Zoning Commission Packet 2012 04-25-12 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
AGENDA
ZONING COMMISSION MEETING
Wednesday, April 25, 2012
7:00 P.M.
City Hall Conference Room
800 Game Farm Road
1. Welcome
2. Roll Call
3. Citizen's Comments
4. Approval of February 22, 2012 meeting minutes
5. Old Business:
a) Continued review and Commentary of Proposed Revised Zoning Chapters
• Chapter 11: Residential Districts
• E-1, Estate District
• R-1, Single-Family Suburban Residence District
• R-2, Single-Family Traditional Residence District
• R-2 Duplex, Two-Family Attached Residence District
• R-3, Multi-Family Attached Residence District
• R-4, General Multi-Family Residence District
6. Adjournment
7. Next meeting date: May 23, 2012
ZONING COMMISSION MEETING
Wednesday,February 22, 2012
7:00 p.m.
Yorkville City Hall Conference Room
800 Game Farm Road, Yorkville, IL 60560
Committee Members in Attendance:
Jeff Baker
Gary Neyer
Greg Millen
Phil Haugen
City Officials in Attendance:
Krysti Barksdale-Noble, Community Development Director
Meeting Called to Order
The meeting was called to order at approximately 7:00 p.m. (estimated - time not
officially stated) and Mr. Millen welcomed everyone.
Roll Call
Roll call was taken. A quorum was established.
Citizen's Comments
There were no guests in attendance.
Previous Minutes
Mr. Baker moved to accept the January 25, 2012 minutes and it was seconded. There
were no discussions, corrections or additions so a vote to accept was made, unanimously
accepted and the motion was carried.
Mr. Millen then turned the meeting over to Ms.Noble to cover New Business.
New Business:
Ms. Noble stated that tonight's meeting is going to provide "filler" for each of the
residential sections. Chapter 11 has subsections for all of the Residential districts. She
went in and added a Purpose and Intent to each district; and added language under
"Permitted and Special Use" to refer the committee back to Chapter six. For the
"Dimensional and Bulk Requirements," she referred them back to Chapter seven. Under
"Site and Development Standards,"there are standards under the E-1, Estate District that
was taken over from what is existing. However, under the other chapters, she added
photographs. They do have building standards and design standards that they implement
in the commercial districts. She then asked the committee if there were any site or
development standards they wanted to implement in the residential district. She then
went through each Chapter briefly:
Chapter 11A: E1, Estate District-Purpose and Intent: The zoning designation is
intended to accommodate large lot, single-family residential land uses within a rural
setting. Other permitted land uses within the district include; being compatible and
conducive to low density, tranquil and open space environment provided in the El Estate
District.
Ms. Noble then asked the committee if they had any comments; was the language fitting?
Was it appropriate? Mr. Baker questioned if that meant one (1) acre and Ms. Noble
confirmed one house per acre minimum. Mr. Neyer said it made sense to discuss these
chapters in conjunction with Chapter 7. Ms. Noble and Mr. Baker agreed, although Ms.
Noble said the committee had already gone through it. It was just a chart with
dimensions and the Permitted Use Chart.
Mr. Baker then brought up the subject of street lights a minimum of every 500 feet. Ms.
Noble pointed out that was the current standard, and asked if the committee wanted to
change it. Mr. Baker isn't sure it fits in the category of Estate Zoning. He was in favor
of the committee discussing it and seeing if it needed to be changed. Without the
Standard Specification Form Improvements (which are not part of that ordinance) at their
disposal, the committee agreed to ponder the situation and bring it back to the next
meeting.
Chapter 11B: R-1, Single-Family Suburban Residence District: Ms. Noble
questioned, "No sidewalks are required?"—then said it made sense since nobody is going
to want to walk. Mr. Baker asked if there was a reason why it was ten (10) feet wide
now. Ms. Noble said there was because it is not a bike trail; it's a multi-use trail (or path)
so you're going to want to have people able to walk or ride a bike and pass each other on
the trail (a typical sidewalk is five (5) feet wide).
Mr. Neyer said, "Does this imply that the standard could be limestone?" Ms. Noble
answered she thought there were already subdivisions with crushed limestone trails. She
will get an interpretation from the City engineer.
Mr. Baker pointed out they were talking about estates—one acre or larger—and are we
going to require a paved surface? A paved surface could be 500' long and it all now
becomes impervious surface and the ground water absorption is lost. Ms.Noble
suggested they could be concrete (or brick)pavers. Mr.Neyer suggested maybe the
requirement applies only to the right-of-way.
The committee then reviewed driveways, street dedicated ROW and private wells—no
changes.
Ms. Noble said she only added the Purpose and Intent to R-1, Single Family Residence.
There was then discussion on "Traditional"vs. "Suburban"residence district and 12,000
square feet vs. 18,000 square feet. Mr.Neyer suggested checking with surrounding
communities i.e.; Oswego, Sugar Grove and Montgomery. Ms. Noble said she would
bring back some comparables for the committee as far as what the City has in its own
arsenal of what has been done as far as density that has been created and what other
communities are doing and maybe we can look at that.
Ms. Noble suggested that after looking over the other cities stats they may want to create
another district. Mr. Neyer agreed with that suggestion. One segment of the market that
may come into play in the coming years is the age-restricted communities where retirees
are looking for small lots. There was some discussion on how to best incentivize local
builders to use local tradesmen and suppliers to keep sales tax in our community.
Chapter 11: R-2 Single Family Traditional Residence District: Ms. Noble read the
description to the committee and asked for input. Mr. Neyer said the only thing he didn't
really agree with is "a transitional land use between rural/suburban residential settings
and commercial districts." He thought if that was the purpose of a residential district,
they should be smaller lots. Except for E-1, Ms. Noble agreed to take out "commercial
districts" and"Site and Development Standards"because it really didn't fit.
Chapter 11: R-2 Duplex, Two-Family Attached Residence District: Ms.Noble then
continued by reading for 11-11D-1: Purpose and Intent. Mr. Baker wanted to carry it one
step further and would like to see the definition of where the residence is located to
include adjacent to commercial retail or office space as a transition between that kind of
density to single family homes. Ms. Noble agreed and will do that.
Chapter 11: R-3, Multi-Family Attached Residence District: Ms. Noble read the 11-
11E-1: Purpose and Intent and stated she didn't feel it was appropriate to include the last
sentence and is going to take it out. Some of those uses would be appropriate for
"Special Uses,"but didn't want to emphasis it in the R-3 District. Mr. Baker proposed
that the roadway needs to be wide enough to park on both sides due to the high density
parking issues. Ms. Noble agreed that would be a good site development standard.
Chapter 11: R-4, General Multi-Family Residence District: Ms. Noble read the 11-
11F-1: Purpose and Intent. No one had any comments or anything else to add.
Ms. Noble thought it was a good idea to try to create another district instead of tweaking
an established district already in place.
Mr. Baker requested for next month was to enlarge the little chart.
Mr. Millen made a motion to adjourn; Mr. Baker moved and seconded and agreed by all
The next scheduled meeting is Wednesday, March 28 at 7:00 p.m. at Yorkville City Hall
Conference room. The meeting was adjourned at 8:14 p.m. (estimated by length of tape;
time not officially stated).
Minutes respectfully submitted by:
Bonnie Olsem
cip
Memorandum
EST. � 1836
--� To: Zoning Ordinance Commission
'{ From: Krysti J. Barksdale-Noble, Community Development Director
a= ®►
�d��o Ty •Z CC: Bart Olson, City Administrator
LE 1� Date: April 20, 2012
Subject: Zoning Ordinance Update—Old Business Items
Staff has prepared the attached revised Chap ter 11: Residential Districts for the Zoning
Commission to review based upon the February 22n meeting discussion. The proposed revisions
are as detailed:
Chapter 11A: E-1,Estate District
• Attached copy of the Subdivision Control Ordinance and Standards for
Specification for your review and discussion of Section 11-11A-4: Site and
Development Standards (end of packet).
Chapter 1111: R-1, Single-Family Suburban Residence District
• Revised title of Chapter to "R-1, Single-Family Traditional Residence District",
per Commissioner's Baker suggestion as it seemed more to fit the character of the
district than the description"suburban".
• Removed Section 11-11 B-4: Site and Development Standards.
• Revised Section lettering from"I IA"to 66 118".
Chapter 11C: R-2, Single-Family Traditional Residence District
• Revised title of Chapter to "R-2, Single-Family Suburban Residence District", per
Commissioner's Baker suggestion as this seemed more to fit the character of the
district than the description"traditional".
• Removed Section 11-11 C-4: Site and Development Standards.
• Highlighted minimum lot size of"12,000 square feet" for further discussion.
• Added the word "and" between "rural/suburban" in Section 11-11C-1: Purpose
and Intent.
• Removed the phrase "and commercial district" in Section l I-I IC-1: Purpose and
Intent.
• Revised Section lettering from"l IA"to "I IC".
Chapter 111): R-21) Duplex, Two-Family Attached Residence District
• Removed Section 11-11 D-4: Site and Development Standards.
• Added the phrase "adjacent to commercial, office and retail space" in Section I I-
11D-1: Purpose and Intent.
• Removed the phrase "and commercial district".
• Revised Section lettering from"11 A"to "1ID".
Chapter IIE: R-3,Multi-Family Attached Residence District
• Removed Section 11-11 E-4: Site and Development Standards.
• Removed the sentence "This district also accommodates other compatible and
complimentary cultural, religious, educational and public uses" in Section 11-
11E-1: Purpose and Intent.
• Added the sentence "Roadway wide enough to park on both side of the street" in
Section 11-11E-1: Purpose and Intent.
• Revised Section lettering from"11A"to "I ID".
Chapter 11F: R-4, General Multi-Family Residence District
• Removed Section 11-1117-4: Site and Development Standards.
• Revised Section lettering from"11A"to "1117".
Also, Staff would like to continue our discussion of exploring another residential zoning
district with a minimum lot size of 10,000 square feet, as proposed by Commissioner Neyer.
Chapter 11
Residential Districts
ARTICLE A. E-1,ESTATE DISTRICT
SECTION:
11-11A-1: Purpose and Intent
11-11A-2: Permitted and Special Uses
11-11A-3: Dimensional and Bulk Requirements
11-11A-4: Site and Development Standards
11-11A-1: PURPOSE AND INTENT:
The E-1 Estate District zoning designation is intended to accommodate large-lot, single-family residential
land uses within a rural setting. Other permitted land uses within this district are deemed compatible and
conducive to the low-density,tranquil and open space environment provided in the E-1 Estate District.
11-11A-2: PERMITTED AND SPECIAL USES:
No building, structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-11A-3:Dimensional and Bulk Requirements:
Any building,structure or apparatus constructed,erected, altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11-11A-4: SITE AND DEVELOPMENT STANDARDS:
A. All streetlights shall be required at intersections with a minimum spacing of five hundred feet (500')
with lights also placed at curves or dead end streets as required by the city.
B. No sidewalks are required. However, in the event sidewalks are not provided, paved trails must be
provided that meet the city's standards, specifically a ten foot (10') width with an exit and entrance
identification consisting of two inches (2") of asphalt on eight inches (8") of CA-6 aggregate.
Dedicated easements at least fifteen feet(15')wide must be provided for the trail.
C. All driveways must be paved with brick, asphalt or concrete, and must have a concrete culvert with
flared end sections.Culvert diameter shall be twelve inches(12")or greater,as required by the city.
D. Streets will require a seventy foot (70') minimum dedicated right of way with a fifty foot (50') front
yard setback.Twenty eight feet(28')of actual asphalt with a twenty five foot(25')driving area marked
by thermoplastic reflective strip is required. Thirty two foot(32') width of full depth stone to provide
two foot(2')wide stone shoulders at least twelve inches (12")thick. A ditch shall be required on both
sides of the street and shall have a minimum profile slope of one percent (1%) (side slope 4:1 on the
street side, and 3:1 on the lot side). Mailbox turnouts will be paved, using driveway specifications to
determine thickness.
E. Private wells are allowed if the subdivision or lot is not within two hundred fifty feet (250') of
municipal water service provided that public sanitary sewer mains serve the lot or parcels for which
permission for a private well is sought. Private septic systems are allowed if the subdivision or lot is
not within two hundred fifty feet (250') of public sanitary sewer provided that public water is being
used to serve the lot or parcels for which permission for a private septic is sought. However, if a
private well is allowed on the lot or parcel then a septic field is not allowed on the lot or parcel; and
conversely if a private septic system is allowed on the parcel then a private well is not allowed on the
lot or parcel. A newly platted subdivision must have either all private wells or all private septic
systems, but not a mix of both and only when the municipal water or sanitary sewer service is more
than two hundred fifty feet(250') away. If a lot is within two hundred fifty feet(250') of public water
or sanitary sewer service,that lot may maintain its private septic or private well only until failure of the
private septic or private well. At that time the lot must be connected to the public sanitary sewer or
public water service as the case may be at the lot owner's sole expense. After connection to the city
sanitary sewer system, individual private septic fields shall be abandoned by pumping out the tank,
knocking in the cover and filling with dirt or stone. After connection to the city water system,
individual private wells shall be properly capped as provided under the Illinois public health code. All
public improvements shall conform to the city standard specifications for municipal water and sanitary
sewer improvements.
Chapter 11
Residential Districts
ARTICLE B. R-1, SINGLE FAMILY RBAN-TRADITIONAL RESIDENCE
DISTRICT
SECTION:
11-11B-1: Purpose and Intent
11-11B-2: Permitted and Special Uses
11-11B-3: Dimensional and Bulk Requirements
11 11B 41 Site and Development Standards
11-14411B-1: PURPOSE AND INTENT:
The R-1 Single Family Suburban Residence zoning designation is intended to create a spacious suburban
residential neighborhood environment on parcels of at least 18,000 square feet. To protect the character of
the district, permitted uses are limited to single-family detached housing yet accommodate other
compatible and complimentary cultural,religious,educational and public uses.
1147A11B-2:PERMITTED AND SPECIAL USES:
No building,structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-1 IA-B3: Dimensional and Bulk Requirements:
Any building,structure or apparatus constructed,erected,altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11 !!A 41 SIT—E,AND D—FAIELOPMENT STANDARDS!
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Chapter 11
Residential Districts
ARTICLE C. R-2,SINGLE FAMILY TRADITION SUBURBAN RESIDENCE
DISTRICT
SECTION:
I1-11C-1: Purpose and Intent
11-11C-2: Permitted and Special Uses
11-11C-3: Dimensional and Bulk Requirements
11-410 42 Site and Development-Stan s
114-1A11C-1:PURPOSE AND INTENT:
The R-2 Single Family Traditional Residence zoning designation is intended to accommodate smaller,
more conventional suburban residential neighborhood on lots of at least x,000 square feet.The district's Formatted:Highlight
moderately-low density allows for flexibility in site design, and creates a transitional land use between
nirallsuhur-ban rural and suburban residential settings and^,....mers:,n tika-ists The primary permitted uses
are single-family detached housing, in addition to compatible and complimentary cultural, religious,
educational and public uses.
1144AI IC-2:PERMITTED AND SPECIAL USES:
No building,structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title.All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-14A11C-3:Dimensional and Bulk Requirements:
Any building,structure or apparatus constructed,erected,altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11 HA 4:SITE- ND DEVELOPMENT STANDARDS.a
To be diseHssed
Chapter 11
Residential Districts
ARTICLE D. R-2 DUPLEX, TWO-FAMILY ATTACHED RESIDENCE
DISTRICT
SECTION:
11-11D-1: Purpose and Intent
11-11D-2: Permitted and Special Uses
11-11D-3: Dimensional and Bulk Requirements
11 11D 4! Site and Development Standards
11-4"11D-1: PURPOSE AND INTENT:
The R-2 Duplex, Two-Family Attached Residence zoning designation is intended for moderate density
duplex dwelling structures on lots of at least 15,000 square feet. This district is primarily located off of a
major thoroughfare or as a transitional land use adjacent to single-family residences. Therefore, the R-2
Duplex district is intended to accommodate single-family attached dwelling structures of a size and
character that is compatible with the surrounding single-family detached residential districts and adjacent to
commercial,office and retail space.
11-1 AI ID-2: PERMITTED AND SPECIAL USES:
No building,structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-14411D-3: Dimensional and Bulk Requirements:
Any building,structure or apparatus constructed,erected,altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11 !!A 41 SITE AND DEVELOPMENT STANDARDS.!
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Chapter 11
Residential Districts
ARTICLE E. R-3,MULTI-FAMILY ATTACHED RESIDENCE DISTRICT
SECTION:
11-11E-1: Purpose and Intent
11-11E-2: Permitted and Special Uses
11-11E-3: Dimensional and Bulk Requirements
11 11E 4! Site and Development Standards
11-14A11E-1: PURPOSE AND INTENT:
The R-3, Multi-Family Attached Residence zoning designation is intended for moderate density dwelling
structures on lots of at least 9,000 square feet and a maximum density of five (5)units per acre or six (6)
units per building. This district also accommodates other-eomp tible°^a compliment cult fa religious,
educational and publie uses.a roadway wide enough to park on both sides of the street.
11- 411E-2:PERMITTED AND SPECIAL USES:
No building,structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-11 11E-3: Dimensional and Bulk Requirements:
Any building,structure or apparatus constructed,erected,altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11 MA A A. SITE AND DEVELOPMENT STANDARDS:
To be,7;x,,,....ed
1.
IBM
Chapter 11
Residential Districts
ARTICLE F. R-4, GENERAL MULTI-FAMILY RESIDENCE DISTRICT
SECTION:
11-11F-1: Purpose and Intent
11-11F-2: Permitted and Special Uses
11-11F-3: Dimensional and Bulk Requirements
11 HF 4: Site and Development Standards
11-14A11F-1:PURPOSE AND INTENT:
The R-4, General Multi-Family Residence zoning designation is intended for moderate-to-high density
dwelling structures on lots of at least 15,000 square feet and a maximum density of eight(8)units per acre.
This district is suitable for creating a transition between the business/commercial uses and the surrounding
lower density residence uses. This district may accommodate other compatible and complimentary cultural,
religious,educational and public uses.
11-14411F-2:PERMITTED AND SPECIAL USES:
No building,structure,or parcel of land shall be used,erected,altered or enlarged for any use other than the
uses identified as permitted or special uses in Chapter 6 of this Title. All special uses on property within
this district shall be approved in accordance with Section 10-4-9 of this Title.
11-1111F-3:Dimensional and Bulk Requirements:
Any building,structure or apparatus constructed,erected,altered or enlarged on property within this district
shall comply with the dimensional and bulk regulations in Chapter 7 of this Title.
11 11A 4e SITE AND DEVELOPMENT STANDARDS.!
To be d x,,,....ed
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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
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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.
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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;
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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
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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
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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.
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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;
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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.
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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.
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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.
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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)
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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.
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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.
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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.
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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
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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.
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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.
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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)
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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.
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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)
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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.
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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)
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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.
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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.
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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:
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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)
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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
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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
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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
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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
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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:
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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)
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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)
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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
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