Section I. General Conditions
All improvements included in the City of Aurora Standard Specifications for Improvements, unless noted herein, shall conform to the State of Illinois “Standard Specifications for Road and Bridge Construction”, latest edition; the current “Standard Specifications for Water & Sewer Main Construction in Illinois”, “Illinois Accessibility Code” latest edition, and all amendments thereto. These documents shall be considered as part of the City of Aurora Standard Specifications for Improvements. In the case of a conflict between any part, or parts, of the said specifications, the most stringent requirements shall apply.
All work performed under these Specifications shall be done by qualified, approved contractors and subcontractors familiar with the type of work to be accomplished. Prior to awarding any contract for work to be done under these Specifications, the Developer or General Contractor shall furnish to the City the names and addresses of the contractors and subcontractors as they become available.
All contractors working within the public right-of-way, on City property, or on any City utility shall be appropriately licensed, bonded and insured with the City of Aurora Public Works Department and have the appropriate permit from the City for the type of work being performed, unless said work is directly contracted by the City.
Within these Specifications, the term City Engineer includes any duly appointed designee of the City Engineer.
The City Engineer may, under special conditions, grant variances within the intent of these Specifications. Any changes to the approved plans must have prior approval in writing by the City Engineer.
These Specifications shall become a part of each and every project approved by the City Engineer and all such signatures shall be conditioned upon the Specifications unless noted otherwise.
The City Engineer, upon notice of improper material or installation practices, may issue a written document to the Developer/Owner, or his Contractor, stating that failure to stop and correct such deficiencies will result in the City’s refusal to accept such improvements. If the work being performed causes an unsafe condition, the City Engineer will issue a stop order.
Failure to comply with the provisions of these Specifications will invoke the penalty clauses and/or loss of license contained within the City’s Code of Ordinances.
Contractors that have done unsatisfactory work within the City of Aurora will not be allowed to work within the public right-of-way.
A. PLAN SUBMITTAL
Plans shall be submitted for all development projects involving Public Improvements as defined by Sec.43 of the Code of Ordinances, and for all development regulated by the Kane County Stormwater Management Ordinance and Sec. 18-201 through 18-204 of the Code of Ordinances “Stormwater Management”.
All utility work as defined by Sec. 42 and 43 of the Code of Ordinances “Streets and Sidewalks” and “Subdivisions” shall conform to these Standard Specifications. All development regulated by the Kane County Stormwater Management Ordinance and Sec. 18-201 through 18-204 of the Code of Ordinances “Stormwater Management” shall also conform to these Standard Specifications. Application for permit shall be made through the City of Aurora Building and Permits Department.
Plans and supporting documents shall be signed and sealed by an Illinois licensed Professional Engineer if the project involves:
- Public improvements,
- Stormwater management (detention),
- Category 2 Stormwater Best Management Practices, or
- Compensatory storage or other floodplain calculations.
Final Engineering Plan Approval is required by the City Engineer, for all work required to meet these Specifications. At the time of Final Engineering Plan Approval, seven (7) sets of Final Engineering Plans must be submitted, along with a digital copy of the Final Engineering Plans and a digital copy of the Final Stormwater Management Report.
B. ENGINEERING FEES
All required engineering fees shall be paid prior to Final Engineering Plan Approval by the City Engineer. In the event the City utilizes a consultant for full or partial review, the City shall be reimbursed for the full invoice amount prior to Final Engineering Plan Approval.
1. Plan Filing, Review and Inspection Fees (Section 43-105, Ordinance O10-055)
a. Engineering Plan Filing Fee (Including Preliminary Engineering)
Area of Site Disturbance:
Less than 1 acre
Between 1 acre and 5 acres
Between 5 acres and 10 acres
Between 10 acres and 20 acres
More than 20 acres
b. Engineering Plan Review Fee
The review fee shall be based on a fixed rate of 2.25% multiplied by the Engineer’s Opinion of Probable Cost (EOPC), with a minimum fee of $750.00. Refer to Section I.E.2 for more information about the costs to be included in the EOPC.
The following are exceptions to the minimum review fee listed above:
- $300.00 for non-residential or multifamily development with no public improvements, no right-of-way improvements, and no Stormwater Management Permit required (less than 5,000 sf of disturbed area, no floodplain or wetland impact); or
- $150.00 for single family home or duplex on a single lot.
c. Engineering Inspection Fee
The inspection fee shall be based on a fixed rate of 2.25% multiplied by the Engineer’s Opinion of Probable Cost (EOPC), with a minimum fee of $750.00. Refer to Section I.E.2 for more information about the costs to be included in the EOPC.
d. Certificate of Occupancy Re-Inspection for Single Family Lot
Re-inspection fee of $50 for the first re-inspection and $100 for each subsequent re-inspection shall be assessed. Fee shall be due and payable to City prior to re-inspection taking place.
2. Wetland Review Fee
In the event the City utilizes a consultant to review the wetland submittal, the Developer shall reimburse the City the full invoice amount within sixty (60) days of the invoice and prior to Final Engineering Plan Approval.
3. Recapture Fees
Sites may be subject to a recapture ordinance pertaining to water main, sanitary sewer, roadway or other improvements. The Developer shall remit to the City the full recapture amount due prior to Final Engineering Plan Approval.
Final Engineering Plan Approval expires on December 31 of the third year following the date of approval.
If the approved work has begun but is not complete by the expiration date, the Owner may submit a written request for extension. Upon receipt of such request, the City Engineer may extend the expiration date for up to three (3) years for approved work outside Special Management Areas (floodplain, floodway, wetland, etc.). Expiration dates for approved work within Special Management Areas may also be extended for up to three (3) years provided the work is in compliance with the then current requirements. An owner may apply for any number of extensions.
Inactive permit applications or requests for engineering plan approval shall expire on December 31 of the year following the date of the City’s latest review letter. After expiration, a new permit application or request for engineering plan approval shall be submitted and the proposed improvements must be in compliance with the then current requirements.
D. REQUIRED SITE IMPROVEMENT INSPECTIONS
The City, or its field representative, will inspect all public and select private improvements, and shall witness all utility tests and be present for all pavement proof-rolling.
The Contractor/Developer shall notify the inspector a minimum of seventy two (72) hours in advance of starting any major construction phase and will also make arrangements a minimum of seventy two (72) hours in advance for witnessing utility tests and proof rolls.
The inspector serves as the field representative of the City Engineer. The inspector will not keep quantities or survey grades for the Developer or Contractor, nor will the inspector make decisions regarding major revisions to the approved engineering plans. The Design Engineer shall submit all proposed revisions in writing to the City Engineer for approval.
Final site inspection and approval shall be required prior to occupancy and City acceptance of the public improvements. A punch list will be created by the inspector. After the punch list items have been addressed, the Developer shall notify the inspector in writing and request a re-inspection.
E. SECURITY FOR PROPOSED IMPROVEMENTS
The requirements for securities referenced in City of Aurora Code of Ordinances in Chapter 43 Article III-55, Arrangements for Improvements Prerequisite are detailed below.
1. Types of Security
The City will accept a security in the form of:
- an Irrevocable Letter of Credit (LOC);
- a Subdivision Bond; or
- Cash/Cleared Personal Check/Cashier’s Check.
The City has developed standard language for a Letter of Credit and Subdivision Bond. Any deviations from the standard language will require review and approval by the City’s Law Department. Cash or a certified check will be deposited into a City account.
2. Cost Estimates/Engineer’s Opinion of Probable Cost (EOPC)
Cost estimates (EOPCs) shall be generated by the Design Engineer and shall be signed and sealed by an Illinois licensed Professional Engineer. The estimated cost shall include, but not be limited to, all work and restoration associated with:
- Improvements within the right-of-way (including surface restoration),
- Public utilities,
- New private service lines (not including repair or replacement of existing service lines),
- Stormwater management (including storm sewer on private property),
- Earthwork on public and private property, and
- Erosion control on public and private property.
The EOPC shall be provided to the Engineering Division for review and approval. The approved EOPC will establish the value of the security, as well as the review and inspection fees.
3. Reduction of a Security
The City may reduce the value of the security via resolution passed by City Council. The Design Engineer may submit an updated cost estimate that reflects the work completed. The value of each line item of work cannot be reduced more than eighty percent (80%) of the original value. The City’s field representative will verify the quantities and, if found in order and no outstanding issues are remaining, the City will request that the reduction resolution be added to the committee agenda to begin the process of the reduction. Once the resolution has been passed by City Council, the Developer will be notified of the reduced value and the security can be altered accordingly, or the City will release the appropriate value back to the Developer or entity providing the cash bond.
4. Final Acceptance
Final acceptance of the public improvements will begin once all applicable tasks listed below are complete. The City Engineer may require additional tasks prior to final acceptance of the public improvements, on a case-by-case basis.
- All punch list items have been completed and the City’s field representative has provided the City a letter of recommendation to accept the improvements;
- Street lights have been installed and are functional;
- The City has reviewed and approved the record drawings;
- The City has reviewed and approved storm sewer televising videos;
- All other required submittals have been satisfactorily completed; and
- All other agency approval(s) have been received.
The resolution for final acceptance may reduce the security value to twenty percent (20%) of the original value for a one (1) year maintenance period.
F. RECORD DRAWINGS
- The Design Engineer and Developer should reference the record drawing requirements.
- Submit two (2) paper copies and a digital (PDF) copy to the Engineering Division. One (1) paper copy will be provided to the City’s field representative, which will initiate the final site field inspection and generate any punch list items.
- The City will issue initial record drawing review comments together with the punch list.
- Submittal of storm sewer televising?
2. Final Document Submittal
Record drawings shall be signed and sealed by an Illinois licensed Professional Engineer and provided to the City in digital (PDF) format, along with the line work for all underground utilities in AutoCAD format, A PDF copy of the complete, approved, stormwater report must also be provided to the City. This version must include all exhibits, tables for the existing and proposed conditions, and the required as-built information for the stormwater facilities.
G. SUBDIVISION MONUMENTS AND MARKERS
A concrete survey monument, as defined in the next paragraph, shall be placed at intervals throughout the subdivision that will allow a reasonable reconstruction of all positions therein, to the satisfaction of the City Engineer.
The monuments shall be of concrete no less than four inches (4”) in diameter and forty-eight inches (48”) deep, with a center solid steel rod ten inches (10”) long cast in the center thereof and flush with the top surface.
All corners of lots or changes in direction not marked by a monument shall be marked by iron pipe or steel bars not less than one-half inch (1/2”) in diameter and eighteen inches (18”) long. Each monument shall be visible from at least one other monument.
The top of all monuments and markers shall be set no more than six inches (6”) below the finished landscape grade.
All monuments and markers shall be exposed and marked with lath and flagging at the time of final inspection. In addition, a benchmark system (NAVD 88 datum) shall be established on each and every fire hydrant within or adjacent to the subdivision. Benchmarks shall include an elevation established on the northern-most flange bolt head for each and every fire hydrant within or immediately adjacent to the subdivision. Each such flange bolt head shall be clearly marked by a heavy chisel cross mark.
The “as-built” drawings shall show the subdivision fire hydrant locations with the benchmark elevations and shall bear the signature and seal of an Illinois licensed Land Surveyor or Illinois licensed Professional Engineer.