Planning & Zoning Commission

DeKalb Municipal Building City Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission June 3, 2020 6:00 PM Please Note: On March 16, 2020, Illinois Governor JB Pritzker issued executive order 2020-07 which declared that during the duration of the Gubernatorial Disaster Proclamation pertaining to the coronavirus outbreak, “the provisions of the Open Meetings Act, 5 ILCS, requiring or relating to in-person attendance by members of a public body are suspended. Specifically, (1) the requirement in 5 ILCS 120/2.01 that ‘members of a public body must be physically present’ is suspended; and (2) the conditions in 5 ILCS 120/7 limiting when remote participation is permitted are suspended.” The executive order further states that when a public meeting is considered necessary by the governing body, “public bodies are encouraged to provide video, audio, and/or telephonic access to meetings to ensure members of the public may monitor the meeting, and to update their websites and social media feeds to keep the public fully apprised of any modifications to their meeting schedules or the format of their meetings due to COVID-19, as well as their activities relating to COVID-19.” The City of DeKalb has taken prudent steps to assure that Planning and Zoning Commission member remote participation and public access are available and will be provided within the provisions of the Governor’s executive order. A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. May 20, 2020 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – A petition by 2675 Sycamore Road Development, LLC for approval of the rezoning of 2675 Sycamore Road (SW corner of Sycamore Rd. and Oakland Dr.) from the “GC” General Commercial District to the “PD-C” Planned Development Commercial District and approval of a preliminary and final development plan to accommodate a 4-story executive suites residential complex with ground level commercial space. F. REPORTS G. ADJOURNMENT Planning and Zoning Commission May 20, 2020 Page 1 of 5 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION May 20, 2020 The Planning and Zoning Commission held a Meeting on May 20, 2020, at the City of DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. Chair Max Maxwell called the meeting to order at 6:00 PM. Chair Maxwell stated he wanted to thank everyone for being here tonight, including Commission members who are attending remotely and for those who are watching on Channel 14 or streaming live. He referenced the Governor’s Executive Order in March that allows Commission members to participate remotely. He said member Chris Doe will be joining the meeting remotely by calling in and mentioned for those attending the meeting the room has been set up to meet the CDC recommended distancing guidelines and the Executive Order from the Governor. A. ROLL CALL Principal Planner Dan Olson called the roll. Planning and Zoning Commission members present were: Chair Max Maxwell, Ron Klein, Jerry Wright and Trixy O’Flaherty. Vice Chair Christina Doe attended the meeting remotely by an audio conference call. Commissioners Vicki Buckley and Steve Becker were absent. Principal Planner Dan Olson was present representing the City. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Maxwell requested a motion to approve the May 20, 2020, agenda as presented. Mr. Klein motioned to approve the agenda as presented. Ms. O’Flaherty seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES 1. April 22, 2020 – Chair Maxwell requested a motion to approve the April 22, 2020 minutes as presented. Mr. Wright motioned to approve the minutes as presented. Mr. Klein seconded the motion, and the motion was approved by unanimous voice vote. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS Planning and Zoning Commission May 20, 2020 Page 2 of 5 1. Public Hearing – A petition by Christa and Matt Gehrke for approval of the rezoning of 421 Grove Street from the “CBD” Central Business District to the “PD-C” Planned Development – Commercial District and approval of a preliminary and final development plan to accommodate a building contractor’s office and material storage on the subject site. Matt Gehrke, owner of Swedberg Associates, stated he had submitted a petition to the City of DeKalb to move his 9-year old construction company from Sycamore to DeKalb. He advised the business has outgrown its current facility and has decided the subject site would be the best for his expanding business. He noted the property has both office space and a warehouse, which is perfect for a construction company. Mr. Gehrke advised a fence will be constructed to screen the outdoor storage. He stated the majority of the storage would be trailers, work vehicles, and staged construction materials. He noted the fence would be installed along the alley, parallel with S. 5th Street, and be flush with the south side of the building. He noted he prefers to install a corrugated metal fence (Option #1), which would be easy to repair and would be a solid privacy fence. He added they would install splash planks on the bottom of the fence to prevent damage to the landscaping. Mr. Gehrke provided examples of two other fence styles, which could be installed at the recommendation of the Commission and City Council. He advised the second option would be a chain link fence with a mesh cover (Option #2). He advised this type of fencing requires the most maintenance and has the worst overall aesthetics. He noted the third option is also a corrugated metal fence but is slightly more expensive and labor intensive to install compared to the initial option (Option #1). Mr. Gehrke advised the landscaping would be cleaned up on the site and 17 shrubs added along S. 5th Street and 10 shrubs added along S. 4th Street. Mr. Gehrke noted all parking for visitors and employees would be along the front or side of the building. He advised there are approximately 20 parking spaces on the site (outside proposed fenced area) and his employees would occupy about four of those spaces. He advised there would be low activity on the lot, as most of his employees are working at jobs sites. Principal Planner Dan Olson went through the staff report dated May 15, 2020. He advised under the current zoning classification (CBD), building contractor’s office with materials storage is not specifically listed as permitted use or special use. He noted the CBD District currently prohibits outside storage when it’s a principal use. He advised the proposed “PD-C” zoning will allow the applicant Planning and Zoning Commission May 20, 2020 Page 3 of 5 to have the building contractor’s office with materials storage. He stated the request also involves a waiver to the Unified Development Ordinance for a Planned Development less than two acres. He advised the City has previous granted similar waivers for the Cornerstone and Plaza DeKalb projects. Mr. Olson said the subject property is approximately 1.24 acres and has a building that is mostly vacant and a parking lot around all four sides. He noted the property has been listed for sale since 2013. He stated the building’s office area is being leased out to three business, however its underutilized. He noted the current owner rents the interior of the building for vehicle, RV and boat storage. Mr. Olson stated an 8-foot tall fence would be installed along 5th Street and the rear alley to screen construction materials and storage. He reiterated the three fence option details given by Mr. Gehrke, with a detail of a third option provided to the Commission at the meeting. Mr. Olson noted 18 parking spaces are required based on the formula in the UDO. He advised there are a total 22 marked parking spaces on the lot outside of the fenced area. Mr. Olson mentioned staff is recommending approval with conditions to bring the site further into compliance with the UDO including re-striping of the parking lot, painting the parking lot light poles, and adding landscaping. Chair Maxwell gave the public an opportunity to speak. Dana Doty, of 323 S 6th St, and owner of the adjacent Archer Alignment stated his concerns regarding traffic in the alley. He stated the City broke its’ own ordinances with the Dunkin Donuts drive-through was approved. He advised the alley is always blocked and would prefer if the petitioner limited traffic going through the alley. He advised he would prefer option #3 for the fence. He advised he did support a business moving into the vacant building and welcomed the petitioner to the neighborhood. Louise Calderone, of 308 S 3rd St, noted her concerns of increased traffic between 1st St and 4th St. She advised she does not want to see more semi- trucks and construction vehicles in the neighborhood. Mr. Gehrke advised there would only be four staff members in the office, which would have very minimal impact on any traffic. He advised his construction crews go to their job sites very early in the morning and might have to return to the subject site only once or twice a day. He noted the Grove Street access will be used most often. Planning and Zoning Commission May 20, 2020 Page 4 of 5 Rita McNatt, of 220 S 5th St, said she preferred options #1 or #3 for the fence. She noted she also lives on a cobblestone street and would like to keep traffic out of the area to preserve the street. Chair Maxwell gave the commissioners a chance to speak. Mr. Klein questioned what vehicles would be parked within the fence area, and which would be outside. Mr. Gehrke advised office staff would be parking outside the fenced area and work vehicles would be parked in the fenced in area. He noted most materials will be stored inside the warehouse and it would mainly be work vehicles stored outside but behind the fenced area. Mr. Klein stated her preferred option #3 for the fence and would prefer if traffic off S. 4th St be limited. Mr. Gehrke advised the majority of traffic would use the access off Grove St. Ms. O’Flaherty advised she is excited for someone to move into the building, as it has been vacant for so long. She noted option #3 for the fencing was preferred, and she was happy to hear of the new landscaping. Mr. Wright questioned what a splash plank was. Mr. Gehrke advised it is a baseboard for a fence, to keep mulch and dirt from getting underneath the fence. Mr. Wright questioned if any semi-trucks would be making any deliveries and what the corner lot (along 4th St.) would be used for. Mr. Gehrke advised there would be no semi-truck traffic and the corner lot would only be used for vehicle parking. Chair Maxwell advised he approved of the request and stated it was a great use of the property. Chair Maxwell gave the public one more opportunity to speak. There was none. Mr. Wright moved that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a Zoning Map Amendment from the “CBD” Central Business District to the “PD-C” Planned Development – Commercial District; approval of a waiver to the Unified Development Ordinance for a Planned Development less than two acres and approval of a preliminary and final development plan to accommodate a building contractor’s office and materials storage on the subject site at 421 Grove Street per the plans dated 5-15-20 and labeled as Exhibit A, Fence Detail Option #3 labeled as Exhibit B, and per the conditions listed in Exhibit C. Ms. O’Flaherty seconded the motion. Planning and Zoning Commission May 20, 2020 Page 5 of 5 A roll call vote was taken. Mr. Klein – yes, Ms. Doe – yes, Ms. O’Flaherty – yes, Mr. Wright – yes, Chair Maxwell – yes. Motion was passed 5-0-2. Ms. Buckley and Mr. Becker were absent. F. REPORTS Mr. Olson advised the City Council approved Project Ventus and the NuMed Cannabis Business establishment at their April 27th meeting. He reminded the Commission the next meeting would be June 3rd and there will be a hearing for a mixed-use project at Oakland Dr. and Sycamore Rd. called Isaac Executive Suites G. ADJOURNMENT Ms. Flaherty motioned to adjourn, Mr. Wright seconded the motion, and the motion was approved by unanimous voice vote. The Planning and Zoning Commission adjourned at 6:41PM.  STAFF REPORT May 29, 2020 TO: Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: Isaac Executive Suites – Rezoning from the “GC” General Commercial District to the “PD- C” Planned Development – Commercial District; Planned Development Preliminary and Final Plan (2675 Sycamore Road) I. GENERAL INFORMATION A. Purpose Construction of 4-story executive suites residential complex with 59 dwelling units and ground level commercial space with a banquet/conference room. B. Owner/Applicant 2675 Sycamore Road Development, LLC represented by John Pappas C. Location and Size 2675 Sycamore Road, SW corner of Sycamore Road and Oakland Drive/2.8 acres D. Existing Zoning and Land Use “GC” General Commercial District; Vacant E. Surrounding Zoning and Land Use North: LC and Unincorporated; Bank, Single-Family Residential South: GC; Vehicle Service Facility East: City of Sycamore; Various Commercial Uses West: PD-R; Townhomes F. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS Request/Background 2675 Sycamore Road Development, LLC represented by John Pappas is requesting approval of the rezoning of 2675 Sycamore Road from the “GC” General Commercial District to the “PD-C” Planned Development – Commercial District and approval of a preliminary and final development plan. The applicant is making the request in order to construct a four-story residential complex to be called Isaac Executive Suites. The building will contain 59 dwelling units and ground level commercial space with a banquet/conference room. The subject site is 2.86 acres and is located at the SW corner of Sycamore Road and Oakland Drive. The site is currently zoned “GC” General Commercial District and the 2005 Comprehensive Plan indicates “Commercial” for the property. The applicant is proposing the rezoning for two reasons. The first is to allow dwelling units above the first floor which requires a special use in “GC” District. The second reason is the “GC” District restricts the building height to three (3) stories and the proposed building will be four (4) stories. Rezoning to the “PD-C” District allows dwelling units above the first floor and buildings higher than three (3) stories. The site previously contained a two-story motel, which was demolished in about 2007. The site has remained vacant since that time. The proposed four-story building will be located on the building pad of the former motel and have access along Oakland Dr. at the same location. The site slopes down from the building pad westward and there is a small creek that runs along the western portion of the site. There are two detention basins proposed, one along the northern portion of the property and one at the southwest part of the site. The development will include 59 one-bedroom fully furnished apartment units with leases ranging from four to seven months and includes a banquet/conference room and 2,900 sq. ft. of ground level commercial space. Proposed are 54 units at 420 sq. ft., three larger units at 483 sq. ft., and two ground level units (handicap accessible) at 720 sq. ft. The developer has had discussions with local businesses and identified a need for short term executive suites. The units would serve people that are in the area for longer than a hotel stay but do not want to sign a one-year lease agreement. The amenities provided will be an exercise room and conference/banquet area for the residents only. The parking formulas for the proposed development includes 1.5 parking spaces for every dwelling unit, and one parking space for every 250 sq. ft. of commercial floor area. 59 x 1.5 = 89 spaces 2,900 sq. ft. commercial space = 12 spaces 101 parking spaces required Page 2 of 8 There is a total of 112 parking spaces proposed for the site including five handicap spaces, therefore the site is providing adequate parking for the proposed uses. Since the banquet/conference area is for residents only, there is no additional parking required for that space. The plans were distributed to the various City Departments, the Kishwaukee Water Reclamation District (KWRD), Park District and School District. The City Engineer has no remaining comments on the plans and the KWRD has some minor comments which were forwarded to the applicant and included in this report. A final plat and photometric plan, meeting the UDO requirements, will be required to be submitted prior to any building permits being issued as well as addressing some other minor comments listed in Exhibit C. At the request of the City, the developer will be connecting the “private” water main (shown in “purple” on attached utility map) with the dead-end City water main (blue line on utility map) that serves the townhome development to the west (802 -816 Oakland Drive – Oakland Place Townhomes). The connection will improve the fire flows and water quality for the residents living at 802 – 816 Oakland Dr. as well as the Isaac Executive Suites development. Approximately 135 feet of additional water main would be extended to make the connection. Landscaping is provided around the perimeter of the site with additional plantings being provided beyond the minimum UDO requirements. Several of the large trees at the northwest portion of the site will be saved. The underbrush and four dead trees in this area were recently removed. At the request from the City, the plans show a sidewalk connection from the parking lot to the existing sidewalk along Sycamore Road. In addition, a small portion of the walk along Sycamore Road will be removed and replaced by the developer. III. STANDARDS FOR ZONING MAP AMENDMENT 1. The proposed rezoning conforms to the Comprehensive Plan, or conditions have changed to warrant the need for different types of land uses in that area. The proposed rezoning is appropriate considering the length of time the property has been vacant, as originally zoned, and taking into account the surrounding areas trend in development. The 2005 Comprehensive Plan recommends the subject site for commercial use and the mixed-use development meets the intent of the Plan. The proposed rezoning request will allow the development of a site that has remained vacant since 2007. The project will be an economic benefit to the community and the Sycamore Road corridor. 2. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. The rezoning of the subject property to PD-C provides the opportunity to more directly shape the development, use and appearance of this property in accordance with the Page 3 of 8 City’s Comprehensive Plan. The Planned Development allows the developer and the City the flexibility to agree to a development plan and standards. The proposed rezoning request and development are in compliance with the Unified Development Ordinance. The proposal also meets the General Standard requirements for a Planned Development as described in Article 5.13.07 of the UDO. 3. The proposed rezoning will not have a significantly detrimental effect on the long-range development of adjacent properties or adjacent land uses. The proposed rezoning will not have a detrimental effect on the adjacent properties or land uses as it entitles the subject property to a use of the property that is complementary with the adjacent area. The site previously contained a two-story motel, which was demolished in about 2007. The proposed rezoning request and preliminary/final plan will allow the development of a highly visible corner along the Sycamore Road corridor into a mixed-use development that will meet a housing need in the area and generate new business opportunities, while spurring increased property values and sales tax. 4. The proposed rezoning constitutes an expansion of an existing zoning district that, due to the lack of undeveloped land, can no longer meet the demand for the intended land uses. The subject property is currently zoned “GC” General Commercial District. Rezoning the property to “PD-C” will allow for a well-designed project and the flexibility by the applicant to develop the property in a manner that will complement the surrounding neighborhood. In addition, the proposed rezoning request will allow the development of a site that has remained vacant since 2007. 5. Adequate public facilities and services exist or can be provided. Adequate public services will be provided to the subject property. The developer will be connecting the “private” water main on subject site with a dead-end City water main that serves the properties to the west (802 -816 Oakland Drive). This will improve both fire flows and water quality for those residents and the proposed development. IV. PUBLIC INPUT As of the posting of the agenda on May 29, the City had not received any written correspondence from the public regarding the proposal. V. CONCLUSIONS AND RECOMMENDATION The proposed request will allow the development of a highly visible corner along the Sycamore Road corridor that will have a positive impact on the community by improving the site, providing jobs and housing. The staff’s recommendation is to approve, and a sample motion has been prepared. Page 4 of 8 Sample Motion: Based upon the submitted petition and testimony presented, I move the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of the rezoning of 2675 Sycamore Road (SW corner of Sycamore Road and Oakland Drive) from the “GC ” General Commercial District to the “PD-C” Planned Development – Commercial District and approval of a preliminary and final development plan as listed in Exhibit A to accommodate a 4-story executive suites residential complex with 59 dwelling units and ground level commercial space with a banquet/conference room, subject to the standards listed in Exhibit B and subject to staff comments listed in Exhibit C. Page 5 of 8  Exhibit A Preliminary and Final Development Plan • Site Plan (Sheets 1-10) prepared by Wendler Engineering Services, Inc dated 3- 30-20. • Architectural Elevations (sheet SK1) received on 4-24-20. • Floor Plans (Sheet SK1) received on 4-24-20. • Landscape Plans (Sheets L-101, L-102, L-103, L-104 and L-105) prepared by Site to Place, Inc. dated 4-17-20. Page 6 of 8  Exhibit B Planned Development Standards Permitted Uses: Residential apartments not exceeding a total of 59 one-bedroom residential units, with the sizes of such units being in substantial compliance with the Floor Plans listed in Exhibit A. Accessory uses to the residential apartments including a banquet/conference room, exercise room, lounge, warming kitchen, storage and manager’s office. There shall be no permitted commercial uses on the second or higher floors of the building. Within the non-residential portions of the first floor of the building, the permitted commercial uses shall be exclusively limited to the following: Retail Uses. Purely retail uses shall be permitted unless otherwise prohibited or limited. Minor, indoor incidental services shall be permitted as a component of retail uses. Restaurants and retail food establishments, including fast-food, sit-down or other similar establishments. In association with such use, the Owner shall be permitted to establish and maintain outdoor seating areas in accordance with any approved Preliminary and Final Development Plans. Professional Service Offices, such as medical offices for licensed doctors or chiropractors, urgent care, dental office, legal office, optometrist, accountant, or other similar professional service-based offices with the determination of what constitutes a similar professional office being made by the City Manager. Service facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager. Bulk Regulations/Landscaping/Parking: Setbacks, building lines, site coverage, building dimension limitations, height restrictions, parking, landscaping and other similar restrictions and regulations shall meet those standards as set forth in the “PD-C” District of the UDO. Page 7 of 8  Exhibit C Staff Comments 1. Prior to a building permit being issued for the site, the following items should be addressed to the satisfaction of City Staff. a. Final Plat shall be submitted in a form that is in compliance with the UDO and the Preliminary/Final Plan and shall be approved by the City Manager with no further review by the Planning and Zoning Commission or City Council. b. A photometric plan should be submitted meeting the requirements of Article 10.05 of the UDO. c. Add the number of required parking space to the Cover Sheet (1 of 10) based upon the UDO requirements and as stated in the staff report. d. Provide a detail of the trash enclosure meeting the requirements of the UDO. e. The watermain layout shall be approved by the City Engineer and Director of Utilities and Transportation. 2. The following comments from the Kishwaukee Water Reclamation District shall be addressed prior to a building permit being issued. a. A sampling manhole is to be installed on the sanitary service. b. Provide an estimated water usage so the KWRD can determine the applicable connection fee. c. Provide plumbing drawings for the grease trap review. Page 8 of 8  EXHIBIT A BENCHMARK INFORMATION SITEPLAN DATE REVISIONS OF ISAAC EXECUTIVE SUITES REVISION DEKALB, ILLINOIS DESIGNED BY: DRAWN BY: SURVEYED BY: BOOK NO.: 2675 SYCAMORE ROAD DEVELOPMENT, LLC MAG DJV 2020 ph: 815.288.2261 wendler engineering services, inc. civil structural surveying www.wendlergs.com IlinoisProfessionalDesignFirmNo.184-000848 OWNER ENGINEER INDEX OF SHEETS BUILDING INFORMATION AREA OF SITE 2675 SYCAMORE ROAD DEVELOPMENT, LLC ZONING PARKING SUMMARY ISAAC EXECUTIVE SUITES SURROUNDING ZONING SITE SITE COVERAGE SITEPLAN LEGAL DESCRIPTION OF FOR LEGEND TOPOGRAPHIC SURVEY LOCATION MAP CITY OF DEKALB PROPOSED F:\2014Jobs\2140094\CIVIL\site-2140094.dwg, 3/30/2020 9:33:48 AM, DJV SHEET TITLE COVER SHEET JOB NUMBER UTILITY NOTE 2140094 OPERATES 24 Hours CALL JULIE 1-800-892-0123 365 Days WITH THE FOLLOWING: COUNTY ___________________________________ DATE CITY-TOWNSHIP ____________________________ 03/30/2020 SEC. & 1/4 SEC. NO.# _________________________ 48 Hours Before You Dig. SHEET NO. EXCLUDING SAT., SUN., & HOLIDAYS 1 of 10  GENERAL NOTES DATE REVISIONS 1) ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE STANDARD SPECIFICATIONS FOR ROAD 24) SAWCUTS SHALL BE REQUIRED FOR ALL PAVEMENT, SIDEWALK AND CURB REMOVED AND BRIDGE CONSTRUCTION ADOPTED JANUARY 1, 2016 BY THE ILLINOIS DEPARTMENT OF ADJACENT TO EXISTING PAVEMENT, SIDEWALK TRANSPORTATION, THE STANDARD SPECIFICATIONS FOR WATER & SEWER MAIN CONSTRUCTION IN AND CURB AND SHALL BE CONSIDERED INCIDENTAL. ILLINOIS, LATEST ADDITION, AND THE CITY OF DEKALB CODES AND ORDINANCES. 25) CONTRACTOR TO VERIFY LOCATION OF DOWNSPOUTS WITH ARCHITECTURAL PLANS PRIOR 2) THE CONTRACTOR SHALL TAKE WHATEVER PRECAUTIONS WHICH MAY BE NECESSARY TO TO INSTALLATION OF COLLECTION TILE. PROTECT THE PROPERTY OF THE VARIOUS PUBLIC UTILITIES WHICH MAY BE LOCATED UNDERGROUND OR ABOVE GROUND, AT OR ADJACENT TO THE SITE OF THIS IMPROVEMENT. 26) A 4" AGGREGATE BASE COURSE TYPE B SHALL BE PROVIDED UNDER ALL CURB & GUTTER. NEEDED ADJUSTMENTS OF THESE FACILITIES SHALL BE COORDINATED BY THE CONTRACTOR AND THE RESPECTIVE UTILITY COMPANIES IF SO REQUIRED. THE OWNER SHALL BE SAVED HARMLESS 27) BEDDING, HAUNCHING, AND INITIAL BACKFILL SHALL BE PEA GRAVEL OR CA-7 AND FINAL REVISION AND CARE SHALL BE EXERCISED SO AS NOT TO DISRUPT OR DESTROY THE SERVICES PROVIDED BACKFILL SHALL BE CA-7 AND WITHIN THE TOP 6" OF THE TOP OF SUBGRADE SHALL BE CA-6 FOR BY THESE UTILITIES. THE CONTRACTOR WILL BE REQUIRED TO REPAIR OR REPLACE ANY PUBLIC PIPE IN THE R.O.W. UNDER PAVEMENT. UTILITY PROPERTY WHICH HAS BEEN DAMAGED THROUGH HIS/HER EFFORTS. THE PROCEDURE AND SPECIFICATIONS OF REPAIR WILL BE IN ACCORDANCE WITH THE REGULATIONS AND/OR POLICY 28) THE CONTRACTOR SHALL MARK ALL SEWERS CROSSED WHEN EXCAVATING ON SITE. ALL DESIGNED BY: SURVEYED BY: OF THE UTILITY. SEWERS CROSS THAT ARE IN WORKING CONDITION SHALL BE RECONNECTED AND MADE OPERABLE DRAWN BY: BOOK NO.: TO THE SAME CONDITION THEY WERE IN PRIOR TO CONSTRUCTION. 3) THE CONTRACTOR SHALL CONTACT AND COORDINATE HIS ACTIVITIES WITH THE UTILITIES BY MAG DJV CONTACTING: JULIE - 800/892-0123. 29) EXISTING UNDERGROUND UTILITIES THAT ARE BEING ABANDONED IN PLACE SHALL BE PLUGGED AND SEALED WATER TIGHT. 4) THE CONTRACTOR SHALL VERIFY UTILITY LOCATIONS AND BE FAMILIAR WITH THE UTILITY LAYOUT OF THIS PROJECT AND STANDARD CONSTRUCTION PROCEDURES AND PRACTICES PRIOR 30) ANY DAMAGED PAVEMENT IN THE R.O.W. SHOULD BE REPLACED IN-KIND. TO BUILDING. ph: 815.288.2261 wendler engineering services, inc. 5) THE AGGREGATE BASE COURSE, TYPE B, SHALL BE CA-10 OR CA-06. THIS MATERIAL SHALL BE PLACED AND COMPACTED TO THE DIMENSION AS SHOWN ON THE PLANS AS PER SECTION 301 OF civil structural surveying THE STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION. 6) BITUMINOUS MATERIALS PRIME COAT SHALL BE SS-01 MC-30 OR P.E.P. APPLIED AT A RATE OF 0.35 GALLONS PER SQUARE YARD. 7) IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO VERIFY THE CORRECTNESS OF THE UTILITIES PRIOR TO THE START OF CONSTRUCTION BY UNCOVERING EXISTING UNDERGROUND www.wendlergs.com UTILITIES IN ALL LOCATIONS WHERE HE FEELS THE PROPOSED CONSTRUCTION MAY NEED TO BE IlinoisProfessionalDesignFirmNo.184-000848 ALTERED TO PREVENT CONFLICTS IN LINE, GRADE OR WORKING CLEARANCES. 8) ALL WORK ON THE STREETS, PARKING LOTS, SIDEWALKS, WATERMAIN, SANITARY SEWER, AND STORM SEWER SYSTEM SHALL BE PERFORMED IN ACCORDANCE WITH THE STANDARDS IN THE PLANS AND SHALL INCLUDE ALL LABOR, EQUIPMENT AND MATERIALS NECESSARY TO PROVIDE THE OWNER WITH A COMPLETE WORKABLE SYSTEM COMPLYING WITH ALL APPLICABLE CODES. 9) ALL MATERIAL INCORPORATED INTO THE PROJECT FOR SITE DEVELOPMENT OF PARKING, DRIVEWAYS, SIDEWALKS, TRENCH BACKFILL, ETC. SHALL BE PER I.D.O.T. SPECIFICATIONS AS PER THE "STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION" LATEST EDITION. 10) TRENCH BACKFILL OF A GRANULAR MATERIAL SHALL BE USED AT ALL EXCAVATED TRENCH 2675 SYCAMORE ROAD DEVELOPMENT, LLC AREAS THAT ARE TO HAVE SIDEWALK, PARKING, DRIVEWAYS, OR CURB OVER IT. THIS MATERIAL SHALL BE BACKFILLED IN 8" LIFTS AND COMPACTED TO MINIMIZE SETTLEMENT. TRENCH BACKFILL SHALL BE IN ACCORDANCE WITH SECTION 208 OF THE IDOT STANDARD SPECIFICATIONS FOR ROAD & BRIDGE CONSTRUCTION. 11) THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION OF EMPLOYEES IN EXCAVATIONS IN ACCORDANCE WITH THE EXCAVATION STANDARDS ADOPTED BY THE U.S. DEPARTMENT OF LABOR AND O.S.H.A. THE PROTECTION SYSTEMS FOR EXCAVATIONS GREATER THAN 20 FEET IN DEPTH SHALL BE DESIGNED BY A REGISTERED STRUCTURAL ENGINEER OF ILLINOIS AND THE TABULATED DATA AND DESIGN MUST BE AVAILABLE FOR INSPECTION. THIS COST SHALL BE INCLUDED IN THE CONTRACTORS UNIT PRICE BID PER FOOT FOR INSTALLING THE UNDERGROUND UTILITY OF THE SIZE SPECIFIED IN THE PLANS. ISAAC EXECUTIVE SUITES 12) ALL DISTURBED AREAS SHALL BE SEEDED WITH THE APPROPRIATE SEASONAL SEED MIXTURE, FERTILIZED AT A RATE OF 200 LBS/AC IN THE RATIO OF 10:10:10 FOR NITROGEN, PHOSPHOROUS AND POTASSIUM, AND MULCHED PER THE RECOMMENDATIONS OF THE SEED COMPANY. ALL SEEDED AREAS SHALL HAVE THE EXISTING VEGETATION PLUS THE TOP TWO INCHES OF SOIL PREPARED TO THE SATISFACTION OF THE OWNER. 13) ALL PROPOSED SPOT ELEVATIONS ARE TO FINISHED PAVEMENT, UNLESS NOTED OTHERWISE. 14) ALL PARKING SPACES AND DIAGONALS SHALL BE PAINTED WITH A 4" YELLOW PAVEMENT SITEPLAN MARKING LINE. 15) TRUCKS AND MIXER TRUCKS WILL BE ALLOWED TO OPERATE ON THE SUBGRADE; HOWEVER, SHOULD SUBGRADE SHOW ANY SIGN OF DISTRESS, ALL OPERATIONS WILL CEASE UNTIL THESE ITEMS ARE CORRECTED TO THE SATISFACTION OF THE ENGINEER. ANY SUBGRADE DISTRESSED BY FOR TRUCKS AND MIXER TRUCKS SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. NO ADDITIONAL COMPENSATION WILL BE ALLOWED. OF 16) THE PRIME CONTRACTOR SHALL REQUEST FROM THE ENGINEER OR OWNER A COPY OF THE CONSTRUCTION DRAWINGS WHICH IS TO BE DESIGNATED AND USED SOLEY BY THE CONTRACTOR FOR THE PURPOSE OF RECORDING THE "AS-BUILT" LOCATIONS AND ELEVATIONS OF THE IMPROVEMENTS. PRIOR TO THE BEGINNING OF ANY SITE WORK, THE CONTRACTOR SHALL REQUEST A PRECONSTRUCTION MEETING WITH THE OWNER TO DISCUSS THE EXTENT OF WHAT IS REQUIRED TO BE SHOWN ON THE POST CONSTRUCTION PLANS. AT A MINIMUM, THE CONTRACTOR SHALL RETURN THE POST CONSTRUCTION DRAWINGS TO THE OWNER AT THE END OF THE PROJECT WITH THE RECORDED "AS-BUILT" INFORMATION INDICATED ON THE PLANS. THE CONTRACTOR SHALL PROVIDE TO THE OWNER, IN A FORMAT APPROVED BY THE ENGINEER AND OWNER, THE FOLLOWING INFORMATION: (AT A MINIMUM) - DISTANCES MEASURED FROM LOT CORNERS, AND/OR LOT LINES TO UNDERGROUND UTILITIES INCLUDING, BUT NOT LIMITED TO, STORM SEWER, DRAIN TILES, WATER MAIN, SANITARY SEWER MAIN AND THEIR ASSOCIATED TAPS AND SERVICE LATERALS. ALSO ANY CHANGES IN DIMENSIONS FROM THE CONSTRUCTION DRAWINGS SHOULD BE NOTED. 17) CONTRACTOR SHALL REMOVE ALL SURPLUS SATISFACTORY SOIL AND WASTE MATERIAL FROM THE SITE AND LEGALLY DISPOSE OF IT. 18) ALL LANDSCAPED AREAS SHALL HAVE A MINIMUM OF 4" OF TOPSOIL. 19) THE CONTRACTOR SHALL PROVIDE THE NECESSARY LABOR AND EQUIPMENT TO PROPERLY INSTALL THE SIGNAGE AND PAVEMENT MARKINGS AS INDICATED IN THE DRAWINGS, IN ACCORDANCE WITH THE MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES, LATEST EDITION. 20) ALL STORM SEWER SHALL BE REINFORCED CONCRETE PIPE CLASS IV CONFORMING TO ASTM DESIGNATION C76, UNLESS OTHERWISE NOTED. CONCRETE PIPE JOINTS SHALL CONFORM TO ALL STORM SEWER ASTM C-443 FOR FLEXIBLE GASKET. FITTINGS (BENDS, TEES, CAPS, ETC.) SHALL BE INCLUDED IN THE COST OF THE STORM SEWER AS SPECIFIED. F:\2014Jobs\2140094\CIVIL\site-2140094.dwg, 3/30/2020 9:33:49 AM, DJV 21) SILTATION FENCE SHALL BE INSTALLED AS PRUDENT AND NECESSARY TO PROVIDE SHEET TITLE TEMPORARY EROSION CONTROL. 22) SITE GRADING: SLOPE GRADES TO DIRECT WATER AWAY FROM BUILDINGS AND TO PREVENT PONDING. FINISH SUBGRADES TO REQUIRED ELEVATIONS WITHIN THE FOLLOWING TOLERANCES: GENERAL 1. LAWN OR UNPAVED AREAS: PLUS OR MINUS 0.10 FOOT (30 MM). 2. 3. WALKS: PLUS OR MINUS 0.10 FOOT (30 MM). PAVEMENTS: PLUS OR MINUS ½ INCH (13 MM). NOTES 23) THE LOCATION OF SOME EXISTING UNDERGROUND UTILITY LINES ARE SHOWN ON THE BASIS OF INFORMATION FURNISHED BY OTHERS AND THE ENGINEER DOES NOT WARRANT OR GUARANTEE THIS INFORMATION. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO VERIFY THE JOB NUMBER CORRECTNESS OF THE UTILITIES PRIOR TO THE START OF CONSTRUCTION BY UNCOVERING UNDERGROUND UTILITIES IN ALL LOCATIONS WHERE HE FEELS THE PROPOSED CONSTRUCTION 2140094 MAY NEED TO BE ALTERED TO PREVENT CONFLICTS IN LINE, GRADE OR WORKING CLEARANCES. DATE 03/30/2020 SHEET NO. 2 of 10 F:\2014Jobs\2140094\CIVIL\site-2140094.dwg, 3/30/2020 9:33:51 AM, DJV OAKLAND DRIVE SYC AMO RE RO AD (RT E. 23) W S N E DESIGNED BY: SITEPLAN MAG REVISIONS EXISTING DRAWN BY: REVISION DATE OF DJV DATE & ISAAC EXECUTIVE SUITES SURVEYED BY: 2140094 SHEET NO. 03/30/2020 wendler engineering services, inc. FOR civil structural surveying JOB NUMBER BOOK NO.: SHEET TITLE DEMO www.wendlergs.com ph: 815.288.2261 3 of 10 2675 SYCAMORE ROAD DEVELOPMENT, LLC IlinoisProfessionalDesignFirmNo.184-000848 F:\2014Jobs\2140094\CIVIL\site-2140094.dwg, 3/30/2020 9:33:54 AM, DJV OAKLAND DRIVE SYC AMO RE RO AD (RT E. 23) W S N E DESIGNED BY: SITEPLAN MAG REVISIONS DRAWN BY: REVISION DATE OF DJV DATE ISAAC EXECUTIVE SUITES SURVEYED BY: 2140094 SHEET NO. 03/30/2020 wendler engineering services, inc. FOR civil structural surveying JOB NUMBER BOOK NO.: LAYOUT SHEET TITLE www.wendlergs.com ph: 815.288.2261 4 of 10 2675 SYCAMORE ROAD DEVELOPMENT, LLC IlinoisProfessionalDesignFirmNo.184-000848 F:\2014Jobs\2140094\CIVIL\site-2140094.dwg, 3/30/2020 9:33:56 AM, DJV OAKLAND DRIVE SYC AMO RE RO AD (RT E. 23) W S N E DESIGNED BY: SITEPLAN MAG REVISIONS DRAWN BY: REVISION DATE UTILITY OF DJV DATE ISAAC EXECUTIVE SUITES SURVEYED BY: 2140094 SHEET NO. 03/30/2020 wendler engineering services, inc. FOR civil structural surveying JOB NUMBER BOOK NO.: PLAN SHEET TITLE www.wendlergs.com ph: 815.288.2261 5 of 10 2675 SYCAMORE ROAD DEVELOPMENT, LLC IlinoisProfessionalDesignFirmNo.184-000848 F:\2014Jobs\2140094\CIVIL\site-2140094.dwg, 3/30/2020 9:33:59 AM, DJV OAKLAND DRIVE SYC AMO RE RO AD (RT E. 23) W S N E DESIGNED BY: SITEPLAN MAG REVISIONS DRAWN BY: REVISION DATE GRADING OF DJV DATE ISAAC EXECUTIVE SUITES SURVEYED BY: 2140094 SHEET NO. 03/30/2020 wendler engineering services, inc. FOR civil structural surveying JOB NUMBER BOOK NO.: SHEET TITLE PLAN www.wendlergs.com ph: 815.288.2261 6 of 10 2675 SYCAMORE ROAD DEVELOPMENT, LLC IlinoisProfessionalDesignFirmNo.184-000848 F:\2014Jobs\2140094\CIVIL\site-2140094.dwg, 3/30/2020 9:34:02 AM, DJV RIGID PIPE BEDDING WATER AND SEWER HANDICAP PARKING STALL & EXCAVATION DETAIL SEPARATION REQUIREMENTS HANDICAP PARKING SIGNAGE ACCESSIBILITY GENERAL NOTES SECTION TYPICAL SECTION INLET 2'x3' HANDICAP PAVEMENT HMA PAVEMENT SIDEWALK TYPE SPECIAL MARKING DETAIL PLAN DESIGNED BY: SITEPLAN MAG REVISIONS DRAWN BY: REVISION DATE OF DJV DATE ISAAC EXECUTIVE SUITES SURVEYED BY: 2140094 SHEET NO. 03/30/2020 wendler engineering services, inc. FOR civil structural surveying JOB NUMBER BOOK NO.: DETAILS SHEET TITLE www.wendlergs.com ph: 815.288.2261 7 of 10 2675 SYCAMORE ROAD DEVELOPMENT, LLC IlinoisProfessionalDesignFirmNo.184-000848  DATE 870 870 REVISION 865 865 MAG DJV 860 860 ph: 815.288.2261 855 855 850 850 www.wendlergs.com Illinois Professional Design Firm No. 184-000848 845 845 PROPOSED 6" WATERMAIN PROFILE OF FOR *NOTE- SUMP DEPTH OF 36" MIN. FOR < OR= 12" DIAM. OUTLET. FOR OUTLETS >OR= 15", DEPTH = 2.5-3X DIAM. F:\2014Jobs\2140094\CIVIL\site-2140094.dwg, 3/31/2020 9:33:25 AM, DJV DETAILS 2140094 03/30/2020 8 of 10 F:\2014Jobs\2140094\CIVIL\site-2140094.dwg, 3/30/2020 9:34:06 AM, DJV OAKLAND DRIVE SYC AMO RE RO AD (RT E. 23) W S N E DESIGNED BY: SITEPLAN MAG REVISIONS EROSION DRAWN BY: REVISION DATE OF DJV DATE CONTROL ISAAC EXECUTIVE SUITES SURVEYED BY: 2140094 SHEET NO. 03/30/2020 wendler engineering services, inc. FOR civil structural surveying JOB NUMBER BOOK NO.: SHEET TITLE www.wendlergs.com ph: 815.288.2261 9 of 10 PLAN 2675 SYCAMORE ROAD DEVELOPMENT, LLC IlinoisProfessionalDesignFirmNo.184-000848  I.Site Description: 4.Approved State or Local Laws: II.Controls: DATE A. Provide a description of the project location (include latitude and longitude): The managementpractices, controls and provisions contained in this plan will be in accordancewith IDOT SITE ADDRESS: SW quadrant of the intersection of Oakland Drive and Il. Rte. This section of the plan addressesthe controls that will be implementedfor each of the major construction REVISIONS specifications,which are at least as protective as the requirementscontained in the Illinois Environmental 23, DeKalb, IL activities described in I.C. above and for all use areas, borrow sites, and waste sites. For each measure ProtectionAgency'sIllinois Urban Manual. Proceduresand requirementsspecified in applicablesedimentand LAT: 41°57'27"N LONG: 88°43'19"W discussed,the Contractorwill be responsiblefor its implementationas indicated. The Contractorshall provide erosion site plans or storm water management plans approved by local officials shall be described or B. Provide a description of the construction activity which is the subject of this plan: to the Owner a plan for the implementationof the measuresindicated. The Contractor,and subcontractors, incorporatedby referencein the space provided below. Requirementsspecified in sediment and erosion site will notify the Owner of any proposed changes, maintenance,or modificationsto keep constructionactivities THE PROJECT WILL INCLUDE THE REMOVAL OF THE EXISTING PARKING LOT AND CLEARING OF THE with the Permit ILR10. Each such Contractorhas signed the required certificationon forms which plans, site permits, storm water managementsite plans or site permits approved by local officials that are compliant SITE. FOLLOWED BY SITE GRADING, INSTALLATION OF THE BUILDING FOUNDATION, UNDERGROUND applicableto protectingsurface water resourcesare upon submittal of an NOI, to be authorizedto discharge are attached to, and are a part of, this plan: UTILITIES, AGGREGATE BASE COURSE, CURB & GUTTER, HMA PAVEMENT AND SEEDING. under the Permit ILR10 incorporatedby referenceand are enforceableunder this permit even if they are not specifically included in the plan. C. Provide the estimated duration of this project: A. Erosion and Sediment Controls 1.Stabilized Practices: Provided below is a description of interim and permanent stabilization THE PROJECT IS ESTIMATED TO BE COMPLETED BY AUGUST, 2021 Descriptionof proceduresand requirementsspecified in applicablesediment and erosion site plans or storm practices,including site specific schedulingof the implementationof the practices. Site plans will ensure that water management plans approved by local officials: existing vegetation is preserved where attainable and disturbed portions of the site will be stabilized. Stabilizationpractices may include but are not limited to: temporaryseeding, permanentseeding, mulching, REVISION D. The total area of the constructionsite is estimatedto be 2.9 acres.Thetotal area of the site estimatedto 5.ContractorRequired Submittals: Prior to conductingany professionalservices at the site covered by this plan, the be disturbed by excavation, grading or other activities 2.5 is acres. geotextiles,sodding, vegetativebuffer strips, protectionof trees, preservationof mature vegetation,and other Contractorand each subcontractorresponsiblefor compliancewith the permit shall submit to the Owner a Contractor appropriatemeasures. Except as provided below in II(A)(1)(a) and II(A)(3), stabilizationmeasures shall be Certification Statement, BDE 2342a. E. The following is a weightedaverage of the runoff coefficientfor this project after constructionactivities are initiated as soon as practicable in portions of the site where construction activities have temporarily or completed: permanentlyceased, but in no case more than seven (7) days after the constructionactivity in that portion of a. The Contractor shall provide a constructionschedule containing an adequate level of detail to show the site has temporarilyor permanentlyceases on all disturbedportions of the site where constructionwill not SURVEYED BY: ESTIMATED RUNOFF C=0.71 DESIGNED BY: major activities with implementation of pollution prevention BMPs, including the following items: DRAWN BY: BOOK NO.: occur for a period of fourteen (14) or more calendar days.Wherethe initiation of stabilizationmeasuresby the · Approximate duration of the project, including each stage of the project seventh day after construction activity temporarily or permanently ceases is precluded by snow cover, · Rainy season, dry season, and winter shutdown dates F. List all soils found within project boundaries. Include map unit name, slope information, and erosivity: stabilization measures shall be initiated as soon as practicable thereafter. · Temporary stabilization measures to be employed by contract phases MAG DJV SOIL NAME KF T FACTOR · Mobilization timeframe 356A ELPASO SILTY CLAY LOAM .24 5 The following stabilization practices will be used for this project: · Mass clearing and grubbing/roadside clearing dates Preservation of Mature Vegetation Erosion Control Blanket / Mulching · Deployment of Erosion Control Practices Vegetated Buffer Strips Sodding · Deployment of Sediment Control Practices (including stabilized construction entrances/exits) 348B WINGATE SILT LOAM .37 5 · Deployment of Construction Site Management Practices (including concrete washout facilities, chemical storage, Protection of Trees Geotextiles refueling locations, etc.) Temporary Erosion Control Seeding Other (specify) · Paving, saw-cutting, and any other pavement related operations ph: 815.288.2261 Temporary Turf (Seeding, Class 7) Other (specify) · Major planned stockpiling operations wendler engineering services, inc. Temporary Mulching Other (specify) · Timeframe for other significant long-term operations or activities that may plan non-storm water discharges such Permanent Seeding Other (specify) as dewatering, grinding, etc. · Permanent stabilization activities for each area of the project civil structural surveying G. Provide an aerial extent of wetland acreage at the site: Describe how the stabilization practices listed above will be utilized during construction: - b. The Contractor and each subcontractorshall provide, as an attachment to their signed Contractor Certification The contractor will perform this work in accordance with the Standard Specificationsfor Road & Bridge Statement, a discussionof how they will comply with the requirementsof the permit in regard to the following items and construction,Adopted by IDOT and provisionsincluded in NPDES Permit No. ILR10 issued by the IEPA for provide a graphical representation showing location and type of BMPs to be used when applicable: H. Provide a description of potentially erosive areas associated with this project: storm water discharges from construction site activity. · Vehicle Entrances and Exits - Identify type and location of stabilized construction entrances and exits to be used ALL AREAS DISTURBED BY CONSTRUCTION. Describe how the stabilizationpractices listed above will be utilized after constructionactivities have been and how they will be maintained. · Material Delivery, Storage and Use - Discuss where and how materials including chemicals, concrete curing www.wendlergs.com completed: compounds, petroleum products, etc. will be stored for this project. IlinoisProfessionalDesignFirmNo.184-000848 I. The following is a descriptionof soil disturbingactivities by stages, their locations,and their erosive factors · Stockpile Management - Discuss what BMPs will be used to prevent pollution of storm water from stockpiles. (e.g. steepness of slopes, length of slopes, etc): THE OWNER OR HIS REPRESENTATIVEWILL CONTINUETO MONITOR THE PROJECT LIMITS AND · Waste Disposal - Discuss methods of waste disposal that will be used for this project. STAGE 1 - DEMOLITION AND REMOVAL OF EXISING PARKING LOT. WILL PURSUE CORRECTIVE MEASURES, IF NECESSARY. · Spill Prevention and Control - Discuss steps that will be taken in the event of a material spill (chemicals, concrete STAGE 2 - SITE GRADING curing compounds, petroleum, etc.) STAGE 3 - EXCAVATION FOR BUILDING FOUNDATION AND UNDERGROUND UTILITIES. 2.Structural Practices:Provided below is a description of structural practices that will be implemented, to · Concrete Residuals and Washout Wastes - Discuss the location and type of concrete washout facilities to be used STAGE 4 - FINAL GRADING & SEEDING the degree attainable, to divert flows from exposed soils, store flows or otherwise limit runoff and the on this project and how they will be signed and maintained. discharge of pollutants from exposed areas of the site. Such practices may include but are not limited to: · Litter Management - Discuss how litter will be maintained for this project (education of employees, number of perimeter erosion barrier, earth dikes, drainage swales, sediment traps, ditch checks, subsurfacedrains, pipe dumpsters, frequency of dumpster pick-up, etc.). slope drains, level spreaders, storm drain inlet protection, rock outlet protection, reinforced soil retaining · Vehicle and Equipment Fueling - Identify equipment fueling locations for this project and what BMPs will be used J. See the erosion control plans and/or drainage plans for this contract for informationregarding drainage systems, gabions, and temporary or permanentsediment basins. The installationof these devices may be to ensure containment and spill prevention. patterns, approximateslopes anticipated before and after major grading activities, locations where vehicles subject to Section 404 of the Clean Water Act. · Vehicle and Equipment Cleaning and Maintenance - Identify where equipment cleaning and maintenance locations for this project and what BMPs will be used to ensure containment and spill prevention. enter or exit the site and controls to prevent offsite sediment tracking (to be added after contractoridentifies · Additional measures indicated in the plan. locations),areas of soil disturbance,the location of major structuraland non-structuralcontrols identifiedin the The following structural practices will be used for this project: plan, the location of areas where stabilization practices are expected to occur, surface waters (including Perimeter Erosion Barrier Rock Outlet Protection III.Maintenance: 2675 SYCAMORE ROAD DEVELOPMENT, LLC wetlands) and locations where storm water is discharged to surface water including wetlands. Temporary Ditch Check Riprap When requestedby the Contractor,the Owner will provide general maintenanceguides to the Contractorfor Storm Drain Inlet Protection Gabions the practices associated with this project. The following additional procedureswill be used to maintain, in K. Identify who owns the drainage system (municipality or agency) this project will drain into: Sediment Trap Slope Mattress good and effective operating conditions, the vegetation, erosion and sediment control measures and other CITY OF DEKALB Temporary Pipe Slope Drain Retaining Walls protective measures identified in this plan. It will be the Contractor'sresponsibilityto attain maintenance Temporary Sediment Basin Slope Walls guidelines for any manufactured BMPs which are to be installed and maintained per manufacture's Temporary Stream Crossing Concrete Revetment Mats specifications. L. The followingis a list of receivingwater(s) and the ultimate receivingwater(s) for this site. The location of Stabilized Construction Exits Level Spreaders the receiving waters can be found on the erosion and sediment control plans: Turf Reinforcement Mats Other (specify) IV.Inspections: Permanent Check Dams Other (specify) Qualified personnel shall inspect disturbed areas of the constructionsite which have not yet been finally SOUTH BRANCH OF THE KISHWAUKEE RIVER Permanent Sediment Basin Other (specify) stabilized, structural control measures,and locations where vehicles and equipment enter and exit the site Aggregate Ditch Other (specify) using IDOT Storm Water Pollution Prevention Plan Erosion Control Inspection Report (BC 2259). Such M. Describeareas of the site that are to be protectedor remain undisturbed. These areas may include steep Paved Ditch Other (specify) inspectionsshall be conductedat least once every seven (7) calendar days and within twenty-four(24) hours slopes, highly erodible soils, streams, stream buffers, specimen trees, natural vegetation,nature preserves, of the end of a storm that is 0.5 inch or greater or equivalent snowfall. etc. Describe how the structural practices listed above will be utilized during construction: ISAAC EXECUTIVE SUITES If any violation of the provisionsof this plan is identified during the conduct of the constructionwork covered Do not disturb areas outside of project limits. THE CONTRACTOR WILL PERFORM THIS WORK IN ACCORDANCE WITH THE STANDARD by this plan, the Owner shall notify the appropriate IEPA Field Operations Section office by email at: SPECIFICATIONSFOR ROAD & BRIDGE CONSTRUCTION,ADOPTED BY IDOT AND PROVISIONS epa.swnoncomp@illinois.gov , telephoneor fax within twenty-four(24) hours of the incident. The Owner shall N. The following sensitive environmentalresources are associated with this project, and may have the INCLUDED IN THE STORM WATER RUNOFF PERMIT DURING CONSTRUCTION. then completeand submit an “Incidenceof Non-Compliance”(ION) report for the identifiedviolation within five potential to be impacted by the proposed development: (5) days of the incident. The Owner shall use forms provided by IEPA and shall include specific information Floodplain Describe how the structural practices listed above will be utilized after construction activities have been on the cause of noncompliance,actions which were taken to prevent any further causes of noncompliance, Wetland Riparian completed: Threatened and Endangered Species and a statement detailing any environmentalimpact which may have resulted from the noncompliance. All Historic Preservation303(d) Listed receiving waters for suspended solids, turbidity, or siltation reports of non-complianceshall be signed by a responsibleauthority in accordancewith Part VI. G of the THE OWNER/DEVELOPER WILL CONTINUETO MONITOR THE PROJECT LIMITS AND WILL PURSUE Permit ILR10. Receiving waters with Total Maximum Daily Load (TMDL) for sediment, total suspended solids, turbidity or siltation CORRECTIVE MEASURES, IF NECESSARY Applicable Federal, Tribal, State or Local Programs Other The Incidence of Non-Complianceshall be mailed to the following address:IllinoisEnvironmentalProtection 1. 303(d) Listed receiving waters (fill out this section if checked above): 3.Storm Water Management: Provided below is a descriptionof measuresthat will be installed during the Agency SITEPLAN constructionprocessto control pollutantsin storm water dischargesthat will occur after constructionoperations Division of Water Pollution Control a. The name(s) of the listed water body, and identification of all pollutants causing impairment: have been completed. The installationof these devices may be subject to Section 404 of the Clean Water Attn: Compliance Assurance Section Act. 1021 North Grand East b. Provide a description of how erosion and sediment control practices will prevent a discharge of sediment a. Such practices may include but are not limited to: storm water detention structures(including wet Post Office Box 19276 resulting from a storm event equal to or greater than a twenty-five (25) year, twenty-four (24) hour rainfall event: ponds), storm water retention structures, flow attenuation by use of open vegetated swales and natural Springfield, Illinois 62794-9276 depressions, infiltration of runoff on site, and sequential systems (which combine several practices). FOR c. Provide a description of the location(s) of direct discharge from the project site to the 303(d) water body: The practices selected for implementationwere determinedon the basis of the technical guidancein Chapter V.Failure to Comply: Failure to comply with any provisions of this Storm Water Pollution Prevention Plan will result in the OF d. Provide a description of the location(s) of any dewatering discharges to the MS4 and/or water body: 41 (ConstructionSite Storm Water Pollution Control) of the IDOT Bureau of Design and EnvironmentManual. implementation of a National Pollutant Discharge Elimination System/Erosion and Sediment Control Deficiency 2. TMDL (fill out this section if checked above) If practices other than those discussed in Chapter 41 are selected for implementationor if practices are Deduction against the Contractor and/or penalties under the Permit ILR10 which could be passed on to the applied to situationsdifferent from those covered in Chapter 41, the technical basis for such decisionswill be Contractor. a. The name(s) of the listed water body: explained below. b. Provide a descriptionof the erosion and sedimentcontrol strategy that will be incorporatedinto the site design b.Velocitydissipationdevices will be placed at dischargelocations and along the length of any outfall that is consistent with the assumptions and requirements of the TMDL: channel as necessaryto provide a non-erosivevelocity flow from the structure to a water course so that the natural physical and biologicalcharacteristicsand functionsare maintainedand protected(e.g. maintenanceof c. If a specific numeric waste load allocationhas been establishedthat would apply to the project's discharges, hydrologicconditionssuch as the hydroperiodand hydrodynamicspresent prior to the initiation of construction provide a description of the necessary steps to meet that allocation: activities). O. The following pollutants of concern will be associated with this construction project: Description of storm water management controls: Soil Sediment Petroleum (gas, diesel, oil, kerosene, hydraulic oil / fluids) - Concrete Antifreeze / Coolants Concrete Truck Waste Waste water from cleaning construction equipment Concrete Curing Compounds Other (specify) Solid Waste Debris Other (specify) Paints Other (specify) Solvents Other (specify) Fertilizers / Pesticides Other (specify) This plan has been prepared to comply with the provisions of the NPDES Permit Number ILR10, issued by the Illinois Environmental Protection Agency for storm water discharges from Construction Site Activities. I certify under penalty of law that this document and all attachments were prepared under my direction or supervision in accordance with a system designed to assure that qualified personnel properly gathered and evaluated the information submitted. Based on my inquiry of the person or persons who manage the system, or those persons directly responsible for gathering the information, the information submitted is, to the best of my knowledge and belief, true, accurate and complete. I am aware that there are significant penalties for submitting false information, including the possibility of fine and imprisonment for knowing violations. Owners Name Owners Signature Owners Title Date F:\2014Jobs\2140094\CIVIL\site-2140094.dwg, 3/30/2020 9:34:08 AM, DJV NOTE: SHEET TITLE THE SWPPP & NOI PERMIT SHALL BE This certification statement is part of the Storm Water Pollution Prevention Plan for the project described below, PLAN VIEW in accordance with General NPDES Permit No. ILR10 issued by the Illinois Environmental Protection Agency. STORED ON SITE IN A WATER TIGHT BOX. I certify under penalty of law that I understand the terms of the general National Pollutant Discharge Elimination System (NPDES) permit (ILR 10) that authorizes the storm water discharges associated with industrial activity from the construction site identified as part of this certification. EROSION In addition, I have read and understand all of the information and requirements stated in the Storm Water Pollution Prevention Plan for the above mentioned project; I have provided all documentation required to be in compliance with the ILR10 and Storm Water Pollution Prevention Plan and will provide timely updates to these CONTROL documents as necessary. Contractor Sub-Contractor LINER ANCHOR JOB NUMBER 2140094 Print Name Signature STRAW BALE ANCHOR SECTIONS DATE Title Date 03/30/2020 Name of Firm Telephone SHEET NO. SIGN DETAIL STABILIZED CONSTRUCTION ENTRANCE CONCRETE WASHOUT DETAIL 10 of 10 RECEIVED 4-24-20 RECEIVED 4-24-20 0 1 2 3 4 5 6 OAKLAND 1 DRIVE Site to Place, Inc. 2 847 South Randall Road, #406 Elgin, Illinois 60123 E Phone: (847) 899-8834 Fax: (507) 540-3055 www.sitetoplace.com 3 CONSULTANTS: x x SEAL(S): D x 1 L101 TREE PROTECTION FENCING, TYPICAL EXISTING CREEK, TYPICAL EXISTING TREES TO BE x PRESERVED, TYPICAL DEAD EXISTING TREES TO BE PREPARED FOR: REMOVED, TYPICAL PROPERTY LINE / PROJECT Wendler BOUNDARY, TYPICAL EXISTING CREEK, TYPICAL Engineering ) Services, Inc. . 23 Dixon, Illinois (RT E OR E R OA PROJECT NAME: C D Isaac Executive SYC AM Suites at 2675 Sycamore Road Site and Landscape Note: 1. Fence to protect root zone Improvements of the existing trees from DeKalb, Illinois compaction, damage to roots and injury to trees. Materials, PROJECT NO.: 018-002 equipment and vehicles shall not be stored inside protection ISSUED: FOR CITY REVIEW fencing. DATE: 04/17/2020 2. After trees are safely fenced REVISIONS: nothing is to be raked out, cut, planted, stored, or disturbed inside the fence without written permission from the B Landscape Architect. 3.Contractor to maintain all protection fencing in approved condition through written substantial completion for the site and landscape improvements unless noted otherwise. 4. Contractor to remove DRAWN BY: BMS protective fence only after all CHECKED BY: BMS construction work has been finished. Metal fence posts "Tenax Alpi" 4' orange safety fence or approved equal Scale: 1" = 20' NORTH Fence at dripline of existing trees or at edge of proposed improvements within dripline 0' 5' 10' 20' 40' 60' Notes SHEET TITLE: A 1. Basemap information obtained from geometric site, EXISTING VEGETATION grading, and utility plans prepared by Wendler 8' MAX. Engineering Services, Inc. dated 03/30/2020. PRESERVATION AND TREE PROTECTION FENCING REMOVALS PLAN 1 Scale: 1/4" = 1'-0" TREE-PROT-FENC PRELIMINARY DRAWING L-101 NOT FOR CONSTRUCTION c 2020 Site to Place, Inc. 1 2 3 4 5 3 6 2 1 0 0 1 2 3 4 5 6 APPROXIMATE SEED LIMIT LINE, SEED OAKLAND TO THE LIMITS OF CONSTRUCTION 1 DRIVE DISTURBANCE, TYPICAL RECONDITION EXISTING TURF AS NECESSARY TO PROVIDE AN EVEN AND CONSISTENT LAWN Site to Place, Inc. 2 847 South Randall Road, #406 Elgin, Illinois 60123 E Phone: (847) 899-8834 Fax: (507) 540-3055 TURF www.sitetoplace.com 3 TURF CONSULTANTS: SEAL(S): 2-LONDON PLANE TREE TURF EXISTING TREES, TYPICAL 3-HACKBERRY D 8-SEA GREEN JUNIPER 1-LONDON PLANE TREE TURF 4-SIENNA GLEN MAPLE EXISTING CREEK, DETENTION BASIN TYPICAL SEED MIX PREPARED FOR: 20-BLUE MUFFIN ARROWWOOD VIBURNUM 4-AUTUMN BLAZE MAPLE Wendler Engineering Services, Inc. RTE Dixon, Illinois . 23 ) D ( 25-LITTLE GRAPETTE DAYLILY MIXED 35-HAPPY RETURNS DAYLILY IN BED OA 1-ACCOLADE ELM 5-BLUE RUG JUNIPER E R PROJECT NAME: 7-BLUE RUG JUNIPER 1-ACCOLADE ELM C OR 1 30-LITTLE GRAPETTE DAYLILY MIXED Isaac Executive 45-HAPPY RETURNS DAYLILY IN BED SYC L104 18-AMBER JUBILEE NINEBARK AM Suites at 2675 TURF 10-SEA GREEN JUNIPER Sycamore Road MULCH, TYPICAL 23-KALLAY'S COMPACT JUNIPER Site and Landscape 5-KENTUCKY COFFEE TREE Improvements 15-LITTLE GRAPETTE DAYLILY MIXED DeKalb, Illinois 20-HAPPY RETURNS DAYLILY IN BED 15-LITTLE GRAPETTE DAYLILY MIXED 1-ACCOLADE ELM PROJECT NO.: 018-002 20-HAPPY RETURNS DAYLILY IN BED 5-BLUE RUG JUNIPER ISSUED: FOR CITY REVIEW 1-ACCOLADE ELM 2-AUTUMN BLAZE MAPLE DATE: 04/17/2020 6-BLUE RUG JUNIPER 13-GRO-LOW SUMAC REVISIONS: TURF TURF B TURF DRAWN BY: BMS DETENTION BASIN TURF CHECKED BY: BMS SEED MIX 1-LONDON PLANE TREE 4-SHINGLE OAK 5-IVORY SILK JAPANESE TREE LILAC 17-GRO-LOW SUMAC 12-GRO-LOW SUMAC 2-SKYLINE HONEYLOCUST Scale: 1" = 20' NORTH Planting Notes 0' 5' 10' 20' 40' 60' SHEET TITLE: A 1. Basemap information obtained from will be made for materials required to seeded and sodded areas, to meet well-rotted hardwood mulch. geometric site, grading, and utility plans complete the work as drawn. applicable codes and jurisdictional agency 8. All plants to be selected and installed prepared by Wendler Engineering Services, 3. Call J.U.L.I.E. prior excavation work. requirements. See Civil Engineering plans. following the American Association of PROPOSED Inc. dated 03/30/2020. Contractor responsible for locating and Place erosion control blanket along all Nurserymen's standards. 2. Contractor responsible for verifying all working around all existing utilities. In slopes greater than 4:1 and in all swales. 9. Refer to specifications for further PLANTING PLAN quantities. Plants and other materials are addition, repair damage to existing utilities 5. All planting beds abutting turf shall have a information, standards and notes. quantified and summarized for the caused by contractor activities at no spade cut planting bed edge unless noted 10. Cultivars may be substituted at the time of L-102 convenience of the Owner and additional cost to the Owner. Any utility otherwise. construction depending upon cultivar jurisdictional agencies only. Quantify and locations shown are approximate only. 6. All existing turf areas disturbed during and/or species availability in the landscape install sufficient quantities to complete the 4. Contractor responsible for all erosion construction shall have new turf installed. nurseries. PRELIMINARY DRAWING work as drawn. No additional payments control and protection in all areas, including 7. All mulch beds shall be 3" deep shredded, NOT FOR CONSTRUCTION c 2020 Site to Place, Inc. 1 2 3 4 5 3 6 2 1 0 0 1 2 3 4 5 6 1 Remove any broken branches, tree bags, and ribbons upon approval of plant Site to Place, Inc. 2 847 South Randall Road, #406 Avoid placing soil on top of the root ball. Elgin, Illinois 60123 E Maintain exposure of root flare. If root flare Phone: (847) 899-8834 Fax: (507) 540-3055 www.sitetoplace.com is not exposed, carefully remove excess soil. Set root ball so that base of root flare is 3 3" to 6" higher than adjacent finish grade CONSULTANTS: (root flare is typically 6" below bud graft union on grafted trees) Mulch, 3" deep in a 6' diameter ring. No mulch shall be placed within 6" of trunk Prepare 3" minimum height saucer around pit for watering Finish grade Flare and roughen sides and edges of Evergreen tree with a strong central leader. planting pit. Pit to be twice as wide as root Do not prune, stake, or wrap unless ball diameter. Backfill pit with planting soil directed to do so. If pruning is required mix. Remove excess excavated DO NOT cut leader on evergreen trees and material from site and dispose of legally See tree planting details for further only prune branches to encourage central Planting soil mix, typical SEAL(S): information on installation, backfill leader growth. Cut and remove all cords, twine, rope, materials, and tree pit size Remove any broken branches, tree bags, wire, burlap, and plastic wrap from and ribbons upon approval of plant around top half of root ball and trunk. If Avoid placing soil on top of the root ball. Maintain exposure of root flare. If root flare root ball is enclosed in a wire basket Maintain exposure of root flare. If root flare is not exposed, carefully remove excess D remove top half of wire basket and fold is not exposed, carefully remove excess soil. Set root ball so that base of root flare remaining points down into the planting pit soil. Set root ball so that base of root flare is 3" to 6" higher than adjacent finish grade Undisturbed subgrade, typical is 3" to 6" higher than adjacent finish grade (root flare is typically 6" below bud graft (root flare is typically 6" below bud graft union on grafted trees) union on grafted trees). Mulch, 3" deep in a 6' diameter ring. No PLANTING-DECIDUOUS / EVERGREEN SHRUB Mulch, 3" deep in a 6' diameter ring. No mulch shall be placed within 6" of trunk Cut and remove all cords, twine, rope, wire, 4 Scale 1/2" = 1'-0" PLNT-SHRB-DECI-EVER PREPARED FOR: mulch shall be placed within 6" of trunk. burlap, and plastic wrap from around top half of root ball and trunk. If root ball is Wendler Prepare 3" minimum height saucer around pit for watering enclosed in a wire basket remove top half Engineering of wire basket and fold remaining points Undisturbed subgrade, typical down into the planting pit Prepare 3" minimum height saucer around Finish grade adjacent to perennial or Services, Inc. 6" Min. Varies-see plan annual bed Dixon, Illinois pit for watering Set plants at same level as grown in 6" Finish grade 2 12:1 Maximum slope container Planting soil mix, typical Mulch, 3" deep, work under branches Finish grade Flare and roughen sides and edges of and leaves. Planting bed to be 2" above planting pit. Pit to be twice as wide as root adjacent finish grade. ball diameter. Backfill pit with planting soil Prepare entire planting bed to a 6" depth mix. Remove excess excavated 8" Min. of planting soil mix material from site and dispose of legally Subgrade, typical PROJECT NAME: C Undisturbed subgrade, typical Note: Root mass of root bound plants in the pots shall be loosened before Isaac Executive planting. Suites at 2675 PLANTING-TREE ON SLOPE CONDITION PLANTING-EVERGREEN TREE PLANTING-ANNUAL AND PERENNIAL Sycamore Road 8 Scale 1/2" = 1'-0" PLNT-TREE-SHAD-SLOPE 6 Scale 1/2" = 1'-0" PLNT-TREE-EVER 3 Scale: 1" = 1'-0" PLNT-ANNU-PERN Site and Landscape Improvements DeKalb, Illinois Finish grade adjacent to perennial or Ornamental multi-stem tree with a minimum 6" Min. Varies-see plan annual bed PROJECT NO.: 018-002 Deciduous tree with a strong central leader. of four to five trunks. Do not prune, stake, Do not prune, stake, or wrap unless Set plants at same level as grown in FOR CITY REVIEW or wrap unless directed to do so. If pruning ISSUED: directed to do so. If pruning is required do container is required do not cut trunks, only prune DATE: 04/17/2020 not cut leader on pyramidal trees and only branches to encourage multi-stem form. Mulch, 1" deep, work under branches prune branches to encourage central Remove any broken branches, tree bags, and leaves. Planting bed to be 2" above REVISIONS: leader growth and ribbons upon approval of plant adjacent finish grade. Remove any broken branches, tree bags, Avoid placing soil on top of the root ball. Prepare entire planting bed to a 6" depth and ribbons upon approval of plant Maintain exposure of root flare. If root flare 6" Min. of planting soil mix Avoid placing soil on top of the root ball. is not exposed, carefully remove excess Subgrade, typical B Maintain exposure of root flare. If root flare soil. Set root ball so that base of root flare Note: Root mass of root bound plants is not exposed, carefully remove excess is 3" to 6" higher than adjacent finish grade in the pots shall be loosened before soil. Set root ball so that base of root flare (root flare is typically 6" below bud graft planting. is 3" to 6" higher than adjacent finish grade union on grafted trees) (root flare is typically 6" below bud graft Mulch, 3" deep in a 6' diameter ring. No PLANTING-GROUNDCOVER union on grafted trees) Mulch, 3" deep in a 6' diameter ring. No mulch shall be placed within 6" of trunk. Cut and remove all cords, twine, rope, 2 Scale: 1" = 1'-0" PLNT-GRND mulch shall be placed within 6" of trunk wire, burlap, and plastic wrap from around Cut and remove all cords, twine, rope, wire, top half of root ball and trunk. If root ball is DRAWN BY: BMS burlap, and plastic wrap from around top enclosed in a wire basket remove top half CHECKED BY: BMS half of root ball and trunk. If root ball is of wire basket and fold remaining points Adjacent plantings (turf, natural enclosed in a wire basket remove top half down into the planting pit plantings, etc.) 6" of wire basket and fold remaining points Prepare 3" minimum height saucer around Finish grade of planting bed 6" Mulch down into the planting pit pit for watering Prepare 3" minimum height saucer around Finish grade pit for watering Planting soil mix, typical Scale: AS NOTED NORTH Finish grade Flare and roughen sides and edges of Spade cut edge with smooth, uniform, Planting soil mix, typical planting pit. Pit to be twice as wide as root clean edge to match bedlines drawn in Flare and roughen sides and edges of ball diameter. Backfill pit with planting soil the plans. Segmental arcs shall not be planting pit. Pit to be twice as wide as root mix. Remove excess excavated 4" accepted. Remove and dispose of ball diameter. Backfill pit with planting soil material from site and dispose of legally spoils off site in a legal manner. SHEET TITLE: A mix. Remove excess excavated Undisturbed subgrade, typical Note: Spade edges to be installed on all material from site and dispose of legally Undisturbed subgrade, typical planting beds abutting turf or natural plantings and on all tree rings. PLANTING DETAILS PLANTING-SHADE TREE PLANTING-ORNAMENTAL TREE PLANTING BED EDGE - SPADE CUT 7 Scale 1/2" = 1'-0" PLNT-TREE-SHAD 5 Scale 1/2" = 1'-0" PLNT-TREE-ORNA 1 Scale: 3" = 1'-0" EDGE-SPDE PRELIMINARY DRAWING L-103 NOT FOR CONSTRUCTION c 2020 Site to Place, Inc. 1 2 3 4 5 3 6 2 1 0 0 1 2 3 4 5 6 Material Lists 1 Site to Place, Inc. 2 847 South Randall Road, #406 Elgin, Illinois 60123 E Phone: (847) 899-8834 Fax: (507) 540-3055 www.sitetoplace.com 3 CONSULTANTS: SEAL(S): D PREPARED FOR: Wendler Engineering Services, Inc. Dixon, Illinois PROJECT NAME: C Isaac Executive Suites at 2675 Sycamore Road LARGE SHADE TREES HELP SCREEN THE BUILDING Site and Landscape SHINGLE OAK Improvements EVERGREEN AND DECIDUOUS SHRUBS DeKalb, Illinois TO SCREEN CARS IN LIEU OF A FENCE AT THE PROPERTY LINE PROJECT NO.: 018-002 BUILDING ISSUED: FOR CITY REVIEW DATE: 04/17/2020 REVISIONS: LONDON PLANE TREE (VERY SIMILAR TO A SYCAMORE) B NOTE: TREES AND SHRUBS DRAWN NEAR MATURE SIZE. SIENNA GLEN MAPLE PROPERTY LINE CREEK DRAWN BY: BMS SCALE FIGURES CHECKED BY: BMS 872 872 871 871 870 870 869 869 9'-11" 868 868 867 10' 867 866 866 865 UTILITY 865 Scale: AS NOTED NORTH 864 863 EASEMENT . 864 863 862 862 861 861 860 860 859 859 STORM WATER DETENTION SHEET TITLE: A 101' DETAILS WEST PROPERTY LINE SECTION 1 Scale 1/8" = 1'-0" PRELIMINARY DRAWING L-104 NOT FOR CONSTRUCTION c 2020 Site to Place, Inc. 1 2 3 4 5 3 6 2 1 0 0 1 2 3 4 5 6 OAKLAND 1 DRIVE Site to Place, Inc. 2 847 South Randall Road, #406 Elgin, Illinois 60123 E Phone: (847) 899-8834 Fax: (507) 540-3055 www.sitetoplace.com 3 CONSULTANTS: SEAL(S): D PREPARED FOR: Wendler Engineering ) Services, Inc. . 23 Dixon, Illinois RTE D ( OA E R PROJECT NAME: C OR Isaac Executive AM SYC Suites at 2675 Sycamore Road Site and Landscape Improvements DeKalb, Illinois PROJECT NO.: 018-002 ISSUED: FOR CITY REVIEW DATE: 04/17/2020 REVISIONS: B DRAWN BY: BMS CHECKED BY: BMS Scale: 1" = 20' NORTH Notes 0' 5' 10' 20' 40' 60' SHEET TITLE: A 1. Basemap information obtained from geometric site, grading, and utility plans prepared by Wendler Engineering Services, RENDERED Inc. dated 03/30/2020. PLANTING PLAN PRELIMINARY DRAWING L-105 NOT FOR CONSTRUCTION c 2020 Site to Place, Inc. 1 2 3 4 5 3 6 2 1 0 VIEW FROM OAKLAND PLACE TOWNHOMES VIEW FROM OAKLAND PLACE TOWNHOMES VIEW FROM OAKLAND PLACE TOWNHOMES