Ordinance 2004-52 A
UNITED CITY OF YORKVILLE
SUBDIVISION CONTROL ORDINANCE
THE UNITED CITY OF YORKVILLE
Ordinance No.r-,lW'-A • S-c)
Date Adopted �•a 0y
September 27,2004
Yorkville Subdivision Control Ordinance
YORKVILLE SUBDIVISION CONTROL ORDINANCE
SECTION
1.00 TITLE
2.00 INTENT&PURPOSE
3.00 GENERAL PROVISIONS
3.01 Jurisdiction
3.02 Interpretation
3.03 Separability
3.04 Rules
4.00 DEFINITIONS
5.00 PROCEDURE FOR SUBMISSION OF SUBDIVISION PLAT
5.01 Concept Plan
5.02 Preliminary Plan
5.03 Final Plan
6.00 REQUIRED INFORMATION TO BE SHOWN ON SUBDIVISION PLANS&PLATS
6.01 Pre-Application Conference Plan
6.02 Preliminary Plan
6.03 Final Plan
7.00 DESIGN STANDARDS
7.01 General
7.02 Public Sites and Open Spaces
7.03 Standards
7.04 Half-Streets
7.05 Alleys
7.06 Street Jogs
7.07 Street Intersections
7.08 Blocks
7.09 Lots
7.10 Easements
8.00 REQUIRED IMPROVEMENTS
8.01 Improvement Requirements Prior to Filing Final Plat
8.02 Subdivision Securities
8.03 Construction Warranty
8.04 Procedure
8.05 Construction and Inspection
8.06 As-Built Plans
8.07 Survey Monuments
8.08 Acceptance of Dedication,Improvements
8.09 Streets
8.10 Sidewalks
8.11 Street Lighting
8.12 Signage,Guard Rails,&Landscaping
8.13 Storm Water Drainage
8.14 Sanitary Sewer System
8.15 Water System
8.16 Over-sizing of Utilities
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Yorkville Subdivision Control Ordinance
YORKVILLE SUBDIVISION CONTROL ORDINANCE,CONTINUED
SECTION,CONTINUED
9.00 ADMINISTRATION
9.01 Building Permit
9.02 Certificate of Occupancy
9.03 Variations
10.00 AMENDMENTS
10.01 Initiation of Amendment
10.02 Processing Application for Amendment
10.03 Decisions
11.00 FEE SCHEDULE
11.01 Land-Cash Contributions
11.02 Fees
12.00 VIOLATIONS,PENALTY,&ENFORCEMENT
13.00 REPEALER
14.00 SEVERABILITY
15.00 EFFECTIVE DATE
Exhibit I Standard Specifications for Improvements
Exhibit 2 Park Development Standards
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Yorkville Subdivision Control Ordinance
SECTION 1.00-TITLE
This Ordinance shall hereafter be known,cited,and referred to as the Yorkville Subdivision Control Ordinance.
SECTION 2.00—INTENT&PURPOSE
The regulations of this ordinance are adopted:
To protect the interests of the land owner,the investor in land,the homeowner,and the municipal unit;
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;
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;
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
To establish procedures for the submission, approval, and recording of plats, to provide the means for
enforcement of the ordinance,and to provide penalties for violations.
SECTION 3.00—GENERAL PROVISIONS
3.01 JURISDICTION
3.01.01 This Ordinance 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 miles
beyond the incorporated limits of the United City of Yorkville.
3.02 INTERPRETATION
3.02.01 Minimum Requirements: The provisions of this Ordinance shall be held to be the minimum
requirements for the promotion of public health,safety,and welfare.
3.02.02 Relationship with Other Laws: Where the conditions imposed by any provision of the Ordinance 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.
3.02.03 Effect On Existing Agreement. This Ordinance is not intended to abrogate any easement, covenant,
or any other private agreement, provided that where the regulations of this Ordinance are more
restrictive (or impose higher stands or requirements) than such easements, covenants, or other
private agreements,the requirements of this Ordinance shall govern.
3.02.04 The Standard Specifications for Improvements shall be hereby included and made a part of this
Subdivision Control Ordinance in its entirety.
3.02.05 The Park Development Standards shall be hereby included and made a part of this Subdivision
Control Ordinance in its entirety.
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Yorkville Subdivision Control Ordinance
3.03 SEPARABILITY
3.03.01 Should any section, subsection, clause, or provision of this Ordinance be declared by a court of
competent jurisdiction to be invalid, the same shall not affect the validity of the Ordinance as a
whole,or any part thereof,other than the part so declared to be invalid.
3.04 RULES
3.04.01 In the construction of this Ordinance, 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.
3. The word"may"is permissive.
4. The masculine gender includes the feminine and neuter.
SECTION 4.00—DEFINITIONS
4.01 The following words and terms, wherever they occur in this Ordinance, shall be interpreted as herein
defined:
A11ey: 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 right-of-ways, 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.
Cit : The Mayor and City Council of the United City of Yorkville,Illinois.
Crosswalk: A strip of land 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
non-residential uses.
Development: Any man-made 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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Yorkville Subdivision Control Ordinance
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 180 days;
d) Construction of roads,bridges,or similar projects;
e) Redevelopment of a site;
f) Filling, dredging, grading, clearing, excavating, paving, or other non-agricultural
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 80 feet from the centerline of
the intersecting cross street.
Floodplain: That land adjacent to a body of water with ground surface elevations at or below the base
flood or the 100-year frequency flood elevation. The floodplain is also known and the Special Flood
Hazard Area(SFHA).
Frontage: The property on one side of a street,between two 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 on or more property lines of a subdivision tract,to which the sub-divider
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 the Ordinance.
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 manufacturing purpose.
Land Improvement: All required onsite and offsite 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 drainage way
facilities,pedestrian ways,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 opposite lot lines of which abut upon streets which are more or less
parallel.
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Yorkville Subdivision Control Ordinance
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: The word parcel shall refer broadly to a lot,tract,or any other-piece of land.
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.
Parkin Lot: An area permanently reserved and/or used for the temporary storage of motor vehicles.
Plan, Concept: A tentative map or drawing which indicates the subdivider's proposed layout of a
subdivision,including a site plan indicating existing offsite roadway connections.
Plan.Final: The final plat,plus all accompanying information required by this Ordinance.
Plan Preliminary: The preliminary plat,plus all accompanying information required by this Ordinance.
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 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.
Re-subdivision: 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, the maker of the plat on which such right-of-way is established shall dedicate
storm drains,or any other use involving maintenance by a public agency to public use.
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 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.
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Yorkville Subdivision Control Ordinance
Sewage Disposal System Central: A system of sanitary sewers, serving ten or more lots that discharge
either into an interceptor sewer or an approved sewage treatment plant.
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,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.
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. 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 1000ADT.
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 1000ADT.
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 2500 ADT.
Street, Collector: A Street that collects and distributes traffic, primarily within residential areas. This
street carries between 2500 and 12,000 ADT.
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 1000 and
2500 ADT.
Street Width: The shortest distance between the backs of the curb or edge of pavement of a roadway.
Sub-divider: 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 or more lots or
parcels. The term subdivision includes re-subdivision and, where it is appropriate to the context,relates
to the process of subdividing or to the land subdivided. For the purpose of this manual,the requirements
contained herein shall not apply,and no plat is required,in any of the following instances:
1. The division or subdivision of land into parcels or tracts of five acres or more in size,
which does not involve any new streets or easements of access;
2. 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;
3. The sale or exchange of parcels of land between owners of adjoining and contiguous land;
4. 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 involved any new streets or easements of
access;
5. 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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Yorkville Subdivision Control Ordinance
6. 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;
7. Conveyances made to correct descriptions in prior conveyances;
8. The sale or exchange of parcels or tracts of land existing on the date of adoption of this
Resolution into no more than two parts, and not involving any new streets or easement of
access.
Turn-Around: 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.
SECTION 5.00—PROCEDURE FOR SUBMISSION OF SUBDIVISION PLAT
Instructions for subdivision plat processes leading to approval and plat recording:
5.01 CONCEPT PLAN
5.01.01 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 35 folded copies of his concept plan, a
minimum of 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 land owners within 500 feet of the
application property to the City's Deputy Clerk, for the purpose of sending certified notices of the
required public hearing(s).
5.01.02 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 weeks prior to the targeted Plan Commission.
5.01.03 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.
5.01.04 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.
5.01.05 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.
5.02 PRELIMINARY PLAN
5.02.01 The preliminary plan is a drawing complying with all provisions of this Ordinance, and when
considered necessary by the Plan Commission or the Plan Council, should be accompanied by other
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.
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Yorkville Subdivision Control Ordinance
5.02.02 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, re-
zoning, 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, and the United City of Yorkville
Administrative Offices. As part of the application, the petitioner shall also provide the names and
addresses of all land owners within 500 feet of the application property to the City's Deputy Clerk,
for the purpose of sending certified notices of the required public hearing(s).
5.02.03 Following a written report from the Plan Council, and after review of the Preliminary Plan and
discussion with the Sub-divider on changes and additions that may be required for the plan,the Plan
Commission shall make a recommendation in writing to the City Council.
5.02.04 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 45 days, act on the
Preliminary Plan. The subdivider shall be notified in writing of any conditions of approval or
reasons for disapproval.
5.02.05 Approval of the Preliminary Plan is tentative only, and shall be effective for a period of twelve
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.
5.02.06 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.
5.02.07 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 we 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.
5.03 FINAL PLAN
5.03.01 Approval of the Preliminary Plan all 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.
5.03.02 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.
5.03.03 The proposed Final Plat must be accompanied by 12 sets of the proposed improvement plans for
review by the plan Council.
5.03.04 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 45 days from receipt of the Plan Council minutes, wither approval or
disapproval of the Final Plat and its reasons for such recommendation.
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Yorkville Subdivision Control Ordinance
5.03.05 The final plat then proceeds to The Economic Development Committee which consisting 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.
5.03.06 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.
5.03.07 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.
5.03.08 The Final Plat shall be recorded with the County Recorder of Deeds,within thirty days from the date
of final approval, or final approval shall be considered null and void. This requirement shall not
apply when delay in recording a plat is due to circumstances beyond the control of the City or
developer.
5.03.09 Final Engineering Plan: Submit 3 sets of the Final Engineering Plans to the Deputy Clerk at the City
Administrative Offices for review and recommendation by the City Engineer.
SECTION 6.00 REQUIRED INFORMATION TO BE SHOWN ON SUBDIVISION PLANS&PLATS
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.
6.01 PRE-APPLICATION CONFERENCE PLAN
6.01.01 Concept Plan: The Concept Plan may be done free hand,but shall be done with reasonable accuracy
and clarity. The scale of the drawing should be 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 10' contour intervals such as can be obtained from USG maps;
5. Proposed layout of streets,lots,parks,and non-residential areas,including storm water control;
6. Number of dwelling units,gross and net density;
7. Minimum and average lot sizes;
S. 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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Yorkville Subdivision Control Ordinance
6.01.02 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 water courses,drainage ways,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.
6.01.03 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.
6.02 PRELIMINARY PLAN
6.02.01 The Preliminary Plan shall be drawn at a scale of 1" = 100', unless another scale is approved or
required by the Plan Commission or the plan Council at the pre-application conference.
6.02.02 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 2' contour intervals.
5. The proposed subdivision name, which shall not duplicate the name of any plat previously
recorded in Kendall County;
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 of parcels of un-subdivided land
within 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(15 0)feet of the proposed
subdivision;
11. The approximate areas of all parcels of land intended to be dedicate for 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(20) feet 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;
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Yorkville Subdivision Control Ordinance
13. Approximate storm water runoff and detention/retention calculations shall be in accordance with
the Standard Specifications for Improvements. Offsite 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,drainage ways,and other public utilities;
15. Existing trees greater than 6"caliper;
16. Proposed plantings;
17. Legal Description;
18. Site date(See Figure No. 5 in Standard Specifications);
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;
22. A field tile survey,showing locations where exploration trenches were dug,and what was found.
6.02.03 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 set-back 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.
6.02.04 The following information shall be shown for all multiple-family, commercial, industrial, and other
non-residential area:
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 set-back 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.
6.03 FINAL PLAN
6.03.01 The Final Plan shall be drawn in ink,at a scale of 1"= 100',or larger,on a non-fading,stable,Mylar
material. The sheet size for plats or plans shall be not less than 18"x 24",nor larger than 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 improvements. See Figure No. 6 in Standard Specifications.
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Yorkville Subdivision Control Ordinance
6.03.02 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 when reasonably 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, US Foot
(IL-E).
2. 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 comers need not be shown.
3. The exact length and bearing of all exterior boundary lines,public grounds, meander-lines, and
easements,unless they parallel a noted boundary.
4. The exact width of all easements,streets,and alleys.
5. The dimensions of all lot lines,to the nearest on hundredth(1/100) of a foot.
6. Building setback lines on all lots.
7. All lots consecutively numbered within consecutively lettered blocks.
8. The number of degrees, minutes, and seconds of all lot angles or bearings of same, other than
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. When a street is on a circular curve,the main chord of the center line 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 (30) foot 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. 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.
11. 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 shall also be given.
12. All lands dedicated to public use,including roads,and streets shall be clearly marked.
13. All water courses,drainage ditches,and other existing features pertinent to the subdivision.
14. 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.
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Yorkville Subdivision Control Ordinance
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
(1)number four(4)vertical rod, and not less than four(4) inches square on top,tapered to six(6)
inches square at the bottom, and thirty-six (36) inches 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 comers or changes in bearing of the exterior
boundary. Metal monuments not less than '/z inch in diameter, and 24 inches in length shall be
placed in the ground at all lot comers, 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. 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(1/5000),the plat may be rejected.
17. Certificates of Approval to be shown on Final Plat,as applicable:
1. Surveyor
2. Owner
3. Notary
4. City Administrator
5. Township Highway Commissioner,if applicable
6. County Supervisor of Highways,if applicable
7. Illinois Department of Transportation,if applicable
8. City Clerk
9. City Plan Commission,Chairman
10. Mayor
11. County Clerk
12. County Recorder
13. City Engineer
14. School District Certificate
15. Drainage Overlay Certificate,if applicable
SECTION 7.00—DESIGN STANDARDS
7.01 GENERAL
7.01.01 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;
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Yorkville Subdivision Control Ordinance
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.
7.02 PUBLIC SITES AND OPEN SPACES
7.02.01 Where a proposed park,playground, school,or other public use shown 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.
7.03 STANDARDS
7.03.01 The United City of Yorkville "Standard Specifications for Improvements", and the Yorkville Park
Board "Park Development Standards" shall be incorporated herein, and shall apply to any and all
development,not only subdivisions.
7.04 HALF-STREETS
7.04.01 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- (40) feet, and a pavement width
of not less than twenty-two and one-half(22-'/i) feet, 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 ad all other subdivision streets.
7.05 ALLEYS
7.05.01 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.
7.05.02 Alleys shall not be approved in residential areas, unless necessary because of topography or other
exceptional circumstances.
7.05.03 Alley widths shall be not less than twenty-four(24)feet.
7.05.04 Dead-end alleys shall be prohibited.
7.06 STREET JOGS
7.06.01 Street intersection jogs with centerline offsets of less than one hundred, fifty- (150) feet shall be
prohibited.
7.07 STREET INTERSECTIONS
7.07.01 Streets shall be laid out so as to intersect as nearly as possible at right angles. Proposed intersections
at angles of less than eighty-(80)degrees shall not be acceptable.
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Yorkville Subdivision Control Ordinance
7.08 BLOCKS
7.08.01 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 on thousand,
three hundred, and twenty(1320) feet,nor have less than sufficient width to provide two 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.
7.08.02 Paved an fenced pedestrian crosswalks,not less than ten(10) feet wide,may be required by the Plan
Commission through the center of blocks more than nine hundred (900) feet long, where deemed
essential to provide circulation or access to schools, playgrounds, shopping centers, transportation,
and other community facilities. Paving shall be three (3) inches of bituminous concrete surface
course on ten (10) inches of compacted CA-6 base. Fencing shall be four(4) feet high, continuous
chain-link fence on both sides of the walkway on an easement.
7.09 LOTS
7.09.01 All lots shall meet the minimum depth,width,and area requirements of the Zoning Ordinance.
7.09.02 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.
7.09.03 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.
7.09.04 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 thirteen hundred (1300)
feet apart,center-line to center-line,unless topography or existing street locations dictate otherwise.
7.09.05 Excessive depth in relation to width shall be avoided.
7.09.06 All lots shall front or abut on a public street.
7.09.07 Side lot lines shall be substantially at right angles or radial to street lines.
7.09.08 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.
7.09.09 Subdivisions must include the entire parcel being divided, and may have no exceptions or
exclusions;and shall not contain"leftover"pieces,corner,or remnants of land.
8.09.10 Lot widths shall be measured at the building setback line,and may be reduced ten(10)percent at the
end of a cul-de-sac,providing the lot area meets the requirements of the Zoning Ordinance.
7.09.11 Comer lots shall have a buildable area equal to or greater than the smallest interior lot on the same
block.
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Yorkville Subdivision Control Ordinance
7.10 EASEMENTS
7.10.01 Easements shall be provided at the rear of all lots. Such utility easement shall be at least ten (10)
feet 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.
7.10.02 Easements shall be provided at the side of all lots, and shall be at least five(5) feet wide on each lot,
immediately adjacent to the property line.
7.10.03 Easements shall be provided along both sides of all right-of-ways, 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 have reviewed easements, and any easement
provisions to be incorporated on the plat or in the deeds, or the organization responsible for
furnishing the service involved.
7.10.04 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.
7.10.05 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(15') feet shall be used.
SECTION 8.00—REOUIRED UVWROVEMENTS
8.01 IMPROVEMENT REQUIREMENTS PRIOR TO FILING FINAL PLAT
8.01.01 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.
8.02 SUBDIVISION SECURITIES
8.02.01 In lieu of construction on 8.01 above, 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 (10) percent, 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 shall issue the Bond or Letter of
Credit posted or Bank recognized by the State of Illinois, and approved by the City Attorney, 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(15%)percent 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.
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Yorkville Subdivision Control Ordinance
8.03 CONSTRUCTION WARRANTY
8.03.01 The subdivision irrevocable bond or Letter of Credit shall be released after an appropriate City
Council Resolution accepting the improvements for public ownership. 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 (10) percent of the Land Improvement cost, to ensure that any and all
improvements will properly function as designed, with no defects after the City Council formal
acceptance.
8.04 PROCEDURE
8.04.01 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 drainage ways;
5. Sanitary sewerage system;
6. Water supply and distribution;
7. Public utility locations;
8. Street lights;
9. Sidewalks
10. Street signs,guard rails,and other special requirements;
11. Parkway trees;and
12. Payment in full of all City fees.
8.05 CONSTRUCTION AND INSPECTION
8.05.01 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. 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 Sections 8.05 through Section 8.16, and
the City's Standard Specifications for Improvements.
8.05.02 Construction of all improvements required by this Ordinance must be completed within two years
from the date of approval of the Final Plat, unless good cause can be shown for granting an
extension of time.
8.05.03 The sub-divider 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.
8.05.04 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.
8.05.05 Dumpsters, work trailers, and construction materials shall not be stored or located in roadways or
public right-of-ways at any time,without exception.
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Yorkville Subdivision Control Ordinance
8.06 AS-BUILT PLANS
8.06.01 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 or Credit, assuring their completion. The coordinate
system for As-Built drawings shall be NAD27 Illinois State Planes,East Zone,US 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.
8.07 SURVEY MONUMENTS
8.07.01 Permanent and any other monuments required in this Ordinance shall be installed prior to the
approval of the Final Plat.
8.08 ACCEPTANCE OF DEDICATION IMPROVEMENTS
8.08.01 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.
8.08.02 Approval of the Final Plat shall be dependent upon presentation of proof of responsibility for the
maintenance of all community improvements.
8.08.03 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 is 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 (10) percent of the cost of the Land
Improvements,as specified in this Ordinance,after City Council acceptance.
8.09 STREETS
8.09.01 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. Right-of-ways at intersections shall have a twenty-five (25) foot radius or chord
where right-of-way lines intersect.
8.10 SIDEWALKS
8.10.01 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 (5) feet, as specified in the City's Standard
Specifications for Improvements.
8.11 STREET LIGHTING
8.11.01 A complete, functioning street light system shall be installed by the developer, at his expense, in all
subdivisions as specified in the City's Standard Specifications for Improvements.
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Yorkville Subdivision Control Ordinance
8.12 SIGNAGE GUARD RAILS AND LANDSCAPING
8.12.01 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.
8.12.02 Steel plate beam guardrails shall be placed along the shoulder of any street,where street construction
has resulted in an embankment greater than six(6)feet in height.
8.12.03 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.
8.12.04 All improvements herein shall be as specified in the City's Standard Specifications for
Improvements.
8.13 STORM WATER DRAINAGE
8.13.01 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.
8.13.02 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 shall not be deposited on the
property of adjoining land owners,in such a manner as to cause erosion or other damage.
8.13.03 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.
8.13.04 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.
8.14 SANITARY SEWER SYSTEM
8.14.01 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 bome by the developer. The sanitary sewer system
shall be as specified in the City's Standard Specifications for Improvements.
8.15 WATER SYSTEM
8.15.01 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.
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Yorkville Subdivision Control Ordinance
8.16 OVERSIZING OF UTILITIES
8.16.01 When, in any subdivision, now within the City, or within one and one-half(1 '/z) miles of the City
limits, which normally would require a certain size water main, sanitary sewer, and/or 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.
8.16.02 Watermain 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 1500 gpm. The required fire flow rate for commercial and
industrial areas shall be 3250 gpm. The required fire flow rate within five hundred feet of a school
site shall be 3375 gpm.
8.16.03 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.
8.16.04 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.
SECTION 9.00—ADNIINISTRATION
9.01 BUILDING PERMIT
9.01.01 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 approved for platting or
re-platting,until all requirements of this Ordinance 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.
9.02 CERTIFICATE OF OCCUPANCY
9.02.01 A certificate of occupancy may be issued for the use of any structure within a subdivision approved
for platting or re-platting 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.
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Yorkville Subdivision Control Ordinance
9.03 VARIATIONS
9.03.01 Where the Zoning Board of Appeals finds that extraordinary hardships or particular difficulties may
result from the strict compliance with the Ordinance, 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 Ordinance or the Comprehensive Plan.
9.03.02 The standards and requirements of the Ordinance 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 for circulation,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.
9.03.03 The Zoning Board of Appeals shall not recommend variations or exceptions to the regulations of this
Ordinance 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 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.
9.03.04 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.
SECTION 10.00—AMENDMENT
10.01 INITIATION OF AMENDMENT
10.01.01 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 1'/z miles of the corporate limits of the City,may
propose amendments.
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Yorkville Subdivision Control Ordinance
10.02 PROCESSING APPLICATION FOR AMENDMENT
10.02.01 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 bearing.
10.02.02 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.
10.02.03 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.
10.02.04 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.
10.03 DECISIONS
10.03.01 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
to the Plan Commission for further consideration.
10.03.02 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.
SECTION 11.00—FEE SCHEDULE
11.01 LAND CASH CONTRIBUTIONS
11.01.01 Sub-dividers 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.
11.02 FEES
11.02.01 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 Subdividers'
developments in the city.
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Yorkville Subdivision Control Ordinance
SECTION 12.00—VIOLATION PENALTY ENFORCEMENT
12.00.01 Any person, firm, or corporation who violates, disobeys, omits, neglects, refuses to comply with, or
who resists enforcement of any of the provisions of this Ordinance shall be fined not less than fifty
dollars ($50.00), nor more than two hundred dollars ($200.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
12.00.02 The City Engineer is hereby designated and authorized to enforce this Ordinance. However, it shall
also be the duty of all officers,citizens,and employees of the City,particularly of all members of the
Engineering, Police, and Public Works Departments, to assist the City Engineer in reporting to him
any new construction,reconstruction,improved land uses,or upon any apparent violation.
SECTION 13.00—REPEALER
13.00.01 All Ordinances or parts thereof conflicting with the provisions of this Ordinance are hereby repealed
to the extent of such conflict.
SECTION 14.00—SEVERABILITY
14.00.01 If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason
held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed
a separate, distinct, and independent provision, and such holding shall not affect the validity of the
remaining proportions hereof.
25
Yorkville Subdivision Control Ordinance
SECTION 15.00—EFFECTIVE DATE
15.01 This Ordinance 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 c� day of >20
r"
Mayor
Passed and approved by the City Council of the United City of Yorkville,Kendall County,Illinois,
This _day o ,2034
ATTEST:
City Clerk
SEAL
RICHARD STICKA WANDA OHARE
VALERIE BURD LARRY KOT
MARTY MUNNS PAUL JAMES
JOE BESCO ROSE SPEARS
26
Exhibit 1
RESOLUTION FOR THE
UNITED CITY OF YORKVILLE
STANDARD SPECIFICATIONS FOR UgPROVEMENTS
Resolution No.o0'-�"
These Standards apply to all infrastructure improvements, and may be modified as needed upon the advice
of the City Engineer for special identified situations or conditions. All contractors shall give 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 of 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 Specifications for Improvements
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 seventy- (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 95%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") 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 F higher than that
allowed by IDOT specifications. The surface elevation of the asphalt at the concrete gutter shall be '/ 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 minimum 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-placed 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 3/ 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 backfrlling. 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 growth. 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
(15') 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 II 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 "I" Superpave mixture. The bituminous concrete binder course shall be a
minimum of 2.5 inches in thickness. The aggregate stone base shall be 10 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 "I" 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 for Improvements
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 Roadways and Commercial4ndustrial 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.
Major 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.
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') feet 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%)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") 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%)percent.
3. In Estate-residential subdivisions, 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(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-6
Standard Specifications 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 luminaries 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%) percent from power supply to the last pole,
with no wire size smaller than No. Six (6) Type RHH or RHW Underground Service Cable (USC). All
streetlights shall operate at 120 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 time.
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.
Splices: All cable on the underground cable section shall be continuous, and no splicing shall 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 minimum 5/8-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 Acceptance: 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. M2RR1551N2AMS3F, or approved equal with the
1-1/4"side mount built-in ballast. The luminaries shall be fitted with General Electric Company"Lucalox"
high-pressure sodium lamps LU 150/55/D, 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.
Major 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
luminare 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 bum 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 lighting 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 paced 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 just 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.
Storm 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 Improvements
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 HD 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
9. 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%) 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%) 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 1.8 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.
S-12
Standard Specifications for Improvements
WATER SYSTEM
1. All water mains shall be Class 52 ductile iron pipe, conforming to the latest specification
requirements of ANSI A21.5.1. 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 type "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 A-423 Super Centurian
3. Waterous WB-67-250
Hydrants shall have a 5-1/4"main valve assembly,one 4-1/2"pumper nozzle,and two 2-1/2"
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/l 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 Specifications for Improvements
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 comers,
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 18 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 shelf, 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 watermain 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 bulk 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.
5-14
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 with 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(I) 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.
J. Underground conduit shall be heavy-wall PVC.
S-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-shrink 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.
S-16
Standard Specifications for Improvements
All sanitary sewer manholes shall be provided with approved cast in place rubber boots (flexible
manhole sleeve), having a nominal wall thickness of 3/16" 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 additional/limited 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. When 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 ACCESSIBILITY: 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 each
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
graphic(s) 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 (EXISTING 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 Improvements
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 described 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 RECOMMENDATIONS: 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.
S-19
Standard 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. COMMERCIAL/INDUSTRIAL
Three-inch 1-11 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. COMMERCIAL/INDUSTRIAL
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. COMMERCIAL/INDUSTRIAL
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 o�r���,20CL j-
Mayor
Passed and approved by the City Council of the United City of Yorkville, Kendall County,
Illinois,
This day of
ATTEST:
City Clerk
SEAL
RICHARD STICKA WANDA OHARE
VALERIE BURD LARRY KOT
MARTY MUNNS PAUL JAMES
JOE BESCO
ROSE SPEARS
S-21
FIGURE 2
Minimum Minimum Minimum radius Minimum Tangent
Right-of-Way Roadway to Centerline of Length of between Maximum Minimum Clear Sight
Street Width Width Horizontal Curves Vertical Curves Reverse Curves Gradient Gradient Distance
Expressways 200 ft 1000 ft 30x* 200 ft 5% 0.50% 500 ft
Local Expressways 100 ft 1000 ft 30x' 200 ft 5% 0.50% 500 ft
Collector, Major 80-100 ft 51 ft 1000 ft 30x" 200 ft 5% 0.50% 500 ft
Collector, Minor 70 ft 34 ft 400 ft 30x* 200 ft 5% 0.50% 400 ft
Local, Minor for
Row houses &Apts 66 ft 30 ft 150 ft 15x* 100 ft 8% 0.50% 200 ft
Minor, for Single
Family Residence 66 ft 30 ft 100 ft 15x* 100 ft 8% 0.50% 200 ft
Cul-de-Sac Street** 66 ft 30 ft 100 ft 15x* 100 ft 6% 0.50% 200 ft
Turn-around Diameter 130 ft 100 ft
Length Maximum 600 ft***
Business & Industrial
Districts 80-100 ft 39 ft 500 ft 30x* 200 ft 5% 0.50% 500 ft
* x= algebraic difference in rules of= grade. Where x is less than 3, then 3 shall be substituted for the actual value.
** See definitions.
*** The maximum length of a cul-de-sac shall be measured along its center line, between the center line of an intersection through
street and the maximum extent of the turn-around right-of-way.
Minor Collector streets shall not have intersecting streets or drives any closer than 200 feet apart. Major Collector streets shall not
have intersecting streets or drives any closer than 400 feet apart.
FIGURE NO. 3
DETENTION POND VOLUME CALCULATIONS, CONTINUED
2-Year Detention Pond Volume
Subdivision Name: Sample For Standard Specifications Date:
Storage Required
Duration Intensity Runoff Rate Volume
Hour In/hr) (CFS) (CFS) (acre-ft
0.250 3.28 14.268 14.108 0.291
0.500 2.24 9.744 9.584 0.396
1.000 1.43 6.221 6.061 0.501
2.000 0.90 3.915 3.755 0.621
3.000 0.65 2.828 2.668 0.661
4.000 0.53 2.306 2.146 0.709
5.000 0.44 1.914 1.754 0.725
6.000 0.38 1.653 1.493 0.740
8.000 0.31 1.349 1.189 0.786
10.000 0.26 1.131 0.971 0.802
12.000 0.22 0.957 0.797 0.790
15.000 0.18 0.783 0.623 0.772
18.000 0.16 0.696 0.536 0.797
21.000 0.14 0.609 0.449 0.779
24.000 0.13 0.566 0.406 0.804
Composite "C"factor determination
Type of Area Acres "C" Factor CxA
Grass 1.000 0.500 0.500
Pavement 1.000 0.980 0.980
Wet/Green Detention 1.000 1.000 1.000
Rooftop 1.000 1.000 1.000
TOTALS 4.000 3.480
^C" = 0.870
Cm =1.25 x C= 1.088
Allowable Run-off= 0.04 cfs/acre
Allowable Run-off= 0.1,5 cfs
Required detention"';volume,. 0.804acre-feet
FIGURE NO. 3
DETENTION POND VOLUME CALCULATIONS, CONTINUED
25-Year Detention Pond Volume
Subdivision Name: Sample For Standard Specifications Date:
Storage Required
Duration Intensity Runoff Rate Volume
Hour Lbm CFS j (CFS) (acre-ft
0.250 5.96 25.926 25.606 0.529
0.500 4.08 17.748 17.428 0.720
1.000 2.59 11.267 10.947 0.905
2.000 1.63 7.091 6.771 1.119
3.000 1.18 5.133 4.813 1.193
4.000 0.97 4.220 3.900 1.289
5.000 0.82 3.567 3.247 1.342
6.000 0.69 3.002 2.682 1.330
8.000 0.56 2.436 2.116 1.399
10.000 0.46 2.001 1.681 1.389
12.000 0.40 1.740 1.420 1.408
15.000 0.33 1.436 1.116 1.383
18.000 0.28 1.218 0.898 1.336
21.000 0.25 1.088 0.768 1.332
24.000 0.23 1.001 0.681 1.350
Composite "C"factor determination
Type of Area Acres "C" Factor CxA
Grass 1.000 0.500 0.500
Pavement 1.000 0.980 0.980
Wet/Green
Detention 1.000 1.000 1.000
Rooftop 1.000 1.000 1.000
TOTALS 4.000 3.480
0.870
Cm =1.25 x C= 1.088
Allowable Run-off= 0.08 cfs/acre
Allowable.Run-off F= 0.32 cfs
Required detention volume - 1.40 ,acre=feet
FIGURE NO. 3
DETENTION POND VOLUME CALCULATIONS
100-Year Detention Pond Volume
Subdivision Name: Sample for Standard Specifications Date:
Storage Required
Duration Intensity Runoff Rate Volume
Hour In/hr CFS) QCFS acre-ft
0.250 8.20 35.670 35.070 0.725
0.500 5.60 24.360 23.760 0.982
1.000 3.56 15.486 14.886 1.230
2.000 2.24 9.744 9.144 1.511
3.000 1.62 7.047 6.447 1.598
4.000 1.30 5.655 5.055 1.671
5.000 1.10 4.785 4.185 1.729
6.000 0.95 4.133 3.533 1.752
8.000 0.77 3.350 2.750 1.818
10.000 0.64 2.784 2.184 1.805
12.000 0.55 2.393 1.793 1.778
15.000 0.46 2.001 1.401 1.737
18.000 0.39 1.697 1.097 1.631
21.000 0.35 1.523 0.923 1.601
24.000 0.32 1.392 0.792 1.571
Composite "C"factor determination
Type of Area Square Feet Acres "C" Factor CxA
Grass 43560 1.000 0.500 0.500
Pavement 43560 1.000 0.980 0.980
Wet/Green Detention 43560 1.000 1.000 1.000
Rooftop 43560 1.000 1.000 1.000
TOTALS 174240 4.000 3.480
„C', = 0.870
Cm =1.25 x C= 1.088
Allowable Run-off= 0.15 cfs/acre
A llowable`Run=off 0.60 cfs
Required detention Volume = 1.818 acre feet
,!
FIGURE 4
THE UNITED CITY OF YORKVILLE
10' 6' RA.V 0•
b' SIDEWALK (TYP.) STANDARD LICHTPOLE
W e ao• a- TREE(BOTH SI)ES)
W ray.
1 �
FIRE HYD. o
GAS-\T 1- 1111112 ml�
i' STORM
BIT. CONC. SURFACE CSE. (1 1/2"
B—BOX SANITARY SEWER
BIT. CONC. BINDER CSE (2 1/2") SEWER ,
WATERMAIN 10° ACC. BASE CSE.
COMB. CC&G TY. B6.12 (TYP.) 17-7
+ NOTE: PAVEMENT FABRIC SHALL
BE PLACED BENEATH AGGREGATE
BASE IN NON—GRANULAR
SUBGRADE AREAS.
TYPICAL LOCAL RESIDENTIAL STREET X=SECTION
NOT TO SCALE
-S25-
FIGURE NO. 5
CHECK LIST FOR PRELIMINARY PLANS
SECTION 1: WRITTEN DOCUMENTS
1. A land use application containing the following: Not Applicable Acceptable Deficient
A. A statement of planning objectives to be achieved by the plan
B. A time schedule of the proposed development of the area
covered by such preliminary plan
C. Exceptions or variations to City Zoning or Subdivision
Ordinances being requested as part of the plan,including the
specific section of the Ordinance.
2. A boundary survey of the area covered by such preliminary plan,
prepared and certified by a registered Illinois surveyor.
SECTION 2: GENERAL PLAN INFORMATION
1. A rendered outline of the area covered by such preliminary
plan drawn at a scale of not less than I inch equals 100 feet.
2. The plan must contain the following information:
A. Scale
B. North Arrow
C. Original and Revised dates
D. Name and address of owner of record
E. Name and address of site plan designer
F. Current zoning of the property
G. All categories of proposed land use
3. The following information regarding contiguous property:
A. Location of contiguous property
B. Zoning of contiguous property
C. Land use of contiguous property
4. The following site data provided in the lower right comer:
A. Size of property in square feet or acres
B. Square footage and percent of site coverage with buildings
C. Square footage and percent of site coverage with pavement
D. Number of parking spaces to be provided
E. Number of parking spaces required by zoning ordinance
F. Number of proposed buildings/dwelling units/lots
SECTION 3• PLAN DATA REOUIREMENTS
1. A site location map.
2. Dimensions of the property.
3. A topographical survey of the area covered by such preliminary plan at two-foot contour intervals drawn at not less than one inch
equals one hundred feet.
4. A detailed plan for the treatment of any proposed stormwater detention or retention facilities.
5. Existing or proposed public roads,streets,and alleys,including classifications,width of right-of-way and paved surfaces,and
existing and proposed sidewalks.
6. Dimensioned building setbacks,and as applicable;areas for off-street parking,trucking maneuvering and service,and open
space/recreational facilities.
A schematic of existing or proposed public utility systems,including the size of sanitary sewers, storm water lines,&streetlights.
Existing vegetation and plantings.
9. Any other information required by the City,to clearly show the proposed site plan elements.
FIGURE NO. 6
CHECK LIST FOR FINAL PLANS
SECTION 1: WRITTEN DOCUMENTS
1. A land use application containing the following: Not Applicable Acceptable Deficient
A. A statement of planning objectives to be achieved by the plan.
B. A development schedule,indicating the approximate dates for
construction of the Final Plan.
C. Petitioners proposed covenants,restrictions,and conditions to
be established as part of the Final Plan.
D. Exceptions or variations to City Zoning or Subdivision
Ordinances being requested as part of the Final Plan,
including the specifics of the Ordinance.
SECTION 2: GENERAL PLAN INFORMATION
1. Must be drawn to accurate engineering scale.
2. Must contain the following information:
A. Scale
B. North Arrow
C. Original and Revised dates
D. Name and address of owner of record
E. Name and address of site plan designer
3. The following information regarding contiguous property:
A. Location of contiguous property
B. Zoning of contiguous property -
C. Land use of contiguous property
4. Site data to be provided in lower right hand comer:
A. Legal Description
B. Size of property in square feet and acres
C. Current Zoning
D. Square footage&percent of site coverage with buildings
E. Square footage&percent of site coverage with pavement
F. Square footage&percent of site coverage with landscaping
G. Number of parking spaces required by zoning ordinance
H. Number of parking spaces to be provided
I. Number of buildings
J. Number of dwelling units
K. Breakdown of dwelling unit bedroom types
5. Landscape data to be provided in lower left hand comer:
A. Number of plantings by type
B. Size of plantings at installation
C. On-center spacing for hedges(Should be 3 feet apart)
D. Caliper size of all trees at installation
FIGURE NO. 6
CHECK LIST FOR FINAL PLANS, CONTINUED
SECTION 3: PLAN DATA REQUIREMENTS
1. Dimensions of property.
2. Existing and proposed public and private streets,right-of-ways,driveways,all principal and accessory buildings and
their uses,dimensioned building setbacks,lot sizes,sidewalks,off-street parking,service areas,open spaces,and
recreation facilities.
3. Preliminary architectural plans for all residential buildings,in sufficient detail to show basic building plan.
4. The existing and proposed vehicular and pedestrian circulation systems,indicating their inter-relationship and proposed
treatments of points of conflict.
5. Existing and proposed utility systems, including sanitary sewers,water,electric,gas,telephone,and cable television
lines,including their sizes.
6. Proposed public and private lighting systems.
7. Existing and proposed easements for utility services.
8. Proposed signage,indicating location and size.
9. Existing vegetation and plantings.
10. Proposed berming and fencing.
11. The location and size in acres or square feet of all areas to be conveyed,dedicated,or reserved as common open space,
public parks,recreational areas,school sites, and similar semi-public uses.
12. Any other information necessary to clearly show the proposed site plan elements.
BY
UN
CIL
�LZ�2tOJ3
UNITED CITY OF YORKVILLE
PARK AND RECREATION DEPARTMENT
PARKS DEPARTMENT
PARK DEVELOPMENT STANDARDS
June 1, 2003
TABLE OF CONTENTS
1. DEFINITIONS.........................................................................................................4
2. OPEN SPACE SYSTEM AND GUIDELINES .........................................................5
2.1. CATEGORIES OF OPEN SPACE...............................................................................................5
2.2. LAND I CASH DEDICATION ORDINANCES.............................................................................7
2.2.1. Areas of NO Credit................................................................................................................
2.2.2. Full or Partial Credit..............................................................................................................8
2.3. PARK DEVELOPMENT TIMELINE and PROCEDURES.........................................................8
3. NEIGHBORHOOD PARK IMPROVEMENT STANDARDS....................................9
3.1. Park Design—Neighborhood park...........................................................................................9
3.2. Timing of Dedication and Acceptance....................................................................................9
3.3. Utilities......................................................................................................................................10
3.4. Topsoil......................................................................................................................................10
3.4.1. General...............................................................................................................................10
3.4.2. Stockpiling..........................................................................................................................10
3.5. Grading/Filling.......................................................................................................................10
3.5.1. Slopes.................................................................................................................................10
3.5.2. Filling/Borrow....................................................................................................................10
3.5.3. Environmental Precautions/Assessment..........................................................................11
3.6. Detention/Retention Basins-Stormwater Management...................................................11
3.6.1. General:..............................................................................................................................11
3.6.2. Retention Basins(Wet Ponds)...........................................................................................11
3.6.3. Detention Basins(Dry Ponds)............................................................................................12
3.6.4. Inlet and grate design.........................................................................................................15
3.7. Greenways/Wetlands/Floodplain areas..............................................................................15
3.8. Conservation and Protected Areas........................................................................................15
3.9. Turf Grass.................................................................................................................................15
3.9.1. Mulching.............................................................................................................................15
3.10. Existing Vegetation, new plantings,and landscaping.........................................................16
3.10.1. Existing Vegetation............................................................................................................16
3.10.2. New Landscape Material- Planting Standards..................................................................16
3.11. Pathways and Trails on Public Property...............................................................................20
3.12. Playgrounds/Park Improvements ........................................................................................22
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.2
3.13. Maintenance Standards (By Developer)................................................................................23
3.13.1. Escrows(Under Legal Consideration)...............................................................................23
3.13.2. General..............................................................................................................................23
3.13.3. Turf.....................................................................................................................................23
3.13.4. Plantings............................................................................................................................24
3.13.5. Mesic and Wet mesic areas...............................................................................................24
3.13.6. Playground and Site Improvements...................................................................................26
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.-3
1. DEFINITIONS
1. Standard Specifications: (SSRBC)Whenever reference is made to the"Standard
Specifications it shall be understood to mean the latest issue of the"Standard Specifications
for Road and Bridge Construction"and subsequent revisions of the"Supplemental
Specifications and Recurring Special Provisions"of the Illinois Department of Transportation.
2. Developer: Refers to and means the individual, corporation, co-partnership or other person or
organization who or which has desires to bring a new subdivision or planned unit development
within the corporate limits of the United City of Yorkville.
3. Americans with Disabilities Act: Refers to the federally mandated Act passed in 1990, and/or
State Accessibility guidelines(Section 504),whichever may be more stringent
4. Buffers:Areas designed to reduce the sound or visual impact on the neighboring community
or houses. Buffers can be made by planting of bushes or a mixture of vegetation.
5. Conservation Natural area identified as having rare plant or animal species, or areas
identified within the Parks Open Space Master Plan. This area may include or be identified as
a fen,watershed or have historic value needing preservation.
6. Detention(Dry Ponds):Areas designed to hold storm water runoff for a determinate amount
of time(typically 48 hours), then drain to a dry condition.
7. Flood Plain: That land adjacent to a body of water with ground surface elevations at or below
the base flood or the 100 year frequency flood elevation. The floodplain is also known as the
Special Flood Hazard Area (SFHA).
8. Private facilities and parks: Parks or facilities that are secluded from the general population;
or owned and controlled by a person or group rather than the public or municipality.
9. Public Open Space:Any publicly owned open area, including but not limited to the following:
parks, playgrounds, conservation, trails, greenways, etc.
10. Retention(Wet Ponds) :Areas designed to hold storm water and natural groundwater on a
permanent basis. Retention areas are designed with normal and high water levels, and an
overflow point for large storms.
11. Public Sidewalk That portion of street or crosswalk way, paved or otherwise surfaced,
intended for pedestrian use only.
12. Trail way Is a paved path or connecting paths or walkways with the intent to allow pedestrians
or bikes to traverse across the City.
13. Wetlands As defined by the Illinois Department of Natural Resources and/or US Army Corps
of Engineers.
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.4
2. OPEN SPACE SYSTEM AND GUIDELINES
The Northeast Illinois Planning Commission states that "Open space provides more than recreational
opportunities; it is land that society needs to conserve as natural, cultural, historic, and agricultural
resources. One of the most common misconceptions regarding open space and recreation is that the
two terms are synonymous.A strong relationship does exist between open space and outdoor
recreation but in most cases, recreation is something separate and distinct from open space."
Therefore, a park is open space, but open space is not necessarily a park.
2.1. CATEGORIES OF OPEN SPACE
The National Park and Recreation Association (NRPA)has developed six categories of open
space that the United City of Yorkville has simplified into three recognized categories. They are:
A. ENVIRONMENTAL CAPACITY-protects natural and or cultural resources from
development.
B. SHAPING CAPACITY-provides relief from extensive urbanization and promote the
integration of neighborhoods. City, county, state, and federal planning agencies usually
define this land as"land that shapes a community and is reflected in greenbelts, county
forest preserves, state, and national parks."This category is also reflected in local
ordinances stipulating density formulas and open space requirements for subdivisions.
C. RECREATIONAL CAPACITY-provides space for single or multiple, active and passive
recreation activities
The United City of Yorkville has determined that acquisition and development of land meeting the
recreational and environmental requirements of its residents is its role in the fabric of the
community.These functions are subdivided into both local and regional classifications. The
Kendall County Forest Preserve provides these functions to the regional area.The Parks
Department's responsibilities pertain to the local classifications,which are:
A. RECREATIONAL CAPACITY-Local Classifications
1. Mini-Parks—The mini-park is used to serve isolated or limited recreational needs.
Mini-parks are often tot lots, created to serve a resident population too distant from a
community park, or in an area with high density populations. The mini-park is
approximately 1 acre in size. Development is usually limited, requiring no parking or
extensive site work. Examples of mini-parks in Yorkville are Purcell Park, and Cobb
Park.
2. Neighborhood Parks-The neighborhood park is sized between 2 to 15 acres. Is
intended as a supplement to or substitute for a play lot where population density,
geographic barriers or distance preclude easy access. Examples of such facilities
include play apparatus areas for pre-school and elementary children, hard surface
areas for hopscotch, shuffleboard, tetherball, four-square and court games for
basketball, volleyball, badminton,etc., and open play areas for softball, football,
soccer, and winter sports. The concept of development emphasizes spontaneous
rather than higher organized play. The playground should be easily accessible to
pedestrian use.
Neighborhood parks may be combined with school sites. Although any classification
of park can be combined with a school, the age of users makes it preferable that
neighborhood parks and elementary schools are the most desirable combination.
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.5
Examples of neighborhood parks in Yorkville are Sleezer Park, Town Square and
Prairie Park.
3. Athletic Parks—These are more commonly associated with Junior High Schools,
where the advantage of multiple athletic fields for public as well as school use comes
to play. The facilities should represent the functional needs of each agency,with the
intent of satisfying one or more of the following requirements: (1)to avoid duplication
of land and facilities unless existing facilities are over utilized: (2)coordination of
services, and (3)to diminish capital expenditures and needs of each agency.
Development should be similar to the neighborhood park.
4. Community Parks-The community park is sized between 7 and 40 acres, and
development is intended for people of all ages. It is preferred; that the park be
centrally located and serve at least four neighborhoods. Amenities found in a
neighborhood park are included, supplemented by large open spaces for athletic
games and organized sports. Internal walk patterns are desirable to connect the
various functions, as well as providing pedestrian and bicycle paths. Adequate off-
street parking should be provided in accordance with functions constructed. It should
be accessible by motorized and non-motorized traffic. The classification may also
serve as a neighborhood park facility for the area in which it is located.
5. Sports Complex-The sports complex is sized between 16—75 acres. It is
developed to meet the needs of specific users groups and local athletic associations-
for practice,team, and tournament play.These sites have adequate parking and are
located on good traffic routes. They may also be located to take advantage of bicycle
and pedestrian trail systems. Fields should be as multipurpose as possible, so a wide
variety of flexibility can be maintained. Due to the ambient noise, traffic, and lights,
sports complexes are not recommended to be located in the center of residential
areas—in fact, sports complexes should be the solution to the typical problems of
using neighborhood parks for competitive athletics. It is best to allow for additional
space when acquiring sports complex space, as needs and trends are subject to
constant change. An example of a sports complex park is Beecher Park.
6. Special Use Parks -Special use parks are intended for single interest activities and
are large enough to accommodate the demand,therefore size can vary from 1 to 50
acres. They may be separate from, or a part of all park classifications;or a previous
classification type may be a part of a special use park. Examples are tennis centers,
outdoor education centers, museums, conservatories, golf course, children's farm,
sports complexes, skate parks, splash/spray parks, swimming pool/aquatic
centers, etc. Since users are going to come from a distance, the site should be near
major vehicular access routes and bike trails.
B. ENVIRONMENTAL CAPACITY-Local Classification
Natural Resource Park(Linear Greenways/Trail systems)-The Natural Resource
Park (or area) is utilized as a buffer zone,watershed, or conservation area and
affords a passive appearance with managed natural habitats and plant ecosystems.
These areas can be used to protect fragile or rare ecosystems. Sizes range most
often range between 20 to 99 acres. Smaller areas may prove useful in special
situations. Often these areas require skilled management to maintain sustainability
and preserve healthy biodiversity of plant life.
When utilized as a linear greenbelt and/or trail corridor, natural areas can serve as
environmental bridges, supporting the movement of wildlife between other larger
areas. When combined with public use areas, greenbelts are usually lined with
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.6
maintained turf areas, and development can include open play areas, pedestrian and
bicycle paths, park benches, picnic and rest areas, and water oriented facilities. It is
quite common to see detention/retention ponds included in these areas. In
instances where this classification of park is flood prone, construction of permanent
structures is discouraged. The public use infrastructure should remain supplementary
to the functional classification of lands described.
Other functions of a natural resource park may include:
1. Conservation of local resources, such as streams,wetland habitats, and forests.
2. Preservation of environmental and/or historic resources in conjunction with local
historic preservation agencies.
2.2. LAND/CASH DEDICATION ORDINANCES
The United City of Yorkville Land Dedication Ordinance requires 10 acres per 1,000 population be
donated for parks as part of the subdivision/planned unit development approval process.The
contribution of land/cash is in accordance with the City Land/Cash Ordinance. It is for these
stipulated acres that the following standards have been developed. These standards will also act
as guidelines for land donated to satisfy other functions of open space.
"The ultimate population density to be generated by a subdivision or planned unit development
shall bear directly on the amount of land required to be dedicated for park and recreation sites.
The acreage of land dedication requirement shall be determined by obtaining the total population
of the development times 10 acres per 1,000 population. Total population is determined by
applying the estimated ultimate population per dwelling unit table to the number of respective units
in the development. Each single family home will be calculated to have four bedrooms; Duplex
unit will be calculated as 50%two bedroom units and 50%three bedroom units; Town home and
apartments will be calculated with two bedrooms".
When available land is inappropriate for park, or recreational use, the City shall require a cash
contribution in lieu of the land dedication. This is based on the land cash calculation and the value
per acre of the land based on the"Fair market value".
In cases approved by the Park and Recreation Board, the contribution of Land Cash can be a
mixture of 50% land 50%cash, or other agreed upon contribution mixes.
A developer may donate the land and cash for park development upfront to have the construction
of the park expedited. Otherwise, a 50% build-out standard for the subdivision may be set in
place for park development.
2.2.1. Areas of NO Credit
1. No credit for exclusively private facilities&parks.
2. No credit for retention or detention areas, measured at the top of the bank.
3. No credit for lands located within the 100 year floodplain.
June 1,2003 PARK DEVELOPMENT STANDARDS -Pg.7
2.2.2. Full or Partial Credit
Credit may be received for active wet areas (lakes, rivers, creeks)historical areas, conservation
area or other areas,that are identified to have recreational or conservation value. This will be
considered on a case-by-case basis. Studies may be required to verify historical and/or
conservation areas.
Credit will be given for trail ways that are identified as infrastructure or connecting trails to a
regional trailway system. Partial credit may be given for undeveloped trailways.
Full credit may be given to land donations that are usable and or classified as developable for use
for the general public.
2.3. PARK DEVELOPMENT T/MEUNE and PROCEDURES
The Park and Recreation Board and staff will plan the development of the park and/open land site
with the following guidelines whenever possible.
1. Based on the established land cash ordinance a developer will make a donation of park land
to the United City of Yorkville Park and Recreation Department for future use and
development.
2. The Park and Recreation Board and staff will project park utilization and design in conjunction
with the Parks Open Space Master plans established needs and determine priority and fiscal
needs.
3. Annually the staff will recommend budget projections for park development based on
available fiscal resources
4. A concept plan will be developed by the park planner or United City of Yorkville Staff
indicating park design and preliminary cost projections.
5. Whenever possible, a public meeting inviting residents for the surrounding subdivision and
area to the location site for input.
6. A finalize concept plan and cost projections will be developed and submitted to the Park
Board for approval and recommendations to the City Council for development.
7. Timeline is established for project management.
8. Project/ Park plan completed.
"There may be occasions when a developer provides development support in advance to a
subdivision being built which may require these procedures to be adjusted or altered.
June 1, 2003 PARK DEVELOPMENT STANDARDS-Pg.8
3. NEIGHBORHOOD PARK
IMPROVEMENT STANDARDS
3.1. Park Design—Neighborhood park
The following criteria are considered desirable traits for a park to be acceptable to the United City
of Yorkville:
1. Size: Park sizes shall range between 2 to 15 acres; meet the requirements of the Park Master
Plan, and the approval of the Park Board.
2. Location: Located close to the geographic center of the population served, or as approved by
the Park Board.
3. Combined with an elementary school when possible.
4. Service Area: Approximately within '/ mile of pedestrian barrier-free walking distance to the .
site from the residential area it serves.A pedestrian barrier is defined as:
• Any street presently classified or planned by the United City of Yorkville, Kendall
County, or State of Illinois a major arterial street or highway;
• Any street with speed limits over 30 miles per hour,
• Collector streets with an average daily traffic count exceeding 3500 cars, and stop
signs or stop lights further apart than'/mile;
• Railroad tracks;
• Natural barriers;
• Land use barriers
5. Dimensions: Parks shall have a minimum dimension of 450 feet on all sides.
6. Street Frontage: Street frontage shall be the full length of the park on two of its sides. Said
streets shall be local or collector streets within the neighborhood. Additional access ways
provided shall be a minimum of forty feet in width. Where a school site is adjacent to a park
site the school site can be considered as one of the two required street frontages.
Reasons for street frontage include:
• Enhanced security and visibility
• On-street parking availability
• Encourages users to access the park through trail or sidewalk connections
• Encourages neighborhood to take ownership and responsibility for their park.
7. Adjoining Developments: Whenever possible, the dedicated parcel shall be combined with
dedications from adjoining developments.
3.2. Timing of Dedication and Acceptance
1. The Parks Department encourages, whenever possible, that at the time rough grading
and placement of topsoil is completed on the first residential structure of a particular unit
development, the park site(s) shall also be completed, ready for grading and/or sodding.
All requirements stated herein for acceptance of the site shall be completed to the
satisfaction of the Parks Department. In cases of more than one park site, or linear
parkways, the developer shall determine a schedule of completion with the approval of
the City. The Parks Department will verify that all requirements have been met and the
site is ready for turf. Final acceptance of the site is determinate on the condition of the turf
as stated herein these requirements Section 3.9.
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg. 9
2. Boundaries: The developer shall be required to install permanent metal boundary markers
at each corner of the park site. Markers shall be of typical federal style aluminum marker
4" in diameter that can be placed on top of a re-bar.
3. The Parks Department has the option to require conveyance of areas designated to be
maintained in a natural state prior to commencement of any site work. A separate site-
specific plat of conveyance shall be prepared and submitted prior to issuance of any
permits.The developer is responsible for securing all areas to be conveyed in a natural
state with temporary fencing from the time the areas are platted to conveyance of the
remainder of the site.
4. Environmental Assessment: For all lands to be dedicated to the City, the developer shall
provide a minimum of a Phase 1 Environmental Assessment, produced by a recognized
consultant.This assessment shall check for hidden,or unknown environmental factors
including, but not limited to, buried or contaminated soils and aquifers, underground
storage tanks, and dump sites.
3.3. Utilities
Unless otherwise authorized by the Parks Department, each park site shall be fully improved with
water, sanitary sewer, storm sewer, and electric service.At the time of installation of public
improvements in the subdivision or planned unit development, the developer shall install the
above-mentioned utilities for the park site in accordance with the city approved engineering plans.
If the park site also functions as a storm water control facility, then the drainage structures and
erosion protection shall be installed during rough grading.
The site shall be free of all private gardens,woodpiles, swing sets, sump pump discharge pipes,
and other items that give the impression that a portion of the site is part of the adjacent property.
No sump pumps shall discharge directly onto the site. They may be connected to a catch basin on
the,site if approved by local authorities and the United City of Yorkville.
3.4. Topsoil
3.4.1. General
Topsoil shall be spread in all lawn areas to a minimum compacted depth of six(6")inches.
Topsoil shall be friable, loamy mixture surface soil. It shall not be extremely acid or alkaline nor
contain toxic substances harmful to plant growth. It shall be of uniform color and texture. Topsoil
shall be free from large roots, sticks, weeds, brush, subsoil, clay lumps, stones larger than one
(1")inch in diameter, and other litter and extraneous matter undesirable to plant growth.
3.4.2. Stockpiling
Contractor shall not stockpile any topsoil or other soil materials on the park site without written
authorization from the Parks Department.
3.5. Grading/Fillin_g
3.5.1. Slopes
All lawn areas shall maintain a minimum slope of 2.0%, or 2 feet in 100 feet, and a maximum
slope of 4%, or 4 feet in 100 feet. The developer shall submit grading plans to the Parks
Department for approval prior to beginning construction.
3.5.2. Filling/Borrow
There shall be absolutely no burying permitted of site debris, construction debris or rubbish, or any
other extraneous matter on the park site(s). Areas to receive approved fill shall receive clean fill,
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg. 10
free of large boulders, concrete, or other debris. The park site may not be used as a borrow
pit.
3.5.3. Environmental Precautions/Assessment
For all lands to be dedicated to the City, the Developer shall provide a minimum of a Phase 1
Environmental Assessment, produced by a recognized consultant This assessment shall check
for hidden, or unknown environmental factors including, but not limited to, buried or contaminated
soils and aquifers, underground storage tanks, and dump sites.
At all times during construction, the Developer shall take appropriate precautions and prevent the
discharge and/or dumping of hazardous wastes, liquid or solid, from his or other's operations on
any sites within the development, including those to be dedicated to the City. Police and local Fire
Departments shall be notified of any temporary storage of hazardous materials during
construction.
3.6. Detention/Retention Basins-Stormwater Management
3.6.1. General:
1. It is not the practice or desire of the Parks Department to accept retention/detention
facilities as part of a neighborhood park. Special consideration may be given for
acceptance of detention/retention ponds if they are adjacent to other park areas and
meet usability criteria at the discretion of the Board. This may include, but not be limited
to, safe access, fishing, incorporated trail systems, overlooks, or natural'habitats. At no
time shall the Parks Department accept said basins alone or for stormwater management
purposes alone.
2. Should detention or retention ponds be part of the local donation, they shall meet the
following requirements.
a. Construction shall be in accordance with engineering drawings approved by the
City and shall meet all applicable Parks Department standards.
b. Changes to the plans including, but not limited to, percent of slope, grading, depth
of top soil, location of structures or any other improvements shall not be
implemented unless first approved in writing by the Parks Department.
c. Comply with state statute regarding distance from ROW's.
3.6.2. Retention Basins(Wet Ponds)
1. Design Standard—Retention ponds shall be designed to facilitate a low degree of
maintenance and reduce potential hazards for users and maintenance staff.
2. Shape—Pond configuration shall be natural in appearance featuring varying slopes running
down to the shoreline. Shoreline shall undulate at varying degrees around the pond
perimeter. Provisions in the plans for configuration of a pond shall allow for access for
dredging, grate maintenance, and accommodation of maMi�tenance considerations. The
Parks Department and developer shall jointly determine final shoreline configuration.
3. Size—the ponds shall be no smaller than two (2)acres.
4. Depth—These areas are designed to a minimum depth below normal water levels of 6 feet.
If fish are to be maintained, 25%of the pond shall be a minimum depth of 12 feet. These
areas must have a safety shelf 5'- 10'feet in width at a depth of 2 feet below the normal
water elevation. The slope to the bottom of the pond beyond the safety shelf shall be 2:1
and the slope up from the safety shelf to the normal water level shall be a maximum of 3:1.
(Subdivision control ordinance 2000-2, dated 3-9-00)
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg. 11
5. Bank Stabilization—Protection against erosion and water level fluctuations is required.
Stabilization shall be provided through one of the following means:
a) Complete establishment of perennial ground cover,water tolerant grasses, or natural
vegetation to the approval of the City;
b) Construction of retaining walls; or
c) Use of rip-rap underlain by gravel and filter fabric.
The use of rip-rap and retaining walls as a sole means of shoreline protection will not be
permitted.
6. Sedimentation—. All storm water inlet points must have calculated desilting basins below
the required 6 feet depth. Desilting basin volume shall be 500 ft3/acre of tributary
impervious area. Developer shall provide engineering plans, estimating probable quantities
of sediment from the watershed at five-year intervals for a 25 year period. The Developer
shall construct sediment basins to handle the aforementioned sediment. A
cleaning/dredging plan shall also be included. The City shall approve all engineering and
installation. Existing Public Ordinances and annexation agreements shall regulate all
additional storm water design considerations and management.
7. Aquatic Plantings—Shoreline areas selected for the planting of aquatic and emerging
aquatic vegetation, slope requirements shall be appropriate to ensure healthy growth and
development of the specified vegetation type.
8. Shoreline Slopes(Above Water)—An area six feet wide and around the perimeter of the
pond shall slope towards the pond at the rate of 2 to 5%. No slope beyond the six-foot strip
shall exceed a 5:1 slope(20%).
9. Buffers—In areas where a pedestrian/bicycle trail occurs between the property line and a
pond, there shall be a minimum 50'wide buffer between the property line and the high-water
level line. The 50'wide buffer will be broken down into a minimum 20'wide area between
property line and outside edge of the path, and a minimum 12'wide area between the inside
edge of path and the high-water level line.
In areas where there are no paths between the property line and a pond, there shall be a
minimum 30'wide buffer between the property line and the high-water level line.
10. Aeration—Developers shall incorporate aeration systems into all retention basins that do
not incorporate a constant flow of water. The City shall approve all engineering and
installation.
Developers are encouraged to incorporate aeration in all other retention basins to improve
water quality and provide desirable aesthetics.
3.6.3. Detention Basins(Dry Ponds)
1. Requirements for detention basins shall satisfy design criteria as set forth in the Grading
Section of these Standards. The major consideration is the dual use of detention and
recreation. In order to facilitate review of park areas,the proposed outline of the detention
at the one-year, 10-year, and 100-year high water line shall be illustrated on the preliminary
plan or the P.U.D. plat.
2. Buffers—The buffers shall be the same as those mentioned under Retention Basins
(Ponds)above.
June 1, 2003 PARK DEVELOPMENT STANDARDS-Pg. 12
3. Design-These areas are designed with a 2 year low flow underdrain system so that
ponding beyond the storage does not occur and that a good stand of grass can be
maintained. The pond bottom slope shall be a minimum of 2%except that a 0%slope will
be allowed directly over the underdrain pipes. All incoming and outgoing conduits shall have
concrete flared end section or poured in place headwall with grates. 2 foot inlets can be
placed over the low flow pipe. The maximum water depth below the HWL shall be 4 feet. .
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg. 13
f � �
1 20'MINIMUM \
I 12'MINIMUM
50'BUFFER(PATH OCCURS)
30'BUFFER(NO PATH) \
J
W
&WIDE AREA WITH 2-5%SLOPE o
cc \ I ICL
CL
III VARYING SLOPES 1.5%-20%(5:1) /
O I
0
IL
' UNDULATING SHORELINE /
II POND 2 ACRE MIN. /
I \ I
THE STANDARDS FOR DETENTION
PATHWAY PONDS SHALL BE THE SAME AS
THOSE FOR RETENTION AREAS,WITH
THE BOTTOM OF THE DETENTION
AREAS MAINTAINING A POSITIVE
SLOPE OF 2%MINIMUM.
0 RETENTIONMETENTION PONDS
NT.S.
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg. 14
3.6.4. Inlet and grate design
1. All grates for drainage inlets shall be bicycle safe and accessible per the ADA when
placed in walkways or drives.
2. All trash covers for storm inlets shall have a maximum opening of 3.5°square to prevent
head entrapment.All grates on drain culverts and pipe inlets and outlets shall be bolted in
place.
3.7. Greenways/Wetlands/F/oodnlain areas
For areas of natural habitat re-establishment or enhancement, the Developer shall submit
complete installation and maintenance plans to the City prior to acceptance of the development
plat.
3.8. Conservation and Protected Areas
For areas to be dedicated, an environmental study including a topographic map shall be
completed by the developer identifying the endangered and protected areas, summary of floristic
quality,wetland, and floodplain maps and inventory of wildlife, vegetation, and habitats.
Watershed areas shall be identified with recommendations for management All studies shall be
completed prior to the land dedication. Developer shall comply with Wetland Ordinance.
3.9. Turf Grass
Developers shall install turf grass in agreement with the Parks Department. This work shall
occur after the placement of all topsoil, fine grading, and installation of sidewalks, pathways, and
plant material.
All park access points of 100 ft. width or less shall be sodded. Sodding procedures shall be in
compliance with all Parks Department regulations regarding sodding and watering practices.
The seed shall be a premixed Bluegrass/Ryegrass mixture approved by the Parks Department.
The mixture shall be by weight a 70% mixture of 3 Kentucky Bluegrasses(equal percentages)
and a 30% mixture of 3 perennial Ryegrasses(equal percentages). The mixture shall be sown
at the rate of 220 lbs. per acre. All seed shall be certified 98% purity and 80% germination.
Prior to seeding, all lawn areas shall be fertilized with an approved starter fertilizer at an
approved rate. The fertilizer shall be cultivated into the top three inches of the topsoil.
The seeding season in the spring shall be April 1 to May 15. The fall season shall be August 15
—October 1.
The developer shall reseed all areas that do not germinate and repair all eroded areas and
reseed them until 90%germination has taken place. All other aspects of maintenance will be
done by the Parks Department.
3.9.1. Mulching
The seeded areas shall be mulched as follows:
1. Seeding areas designated to receive erosion control blanket shall be covered with
biodegradable seed blanket as specified. All seeded areas of slopes steeper than 4:1,
the bottom of swales and around drainage structures, should be mulched with erosion
control blanket the same day as seeded.
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg. 15
a. The blanket shall be laid out flat, evenly and smoothly,without stretching the material.
The blankets shall be placed to that the netting is on the top and the fibers are in
contact with the soil.
b. For placement in ditches, the blankets shall be applied in the direction of the flow of
the water and butted snugly against each other. The blankets shall be stapled in
place, using 4 staples across the upstream end at the start of each roll and placing
staples on 4 foot centers along each side. A common row of staples shall be used
along seams of adjoining blankets. All seams shall overlay at least 2 inches.
c. On slopes, the blankets shall be applied either horizontally or vertically to the contour
and stapled in place similar to ditch applications except that the staple space interval
shall be 6 feet.
2. Seeding areas incorporating an annual temporary mix do not require mulching.
3. Turfgrass seeding areas shall be mulched in accordance with the 'Standard
Specifications'. Contractor is responsible for obtaining all water for the work.
4. All seeded areas less than 4:1 slope should be mulched within twenty-four(24)hours of
seeding using straw with tackifier or hydraulic mulch.
Straw—Rate: 2 tons(4000 lbs.) per acre
Mulch binder for straw—40 lbs. per acre
Hydraulic mulch—2000 lbs. mulch : minimum 2000 gal.water per acre
3.90. Existing Vegetation new plantings and landscapin_g
3.10.1. Existing Vegetation
Existing vegetation including, but not limited to, trees, shrubs, grasses, and wildflowers shall be
protected during the construction process if determined by the Parks Department to be
preserved. Development plans shall include methods of protecting such vegetation during the
developer's construction process.
3.10.2. New Landscape Material - Planting Standards
3.10.2.1. Minimum Size/Quality
All landscape material shall meet the standards of the American Nurseryman's Association.
Trees planted in parks shall be a minimum size of:
SHADE........................................................................... 2.5 inch caliper BB
INTERMEDIATE............................................................ 1.5 inch caliper BB
EVERGREEN.................................................................6 foot high BB
All landscape material shall be subject to Parks Department inspection at the source of origin.
June 1, 2003 PARK DEVELOPMENT STANDARDS-Pg. 16
3.10.2.2. Planting Season
Regardless of calendar date,trees must be dormant at the time they arrive at the site of.the
work or storage site. If trees are dug in-season, they must be properly watered and sheltered
until the time of planting.
Spring Planting:This work shall be performed from the time the soil can be worked until the
plan, under field conditions, is not dormant except that Evergreen planting shall terminate on
June 1.
Fall Planting: This work shall be performed from the time the plant becomes dormant until the
ground cannot be satisfactorily worked except that evergreen planting shall be performed
between September 1 and November 1.
3.10.2.3. Excavation of Plant Holes
The sides of all plant holes shall be angled at approximately 45 degrees. All plant holes shall be
dug in such a manner that the inside surfaces of the hole shall be in a loose friable condition
prior to planting. Glazed or compacted sides will not be permitted. The equipment used to dig
the plant holes must be approved by the Parks Department.
Plant holes shall be twice the diameter of the root ball.The root ball shall set on compacted,
undisturbed earth.
On slopes, the depth of excavation will be measured at the center of the hole.
3.10.2.4. Planting Procedures
Backfill may be excavated topsoil. The backfill shall, at the time of planting, be in a loose,friable
condition.
All plants shall be placed in a plumb position and set at the same depth as they grew in the
nursery field. Backfill shall be placed around the root system. Tamping or watering shall
accompany the backfilling operation to eliminate air pockets. Set the base of the tree trunk two
inches above the surrounding soil.
A thorough watering of trees,with a method approved by the Parks Department shall follow the
backfilling operation. This watering shall completely saturate the backfill and be performed
during the same day of planting. After the ground settles, as a result of the watering, additional
backfill shall be placed to match the level of the finished grade. Approved watering equipment
shall be at the site of the work and in operational condition prior to starting the planting
operation.
Balled and Burlapped/Basketed Plants: After the plant is placed in the hole, all cords and
burlap, or the complete basket, shall be cut away from the top one half of the balls.
A circular water saucer shall be constructed around each individual plant to the satisfaction of
the Parks Department.
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.17
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.18
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg. 19
3.10.2.5. Mulching/Wrapping
Immediately after watering, plants shall be mulched. A layer of wood chips shall be used to
cover the circular water saucer to a depth of four(4) inches when settled.
All mulching shall be kept in a minimum of 6'from the trunk of all trees and shrubs.
Immediately after planting, trunks of all deciduous trees shall be wrapped spirally from the
ground to the lowest major branch (after pruning)overlapping the wrap at least one third (1/3)of
its width.Trees shall not remain wrapped during the summer months.
3.10.2.6. Pruning Procedures
Qualified personnel, experienced in horticultural practices and operations, shall perform all
pruning. The method and location of pruning and the percentage of growth to be removed shall
meet the approval of the Parks Department All pruning shall be done with sharp tools in
accordance with the best horticultural practices.
The ends of all broken and damaged roots of%inch or larger shall be pruned with a clean cut,
removing only the injured portion. All broken branches, stubs, and improper cuts of former
pruning shall be removed.
Pruning shall consist of thinning the twigs or branches as dictated by the habit of growth and the
various types of the trees to be pruned, and as directed by the Parks Department. The leader
and terminal buds shall not be cut unless directed by the owner.
Evergreens: Evergreens shall not be pruned except to remove broken branches.
3.91. Pathways and Trails on Public Property
Where pathways are required, they shall be constructed of concrete, bituminous asphalt, or
limestone screenings to the satisfaction of the Parks Department. The concrete pathways shall
consist of a 5°thick layer of concrete resting upon a 2"thick(min.)aggregate base course. The
bituminous asphalt pathways shall consist of a minimum 8"thick aggregate base course, and 2"
thick bituminous surface course. The limestone screenings pathways shall consist of a
minimum 6"thick aggregate base course and a 2"thick limestone screenings surface course.
Other requirements and improvements may be required based on the location and needs of the
site.
The minimum widths of pathways shall be as follows:
o Pedestrian...............................................5' (concrete)
......................................................................6' (bituminous asphalt or limestone screenings)
• Normal Traffic Pedestrian and Bicycle ...8'(bituminous asphalt or limestone screenings)
• High Traffic Pedestrian and Bicycle........ 10' (bituminous asphalt)
The 8' and 10' pathways shall have minimum radii on turns and curves that will support a pickup
truck without leaving the pavement.All trails expected to receive federal funding must be
designed to AASHTO standards. The 8'wide and 10'wide paved pathways shall have 12°wide
aggregate shoulders.A minimum of 2 feet wide level graded shoulder with grass is required on
each side for clearance.
June 1, 2003 PARK DEVELOPMENT STANDARDS-Pg. 20
To meet accessibility standards, pathways may not have longitudinal slopes greater than 5%or
cross slopes greater than 2% unless there is a secondary access route that provides access to
the area or facility.A grade of 5%should not be longer than 800 feet
5'CONCRETE PAVING
2'AGGREGATE BASE COURSE(MIN.)
WELL COMPACTED SUBSOIL FREE OF TOPSOIL
CONCRETE
REQUIRED AGGREGATE SHOULDER
7 CLASS 1 BITUMINOUS SURFACE COURSE
r AGGREGATE BASE COURSE
WELL COMPACTED SUBSOIL FREE OF TOPSOIL
5 OZ GEOTEXTILE FABRIC
VARIE
\ \ BITUMINOUS ASPHALT
2"LIMESTONE SCREENINGS
r AGGREGATE BASE COURSE
WELL COMPACTED SUBSOIL FREE OF TOPSOIL
LIMESTONE SCREENING
SIDEWALK / TRAIL SECTIONS
N.T.S.
June 1,2003 PARK DEVELOPMENT STANDARDS -Pg.21
3.12. Playgrounds/Park Improvements
1. Should the Developer desire to install a playground or other park improvements on behalf of
the City with the City's approval, the City shall approve all plans and construction methods to
be used, including, but not limited to, equipment, materials, grading, and drainage.
2. Playgrounds shall be designed with accessible curbing, concrete retaining curb, and surfacing
as shown on the following detail.
#I REINF.BARS W/SLIP DOWELS AT EXPAN.JT.
5'THICK CONCRETE
2'THICK COMPACTED GRANULAR BASE(MIN.) 12"LAYER OF ENGINEERED WOOD FIBERS
WELL COMPACTED SUBSOIL FREE OF TOPSOIL 4'LAYER OF ROUNDED WASHED GRAVEL
CONTROL JOINT FILTER FABRIC
1 2'R
• .y
j X / / / •
\\ 7/ 4"PERFERATED DRAIN TILE
TRANSITION EDGE RETAINING CURB
PLAYGROUND DETAILS
N.T.S.
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.22
3.13. Maintenance Standards(By Developer)
The developer shall maintain the park site until all improvements and requirements specified in this
document are completed, turf is fully established, and the United City of Yorkville formally accepts the site.
Maintenance of the park site shall include the following until the conveyance process is fully complete.
3.13.1. Escrows (Under Legal Consideration)
The Parks Department, in no circumstance, shall be responsible for the maintenance and repair of
storm drainage structures, pipe, other appurtenances, or shoreline degradation. These
responsibilities shall be left to the developer, or homeowners association. See the following
suggested language:
1. In order to assist the future Homeowner's Association with maintaining the on-stream storm
water detention system, the Developer shall establish and fund a cash reserve for said work
in the amount of$ prior to conveying said system to the Association and/or
Parks Department.
2. Owners and Developers agree to the Municipality enacting a dormant Special Service Area
(SSA) to act as a back up in the event that the Homeowner's Association fails to maintain the
private common areas, private detention ponds,perimeter landscaping features, and entrance
signage within the Subject Property.
3. In other cases, the Developer shall escrow an amount equal to one year of projected
maintenance costs. This amount shall be agreed upon by the City. Escrows shall
automatically renew each year until the park site(s) are accepted by the City.
3.13.2. General
1. All rubbish and debris including, but not limited to, old tires, construction material, fencing,
tree houses, trash, and other material not desired by the Parks Department, shall be removed
from the site prior to conveyance.
2. Until such time as the United City of Yorkville has accepted the park site, the City shall not be
held liable for any damages that may occur on such a park site, and shall be held free and
harmless from any and all claims that may be submitted. Upon formal acceptance of the park
site improvements by the Parks Department, the Parks Department will assume maintenance
of the park site.
3. All storm water structures shall include proper grates and covers to protect the public and
shall be maintained free of debris to ensure unrestricted flow of storm water runoff.
3.13.3. Turf
1. Turf shall be mowed at regular intervals and shall not exceed 4.5 inches in height.
2. Areas of erosion, including but not limited to swales, slopes and around storm structures shall
be repaired/restored in accordance with grading and seeding requirements. All areas within
10 feet of on-site structures shall be sodded rather than seeded for erosion control purposes.
Full establishment of turf is required before acceptance.
3. In cases where existing trees and shrubbery are present on the site, deadwood and
undesirable trees or thinning of dense growth shall be removed prior to conveyance. This may
include branches or entire trees and shrubs.All stumps shall be ground to 12 inches below
grade, backfilled and restored in accordance with grading and seeding requirements.
June 1, 2003 PARK DEVELOPMENT STANDARDS-Pg. 23
4. Fully established turf is defined as ninety percent(90%)free of weeds and bare spots,
vigorously growing, and containing a well established root system with multiple blades per
plant.
3.13.4. Plantings
1. Maintenance shall begin immediately after the planting is completed and shall continue until
final inspection and acceptance. Maintenance of new plantings shall consist of weeding,
watering, mulching, spraying, resetting plants to proper grades or upright position, repair of
water saucers or other work that is necessary to maintain the health and satisfactory
appearance of the plantings.
2. Watering:Additional watering, up to 50 gallons per tree, shall be performed at least once
within every thirty(30) days during the months of May through October. The schedule for
watering within the thirty (30)day increment will be determined by the Parks Department.
Should excessive moisture conditions prevail, the owner may delete any or all of the additional
watering cycles or any part of said cycles. The contractor shall not be relieved in any way
from the responsibility for unsatisfactory plants due to the amount of supplemental watering.
3. Weeding:Weeds and grass growth shall be removed from within the earthen saucer of
individual trees and from the area within the periphery of the mulched plant beds. this
weeding shall be performed at least once during the months of May through October. The
Parks Department will determine the weeding schedule. The contractor shall not be relieved
in any way from the responsibility for unsatisfactory plants due to the extent of weeding.
4. The contractor shall guarantee all plant material for a period of one(1)year from the date the
plants are accepted by the Park Board.
5. All plant material,which dies within thirty(30) days after being planted, shall be replaced
immediately and be considered as part of the original planting and subject to the guarantee
period of one (1)year. Should the plant not be installed until a later date,the guarantee
period shall take effect from the date of planting.
3.13.5. Mesic and Wet mesic areas
After the initial mesictwet-mesic seeding work is completed and all initial work has been
completed satisfactorily according to the specifications, the following establishment and
maintenance work shall be performed by the Contractor for a period of(3) years as outlined
below:
Maintenance, including watering, mowing, herbicide application and burning will be required to
assist the mesictwet-mesic vegetation in growth and reduce the competition of weeds until all
mesictwet-mesic seeding has established and matured and been accepted by the owner.
a. First Year
1. Weed Control
a. Review the site and treat all noxious weeds with a herbicide by a"wicking
application"and hand weeding as appropriate once per month from May
through September. (Herbicide by spray application will not be allowed
because of overspray and the drifting down of herbicide killing the mesictwet-
mesic species below the weeds.)
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.24
b. When the mesictwet-mesic vegetation reaches the height of twelve(12")
inches,the Contractor shall mow it to a height of six(6") inches. No more
than two mowings per season is necessary. (Mowing the site helps to control
weeds and allows mesic/wet-mesic plants to compete.
2. Species Enrichment
a. Overseed thin, bare, or weedy areas with the appropriate seed mix per
seeding dates as specified.
b. Plant herbaceous plugs for greater impact(optional).
b. Second Year
1. Controlled Burn
a. Prepare and obtain a controlled burn permit from the IEPA in January.
b. Conduct controlled burn in early spring. (Burning is necessary to reduce the
non-native weeds while promoting the desired mesic/wet-mesic species.)
Weather conditions may necessitate schedule changes. Such changes shall
require owner approval.
c. Review site and mow areas that did not burn.
2. Species Enrichment
a. Overseed thin, bare, or weedy areas per seeding dates as specified.
b. Plant herbaceous plugs for greater impact(optional).
3. Weed Control
Review the site and treat all noxious weeds with a herbicide by a"wicking
application" and hand weeding as appropriate once per month from May through
September. (Herbicide by spray application will not be allowed.)
a. When the mesic/wet-mesic vegetation reaches the height of twenty-four
(24")inches, the Contractor shall mow it to a height of twelve (12") inches.
Only one mowing per year is necessary.
e. Third Year
1. Controlled Burn
a. Prepare and obtain a controlled bum permit from the IEPA in January.
b. Conduct controlled burn in early spring. Weather conditions may necessitate
schedule changes. Such changes shall require owner approval.
c. Review site and mow areas that did not burn.
2. Species Enrichment
a. Overseed thin, bare or weedy areas per seeding dates as specified.
b. Plant herbaceous plugs for greater impact(optional).
3. Weed Control
a. Review the site and treat all noxious weeds with a herbicide by a"wicking
application" and hand weeding as appropriate once per month from May
through September. (Herbicide by spray application will not be allowed.)
b. When the mesic/wet-mesic vegetation reaches the height of twenty-four
(24")inches, the Contractor shall mow it to a height of twelve (12") inches.
Only one mowing per year is necessary.
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.25
3.13.6. Playground and Site Improvements
Until acceptance by the Park Board, the Developer shall maintain any park improvements in a
safe and clean condition, including inspections for dangerous objects, vandalism, and wear and
tear.
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.26
APPENDICES
Yorkville Land Donation Ordinance
June 1,2003 PARK DEVELOPMENT STANDARDS-Pg.27