HomeMy WebLinkAboutOrdinances - MC-04-841 - 01/19/2004 - adopt and enact Subdivision Control and Developmen4
ORDINANCE NO. Mr-04-841
AN ORDINANCE ADOPTING AND ENACTING A NEW SUBDIVISION CONTROL ORDINANCE,
CONSISTING OF SUBDIVISION DESIGN AND PROCEDURAL REQUIREMENTS, A
TECHNICAL SPECIFICATIONS MANUAL, AND STANDARD DETAILS, FOR THE CITY OF
MCHENRY, ILLINOIS;
ESTABLISHING THE SAME; PROVIDING FOR THE REPEAL OF CERTAIN ORDINANCES
NOT INCLUDED HEREIN, EXCEPT AS HEREIN EXPRESSLY PROVIDED; PROVIDING FOR
THE MANNER OF AMENDING SUCH SUBDIVISION CONTROL ORDINANCE
WHEREAS, it is deemed in the best interests of the public in the area surrounding the City of
McHenry, hereinafter referred to as (the "CITY") and in the CITY itself, to effect an orderly plan for
growth, development and improvement of residential property; and
WHEREAS, the CITY has the authority to establish and promote regulations to control
subdivision development within the CITY limits and within an area one and one-half miles from the
corporate limits of the CITY; and
WHEREAS, such plan has been prepared and approved by the City Council of the CITY.
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
MCHENRY, ILLINOIS AS FOLLOWS:
Section 1: That the attached document, hereinafter referred to as (the "SUBDIVISION
CONTROL AND DEVELOPMENT ORDINANCE"), consisting of subdivision design and procedural
requirements, appended with a Technical Specifications Manual and Standard Details, is hereby
enacted and shall be treated and considered as a new and original comprehensive ordinance which
shall supercede all other general and permanent ordinances passed by the City Council, except such
as by reference thereto are expressly saved from repeal or continued in force and effect for any
purpose.
Section 2: That all provisions of the SUBDIVISION CONTROL AND DEVELOPMENT
ORDINANCE shall be in full force and effect from and after February 1, 2004 and all ordinances of a
general and permanent nature of the CITY, adopted on or before January 19, 2004 and not in said
SUBDIVISION CONTROL AND DEVELOPMENT ORDINANCE or recognized and continued in force
by reference therein are hereby repealed from and after the effective date of said SUBDIVISION
CONTROL AND DEVELOPMENT ORDINANCE, except as hereinafter provided.
Section 3: That Section 17-2 of the Municipal Code shall be and hereby is amended so
that the date of "April 17, 1961" in the second line of said section is deleted, and replaced with the
date, "January 19, 2004."
Section 4: That the repeal provided for in Section 2 hereof shall not affect any of the
following:
(1) The administrative ordinances or resolutions of the City Council not in conflict
or inconsistent with the provisions of said SUBDIVISION CONTROL AND
DEVELOPMENT ORDINANCE.
(2) Any ordinance dedicating or accepting any plat of subdivision in the CITY.
Such repeal shall not be construed to revive any ordinance or part thereof that has been repealed by
a subsequent ordinance which is repealed by this ordinance.
Section 5: That any and all additions or amendments to the Subdivision Design
Guidelines of the SUBDIVISION CONTROL AND DEVELOPMENT ORDINANCE when passed in
such form as to indicate the intention of the City Council to make the same a part thereof, shall be
deemed to be incorporated in said SUBDIVISION CONTROL AND DEVELOPMENT ORDINANCE so
that reference to the "Subdivision Control and Development Ordinance" shall be understood as
intended to include such additions and amendments.
Section 6: That any and all additions or amendments to the Technical Specifications
Manual or Standard Details of the SUBDIVISION CONTROL AND DEVELOPMENT ORDINANCE
shall be authorized and administered by the City Administrator or their designee and shall not require
consideration or approval by the City Council shall be deemed to be incorporated in said
SUBDIVISION CONTROL AND DEVELOPMENT ORDINANCE so that reference to the "Subdivision
Control and Development Ordinance" shall be understood as intended to include such additions and
amendments.
Section 7: That a copy of said SUBDIVISION CONTROL AND DEVELOPMENT
ORDINANCE shall be kept on file in the office of the City Clerk, preserved in loose leaf form. It shall
be the express duty of the City Clerk, or someone authorized by the Clerk, to insert in their
designated places all amendments or ordinances which indicate the intention of the City Council to
make the same a part of such SUBDIVISION CONTROL AND DEVELOPMENT ORDINANCE when
the same have been printed or reprinted in page form, and to extract from such SUBDIVISION
CONTROL AND DEVELOPMENT ORDINANCE all provisions which may from time to time be
repealed by the City Council. This copy of such SUBDIVISION CONTROL AND DEVELOPMENT
ORDINANCE shall be available for all persons desiring to examine the same and shall be considered
the official SUBDIVISION CONTROL AND DEVELOPMENT ORDINANCE of McHenry, Illinois.
Section 8: That all ordinances or parts of ordinances in conflict herewith are, to the extent
of such conflict, hereby repealed.
2004.
Section 9: That this ordinance shall be in full force and effect from and after February 1,
2
Section 10: That this ordinance and the SUBDIVISION CONTROL AND DEVELOPMENT
ORDINANCE adopted hereby shall be printed and published in book or pamphlet form by the
authority of the Mayor and City Council of the City of McHenry, Illinois.
PASSED THIS I l4
NAYS:
ABSTAINED:
ABSENT: NONE
NOT VOTING: NON E
DAY OF (l�nu , 2004
APPROVED THIS DAY OF
ATTEST:
CITY CL K
0
2004
e�
MAYOR
city
Of
McHenry
SUBDIVISION CONTROL
AND
DEVELOPMENT
ORDINANCE
Adopted , 2004
Ord. MC 04-
TABLE OF CONTENTS
1 General Provisions.............................................................................................................................1
1.1
Title...........................................................................................................................................1
1.2
Policy........................................................................................................................................1
1.3
Purposes....................................................................................................................................1
1.4
Jurisdiction and Approval.........................................................................................................2
1.5
Compliance with Technical Specifications Manual..................................................................2
1.6
Interpretation, Conflict, and Separability..................................................................................3
1.7
Amendments.............................................................................................................................3
1.8
Variations..................................................................................................................................3
1.9
Violation and Penalties.............................................................................................................4
2 Definitions..........................................................................................................................................5
2.1
Usage.........................................................................................................................................5
2.2
Words and Terms Defined........................................................................................................5
3 Application Requirements, Form, and Fees................................................................................
3.1
Development Applications........................................................................................................9
3.2
Preliminary Plat........................................................................................................................9
3.3
Final Plat.................................................................................................................................12
3.4
Fees and Deposits...................................................................................................................14
4 Development
and Subdivision Review Process...............................................................................17
4.1
Development Review..............................................................................................................17
4.2
Preliminary Plat Review.........................................................................................................17
4.3
Submission of Preliminary and Final Plats for Simultaneous Review...................................19
4.4
Final Plat Review....................................................................................................................19
4.5
Vacation of Plats.....................................................................................................................20
5 Subdivision
Layout and Design.......................................................................................................21
5.1
General....................................................................................................................................21
5.2
Preservation of Natural Features.............................................................................................21
5.3
Streets......................................................................................................................................21
5.4
Block and Lot Layout.............................................................................................................22
5.5
Monuments.............................................................................................................................21
6 Public Improvements.......................................................................................................................25
6.1
Improvements Required..........................................................................................................25
6.2
Permit Required.......................................................................................................................25
6.3
Engineering Plans Required.....................................................................................................25
6.4
Engineering Plan Review........................................................................................................25
6.5
Streets......................................................................................................................................27
6.6
Sidewalks................................................................................................................................30
6.7
Bikeways.................................................................................................................................30
6.8
Street Lighting........................................................................................................................30
6.9
Water Service..........................................................................................................................31
6.10
Sanitary Sewer Service...........................................................................................................32
6.11
Stormwater Drainage..............................................................................................................33
6.12
Landscaping............................................................................................................................34
6.13
Public Utilities, Underground.................................................................................................34
6.14
Easements...............................................................................................................................35
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6.15
Oversize Design......................................................................................................................35
6.16
Model Homes..........................................................................................................................35
Construction and Maintenance Guarantees......................................................................................36
7.1
Statement of Estimated Costs of Improvements.....................................................................36
7.2
Construction Guarantees and Reductions...............................................................................36
7.3
Acceptance..............................................................................................................................37
7.4
Guarantee of Performance......................................................................................................37
7.5
Interest and Costs....................................................................................................................38
7.6
City Lien Rights......................................................................................................................38
7.7
Insurance.................................................................................................................................3
8
DeveloperDonations
........................................................................................................................40
8.1
Purpose.....................................................................................................................................40
8.2
Applicability...........................................................................................................................40
8.3
Imposition of Donations.........................................................................................................40
8.4
Donations Based on Projected Population..............................................................................41
8.5
Criteria for Park Land Donation.............................................................................................41
8.6
Criteria for School Land Donation.........................................................................................42
8.7
Cash in Lieu of Land; Combination of Land and Cash..........................................................43
8.8
Reservation of Additional Land..............................................................................................45
8.9
Fire Protection District Donation............................................................................................45
8.10
Public Library District Donation............................................................................................45
8.11
Updating of Fair Market Value and Required Donations.......................................................45
Tables
Table 6-1, Roadway Design Standards...........................................................................
28
Table 6-2, Minimum Standards for Street Design............................................................... 2
Table 8-1, 1996 Table of Estimated Ultimate School Population Per Dwelling Unit ...................... 41
Appendicies
Technical Specifications Manual
Standard Details
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General Provisions.
1.1 Title. These regulations shall officially be known as, and may be cited and referenced to as the
Subdivision and Development Ordinance of the City of McHenry (hereinafter "these
regulations").
1.2 Policy.
A. It shall be the policy of the City to consider the subdivision of land and the subsequent
development of the subdivided parcel as subject to the control of the City pursuant to the
Comprehensive Plan and Official Map for the orderly, planned, efficient, and economical
development of the City.
B. Land to be subdivided shall be of such character that it can be used safely for building
purposes without danger to health or peril from fire, flood, or other menace, and land shall
not be subdivided until adequate public facilities and improvements exist and proper
provision has been made for drainage, water, sewerage, and capital improvements such as
schools, parks and transportation facilities.
C. The existing and proposed public improvements shall conform to and be properly related to
the proposals shown in the Comprehensive Plan and the capital budget and program of the
City, and it is intended that these regulations shall supplement and facilitate the
enforcement of the provisions and standards contained in the Building Codes, Zoning
Ordinance, Comprehensive Plan, and the capital budget and program of the City.
D. Land that has been subdivided prior to the effective date of these regulations should,
whenever possible, be brought into conformance with these regulations to further the
purposes identified in Section 1.3.
1.3 Purposes. These regulations are adopted for the following purposes:
A. To protect and provide for the public health, safety, and general welfare of the community.
B. To guide the future growth and development of the City in accordance with the
Comprehensive Plan.
C. To provide for adequate light, air, and privacy, to secure safety from fire, flood, and other
danger, and to prevent the overcrowding of the land and undue congestion of population.
D. To protect the character and the social and economic stability of all parts of the City and to
encourage the orderly and beneficial development of the community.
E. To protect and conserve the value of land throughout the City and the value of buildings
and improvements upon the land, and to minimize the conflicts among the uses of land and
buildings.
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F. To guide public and private policy and action in order to provide adequate and efficient
transportation, water, sewerage, schools, parks, playgrounds, recreation, and other public
requirements and facilities.
G. To establish reasonable standards of design and procedures for subdivisions and
resubdivisions in order to further the orderly layout and use of land, and to ensure proper
legal descriptions and monumenting of subdivided land.
H. To ensure public facilities and services are available concurrent with development, and that
they will have a sufficient capacity to serve the proposed subdivision or development and
that the community will be required to bear no more than its fair share of the cost of
providing the facilities and services through requiring the subdivider or developer to pay
fees, furnish land or cash in lieu of land, or establish mitigation measures to ensure the
development provides its fair share of capital facilities needs generated by the development.
I. To prevent the pollution of air, streams, and ponds; to assure the adequacy of drainage
facilities; to safeguard the water table; and to encourage the wise use and management of
natural resources throughout the City in order to preserve the integrity, stability, and beauty
of the City and the value of land.
1.4 Jurisdiction and Approval.
A. These regulations apply to all subdivision and development of land, as defined in Section
2.2, located within the corporate limits of the City of McHenry, and outside the corporate
limits as provided by state law.
B. No subdivision shall be filed for record, nor any public or private improvement made
related to any subdivision or development, until after approval thereof pursuant to these
regulations.
C. No lot, tract, or parcel of land within any proposed subdivision shall be conveyed until such
subdivision has been approved and recorded pursuant to these regulations.
D. No building permit or certificate of occupancy shall be issued for any parcel or plat of land,
created before or after the effective date of these regulations, which is not in conformity
with these regulations, and no excavation of land or construction of any public or private
improvements shall take place or be commenced except in conformity with these
regulations, even if such improvement does not entail the subdivision of land.
1.5 Compliance with Technical Specifications Manual. The subdivider or developer shall comply
with the general principles of design and minimum requirements set forth in all codes,
ordinances, regulations, and written administrative policies and orders of the City, as amended
from time to time, establishing standards and specifications for construction, including without
limitation construction of public improvements as part of a subdivision or development.
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1.6 Interpretation, Conflict, and Separability.
A. Interpretation. In their interpretation and application, these regulations shall be held to be
the minimum requirements for the promotion of the public health, safety, and general
welfare.
B. Conflict.
1. These regulations are not intended to repeal or impair any existing easement,
covenant, private agreement, or permits previously adopted or issued pursuant to the
ordinances or resolutions of the City or other Requirements of Law, provided that
where the conditions imposed by these regulations upon the development and use of
land are more restrictive or impose higher standards or requirements than such
easements, covenants, or private agreements, the requirements of these regulations
shall govern.
2. Where the conditions imposed by these regulations upon the development and use of
land are either more restrictive or less restrictive than the comparable conditions
imposed by any other ordinances or resolutions of the City, or any other law,
ordinance, rule or regulation of any kind, the regulations which are more restrictive
or which impose higher standards or requirements shall govern.
C. Separability. If any court of competent jurisdiction shall adjudge any provision of these
regulations to be invalid, such judgment shall not affect any other provisions of these
regulations. If any court of competent jurisdiction shall adjudge invalid any application of
any provision of these regulations to a particular parcel of land, such judgment shall not
affect the application of said provision to any other parcel of land.
1.7 Amendments. For the purpose of protecting the public health, safety, and general welfare, the
Planning and Zoning Commission or City Council may from time to time propose amendments to
these regulations, which shall then be approved or disapproved by the City Council.
1.8 Variations. Variations from the provisions of these regulations may be authorized by the City
Council, after recommendation by the Planning and Zoning Commission, in accordance with the
provisions of this Section, if it finds an extraordinary hardship or practical difficulty that results
from strict compliance with these regulations and/or the purposes of these regulations may be
served to a greater extent by an alternative proposal.
A. Statement of Justification. In applying for a variance from these regulations, the subdivider
or developer shall demonstrate in writing that:
The granting of the variance is in keeping with the overall purpose and intent of these
regulations, and will not be detrimental to the public health, safety, or general
welfare; and
The conditions on which the request is based are unique to the property for which the
relief is sought and are not applicable generally to other property; and
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3. The granting of the variance will alleviate a practical difficulty or particular hardship
due to the physical surroundings, shape or topographic conditions of the specific
property involved; and
4. The granting of the variance will not negatively affect adjacent properties.
B. Conditions of Approval. In approving a variance, the City Council may require such
conditions as will, in its judgment, secure substantially the purposes described in Section
1.3, and may require the posting of a construction guarantee to ensure compliance with the
conditions imposed.
C. Limitations on Variations. No variation granted pursuant to this Section shall relieve a
subdivider or developer from complying with all other Requirements of Law. Nothing
provided in this Section shall be construed or applied as authority of the City Council to
vary any Requirements of Law other than the provisions of these regulations.
D. Review Procedure. An application for a variance shall be submitted in writing, and shall
state fully the grounds for the application and all of the facts relied upon by the applicant.
The Planning and Zoning Commission and City Council may review applications for
variances concurrently with the related subdivision or development application, except as
otherwise provided by the City Council on a case -by -case basis.
1.9 Violation and Penalties.
A. Any person who violates any provision of these regulations shall be subject to a fine not
less than $25 nor more than $750 for each offense. Each day that such violation continues
shall constitute a separate and additional offense.
B. Appropriate actions and proceedings may be taken in law or in equity to prevent any
violation of these regulations, to prevent unlawful construction, to recover damages, to
restrain, correct, or abate a violation and to prevent illegal occupancy of a building,
structure or premises. These remedies shall be in addition to the penalties described above,
and may include stopping all work, or any portion of any work, being conducted on any
property subject to these regulations, to revoke any permit or authorization issued by the
City for development on any such property, to discontinue processing and consideration of
any pending application for any such permit or authorization, and to refuse to accept for
processing and consideration any future application for any such permit or authorization.
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2 Definitions
2.1 Usage.
A. For the purpose of these regulations, certain numbers, abbreviations, terms, and words shall
be used, interpreted, and defined as herein set forth, except when the context clearly
indicates otherwise.
B. Words used in the present tense shall include the future tense, and words used in the
singular shall include the plural, and the plural the singular.
C. The word "shall" is mandatory, and not discretionary.
D. The word "may" is permissive.
2.2 Words and Terms Defined.
A. Alley. A public right-of-way primarily designed to serve as a secondary access to the side
or rear of those properties whose principal frontage is on some other street.
B. Applicant. The owner of the land proposed to be subdivided or developed, or his
representatives who shall have express written authority to act on behalf of the owner.
C. - Bedroom. Any private room in a dwelling unit suitable for regular use for sleeping
purposes and having a closet. Bedrooms include rooms designated on development floor
plans as dens, studios, offices or libraries, but excluding living rooms, family rooms, dining
rooms, kitchens, bathrooms, laundry rooms, and mudrooms. Any room designated as other
than a bedroom having a closet, but in the judgment of the Plat Officer would normally be
usable for sleeping purposes, shall be considered a bedroom.
D. Block. A tract of land bounded by streets, or by a combination of streets and public parks,
cemeteries, railroad rights -of -way, shorelines of waterways, or boundary lines of
municipalities.
E. Building. Any structure built for the support, shelter, or enclosure of persons, animals,
chattel, or moveable property of any kind.
F. Certify. Whenever these regulations require that any agency or official certify the
existence of some fact or circumstance, the City by administrative rule may require that
such certification be made in any manner, oral or written, which provides reasonable
assurance of the accuracy of the certification.
G. City. The City of McHenry, Illinois.
H. City Council. The corporate authorities of the City of McHenry, Illinois
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I. Cluster Development. A development design technique that concentrates buildings in
specific areas on a site to allow the remaining land to be used for recreation, common open
space and preservation of environmentally sensitive features.
Common Ownership. Ownership by the same person, corporation, firm, entity,
partnership, or unincorporated association; or ownership by different corporations, firms,
entities, partnerships, or unincorporated associations, in which a stockbroker, partner, or
associate, or a member of his family owns an interest in each corporation, firm, entity,
partnership, or unincorporated association.
K. Comprehensive Plan. The composite of the functional and geographic elements of the
official plan of the City and environs or any segment thereof, in the form of plans, maps,
charts, text of reports, implementing ordinances, and including the Official Map.
L. Condominium. A unit available for sale in fee simple contained in a multi -occupancy
project subject to covenants and restrictions placing control over the common facilities in
an elected board.
M. Cul-de-sac. A local street with only one outlet that terminates in a vehicular turnaround
and having an appropriate terminal for the safe and convenient reversal of traffic
movement.
N. Design Standards, Minimum. All codes, ordinances, regulations, and written
administrative policies and orders of the City, as amended from time to time, establishing
standards and specifications for construction, including without limitation construction of
public or private improvements as part of a subdivision or development.
O. Developer. The owner of land proposed to be subdivided or improved, or its
representative, who is responsible for any undertaking that requires review and/or approval
under these regulations. See Subdivider.
P. Development. The construction of a new building or structure having a total floor area in
excess of 500 square feet, other than one single family dwelling unit; expansion by more
than 25% of an existing structure to which these regulations would apply if the structure
were being constructed new; or activity that results in either more than 3,000 square feet of
additional impervious area or more than one acre of hydrologically disturbed area; any of
which may not be included within the definition of "Subdivision", as defined in these
regulations.
Q. Easement. A strip of privately owned land occupied or intended to be occupied by a street,
crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water main, sanitary
or storm sewer main, shade trees, or for any other similar use.
R. Engineering Plans. The complete maps, drawings, and analysis governing the specific
location, design, and construction of public or private improvements to be installed in
accordance with the requirements of these regulations and of the City as a condition of the
approval of a subdivision or development.
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S. Hydrologically Disturbed. An area where the land surface has been cleared, compacted or
otherwise modified that changes stormwater runoff, volumes, rates, or direction.
T. Improvement, Public. Any facility necessary, in the determination of the City, to provide
a parcel with access to a public right-of-way or with utility service of any kind, including,
but not limited to water, sanitary sewage treatment or disposal, stormwater control or
drainage, or other necessary public service such as a street, alley, drainage ditch, sidewalk,
landscaping, off-street parking area, or lot improvement.
U. Lot. A tract, plot, or portion of a subdivision or other parcel of land intended as a unit for
the purpose, whether immediate or future, of transfer of ownership, or possession, or for
building development.
V. Official Map. The map established by the City showing streets, highways, parks, drainage
systems laid out, adopted, and established by law and any amendments or additions thereto
resulting from the City's actions or approval of subdivision plats.
W. Owner. The record owners of the fee or a vendee in possession, including any person,
group of persons, firm or firms, corporation or corporations, or any other legal entity
having legal title to or sufficient proprietary interest in the land sought to be subdivided
under the definition of Common Ownership.
X. Person. Any individual or group of individuals, or any corporation, general or limited
partnership, joint venture, unincorporated association, or governmental or quasi -
governmental organization.
Y. Personnel, Retained. Any engineer, attorney, planner, economist, or other technical,
professional or other expert paid and retained by the City to assist or advise the City,
directly or indirectly, in planning, reviewing, evaluating, advising, approving, inspecting or
accepting any development, subdivision and/or subdivision improvement.
Z. Planned Unit Development (PUD). A development constructed on a tract under common
ownership planned and developed as an integral unit and consisting of a combination of
residential and/or nonresidential uses on the land.
AA. Planning and Zoning Commission. The City of McHenry Planning and Zoning
Commission.
BB. Plat Officer. The City Administrator, or his or her duly authorized delegate or delegates.
CC. Resubdivision. Resubdivision includes any change in any street layout or other public
improvement; any change in any lot line; any change in the amount of public land reserved
for public use or the common use of lot owners; and any change in any easement shown on
the approved plat.
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DD. Requirements of Law. All applicable federal, State of Illinois, and City laws, statutes,
codes, ordinances, resolutions, rules, and regulations, and written administrative policies of
the City, including without limitation the City Technical Specifications Manual.
EE. Right -of -Way. A strip of publicly owned land occupied or intended to be occupied by a
street, crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water main,
sanitary or storm sewer main, shade trees, or for any other special use.
FF. Sale or Lease. Any immediate or future transfer of ownership, or any possessory interest
in land, including contract of sale, lease, devise, interstate succession, or other transfer of
an interest in a subdivision or part thereof, whether by metes and bounds or lot and block
description.
GG. Special Flood Hazard Area. An area having special flood, mudslide, or mudflow, or
flood related erosion hazards, which is shown on a Flood Insurance Rate Map or Flood
Boundary and Floodway Map issued by the Federal Emergency Management Agency.
HH. Street. A public or private right-of-way that affords a primary means of vehicular access
to abutting properties, however designated.
II. Subdivide. The act or process of creating a subdivision.
JJ. Subdivider. Any person who (1) having an interest in land, causes it, directly or indirectly,
to be divided into a subdivision or who (2) directly or indirectly, sells, leases, or develops,
or offers to sell, lease, or develop, or advertises to sell, lease, or develop, an interest, lot,
parcel site,�it, or plat in a subdivision, or, who (3) engages directly or through an agent in
the business of selling, leasing, developing, or offering for sale, lease, or development a
subdivision or any interest, lot, parcel site, unit or plat in a subdivision, or who (4) is
directly or indirectly controlled by, or under direct or indirect common control with any of
the forgoing.
KK. Subdivision. Any land, vacant or improved, which is divided or proposed to be divided
into two or more lots, parcels, sites, units, plots, condominiums, tracts, or interests for the
purpose of offer, sale, lease, or development whether immediate or future, either on the
installment plan or upon any and all other plans, terms, and conditions. Subdivision
includes the division or development of residential or nonresidential zoned land, whether
by deed, metes and bounds description, devise, intestacy, lease, map, plat, or other recorded
instrument. Subdivision includes resubdivision and condominium creation or conversion.
Subdivision includes any division of land that attempts to avoid the requirements of these
regulations.
LL. Townhome. A dwelling unit that is attached to one or more other dwelling units on the
same lot and that has an individual private ground -level entrance to the outside and no
portion of which is located above any other unit or portion thereof.
MM. Wetland. Areas that are inundated or saturated by surface water or groundwater at a
frequency and duration sufficient to support, and that under normal circumstances do
support, a prevalence of vegetation typically adapted for life in saturated soil conditions.
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3 Application Requirements, Form, and Fees.
3.1 Development Applications. An application for approval of a development shall be filed in
writing with the City, on a form provided by the City, and shall include without limitation
the following:
A. Payment of a retained personnel fee deposit, as provided in Section 3.4 of these
regulations.
B. All information, plans, and specifications required for issuance of a site development
permit and/or building permit for the proposed development.
C. A soils map and analysis report for the proposed development, prepared by the
McHenry County Soil and Water Conservation District, which shall be of sufficient
scope to locate, identify and describe soil conditions and all potential ground
absorption, runoff, and flooding deficiencies.
D. Documentation providing evidence that the property to be developed has been
inspected by a qualified professional to determine whether or not a wetland or special
flood hazard area is present.
E. Copies of all other applications to other agencies having jurisdiction over the
development.
F. Six (6) copies of final engineering plans for the construction of all public and private
impt9j*Wnts in conformity with the requirements of these regulations.
2
G. Suqb��Wier information as the Plat Officer, Planning and Zoning Commission, or City
Council may require at any time, which, in the exercise of their discretion, is
appropriate in light of all of the circumstances affecting the application and will not be
contrary to the purposes and intent of these regulations.
3.2 Preliminary Plat.
A. PreliminM Plat Applications. An application for approval of a preliminary plat shall
be filed in writing with the City, shall have the form and content provided in Section
3.2.2 of these regulations, and shall include without limitation the following:
1. Payment of an application fee and retained personnel fee deposit, as provided in
Section 3.4 of these regulations.
2. A title commitment for an owner's title insurance policy issued by a title
company licensed to do business in Illinois in the amount of $5,000 covering
title of the real estate being subdivided and covering a date not more than 14
days prior to the date the preliminary plat has been filed with the City showing
title in the intended subdivider or developer and all encumbrances and other
matters of record.
SUhdIl P11011 ('011t101 ,uxl I)r\ CIoJ) Mrnt ( )nlin"ui0.• 0ty ,,tf iMcl fcnry
11,I)lic.itI0II RCLluucmrnt,. 1-01-111 c111d I'cc,
9
3. A soils map and analysis report for the proposed subdivision, prepared by the
McHenry County Soil and Water Conservation District, which shall be of
sufficient scope to locate, identify and describe soil conditions and all potential
ground absorption, runoff, and flooding deficiencies.
4. Documentation providing evidence that the property to be subdivided has been
inspected by a qualified professional to determine whether or not a wetland or
special flood hazard area is present.
5. Copies of all other applications to other agencies having jurisdiction over the
subdivision.
6. A draft of protective covenants, whereby the subdivider proposes to regulate
land use or, continued maintenance within the subdivision, or otherwise
regulates the proposed development.
7. Six (6) copies of preliminary engineering plans and studies for the construction
of all public_,_, improvements in conformity with the requirements of these
regulations.
8. Twenty-five (25) paper prints, not exceeding 24 inches by 36 inches in size.
B. Form and Content of Preliminary Plat. A preliminary plat shall include or be
accompanied by the following:
1. The proposed name of the subdivision.
2. Preparation date,>including succeeding revision dates.
3. The north point.
4. Graphic scale. The plat shall be drawn to a scale of not less than one inch
equals 100 feet and not more than 1 inch equals 20 feet.
5. The name and address of the owner, subdivider or developer, and the engineer
or surveyor who prepared the plat.
6. The location of the subdivision by government lot, quarter section, section,
township, and range, or by other legal description.
7. A small scale drawing of the section(s) in which the subdivision lies, oriented in
the same manner as the plat, and showing the location of the subdivision, major
roads, impacted schools, existing or proposed parks, and the nearest bodies of
water.
8. The exact length and bearing of the exterior boundaries of the subdivision.
SuhCilvT1iun ('un11-Ot anal 1)Vv u�,mrnt (>i�luru��� City of \9cl leery
,ApIIIica[loll I urns anCl 1 Cc,,
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9. Location and names of all adjacent subdivisions.
10. Name and address of all owners of unsubdivided property adjacent to the
subdivision.
11. The existing and proposed zoning of the subdivision, and the existing zoning of
all adjacent property.
12. Location, widths, and names of all existing and platted streets, alleys, or other
public ways and easements, railroad and utility rights -of -way, parks, cemeteries,
water courses, drainage ditches, permanent buildings, bridges, and other
pertinent data as determined by the City, within 300 feet of the proposed
subdivision, or property owned or controlled by the subdivider or developer.
13. Location and species of existing trees measuring 10 inches or more in diameter,
as measured six inches above grade.
14. The water elevations of adjoining lakes or streams at the date of the survey, and
the approximate high and low water elevations. All elevations shall be
references to USGS datum.
15. If the subdivision borders on a lake or stream, the distances and bearings of a
meander line established not less than 20 feet outside the 100-year flood plain
line of the lake or stream.
16. Special flood hazard boundary lines and areas.
17. Layout, width, name; and "approximate grade of all proposed streets and rights -
of -way.
18. Direction and distance to nearest water and sewer mains, and the size and
capacity of those mains.
19. Dimensions and areas of lots.
20. Building setback lines with the lot widths.
21. Point of curvature, point of tangency, radii, length and central angle for all
horizontal curves.
22. Location and area of property proposed to be dedicated for public use or to be
reserved by covenant for use of all property owners in the subdivision with the
conditions, if any, of such dedication or reservation.
23. Existing topography of the property and within twenty-five feet of the property,
with contour intervals shown for at least every two feet, with reference to USGS
datum, or at more frequent intervals for land of unusual topography.
Suhch\ i,ion Con nurul and Ih•\ ,:luhnu•It( )IdIn,,I ('ItY of \'ICI ICnI-\'
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24. A table with the following information: Total acreage of subdivision; total
number of lots; acreage of public lands to be dedicated other than streets; and
the buildable area of each lot.
25. Indication of proposed phases within the subdivision and the order of site
development.
26. The following certificates, in a form provided by the City:
a. Mayor and City Clerk
b. Surface Water Drainage
c. Roadway Access, State and/or County, if necessary
d. McHenry County Health Department, if necessary
27. Such other information as the Plat Officer, Planning and Zoning Commission, or
City Council may require at any time, which, in the exercise of their discretion,
is appropriate in light of all of the circumstances affecting the application and
will not be contrary to the purposes and intent of these regulations.
3.3 Final Plat.
A. Final Plat Applications. An application for approval of a final plat shall be filed in
writing with the City, shall have the form and content provided in Section 3.3.2 of
these regulations, and shall include without limitation the following:
1. A copy of the approved preliminary plat.
2. Payment of an apj# cation fee and retained personnel fee deposit, as provided in
Section 3.4 of t'hesi regulations.
Copies of all other applications to other agencies having jurisdiction over the
subdivision.
4. Copy of covenants, conditions and restrictions, ready for recording, whereby the
subdivider proposes to regulate land use or continued maintenance within the
subdivision, or otherwise regulate the proposed development.
One (1) copy of the final plat in an electronic format compatible with the City's
computer system, one (1) copy of the final plat on mylar and 25 paper prints, not
exceeding 24 inches by 36 inches in size.
6. Proper written consent from the surveyor who prepared the final plat authorizing
the City to record the plat with the McHenry County Recorder's Office.
Six (6) copies of final engineering plans, prepared by and bearing the seal of a
Professional Engineer registered in Illinois, for the construction of all public
improvements in conformity with the requirements of these regulations.
SUh(JIvision ('01111-01 .unl I ) %Clohmcnt ( )UIuuuIc'- Oty ol"NIrl fcnry
\hl�li�ation R�,:LlLlII-C :nl,. I orm Lind I'CC',
12
B. Form and Content of Final Plat. A final plat shall include or be accompanied by the
following:
The name of the subdivision. A letter from the McHenry County Recorder of
Deeds that certifies that the proposed subdivision name does not duplicate the
name of any subdivision of record within the County shall be provided.
2. Preparation date, including succeeding revision dates.
3. The north point.
4. Graphic scale. The plat shall be drawn to a scale of not less than one inch
equals 100 feet and not more than one inch equals 20 feet.
5. The location of the subdivision by government lot, quarter section, section,
township, and range, or by other legal description.
6. The exact locatioWfte subdivision indicated by true angles and distances to
the nearest established street lines and a corner or corners established in the U.S.
public land survey.
7. The exact length and bearing of the exterior boundaries of the subdivision.
8. The exact location, widths, and names of all existing or proposed streets, alleys,
easements, or other public ways.
All lot numbers and lines, with accurate dimensions.
10. Building setback lines with the lot widths.
11. Point of curvature, point of tangency, radii, length and central angle for all
horizontal curves.
12. An accurate survey and legal description of property proposed to be dedicated
for public use or to be reserved by covenant for use of all property owners in the
subdivision with the purpose or purposes indicated therein, and with the
conditions, if any, of such dedication or reservation.
13. Special flood hazard boundary lines and areas.
14. Language granting necessary easements to the City and to appropriate utility
companies for rights -of -way and for public services and utilities, in a form
provided by the City. Evidence shall be furnished to the City that the individual
utility companies or the organization responsible for furnishing the service
involved has reviewed such easements and any easement provisions to be
incorporated on the plat or in deeds.
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-\hlfliratloil 1•mrm'wid I ct.•,
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15. The following certificates, in a form provided by the City:
(Except as otherwise required by law, certification on final plats of subdivisions
located in unincorporated areas subject to these regulations shall be those
required by the McHenry County Subdivision Regulations, except when these
regulations are more restrictive, the applicable certifications contained herein
shall also be required.)
a. Certification by an Illinois Registered Land Surveyor to the effect that the
plat represents a survey made by him or her, that the monuments or
markers shown thereon exist as located, and that all dimensional details
are correct, in a form provided by the City.
b. Notarized certification, by all property owners and by any mortgage
holder of record, of the adoption of the plat and the dedication of street,
easement, and other public areas, in a form provided by the City.
C. Surface Water Drainage
d. Roadway Access, State and/or County, if necessary
e. McHenry County Health Department, if necessary
f. School District
g. City Engineer
h. City Collector
i. City Clerk
j. Planning and Zoning Commission Chairperson
k. County Clerk
1. Agreement and Notice of Developer Contributions and Land Donation
16. Such other information as the Plat Officer, Planning and Zoning Commission, or
City Council may require at any time, which, in the exercise of their discretion,
is appropriate in light of all of the circumstances affecting the application and
will not be contrary to the purposes and intent of these regulations.
3.4 Fees and Deposits.
A. Application Fees. The following fee shall be paid upon filing a plat of subdivision
with the City:
Preliminary Plat $250
Final Plat $250 for the first 2 acres; plus
$10 for each additional acre; plus
a maintenance fee of $3,000 per cul-de-sac
B. Retained Personnel Fees and Expenses. A subdivider or developer shall deposit, pay
and reimburse the City for any and all administrative expenses and costs, and for any
and all fees, salaries or compensation incurred and charged to the City by retained
personnel in connection with planning, reviewing, evaluating, advising, approving,
recording, inspecting or accepting any development, preliminary or final plat,
engineering plans, or subdivision improvements.
SLIbdI\ I"1011 ( '011U.01 .uut I)C\rl01)111 [ Cliy ul',N1cl leery
\I'I)IICatI0II R)"ILI111 Wum anll I ��ti
14
The following amount shall be deposited into a specified account with the City
upon filing an application for a development permit, preliminary plat, or final
plat, which shall be used toward administrative and retained personnel expenses
and costs:
- Less than 1 acre
- 1 to 5 acres
- 5 to 10 acres
- Over 10 acres
$500.00
$400.00 per acre
than $1,000.00
$300.00 per acre
than $2,000.00
$200.00 per acre
than $3,000.00
or fraction thereof, but not less
or fraction thereof, but not less
or fraction thereof, but not less
2. During the course of construction and at such times as the Plat Officer deems
necessary, within customary and good practices of engineering and construction,
inspection of the public improvement shall be made to insure compliance with
the engineering plans as approved. The subdivider or developer shall pay the
actual costs of inspections. This fee sha!1_be,'the_ actual cost to the City of
inspectors, engineers, and other parties necessary to insure satisfactory
completion of the work.
3. City shall place all required monies into a specified account, bearing interest and
held in the name of the City. The City shall retain any interest that may be
earned in connection with said deposit.
4. Any satement or bill submitted to the City by retained personnel shall identify
the specific charges and fees incurred, a copy of which shall be retained by the
City and made available for inspectioq by the subdivider or developer.
5. At any time the balance of the specified account falls below one-fourth of the
original amount deposited, the City shall require a sum of money that, in
addition to the balance in said specified account, shall equal the amount
originally required, or such lesser amount thereof that the City Council might, in
such cases, determine.
6. All proceedings in connection with such subdivision or development shall be
stayed until said subsequent requests for payment are deposited in said specified
account.
7. Any requirement for payment not deposited within six months of the date of
said request shall, at the discretion of the City Council and upon written notice
to the subdivider or developer, terminate and render null and void any prior
approvals granted by the City for said development or plat.
8. The City Council may, for good cause shown in writing by the subdivider or
developer, grant continuances for said deposits.
�UbdI� 1,R)I) ('kIntlul anal f) \cl0l)nlcnt OIiIlnZHIL" ( Itv oI'Mcllcnry
�1)1)I1Cilllk)II RCIILlWCIT1CI1I'UI'lll L1MI I CC,
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9. The City Council may, at its discretion and by resolution, waive the
requirements of this Section.
10. Upon receipt of the final statement or bill of the retained personnel, or within 60
days of the final development approval, or approval and recording of the final
plat and acceptance of public improvements, any balance remaining in the
specified account, excluding any interest, shall be returned and repaid to the
subdivider or developer.
SUhdI% i-dMI COM1 01 anti Dk:vclol-nicnt 01tl111a11C_ ( •itv ail, Mcl leery
;\I,h1ICJtIW1 I•urm uul 1 ccti
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4 Development and Subdivision Review Process.
4.1 Development Review.
A. Plat Officer Review. The Plat Officer shall review an application for approval of a
development for compliance with all Requirements of Law, and to determine
whether subdivision approvals, public improvements, or land dedications are
required for such development.
B. Effect of Development Approval. Approval by the Plat Officer of a development
shall not entitle the developer to any other approval or issuance of any permit until
after all of the standards and procedures for such other approval or issuance of such
permit have been satisfied.
C. Building_ Permits. No building permit shall be issued for any work within a
development until after the Plat Officer has approved final engineering plans for all
public and private improvements.
D. Occupancy Certificates. No certificate of occupancy shall be issued for any
building or structure until after all public and private improvements are completed,
approved, and when appropriate, dedicated to and accepted by the City.
4.2 Preliminary Plat Review.
A. Filing, Deadline; Plat Officer Review.
1. An application for approval of a preliminary plat shall be filed with the Plat
Officer, in complete and proper form, at least 30 days prior to the meeting of
the Planning and Zoning Commission at which it is to be considered.
2. The Plat Officer shall review the preliminary plat for completeness, for
compliance with the Requirements of Law, including without limitation the
application requirements established in Section 3 herein, and for technical
accuracy. The Plat Officer shall notify the subdivider either that the
application has been accepted for processing or that it may not be processed
because of deficiencies or inaccuracies. If the Plat Officer determines that
the plat should be accepted for processing, then the plat shall be referred to
all appropriate staff members and committees for review.
B. Action by Planning and Zoning Commission. The Planning and Zoning
Commission shall conduct a public meeting to review the preliminary plat. Within
45 days after the conclusion of the public meeting, but not more than 90 days after
the date of an accepted application, the Planning and Zoning Commission shall
recommend approval, approval with conditions or modifications, or disapproval,
and shall submit such recommendation to the City Council.
SUhdIViSIINI Control acid 1)eAc1oj)mcnt Oidinancc City of McHenry
I )C cl0llnlCnt Mild SUhdl\ IAIUiI I\C\ IC\\ 1'r�lcc�5
17
A recommendation for disapproval shall specify the reasons for disapproval and the
aspects of the preliminary plat that fail to comply with these regulations or the
Requirements of Law. The Planning and Zoning Commission may recommend
approval of a plat subject to certain conditions or modifications as are deemed
necessary in the interests and needs of the community. The failure of the Planning
and Zoning Commission to act within the time period specified, or such further
time to which the subdivider may agree, shall be deemed to be a recommendation
of the Planning and Zoning Commission to disapprove the preliminary plat.
C. Action by City Council. The City Council shall approve, approve with conditions,
or disapprove the preliminary plat within 30 days after its first regular meeting
following the action by the Planning and Zoning Cottssion. If the City Council
disapproves the preliminary plat, the Plat Officer shaj;�-,jiotify the subdivider in
writing of the reasons for disapproval. The failure of the City Council to act within
the time period specified, or such further time to which the subdivider may agree,
shall be deemed to be a decision of the City Council to disapprove the preliminary
plat. ;.
D. Effect of Approval. Approval of a preliminary plat by the City Council is tentative
only involving merely the general acceptability of the proposed subdivision layout.
Such tentative approval shall be considered permission to the subdivider to submit
the final plat and final engineering plans for the proposed subdivision.
E. Limitation on Preliminary Plat Approval. The approval of a preliminary plat by the
City Council shall be effective for a period of 12 months from the date of approval,
at the end of which time the subdivider shall have submitted a final plat for
approval or a written request for an extension to this period. If the City Council
has not granted an extension and a final plat is not submitted within this period, the
preliminary plat shall be null and void, and the subdivider shall resubmit a
preliminary plat for review by the Planning and Zon' Commission and City
Council, in accordance with these regulations.
`r
F. Subdivision Phasing. The approval of a preliminary plat by, the City Council may
provide for the division of the subdivision into two or more sections for final plat
approval, and may impose such conditions upon the filing of the sections, as it may
deem necessary to assure the orderly development of the subdivision. If phasing is
approved, specific approval of a variance to Section 4.2.5 that provides a modified
period of approval shall be required.
G. Minor Amendments to Preliminary Plat. At any time after preliminary plat
approval and before submission of a final plat, the subdivider may request that the
Plat Officer approve a minor amendment to the approved plat or conditional
approval. If, in the judgment of the Plat Officer, the proposed amendment will not
substantially alter the overall layout or design of the subdivision, said amendment
shall be approved. The Planning and Zoning Commission and City Council shall
consider all other amendments in accordance with the same procedure for
preliminary plat approval.
Suhdi\ i,iun Control and I)r\Clupment ( )rdinunc (`ity of MC fenr\
Uevelopmcnt and SuhC1I%I"loil k'C%ICv\ l'rure�5
18
4.3 Submission of Preliminary and Final Plats for Simultaneous Review. The subdivider
may submit a final plat simultaneously with the submission of a preliminary plat if the
proposed subdivision meets all of the following requirements:
A. The proposed subdivision contains three or fewer lots; and
B. The proposed subdivision does not require or create any new public rights -of -way
or easements for access; and
C. The proposed subdivision requires no extensions of public utilities and no new
public facilities; and
D. The proposed subdivision does not include any territory that'is located is a Special
Flood Hazard Area, or contain any proposed lots that may be unbuildable because
of the nature of the soils located thereon.
The subdivider shall comply with all of the provisions of these regulations applicable to
the submission of a preliminary plat and final plat. The Planning and Zoning
Commission and City Council shall consider such plats simultaneously and shall approve
or disapprove the final plat.
4.4 Final Plat Review.
A. Filing: Deadline: Plat Officer Review.
1. An application for approval of a final plat shall be filed-w-r the Plat Officer,
in complete and proper form, at least 15 days prier ti meeting of the
Planning and Zoning Commission at which it is to be considered`:
2. The Plat Officer shall review the final plat for completeness, for compliance
with the Requirements of Law, including without limitation the application
requirements established in Section 3 of these regulations, for compliance
with the approved preliminary plat and any modifications or conditions
imposed on the preliminary plat, and for technical accuracy. The Plat Officer
shall notify the subdivider either that the application has been accepted for
processing or that it may not be processed because of deficiencies or
inaccuracies. If the Plat Officer determines that the plat should be accepted
for processing, then the plat shall be referred to all appropriate staff members
and committees for review.
B. Action by Planning, and Zoning Commission. The Planning and Zoning Com-
mission shall conduct a public meeting to review the final plat. Within 15 days
after the conclusion of the public meeting, the Planning and Zoning Commission
shall recommend approval, approval with conditions or modifications, or
disapproval, and shall submit such recommendation to the City Council.
A recommendation for disapproval shall specify the reasons for disapproval and the
aspects of the final plat that fail to comply with these regulations or the
Requirements of Law. The Planning and Zoning Commission may recommend
Subdivision Control and I)CNCIoI)mC[It OIdlnCity ol,MCI lcnry
UCN'cl0h1IIC11 and SUhdly i'�1011 RCv ]C» I'ruCc5,
19
approval of a plat subject to certain conditions or modifications as are deemed
necessary in the interests and needs of the community. Failure of the Planning and
Zoning Commission to act within the time period specified, or such further time to
which the subdivider may agree, shall be deemed to be a recommendation of the
Planning and Zoning Commission to disapprove the final plat.
C. Action by City Council. The City Council shall approve or disapprove the final
plat within 60 days following the receipt of an accepted application, or within 60
days following the receipt of the last required document, plat, agreement, or other
item, whichever is later, or such further time to which the subdivider may agree.. If
the City Council disapproves the final plat, the Plat Officer shall notify the
subdivider in writing of the reasons for disapproval. The failure of the City
Council to act within the time period specified, or such`furth&!rne to'which the
subdivider may agree, shall be deemed to be a decision of the City Council to
disapprove the final plat.
D. Approval of Final Engineering eering Plans Required. Except-as'spec fic0;y authorized
by a variance approved by the City Council, no final plat shall be approved by the
City Council until after the final engineering plans for the subdivision have been
approved in accordance with these regulations.
E. Effect of Approval. The approval of a final plat by the City Council shall not
entitle the subdivider to any other approval or issuance of any permit until after all
of the standards and procedures have been complied with for such other approval
or issuance of a permit._-
F. Signing of the Plat. When a subdivision improvement" afce is required, the
City shall not endorse the final plat until after the Pla Officer--bas approved the
security, and all conditions of the approval have been satisfied-
G. Recordation of Plat. The final plat shall be presented to the City with all necessary
endorsements within six months after the date of approval by the City Council. It
shall be the responsibility of the City to file the final plat with the County
Recorder's Office within seven days after the final endorsement is affixed to the
plat.
4.5 Vacation of Plats. An application for approval of the vacation of a plat, or part thereof,
shall be filed with the Plat Officer, and shall comply with all of the provisions of these
regulations applicable to the submission and approval of a final plat. The plat of vacation
shall be prepared in accordance with the requirements of 765 ILCS 205/6, as amended,
and shall have the form and content provided by these regulations for a final plat.
SLlhdIA INIMI ('OMR)] and I )c\ cIopiiient ( )rJinancc City ol' INICI-lenry
I)c\c10pmcnt anal SUKlivi,iom Rcvio� I)IL)Ce5,
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5 Subdivision Layout and Design
5.1 General. In addition to the requirements established in these regulations, all subdivisions
shall comply with all Requirements of Law, including without limitation the following:
A. All applicable statutory provisions.
B. The Zoning Ordinance, building codes, and all other applicable laws and
ordinances of the City of McHenry.
C. The Comprehensive Plan, Official Map, and Master Plan for Public Utilities of the
City of McHenry, including streets, public sites, environmental features, and parks
shown on the Official Map.
D. Applicable laws, rules, and regulations of the State of Illinois and duly constituted
agencies thereof.
5.2 Preservation of Natural Features. Every subdivision'sfiall-iOatsigned to preserve to
the fullest extent possible all natural features of the land, such as natural ridges, large
trees, and watercourses, which add to the attractiveness and environmental value of the
land and the proposed subdivision.
5.3 Streets. Streets shall be designed and constructed to conform to this ordinance and the
Official Comprehensive, Plan adopted by the City Council. They shall be considered in
their relation to existing and planned streets, to topographic conditions, to public
convenience and safety, and their appropriate relation to proposed uses of the land to be
served. Generally, all streets shall be dedicated to public use, and arterial streets, in all
cases, shall be dedicated to public use. All public streets shall be completely improved to
the full width of the right of way. All street improvements 'smell be extended to the
boundaries of the subdivision or development.
A. General Street Layout and Design. No subdivision or development shall be
approved unless the area to be subdivided has frontage on and access from an
existing street, or a street shown upon a plat approved by the City and recorded
with the McHenry County Recorder of Deeds. Such existing or proposed street
must be improved as required by these regulations, the City Technical
Specifications Manual, and other Requirements of Law, or its improvement
secured by a construction guarantee as required under these regulations.
The arrangement of streets shall either:
a. Provide for the continuation of existing, planned or platted streets in
surrounding area; or;
b. Conform to a plan for the adjacent area adapted to meet a particular
situation where topographical or other conditions make continuance or
conformance to existing streets impracticable.
Suhdi\ i,ion Control and Dc\clolmicnt Ordinance ('its' ot'McHenry
SUhdlAI11011 1 aWut and Uc'�iun
21
2. Local streets shall be so designed to discourage through traffic movements
and excessive vehicular traffic, be designed to discourage excessive speeds
and minimize vehicle -pedestrian conflict points, and should not rely on
extensive traffic regulations in order to function efficiently and safely.
3. Where a parcel abuts or contains an existing arterial or collector street, as
shown on the Comprehensive Plan or Official Map, the Planning and Zoning
Commission may recommend and the City Council may require frontage
roads, double frontage lots with screen planting contained in.a.-non-access
reservation not less than 10 feet wide along the rear property- lnit; or-- such
other treatment as may be necessary for adequate protection of residential
properties and to separate through and local traffic.
4. When any parcel or part of a parcel is adjacent to only one side of an existing
right of way, which is less than the required width required by the
Development Standards or the Official Map, the applicant st#_edicate
additional right of way to meet the specifications of these , �t
Standards. Jd+,
5. Half streets, and private streets, alleys or thoroughfares are not permitted.
6. Where adjoining areas are not subdivided, the arrangements of streets ire new
subdivisions shall be extended to the boundary line of the traatp make
provision for the future projection of streets into adjacent areas: ,
5.4 Block and Lot Layout.
A. The lengths, widths, and shapes of blocks shall be appropriate for the locality and
the type of development contemplated, but block length in residential areas shall
not exceed 1,500 feet, nor have less than sufficient width to provide for two tiers of
lots of appropriate depth between streets. - -
B. Pedestrian easements, not less than 10 feet wide, may be required by the City
Council through the center of blocks more than 900 feet in length where deemed
necessary to provide circulation or access to schools, playgrounds, shopping
centers, transportation or other community facilities.
C. Lot areas and dimensions shall conform to the requirements of the Zoning
Ordinance. Lots lying outside the corporate limits of the City shall conform to the
requirements of the Zoning District most closely related to the current or proposed
use of the property, as provided in the Comprehensive Plan and Official Map.
-'-'IUhdl\ IS1011 C'011tn01 and Nvk lul,ment Oidimmk: • City ot'McFlenry
�Uhdl1 i',iun 1 LIVO ( and I>c',i�kln
22
D. Depth and width of lots reserved or laid out for commercial and industrial purposes
shall be adequate to provide for off-street loading and parking facilities, as required
by the Zoning Ordinance.
E. Double frontage and reversed frontage lots shall be avoided except where
necessary to provide separation of residential development from arterial streets or
conflicting land uses, or to overcome specific disadvantages of topography and
orientation.
F. Residential lots abutting arterial and collector streets shall be platted with extra
depth to provide greater setback distances between the buildings and such traffic, T
ways. Vehicular access to arterial and collector streets from such lots shall be
prohibited.
G. Excessive depth in relation to width shall be avoided. A proportion of two and
one-half to one shall normally be considered as a desirable maximum for lot widths
of 100 feet or more.
H. In determining the minimum lot area under these regulations and to meet the
Zoning Ordinance requirements, both of the following conditions must be met:
1. Ninety percent (90%) of the minimum lot area shall be at least two feet
above the approximate high water elevation of any lake or stream affecting
the area; and
2. Eighty percent (80%) of the minimum lot area shall be at least three feet,, ---
above the highest ground water level as estimated by the subdivider or his
agent from soil boring test data, and as verified by the Plat Officer.
Corner lots for residential use shall have extra width to permit full front building
setbacks on both streets as provided by the Zoning Ordinance. 4* *
Lots at right angles to each other should be avoided.
K. Side lot lines shall be substantially at right angles or radial to the street lines.
L. Lots shall follow municipal boundary lines whenever possible.
M. Reserve strips controlling access to public utilities, streets or other properties shall
be prohibited.
5.5 Monuments. Permanent monuments shall be placed in the subdivision as required by
these regulations and as approved by an Illinois Registered Land Surveyor.
A. Monuments shall be located on street right-of-way lines, at street intersections,
angle points of curve and block corners.
tiubdiv ]"loll Crnurol <uid Doclol-)mcnt ( 1-Jmancc City otl•Mcl leery
Subdi%i.ion Layout .u�J I)c�ibn
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B. The external boundaries of a subdivision shall be monumented in the field by
concrete, not less than 30 inches length, not less than six inches square or five
inches in diameter, marked on top with an iron rod or other durable material
securely embedded; or by iron rods not less than 30 inches length and two inches in
diameter.
C. All U.S., State, County, or other official benchmarks, monuments, or triangulation
stations in or adjacent to the subdivision shall be preserved in precise location.
SUhdl IS1011 ('onu-ol and I )V� rloJ)nicnI (>r1-linan:L• ('its of, M(.Henry
SUhdl � ivon I U%'ou1 LIMI I )o',) n
24
6 Public Improvements.
6.1 Improvements Required. Every subdivision or development shall be improved with
public improvements as set forth in these regulations and with all such other
improvements as may be necessary to serve the subdivision or development, as
determined by the City. All such improvements shall be designed and constructed by the
subdivider or developer in accordance with the these regulations, the Technical
Specifications Manual, and other Requirements of Law, as approved by the Plat Officer.
6.2 Permit Required. No construction work of any kind, including grading, shall be
performed on any proposed street, sewer, water main, or other public improvement
without all applicable permits and approvals having first been obtained from the City.
6.3 Engineering Plans Required. The subdivider or developer shall submit six copies of
complete engineering plans, prepared by and bearing the seal of a Professional Engineer
registered in Illinois, for the construction of all public or private improvements. The
engineering plans shall be prepared in accordance with the Requirements of Law,
including without limitation the City Technical Specifications Manual, these regulations,
and all applicable standards of other agencies with jurisdiction.
6.4 Engineering Plan Review.
A. Submission of Preliminaa Engineering Plans and Studies. Preliminary engineering
plans and studies shall be submitted with the application for approval of a
preliminary plat requiring or proposing public improvements. These plans shall be
accompanied by payment of all fees and deposits required by these regulations. No
preliminary plat shall be approved unless the City determines that public facilities
will be adequate to support and service the area of the proposed subdivision. The
applicant shall submit sufficient information and data to demonstrate the expected
impact on and use of public facilities by possible uses of said subdivision. Public
facilities and services to be examined for adequacy will include stormwater
management, including accommodations for off -site drainage, roads, sanitary
sewerage, and water service.
B. Preliminary Engineering Plan Review. The City shall review all preliminary
engineering plans and studies to determine if they are in conformance with the
Requirements of Law. Such review shall be completed within 45 days after
submission of complete plans and payment of all required fees and deposits. The
City may approve the plans, may approve the plans subject to modifications or
conditions, or may disapprove the plans in writing delivered to the subdivider
stating the reasons for such disapproval. The failure of the City to act within the
time period specified, or such further time to which the subdivider may agree, shall
be deemed to be a decision to disapprove the plans. The City shall not approve a
preliminary plat until after the approval of the preliminary engineering plans and
studies.
SUbchvision Control and Dtnk2lolmlcnt City of McHenry
I'ubli�ln-ihiu��•mvnts
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C. Submission of Final Engineering Plans. In the case of a subdivision, final
engineering plans may be submitted only after approval of a preliminary plat, and
not later than the time of filing of an application for approval of the final plat. In
the case of a development, final engineering plans must be submitted not later than
the time of filing of an application for approval of a building permit. These plans
shall be accompanied by payment of all fees and deposits required by these
regulations.
D. Final Engineering Plan Review. The City shall review all final engineering plans
to determine if they are in conformance with the Requirements of Law, and in the
case of a subdivision, in substantial compliance with the approved preliminary plat.
Such review shall be completed within 45 days after submission of complete plans
and payment of all required fees and deposits. The City may approve the plans,
may approve the plans subject to modifications or conditions, or may disapprove
the plans in writing delivered to the subdivider or developer stating the reasons for
such disapproval. The failure of the City to act within the time period specified, or
such further time to which the subdivider or developer may agree, shall be deemed
to be a decision to disapprove the plans. Ul-
E. Record ("As Built") Drawings. After completion of all public improvements and
prior to final acceptance of said improvements, the subdivider or developer shall
provide to the City record ("as built") drawings of the engineering plans revised to
reflect all improvements as constructed. All elements of the approved plans that
have been revised from the approved final engineering plans shall be noted as
revisions on the final engineering plans and signed and sealed by a Professional
Engineer registered in Illinois. The presentation of these plans shall be a condition
-
of final acceptance of the improvements and release of the construction guaranteez-*
rvl-
assuring their completion.
`
Electronic format of the As -Built drawings of the development and all public
improvements shall also be submitted to the City. These plans shall be delivered in
Auto Cad 2000 (or latest version) format and shall be tied into Illinois State Plane
Coordinate System (NAD 83, 1997 Revision) through established IDOT
monumentation. The City of McHenry will supply the developer with the nearest
location of this monumentation for tie-in.
For all projects involving extensions to sanitary sewer mains, there shall be
submitted two (2) copies of reproducible mylar drawings — maximum size two (2)
feet by three (3) feet of the "as built" plans showing the actual locations and grades
of sewers and manholes and the locations of the service connection to the main and
terminus of the service. One copy shall be submitted to the City Engineer and one
copy shall be submitted to the Director of Public Works.
tiuhdn i,iun <'cxu[.ul and D):\cluhnicnl Oid]MInL�: C ity of NicI tell IY
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6.5 Streets
A. Street Classifications and Definitions.
Major Arterial. Major Arterial routes serve the primary centers of activity
within the City, the highest traffic volume corridors and the longest trip
desires. They are roadways that display inter -city continuity, regional
importance, and that provide reasonably continuous routes through the City.
Major Arterials are facilities that carry traffic volumes greater than 12,000
vehicles per day (vpd), and are usually under the jurisdiction of the State or
County governments.
2. Secondary Arterial. Secondary Arterial routes interconnect and augment the
Major Arterials. They accommodate trips of moderate length, provide
slightly less mobility then the Major Arterials but provide more emphasis on
land access. Secondary Arterials can also be those facilities that serve major
traffic flows between various districts within the City. Secondary Arterials _
are facilities that carry between 5,000 and 12,000 vpd, and are typically
under the jurisdiction of the County, Township or the City.
3. Collector Street. Collector Streets provide both land access service and
traffic circulation within residential neighborhoods and commercial and
industrial areas. Collectors differ from arterials in that these roadways may
penetrate residential neighborhoods, distributing trips from the arterials
through the area to their ultimate destination. Collector Streets are facilities
that which carry between 1,000 and 5,000 vpd, and are typically under the -
jurisdiction of the City. Facilities within the Collector Street classification
are further classified by the primary land use area that they serve (Industrial
Collector, Commercial Collector or Residential Collector).
4. Local Street. Local Streets are all those facilities not in one of the higher
classifications. They primarily permit direct access to abutting lands and
provide connections to the higher order facilities. Service to through traffic
movements should be deliberately discouraged on these roads. Local Streets
are facilities that carry less than 1,000 vpd and are under the jurisdiction of
the City. Facilities within the Local Street classification are further classified
by the primary land use area that they serve (Local Industrial, Local
Commercial, Local Residential, or Cul-de-sac).
B. Geometric Standards for Streets and Rights -of -Way. All streets shall be designed
in accordance with Table 6-1 and Table 6-2.
SUbdI�I;W11 ControI and I)cveIohnuntOrdlnanre City u1 Mcllenry
Puhli� Imhru��mcnts
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Table 6-1
RnAnWAV nVRIGN gTANDARM
Arterials[
Collector[
Local
Major
Secondary
Residential
Industrial
Commercial
Residential
Industrial
Right-of-way width
120' - 150'
80'- 100'
66'
80'
80'
60'
60'
Roadway Width
69'
37' - 61'
34'
34'
34'
28'
34'
back to back:curb
Design Speed °
40 mph
35 mph
(55 mph in open
(55 mph in open
30 mph
30 mph
30 mph
30 mph
30 mph
areas)
areas
Sidewalk width
5'
5'
4'
5'
5'
4'
5'
Number of Traffic
4
2-4
2
2
2
2
2
Lanes
Median
Continuous 16'
Continuous 4'
Barrier
Painted widen to 12'
12' @ major intersections only
None -..
intersections
Access Location
Full Access Points
20 per mile
Only when Local Street access
Criteria
@ 1/4 mile spacing
(max. 15 per
is not available
As Needed
All others rt. In/rt. out
mile)
Parking
Not Allowed
Not Allowed
one side I none none
one side none
Bikeway Facilities
10 Off Roadway t
10 Off Roadway
10' Off Roadway
Not Separately
where indicated
4' On-Streee
Designated
Curb Type
B-6.24 (or 4'
B-6.12 (or 4'
M-6.12
B-6.12
B-6.12
M-6.12
B-6.12
Shoulders)
Shoulders
Signal S acin Z
1/2 mile
1/4 mile
At Arterial Only
None
Comments:
l . State & County jurisdictions may have other requirements.
2. Under the [DOT jurisdiction.
3. All italicizing is the current subdivision control ordinance information.
4. Speed limits shown are AASHTO design standards final speed limit will be determined by speed studies.
Street
Arterials
Collector and
Industrial
Minor and
Cul-de-Sac
Table 6-2
Minimum Standards for Street Design
Right
Street
Radius
Clear
Of
Width
of
Min.
Way
to Back
Horiz.
Max.
Min.
Sight
Width
of Curb
Curves
Gradient
Gradient
Distance
*
*
400'
5%
0.6%
300'
80'
*
300'
5%
0.6%
200'
*
30'
150'
7%
0.6%
200'
Sllhd1\I11011 COnti0l and I)C\Cluhment ()rdinan�.e City orMCHenry
PLINIC In1pr(1\Cmenl.,,
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C. Intersections and Offsets.
Streets shall intersect at 90 degrees whenever possible. No two streets shall
intersect at an angle of less than 75 degrees. An oblique street should be
curved approaching an intersection and should be at right angles for a
minimum of 100 feet there from.
2. No more than two streets shall intersect at any one point.
3. Proposed intersections along one side of an existing street shall, whenever
practicable, coincide with any existing intersections on the opposite side of
such street. Street or driveway jogs with centerline offsets of less than 150
feet shall not be permitted and jogs with centerline offsets of less than 225
feet between minor and collector or arterial streets shall be discouraged,
except where the intersected street or driveway has separate dual drives
without median breaks at either intersection.
4. Provisions shall be made for vehicular and pedestrian access to residential
property abutting an arterial street either by providing: (1) a marginal access
street, or (2) by backing lots to the thoroughfare and providing access by a
collector, minor, or cul-de-sac street one lot depth removed and with a no
access strip easement not less than 10 feet wide along the rear lot line. These
standards are established for the purpose of providing protection for the
residential properties and to provide for traffic safety and the efficient use of
the major street for its intended function of accommodating through traffic.
5. Deceleration and left turn lanes shall be provided for access from all arterial
or collector streets onto all streets, including without limitation Federal, , -
State, County or Township highways. When an existing lot's only access is
from an arterial street, the intersection of a proposed driveway with the
arterial street shall require the installation of acceleration/deceleration lanes
along the arterial street to provide for vehicular safety.
6. A clear minimum sight distance shall be provided for all intersections in
accordance with Table 6-2.
D. Cul-de-sacs. Cul-de-sacs may be permitted in subdivisions where land
availability, site planning, or traffic control purposes determine a through street is
not practicable. A maintenance fee, in accordance with Section 3.4.1 of this
ordinance, shall be required for each cul-de-sac in a subdivision.
1. The maximum length of a cul-de-sac shall be 600 feet, as measured along
its centerline from the center of the cul-de-sac circle to the nearest right-of-
way of the intersecting street.
2. Cul-de-sacs shall have a concentric teardrop shape with a minimum right
of way of 120 feet in diameter.
SUbdi%i,ion Control and Dt:\ Vluhmrnt 01Llma11cc City oI'McIIenry
T'uhlic Int1)it,%emcnts
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3. The center of the cul-de-sac shall have a minimum pavement diameter of
90 feet.
E. Pavement and Desizn Specifications. All pavements shall be designed in
accordance with the City's Technical Specifications Manual. The Plat Officer
may, as a result of traffic analysis, soil analysis, or State or County requirements,
require standards for a street that are more strict than those established in the City
Technical Specifications Manual.
F. Curbs and Gutters. PCC curbs and gutters shall be provided on all new streets,
and on existing streets within or adjacent to the subdivision in accordance with
the City Technical Specifications Manual.
G. Street Names. New street names shall not duplicate or be deceptively similar to
the names of existing streets, but streets that are continuations of others already
in existence shall bear the name of the existing streets. Streets shall have one -
word names to avoid confusion.
H. Signs, Street Name and Traffic Control. Street name and traffic control signs
shall be installed by the City, at the sole cost of the Subdivider, at each
intersection in accordance with the City Technical Specifications Manual.
1. State or County Approvals. Any construction within or changes to rights of way
under the jurisdiction of the State of Illinois, county or township shall require the
approval of that jurisdiction in addition to City Council approval before any
construction is allowed to begin.
6.6 Sidewalks. Sidewalks shall be provided on both sides of all streets within all new
subdivisions or developments. Sidewalks may also be required in other locations when
the City Council, in its sole discretion, determines that such sidewalks are necessary for
public safety or convenience. All sidewalks shall be constructed in accordance with the
City Technical Specifications Manual. The Plat Office may, in his sole discretion,
require payment of a fee in lieu of sidewalk construction, when it is determined that the
construction of sidewalks within a subdivision or development is impractical or
unnecessary. Said fee shall be based on the linear footage of the sidewalk that would
normally be required times the construction cost to install such sidewalk, as established
from time to time by the City.
6.7 Bikeways. All subdivisions and developments shall provide for bikeways as indicated in
the City's Comprehensive Plan, Official Map, or as otherwise determined by the City
Council when considered appropriate for public safety or convenience. Bikeways may be
substituted for sidewalks in locations approved by the Plat Officer. All bikeways shall be
constructed in accordance with the City Technical Specifications Manual.
6.8 Street Lighting. Street lighting shall be provided in every subdivision and development,
and shall be constructed in accordance with the City Technical Specifications Manual.
SUhdIv i>R)n ('011tR)I and I )t2vcIoI)mrni OikIin incc ('its, of, MCI Icnry
PLI IC In-II)Ft mcnIS
30
6.9 Water Service.
A. Service Required. A complete water supply and distribution system, including all
piping, valves, fire hydrants and other appurtenances, shall be provided for all new
subdivisions or developments. In the case of any buildings, residential,
commercial or industrial, constructed prior to the adoption of this Ordinance and
served by a private well, the following shall apply:
Any building located within the City limits, the property line of which building is
located within two hundred (200) feet of a water distribution line, shall have its
water piping system connected to the said water distribution line. Any parcel
and/or building located outside the City shall be required to annex into the City
prior to connecting onto the City water distribution system, and any and all
expenses incurred to extend said water distribution system would be totally at the
property owner's expense.
B. System Standards. Before commencing the water distribution system layout, the
developer shall confer with the City Engineer to determine the required size for any
water distribution lines traversing the subdivision or lot to fit the City's available
capacities of off site downstream existing facilities with the estimated increment of
flow caused by the subdivision, proposed development and any future off site
development.
1. In no case shall the size of any water main be less than eight (8) inches in
diameter for residential or twelve (12) inches in diameter for non-residential
developments.
2. Water mains shall extend to the extremities of streets, easements, or property
lines that are served by the mains and shall be arranged to avoid dead -ends.
All water distribution system piping shall be constructed within public rights
of way or within approved easements dedicated for public utilities.
Whenever feasible, the developer is required to design looped water mains.
3. Shut-off valves shall be provided at each branch main connection and
elsewhere, as determined by the Plat Officer, to permit adequate
sectionalizing for maintenance and repair purposes.
4. A building service connection shall be provided for each lot and principal
building and shall extend to a point within one foot of the property line of the
property being served. Such building service connection shall be installed
prior to installation of any pavement over the area of such connection.
5. All attached and detached single-family dwelling units shall be served
directly by separate water piping connected to the City's water distribution
system and not to be of common service as specified in the Standard
Specifications for Water and Sewer Main Construction in Illinois, Latest
Edition.
C. Design and Construction. Every water supply and distribution system shall be
designed and constructed in accordance with the Requirements of Law, including
without limitation the City Technical Specifications Manual and Master Plan for
SLIbdI Vision Control anti Development ( )rdurmcc City of McHenry
1'uhlic IIII hiu%cn1cnt.
31
Public Utilities, and in such a manner as to provide each lot and principal building
with a separate service connection.
D. Fire Hydrants.
1. Fire hydrants shall be installed throughout all additions to the water system
in accordance with the City Technical Specifications Manual. In no case
shall the spacing of required fire hydrants be greater than 300 feet.
2. The removal of water from any fire hydrant shall not be permitted unless
otherwise approved by the Director of Public Works.
E. Unauthorized Use. No part of the water distribution system shall be used or
disturbed by any unauthorized person unless the Director of Public Works grants
permission. This includes the operation of fire hydrants and valve connections, or
disconnections to any part of the water distribution system. Any unauthorized
person tampering with the water distribution system will be prosecuted.
6.10 Sanitary Sewer Service
A. Service Required. A complete sanitary sewerage system, including a service
connection for each lot and sewerage treatment plant capacity or disposal facilities,
shall be provided for all new subdivisions or developments. In the case of any
buildings, residential, commercial or industrial, constructed prior to the adoption of
the Development Standards and served by a septic system, the following shall
apply:
Any building located within the City, the property line of which building is located
within two hundred (200) feet of a sanitary sewer main line, shall have its sanitary
sewer facilities connected to the said sanitary sewer main line. Any parcel and/or
building located outside the City shall be required to annex into the City prior to
connecting onto the City sewerage system, and any and all expenses incurred to
extend said sewer system would be totally at the property owner's expense. The
City Engineer and Director of Public Works have the authority to require the
installation of inspection manholes for new and existing facilities.
B. System Standards. Before commencing the sewer layout, the developer shall
confer with the City Engineer to determine the required size and grades for any
trunk sewers traversing the subdivision or lot to fit the City's available capacities of
offsite downstream existing facilities with the estimated increment of flow caused
by the subdivision, proposed development, and any future offsite development.
Sewer mains shall be sized in accordance with the City Technical
Specifications Manual and in accordance with the capacity requirements of
the City's sanitary sewerage transmission system as determined by the Plat
Officer, but shall not be less than eight (8) inches in diameter.
SUhdi\ i,ion Coil troI anal I_h%'dohmrnt ( )r1lin!If ILe ( ity ol, fvld ICnry
I'LI IC IIIII-)I'(
32
2. Sanitary sewers shall be extended to the far edge of the development and at
other locations indicated by the City Engineer. All sanitary sewers shall be
constructed within public rights of way or within approved easements
dedicated for public utilities.
Sewer mains, with separate building service stubs for each lot and principal
building, shall be installed prior to construction of street improvements.
4. Building service stubs shall be sized according to the requirements of the use
being served, as determined by the Plat Officer; provided, however, that
service stubs shall not be less than four (4) inches in diameter. Building
service stubs shall extend to a point within one foot of the property line of the
property being served.
All attached and detached single-family dwelling units shall be served by
separate sanitary sewers to be directly connected to the City sewerage system
and not to be of common service. Multi -family dwellings will be permitted
to be served by one common service.
C. Design and Construction. Every sanitary sewer system shall be designed and
constructed in accordance with the Requirements of Law, including without
limitation the City Technical Specifications Manual and Master Plan for Public
Utilities.
6.11 Stormwater Drainage.
A. Service Required. A stormwater runoff control and detention system, designed and
constructed in accordance with the Requirements of Law, including without
limitation the City Technical Specifications Manual, the Master Plan for Public
Utilities, and the McHenry County Stormwater Ordinance, shall be provided in all
new subdivisions or developments to serve adequately the area being platted or
developed.
B. System Standards.
1. All subdivisions and development shall include provisions for the
construction of storm sewers and appurtenances. The storm sewer system
shall be separate and independent of the sanitary sewer system.
Existing drainage channels shall be used whenever possible.
3. The design of the drainage system shall consider and show:
a. Storm Drainage area of which the subdivision is a part.
b. Calculations as to volume and frequency of water to be handled.
C. Grades that may result in erosion or ponding and therefore require
storm sewers.
d. Existing watercourses.
Suhdi\i,,ion Control and I)c�k•lolimcnt OIJimm,"C City- ofMcl-Ienry
PLIhlik: In1,x(1"
33
e. A plan of subdivision grading to prevent the ponding of storm water.
4. If it is contemplated that the elevation of the land or the flow of surface water
from such land will be changed as a result of any portion of a subdivision or
development, then a study or studies that show topographically and by
profile such proposed changes in elevation and the flow of surface water
from such land shall be required.
5. Detention facilities shall be required for all subdivisions and developments,
and shall be designed for a 100 year rain fall occurrence with a release rate as
determined by the Plat Officer based on the City Technical Specifications
Manual, Master Plan for Public Utilities, and on down -stream conditions.
Stormwater inlets shall be placed in street gutters at all street intersections
and elsewhere as determined by the Plat Officer based on an analysis of the
terrain.
7. Building service stubs shall be installed to receive sub -soil drain pump
discharge from each building and shall connect to a storm sewer within the
drainage system of the subdivision or development.
6.12 Landscaping
A. Ordinance Compliance. All property within a development or subdivision shall be
landscaped in accordance with the requirements of the City of McHenry Zoning
Ordinance, and shall comply with all other Requirements of Law regarding tree
protection and preservation.
B. Parkways and Open Space. All parkways within public rights -of -way, and all
public open spaces shall be graded and seeded or sodded in a manner approved by
the Plat Officer prior to conveyance to the City. Topsoil in parkways shall be
graded to meet the back of curb height. Grass shall be at least 95% established, as
determined by the Plat Officer, prior to final approval or acceptance.
C. Street Trees. Trees shall be planted in the right-of-way along both sides of all
streets in and adjacent to all subdivisions. The selection, placement, and installation
of trees shall be in accordance the City Technical Specifications Manual.
6.13 Public Utilities, Underground. All new subdivisions shall be provided with a complete
system of underground public utilities including without limitation telephone, gas,
electric, and cable television. Existing or relocated above ground utility structures
located within or along the perimeter of a new subdivision shall be buried.
Suhdivi1i()11 C'011t1-01 anti 1)r\el0hnu•nt City of' MCI leery
I'LINIC lmhru%cmrntS
34
6.14 Easements. Utility easements and cable television easements shall be provided at the
rear of all residential lots and along the side lot line where required by the Plat Officer.
Such utility easement shall be at least 10 feet wide and normally centered upon the rear or
side lot line. Evidence shall be furnished that the individual utility companies or the
organization responsible for furnishing the service involved has reviewed such easements
and any easement provisions to be incorporated on the plat or in deeds.
6.15 Oversize Design. The City Council, at their sole discretion, may require any subdivision
improvements to be larger than necessary to serve the immediate subdivision adequately,
where required in the planning for utilities, as evidenced by the Master Plan for Public
Utilities. The City Council may enter into an agreement to repay the subdivider the
construction cost resulting from the increased size.
6.16 Model Homes. Following the City's acceptance of the required construction guarantee
and recordation of a final plat, the subdivider may be permitted, at the subdivider's sole
risk, to construct, maintain, and occupy model units in one or more product lines being
offered in said subdivision. The models may contain a sales office, however, only sales
of homes in the particular subdivision shall be permitted. Model construction shall
comply with all Requirements of Law, including the City's Zoning Ordinance and
building codes, and in no instance shall a building permit be issued where a gravel road
base does not exist across the frontage for which the building permit is requested. All
required public improvements except the final lift of bituminous asphalt surface on roads
and landscaping shall be completed and approved by the City before an occupancy permit
may be issued.
SUhdIN P11011 Cunirul and D \clOpnirnl OrduIa11 C City ��1 Nlcl Irnry
Public Improwillenls
35
7 Construction and Maintenance Guarantees.
7.1 Statement of Estimated Costs of Improvements. The subdivider or developer shall
submit to the City a detailed statement prepared by a Professional Engineer registered in
Illinois giving an estimate of the total cost of the construction or installation of all
required and proposed public improvements. Such estimate shall be submitted at least 30
days prior to the submittal of the required construction guarantee, and be accompanied by
photocopies of all contracts relating to the required improvements that have been entered
into by the subdivider or developer. Such estimate shall. be based on the prevailing
construction costs and shall be subject to approval by the Plat Officer.
7.2 Construction Guarantees and Reductions.
A. The construction and installation of public improvements shall not be permitted or
initiated until the subdivider or developer has filed with the City a construction
guarantee secured by one of the following, all on forms approved by the City
Attorney:
An irrevocable letter of credit issued by a federally insured bank or savings
and loan association; or
2. A surety bond issued by a good and sufficient surety company having a
rating of "Superior", as assigned by A.M. Best Company; or
A letter of commitment issued by a good and sufficient surety company
having a rating of "Superior", as assigned by A.M. Best Company, or
other such guarantee as allowed by 65 ILCS 5/11-39-3, as amended.
B. The construction guarantee shall be in the amount of 125% of the cost of the
required improvements as estimated by the subdivider or developer's engineer, and
as approved by the Plat Officer.
C. The construction guarantee shall assure the City of the satisfactory installation of
the required improvements in accordance with the approved engineering plans and
good engineering and construction practices.
D. Where the required improvements have not been installed either within the time
required or in accordance with the approved engineering plans, the City may
demand and draw the guarantee amount for use in matters relating to insuring the
satisfactory construction of said improvements, including attorney's fees,
engineering and consulting fees, and court costs, if any, incurred in connection with
the enforcement of the provisions of these regulations.
SUhdlA I'll MI Control and Der clupnicnL ( )rdmancc City ul McHenry
Con,IvLicUvn and N'hmIcn�incc( ;uaIantccs
36
E. In accordance with the provisions of these regulations, the amount of the
construction guarantee may be reduced only once, after satisfactory completion of
at least 50% of the public improvements, as determined by the Plat Officer. The
City may reduce the amount of the required construction guarantee at its sole and
absolute discretion.
F. The total amount of a construction guarantee may be released only after the
subdivider or developer has installed all of the required improvements, and the City
has accepted them in accordance with these regulations.
7.3 Acceptance. The approval of the final plat by the City shall constitute acceptance of the
dedication of any public street, open space, or other public area. Public improvements
shall be accepted only by formal resolution of the Mayor and City Council, upon the
recommendation of the Plat Officer. No construction guarantee shall be reduced or
released until all public improvements shall have been constructed and installed in
accordance with the approved engineering plans and good engineering and construction
practices, and the subdivider or developer has provided the following:
A. A written application for reduction supported by the project engineer's certificate
that he has regularly inspected the improvements made during the progress of the
construction and that the improvements have been constructed and installed in
accordance with the approved engineering plans and good engineering and
construction practices.
B. A swom contractor's statement from each prime contractor and final lien waivers
to assure the City's protection against mechanic's lien claims.
C. A Bill of Sale transferring title to the public improvement to the City.
D. "As -Built" or record plans as required by these regulations.
E. A guarantee of performance as required by these regulations.
7.4 Guarantee of Performance. The subdivider or developer shall guarantee the prompt
and satisfactory correction of all defects and deficiencies in any public improvement,
including without limitation landscaping installed on public property or within a public
right-of-way or easement, that occur or become evident within two years after acceptance
of the public improvements by the City.
A guarantee running to the City in the amount of 20% of the cost of the improvements for
a period of two years after the acceptance of the improvements by the Mayor and City
Council, as required by these regulations, shall be provided in the form of a cash deposit,
or in an approved form as provided by these regulations for the construction guarantee.
If any such defect or deficiency occurs or becomes evident during such period, the
subdivider or developer shall complete or cause to be completed any required correction,
repair, or replacement within 10 days after written demand from the City, weather
permitting. If any public improvement is corrected, repaired, or replaced pursuant to
Subdivision C'untrol and Develupmrnt Ordumance City 0f N/lc1-leery
C MnstrueUon and Mamtenanee Guarantees
37
such a demand, then the guarantee provided in this Section shall be extended as to such
correction, repair, or replacement, for one year after the date of the convection, repair, or
replacement.
7.5 Interest and Costs. No interest shall be paid to the subdivider or developer on any
construction security held by the City. The subdivider or developer shall bear the full
cost of securing and maintaining all construction securities required by these regulations.
7.6 City Lien Rights. If any money, property, or other consideration due from the
subdivider or developer to the City is not either recovered from the guarantees required
by these regulations or paid or conveyed to the City pursuant to the City's demand
therefore, then such money, or the City's reasonable estimate of the value of such
property or other consideration, together with interest and costs of collection including
attorney's fees and administrative expenses, shall become a lien upon all portions of the
subdivision or development in which the subdivider or developer retains any legal,
equitable, or contractual interest, and the City shall have the right to collect such amount
or value, and the right to enforce such lien in the same manner as in statutory mortgage
foreclosure proceedings. Such lien shall be subordinate to any first mortgage place upon
the subdivision or development; provided, however, that such subordination shall apply
only to charges that have become due and payable prior to a sale or transfer of the
subdivision or development pursuant to a decree of foreclosure or any other proceeding
in lieu of foreclosure. Such sale or transfer shall not relieve the subdivision or
development from liability for any charges thereafter becoming due, nor from the lien of
any subsequent charge.
7.7 Insurance. The construction and installation of required subdivision improvements shall
not be permitted or initiated until certificates of insurance showing the following
coverage, as required by these regulations and other Requirements of Law, have been
filed with the City. Each certificate shall provide that coverage shall not be terminated or
reduced without 30 days advance written notice to the City. The required insurance shall
include the City and the City Engineer as an additional named insured, and include
coverage for their respective officers and employees.
A. Comprehensive General Liability Insurance. The subdivider or developer's
contractor shall provide and maintain Comprehensive General Liability Insurance
in the amount of $1,000,000 per occurrence and in the aggregate for bodily injury,
sickness, disease, or death of any person, which will protect the City and each of its
officers, employees, agents and consultants from claims which may arise out of or
result from the performance of work by anyone directly or indirectly employed by
the contractor or subcontractor, or by anyone for whose acts the contractor may be
liable.
B. Worker's Compensation. The subdivider or developer's contractor shall provide
and maintain Worker's Compensation coverage in accordance with the
Requirements of Law, and in an amount not less than $500,000.
Suhdn ision Control and Dcrclohnxnt Ordmancc City of MCI ferry
( �,n�tru�tion and Nkiintcnancc (jua antcc:.
38
C. Automobile Liability. The subdivider or developer's contractor shall provide and
maintain Bodily Injury and Property Damage coverage (Combined Single Limit) in
accordance with the Requirements of Law, and in an amount not less than
$1,000,000. This coverage shall include hired and non -owned automobiles.
D. Umbrella Liability. The subdivider or developer's contractor shall provide and
maintain Umbrella Liability coverage in an amount not less than $3,000,000. This
coverage shall include without limitation excess coverage for the General Liability,
Worker's Compensation, and Automobile Liability policies.
E. Property Insurance. Coverage shall be provided and maintained in the amount of
the estimated cost of improvements on a replacement cost basis.
Suhd1\1"1011 C OMI-01 anal thvelolmicni Ordmu wcc Oty oI'MCI fenry
C��nsUuctir>n ,in�l Mamtenancc Guaiantcc,
39
8 Developer Donations
8.1 Purpose. This Section is intended to assure the provision of public facilities needed to
serve new development by requiring each new development to pay its fair share of the
costs of such improvements as a condition of approval, and to mitigate the adverse
impacts from inadequate community facilities by providing a means of allocating the
costs of needed services and facilities among new developments in proportion to the
demand for such facilities created by each new development.
8.2 Applicability. Unless otherwise provided for in an annexation agreement with the City,
as a condition of approval of a final plat of subdivision, planned unit development, or
building permit, each subdivider shall dedicated land and/or make cash donations in lieu
of land for park and school sites and cash donations for library and fire protection
services to serve the immediate and future needs of the residents of the development, in
accordance with the criteria and formulas as hereinafter set forth.
8.3 Imposition of Donations. Developer donations shall be imposed as a condition of
i_ approval for all new subdivisions.
A. Within the corporate boundaries of the City, developer donations shall be imposed
at the time of final plat approval in the case of a land donation, or issuance of a
building permit in the case of a cash donation. If not sooner paid, however, one-
half of said cash donations shall be due and payable 18 months after approval of
the final plat, and the remaining amount of said cash donations shall be due and
payable 36 months after approval of the final plat.
-' B. For a subdivision within the corporate boundaries of the City that has received final
plat approval prior to the effective date of these regulations, and for which no
replatting or approval is necessary prior to issuance of a building permit, developer
_ donations shall be imposed at the time of issuance of a building permit.
C. For a subdivision outside the corporate boundaries of the City that is subject to
subdivision approval by the City, the governing body of any governmental entity
t
` which would be entitled to land and/or cash donations pursuant to this Section may
request that the City vary the terms of this Section by allowing such governmental
entity to make its own agreement and/or waiver as to any or all of the donations
required in this Section with the subdivider of such land. The request shall be
made in writing by a resolution adopted by the governing board of such
governmental entity. In such event, the City may, by motion, condition subdivision
approval upon compliance with the provisions of this Section as modified by the
variation or waiver.
Suhdik ision Control and Deg elohment Oi-djminee Oty of McHenry,
De c1opei 1)(mrrIlion"
40
8.4 Donations Based on Projected Population.
A. The ultimate density of a proposed subdivision shall bear directly upon the amount
of land required for donation for park and school purposes. The projected
population shall be computed in accordance with Table 8-1, which is generally
indicative of current and short range projected trends in family size by age groups.
Table 8-1 is based on the "Table of Estimated Ultimate School Population Per
Dwelling Unit" published for 1996 by Illinois School Consulting
Service/Associated Municipal Consultants, Inc. Naperville, Illinois.
B. Table 8-1 shall be used for all population estimates unless a subdivider files a
written objection to the City's data, together with their own demographic study
showing the estimated population to be generated by the subdivision. In such
event, the final determination of the density formula to be used in such calculations
shall be made by the City on the basis of the foregoing data, data submitted by the
subdivider, and from other relevant sources. It is recognized that the population
density, age distribution and local conditions change over time and that Table 8-1
is subject to periodic review and amendment, if necessary.
Table 8-1
1996 TABLE OF ESTIMATED ULTIMATE SCHOOL POPULATION PER DEWLLING UNIT
Elementary
Jr. High
Total
High School
Preschool
Grades Kb
Grades 6$
Grades K-8
Grades 9-12
Adults
Total
Type of Unit
0-4 Years
6-10 Years
11-13 Years
5-13 Years
14-17 Years
18+ Years
Per Unit
Detached Single -Family
2 Bedroom
0 113
0 136
0 048
0184
0 020
1.700
2017
3 Bedroom 1
0 292
0 369
0 173
0 542
0 184
1 881
2.899
4 Bedroom
0 418
0 530
0 298
0 828
0 360
2 158
3 764
5 Bedroom
0 283
0 345
0 248
0 593
0 300
2 594
3 770
Attached Single -Family
1 Bedroom
0 000
0 000
0 000
0 000
0 000
1 193
1 193
2 Bedroom
0.064
0 088
0 048
0 136
0 038
1 752
1990
3 Bedroom
0 212
0 234
0 058
0 292
0.059
1 829
2 392
4 Bedroom
0 323
0 322
0 154
0 476
0 173
2 173
3 145
Apartments
Efficiency
0 000
0 000
0 000
0 000
0 000
1 294
1.294
1 Bedroom
0 000
0 002
0 001
0 003
0 001
1 754
1 758
2 Bedroom
0.047
0 086
0 042
0.128
0 046
1 693
1914
3 Bedroom
0 052
0.234
0 123
0 357
0 118
2 526
3 053
8.5 Criteria for Park Land Donation.
A. Required Land Donation. The amount of land to be donated for park sites for a
particular subdivision shall be a direct function of the ultimate population to be
generated by the subdivision. The City has determined that the land donation
requirement shall be 1.5 acres of parkland per 100 ultimate population.
B. Credit for Private Park Areas. When a subdivision includes private open space for
park and recreation areas and facilities, it may have the effect of reducing the
SUbdIVIS1011 C'011tI0I an(1 I)C�CIohmcnr 0IdInanCC City of McHenry
))uCl lhm�tlion',
41
8.6
demand for local public recreational services. Depending on the size of the
subdivision, a portion of the park land donation may, at the sole option of the City,
be provided as private, in lieu of dedicated public park land. The extent of the
required public park land shall be determined by the City, and based on the needs
of the current and future residents in the general area.
In general, a substitution of private park land in lieu of public park land requires a
higher degree of improvement and the installation of recreational equipment or
improvements by the subdivider. The City must approve detailed plans of such
areas, including specifications of facilities to be installed, and the subdivider must
guarantee that these areas will be permanently maintained for such use before any
credit is given for private park land.
C. Improvements. Prior to conveyance, all sites shall be final graded and seeded in
accordance with the City Technical Specifications Manual. The slope, topography,
and geology of the dedicated site must be suitable for active park and recreation
purposes.
D. Location of Land to be Donated. The City shall determine the location of park land
to be donated for a particular subdivision. This determination shall be based on the
availability of land, the suitability of the land for park and recreation purposes, the
location of the land relative to population concentrations, the proximity of the land
to other park sites, and park and open space locations identified in the
Comprehensive Plan.
E. Minimum Size and Quality of Donated Land. The minimum size of any land to be
dedicated for park and recreation purposes shall be 10,000 square feet, with no
exterior boundary dimension less than 100 feet, except as may be approved by the
City because of special circumstances. Stormwater detention or retention areas
shall not qualify as land suitable for donation for park and recreation purposes,
except as may be approved by the City after the suitability of such land for park
and recreation purposes as a secondary use is clearly demonstrated.
Criteria for School Land Donation.
A. Required Land Donation. The amount of land required to be donated for school
sites for a particular subdivision shall be a direct function of the ultimate number of
students to be generated by the subdivision. The land donation requirement shall
be determined in accordance with the following equation:
• Estimated number of children to be served in each school classification.
(Calculated in accordance with Table 8-1)
Divided By
Maximum number of students that can be served in each school
classification. (Calculated in accordance with Section 8.6.B)
Multiplied By
Suhclnr�ron C'unu-ol anal [k%clohmcnl Ork-lrnanc� (rty c�I Mcl lcnry
I )c\'clohcr Donation,,
42
Minimum Acreage for each school site in each school classification.
(Calculated in accordance with Section 8.63)
B. School Classifications and Size of School Sites. School classifications and the
required minimum size of new school sites shall be determined in accordance with
the following standards:
School Classification Maximum Minimum
By Grade Level Students Acreage
Elementary (K-5) 450 20
Junior High (6-8) 600 35
High School (9-12) 1500 90
C. Location of Land to be Donated. The location of each school site shall be
determined by the City, as guided by the Comprehensive Plan and standards
adopted by the affected school district.
D. Minimum Quality of Donated Land. Stormwater detention or retention areas shall
not qualify as land suitable for donation for a school site, except as may be
approved by the City after the suitability of such land for a school site as a
secondary use is clearly demonstrated.
8.7 Cash in Lieu of Land; Combination of Land and Cash.
A._ Criteria for Requiring Cash Donation. When a subdivision is small and the
resulting land donation is too small to be practical or when the available land is
otherwise inappropriate for a park or school site, the City shall require the
subdivider to pay a cash donation in lieu of the required land donation, or a
combination of a land donation and cash donation.
B. Calculation of Cash Donation. The cash donation shall be based on the "fair
market value" of the required land donation, as specified herein.
C. Fair Market Value. Based on a study of real estate transactions in the planning
jurisdiction of the City, the City has determined that the fair market value of
improved land within the planning jurisdiction of the City is $107,586 per acre.
The fair market value is for vacant land that is zoned residential, subdivided, fully
improved with public sanitary and water service, and is otherwise capable of being
used for residential development. This fair market value shall be regularly
reviewed, and amended if necessary, to ensure its accuracy, and shall be used in
making any calculation of the cash donation in lieu of land donation as specified
herein, unless a timely objection is provided.
D. Method of Calculating_ Number of Bedrooms, Supplementary Payments.
1. In those situations where a cash donation is due upon issuance of a building
permit, such donation shall be calculated pursuant to the Table 8-1 on the
S,uhdIN 1�iun C'��ntr�,l and 1)�«I��hm�nt (�i�linan�� ('ity of Mil-1enr��
43
basis of the type of residential unit to be constructed and the number of
bedrooms specified.
2. In those situations where a cash donation is due prior to issuance of a
building permit, such cash donation shall be calculated pursuant to Table 8-1
on the basis that detached single family dwellings will contain a minimum of
three bedrooms, and that apartments, townhouses, row houses and
quadriplexes will contain a minimum of two bedrooms, provided, however,
that if later an application for building permit is made showing more than the
aforesaid number of bedrooms per dwelling unit, the applicant for such
building permit shall then pay a supplementary cash donation to the City to
make up the difference between the amount previously paid and the amount
required for the actual number of bedrooms to be constructed in such
residential dwelling unit.
E. Objections to Fair Market Value. In the event of any written objection to the fair
market value, the applicant shall submit an appraisal showing the fair market value
f of .improved land in the area of the subdivision or development, or other evidence
-=Jthereof.- The final determination of such fair market value--shall-be madbythe--=
City Council, based upon information submitted by the applicant and from other
relevant sources.
F. Disposition of Cash Donations.
Cash donations in lieu of parkland dedications shall be held in trust by the
City, in a special segregated fund, solely for the acquisition or development
park and recreational land and facilities to serve the immediate or future
;of
needs of the residents.
µ=
2.
Cash donations in lieu of school site donations shall be held in trust solely for
the acquisition of land for a school site to serve the immediate or future
"
needs of the residents of that subdivision or development.
4m
a. Sixty-five percent (65%) of the cash donations shall be ,remitted to the
grade school district affected by said subdivision or development, and
35% shall be remitted to the affected high school district.
b. The City shall remit the cash donations to the affected school district not
less frequently than annually, who shall hold such contributions in a
special segregated fund.
G. Refund of Cash Donations. If any portion of a cash donation is not expended for
the purposes set forth herein within 20 years after the date of receipt of such
donation by the City, then that donation shall be refunded, upon written
application, to the subdivider who made such donation, or its successor or assign.
SUbdI\IS1011 ( MIt101 .Ind DC\cluhnlcnt Unluuui�_t: Cite ofmcl-lerlry
Dev clol%:i Don,01011s
44
8.8 Reservation of Additional Land. When the Comprehensive Plan or other applicable
standard or policy of the City requires a park or school site in a particular subdivision that
is larger that the subdivider is required to donate, then the land needed in excess of the
required donation shall be reserved by the subdivider for subsequent purchase by the City
or other public body designated by the City, provided that such acquisition is initiated
within one year after the date of approval of the final plat.
8.9 Fire Protection District Donation. In order to help defray the cost of providing fire pro-
tection for residents of new subdivisions during the construction process, and before tax
revenues are generated by such subdivisions, a cash donation in the amount of $269 per
residential unit shall be due and payable to the City upon issuance of a building permit.
Cash donations for fire protection services shall be held in trust to serve the immediate or
future needs of the residents of that subdivision or development. The City shall remit the
cash donations to the affected district not less frequently than annually, who shall hold
such contributions in a special segregated fund.
8.10 Public Library District Donation. In order to help defray the cost of providing library
services for residents of new subdivisions during the construction process, and before tax
revenues are generated by such subdivisions, a cash donation in the amount of $269 per
residential unit shall be due and payable to the City upon issuance of a building permit.
Cash donations for library services shall be held in trust to serve the immediate or future
needs of the residents of that subdivision or development. The City shall remit the cash
:. donations to the affected district not less frequently than annually, who shall hold such
contributions in a special segregated fund.
: S jI Updating of Fair Market Value and Required Donations. It is recognized that the
population density, age distribution, land values, the cost of providing park, school,
library and fire protection services, construction costs and other local conditions change
over time. Therefore, the specific formula for the dedication of land, or cash donations in
lieu of thereof shall be regularly reviewed, and amended if necessary, and the required
contribution for library and fire protection services and the fair market value of land in
the planning jurisdiction of the City shall be regularly updated.
The "fair market value" and cash contribution amounts to the fire protection and public
library districts as required in these regulations shall be amended on May I` of each year
d�`i r4
by the percentage change in the Chicago Area Consumer Price Index for the previous
year. For the purposes of this paragraph, the price index to be used for comparative
purposes shall be that index published for the Annual Average Chicago Area CPI-U, as
published by the U.S. Department of Labor, Bureau of Labor Statistics.
Subdivi,ion Control and Lkv�:Iohmrnt Ordinan-�c City ul, Niel lent'),
l),:veJopCr i)onLitiom,
45
city
Of
McHenry
TECHNICAL SPECIFICATIONS
MANUAL
CA 6
STANDARD
DETAILS
2004 Edition
Table of Contents
T-1 Street and Right -of -Way Improvements................................................................1
T-1.1
Streets..............................................................................................................1
A. Design Specifications................................................................................I
B. Pavement Specifications...........................................................................3
C. Pavement Markings.................................................................................. 5
D. Curb and Gutter.........................................................................................5
E. Driveway Aprons...................................................................................... 6
F. Sidewalks..................................................................................................6
G. Bike Paths.................................................................................................6
H. Street Lighting..........................................................................................7
I. Parkway Trees...........................................................................................7
T-2 Water Distribution System.......................................................................................9
T-2.1
General............................................................................................................9
T-2.2
Design .............................................................................................................9
A Design Flows, Domestic and Fire Protection...........................................9
B. Water Main .............................. ,.................................................................
9
C. Water Main Fittings.................................................................................11
D. Fire Hydrants...........................................................................................I
I
E. Valves and Vaults....................,...............................................................13
F. Tapping Sleeves and Tapping Valves.....................................................15
G. Service Connections.................................................................................16
T-2.3
Construction..................................................................................................16
A. Backfill....................................................................................................16
B. Pipe Bedding and Pipe Covering............................................................16
C. Connections to System.............................................................................16
T-2.4
Testing.............................................................,,.............................................17
T-2.5
Disinfection....................................................................................................17
T-3 Sanitary Sewer System.............................................................................................19
T-3.1
General............................................................,,.............................................19
T-3.2
Design ...........................................................................................................19
A. Sewer Design Flows...............................................................................19
B. Sewer Pipe..............................................................................................20
C. Force Main..............................................................................................20
D. Pipe Joints...............................................................................................20
E. Fittings....................................................................................................20
F. Manholes.................................................................................................21
G. Sewer Size Changes................................................................................23
H. Sanitary Sewer Services..........................................................................23
I. Pipe Sleeves for Auger or Tunnel Installations ......................................24
J. Lift Stations.............................................................................................24
T-3.3
Construction..................................................................................................25
A. Approval and Permits.............................................................................25
B. Excavation and Foundation.....................................................................25
1CchIIIk:aI ")'l)c�-Ihc,ilinn, (\9a11u,,I City ofNIclIenrY
? 004 I'Ji l l ur r
I II)I-' ;,I (_ i,I1tCi,t,
C. Pipe Installation......................................................................................26
D. Connections.............................................................................................26
E. Sewer Depth............................................................................................27
F. Backfilling...............................................................................................27
T-3.4
Inspection and Testing..................................................................................28
A. Infiltration...............................................................................................28
B. T.V. Testing............................................................................................28
C. Infiltration/Exfiltration Testing................................................................28
D. ABS, PVC and All Other Thermoplastic Pipe Testing ...........................28
T-3.5
Ownership of Sanitary Sewer System...........................................................29
T-4 Storm
Sewers and Drainage....................................................................................30
T-4.1
General..........................................................................................................30
T-4.2
Design ...........................................................................................................30
A. Design Runoff Rates...............................................................................30
B. Drainage Area.........................................................................................30
C. Rainfall Intensity.....................................................................................30
D. Runoff Coefficients.................................................................................31
E. Streams and Channel Hydralics..............................................................31
F. Storm Sewers..........................................................................................32
G. Drainageways..........................................................................................32
H. Floodplains..............................................................................................32
T-4.3
Material Requirements..................................................................................33
T-4.4
Construction..................................................................................................34
T-4.5
Inspection and Testing..................................................................................35
T-4.6
Stormwater Management Requirements.......................................................35
T-4.7
Stormwater Runoff Storage (Detention) Basin Design ................................35
A. General....................................................................................................35
B. Design .....................................................................................................35
Index
Standard Details
its, ol,MCI Ien>>
'Ulu !
I ahl� nl�C t>ilt�'t11S
ii
T-1 Street and Riellit-of-Way Improvements
T1.1 Streets.
A. Design Specifications,.
1. Roadway Standards. All public streets shall be designed in accordance
with the standards set forth in Table T-1.1 and Table T-1.2 below.
Table T-1.1
ROADWAY DF.RIGN RTANDARDR
Arterials'
Collector'
Local
Major
Secondary
esidential
ndustrial
Commercial
Residential
Industrial
Right-of-way width
120' - 150'
80'- 100'
66'
80'
80'
60'
60'
Roadway Width
69'
37' - 61'
34'
34'
34'
28'
34'
back to back: curb
Design Speed °
40 mph
35 mph
(55 mph in open
(55 mph in open
30 mph
30 mph
30 mph
30 mph
30 mph
areas)
areas
Sidewalk width
5'
5'
4'
5'
5'
4'
5'
Number of Traffic
4
2-4
2
2
2
2
2
Lanes
Median
Continuous 16'
Continuous 4'
Barrier
Painted widen to 12'
12' @ major intersections only
None
intersections
Access Location
Full Access Points
per mile (max. 15
Only when Local Street access
Criteria
@ 1/4 mile spacing
per mile)
is not available
As Needed
All others rt. In/rt. ou
Parkin
Not Allowed
Not Allowed
One side none none
one side none
Bikeway Facilities
10 Off Roadway i
10 Off Roadway
10' Off Roadway
Not Separately
where indicated
4, On -Street
Desi Hated
Curb Type
B-6.24 (or 4'
B-6.12 (or 4'
M-6.12
t B-6.12
B-6.12
M-6.12
B-6.12
Shoulders)
Shoulders
Signal S acin Z
1/2 mile
1/4 mile
At Arterial OnlyNone
Comments: 1. State & County jurisdictions may have other requirements.
2. Under the IDOT jurisdiction.
3. All italicizing is the current subdivision control ordinance information.
4. Speed limits shown are AASHTO design standards final speed limit will be determined by speed studies.
Table T-1.2
Minimum Standards for Street Design
Right Street Radius
Clear
Of Width of
Min.
Way to Back Horiz. Max. Min.
Sight
Street of Curb Curves Gradicn,t Qradien
Distance
Arterials ' • 400' 5% 0.6%
300'
Collector and
Industrial 80' • 300' 5% 0.6% 200'
Minor and
Cul-de-Sac • 30' 150' 7% 0.6% 200'
Technical Specifications Manual City uC McHenry
12/15/0 i
Street and emcnls
1
2. Design References. All pavements shall be designed in accordance with
one or more of the following references as they apply:
a. Manual for Structural Design of Portland Portland Cement Concrete
Pavement, Illinois Department of Transportation, latest edition.
b. Manual of Instruction for the Structural Design of Bituminous
Pavements on Projects Involving MFI� FA US and FAS Funds,
Illinois Department of Transportation, latest edition.
c. Design Manual, Illinois Department of Transportation, latest edition.
d. Standard Specifications for Road and Bridge Construction,
Illinois Department of Transportation, Latest Edition.
3. Pavement Design. All pavements shall be designed in accordance with the
previously referenced specifications and manuals. The design thickness
shall be dependent on the soil support value — Illinois Bearing Ratio (IBR)
— and the projected traffic factor; however, in no case, shall the structural
numbers or total section thickness be less than those shown in Table T1-3.
A copy of all design assumptions and computations shall be submitted to
the Director of Public Works for review and approval and a duplicate copy
shall be submitted to the Community Development Department.
4. Grades. Minimum centerline gradient on streets shall be six -tenths (0.6)
percent. Maximum gradients on streets measured from the centerline and
minimum and maximum gradient on driveways shall be:
Minor Streets
All Other Streets
Residential Driveways
All Other Driveways
When intersection an IDOT
street allow
Roadway Cross Slope
7% maximum
5% maximum
1 % minimum — 8% maximum
2% minimum — 6% maximum
5% maximum
2% maximum
5. Vertical Curves. Vertical curves shall be constructed at all changes in
street gradient except at summits and low points where the algebraic
difference in gradients is less than one and 1 %%. At the summits or low
points with gradient differences 1 %s% and at all other locations of gradient
changes up to 1 %Z%, a 100- foot vertical curve shall be constructed.
Shorter vertical curves at low points may be considered when approved by
the Director of Public Works. For each additional one percent difference
in gradient over 1 %%, a 50-foot increment shall be added to the length of
the vertical curve.
6. Horizontal Curves. The minimum radius for horizontal curves shall be
200 feet for minor streets and 400 feet for all other streets. Minimum 100-
foot tangents shall be introduced between reverse curves on all streets.
Technical Specifications Nlanuul City of' McHenry
Street and Right-t�l-�i"ay liripro�emrnts
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Table Tl-3
Structural Requirements
Structural Bituminous
Number Surfac Binder BX Base
Arterials
Major
Secondary 5
Collector
Residential 3
Industrial 5
Commercial 5
Local
Residential
Industrial
Commercial
Cul-de-sacs
Residential
Industrial
Commercial
1.5"
4"
7" 6"
1.5"
2.5"
6" 5"
1.5"
2.5"
8" 7"
1.5"
2.5"
8" 7"
3 I 1.5" 2.5" 12"
5 1.5" 2.5" 8" 7"
5 1.5" 2.5" 8" 7"
3.5 I 1.5" 2.5" 12"
5 Concrete Only
5 Concrete Only
Concrete
ECC Base
8" 8" CA-6
6" 8" CA-6
8" 8" CA-6
8" 8" CA-6
6" 4" CA-6
8" 8" CA-6
8" 8" CA-6
6" 4" CA-6
8" 8" CA-6
8" 8" CA-6
(1) All subgrade material shall have a minimum IBR of 3.0. The soil support IBR valves selected for use by the design
engineer shall represent a minimum value for the soil to be used. Copies of the test for IBR values for each material
used shall be submitted to the Director of Public Works.
(2) The sub grade shall be graded and railed in accordance with the "Standard Specifications for Road and Bridge
Construction," State of Illinois Department of Transportation.
(3) The stone base shall be 100°/a crushed gravel or crushed stone, CA 6, IDOT Gradation, Grade 8 or Grade 9.
(4) Unless specified herein, all reference to aggregate shall mean CA 6, 100% crushed, IDOT Gradation, Grade 8 or
Grade 9.
B. Pavement Construction
1. All pavements shall be constructed in accordance with Standard
Specifications for Road and Bridge Construction, Illinois Department of
Transportation, latest edition, except as provided herein.
2. Not less than one modified proctor density test performed in accordance with
AASHTO T99, shall be taken on each type of material used for embankment
or encountered in the subgrade.
3. Density tests on embankment and subgrade materials shall be performed by a
qualified and approved soils engineer in accordance with AASHTO T191 or
by other methods approved by the Director of Public Works. The density tests
shall be taken at maximum 50-foot spacings. Embankments and subgrade
shall be compacted to no less than 95% of the standard laboratory density.
Copies of all density tests results shall be submitted to the Director of Public
Works.
4. Upon completion of the compaction of the embankment and subgrade a roll
test with a fully loaded single rear axle six wheel truck shall be done at the
Technical ShCC1hCat1011s Marlual City ot'Nlcl-lenry
12- l 5-'03
SU-cct and Ri,,lit-ol-Way 1mp-o\cmcntb
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direction of the City Engineering Inspector or his representative prior to
placing any type of curb and gutter or base material.
5. Density Tests on base course and surface course materials shall be performed
by a qualified and approved soils and materials engineer by methods approved
by the Director of Public Works. The density test shall be taken at maximum
100-foot spacings. Copies of all density test results shall be submitted to the
City. Upon completion of the compaction of the base course a roll test with a
full loaded single rear axle six -wheel truck shall be done at the direction of the
Director of Public Works.
6. Bituminous Concrete Surface Course, Superpave shall be constructed upon
approval of the binder course by the Director of Public Works or his
representative. Construction of the Superpave Surface Course shall be
delayed for one winter season after construction of the Binder Course unless
otherwise directed by the Director of Public Works. The Binder Course shall
be patched/repaired prior to the placement of the Bituminous Surface Course.
7. Bituminous Concrete Binder Course, Superpave shall be constructed upon
approval of the aggregate sub -base by the Director of Public Works or his
representative.
8. Bituminous Concrete Level Binder Course, Superpave shall be constructed
upon approval of the Director of Public Works oi- his representative.
9. Pavements constructed with bituminous concrete must be paved full width in
one pass or full width two passes. Paving full width in three passes will not
be permitted.
10. The aggregate base course or granular sub -base for any street shall be 100%
crushed stone or 100% crushed gravel and shall be extended 1-foot beyond
each side of the concrete or bituminous pavement material placed over it.
11. Fly ash will not be allowed in any concrete mixture.
12. Borrow pits shall be in accordance with the applicable section of the Illinois
Department of Transportation Standard Specifications for Road and Bridge
Construction in Illinois, Latest Edition. No borrow pit excavation will be
allowed unless the proposed borrow pit has been shown on the plans that have
been approved for final engineering. The location of the proposed borrow pit
must be shown to include size and depth and appropriate quality of material
expected to be removed and proposed length of time the borrow pit will be in
its excavated condition. The area shall be made safe and secure from trespass
at all times.
Technical SpcclhCaholls Ma11Uu1 0ty oCMc1-1enry
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Strcct and Right-ol'AVa%, Imhro%'cntunts
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13. A specific Superpave type designation shall be determined at the time of the
plan review for final engineering.
14. RAP material will not be allowed in bituminous final surface mixes unless
approved by the Director of Public Works.
15. All materials shall meet the requirements of the Standard Specifications for
Road and Bridge Construction, Illinois Department of Transportation latest
edition. Concurrent with the construction of any pavement at the developer
shall furnish the Director of Public Works, as applicable, with copies of the
certificates of testing from the Illinois Department Bureau of Materials or an
approved testing laboratory.
C. Pavement Marking. All pavement marking will be thermoplastic in accordance
with the Illinois Department of Transportation "Standard Specifications for Road
and Bridge Construction" latest edition. Paint is not permitted within the City
Limits. In cases where Thermoplastic Pavement Markings cannot be placed due
to pavement temperatures below 55 degrees, temporary paint pavement markings
are required.
D. Curb and Gutter.
Combination curb and gutter type M6: 12 shall be constructed on both
sides of all streets. Depressed curbs shall be provided at all driveways.
Intersection sidewalk crossings shall be ramped for the handicapped and
meet all ADA requirements.
2. Expansion joints shall be doweled and spaced at no more than 60 feet on
center and at tangent points of all radii. Expansion joints are also required
5-feet either side of curb inlet structures. Control joints shall be provided
and spaced at no more than 15 feet on center and shall consist of a saw cut
minimum of 1-1/2" deep. Two (2) bars will be required at each joint.
3. A minimum of four inches of sub -base granular 100% crushed gravel or
100% crushed stone shall be used under the curb and gutter and extend a
minimum of 12" beyond the back of curb.
4. Flyash is not allowed in any concrete mixture.
5. At normal residential intersection the entire comer radius will be
depressed for the sidewalk ramp.
6. A concrete Mix design must be submitted to the City for review at least 30
days prior to its use.
'1'CChnlCa1 Shcriticationa IV1anU,11 City ol, McHenry
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Street anti Ri��ht-o1=�1�ti}Imhro� �ments
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E. Driveway Aprons. See Chapter 21 of the McHenry :Municipal Code, Ordinance
number MC-99-748. The aggregate used shall be further specified herein to be
100% crushed ca6 grade 8 stone or grade 9 gravel.
F. Sidewalks.
1. Width. Sidewalks shall be four feet in width for residential areas and five
feet in width for all other areas. Sidewalks shall be located within the
public right of way one foot from the right of way line.
2. Construction.
a. Sidewalks shall conform to the requirements of Article 624, Portland
Cement Concrete Sidewalk, Standard Specifications for Road and
Bridge Construction, Illinois Department of Transportation, latest
edition, except as provided herein, and the City's Development
Standards.
b. Sidewalks shall be a minimum of 4" thick for residential subdivisions
and 5" thick for all other areas, except at driveways where the
thickness shall be a minimum of 6", and such sidewalk shall run
through all driveways.
c. Control joints shall be placed at four -foot spacing for residential
developments and at five-foot spacing for commercial development
and 1/2 inch expansion joints shall be provided at 50-foot spacings.
d. Sidewalks shall be placed on a minimum four inch well -compacted
100% crushed stone CA Grade 8 base or 100% crushed gravel CA6
grade 9 base course as approved on the plans and specifications.
G. Bike Paths. Whenever constructed within the City„ bike paths shall conform to
the following standards:
1. Width. Bike paths shall be a minimum eight (8) feet in width to provide
for two-way traffic.
2. Construction. Construction of any bike path shall conform to the Standard
Specifications for Road and Bridge Construction, Illinois Department of
Transportation, latest edition, except as provided herein, and the
Development Standards.
a. Minimum construction of any bike path shall consist of a 6-inch type
B aggregate base course with a 2-inch bituminous surface course.
b. Bike paths in parkway areas that terminate at the back of the curb or
edge of pavement shall be 6" thick Portland cement concrete over 4"
of compacted 100% crushed stone CA 6 grade or 100% crushed gravel
CA6 grade 9 aggregate base. The curb shall be depressed at that
location.
"1 echnical Specifications N1,111ual City of Mclfcnry
12/1 i,U?
SUrcct min [ Rioht-of'_WLiy (mpru� cments
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c. Bike paths shall have removable posts placed at all locations necessary
to prevent vehicular traffic from entering the paths.
3. Pavement Marking. Bicycle lanes shall be appropriately marked and
striped with thermoplastic pavement markings. Paint will not be permitted.
H. Street Lighting. The street lighting system shall consist of the poles, arms,
luminaires, wire, and other material and work necessary to complete the street
light installation. The subdivider shall pay arrange for and pay any installation
costs required by the Public Service Company for the installation of the required
street lights.
1. Spacing/Location. Street lights shall be located at all intersections, and
along blocks at 300' spacing for residential, and 150' spacing for non-
residential. Street lights shall be located on alternate sides of the street,
unless, at the judgment of the City Engineer, it is impractical to do so.
2. Type. The type of light shall be as recommended by the City Engineer
and Lighting Engineer of the Public Service Company, in accordance with
accepted lighting practices and consistent with the Standard Details herein.
3. Installation. Street lighting shall be installed in accordance with the
National Electric Code, current edition, and the American National
Standard Practice for Roadway Lighting, current edition.
I. Parkway Trees. Parkway trees shall be planted on both sides of all streets, in
accordance with the following requirements.
1. Si)acingJLocation. Trees shall be spaced at approximate 40-foot intervals,
except that no tree shall be planted closer than 35-feet from any street
corner, measured from the point of the nearest intersecting curbs, curb
lines, or pavement edges. All trees shall be planted in locations so as to
avoid conflicts with existing utility lines, b-boxes and any other similar
appurtenances, but no less than 10 feet from and fire hydrant.
2. Species. Specified varieties shall be specimen type trees and shall be first
class representatives of their normal species and varieties. The City shall
have the right to reject any tree not meeting this requirement.
a. Permitted Species. Only the species of trees listed in Table T-1.4
shall be used to meet the requirements of this section.
b. Species Diversification. No fewer than four (4) species of approved
trees shall be planted with no more than 25% of any one species
allowed on any one block.
c. Overhead Utility Lines. Only Small Species, as specified herein, may
be planted under existing overhead utility lines. No trees shall be
planted within 5 lateral feet of any underground water line, sewer
line, transmission line, or other utility.
J'CC{7nICa1 SJ)"IIICZiti0n5 Nlanu.11 City of' McHenry
12/15M3
SU-ect and Imhrovemenis
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3. Size. All new trees shall be balled and bagged and shall have a minimum
caliper of not less than 2 ", measured six (6) inches above the soil line.
4. Planting Requirements. Parkway trees shall be planted in accordance
with the requirements of the American Standards for Nursery Stock,
current edition. A minimum two -foot diameter mulched area shall be
provided around the base of all parkway trees.. Trees shall be watered for
a minimum of two (2) weeks or until sufficiently established.
Table T-1.4
Trees
Permitted Species
Small Trees(less than 25) Mature Intermediate Trees (25-40') Mature Large Trees (over 40') Mature
Flelght I I Height I I Height
Cersis canadeusis (Eastern Redbud)
15-20'
Cercidiphyllum japonicum
Katsuratree
40'
Acer rubrum (Red Maple)
40-50'
Comus mas Comelian Cherry Dogwood)
20-25'
Corylus coloma Turkish Hazlenut
40-50'
Acer rubrum cv.
Crataegus crus-galli, var. inermis)
(Cockspur Hawthorn
20-30'
Ostrya virginiana (Hophombeam)
25-40'
Bowhall
40-50'
Crataegus viridis (Winter King Hawthorn)
20-25'
Phellodendron amurense 'Macho'
Amur Corktree
30-45'
Franks red
40-50'
Malus species:
Prunus maackii Amur Cherry)
20-30'
October Glory
40-50'
Donald Wyman (white)
20-25'
Prunus sar entii (Sargent Cherry)
30-40'
Acer saccharum cv.
Adams rose
20-25'
Tilia x euchlora Redmond Linden
35-50'
Green Mountain
40.60'
Prairiefire (magenta)
15-20'
Tilia cordata Littleleaf Linden
35-60'
Sugar Maple
40-60'
Sugar T white
18-20'
Tilia cordata cv.
Celtis occidentalis Hack
40-60'
S in ekinensis Pekin Lilac
20-30'
Greens ire
40-50'
Fraxinus Americana cv.
Syringa reticulata cv. (Ivory Silk Japanese
Tree Lilac
20-25'
Chancellor
35-40'
Autumn Purple
45-50'
Glenleven
35-40'
Windy City
40-50'
Tures
40-50'
Fraxinus pennsylvanica Green Ash
50-80'
Fraxinus pennsylvanica cv.
Marshall Seedless
50-60'
Summit
45-50'
Fraxinus quadrangulata Blue Ash
50-70'
Ginko biloba Ginko
50-80'
Gleditsia triacanthos var, inermis
Thornless Honey Locust
40-70'
Gleditsia triacanthos var. inermis cv.
Moraine
40-60'
Skyline
45-60'
Gymnoeladus dioicus (Kentucky
Coffeetree
50-60'
Ulmus "Morton" Accolade Elm
40-60'
Ulmus cv.
Homestead Elm
40-50'
New Horizon Elm
40-50'
Pioneer Elm
50-60'
ReRal Elm
50-60'
5. Prohibited Species. The following species of trees shall not be planted in
any parkway:
American Elm
Chinese Elm
Silver Maple
Black Locust
Mulberry
Tree of Heaven
Box Elder
Pin Oak
Any fruit tree, except the
Catalpa
Poplar
listed Flowering Crabapple
Technical SpQcihcations N/Imwal City ol,MC[-[enrY
111 S,03
street and Riuht-of-"'Liy Improvements
8
T-2 Water Distribution System
T-2.1. General. Every water supply and distribution system shall be designed and constructed
in accordance with the Requirements of Law, including without limitation these
Specifications, the Master Plan for Public Utilities, and the grading schedule for
Municipal Fire Protection, Insurance Services Office recommended fire flows, Illinois
E.P.A. All parts of the water distribution system shall be stamped manufactured in the
United States of America
T-2.2. Design.
A. Design Flows, Domestic and Fire Protection. The design engineer shall submit
calculations showing flows in the system at various locations are adequate for
domestic consumption and fire flow demand with .a required minimum twenty
(20) psi residual pressure. For purposes of water main design, maximum daily
flows shall be based on the following:
Location or Tyne Fire Flow
Residential
1. Single Family — Detached 1000 gpm
2. Singly Family — Attached 1500 gpm
(Townhome) with approved
fire wall
3. Multi -Family 1500 gpm
Office 2500 gpm
Commercial 3000 gpm
Industrial 3000 gpm
Flow shall be calculated using "C" factor of one hundred (100), depending on the
type of pipe being used ignoring fittings, and with a minimum residual pressure of
twenty (20) psi.
B. Water Main.
1. Pipe Size. The minimum water main pipe size shall be eight (8) inches
diameter for residential developments. In commercial, industrial and
business park developments, the minimum. public water main shall be
twelve (12) inches. Larger size water main may be required based on the
City's adopted Master Plan, at the direction of the City Engineer or
Director of Public Works.
technical SI)MI)caliuns ManUt11 City ol'iMcHcnry
1 2/ 1 5'0
water Distribution SVstl111
9
2. Depth of Water Mains. All water mains shall be constructed at a depth of
six (6) feet from final grade to the top of the water main unless otherwise
approved by the Director of Public Works.
3. Location. Water mains shall be placed in the parkway on the North or
West side of the street within the right-of-way.
4. Separation of Water Mains and Sewers. Separation and protection of water
mains from sewers shall comply with the Standard Specifications for
Water and Sewer Main Construction in Illinois, Latest Edition.
5. Material Requirements.
a. Ductile Iron pipe complying with AWWA C151.
(i) Polyethylene wrapping of Ductile Iron pipe and
Appurtenance complying with requirements of AWWA
C105. Wrap all water mains, fittings, valves, fire hydrant
leaders, fire hydrants, and service lines. Wrap copper
service lines to a point 3 feet firom center of water main. Do
not block fire hydrant weep hole.
(ii) Pipe shall have a minimum thickness Class 52 conforming
to AWWA C150.
(iii) All pipes shall have a minimum laying length of eighteen
(18) feet.
(iv) Pipe joints shall be push -on joints or mechanical joints
conforming to AWWA C 111.
(v) All pipes shall be cement -mortar lined in accordance with
AWWA C104.
b. PVC plastic pipe complying with ASTM D1784.
(i) Class 12454 A or B polyvinyl chloride.
(ii) Twelve (12) inch pipe and smaller must comply with
AWWA C-900 for Class 150--pressure pipe with a standard
dimension ratio of 18. The City Engineer shall provide
specifications for water main pipe 14-inches and larger.
(iii) Watermain Locator. Secure; an insulated No. 6 AWG,
single strand, single conductor, locator wire to the top of
12 1�
10
the PVC plastic water mains acid fittings. The locator wire
shall be brought up inside the valve so no person shall have
to enter the valve vault to attach the pipe locator. The
locator wire shall continued through the valve vaults and it
shall be brought up along side the auxiliary valve box to
finish grade at each of the fire hydrants. Locator wire
connections must be connected by wire connectors
approved by the City Engineer or Director of Public Works.
C. Directionally Drilled High Density Polyethylene Extruded (HDPE)
pipe may be used only upon review and approval of the City
Engineer and Director of Public Works
C. Water Main Fittings.
1. Ductile iron fittings with mechanical oint complying with AWWA C110
or AWWA C153 and must be American made.
2. Use cement lining complying with AWWA C104, standard thickness.
3. Bolts, nuts and threaded rods: Use Corten bolts, nuts and threaded rods
4. Povide restrained joint type fittings that are compatible with system
utilized, as specified by the pipe manufacturer.
5. Povide protection of movement of water main piping, plugs, caps, tees,
valves, hydrants and bends of 11 1/4degrees or greater using thrust blocks,
retainer glands and threaded rod.
6. Alternate -fitting materials may be allowed upon review and approval of
the City Engineer and Director of Public Works.
D. Fire Hydrants.
1. General.
a. Hydrants shall be installed at all street intersections and at
maximum three hundred (300) foot spacing along the lengths of
streets.
b. When a building to be occupied will be set back two hundred fifty
(250) feet or more from a street or is located more than three
hundred (300) feet from a hydrant, additional hydrants shall be
installed. One (1) hydrant shall be located at the entrance to the
building and additional hydrants shall be provided around the
perimeter of the building at a maximum of two hundred fifty (250)
i�•�•I��ii�alti�����ili�;�i�,���i,11�.�n�.i,,; ( ilvul�fi1��11�•niy
11
feet spacing measured along access roads. Such hydrants shall be
installed not more than one hundred twenty (120) feet nor less than
forty (40) feet from the building.
C. Fire hydrant spacing plans shall be submitted to the City Engineer
and the Building Commissioner for review and approval and the
fire protection district for their review and comment.
d. Fire hydrants shall have a minimum of one (1) cubic yard of one -
quarter ('/4) to three quarters (3/4) inch of washed river stone
placed at the base of the hydrant to provide drainage at the barrel.
The top of the stone shall be covered with eight- (8) mil thick
polyethylene plastic prior to backfilling around the hydrant.
e. The breakaway flange, which is critical, shall be set at ground
elevation. Hydrants in street rights of way shall be placed three (3)
feet from back of curb. Hydrants shall be a minimum of forty-
eight (48) inches from any tree, pole or other obstruction.
2. Material Requirements.
a. Hydrants shall be dry barrel type and shall conform to AWWA C-
502.
b. All fire hydrants shall be Mueller Super Centurion #250 with
traffic flange A423 or Clow Medallion. Hydrants shall be
compression type with a 5 '/4 inch minimum size main valve
assembly, O-ring seals, two 2'/z inch hose nozzles, and a 4%z inch
pumper nozzle with National Standards threads, a National
Standard operating nut, and an above ground break flange.
C. Hydrants shall be provided with fire hydrant auxiliary valves that
are 6 inch resilient wedge type gate valve and bituminous coated
metal threaded tie rods between the hydrant, valve and the tee
fitting with a Tyler valve box No. 664S and the cover marked with
the word "Water". The minimum distance between valve and
hydrant shall be thirty (30) inches.
d. Provide valve box stabilizers on all fire hydrant auxiliary valves.
Acceptable manufacturers include Alberico, Adaptor, Inc.,
American Flow Control, or equal.
e. Hydrants shall be "factory" painted red or as otherwise directed by
the Director of Public Works. The developer is responsible for
touch-up painting of hydrants, prior to acceptance by the City, with
factory approved touch-up paint.
1�_11III Ic-II ��I'l��'II1L:I1il+I1, V,!. w'I� ( IfV oI ` ]CIICnI.
12
f. All fire hydrants shall be marked with and "x" on the Northwestern
most flange bolt and the elevation recorded on the record drawing
for the project.
E. Valves and Vaults.
1. General.
a. Valves shall be located on water mains so as to be able to isolate
sections of main from the entire system with minimum disruption
of service. Two (2) valves will be required for each tee branch
fitting and three (3) valves for each cross branch fitting, excluding
fire hydrant auxiliary valves.
b. Valves shall be installed so that not over eight hundred (800) feet
of water main, with services, will be shut off at any time.
Transmission lines with no service connections shall have valves
located so that not over twelve hundred (1200) feet of main will be
shut off at any time. Valves on water mains servicing single
family residential areas shall be installed so that no more than eight
hundred (800) feet of water main and,1or no more than twenty (20)
units shall be affected when shutting off a section of main. Valves
shall be installed within City right of way at either end of a water
main that is constructed inside rear yard easements.
C. Valves shall be located so that it will require no more than three
(3) valves to be closed to isolate a section of water main.
d. Valve vaults are required on all valves two and one half- (2%)
inches or larger. Valve vaults shall be minimum of sixty (60)
inches inside diameter.
e. No thrust blocking allowed inside of manholes.
f. Vaults shall not be located in sidewalks, driveways or any paved
areas.
g. Installation of water mains will not be: permitted under sidewalks.
2. Material Requirements.
a. Valves twelve (12) inches and smaller shall be iron or ductile iron
body, non -rising stem gate valves modified wedge disc, resilient
wedge type conforming to AWWA. C-509. Valves shall open
counter clockwise. Valves shall be Mueller A-2360-20 or
13
approved equal. All valves shall have stainless steel bolts on valve
bonnet and packing nuts.
b. Valves larger than twelve (12) inches shall be ductile -iron body,
rubber sealed, tight closure butterfly valves conforming to AWWA
C-504. Valves shall be Class 150 B and shall open counter
clockwise and be operated by a two (2) inch square nut. Valves
shall be Pratt -Groundhog Butterfly, Mueller Lineseal III, or
approved equal.
C. Valve vaults shall consist of precast reinforced concrete sections
meeting ASTM C-478 and ASTM C-443 standards.
d. Adjusting rings shall be precast concrete rings maximum of eight
(8) inches.
e. Vault steps shall have a minimum width of 12 inches and a
minimum projection of 5 inches.
f. Joints for precast sections: Provide joints of either flexible
watertight rubber gaskets or preformed bituminous plastic gaskets
consisting of a homogeneous blend of refined hydro -carbon resins
and plasticizing compound reinforced with inert mineral filler.
Acceptable preformed gasket products are :
• K.T. Snyder Co., RAM-NEK
• Concrete Sealants, Type CS-208.
• Or equal.
g. Flexible pipe connectors: Provide flexible rubber gasket collar for
connecting pipe to the manhole.
For pipe 24-inch and smaller, use PSX gasket system by
Press -Seal Gasket Corporation, or equal.
For pipe 27-inch and larger, use resilient gasket by A-LOK
Products, Inc., or equal.
h. Frame and grates for valve vaults shall be East Jordan Heavy Duty
1050 Frame with an EJ 1020 cover or approved equal, embossed
"City of McHenry Water" with the "Fox Logo" and have two (2)
recessed closed pick -holes.
12 I 3
14
F. Tapping Sleeves and Tappin Valves.
alves.
1. Tapping Sleeves.
a. Use two-piece bolted sleeve ductile iron or stainless steel type with
mechanical joints.
b. Provide joint accessories.
C. Measure existing water main outside diameter to determine proper
tapping sleeve size.
d. Acceptable manufacturers:
• Ductile iron: Clow F-5205, or equal.
• Stainless steel: Smith Blair 662, or equal.
2. Tappin Vg alves.
a. Use fully ported gate valves complying with AWWA C500.
b. Use mechanical joint type, Clow F-50'93, or equal.
G. Service Connections.
1. General.
a. All water service lines shall be designed with a diameter necessary
to provide adequate domestic and fire flow use capacity.
b. Water service lines servicing single family residences shall be a
minimum of one (1) inch diameter.
C. Water service lines shall have a minimum cover of six (6) feet and
a maximum cover of eight (8) feet.
d. Curb stops and curb boxes shall be located in public right of way
between the right of way line and either the back of the curb, or the
top of the roadway ditch closest to the right of way line which ever
applies. They shall be a minimum of two (2) feet in front of the
sidewalk. Such curb stops and boxes shall not be located in any
paved areas.
2. Pipe Materials. All water service lines two (2) inches in diameter or
smaller shall be constructed of Type K copper with flared or compression
fittings. Service lines larger than two (2) inches shall be ductile iron
conforming to allowable water main material specifications.
\I.liiu;,l ('i(�� �,I �I�:lIcltn
15
3. Service Saddles. Service connection to the water main for services two
(2) inches in diameter or smaller shall be with a Smith -Blair #317 Epoxy
Coated Double Stainless Steel Straps and a corporation stop Mueller H-
15000, H-15008, H-15013 or approved equal, Service connections to the
water main for service of four (4) inches or larger shall be made with a
ductile iron fitting conforming to water main fitting specifications.
4. Curb Stop & Boxes. Each service less than two (2) inches in diameter
shall have a curb stop Mueller H-15154 or H-15013 and a curb box
Mueller H-10300 or approved equals. Services four (4) inches and larger
shall have gate valves conforming to water main gate valve specifications.
T-2.3. Construction. Water mains and all appurtenances shall be installed in conformance with
AWWA C-600, the material manufacturer's recommendations, and the standard
specifications for Water and Sewer Main Construction in Illinois and these
Specifications.
A. Backfill. Granular backfill shall be required in all locations where the water main
trench is under or within two (2) feet of existing or proposed pavements including
but not limited to streets, sidewalks or driveways. The trench backfill shall be
placed in lifts not exceeding eight (8) inches and shall be mechanically compacted
to not less than ninety-five (95) percent of the standard laboratory density.
Granular backfill in water main trenches under existing or proposed streets shall
consist of granular backfill as noted above.
B. Pipe Bedding & Pipe Covering.
1. Provide CA-11 washed stone for pipe bedding with a minimum thickness of 4
inches under pipe barrels and 2 inches under bells.
2. Wherever the trench is over excavated refill the trench bottom to the required
pipeline grade with granular material conforming to the IDOT "Standard
Specifications" gradation No. CA- l 1 washed stone or as directed by the City
representative.
3. Following placement of pipe and inspection of joints, provide CA-11 washed
stone and covering material for the full width of the trench to twelve (12)
inches above the top of the pipe or as directed by the City representative.
C. Connections to System. All connections to the existing water system shall be
made under full water service pressure unless otherwise approved by the Director
of Public Works.
ul'f�l�llCnry
16
T-2.4. Testing. All water mains and service lines up to the b-boxes shall be tested as described
in this section which is superceded by any I.E.P.A. permit conditions. The Public Works
Department shall be notified of the time of the test a minimum of twenty-four (24) hours
prior to the test. All tests shall be performed in the presence of the City Representative.
A. All pipes shall be subjected to a hydrostatic pressure of not less than one hundred
fifty (150) pounds per square inch. Duration of each pressure test shall be for a
period of not less than one (1) hour. If at any time during the test, the pressure
drops/decreases the test is considered failed. Before applying the specified test
pressure, all air shall be expelled from the pipe. All leaks shall be repaired until
tight. Any cracked or defective pipes, fittings, valves, or hydrants discovered in
consequence of this pressure test shall be removed and replaced and the test
repeated until satisfactory results are obtained.
B. A metered leakage test shall be conducted after the pressure test has been
satisfactorily completed. Duration of each leakage test shall be at least 24 hours.
During the test, water lines shall be subjected to the normal water pressure of the
City water system. Maximum allowable leakage shall be four gallons per inch of
pipe diameter per 1,000 feet of pipe per 24 hours as recorded by a meter approved
by the Public Works Department.
Should any test of pipe disclose leakage grater than the maximum allowable
amount, the defective joint or joints shall be located and repaired and the 24-hour
metered leakage test repeated until the leakage is within the specified allowance.
T-2.5 Disinfection.
A. Prior to chlorination, the main shall be flushed as thoroughly as possible with the
water pressure and outlets available. Flushing shall be done after the pressure test
is made. It shall be understood that such flushing removes only the lighter solids
and cannot be relied upon to remove heavy material allowed to get into the main
during installation. Hydrants shall be installed at the end of the main and shall be
flowed at 1150 gpm for at least 5 minutes per 500 linear feet or longer until the
water runs clear.
B. The preferred point of application of the chlorinating agent shall be at the
beginning of the pipe line extension of any valved section of it and through a
corporation stop in the top of the newly laid pipe.
C. After all mains have been satisfactorily tested, the contractor shall disinfect the
main in accordance with AWWA Standard C-65 L A chlorine concentration
during disinfection shall be maintained at minimum fifty (50) mg/1 available
chlorine. The chlorinated water shall be retained in the main for a period of at
least twenty-four (24) hours. At the end of the twenty four (24) hour period, the
treated water shall contain no less than twenty five (25) mg/1 chlorine throughout
the main.
iI Al,II!LI
17
D. After the disinfection period, the water shall be flushed from the main until the
chlorine concentration in the water leaving the main is no higher than that
generally prevailing in the system or less than one (1) mg/l. After flushing, the
contractor shall take a minimum of two (2) samples to be bacteriologically tested
to show the absence of coliform organisms. The number of samples may be
increased as determined by the City representative. A second series of samples
shall be collected no less than twenty four (24) hours after the first set of samples
has been collected. The individual sets of samples will be bacteriologically tested
by an independent laboratory approved by the State.
If either or both sets of samples do not pass the bacteriological examination, the
contractor shall re -disinfect the main in accordance with the procedures until such
time that satisfactory samples are collected.
E. Piping, valves, pressure connection valves, tapping sleeves and fittings that must
be placed in service immediately and cannot be disinfected by the above specified
methods shall be flushed and swabbed with a five (5) percent solution of calcium
hypochlorite prior to assembly.
II1�LI1HLIaI Ull\ ul',"VIC11CnrY
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18
T-3 Sanitary Sewer System
T-3.1 General. Every sanitary sewerage system and related appurtenances shall be designed
and constructed in accordance with the Requirements of Law, including without
limitation these Specifications, the Master Plan for Public Utilities, and the Illinois
Recommended Standards for Sewage Works, except as amplified below.
T-3.2 Design.
A. Sewer Desian Flows.
1. Design flows for all residential developments shall be based upon full
development of the service area within the population served, estimated as
follows:
Type of Dwelling Unit Number of Persons
Studio 1
1 Bedroom 2
2 Bedroom 3
3 Bedroom 4
4 Bedroom 5
For undeveloped residential areas where the details of future
developments are not known, design population per acre may be
estimated, based on generally accepted engineering principles and
standards approved by the City Engineer.
2. Design flows for nonresidential developments shall be based on full
development of service area including any process water requirements
with the maximum daily per capita design flow estimated based on
generally accepted engineering principles and standards approved by the
City Engineer.
Such flow estimate shall not relieve the owner or developer of the
responsibility of providing adequate sanitary sewer capacity to meet any
and all future requirements within the development.
3. The design maximum sewage flow and capacity shall be based on the
estimated populations for all proposed developments and the ratio of peak
flow to daily average flow equation as found in the "Illinois
Recommended Standards for Sewage Works."
121 1
.i ' t,
19
B. Sewer Pine.
1. Pine Size. Minimum sanitary sewer size shall be eight (8) inch diameter.
2. Alignment. ent. Sewer shall be laid straight in both horizontal and vertical
planes between manholes, unless otherwise approved by the City
Engineer.
3. Material Requirements.
a. Extra Strength Concrete Sewer Pipe (ESCSP) — conforming to the
requirements of A.S.T.M. C-76.
b. Ductile Iron Main — conforming to the requirements of ANSI
A21.15 thickness class 53.
C. Thick Walled PVC Pipe — shall conform to the requirements of
A.S.T.M. D2241 SDR (26) as a minimum.
C. Force Main.
1. Ductile Iron Pipe — conforming to A.W.W.A. Specification C-151 — Class
52.
2. P.V.C. Pipe — Conforming to A.W.W.A. Specification C-900 SDR-18.
3. Directionally drilled High Density Polyethylene Extruded (HDPE) pipe
may be used upon review and approval of the City Engineer and Director
of Public Works
D. Pipe Joints.
1. Reinforced concrete pipe — A.S.T.M. C-443.
2. Ductile iron pipe — A.N.S.I. A-21.11 (A.W.W.A. C-111)
3. P.V.C. thick walled pipe — A.S.T.M. D-3212 and F-477
E. Fittings.
1. Ductile Iron. Flanged joint pipes ANSI Class 25 comply with ANSI
21.10 or ANSI B16-1. Mechanical joints comply with ANSI A121.10 and
ANSI A121.11 or ANSI A21.53.
I��hnl�.11 IV 1111 A
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20
2. Thick Wall PVC Pipe.
a. Size thru eight (8) inch: molded in one piece with elastomeric
joints and minimum socket depths as specified section 6.2 and 7.32
9f ASTM D3034.
b. Size ten (10) inch or larger: molded or fabricated in accordance
with Section 7.11 with manufacturers standard pipe bills and
gaskets.
F. Manholes.
1. Locations. Manholes shall be provided at the following locations:
• Termination of existing and future lines
• Changes in direction, horizontal or vertical
• Changes in shape or pipe size
• Junctions with other sewers
• For inspection an sampling where required by the Director of Public
Works and/or City Engineer.
• Manholes are not allowed in driveways or sidewalks
Access spacing shall be:
Sewer Pipe Size
(in inches)
811 - 1 5"
18" & Larger
Maximum Interval
(in feet)
350
350
2. Drop Manholes. A drop manhole shall be provided for any manhole with
a pipe having a difference in invert elevation of more than twenty-four
(24) inches above the invert of the sewer leaving the manhole. The drop
manhole shall be of the type outside the manhole.
3. Manhole Diameters.
a. Manholes for sanitary sewers twenty-four (24) inches or less in
diameter shall have a minimum inside diameter of forty-eight (48)
inches.
b. Manholes for sanitary sewers twenty-seven (27) inches or larger in
diameter shall have a minimum inside diameter of sixty (60)
inches.
�t'VA '_ ,i `,\ "[: HI
21
4. Castings.
a. Manhole Frame and Cover. East Jordan Heavy Duty 1050 or 1022
frame with and East Jordan 1020 cover with self-sealing lid,
embossed "City of McHenry", "Sanitary" and have a recessed
pick -hole or Neenah R1772 with same cover requirements as
mentioned above.
b. Recessed pickholes shall be required.
5. Frames and covers for manholes located within floodplain areas and
having a rim elevation below the flood protection elevations shall be
watertight, lock -type covers Neenah Number R-1916-C.The frames shall
be connected through grade rings to the top of' the manhole cone or flat top
with a minimum of four '/Z inch stainless steel anchors.
6. Sanitary Sewer lids shall be embossed with "City of McHenry Sanitary."
7. Precast reinforced concrete — A.S.T.M. C-478, A.S.T.M. C-443 or C-76.
8. Adjustment — No more than three (3) precast concrete adjusting rings with
an eight (8) inch maximum height adjustment.
9. Pipe and Frame Seals — All pipe connection openings shall be precast with
resilient rubber, water tight, and pipe to manhole sleeves.
10. Bottom Sections — All bottom sections shall be monolithically precast
including bases and invert flowlines.
11. Design flat slab top for AASHTO SH20-44 Wheel Loading.
12. Manhole cone sections shall be the eccentric type.
13. For manholes larger than forty-eight (48) inch diameter provide reducer
flat top or cone to reduce manhole barrel to forty-eight (48) inch diameter
monolithic base.
14. Provide exterior manhole joint protection.
15. Provide tongue and groove joints for precast sections with either flexible
watertight rubber gaskets or preformed bituminous gaskets consisting of a
homogeneous blend of refined hydrocarbon resivs and plastic zing
compound reinforced with inert mineral filter.
Acceptable preformed gasket products include
• K.T. Snyder Co., RAM-NEK
22
• Concrete Sealants, Type CS-102
• Or Equal
16. Provide steps with a minimum width of twelve: (12) inches and a minimum
projection of five (5) inches. Use steps consisting of copolymer
polypropylene plastic with a continuous one-half (1/2) steel reinforcement
as manufactured by M.A. Industries Inc., cast iron steps, Neenah R-1981-
1, or equal.
17. All manhole sections shall be watertight.
18. Manhole Exterior Joint Protection shall be one of the following options:
a. A two-piece wrap around heat shrinkable sleeve system with a
minimum width of nine (9) inches.
b. Woven polypropylene fabric with rubberized mastic coating and
steel strapping with a minimum width of nine (9) inches.
C. EDPM (Ethylene Propylene Drine Monamer) external rubber
sleeve with two (2) inch wide mastic strip on top and bottom edge
of sleeve.
Mastic shall be non -hardening butyl rubber sealant with a minimum
thickness of one -quarter (1/4) inch.
Internal and External Chimney seals shall be used at each manhole
located within flood Plain areas where the rim location is below the flood
protection elevation and in other wet areas as determined by the Director
of Public Works. In all other areas the External chimney seal only will be
required. Acceptable manufacturers and types of seals will be determined
at the time of the plan review.
G. Sewer Size Changes. Sanitary sewer of different diameter shall join only at
manholes, except that a 4" x 6" increaser may be used for a single family
detached dwelling if a sweep bend tee wye cleanout is provided five (5) feet
outside the house foundation when approved by the Director of Public Works.
The invert elevations shall be adjusted to maintain a. uniform energy gradient by
matching the 0.8 depth points of different diameters.
H. Sanitary Sewer Services. A sanitary sewer service line, for the purposes of these
Specifications, is defined as a sewer pipe designed to receive flow from a single
building, extending from the sewer main or within five (5) feet of the building.
1. Minimum Diameter/Material. Minimum diameter of sanitary sewer
service lines is six (6) inches. If the service line is larger than six (6) inch
23
diameter, a manhole shall be constructed at the point of its connection
with the sewer main or lateral.
2. Design Standards. Capacity requirements and design details for sanitary
sewers shall apply to sanitary sewer service lines, except the minimum
slope shall be one -eight (1/8) inch per foot.
3. Sanitary Sewer Service Line Connections.
a. When sanitary sewer service lines are constructed as part of the
same project as the sewer main or lateral, they shall be connected
to the sewer main or lateral using a wye.
b. Where a sanitary sewer service line is to connect to an existing
sewer main or lateral, the connection shall be made by the method
detailed below:
Circular saw cut of sewer main by proper tools, and proper
installation of a solid hub wye saddle or a solid hub tee saddle, in
accordance with manufacturer's recommendations. Rubber saddles
shall not be permitted.
I. Pipe Sleeves for Auger or Tunnel Installation. Steel Sleeves shall be three eighths
(3/8) inches thick, of a diameter specified, with a continuous, circular one-half
(1/2) inch bead weld and shall meet the requirements of A.S.T.M. 139 Grade A.
Provide coal tar enamel coating on exterior surface of the casing pipe complying
with AWWA C210. Stainless steel casing spacers will be required with plastic or
fiberglass runners as manufactured by PSI, Advance or Cascade.
Lift Stations. Whenever possible, sanitary sewerage facilities shall be designed so
as to avoid the necessity of providing lift stations. The capacity of proposed
pumping station shall be per the City's adopted Master Plan or as directed by the
City Engineer.
If a lift station is part of the engineering design, it shall be shown in plan
elevation. Specifications for said lift station shall be submitted with
engineering plans. Lift stations shall be of the submersible wet well type
with precast concrete wet well, and shall conform in all respects to the
standards established by the City Engineer and the State of Illinois
Environmental Protection Agency.
2. A separate source of power shall be furnished to each lift station. This
shall be from another electrical source or provided by a separately
powered engine generator. The engine generator, enclosure and mounting
shall be subject to approval by the City Engineer. A remote alarm shall be
installed and maintained to the City master alarm panel to indicate failure
I [Mk:Ilcnn�
12
24
at the lift station. The lift station alarm required shall be from Norshore
Alarm Systems Incorporated or equal as approved by the Director of
Public Works.
T-3.3 Construction. All sanitary sewers shall be constructed in accordance with the provisions
of Standard Specifications for Water and Sewer Main Construction in Illinois latest
edition and these Specifications.
A. Approval and Permits. Construction of sanitary sewers and/or sewer service shall
not commence until engineering plans and specifications have been approved by
the City Engineer and permits for construction of the; sewers have been received
by the City from the Illinois Environmental Protection Agency.
B. Excavation and Foundation.
The trench shall be excavated so that the flow line of the finished sewer
shall be at the depth and grade shown on the approved plans. The trench
for the pipe shall be excavated at least eighteen (18) inches wider than the
external diameter of the pipe. The trench shall not be excavated more than
fifty (50) feet ahead of completed pipe.
If the excavation has been made deeper than necessary, the foundation
shall be brought to proper grade by the addition of well -compacted
bedding material. Where a firm foundation is not encountered at the grade
established, due to soft, spongy or other unsuitable soil, all such unsuitable
soil under the pipe and for the width of the trench shall be removed and
replaced with well -compacted bedding material.
2. Bedding, shall consist of gravel, crushed gravel, or crushed stone one-
fourth (1/4) inch to three -fourths (3/4) inch in size. The pipe shall be laid
so that it will be uniformly supported and the entire length of the pipe
barrel will have full bearing. No blocking of any kind shall be used to
adjust the pipe to grade. Bedding shall be required for all sewer and
forcemain construction, and shall be a minimum thickness equal to one
fourth (1/4) of the outside diameter of the sewer pipe but shall not be less
than four (4) inches.
Note that when Flexible Thermoplastic or PVC pipe is used, the bedding
material shall extend to twelve (12) inches over the top of the pipe and
shall be compacted to the satisfaction of the City Inspector. Pipe
embedment materials and installation shall be according to ANSI/ASTM
D2321.
25
C. Pipe Installation
1. Pipe shall be laid straight both horizontally and vertically between
manholes. Sewer pipe shall meet the minimium slopes specified by the
IEPA in Title 35, and the design velocity be a minimum 2 feet per second,
maximum 10 feet per second. Sanitary sewer shall be located in the center
of the road.
2. Sanitary sewers shall be constructed sufficiently deep so as to prevent
freezing. For the purposes of this specification, a depth of not less than
five (5) feet to the sewer invert shall be required unless otherwise
approved by the City Engineer or Director of Public Works. In addition,
they shall be sufficiently deep to provide an outfall for all sanitary sewage
within the ultimate service area, both existing and future, assuming all
present and future basement floor drains and sanitary fixtures below
finished grade to be connected to sump pumps discharging to the sanitary
sewers.
3. Pipe laying and joining shall be done in accordance with the pipe
manufacturer's recommendations.
4. Pipe shall not be dropped from delivery vehicles. All pipes shall be
lowered into the trench with a suitable apparatus; in no case shall the pipe
be dropped or thrown.
5. Installation of pipes will not be prohibited under sidewalks.
D. Connections.
1. Connections to the sewer main shall be done by means of a wye fitting
installed in the main.
2. In no instance shall a service line be connected at a manhole.
3. When the sewer mains are deeper than ten (10) feet, risers shall be
installed at connections such that service pipe shall be no more than ten
(10) feet deep.
4. Unused wye fitting shall have socket ends sealed by watertight rubber or
plastic stoppers suitably fastened or braced to prevent dislodging by back
pressure from the main line.
G e1
5. Connections to existing sewer mains shall be made by installing a new
wye fitting or by use of a circular saw cut by proper tools ("sewer tap"
machine or similar) and installation of a wye saddle in accordance with
manufacturer's recommendations. All such connections shall be done in
the presence of the City Inspector.
6. Sanitary sewer tap connections to existing PVC sanitary sewer mains shall
be either fabricated type with attached main line coupling or solvent
welded saddle type attached to the pipe with cement and held in place with
steel bands. If a circular saw cut is required it shall be made with proper
tools ("sewer tap" machine or similar). All such connections shall be done
in the presence of the City Inspector. The work shall be left visible and
not backfilled until it has been inspected and approved by the City
Inspector.
7. The contractor shall keep a record of the location of all sewer services by
measurement to the nearest downstream manhole. Two copies of such
records shall be provided at the completion of the work and shall be noted
on record drawings. One copy shall be submitted to the Director of Public
Works and one copy shall be submitted to the City Engineer.
E. Sewer Depth. Sanitary sewers shall be constructed sufficiently deep so as to
prevent freezing. For the purposes of this specification, a depth of not less than
five (5) feet to the sewer invert shall be required unless otherwise approved by the
City Engineer or Director of Public Works. In addition, they shall be sufficiently
deep to provide an outfall for all sanitary sewage within the ultimate service area,
both existing and future, assuming all present and future basement floor drains
and sanitary fixtures below finished grade to be connected to sump pumps
discharging to the sanitary sewers.
F. BackfillinQ.
1. Backfilling shall not be done until installation of the sewer has been
inspected and approved by the City Inspector.
2. Backfill to one (1) foot above the top of the pipe shall be done with
material conforming to bedding material or CA-6 specifications placed in
six (6) inch lifts compacted to ninety-five (95) percent maximum density.
3. Excavations for sewers which are beneath any existing or proposed
pavements, driveways and sidewalks and any trenches where the inner
edge is within two (2) feet of such areas shall be backfilled with CA-6
material in nine (9) inch lifts compacted to ninety-five (95) percent
maximum density.
I �+.hni�ul tinLk, II!C ihiIn" I,t Mk:Iltni�
27
T-3.4 Inspection and Testing
A. Infiltration. Maximum allowable infiltration allowed shall be two hundred (200)
gallons per inch of diameter of the sewer per mile per twenty-four (24) day at any
time for any section of the system. The joints shall be; tight and visible leakage in
the joints, or leakage in excess of that specified above., shall be repaired at
the contractor's expense by means approved by the City Engineer.
B. T.V. Testing. Upon completion of construction and prior to acceptance of the
sewer system and again prior to expiration of the maintenance guarantee, the
sewers systems shall be inspected through use of standard closed circuit T.V.
equipment with audio. The T.V. inspections shall be: done by the contractor and
witnessed by the City Inspector. The contractor at his expense shall repair all
deficiencies noted during the T.V. inspection by means approved by the City
Engineer/Inspector.
C. Infiltration/Exfiltration Testing.
1. Prior to City approval of the sanitary sewer system and before any
connections are made, the system shall have passed infiltration or
exfiltration tests conducted by the contractor and witnessed by the City
Inspector.
2. Immediately after backfilling, the entire length of the sewer trench,
including stubs, shall be inundated to normal ground water level or
eighteen (18) inches above the top of sewer pipe, whichever is higher. At
that time infiltration tests shall be made to determine compliance with
allowable infiltration criteria. To measure the amount of infiltration, the
contractor shall furnish, install, and maintain a V-notch shape crested weir
in a metal frame tightly secured at the lower end of each sewer test section
as directed by the City Inspector. The City Inspector will check the
infiltration by measuring the flow over such weirs. When infiltration is
demonstrated to be within the allowable limits, the contractors shall
remove such weirs.
C. ABS, PVC and All other Thermoplastic Pipe Testing.
No sooner than thirty (30) days after backfilling of the sanitary sewer a legibly
stamped certified approved mandrel shall be pulled through all flexible
thermoplastic pipe without the aid of mechanical pulling devices. Deflection will
be limited to five (5) percent of the base inside diameter of the pipe of it is PVC
pipe or five (5) percent of the average inside diameter if it is ABS pipe. At the
location of any failure the embedment and backfill shall be carefully replaced and
compacted. A retest shall be conducted no sooner than thirty (30) days after the
28
area is backfilled. Prior to any testing the test sections shall be flushed and
cleaned with water.
ABS, PVC and all other Thermoplastic pipe shall also be low pressure air tested a
4.0 p.s.i. greater than ground water hydrostatic pressure. The total rate of air loss
shall not exceed 0.0030 cubic feet of air per minute: per square foot of internal
pipe area. Failed sections shall be removed and replaced or repaired in a manner
approved by the City.
T-3.5 Ownership of Sanitary Sewer System. All right, title and interest in and to the sanitary
sewers to be accepted by the City shall vest in the City.
I ("ch lll.d I(\ o CI IC III-,,
;Illii.11 �� - .LI .`)" ,k M
29
T-4 Storm Sewers and Drainage
T-4.1. General. Every storm water runoff control and detention system shall be designed and
constructed in accordance with the Requirements of Law, including without limitation
these Specifications, the Master Plan for Public Utilities, and the McHenry County
Stormwater Ordinance, except as amplified below.
T-4.2. Design
A. Design Runoff Rates. Minor drainage systems, (storm sewers, swales and
ditches) shall convey flows from storm runoff based on calculations using the
rational method using the formula Q = c x i x A, where:
Q = runoff flow in cubic feet per second
c = runoff coefficient, characteristic of the tributary area in dimensionless
units
i = average rainfall intensity in inches per hour
A = tributary drainage area in acres
B. Drainage Area. The drainage area, in acres, used for design shall be the entire
water tributary to the point in the storm sewer system under consideration. It
shall include any tributary area that may be outside the development. Developer
shall provide storm sewer tributary area map with time of concentration and sub -
basin acreage shown.
C. Rainfall Intensity.
1. The average rainfall intensity used for design shall be selected from
rainfall intensity curves based on the Illinois, State Water Survey Bulletin
70.
2. The rainfall intensity for design of storm sewers or minor swales and
ditches shall be based on a 24-hour duration storm with a 10 year
recurrence interval.
3. The rainfall intensity for design of storm sewers in combination with
streams and channels shall be based on a 24 hour duration storm with a
100 year recurrence interval.
4. The elapsed duration time used to select the rainfall intensity shall be
equal to the time of concentration defined as: the time (in minutes) for the
flow from the most remote point of the drainage area to reach the point
under consideration.
-11% id, LIlCni
30
5. For storm sewer design the maximum time of concentration to a storm
sewer inlet shall be twenty (20) minutes.
6. Weir flow calculations for 100-year bypass flow and overland flood routes
from the sub -basins to the detention area or downstream receiving water
are required. If required by the City Engineer, calculations showing that
the downstream receiving water or sewer has the capacity to handle the
storm sewer flow from the proposed subdivision.
D. Runoff Coefficients. The runoff coefficient is the ration of runoff to rainfall and
shall assume saturated conditions. Runoff coefficient, "C" shall be a minimum of
Impervious areas = 0.95
Pervious areas = 0.50
Runoff coefficients for undeveloped areas outside of the limits of the proposed
development shall be a minimum C = 0.60.
E. Streams and Channel Hydraulics. Streams and channels shall be designed to
provide design flow capacity based on Manning's formula:
Q= A x 1.486 x (R)1/3 x (S) 1/1
n
Where Q = Quantity of flow in cubic feet per second
A = Area of the conduit in square feet
n = Roughness coefficient of the conduit dimensionless
R = Hydraulic radius = area divided by wetted perimeter
S = Slope in feet per foot
1. Roughness Coefficients.
• Concrete pipe
n = 0.0113
• Channel -sodded
n = 0.020
• Streams -clean
n = 0.030
• Stream -obstructed
n = O.150
2. Velocities. Design velocities shall be:
• Storm sewers minimum 3 f.p.s.; maximum 10 fp.s.
• Channels and streams
lined - minimum 2 fp.s., maximum 10 fp.s.
unlined - minimum 2 fp.s., maximum 5 fp.s.
3. Storm sewer calculations shall be provided in tabular format similar to
figure 8-008a of the IDOT Drainage Manual.
l �tl�nicai �����cili�•:rli�.,i�� �\1�;iiu,�l �'�l)- �,I �icll�nr�
I2'15
31
F. Storm Sewers.
1. Storm sewers shall be designed such that the hydraulic gradient shall not
be greater than the gutter flow line and storm sewer shall be laid out in an
Inlet -to -Catch Basin -to Manhole configuration. Trunk storm sewers shall
not pass through Inlets or Catch Basins
2. Minimum storm sewer size shall be twelve (12) inches in diameter.
3. Storm sewers shall be laid straight in both horizontal and vertical planes
between structures unless otherwise approved by the Director of Public
Works.
4. Storm sewers of differing diameters shall join at structures only. The
invert elevations shall be adjusted to maintain a uniform energy gradient
by matching the 0.8 depth points of the differing diameters.
5. Catch basins shall be provided so that surface water is not carried across
or around street intersections. Inlets shall be spaced such that overland
flow shall not build up a flow exceeding two (2) cubic feet per second
except that inlets shall not exceed three hundred (300) foot spacing or as
otherwise approved by the Director of Public Works. Catch basins shall
be provided at all low points.
6. Manholes shall be provided at:
a. Changes in direction -horizontal or vertical
b. Changes in shape or size of pipe
C. Junction of pipes
d. Maximum spacing four hundred (400) feet for sewers forty-two
(42) inches in diameter and smaller; five hundred (500) feet for
sewers forty-eight (48) inches in diameter and larger.
G. Drainageways.
Existing stream and channels may be realigned and improved subject to
approval of the City Engineer. New open channels may be provided, if
approved by the City Engineer, for locations servicing eighty (80) acres or
larger. All construction on streams and channels is subject to review and
approval by the Illinois Department of Natural Resources, Office of Water
Resources, the Army Corps of Engineers and the Federal Emergency
Management Agency, as required.
12 l�
32
2. Where stream and channels are realigned or improved, the bottom shall be
stabilized full width with a minimum four (4) inch diameter river rock
"choked" with limestone screenings or grass paving block as approved by
the City Engineer. The banks shall be protected from erosion by a method
approved by the City Engineer and shall be in compliance with the Illinois
Soil Erosion Control Act and other applicable regulations.
3. Natural water courses or ditches and sodded swales are classified as
surface drainage ways provided they lie or are: constructed in an easement
of such a width and configuration as to insure that the horizontal
projection of the water surface for the one hundred (100) year storm will
lie within the limits of the easement, and also that the easement itself will
be of sufficient width to provide adequate room, in the opinion of the City
Engineer for proper maintenance and operation. The easement shall be
kept free and clear of any and all structures, shrubbery, etc.
4. If new channels area approved by the City Engineer, they shall be
improved as follows:
a. Side slopes — six (6) horizontal to one vertical maximum
b. Minimum width of bottom six (6) feet
C. Bottom of channel shall be stabilized full width with a minimum
four (4) inch river rock diameter "choked" with limestone
screenings or grass paving blocks as approved by the City
Engineer. The banks shall be protected from erosion by a method
approved by the City Engineer.
H. Flood Plains.
All construction in flood plains shall conform to the McHenry County
Stormwater and Flood Plain Ordinance, Article 10, Sections 15-131
through 15-133.
2. Streets in flood plain areas shall be designed such that the lowest elevation
of minor streets and cul-de-sacs shall be two (2) feet above the base flood
elevation and the lowest elevation of all building openings shall be three
(3) feet above the base flood elevation.
T-4.3. Material Requirements.
A. Storm sewers shall be reinforced concrete pipe conforming to A.S.T.M. C-76
standards for round pipe or A.S.T.M. C-507 for elliptical pipe. Class of pipe shall
conform to the "Standard Specifications for Road and Bridge Construction"
33
Illinois Department of Transportation, latest edition. Alternate storm sewer
materials may be allowed upon review and approval of the City Engineer.
B. Pipe joints shall be "O" ring joints conforming to A.S.T.M. C-443.
C. Manholes, catch basins and inlets shall be precast reinforced concrete conforming
to A.S.T.M. C-478.
D. Joints between manhole, catch basin, and inlet sections shall be filled with
preformed bitumastic joint filler of sufficient size to completely seal.
E. Adjusting rings shall be precast concrete rings.
F. Castings.
1. Inlet and catch basin frames and grates in paved areas shall be Neenah R-
2504, or approved equal.
2. Inlet and catch basin frames and grates in grassed areas shall be Neenah
R-4340-B, or approved equal.
3. Manhole frames and grates shall be Neenah R-1712 or approved equal,
embossed "City of McHenry Storm Sewer".
4. Steps shall be Neenah R-1981-I or approved equal.
5. Restrictor shall be cast iron shear gate type with handles and shall be
Neenah Series R-5005, or approved equal.
G. Bedding and select granular backfill for storm sewers shall conform to the
"Standard Specifications for Road and Bridge Construction", Illinois Department
of Transportation, latest edition, and shall conform to gradation CA-6 washed
stone. In no case shall tunnel rock be allowed.
T-4.4. Construction. Storm sewers shall be constructed in accordance with the "Standard
Specifications for Road and Bridge Construction" Illinois Department of Transportation,
Standard Specifications for Water and Sewer Main Construction in Illinois, the pipe
manufacturer's recommendations, and these Development Standards. If storm sewer
spacing is greater than 300-feet, inlet spacing calculations, per the IDOT Drainage
Manual shall be provided.
A. Trenches for storm sewers located under or within two (2) feet of a paved area
shall be backfilled with select granular conforming to gradation FA-6 or sand and
compacted by mechanical means to ninety-five (95) percent standard laboratory
density.
34
B. Adjusting rings for manholes, catch basins, and inlets shall be limited to a
maximum of three (3) rings and maximum height of eight (8) inches.
C. When adjusting rings are required on structures a cement mortar or bituminous
material coating shall be applied to the outside of the rings.
D. Lifting holes in structure sections and sewer pipe shall be plugged with
appropriate sized concrete lift plugs and coated with bituminous material.
T-4.5. Inspection and Testing. All sewers and appurtenances shall be cleaned prior to
inspection and testing. Upon completion of construction and prior to acceptance of the
storm sewer and again prior to expiration of the maintenance guarantee, the storm sewers
shall be inspected through the use of standard T.V. equipment for final approval.
T-4.6. Stormwater Management Requirements. A properly designed stormwater
management system is required for all developments and shall conform to the McHenry
County Countywide Stormwater Management Plan and the provisions of the McHenry
County Stormwater and Flood Plain Ordinance and as provided herein. The provisions of
the McHenry County Stormwater and Flood Plain Ordinance as amended herein shall be
deemed as additional requirements to the minimum Development Standards, the
Subdivision Ordinance and all ordinances of the City.
T-4.7 Stormwater Runoff Storage (Detention) Basin Design
A. General. All commercial, industrial and multi4amily zoned development,
regardless of size and all single-family residential developments two (2) acres or
larger shall include provisions for stormwater runoff storage facilities.
All stormwater detention facilities other than rooftop, parking lots and/or
underground storage shall be located not less than seventy-five (75) feet from any
building or structure to be occupied unless otherwise approved by the Director of
Public Works.
B. Design.
All detention basins shall be designed in accordance with the requirements
of the McHenry County Stormwater and Flood Plain Ordinance, Article 9,
Sections 15-113 and 15-114.
2. All commercial, industrial and multi -family zoned development less than
one (1) acre and single family and two family residential developments
less than two (2) acres may use the modified rational formula for
calculation of runoff volume and storage requirements based on a 24 hour
duration storm with a three (3) year recurrence interval and rainfall
intensity data based on Illinois State Water Survey Bulletin 70. The
;ti](]]CI>>.\
35
runoff coefficients used to determine the runoff from the one hundred
(100) year storm shall be not less than C = 0.95 for impervious areas and
C = 0.50 for pervious areas.
3. Dry detention basins shall be designed with side slopes not steeper than
five (5) horizontal to one (1) vertical. The basin floor shall have a slope of
not less than two (2) percent. In order to prevent soil erosion and weed
problems the detention basin shall be landscaped including sodding and/or
hydro -seeding of the basin as required.
The basin shall also have a low flow underdrain consisting of a minimum
ten (10) inch storm sewer or perforated drain tile.
4. Detention basins with permanent ponds shall be graded such that the area
one (1) foot above the normal water level to two (2) feet below normal
water level has a slope of five (5) horizontal to one (1) vertical.
The area from one (1) foot above normal water level to two (2) feet below
normal water shall have a shoreline protection consisting the installation
of a woven erosion control fabric with native wetland and prairie
plantings.
At the point two (2) feet below normal water level a ledge eight (8) feet
wide shall be constructed. From the edge of this eight (8) foot ledge the
ground shall slope at two (2) horizontal to one (1) vertical for an
additional three (3) foot depth. If fish life is to be sustained in the basin an
area equal to twenty-five (25) percent of the normal water surface area
shall be a minimum of twelve (12) feet deep.
The ground above one (1) foot above the normal water elevation shall
have a slope not steeper than ten (6) horizontal to one (1) vertical for a
minimum horizontal distance of twenty (20) feet. Above this elevation the
slopes within the basin shall not be steeper than six (6) horizontal to one
(1) vertical for shallower than two (2) percent.
lt�!',ni��dl ��,t•�ili���i���ii�,'.I.iii��.ii ('ii`,�rI�R1�lI�n+}
36
CITY OF McHENRY, ILLINOIS
STANDARD DETAILS
INDEX
SHEET
NO.
SECTION A - GENERAL NOTES & PROCEDURES
RECORD DRAWING DETAILS
NONE
SECTION B - STREET CROSS SECTIONS
MAJOR ARTERIAL
B-1
SECONDARY ARTERIAL
B-2
LOCAL - COMMERCIAL / INDUSTRIAL AND
CUL-DE-SAC - COMMERCIAL /INDUSTRIAL
B-3
COLLECTOR - COMMERCIAL / INDUSTRIAL
8-4
LOCAL / RESIDENTIAL - CUL-DE-SAC
B-5
COLLECTOR / RESIDENTIAL
B-6
SECTION C - CURBS
M-6.12 CURB & GUTTER DETAIL
C-1
REVERSE PITCH GUTTER
SECTION D - DRIVEWAY PAVEMENT
CONCRETE - RESIDENTIAL / COMMERCIAL /INDUSTRIAL
D-1
BITUMINOUS - RESIDENTIAL / COMMERCIAL / INDUSTRIAL
D-2
BITUMINOUS - RESIDENTIAL
D-3
DRIVEWAY PAVEMENT DETAIL - COMMERCIAL / INDUSTRIAL
D-4
SECTION E - TRENCH DETAILS
TYPICAL TRENCH DETAIL - AGGREGATE BASE
E-1
TYPICAL TRENCH DETAIL - BITUMINOUS BASE
E-2
SECTION F - WATER MAIN
STANDARD WATER VALVE VAULT
F-1
TYPICAL PRESSURE CONNECTION
F-2
FIRE HYDRANT INSTALLATION DETAIL
F-3
FIRE HYDRANT - 99 CONNECTION - SIZES 6" THRU 12" IN DIAMETER
F-4
FIRE HYDRANT - 90' CONNECTION - SIZES 6" AND GREATER
F-5
FIRE HYDRANT - 90' PRESSURE TAP
F-6
FIRE HYDRANT - PRESSURE TAP
F-7
WATER SERVICE INSTALLATION
F-8
WATER MAIN THRUST BLOCKING DETAILS
F-9
WATER MANHOLE COVER DETAIL
F-10
SECTION G - SANITARY SEWERS
SANITARY MANHOLE DETAIL G-1
BUILDING SERVICE RISER G-2
SANITARY MANHOLE COVER DETAIL G-3
REVISIONS DATE
INDEX CITY OF FINAL 6-20-03
1 OF 2 McHENRY, ILLINOIS REVISED STREETS 11-18-03
INDEX
SECTION H - STORM SEWERS
STORM MANHOLE DETAIL
CATCH BASIN - TYPE A
CATCH BASIN - TYPE C
INLET DETAIL
STORM MANHOLE COVER DETAIL
PIPE DRAINS, 6-INCH & SUMP PUMP LINE CONNECTION
SECTION I - EROSION CONTROL
DITCH CHECK - STRAW BAIL BARRIER
SILT FILTER FENCE
DITCH CHECK - REINFORCED SILT FENCE
STREET LIGHTING
REVISIONS
INDEX CITY OF FINAL
2 OF 2 McHENRY, ILLINOIS
SHEET
NO.
H-1
H-2
H-3
H-4
H-5
H-6
DATE
6-20-03
w
�k RESIDENTIAL 1 % MIN. — 8% MAX.
ALL OTHERS 2% MIN. - 6% MAX.
120' - 150'
3�
O o
C.L. R.O.W.
34.5' 34.5'
1' S'
(TYP)�
J PR1E5
2.0% 2.07.
SEE DRIVEWAY
PAVEMENT DETAIL
12" MIN.
4" MIN.
Ile AGGREGATE BASE
100% CRUSHED CA-6 COMBINATION CONCRETE CURB AND GUTTER
AS BELOW B-6.24 GUTTER FLAG DEPTH TO MATCH
PAVEMENT THICKNESS OR 9" MINIMUM
P.C.C. SIDEWALK - 5"
(6" THRU DRIVEWAYS)
BITUMINOUS PAVEMENT
1 1/2" BIT. SURF. CRSE., IDOT SUPERPAVE
2 1/2" BIT. BIND. CRSE., IDOT SUPERPAVE
8" BIT, BASE CRSE., IDOT SUPERPAVE
6" SUB BASE GRANULAR MATERIAL TY-B
100% CRUSHED NO. CA-6 IDOT GRADATION,
STONE OR GRAVEL
CONCRETE PAVEMENT
8" PORTL AND CEMENT CONCRETE
8" AGGREGATE BASE CRSE., TY-B
GRAVEL OR STONE, 100% CRUSHED
NO. CA-6 IDOT GRADATION
NOTE: SEE DEVELOPER'S AGREEMENT
FOR MEDIAN & BIKEWAY FACILITIES
REQUIREMENTS.
SEE TABLES M, Z-2, AND Z-3
REVISIONS DATE
STREET CROSS SECTION
CITY OF FINAL 6-20-03
MAJOR ARTERIAL
McHENRY, ILLINOIS b'ISC. 11-18-03
�k RESIDENTIAL 1 % MIN. - 8% MAX.
ALL OTHERS 2% MIN. - 6% MAX.
80' - 100,
3
0
C.L. R.O.W.
18.5' - 30.5' 18.5' - 30.5'
1'
5'
(TYP)
2.0% 2.0%
�A
4" MINj
l'e AGGREGATE BASE
100% CRUSHED CA-6
AS BELOW
P.C.C. SIDEWALK - 5"
(6" THRU DRIVEWAYS)
w
3
0
SEE DRIVEWAY
PAVEMENT DETAIL
-�I 12" MIN.
COMBINATION CONCRETE CURB AND GUTTER
B-6.12 GUTTER FLAG DEPTH TO MATCH
PAVEMENT THICKNESS OR 9" MINIMUM
BITUMINOUS PAVEMENT
1 1/2" BIT. SURF. CRSE., IDOT SUPERPAVE
2 1/2" BIT. BIND. CRSE., IDOT SUPERPAVE
8" BIT. BASE CRSE., IDOT SUPERPAVE
6" SUB BASE GRANULAR MATERIAL TY-8
100% CRUSHED NO. CA-6 IDOT GRADATION,
STONE OR GRAVEL
CONCRETE: PAVEMENT
8" PORTLAND CEMENT CONCRETE
8" AGGREGATE BASE CRSE., TY-B
GRAVEL OR STONE, 100% CRUSHED
NO. CA-6 IDOT GRADATION
NOTE: SEE DEVELOPER'S AGREEMENT
FOR MEDIAN & BIKEWAY FACILITIES
REQUIREMENTS.
SEE TABLES Z, Z-2, AND M-3
REVISIONS DATE
STREET CROSS SECTION
CITY OF FINAL 6-20-03
SECONDARY ARTERIAL
McHENRY, ILLINOIS MISC. 11-18-03
1'
(TYP)
3
0
Il4" MINJ
e AGGREGATE BASE
100% CRUSHED CA-6
AS BELOW
P.C.C. SIDEWALK - 5"
(6" THRU DRIVEWAYS)
60'
COMBINATION CONCRETE CURB AND GUTTER
B-6.12 GUTTER FLAG DEPTH - 9" MINIMUM
CONCRETE PAVEMENT
8" PORTLAND CEMENT CONCRETE
8" AGGREGATE BASE CRSE., TY-B
GRAVEL OR STONE, 100% CRUSHED
NO. CA-6 IDOT GRADATION
lim
3
O
SEE DRIVEWAY
PAVEMENT DETAIL
12" MIN.
STRUCTURAL NO. = 5 SEE TABLES 71, Z-2, AND M-3
STREET CROSS SECTION REVISIONS DATE
LOCAL CITY OF FINAL 6-20-03
COMMERCIAL/INDUSTRIAL McHENRY, IL.LINOIS DIMENSIONS 11-18-03
CUL-DE-SAC
COMMERCIAL/INDUSTRIAL
0
40'
1' S'
(TYP)
Vq�i
1
-A
4" MIN.
6" AGGREGATE BASE
100% CRUSHED CA-6
AS BELOW
P.C.C. SIDEWALK - 5"
(8" THRU DRIVEWAYS)
80,
40'
17' 1 17'
I 6 0. MPX
2.0% 2.07. � :•'•.
17-IN
3
0
SEE DRIVEWAY
PAVEMENT DETAIL
1-+-12" MIN.
COMBINATION CONCRETE CURB AND GUTTER
B-6.12 GUTTER FLAG DEPTH - 9" MINIMUM
CONCRETE PAVEMENT
8" PORTLAND CEMENT CONCRETE
8" AGGREGATE BASE CRSE., TY-B
GRAVEL OR STONE, 1DO% CRUSHED
NO. CA-6 IDOT GRADATION
NOTE: SEE DEVELOPER'S AGREEMENT
FOR MEDIAN & BIKEWAY FACILITIES
REQUIREMENTS.
SEE TABLES M, M-2, AND M-3
STREET CROSS SECTION
COLLECTOR
COMMERCIAL/INDUSTRIAL
CITY OF
McHENRY, ILLINOIS
REVISIONS
DATE
FINAL
6-20-03
kllsc.
11-18-03
3
0
30'
1, 4
(TYP)
Vq��
�A
4" MINj
le AGGREGATE BASE
100% CRUSHED CA-6
AS BELOW
P.C.C. SIDEWALK - 4'
(8" THRU DRIVEWAYS)
60'
30'
14' 1 14'
ofl-
0.
ao�
2.0% 2.07.
COMBINATION CONCRETE CURB AND GUTTER
M-6.12 GUTTER FLAG DEPTH TO MATCH
PAVEMENT THICKNESS OR 9" MINIMUM
BITUMINOUS PAVEMENT
1 1 /2" BIT. SURF. CRSE., IDOT SUPERPAVE
2 1/2" BIT. BIND. CRSE., IDOT SUPERPAVE
12" AGG. BASE CRSE. TY-B, GRAVEL OR STONE
100% CRUSHED NO. CA-6 IDOT GRADATION,
STONE OR GRAVEL
STREET CROSS SECTION
LOCAL / RESIDENTIAL /
CUL-DE-SAC
M IIW
3
0
SEE DRIVEWAY
PAVEMENT DETAIL
12" MIN.
CONCRETE PAVEMENT
6" PORTLAND CEMENT CONCRETE
4" AGGREGATE BASE CRSE., TY-B
GRAVEL OR STONE, 100% CRUSHED
NO. CA-6 IDOT GRADATION
SEE TABLES M, M-2, AND M-3
REVISIONS DATE
CITY OF FINAL 6-20-03
M c H E N RY, I LLI N O I S DIMENSIONS 1 i -18-03
DEPRESS CURB 19„
AT DRIVEWAYS VARIES TO MATCH
4' 3 12" PAVEMENT THICKNESS
1 1 /2" (9" MIN.)
PROPOSED PAVEMENT
4„ 3„ R 3/4" /FT
io R
SEE NOTE 1
12'
CA-6 CRUSHED STONE OR
CRUSHED GRAVEL, EACH
100% CRUSHED
CURB 8c GUTTER TYPE M-6.12
NO SCALE
GREASED ENI
IN SLEEVE
9" SLEEK
NOTES:
SLEEVE DETAIL
NO SCALE
C-1
1. EXPANSION JOINTS W/ 3/; PREFORMED EXPANSION JOINT MATERIAL & TWO (2) #5 SMOOTH
DOWEL BARS WITH GREASE CAPS SHALL BE PLACED:
a. AT ENDS OF INTERSECTION RADII, P.C.'S, RADIUS POINTS, & BACK OF CUL—DE—SACS
b. 5 FT. ON EACH SIDE OF DRAINAGE STRUCTURES
c. MAX. OF 60 FT. INTERVALS
d. WHERE NEW CURB MEETS EXISTING CURB, THE EXISTING CURB SHALL BE DRILLED
AND TWO (2) #4 BARS, 12" LONG SHALL BE PLACED INTO THE SIDE OF THE NEW
CURB & GUTTER TO A DEPTH OF 6".
2. TOOL OR SAWCUT CONTRACTION JOINTS AT 15 FT. INTERVALS 2" DEEP.
3. SAWCUTS SHALL BE MADE WITHIN TWENTY—FOUR (24) HRS. AND SEALED W/ JOINT SEALANT,
JOINTS SHALL BE CLEAN AND DRY PRIOR TO APPLICATION OF SEALANT.
REVISIONS DATE
CURB AND GUTTER CITY OF FINAL 6-20-03
TYPE M-6.1 2 McHENRY, ILLINOIS
2' -0"
D-1
RESIDENTIAL
20'-0" FOR 2 CAR GARAGE
25'-0" FOR 3 CAR GARAGE
30'-0" FOR 4 CAR GARAGE
ROW OR FACE OF WALK
EDGE OF PVMT. OR BACK OF CURB
2' -0"
C11 rinnrl Akin ^r*MENT CONCRETE
TE BASE COURSE 100%
CRUSHED NO. CA-6 IDOT GRADATION
SECTION — B
P.C.C.
NOTES:
1. REINFORCEMENT IS NOT ALLOWED IN RESIDENTIAL DRIVEWAY APPROACHES.
2. IF REINFORCEMENT IS DESIRED, FIBER MESH CONCRETE MAY BE USED
UPON APPROVAL. STEEL REINFORCEMENT WILL NOT BE ALLOWED.
3. FLY ASH IS NOT PERMITTED
* PORTLAND CEMENT CONCRETE SHALL BE IDOT CLASS "SI"
CONCRETE DRIVEWAY REVISIONS DATE
PAVEMENT DETAIL CITY OF FINAL 6-20-03
RESIDENTIAL McHENRY, ILLINOIS
D-3
RESIDENTIAL.
20'-0" FOR; 2 CAR GARAGE
25'-0" FOR. 3 CAR GARAGE
30'-0" FOR, 4 CAR GARAGE
ROW OR FACE OF WALK
EDGE OF PVMT. OR BACK OF CURB
2'-0" --►1 1-- ---► { 1-- 2' -0"
BITUMINOUS DRIVEWAY
PAVEMENT DETAIL
RESIDENTIAL
4" BIT. SURF. CRSE., IDOT SUPERPAVE
OR CLASS I, MIX D, TYPE 2 (2 LIFTS)
6" AGGREGATE BASE COURSE, TYPE-B
GRAVEL OR STONE, 100 % CRUSHED
NO. CA-6, IDOT GRADATION
SECTION - B
BITUMINOUS
CITY OF FINAL
McHENRY, ILLINOIS —
6-20-03
AS APPROVED
BY CITY
ROW OR FACE OF WALK
A I A
RADIUS 10' MIN.
25' MAX.
EDGE OF PVMT. OR BACK OF CURB
6" REINFORCED PORTLAND
CEMENT CONCRETE
8" AGGREGATE OR 2" BIT. SURFACE
CRSE. AND 2" BIT. BINDER CRSE. W/10"
AGGREGATE OR 6" BIT. BASE COURSE
SECTION - A
* PORTLAND CEMENT CONCRETE SHALL BE IDOT CLASS "SI"
CONCRETE DRIVEWAY REVISIONS DATE
PAVEMENT DETAIL CITY OF FINAL 6-20-03
McHENRY, ILLINOIS
COMMERCIAL / INDUSTRIAL
BITUMINOUS CONCRETE
SURFACE COURSE - 1 111 (MIN)
EX. AGGREGATE
TOTAL TH[CKNESS TO
MATCH EXISTING OR 4!' (MIN.)
"0"0"0"0"0"0"0ro;0;0;0;00"0"
0 0 o o o o 0 0
0 0 0 0 0 0 00 0 0 000 0 0 0 0 0 00 0 0 0 o e
0000000000000000000000000
000000000000000000000o0 0
0000000000000000000000000
0 00.
0 0 0 0 0 0 0 0 0 o
00
O O O O O O O O O J
000000000000000000000
COMPACTED SPECIAL GRANULAR
BACKFILL MATERIAL.
SAND - IDOT NO, FA 6
OR 100% CRUSHED STONE
OR GRAVEL - IDOT CA-6
GRANULAR PIPE BEDDING
AND COVER MATERIAL
CA-11 WASHED
PROPOSED PIPELINE
E-1
BIT. C'ONC. BIND. CRSE., 2 1 /2"
MINIMUM, [DOT SUPERPAVE
12"
() FULL DEPTH
SAW CUT (TYP.) �k
---
—AGGREGATE BASE COURSE - 16'
(TEMPORARY PAVEMENT MATERIAL)
GRAVEL OR STONE, 100% CRUSHED
CA-6 IDOT GRADATION
�.:; '•mil :?;.�`'1•: `:.ii.. i.X�' z
Lli
w LLJ
CL
SEE f
SPECIFICATION
�c FULL DEPTH SAWCUT PRIOR TO EXCAVATION. FULL DEPTH
SAWCUT REQUIRED AGAIN PRIOR TO RESTORATION AT THE
DIRECTION OF THE CITY REPRESENTATIVE.
REVISIONS DATE
TYPICAL TRENCH DETAIL CITY OF FINAL 6-20-03
AGGREGATE BASE McHENRY, ILLINOIS
BIT. CONC. SURF. CRSE., 1 1 /2"
MINIMUM, IDOT SUPERPAVE -\
(PRIMEEX. SIT. SURFACE
BITUMINOUS MATERIALS
O.
COMPACTED SPECIAL GRANULAR
BACKFILL MATERIAL.
SAND - IDOT NO. FA 6
OR 100% CRUSHED STONE
OR GRAVEL - IDOT CA-6
GRADATION
GRANULAR PIPE BEDDING
AND COVER MATERIAL
CA-11 WASHED
PROPOSED PIPELINE
..................... _
E-2
TOTAL THICKNESS TO
MATCH EXISTING OR 4' (MIN.)
BIT. CONC. BIND. CRSE., 2 11f
MINIMUM, IDOT SUPERPAVE
SEE f
SPECIFICATION
* FULL DEPTH SAWCUT PRIOR TO EXCAVATION. FULL DEPTH
SAWCUT REQUIRED AGAIN PRIOR TO RESTORATION AT THE
DIRECTION OF THE CITY REPRESENTATIVE.
12" (TYP)
• FULL DEPTH
SAW CUT (TYP.)
f -J-
N z
E31TUMINOUS BASE COURSE
THICKNESS TO MATCH EXISTING
OR 6" MINIMUM, IDOT SUPERPAVE
o `- 5" - 100% CRUSHED STONE
OR GRAVEL. IDOT GRADATION
0-A-6 (TEMPORARY PAVEMENT
t-- MATERIAL
U
w
CL
V)
REVISIONS DATE
TYPICAL TRENCH DETAIL CITY OF F].NAL 6-20-03
BITUMINOUS BASE McHENRY, ILLINOIS
FINISHED GRADE
WATER TIGHT JOINTS WITH
EXTERNAL SEALING BAND
(MAP RAP) OR EQUAL
SQUARE WRENCH NUT PER
MUELLER A-2360 VALVE
1" CORPORATION STOP -
WHERE REQUIRED BY THE
CITY WATER DEPARTMENT
PROPOSED WATER MAIN-
T (MIN)
UNDISTURBED EARTH
CONCRETE SUPPORTS
F-1
RIM ELEVATION ON PLANS
NEENAH R-•1772 HEAVY DUTY,
TYPE 8, SOLID COVER LID OR
i EJIW 1022 HEAVY DUTY, TYPE A
SOLID COVER LID AND IMPRINTED
PER WATER MANHOLE COVER DETAIL
i EXTERIOR "CHIMNEY SEAL"
I IN WET AREAS
CONCRI7E ADJUSTING RINGS
AND MORTAR IF NEEDED, 12"
MAX.
2' 0"
PRECAST REINFORCED
i CONCRETE SECTION
I z
v
STEPS AT 16" C-C a
5 0, NEENAH R-1981-J
OR MA INDUSTRIES �O
PS1 OR PS1-PF
OR EQUAL.
i
PRECAST FLEXIBLE
WATER TIGHT
PIPE CONNECTOR
6"
(TYP)
CONCRETE BASE
— 6" CA-6 AGGREGATE
rT BASE
1. BACKFILL SHALL BE GRANULAR MATERIAL
2. FLAT TOPS SHALL BE DESIGNED FOR AASHTO
HS 20-44 WHEEL LOADING.
REVISIONS DATE
STANDARD CITY OF FINAL 6-20-03
WATER McHENRY, ILLINOIS E300T & STEPS 11-18-03
VALVE VAULT
PLUMB LINE TO OPERATE NUT--��
MUST NOT BE CLOSER THAN
6" FROM EDGE OF FRAME
i
FINISHED GRADE
L/1
WATER TIGHT JOINTS WITH
EXTERNAL SEALING BAND
(MAP RAP) OR EQUAL
SQUARE WRENCH NUT PER -
MUELLER A- 2360 VALVE
1" CORPORATION STOP
WHERE REQUIRED BY THE
CITY WATER DEPARTMENT
PRECAST FLEXIBLE
WATER TIGHT
PIPE CONNECTOR
8" (MIN)
PROPOSED WATER MAIN'
UNDISTURBED EARTH -
CONCRETE SUPPORTS
5'-0"
i rTAPPING
VALVE
F-2
RIM ELEVATION ON PLANS
NEENAH R--1772 HEAVY DUTY,
TYPE B, SOLID COVER LID OR
EJIW 1022 HEAVY DUTY, TYPE A
SOLID COVER LID AND IMPRINTED
PER WATER MANHOLE COVER DETAIL
FEXTERIOR "CHIMNEY SEAL"
IN WET AREAS
CONCRETE ADJUSTING RINGS
AND MORTAR IF NEEDED, 12"
MAX.
PRECAST REINFORCED
CONCRETE SECTION
z
v
sO
STEPS AT 16" C-C .�
NEENAH R-1981-J `D
OR MA INDUSTRIES
PS1 OR PSI-PF
OR EQUAL.
EXISTING WATER
MAIN
TAPPING SLEEVE
61
(TYP)
CONCRETE BASE
- 6" CA-6 AGGREGATE
rr BASE
MASONRY THRUST BLOCK FOR
FULL WIDTH OF SLEEVE
1. BACKFILL SHALL BE GRANULAR MATERIAL
2. FLAT TOPS SHALL BE DESIGNED FOR AASHTO
HS 20-44 WHEEL LOADING.
REVISIONS DATE
TYPICAL CITY OF FINAL 6-20-03
PRESSURE McHENRY, ILLINOIS j100T & STEPS 11-18-03
CONNECTION
F-3
NOTE: FIRE HYDRANTS SHALL BE MARKED WITH AN "X" ON THE NORTHWESTERN
MOST FLANGE BOLT AND THE ELEVATION OF THE BOLT RECORDED ON THE
RECORD DRAWING FOR THE PROJECT.
MUELLER CENTURION A423
OR CLOW MEDALLION -\
BREAK FLANGE
BURY LINE PER
HYDRANT MANUFACTU
COVER W/PLASTIC
MIN. 1 C.Y. OF 3/4"
WASHED RIVER STONE
CONCRETE BLOCKS
7' MIN.)
6" MAX.)
18" (MIN.)
26" (MAX.)
VALVE BOX W/COVER
MARKED "WATER"
DRILL 1 /4"0 HOLE FOR
LOCATOR WIRE JUST BELOW COVER
MECHANICAL JOINT
ANCHOR FITTINGS
OR TIE RODS
LOCATOR WIRE FOR
PVC & HOPE PIPE
6" AUXILIARY RESILIENT
SEAT GATE VALVE
•MECHANICAL JOINT TEE
CONCRETE BLOCK
UNDISTURBED GROUND
1. THREADED RODS AND NUTS SHALL BE "CORTEN STEEL"
2. BLOCKING AGAINST UNDISTURBED EARTH
3. RETAINING GLANDS
ACCEPTABLE FORMS OF BLOCKING SHALL BE ANY TWO COMBINATIONS OF THE METHODS
1, 2, OR 3 SHOWN ABOVE. AUXILIARY VALVES MUST USE METHODS 1 AND 3 TO CONNECT
TO THE WATER MAIN.
REVISIONS DATE
FIRE HYDRANT CITY OF FINAL 6-20-03
INSTALLATION McHENRY, ILLINOIS LOCATOR WIRE 11-18-03
DETAIL
M.J. HYDRANT
TEE
WATER MAIN
(SIZE AS SHOWN ON PLANS)
X
CONNECTING PIECE
W/2 - 3/4" TIE RODS
STAINLESS STEEL THREADED
RODS, BOLTS AND NUTS
5'-0"
F-4
- UNDISTURBED EARTH
CONCRETE BLOCKS
HYDRANT
1. ANY CHANGE OF DIRECTION REQUIRES RETAINER GLANDS AND BLOCKING
2. RETAINER GLANDS SHALLED BE INSTALL PER MANUFACTURERS
RECOMMENDATIONS.
REVISIONS
FIRE HYDRANT CITY OF FINAL
904 CONNECTION
WATER MAIN SIZES McHENRY, ILLINOIS
6" THRU 12" IN DIAMETER
DATE
6-20-03
CONNECTING PIECE
W/2 - 3/4" TIE RODS
CORTEN RODS AND
AND NUTS
I
0
I
M
I
6" ELBOW
WATER MAIN TEE
(SIZE AS SHOWN ON PLANS)
SEE STANDARD
FIRE HYDRANT INSTALLATION
CONNECTING PIECE---'
W/2 - 3/4" TIE RODS
STAINLESS STEEL THREADED
RODS AND BOLTS
5-0"
F-5
- UNDISTURBED EARTH
CONCRETE BLOCKS
HYDRANT
1. ANY CHANGE OF DIRECTION REQUIRES RETAINER GLANDS AND BLOCKING
2. RETAINER GLANDS SHALL BE INSTALLED PER MANUFACTURERS
RECOMMENDATIONS.
FIRE HYDRANT
90° CONNECTION
WATER MAIN SIZES
6" AND GREATER
REVISIONS
CITY OF r
NAL
McHENRY, ILLINOIS
DATE
6-20-03
I WATER MAIN
45' TAPS IN UPPER Z
1 /2 OF MAIN REQUIRED
UNLESS OTHERWISE b
APPROVED BY VILLAGE
1 �73
HORIZONTAL OFFSET TO CENTER
OF LOT
6„ —
10" z
+ , 0„ "N N
CAP SHALL SAY "WATER"
FIN. GRADE SIDEWALK
VARIABLE
(ONE PIECE OF PIPE)
+ SERVICE PIPE-/
CORPORATION STOP
MUELLER H15000
WATER MAIN PVC WATER MAIN TAPS
REQUIRE EPDXY COATED
DOUBLE STAINLESS STEEL
STRAPS, SMITH BLAIR #317
SECTION
SERVICE
PIPE
CORP.
STOP
CURB
STOP
SERVICE
BOX
1/ „
11/ "
3„
X 1 1/ „
1 1/ „
3„
X 2"
2'-0" i
Iz
ZI v
oI �
J
PEENED ENDS
CURB STOP
MUELLER H15150
ON CONCRETE
SUPPORT BLOCK
NOTE: CONTACT THE CITY OF McHENRY WATER DEPARTMENT FOR
VERIFICATION THAT THE MATERIALS INTENDED FOR USE ARE
ACCEPTABLE TO THE CITY OF McHENRY.
WATER SERVICE REVISIONS DATE
CITY O F F[NAL 6-20-03
INSTALLATION McHENRY, ILLINOIS SUPPORT BLOCK 11-18-03
UNDISTURBED EARTH
TRENCH WALL (TYP.)
UNDISTURBED EARTH
TRENCH WALL (TYP.)
UNDISTURBED EARTH
TRENCH WALL (TYP.)
PLANS
NOTES
1. PROVIDE PRECAST OR CAST -IN -PLACE
CONCRETE THRUST BLOCKS OF ADEQUATE
SIZE AND THRUST BEARING SURFACE TO
PREVENT MOVEMENT OF PIPELINE UNDER
PRESSURE.
2. PLACE THE BASE AND THRUST BEARING
SIDES OF THRUST BLOCK DIRECTLY AGAINST
UNDISTURBED EARTH.
3. PLACE THRUST BLOCKING SO THE FITTING
JOINTS WILL BE ACCESSIBLE FOR REPAIR.
WATER MAIN
THRUST BLOCKING
DETAILS
wllwl.� I V -\ w L. ... . .
_SECTIONS
CITY OF r-
.NAL
McHENRY, ILLINOIS
F-9
6-20-03
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G-2
PROVIDE PLUG OR END
CAP WITH THRUST BLOCK 115' PER FOOT
WHEN SERVICE CONNECTION 45' BEND MIN. SLOPE
IS NOT INCLUDED
BRANCH FITTING — — — — — —
CONNECT TO EXISTING SERVICE
PIPE OR PROVIDE PLUG OR END
DRY MIX CAP WITH THRUST BLOCK
CONCRETE
FOR SEWER INVERT DEPTHS TO 12 FEET_
10 FOOT MIN.
WHEN SERVICE
CONNECTION
NOT INCLUDED
PROVIDE PLUG OR END
CAP WITH THRUST BLOCK
WHEN SERVICE CONNECTION
IS NOT INCLUDED
TOP SECTION OF
RISER SHALL BE
2'-0" LENGTH —
22 1/2' BEND
1/6' PER FOOT
MIN. SLOPE
CONNECT TO EXISTING 'SERVICE
PIPE OR PROVIDE PLUG OR END
CAP WITH THRUST BLOCK
—SUPPORT RISER AGAINST
SIDE OF TRENCH
BRANCH FITTING
DRY MIX CONCRETE
FOR SEWER INVERT DEPTHS OVER 12 FEET
NOTE: IT IS RECOMMENDED THAT THE USER OF THIS DETAIL REFER TO THE CITY OF McHENRY SUBDIVISION
CONTROL ORDINANCE FOR MORE DETAILED AND MORE SPECIFIC REQUIREMENTS.
BUILDING SERVICE I CITY OF FINAL 6-20-03
RISER McHENRY, ILLINOIS
MANHOLE FRAME AND COVER
EAST JORDAN 1022 HEAVY
DUTY TYPE A OR NEENAH
R-1772, IMPRINTED PER STORM
MANHOLE COVER DETAIL. LIDS
WILL BE SOLID COVER WITH
CONCEALED PICK HOLES
,� WATERTIGHT
PRECAST CONCRETE JOINTS
ADJUSTING RINGS
(3 RINGS 8" MAX.)
24"
H-1
MANHOLE STEPS 16" O.C.
M.A. INDUSTRIES COPOLYMER
PLASTIC WITH CONTINUOUS
1 /'2" STEEL REINFORCEMENT
OF; NEENAH R-1981-1 CAST
IRON
PRECAST REINFORCED CONCRETE
MANHOLE SECTIONS PER ASTM
CONCRETE C-478
INVERT CHANNEL TO CONFORM BENCH - SLOPE 2" PER FT.
TO ELEVATIONS SHOWN ON
DRAWINGS
AGGREGATE BASE — 6" J NOTE:
109� CRUSHED
STONE OR
GRAVEL, 1. USE ECCENTRIC CONES UNLESS OTHERWISE
STONE
IDOT GRADATION INDICATED ON THE DRAWINGS. IF DEPTH OF
MANHOLE IS 7'-0" OR LESS USE REINFORCED
CONCRETE FLAT TOP DESIGNED FOR AASHTO
HS20-44 WHEEL LOADING.
2. USE 4'-0" DIAMETER FOR SEWER SIZES 12"
THRU 24", 5'-0" DIAMETER FOR SEWER SIZES
27" AND LARGER UNLESS OTHERWISE NOTED.
3. FILL LUG HOLE WITH BITUMINOUS COMPOUND
4. BACKFILL WITH GRANULAR MATERIAL.
NOTE: IT IS RECOMMENDED THAT THE USER OF THIS DETAIL REFER TO THE CITY OF McHENRY SUBDIVISION
CONTROL ORDINANCE FOR MORE DETAILED AND MORE SPECIFIC REQUIREMENTS.
REVISIONS DATE
STORM MANHOLE CITY OF F[NAL 6-20-03
DETAIL McHENRY, ILLINOIS
USE FRAME &
COVER INDICATED
ON THE DRAWINGS
PRECAST CONC.
ADJUSTING RING
MANHOLE STEPS 16" O.C.
M.A. INDUSTRIES COPOLYMER
PLASTIC WITH CONTINUOUS
1 /2" STEEL REINFORCEMENT
OR NEENAH R-1981-1 CAST
IRON
— — H-
INLET
AGGREGATE BASE — 6"
CA-6 100% CRUSHED
STONE OR GRAVEL,
IDOT GRADATION
WATERTIGHT
JOINTS
OUTLET
H-2
34' UNLESS OTHERWISE
NOTED ON THE DRAWINGS
PRECAST CONCRETE
MANHOLE SECTIONS
NOTE:
1. USE ECCENTRIC CONES UNLESS OTHERWISE
INDICATED ON THE DRAWINGS. FLAT
SLAB TOPS PERMITTED ONLY FOR
MANHOLES TOO SHALLOW FOR CONES.
2. USE THE TYPE OF FRAME AND COVER
INDICATED ON THE DRAWINGS.
NOTE: IT IS RECOMMENDED THAT THE USER OF THIS DETAIL REFER TO THE: CITY OF McHENRY SUBDIVISION
CONTROL ORDINANCE FOR MORE DETAILED AND MORE SPECIFIC REQUIREMENTS.
REVISIONS DATE
CATCH BASIN CITY OF FINAL 6-20-03
TYPE A McHENRY, ILLINOIS
t
PLAN
USE FRAME &
COVER INDICATED
ON THE DRAWINGS
CONCRETE FILLET
PRECAST CONCRETE
BOTTOM
AGGREGATE BASE --/
CA-6 100% CRUSHED
STONE OR GRAVEL,
IDOT GRADATION
SECTION A -A
H-4
J
PRECAST CONCRETE
MANHOLE SECTION
SEE DRAWINGS FOR
PIPE SIZE AND
ELEVATIONS
NOTE: IT IS RECOMMENDED THAT THE USER OF THIS DETAIL REFER TO THE CITY OF McHENRY SUBDIVISION
CONTROL ORDINANCE FOR MORE DETAILED AND MORE SPECIFIC REQUIREMENTS.
REVISIONS DATE
INLET CITY OF FINAL 6-20-03
DETAIL McHENRY, ILLINOIS
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OF DRAINAGE WAY
PLAN
nnt IKIM MAI Cc of AACA AAI AAAfTAI ID
COMPACTED BACKFILL
DITCH CHECK
STRAW BAIL BARRIER
ELEVATION
SECTION
I-1
POINT (A) SHOULD BE
HIGHER THAN POINT (B)
A
B
PACKED STRAW
BACKFILL AND COMPACT THE EXCAVATED SOIL
AS SHOWN ON THE UPHILL SIDE OF THE
BARRIER TO PREVENT PIPING
CITY OF
McHENRY, ILLINOIS
ONS
IFZNAL 1 6-20-03 1
SUPPORT POST
FABRIC HNICAL OFEF` W
z i-
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COMPACTED CLAYEY MATERIAL
M N
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MIN.1 EXCAVATE TRENCH ON
UPSTREAM SIDE OF
POSTS AND EMBED lZ'
OF FABRIC
SECTION
I5'—C" MAX. _ 1 — rnnnn'r nncr
SILT FILTER
FENCE
ELEVATION
CITY OF
McHENRY, ILLINOIS
I-2
kREVISIONS I DATE
FINAL 1 6-20-03
A
BOTTOM OF DRAINAGE WAY
1-
3o
LLLVA I IUN
GEOTECHNICAL
FABRIC k
a
COMPACTED
BACKFILL
SECTION
A
8
BE
I (B)
FASTENER -MIN, 10 GA. WIRE
4 PER POST (MIN.)
4" DIA. POSTS ® 8' MAX.
(LENGTH 6' IMIN.)
WOVEN WIRE FENCE (12 GA.)
6" SQUARE (MAX.)
42" HEIGHT MAX.
DITCH
CHECK
CITY
OF
REINFORCED
SILT FENCE
McHENRY,
ILLINOIS
FLOW
I-3
REVISIONS I DATE
FINAL 1 6-20-03
T H
ED
C
Hand
Hole
Grade
)W
A
Drawing not to scale
Printed on recycled paper.
E
E A C 0 R N
SINGLE
CONFIGURATION
DOUBLE
CONFIGURATION
From
drawing
on left
D I M E N S I O N S
Single Configuration
Double Configuration
Regular
Tall
Regular
Tall
A
4.0'
4.0'
4.0'
4.0'
--8--
C
9.5'
— 14.5`
10.5'
Y15.5'
0
2.9' _--
— 2.9' �
2.9' —
---2.9' -
E
12.4'
17.4'
13.4'
18W
All dimensions are approximate and are subject to change without notice.
L A M P D A T A
Watts
Source
Initial Lumens
apprownare
100
HPS
9500
P R O D U C T S E L E C T I O N
(choose one ftm each column)
Luminaire Configuration
Pole Height
Single Cor11guration
Regular
Double Configuration
Tall
C=Ed
A Unicom Company
Typical Photometric
Distribution Pattern
For Single
Configuration
Type V'i
Product specifications are subject
to change without nonce.
880906
11— MO
E A R L Y
Printed on recycled paper.
A M E 'R I C A N
From
drawing
on left
D I M E N S I O N S
Fiberglass Pole
Concrete Pole
A
5.0'
5.0'
— B
1.5' ----
----1.5' --
C
15.0'
15.0'
2.0' —_- —
2.0' -
All dimensions are approximate and are subject to change without notice.
L A M P D A T A
Watts
Source
Initial Lumens
aaww.rere
100
HPS
9500
_ 100
MV
—MV�
—4400 —
175
8500
P R O D U C T S E L E C T I O N
(Choose one 6Om each column)
Watts/Source
Pole type
100w HPS
Concrete
100w MV
Fiberglass
175w MV
C=Ed
A Unicom Company
Typical Photometric
Distribution Pattern
M
Product specifications are subject
to change without nonce.
680904
Rate 23
C
Bracket
Spread
E
Shown with Davit Arm
Drawing not to scale
DIMENSIONS -CONCRETE
POLES WITH DAVIT ARMS
From drawing on left
Bracket Spread for Davit Arms
6.0' *
8.0"
10.0'
Pole Height
Setting Depth
Mounting Height
Mounting Height
Mounting Height
5.0'
26.5'
26._8'
27.2'
35.0'
_
5.5`
_ _
31._0'
31.3'
317- _
_ _
38.0'
_-
5.5'
_
34.0'
1 34.4'
34.7'
'Indicates availability with one or two luminaires per pole.
Ali other brackets accommodate one luminaire per pole.
DIMENSIONS -CONCRETE
POLES WITH PIPE ARMS
From drawing on left
Bracket Spread for Pipe Arms
4.0'
6.0'
8.0'
Pole Height
Setting Depth
Mounting Height
Mounting Height
Mounting Height
--___-_35.0'
26.5'
27.5' _
-_-_--_32._0'�__
_5.0'
5.5' --
-
31.0'
_27.0'
31.5'
38.0' -
5.5'
_
34.0'
_
34.5' -
- 35.0
To determine
Mounting Height
1. Choose "Pole Height"
(shaded)
2, Choose "Bracket Spread"
(shaded)
3. "Mounting Height"
will be found at the
intersection of the row
of the "Pole Height"
and the column of the
"Bracket Spread",
DIMENSIONS -WOOD POLES WITH METAL ARMS
From drawing on left
Bracket Spread
for Metal Arms
2.5'
4.0'
8.0'
14.0'
Pole Height
Setting Depth
Mounting Height
Mounting Height
Mounting Height
Mounting Height
30.0' - _
35.0'
_- 5.0' - - -
5.5'
25.2' -_-
29.7'
25,7'
26,7'
28.2'
_ _ --
30.2'
_ - -__
31.2'
32.2'
Above numbers valid for dedicated light pole only.
All dimensions are approximate and are subject to change without notice.
LAMP DATA & OPTICAL CHARACTERISTICS
Watts
Source
Initial Lumens
(Approximate)
Cut-off
Designation
IES Dist
Type
Optic
Description
Optic
Description
MV
8,500
Non -cutoff__
_II
Prismatic Refractor
Polycarbonate_
_ - 250
400
400
_
-_ MV-
MV_
--_ 13,000
23,000
_Non-cutoff_
-_Non-cutoff
-- II
Prismatic Refractor _
Prismatic Refractor
Polycarbonate
-
_ Polycarbonate _
- 70
HPS_
_
6,30_0
_
Non -cutoff
_III
_ II_ _
_Prismatic Refractor
_ _ Polycarbonate_
_
- 100
_
_^
9,500 __
_-
Non -cutoff_
__-II
Prismatic Refractor
Polycarbonate---
__-HPS_ _
HPS
_
16,000_T
_-_
-cutoff
If
_ Prismatic Refractor-
Polycarbonate
- 250
HPS
28,500
_Non
Non -cutoff
III
Prismatic Refractor
Glass_-_
_ _
400
T HPS_ -
50,000
_ _
Non -cutoff_ -
_
-
Prismatic Refractor
Glass _
_
1000
'HPS_
_
-140,000
- Non -cutoff _
_ _III
IV
--III --
Prismatic Refractor
_Glass
100_- -
H_PS --
- i 9,500
Cutoff
-
'_
Flat Lens
- Glass----
_
150
_
HPS
16,000 -
Cutoff
III
_ __ Rat Lens -
Glass - -
__-
250
_
HPS
28,500
_
_ III
-III
Flat Lens _
Glass
-Glass
_
400
_ _
HPS
50,000
_ _Cutoff
Cutoff
Rat Lens
P R O D U C T S E L E C T 1 0 IN
(choose one Aom each column)
No. of Luminaires/pole
Watts/Source
Designation
Pole Type
Pole Heig]__DaviL(21umin�re�)_
i30.0'-_Davit
Bracket Type
Bracket Spread
1
175w MV
Cut-off -
(1 luminaire)---
2.5' ---
_
2'
250w MV
Non -cutoff`
-concrete
Wood
__ 35.0'
4.0'
_ _
-400w
_
MV
--_
38.0'Pipe
-
- _
_ 6.0'
-------
70w HPS -
----
Metal -
- 8.0' --
- --- -
_
100w HPS
-
--------
- --- -
- _ --
10.0' --
_
HPS
-------
----
---- --
14.0' ---
-
-150w -
250w HPS
400w HPS
1000w HPS
--
---- ---
`Two luminaires per pole available with concrete pole and 6' or 8' davit arm. Al other brackets accommodate one luminaire per pole.
Specific combinations are limited by details shown herein.
Product specifications are subject