely brace the plugs from being drawn into the manhole. The test head shall be placed at the inside of the top of the casting and the seal inflated in accordance with the manufacturer's recommendations. A vacuum of ten inches of mercury shall be drawn and the vacuum pump shut off. With the valve closed,the time shall be measured for the vacuum to drop to nine inches. The manhole shall pass if the time is greater.than 60 seconds for a 48-inch diameter, manhole, 75 seconds for a 60-inch manhole, and 90 seconds for a 72-inch manhole. All manhole castings shall be Neenah No.R-1030 frame,East Jordan No. 105123,and Type B cover,or approved equal. If the manhole fails the initial test, necessary repairs shall be made with a non-sbzink grout,while the vacuum is still being drawn. Retesting shall proceed until a satisfactory test result is obtained. If the rim of a sanitary manhole needs to be reset or adjusted after successful vacuum testing,but before the expiration oft eh one-year warranty period, it shall be sealed and adjusted properly in the presence of the City Engineer. Failure to do so will require the manhole to be vacuum tested again. All manhole frames shall be Neenah No. R-1030, East Jordan No., 105123, or approved equal, with Type B covers. All Type B covers shall have"City of Yorkville"and"Sanitary"cast into the lid, and shall have concealed pick holes with a machined surface and watertight rubber gasket seals. All manhole segments, including the frame and adjusting rings,shall be set with butyl rope joint sealant Manholes shall be minimum four-foot diameter, and shall not be located in pavement,curb,gutter,or sidewalk 5-16 Standard Speeiticadons for Impevvemmts All sanitary sewer manholes shall be provided with approved cast in place rubber boots (flexible manhole sleeve), having a nominal wall thickness of 3116" with a ribbed concrete configuration and with stainless steel binding straps,properly sized and installed for all conduits. All manholes shall be reinforced precast concrete, and shall be located at intersections and spaced at a maximum interval of 300 feet, except that a closer spacing may be required for special conditions. The maximum allowable amount of adjusting rings shall be eight inches in height using as few rings as possible. All manholes shall be marked at the time of construction with a four-inch:by four-inch hardwood post neatly installed vertically and with a minimum three-feet bury and a minimum four-foot exposed. The top one-foot of the post shall be neatly painted white. Wells and septic systems are allowed in Estate-residential developments that are not within 250 feet of water and/or sewer service. When each lot is within 250 feet of water and/or service,that lot may maintain their septic and/or well only until failure of the septic or well. At that time the lot must,if within 250 feet of the sewer and/or water line hook-up to the sewer and/or water,as the case may be, connect to the City utilities at the lot owner's sole expense. After connection to the City Sanitary Sewer System,individual septic fields shall be abandoned by pumping out the tank, knocking in the cover, and filling with dirt or stone in accordance with Health Department regulations. TRAFFIC STUDY A traffic study may be required,and shall include: 1. Levels of service for existing conditions; 2. Levels of service for post-construction conditions; 3. All calculations shall be conducted according to the"Highway Capacity Manual"; 4. Recommendations as to additionalllimited access,additional lanes,signalization,etc. If the City of Yorkville requires a traffic study for a development,that study will be contracted for by the City, and paid for by the developer. The developer shall establish a Traffic Study deposit with the City of Yorkville, in an amount to be determined by the City Engineer. The City shall return any unused portion of the deposit to the developer upon approval of a Final Plat or Site Plan. If the land use plan of the development changes during the approval process,the developer may be required to make additional deposits to fund re-analysis and revisions to the Traffic Study. The need or requirement for a traffic impact study shall be determined during the concept or preliminary planning stage of the proposed development The developer/subdivider shall meet with City of Yorkville officials during one of these stages for the purpose of determining the traffic study requirements. Wlien the City of Yorkville requires that a traffic study be prepared based upon the above, the study shall include, but not be limited to, addressing the following issues: INTRODUCTION: A general description of the proposed development, including it's size, location,the political jurisdiction in which the site is located,the boundary limits of the study area, and any other information needed to aide in the review of the development's traffic impacts. PROJECT DESCRIPTION: A description of the existing and proposed land uses of the development If alternative land uses are being proposed,the highest trip generation uses shall be assigned for each land use. SITE ACCESSMILITY: A clear and concise description of the proposed ingress/egress points to the proposed development,including a sight distance analysis. 5-17 standard Specifications for Improvements EXISTING EXTERNAL ROADWAY NETWORK: A description of the existing external roadway networking the vicinity of the proposed development,to include functional classification, primary traffic control devices, signalized intersections, roadway configurations, geometric features (curves and grades), lane usage, parking regulations, street lighting, driveways servicing sites across from or adjacent to the site, and right-of-way data The area of influence shall be determined by the traffic generated from the site, the trip distribution of traffic, and the trip assignment of the traffic generated by the development over the surrounding area road network. EXISTING AM PM & TOTAL DAILY TRAFFIC VOLUMES: Existing AM, PM, and total daily traffic volumes for access driveways (if existing),intersections, and the roadway network in the site vicinity shall be determined and displayed on a graphic(s)in the final report To determine AM and PM existing traffic volumes, machine counts and/or manual counts shall be conducted during a three-hour period of the morning, between approximately 6:00 AM to 9:00 AM of an average or typical weekday, and also between approximately 3:00 PM to 6:00 PM, on an average or typical weekday. Peak hour counts may be required on Saturday and/or Sunday, depending on the proposed land use. All AM and PM peak hour counts shall be recorded and summarized in fifteen-minute increments, and be included in the Appendix of the final report Manual counts shall include vehicle classifications, i.e. passenger cars, single-unit, multi-unit trucks and buses. Traffic counts shall show both entering and exiting traffic at the proposed access points (if existing),in addition to turning and through traffic movements at critical intersections_ TRIP GENERATION RATES AND VOLUMES: Trip generation rates and volumes for eaLh type of proposed land use shall be determined for the AM and PM peak hours, and total daily volumes may be required on Saturday and/or Sunday, depending on the proposed land use. The trip generation rates shall be calculated from the latest data available contained in the Institute of Transportation Engineer's "Trip Generation Manual". If trip generation rates for a specific land use are not available from the "Trip Generation Manual", the United City of Yorkville shall approve the substitute rates. SITE-GENERATED TRIP DISTRIBUTION & ASSIGNMENT: The most logically traveled routes in the vicinity of the development shall be used for trip distribution and assignment purposes. The directional distribution of site-generated traffic approaching and departing the development should be shown in both graphic and tabular form. All assumptions used in the determination of distribution and assignment shall be clearly stated. EXISTING PLUS SITE-GENERATED TRAFFIC VOLUMES: Existing, plus site-generated traffic volumes for the AM and PM peak hours, and total daily traffic for access drives, intersections, and the roadway network in the site vicinity shall be determined and displayed on a graphics) in the final report. Traffic volumes shall show both entering and exiting traffic at the proposed access points, in addition to turning and through traffic movements at critical intersections. FUTURE TRAFFIC MKSTING PLUS SITE-GENERATED VOLUMES: Future traffic (existing,plus site-generated traffic volumes) for the AM and PM peak hours, and the total daily traffic for access drives,intersections,and roadway network in the site vicinity shall be determined and displayed on a graphic(s) in the final report. Projected increases in the external (non site' related)roadway traffic must also be determined. The selection of a horizon year for which traffic operation conditions are to be characterized may be considered as the date full build-out and occupancy is achieved. If the project is a large multi-phased development in which several stages of development activity are planned, a number of horizon years may be required, that correspond to the bringing on line of major development phases. Horizon dates should be times to coincide with major stages of the overall project, or to coincide with increments of area transportation system improvements. S-18 Standard Specifications for Impmvements INTERSECTION CAPACITY ANALYSIS: Proposed access driveways and influenced intersections shall be subject to an existing, plus projected, capacity analysis. Projected traffic conditions shall include the effects of any committed developments within the influenced area The existing and projected levels of service derived from the analysis shall be used to aid in the evaluation of design and operation alternatives of the access driveways and influenced intersections. The capacity analysis shall be in accordance with the techniques descnW in the most recent edition of the Transportation Research Board's "Highway Capacity Manual", Special Report 209. SIGNALIZATION WARRANTS: If it is anticipated that the development's driveway(s) or existing external non-signalized intersections will satisfy signalization warrants,a warrant analysis shall be conducted,using the projected volumes determined from the trip generation. The results of such an analysis shall be tabulated in the traffic impact study. CONCLUSIONS AND RECOMIyIENDATIONS: Clear and concise descriptions of the findings shall be presented in the final report_ These findings shall include all recommended improvements for access facilities, internal roadways and intersections, and external roadway and intersection improvements. 5-19 Si-mdard Specifications for improvements DRIVEWAY AND PARKING LOT PAVING ALL DRIVEWAYS AND PARKING LOTS SHALL BE PAVED AS PER THE FOLLOWING SPECIFICATIONS: 1. ASPHALT: A. RESIDENTIAL Two-inch I-11 bituminous concrete surface, over eight-inches (minimum) of compacted CA6 limestone or crushed graveL B. COMNIERCLALgNDUSTRIAL Three-inch I-11 bituminous concrete surface, over ten-inches (minimum) of compacted CA6 limestone or crushed gravel. 2. CONCRETE: A- RESIDENTIAL Six-inch Class X, over six-inches (minimum) of compacted CA6 limestone or crushed gravel. B. COMAKERCIALANDUSTRLAL Eight-inch Class X, over eight-inches of compacted CA6 limestone or crushed gravel. 3. PAVING BRICK: A. RESIDENTIAL Paving brick over one inch of sand and eight inches of compacted CA6 limestone or crushed gravel. 4. SEALCOAT: A. CONITERCIALJINDUSTRIA.L An A3 seal coat, as defined by the IDOT's Standard Specifications for Road and Bridge Construction, may be allowed on areas behind the building, when used as a temporary surface, not to exceed three years, after which it must be paved to the above specifications. The same base should be ten inches (minimum) of compacted CA6 limestone or crushed gravel. S-20 Standard Specifications for Improvements This Resolution shall be in full force and effect form and after its due passage, approval,and publication,as provided by law. Passed and approved by the Mayor of the United City of Yorkville,Kendall County,Illinois, This day ,200` . ayor Passed and approved by the City Council of the United City of Yorkville, Kendall County, Illinois, This Q- day f ,200` . ATTEST City Clerk SEAL RICHARD STICKA WANDA OHARE VALERIE BURD LARRY KOT MARTY MUNNS PAUL JAMES JOE BESCO ROSE SPEARS S-21 r 0 O V � +s= w � � w •� � O C> 0 0 0 O O O O O ,� N U) LD Ln LO v N N N LO G o to E 0 a� E O o O O o O O 0 r„ .E L17 l(7 lt7 lf) 0 lf7 Lf7 O O O O O O O O > V U *� O � U E o o o e o e H X m n LO U') u7 m Lo .� � O 4° c' 3 m o °o °o o 0 0 °O o CO (D rn N N N N r r r N y 4� F— > 0 3 ;. p (D .a N m r N m m E o O U X X X X X X X X Lr)N fi r m to cm m co c° tiq cn w VI G D o cd 16 E 0 00 0 0 O O O O O O LCD O O O Y-i 2 � 4 GO 0 0 0 r r r l[] �ye O , q� -E ? + ' b ' C:) ai 71 71 o C O ?3 I.n M cce) cQ cn O [r3 O U _ O f7 0 0 O O N •E j � o O I� CO CD fD G j v .21 O bo 7 N x 42 "C7 r 7 N 0 U x E 'c .� O c6 0 o as aD m E v, O c cu w yr u) m u7 0 m X v a K L: o � o w ? -d b o ,� L w v is o _ o v� p p � g S c O U p � IE iF r~ �d c L) U ..0.1 �' U Resolution No. 2009- H0 RESOLUTION MODIFYING A POLICY REGARDING PROCEDURE AND AUTHORITY TO REDUCE LETTERS OF CREDIT AND PERFORMANCE BONDS FOR CONSTRUCTION OF LAND IMPROVEMENTS WHEREAS, the United City of Yorkville requires that land developers provide security for the successful completion of the installation of public and quasi-public (together also known as Iand improvements), including but not limited to streets, curbs, sidewalks, watermains, storm and sanitary sewers, streetlights, detention basins, landscaping, etc.; and, WHEREAS, security to ensure completion of land improvements must be provided either in the form of a Performance Bond or Letter of Credit; and, WHEREAS, from time to time, a land developer will seek reduction in the principal amount of the Letter of Credit or the Performance Bond amount after substantial completion of a portion of the land improvements which are the responsibility of the developer; and, WHEREAS, in order to ensure completion of all improvements to be constructed by the land developer in accordance with applicable code requirements, it is in the best interest of the City to adhere to the security requirements as now in full force and effect and permit the reduction of such security under certain circumstances, all as hereinafter set forth. BE IT HEREBY RESOLVED by the Mayor and City Council of the United City of Yorkville, Kendall County, Illinois: Section I. The approval process for reduction of the amount of a Letter of Credit and/or Performance Bond shall be as follows: a. The City Engineer shall issue a written recommendation including the basis for approving, denying, or modifying a request for reduction. Said written recommendation shall include the amount of the reduction based upon the Engineer's estimate of probable cost as adjusted by an inflation factor from the initial date of issuance of the Letter of Credit or Performance Bond to the date of reduction. In order to calculate the inflation factor, the Engineering News Record Construction Cost Index shall be used. The City Engineer shall also report the remaining amount of the Letter of Credit and/or Performance Bond after reduction. b. The City Engineer's written recommendation shall be forwarded to the City Administrator for approval. c. Upon the City Administrator's concurrence with the City Engineer's recommendation, the reduction shall be deemed approved or denied and the City Engineer is authorized to issue a letter to implement the decision. d. In the event the City Administrator does not concur with the City Engineer's recommendation, the Mayor shall have final authority to approve or deny the City Engineer's recommendation. e. A developer may appeal the decision of the City Administrator to the Mayor, who shall review and make a final determination to affirm or reverse the City Administrator's initial decision. £ The City Administrator or designee shall issue reports, quarterly or more frequently as deemed appropriate, to the Mayor and City Council that summarize Letter of Credit and/or Performance Bond reduction requests that have been received and actions taken pursuant to those requests. Section 11. Final acceptance/approval of land improvements and corresponding reduction/release of Letters of Credit and/or Performance Bonds for developments whose initial Letter of Credit or Performance Bond amounts is less than $1,000,000 shall also be handled in accordance with the procedures established by this policy. Final acceptance/approval of land improvements and corresponding reduction/release of Letters of Credit and/or Performance Bonds for developments whose initial Letter of Credit or Performance Bond amounts are $1,000,000 or more shall be placed before the City Council for approval. Section III. The retainage used in calculations for Letters of Credit and/or Performance Bond reductions is twenty percent(20%). Section IV. Resolution 2004-15 adopted February 24,2009, is hereby repealed. Section V. This Resolution shall be in full force and effect from and after its passage and approval as provided by law. Passed by the City Council of the United City of Yorkville, Kendall County, Illinois, this day of , A.D. 2009. ROBYN SUTCLIFF GEORGE GILSON, JR. ARDEN JOE PLOCHER DIANE TEELING GARY GOLINSKI MARTY MUNNS \ ! ROSE SPEARS WALLY WERDERICH `emu APPROVED by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this c?$ day of SEP fM 6f A.D. 2009. ayor Attest: PUBLIC NOTICE NOTICE OF PUBLIC HEARING BEFORE THE UNITED CITY OF YORKVILLE PLAN COMMISSION PC 2012-04 NOTICE IS HEREWITH GIVEN THAT the United City of Yorkville, Kendall County, Illinois, is proposing to amend Title 11, Chapter 5 Required Improvements, of the Municipal Subdivision Control Ordinance related to processes and procedures for subdivision securities including amending deadlines for completion of certain public subdivision improvements, developer acknowledgment of the public improvement completion schedule, increasing the contingency amount of subdivision securities and establishing procedures for the reduction and release of subdivision securities. NOTICE IS HEREWITH GIVEN THAT the Plan Commission for the United City of Yorkville will conduct a public hearing on said application on Wednesday, August 8, 2012 at 7:00 p.m. at the Yorkville City Hall, 800 Game Farm Road, Yorkville, Illinois 60560. The public hearing may be continued from time to time without further notice being published. All interested parties are invited to attend the public hearing and will be given an opportunity to be heard. Any written comments should be addressed to the United City of Yorkville City Clerk, City Hall, 800 Game Farm Road, Yorkville, Illinois 60560, and will be accepted up to the date of the public hearing. By order of the Corporate Authorities of the United City of Yorkville, Kendall County, Illinois. BETH WARREN City Clerk BY: Lisa Pickering Deputy Clerk