Planning Commission

VILLAGE OF PALATINE VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us PLAN COMMISSION AGENDA ● MARCH 1, 2022 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER II. APPROVAL OF MINUTES 1. Plan Commission - Regular Meeting - Jan 18, 2022 7:00 PM III. PUBLIC HEARING 1. Final Planned Development - Carraig Subdivision - 274 and 286 W. Michigan Avenue IV. COMMUNICATIONS V. ADJOURNMENT VILLAGE OF PALATINE Page 1  2.1 VILLAGE OF PALATINE VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us PLAN COMMISSION MINUTES ● JANUARY 18, 2022 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER Attendee Name Title Status Arrived Minutes Acceptance: Minutes of Jan 18, 2022 7:00 PM (Approval of Minutes) Dennis Dwyer Chairman Present Patrick Noonan Plan Commissioner Absent Teri Williams Plan Commissioner Present Eric Friedman Plan Commissioner Absent Rodney Bettenhausen Plan Commissioner Present Robert Kolososki Plan Commissioner Present Stephen Fedota Plan Commissioner Absent II. APPROVAL OF MINUTES 1. Plan Commission - Regular Meeting - Dec 7, 2021 7:00 PM - Accepted as Amended RESULT: ACCEPTED AS AMENDED [UNANIMOUS] MOVER: Teri Williams, Plan Commissioner SECONDER: Robert Kolososki, Plan Commissioner AYES: Dwyer, Williams, Bettenhausen, Kolososki ABSENT: Noonan, Friedman, Fedota VILLAGE OF PALATINE Page 1 Packet Pg. 2  2.1 Minutes Plan Commission January 18, 2022 III. PUBLIC HEARING IV. CASE STAFF STATEMENTS 1. 1101 E. Dundee Road - Planned Development Amendment to the Park Place Shopping Center Planned Development to allow for the Construction of a New Multi-Tenant Building; and 2. A Special Use to Permit a Restaurant, with Drive- Through, as a Tenant in the New Building. - Recommended to Approve Chairman Dwyer read the notice of public hearing that was published in the Daily Herald on January 3rd, 2022 and mailed to the owners of the surrounding Minutes Acceptance: Minutes of Jan 18, 2022 7:00 PM (Approval of Minutes) properties. The following petitioner’s exhibits were introduced: 1. Project Narrative & Menu 2. Planned Development Amendment 3. Special Use & Variation Application 4. Plat of Survey 5. Cross Access Easement 6. Public Notice 7. Park Place Planned Development Sworn in Petitioner: Mr. Mario Valentini - MRV Architects on behalf of petitioner Kelsi Hall (Hamra Chicago LLC) Mr. Valentini explains that the request is proposing to construct a new, approximately 4,000 square foot multi-tenant building with an additional 2,450 square foot restaurant and drive-through on the end cap of the new building. The existing building on the property will be demolished once the utilities have been disconnected. Mr. Valentini presents a site plan, a building grading plan showing the intended landscaping and notes that all trash enclosures would be located in the back of the building. He states that the new building materials would coincide with surrounding storefront establishments. A tentative floor plan is presented and he states that floor plans would be finalized once tenants have been established. Mr. Valentini provides further information regarding the construction for the Wendys restaurant and drive thru construction requirements. He also provides information on the parking and access points. He states that Hamra Chicago LLC worked out a cross access agreement with Einstein Bagels which would allow another access point onto Dundee Road. Vehicles could either access east bound Dundee Road through Einstein’s property or connect to a full access point to the east and presents drawings for the proposed cross access at Einstein Bagels. He states that the existing water service will be disconnected and a new service is proposed. Portions of the existing sanitary and storm will be abandoned and new services are proposed. They intend to reuse as much of the existing utilities as possible. He also states that the photometric plan would exceed what the VILLAGE OF PALATINE Page 2 Packet Pg. 3  2.1 Minutes Plan Commission January 18, 2022 Village would normally allow. Mr. Kolososki asks if the signage would be illuminated? Mr. Valentini states that the signs would be as per the village ordinance. Mr. Kolososki asks if there will be mechanical equipment on the roof of the new building. Mr. Valentini states that there would be. Mr. Kolososki asks if there is any way to eliminate some of the parking spots in lieu of additional landscaping Mr. Valentini states that final parking would be based on tenant confirmation and there is no intention at this time to eliminate any of the parking. Minutes Acceptance: Minutes of Jan 18, 2022 7:00 PM (Approval of Minutes) Sworn in staff - Mr. Ben Vyverberg Mr. Vyverberg provides a summary of the proposed project. STAFF RECOMMENDATION: RECOMMENDATION: The proposed building continues the outlot redevelopment along the Park Place Dundee Road frontage. Panda Express and Sonic are examples of recent redevelopments, in this area. Drive through uses are common along Rand and Dundee Roads. The proposed restaurant and drive through comply with the parking and stacking requirements. Although the existing property is angular, the location of the drive through and proposed traffic patterns will function within the surrounding properties and median along Dundee Road. As noted, the cross access agreement will provide a benefit to the subject and surrounding properties. The proposed new multi-tenant building conforms the underlying Planned Development requirements and adheres to the zoning bulk standards. Therefore, Staff recommends approval of the Planned Development Amendment and Special Use, pursuant to the following conditions: 1. The Planned Development Amendment and Special Use shall substantially conform to the site plan and elevations prepared by MRV Architects, dated 12/08/2021 and engineering plans by Northwestern Engineering Consultants, dated 12/08/21, and business plan, except as such plans may be changed to conform to Village Codes and Ordinances 2. The signage shall be revised in a manner acceptable to the Director of Planning and Zoning and in compliance with the Park Place Planned Development Ordinance requirements. 3. Parking lot lighting shall be revised in a manner acceptable to the Village VILLAGE OF PALATINE Page 3 Packet Pg. 4  2.1 Minutes Plan Commission January 18, 2022 Engineer. 4. IDOT and MWRD permits are required. 5. A cross access agreement with the property owner at 987 E. Dundee Road (Einstein’s), shall be revised and executed in a manner acceptable to the Village Attorney. 6. The final traffic directional sign plan within the subject property shall be submitted in a manner acceptable to the Village Engineer and Director of Planning and Zoning. 7. The Special Use shall be granted to Hamra Chicago LLC. Minutes Acceptance: Minutes of Jan 18, 2022 7:00 PM (Approval of Minutes) Commissioner Dwyer made a motion to close the public hearing. DISCUSSION: Mr. Bettenhausen made a motion to accept case #19-73 - 2nd by Mr. Kolososki; Unanimously approved. Chairman Dwyer summarized that this request has met the standards and was unanimously approved by a vote of 4-0. This item will tentatively go to the Village Council on Monday, January 24th, 2022. Communications: Mr. Vyverberg states that Village Council did not recommend approval of the Quentin Road apartments. There will be no meeting on 2/1/2022 RESULT: RECOMMENDED TO APPROVE [UNANIMOUS] MOVER: Rodney Bettenhausen, Plan Commissioner SECONDER: Robert Kolososki, Plan Commissioner AYES: Dwyer, Williams, Bettenhausen, Kolososki ABSENT: Noonan, Friedman, Fedota VILLAGE OF PALATINE Page 4 Packet Pg. 5  2.1 Minutes Plan Commission January 18, 2022 V. COMMUNICATIONS VI. ADJOURNMENT Minutes Acceptance: Minutes of Jan 18, 2022 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 5 Packet Pg. 6  3.1 VILLAGE OF PALATINE Plan Commission SCHEDULED 03/01/22 07:00 PM CASE STAFF STATEMENT (ID # 7404) Final Planned Development - Carraig Subdivision - 274 and 286 W. Michigan Avenue CASE NUMBER: 21-101 PETITIONER: Willie Cronin - Blackwater Valley Development, Inc. LOCATION: 274 and 286 W. Michigan Avenue PROPOSAL: Final Planned Development to reinstate the Carraig Subdivision 6-lot single-family residential Planned Development. ZONING AND LAND USE: The subject property contains two vacant and unoccupied single-family residential homes. The requested planned development reinstatement would construct six new single-family homes and complete an approximately 200-foot roadway section (Prestwick Street), which would connect Carraig Subdivision and the Arcadia Subdivisions. SURROUNDING ZONING AND LAND USES: North: R-2; Unit 1 Pleasant Hill Estates South: R-1; A.C, McIntosh and Company’s Plum Grove Farms Subdivision East: Planned Development; Arcadia Subdivision West: Planned Development; Arcadia West BACKGROUND: The Subject Property is approximately 2.75 acres and was initially platted as two single- family residential lots. In 2017, the property was approved for a 6-lot subdivision and Planned Development. The Subdivision incorporated the vacation of the southern half (33 feet) of the Gilbert Road right-of-way and 3 feet of Michigan Avenue, directly south of the Subject Property. Per Code, the Planned Development expires after 3 years without any activity, issuance of a building permit, or extension of the Planned Page 1 Packet Pg. 7  3.1 Case Staff Statement (ID # 7404) Meeting of March 1, 2022 Development. Therefore, the Petitioner is requesting: Final Planned Development to reinstate the Carraig Subdivision Planned Development. ANALYSIS: Zoning and Site Design  The Planned Development expired on March 13, 2020. The Petitioner applied to reinstate the Planned Development in order to construct the required infrastructure improvements and complete the 6 single-family homes. In addition to completing the Prestwick Street connection between Arcadia and Arcadia West Subdivisions, the subdivision would create one stormwater detention outlot.  As previously approved, the lots conform to the R-1B zoning standards. This was a recommended component of the Michigan Avenue Sub Area Pan, which was adopted as a Comprehensive Plan Amendment in 2007. The table below outlines both the lot area and widths for the subdivision and the minimum R-1 B standards: Lot # Lot Area Lot Width Lot 1 15,599 sf. 100’ Lot 2 15,599 sf. 100’ Lot 3 15,564 sf. 91’ Lot 4 15,573 sf. 91’ Lot 5 16,033 sf. 100’ Lot 6 16,022 sf. 100’ R-1B Standards 14,000 sf. 85’  The proposed lots conform the minimum setback requirements and bulk standards of the R-1B district. As before, the plans indicate a 10’ side yard setbacks and the R- 1B District requires a minimum of 10’ on a side and a combined total of 25’ combined between both sides. The Petitioner is aware of this requirement and will meet the requirements, but wanted flexibility to determine how to achieve the 25’ combined setback, based upon the individual home plans. Sheet C10.0 of the engineering plans confirms this compliance.  A stormwater detention outlot is proposed and is approximately 17,000 square feet. Page 2 Packet Pg. 8  3.1 Case Staff Statement (ID # 7404) Meeting of March 1, 2022 It is located on the north side of Lots 1 and 2, with access provided through an 18- foot maintenance/access easement, which terminates into Prestwick Street and is located between Lots 3 and 4.  With the subdivision approval, a 200-foot by 60-foot section of right-of-way (“Prestwick Street”) was approved and the new section of roadway will provide access for lots 3-6 and also connect Arcadia Subdivision and Arcadia West Subdivision. Access to Lots 1 and 2 is provided through their frontage along W. Michigan Avenue. Engineering  The proposed detention basin manages on-site stormwater. It drains through a structure into the existing 48-inch storm sewer on the north side of the property. The storm sewer ultimately releases into Salt Creek, east of the Arcadia Subdivision.  With the approval of Arcadia West Subdivision, the detention basin was oversized to potentially accommodate the Carraig Subdivision. With that in mind, the combined developments may exceed the storm water management requirements for the entire neighborhood.  While the design of the Carraig Subdivision and the detention basins allow for added stormwater storage for the neighborhood, the Village previously took a neutral position on the detention basin requirement. Staff is presently reviewing the Arcadia West basin capacity and determining the feasibility of eliminating this basin, in conjunction with the Subdivision Ordinance requirements. The elimination of the basin could allow the following changes to the overall plans: 1) A Homeowners Association would not be required and will ultimately reduce the maintenance responsibilities and 2) fencing restrictions would no longer be required. This is ultimately a policy decision for the Village Council and the Petitioner’s current Petition (as was the previous request) includes on site detention.  A sidewalk would be installed along Prestwick Street, with a permanent sidewalk added to Michigan Avenue. The continuous would allow pedestrians to continuously walk through to Cedar Street.  Parkway trees would be planted, pursuant to the Subdivision Regulations. Sewer and water services would extend from existing mains to service the lots.  The approved subdivision included the vacation of the southern 33 feet of the Page 3 Packet Pg. 9  3.1 Case Staff Statement (ID # 7404) Meeting of March 1, 2022 unimproved Gilbert Street right-of-way. This complies with the Sub Area Plan recommendations and the Arcadia Subdivisions.  The northern 3 feet of the Michigan Avenue right-of-way is proposed to be vacated as part of this proposal. This is consistent with the Village’s policy of reducing right- of-way widths to 60 feet and mirrors the adjoining developments. RECOMMENDATIONS: The proposed subdivision was previously approved in 2017 and complies with the recommendations of the Michigan Avenue Sub-Area Plan. The infrastructure and roadway improvements will align the surrounding subdivisions and complete the residential redevelopment on the north side of W. Michigan Avenue. Therefore, Staff recommends approval of the Final Planned Development, subject to the following conditions: 1. The development shall substantially conform to the engineering plans prepared by Groundwork LTD dated 10/03/16 and last revised 01/20/17 except as such plans may be changed to conform to Village Codes and Regulations. 2. All future residences shall follow the Village’s R-1B zoning standards. 3. No privacy fencing shall be permitted abutting the detention basin or the access easement to the detention basin. All fencing shall be of an open wrought iron style fencing in these areas. 4. A Homeowners Association shall be created for the maintenance of the detention outlot and the access easement. It shall include conditions related to the fencing restrictions noted in this recommendation and maintenance of the landscape plan attached to the engineering plans. It shall also include a requirement to perform a maintenance inspection for the detention outlot the earlier of every 5 years or at an interval required by MWRD. The HOA Declarations shall be submitted in a manner acceptable to the Village Attorney. The HOA Declarations must be approved by the Village Attorney prior to the recording of the Plat of Subdivision or the issuance of any permits. 5. The final engineering plans shall be revised in a manner acceptable to the Village Engineer. If it is determined that the basin at Arcadia West is sufficient for the needs of the neighborhood, conditions 3 and 4 could be Page 4 Packet Pg. 10  3.1 Case Staff Statement (ID # 7404) Meeting of March 1, 2022 stricken. 6. A Planned Development letter of credit in amount of $60,000 ($10,000 per lot, per Article 14 of the Zoning Ordinance) shall be submitted. 7. A Public Improvement letter of credit in the amount of $385,983.40 (or other Village Engineer approved amount based upon any accepted changes to the EEOC) shall be submitted in a maner acceptable to the Village Engineer. 8. Review fees, based upon the finally accepted EEOC shall be submitted in a manner acceptable to the Village Engineer shall be submitted. 9. A construction traffic management plan shall be submitted in a manner acceptable to the Directors of Public Works and Planning and Zoning. This traffic management plan shall outline the proposed development schedule and identify the material delivery routes and proposed parking areas for the contractors, prior to the completion of Prestwick Street. A component of this plan shall also include an initial notification, by standard mail, to the residents on the south side of W. Michigan Avenue (263, 271, 285, 301, 325, 335, 351, and 357) once the initial site development schedule is known. 11. MWRD, NPDES, and IEPA permits shall be submitted. ATTACHMENTS:  Aerial Map  Request letter to reinstate  Proposed Development Description Outline  Carraig Subdivision - Civil Engineering Plans  Site Plan Color  Representational elevations - Sample Home Photos  Final Planned Development Application  Plat of Vacation - appoved, but unexecuted  Carraig - Plat of Subdivision - approved, but unexecuted  Rhee Objection email  Rhee Objection - CARRAIG  Albright objection  Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W  Carraig SUB Page 5 Packet Pg. 11  3.1 Case Staff Statement (ID # 7404) Meeting of March 1, 2022  Plat of Vacation  Public Notice Page 6 Packet Pg. 12  3.1.a Village of Palatine GIS Viewer W GLADE RD 441 S 447 S 363 W 359 W 347 W 341 W 329 W 313 W 307 W 261 W 249 W 235 W 233 W 207 W 203 W 362 W 354 W 346 W 338 W 324 W 318 W 310 W 302 W 274 W 266 W 260 W 244 W 240 W 234 W Attachment: Aerial Map (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) 230 W 539 S 353 W 347 W 339 W 325 W 319 W 311 W 283 W 277 W 269 W 253 W 227 W 218 W 547 S 217 W 352 W 346 W 338 W 324 W 318 W 310 W 284 W 276 W 270 W 124 W 118 W 110 W 96 W 90 W 82 W S CEDAR ST 555 S 256 W 250 W W CHERYL LN W PLEASANT HILL BLV 363 W 357 W 349 W 335 W 327 W 321 W 307 W 301 W 273 W 267 W 259 W 125 W 117 W 111 W 97 W 91 W 83 W 253 W 239 W 605 S 310 W 304 W 298 W 240 W 120 W 110 W 262 W 256 W 128 W 234 W 613 S 608 S W PRESTWICK ST 140 W 615 S 609 S 610 S 150 W 613 S 617 S 617 S 620 S 262 W 306 W 286 W 274 W S STEGEN ST S ARCADIA ST 619 S 618 S 625 S 612 S 621 S 626 S 650 S 621 S 630 S 633 S 629 S 634 S 641 S 100 W 358 W 350 W 136 W 645 S 378 W 640 S 637 S 642 S W MICHIGAN AV 707 S 149 W 135 W 247 W 715 S 357 W 351 W 335 W 325 W 301 W 285 W 271 W 263 W 723 S 735 S 239 W 757 S 200 W 360 W 336 W 298 W 288 W 274 W 266 W 390 W 384 W 148 W 220 W S PARKPLACE DR W ILLINOIS AV 806 S R 366 W 354 W 342 W 126 W 0 800 S 275 550 330 W 318 W 118 W 818 S 134 W 1 in. = 244 ft. Feet W TERRACE C 306 W 817 S 830 S T Packet Pg. 13  3.1.b Packet Pg. 14 Attachment: Request letter to reinstate (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.c Attachment: Proposed Development Description Outline (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) Date: November 18, 2021 Re: Proposed 2.74 AC Single Family Development Michigan Avenue, Palatine, Illinois By: Blackwater Valley Development 7510 Oriole Avenue Chicago, IL 60631 Outline Description of Proposed Carraig Subdivision The currently proposed development is the same as that previously approved by the Village of Palatine and consists of two (2) lots, totaling 2.74 Acres, commonly known as 274 & 286 W. Michigan Avenue. The proposed project program is intended to combine both existing parcels into the new Carraig Subdivision which would consist of six (6) single-family lots and an area created for the collective Stormwater Management (on-site detention) of the development. The development would include the extension of the W. Prestwick Street Right-of-Way and its appropriate on-site road improvements as well as typical and appropriate limited improvements along the sites Michigan Avenue frontage. No modifications to the previously approved program are contemplated. The subject site is currently Zoned as R-1 and is located in an area over which the Village currently has a "Sub-Area Plan" (Ord. #0-182-07) in place which recommends rezoning for new development under the R-1B zoning parameters and the Developer seeks to pursue a rezoning to the R-1B District and the plan would be consistent with the R-1B District regulations and the Sub- Area Plan parameters. Each of the six (6) lots is planned to exceed the minimum area and width standards of the R-1B Zoning. It would be proposed by the Developer that the Village's existing undeveloped 33' wide R.O.W. for "Gilbert Road" north of the property and the abutting existing additional 3’ of Michigan Avenue R.O.W. south of the subject property would be vacated and incorporated into the site and the development plan as part of the approval process. These R.O.W. vacations and re-dedications are consistent with the program that has been followed for and with other developments along this section of Michigan Avenue. Packet Pg. 15  3.1.d GENERAL NOTES: any damage thereto. Contractor shall exercise caution in all locations of existing 1. All work, including the earthwork, paving, water, sewer and underground utility utilities. Notify the engineer immediately if discrepancies are found. improvements, shall be constructed and tested in accordance with the following 7. Existing information shown on drawing is from the Plat of Survey from Standard Specifications, as applicable, except as modified by these specifications information prepared by John M. Henriksen, Surveyor, and is available from or by the local municipality. These Standard Specifications include, but are not Owner. Other topographic and site information is from plans prepared by Spies limited to the following: and Associates, Inc. for plans that were prepared for "Arcadia West" and the a. "Standard Specifications for Water and Sewer Main Construction in Illinois", "Arcadia Subdivision." (SSWSMCI) latest edition; 8. Contractor shall review geotechnical investigation prepared by Soil Investigation, b. "Standard Specifications for Road and Bridge Construction," (SSRBC) and Itasca, Illinois dated 10/27/2016. Copy of report is available from Owner. all addenda thereto, as prepared by IDOT (the Illinois Department of 9. Existing Conditions are shown as half-toned on the plans. Transportation), latest edition; 10. All dimensions are to back of curb or edge of pavement unless otherwise noted. c. The "Illinois Manual on Uniform Traffic Control Devices" (IMUTCD) as 11. The work shall be subject to inspection by State and Local Authorities under prepared by IDOT, latest edition; whose jurisdiction the work falls. d. the Standard Specifications and construction details and ordinances of the 12. The Contractor is responsible for obtaining all necessary permits, including from MWRD; the State, County and Village. e. American Society for Testing and Materials (ASTM); 13. All areas disturbed by construction shall be restored per Village of Palatine f. American Water Works Association (AWWA); requirements. g. Illinois State Plumbing code, latest edition; 14. See "Soil Erosion and Sedimentation Control Notes" as part of these plans for h. the Illinois Urban Manual (IUM), as maintained by the Association of Illinois additional information. Soil and Water Conservation Districts; 15. The Contractor shall indemnify Groundwork, Ltd., and the Village of Palatine i. the Subdivision and Development Codes / Ordinances, the Standard and their agents, from all liability involved with the construction, installation and Specifications and the construction details and notes of the Village of testing of work associated with this project. Palatine, as published by the Municipality; 16. Errors and omissions in reviewing the plans and or specifications shall not relieve j. Pavement design shall conform to the Village of Palatine Code of the Contractor from constructing the improvements per Village requirements. Ordinances-Appendix B - Subdivisions, 8.03. Street Pavement Standards; 17. No material storage / stockpiles within 10' of perimeter lot lines. k. the requirements of the IEPA (Illinois Environmental Protection Agency); 18. Portable toilet on site shall not be located within 10' of perimeter lot lines. l. and any other applicable codes or ordinances. Contractor to verify additional 19. Provide lot line staking at 50' intervals. requirements and standard details directly with the Village prior to 20. Provide construction signs on property, visible from street. construction and incorporate into the project. 21. Provide water tank or water truck for water source during demolition and 2. In case of conflict in the ordinances, the Village development ordinance and other construction, when needed. Village requirements shall control on site 3. The Contractor shall comply with all State and Federal Safety Regulations as outlined in the latest revisions of the Federal Construction Safety Standards (Series 26) and with applicable provisions and regulations of the Occupational Safety and Health Administration. Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) 4. Notice shall be given by the Contractor, at least 48 hours prior to commencement of the work, to the following entities: a. Village of Palatine (847) 359-9049 b. Commonwealth Edison c. North Shore Gas d. SBC e. Groundwork, Ltd. (847) 541-4151 f. These contact numbers are provided for convenience purposes only. It is the responsibility of the Contractor to make the proper notification, even if the provided numbers change or become inoperable. 5. Electric, telephone, natural gas, cable and other utility companies including the Village of Palatine may have underground and/or overhead service facilities in the vicinity of the proposed work. The Contractor shall be responsible for the location and verification of all existing utilities prior to construction and shall be responsible for having the utility companies locate their facilities in the field prior to construction and shall also be responsible for the maintenance and preservation of these facilities. The Contractor shall contact J.U.L.I.E. at (811) or (800) 892-0123 at least 48 hours prior to start of work for utility locations, and shall coordinate all work with any other applicable public utility companies. All other agencies shall also be notified as required. In case of conflict, the Contractor shall contact the Engineer at once. 6. Locations of existing underground utilities as indicated on the plans are approximate and are based on existing records and the best available information. The Contractor shall not rely upon the accuracy of the utility information indicated on these plans. Contractor shall field verify all existing utilities (locations, dimensions, elevations, etc.) that are affected by the work prior to the commencement of construction of the improvements and shall be responsible for Packet Pg. 16  3.1.d DEMOLITION NOTES 1. Remove and cap existing wells and/or septic fields, tanks, etc if any, from site conforming to IEPA and Cook County Department of Health requirements. 2. Remove all existing structures that are not to be reused from site. 3. Any abandoned or unused water mains, water service, sanitary sewer, or sanitary service shall be disconnected at the main, and capped. The disconnection and capping of the utility, shall be witnessed and approved by the Village Engineer. Remove all on-site service lines. 4. Any abandoned storm or sanitary structure or water valve vault shall be removed. 5. All existing building elements, including foundations, shall be removed from the site. 6. Remove all trees on site unless specifically noted otherwise. 7. All abandoned or plugged sewers shall be plugged at both ends with at least 2 feet long non-shrink concrete or monitor plug. 8. Engineer is not aware of any septic on site. Should any septic be found, abandoned tanks shall be filled with granular material or removed. Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) Packet Pg. 17  3.1.d PAVING NOTES: 1. Contractor shall review geotechnical information as listed on the cover page. 2. All dimensions are to back of curb, or edge of pavement, unless otherwise noted. 3. Pavement design shall conform to the Village of Palatine Code of Ordinances-Appendix B - Subdivisions, 8.03. Street Pavement Standards 4. All joints made with existing pavement, walk or curb and gutter are to be saw-cut full depth. 5. The minimum structural number for all pavement design shall be 3.5. 6. The pavement section designs indicated are minimum valves only based on Village of Palatine code requirements. The pavement section design and subgrade preparation is subject to the review / approval of the project's Soils Engineer and / or the project's Structural Engineer. 7. Asphalt paving shall be installed in two lifts. The first lift to be placed as soon as possible to facilitate site access. The second lift shall be placed ten days to one week prior to substantial completion of building. Cutting and or patching of asphalt is not acceptable. 8. Portland cement concrete shall be designed for a minimum twenty-eight (28) day compressive strength of 3,500 PSI. 9. Curb transitions from depressed to full height shall be 2' minimum and shall be parallel to walk where walk is adjacent to curb. 10. Pavement sections to be as follows: 11. Prestwick Street pavement section shall be: a. 1-1/2" bituminous surface course, Superpave, Mix C, N50 Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) b. 2-1/2" bituminous binder course, IL-19, N50. c. 13" CA-6 base course, Grade 8 or 9. 12. Sidewalks are shown for representational purposes only. Sidewalks for all lots to be completed during development, respectively. 13. Curbs at Prestwick Street shall be Type "A" mountable curb. Curb at Michigan Avenue shall be Type "B6-12." 14. Protect existing off-site areas, including fencing. 15. Provide street name signs per Village requirements. Provide shop drawings to Village for approval prior to installation. 16. Direct buried cables placed under pavement shall be sleeved. 17. All signs including installation shall comply with the MUTCD standards. 18. See Plat by others for other general Site Easement information and requirements. 19. Provide appropriate trees required by the village. Trees are to be placed every 40 feet, adjust and coordinate final locations with actual driveways. 20. Parkway is to be replaced with sod and 6” topsoil. 21. Trees and shrubs are shown for informational purposes only. Contractor/Owner shall provide all shown trees and be responsible for all planting needs. Packet Pg. 18  3.1.d GRAD IN G NOTES: 1. Contractor shall review geotechnical information as listed on the cover page. 2. Embankment material within roadway, driveway, parking areas, and other structural clay fill areas shall be compacted to a minimum of ninety-five percent (95% ) of maximum density in accordance with ASTM D-1557 (M odified Proctor M ethod), or to such other density as may be determined appropriate by the Soils Engineer. Embankment material for building pads and other structural fill areas shall be compacted to a minimum of ninety five percent (95% ) of maximum density in accordance with ASTM D-1557 (M odified Proctor M ethod) or to such other density as may be determined appropriate by the Soils Engineer. 3. Fill material used must be compacted to at least 95 percent of standard laboratory maximum dry density (standard proctor), according to ASTM Standard D-698. Fill soils must be fine-grained soils of low permeability, such as those classified as CH, CL, SC, or M L according ASTM Standard D -2487, Classification of Soils for Engineering Purposes. See Table 1804.2 in the 2003 International Building Code (IBC) for description of these soil types. 4. Granular backfill placed underneath all paved areas shall be compacted in lifts not exceeding 6" and compacted to 95% modified proctor. 5. Storm structure rim elevation at curbs refer to flow line elevation. 6. Final grading shall match existing grades at all property lines unless approved otherwise by and with Village Engineer (see Sheet C3.0A). 7. Engineer is to be advised of any staked dimensions that vary from the reference design dimensions by more than 0.2'. Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) 8. M aximum side yard slope shall be 10% . 9. Contractor shall maintain overall drainage pattern & design and shall advise engineer in event of any potential conflict. 10. Coordinate finial individual lot grading with final house deigns for each lot. Grading shown is intended to establish individual and overall site perimeter and drainage flows. 11. Provide grading for positive drainage with in buildable area. Packet Pg. 19  3.1.d GRADING NOTES: 1. Contractor shall review geotechnical information as listed on the cover page. 2. Embankment material within roadway, driveway, parking areas, and other structural clay fill areas shall be compacted to a minimum of ninety-five percent (95%) of maximum density in accordance with ASTM D-1557 (Modified Proctor Method), or to such other density as may be determined appropriate by the Soils Engineer. Embankment material for building pads and other structural fill areas shall be compacted to a minimum of ninety five percent (95%) of maximum density in accordance with ASTM D-1557 (Modified Proctor Method) or to such other density as may be determined appropriate by the Soils Engineer. 3. Fill material used must be compacted to at least 95 percent of standard laboratory maximum dry density (standard proctor), according to ASTM Standard D-698. Fill soils must be fine-grained soils of low permeability, such as those classified as CH, CL, SC, or ML according ASTM Standard D-2487, Classification of Soils for Engineering Purposes. See Table 1804.2 in the 2003 International Building Code (IBC) for description of these soil types. 4. Granular backfill placed underneath all paved areas shall be compacted in lifts not exceeding 6" and compacted to 95% modified proctor. 5. Storm structure rim elevation at curbs refer to flow line elevation. 6. Final grading shall match existing grades at all property Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) lines. 7. Engineer is to be advised of any staked dimensions that vary from the reference design dimensions by more than 0.2'. 8. Maximum side yard slope shall be 10%. 9. Contractor shall maintain overall drainage pattern & design and shall advise engineer in event of any potential conflict. 10. Coordinate finial individual lot grading with final house deigns for each lot. Grading shown is intended to establish individual and overall site perimeter and drainage flows. 11. Provide grading for positive drainage with in buildable area. Packet Pg. 20  3.1.d Packet Pg. 21 Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.d Packet Pg. 22 Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.d 25. Any items that are not specifically shown on the plans or in the summary of quantities but can GENERAL NOTES - ALL TRADES reasonably be interpreted to be included in the work described shall be incidental to the cost of 1. The Standard Specifications listed on the cover sheet, these construction plans, the special the contract. provisions, general conditions and subsequent details are all to be considered as part of the 26. The Contractor shall refer to landscape plans for complete information regarding planting Contract Documents. Incidental items or accessories necessary to complete this work may not locations. be specifically noted but are to be considered a part of the contract. 27. Definition of terms: 2. The Contractor shall be responsible for obtaining all required permits for construction along or a. The Contractor is the individual, firm, partnership or corporation contracting with the across existing streets. Owner for performance of the prescribed work. 3. Contractor shall make arrangements for the proper bracing, shoring and other required b. The Owner is the individual, firm, partnership or corporation having the authority to protection of all roadways before construction begins. Contractor shall be responsible for any award the contract for the prescribed work. damage to: streets; roadways; driveways; associated structures; etc. and shall make repairs as c. The Engineer where specifically referred to in the Special Provisions shall be the Owner's necessary to the satisfaction of the Village Engineer and Owner. representative. 4. The Contractor shall not install any sanitary sewer pipe or structures until Contractor has a copy d. The Village is the Village of Palatine. of the permit and permit drawing issued by the appropriate reviewing authorities. 28. The Contractor shall be responsible for the installation and maintenance of: all necessary signs, 5. All requests for clarification or additional information relative to: construction methods; items; traffic control devices, barricades, fences, warning devices, equipment, personnel, etc. to inform equipment; etc. prior to bidding shall be directed to the Engineer who will furnish in writing and protect the public during all phases of construction. Barricades and warning signs shall be such information or clarification required. provided in accordance with Article 107.14 of the IDOT Standard Specifications. Adequate 6. Any discrepancies or conflicts on the plans, quantities, or specifications, discovered by the lighting shall be maintained from dusk to dawn at all locations where construction operations Contractor, either prior to or after the award of the contract shall be brought to the Engineer's warrant, or as designated by the Village Engineer. All traffic control work shall be done in attention before work is begun so that the proper corrections can be made. accordance with the Standard Specifications. 7. Whenever the performance of work is indicated on the plans, and no item is included in the 29. Traffic Control and Safety: Any temporary road closures shall be completed with proper traffic contract for payment, the work shall be considered incidental to the contract and no additional control as mandated by Illinois Department of Transportation (IDOT). compensation will be allowed. The scope of work is as shown on the plans and as reasonably 30. Cost of traffic control shall be incidental to the contract. inferable therefrom to provide an appropriate installation. 31. Contractor to provide, at a minimum, unit costs for basic quantities including: earthwork (for 8. Contractor shall be responsible for reviewing all site conditions in order to determine all take- each type of specified fill); removal of unsuitable soil; curb and gutter; paving and flatwork; offs and shall estimate all quantities required for full execution of their work. Contractor shall seeding and sodding; etc. not rely upon civil engineering estimates as a basis of their bid. The lump sum amount shall be 32. All permanent type pavements or other permanent improvements which abut the proposed for the complete project. No claims for extra work will be recognized unless ordered in writing improvement and must be removed, shall be sawed as directed prior to removal. All items so by the Owner. removed shall be replaced with similar construction materials to their original condition or better. Payment for sawing shall be included in the cost for removal of each item and 9. All work performed under this contract by any Contractor and/or Subcontractor shall be replacement will be paid under the respective items in the contract, unless otherwise indicated. guaranteed to the Village of Palatine and Owner against all defects in materials and 33. Removed pavement, sidewalk, curb and gutter, etc. shall be disposed of by the Contractor at his workmanship, of whatever nature, by the Contractor and its Surety for a period of twenty-four own expense at an offsite dump site [locations outside the Village of Palatine]. (24) months after the date of final acceptance of the work by the Village of Palatine, other 34. During construction operations the Contractor shall ensure positive site drainage at the applicable governmental agencies, and the Owner. conclusion of each day and in conformance with the Storm Water Pollution Prevention Plan 10. The Contractor, by using these plans for his work, agrees to indemnify and hold harmless the (SWPPP) and with the Illinois Urban Manual. Owner, Groundwork, Ltd. (the Engineer), and the Village of Palatine, their employees and 35. Any holes or trenches excavated during the construction of site improvements may not be left agents, etc., while acting within the scope of their duties from and against any and all liability, open in the pavement or parkway over a holiday, weekend, or after 3:00 p.m. on the day Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) claims, damages, and the cost of defense arising out of the Contractor's or Subcontractor's preceding a holiday or a weekend. performance of the work described herein, but not including the sole negligence of the Owner, 36. It shall be the responsibility of each respective Contractor to remove from the site and properly his agents, the Engineer, his employees and agents. Every Contractor and Subcontractor shall dispose of any and all excess or unsuitable materials and debris which result from their provide all required insurance to the limits required by the Owner and Village of Palatine prior construction operations at no additional expense to the Owner upon completion of mass to the start of construction and shall name the Owner, the Village of Palatine, Groundwork, grading. Ltd., and its employees and agents, and as additional insured. 37. The Contractor shall maintain roadways adjoining the project site free from mud, dirt and debris 11. Prior to commencement of construction, the Contractor shall verify all dimensions, elevations at all times. If mud and/or debris is/are carried onto the roadways from either the Contractor's and conditions affecting their work with the actual conditions at the job site. If there are any trucks, his employees vehicles, or his material suppliers, the Contractor shall immediately discrepancies from what is shown on the construction plans, Contractor shall immediately remove said mud and/or debris. The Contractor shall keep adjacent streets clean of mud/dirt. report same to the Engineer before doing any work, otherwise the Contractor assumes full This may include sweeping of streets multiple times per day. responsibility. In the event of disagreement between the construction plans, Standard 38. An iron pipe shall be found and located or set at each lot corner. Specifications and/or special details, the Contractor shall secure written clarifications from the 39. All septic and/or well abandonments shall be in accordance with the requirement of the Village Engineer prior to proceeding with any part of the work affected by omissions or discrepancies. Engineer. Failing to secure such clarification, the Contractor will be considered to have proceeded at his 40. Before acceptance by the Owner and final payment, all work shall be inspected and approved own risk and expense. Commencement of work shall indicate acceptance of existing conditions by the Owner or his representative. Final payment will be made after all of the Contractor's as both suitable and acceptable for successful completion of work. In the event of any doubt or work has been approved and accepted, and in accordance with the Contract Documents. question arising with respect to the true meaning of the construction plans or specifications, the 41. In the event of a conflict between statements which apply to the construction work, the decision of the Engineer shall be final and conclusive. statement contained within the document first enumerated below shall govern: 12. Easements for the existing utilities, both public and private, and utilities within public rights-of- a. Special Provisions way as may be shown on the plans are according to available records. All information b. General Notes pertaining to the location and elevations of underground facilities is approximate and is c. Notes and Details on the Engineering Plans included for the convenience of the Contractor. The Contractor, at his own expense, shall be d. Standard Specifications, as defined in Paragraph 1 above. responsible for furnishing all labor and material to verify and substantiate the actual locations 42. All Contractors shall be responsible for the following, which shall also be incidental to the cost and elevations of these facilities and for their protection from damage due to construction. The of construction: Engineer and Owner assume no responsibility whatever to the sufficiency or accuracy of the a. Examination of the Engineering Plans and Specifications and the existing site conditions information shown on the plans relative to the location and elevations of the underground prior to submitting a bid, and notifying the Engineer at once of any discrepancies. facilities, nor the manner in which they are to be removed or adjusted. The Contractor shall b. The obtaining of any necessary permits not previously applied for by the Owner, and obtain from the respective utility companies detailed information relative to the location and posting of the necessary bonds. elevation of their facilities and the working schedules of the utility companies for removing or c. The notification of the start of construction to all jurisdictional agencies, utility adjusting them. It shall be the Contractor's responsibility to notify all utility companies of the companies, and the Engineer, at least two (2) working days prior to said start. All existing construction schedule. If existing utility lines of any nature are encountered which conflict in utilities shall be staked prior to construction. location with new construction, the Contractor shall notify the Engineer immediately so that the d. Calling attention to the Owner of any errors or discrepancies which may be suspected in conflict may be resolved. If the Contractor damages existing utilities, Contractor shall pay the lines and grades which are established by the Owner. The Contractor shall not proceed cost of repair. with the work until the lines and grades which are believed to be in error have been 13. Pre-construction meetings shall be arranged through the Village of Palatine Engineering and verified or corrected by the Owner. Additional staking that may be required due to the Public Works Department. Contractor negligence, shall be paid for by the Contractor. 14. The Contractor shall provide video tape(s) or still pictures as required by the Village Engineer e. The providing of safe and healthful working conditions throughout the prosecution of the prior to beginning work. construction work. This shall include, but not be limited to: the removal of debris, the 15. The Engineer and Owner are not responsible for the construction means, methods, techniques, protecting of construction hazards with barricades, and the keeping of public street sequences or procedures, time of performance, programs, or for any safety precautions used by pavements clean of construction dirt and debris. the Contractor. The Contractor is solely responsible for execution of his work in accordance f. The restoration to the original condition or better of any offsite areas that are damaged by with the Contract Documents and specifications. the Contractor during construction. 16. Safety of Work: Each Contractor and Subcontractor shall be responsible for initiating, g. The testing of materials, if required by the Owner and/or the jurisdictional agencies. maintaining and supervising all safety precautions and programs in connection with the work. h. The guarantee of all materials and workmanship for a period of one (1) year upon final Each Contractor and Subcontractor shall take all necessary precautions for the safety of, and acceptance by the Owner and the jurisdictional agencies. shall provide the necessary protection to prevent damage, injury or loss to: 43. The Owner shall be responsible for the following: a. All employees on the work and other persons and organizations who may be affected a. Scheduling the necessary pre-construction meeting(s) with the jurisdictional agencies. thereby; b. Providing the Contractor with one (1) set of control line and grade stakes (at offsets b. All the work and materials and equipment to be incorporated therein, whether in storage mutually agreed upon) for the proper execution and control of the work. on or off the site; and c. Applying for IEPA permits. Other necessary permits shall be the responsibility of the c. Other property at the site or adjacent thereto, including trees, shrubs, lawns, walks, Contractor. pavements, roadways, structures, utilities and underground facilities not designated for 44. The Engineer shall be responsible for the following: removal, relocations or replacement in the course of construction. a. To periodically visit the construction site in order to better carry out the duties and 17. Special attention is drawn to the fact that the Standard Specifications requires the Contractor to responsibilities assigned by the Owner. have a competent superintendent on the project site at all times irrespective of the amount of b. The Engineer shall not, during such visits or as a result of such observations of the work sublet. The superintendent shall be capable of reading and understanding the plans and Contractor(s)' work in progress, supervise, direct or have control over the Contractor(s)' specifications, shall have full authority to execute orders to expedite the project, and shall be work nor shall the Engineer have authority over or responsibility for the means, methods, responsible for scheduling and have control of all work as the agent of the Contractor. techniques, sequences or procedures of construction selected by the Contractor(s)', for 18. The construction of this project requires the Contractor to coordinate work shown on this safety precautions and programs incident to the work of the Contractor(s) or for any drawing with that of all other trades. The Contractor shall be responsible for any changes failure of the Contractor(s) to comply with laws, rules, regulations, ordinances, codes or resulting from conflicts with other trades and work. In the event of any conflicts the Contractor orders applicable to the Contractor(s) furnishing and performing their work. Accordingly, shall immediately notify the Owner or their representative in writing for clarification before the Engineer can neither guarantee the performance of the construction contracts by the proceeding. Contractor(s) nor assume responsibility for the Contractor(s)' failure to furnish and 19. Unless indicated otherwise in the Owner's bidding documents, the Contractor shall, at his perform their work in accordance with the Contract Documents. expense, employ a licensed surveyor to establish elevation, line and grade for the proposed work. 20. Before beginning construction, the Contractor and each Subcontractor shall verify all elevations and the line and grade stakes. If there are any discrepancies from what is shown on the plans, they shall be reported immediately to the Engineer before doing any work, otherwise the Contractor and Subcontractor assumes full responsibility. No work shall begin/continue until the discrepancy is resolved. 21. It is understood by the Contractor that the Owner shall not be responsible for the accuracy of marks made or stakes set. The Contractor shall be responsible for proper protection and continued accuracy of the marks or stakes after being set. All work shall be constructed at the elevations given on the plans attached and specified thereon. Any mistakes or errors arising from tampering with or the removal of marks or stakes shall be corrected by the Contractor at no additional expense to the Owner. The Contractor shall be provided by Owner with an AutoCAD disk of the site, showing the proposed improvements. 22. The Contractor or Owner shall hire an Illinois licensed Soils Engineer who will supervise and certify that all roadways are constructed in accordance with the Village of Palatine's requirements or Specification "Field Quality Control Procedures for Pavement Area Subgrade" or recommendations of the project soils report as listed on the cover page 23. The Contractor will be responsible for ensuring that all unsuitable materials are removed, all structural fill materials are properly placed and compacted, all pavement subgrades are properly prepared, proof rolling sub-grades and base courses, and ensuring that all water retaining embankments are properly constructed. 24. All independent testing to be paid for by the Owner. Testing to be at the discretion of the Village. Packet Pg. 23  3.1.d Packet Pg. 24 Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.d Packet Pg. 25 Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.d Packet Pg. 26 Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.d SOIL EROSION AND SEDIMENTATION CONTROL NOTES: 16. A written report detailing the condition of the SE/SC measures, and any correction SUGGESTED CONSTRUCTION SEQUENCE AND CONTROL MEASURE 1. Soil Erosion and Sedimentation Control (SE/SC) measures shall be provided in made to keep same in functioning order, shall be submitted to the Village Engineer by CHART accordance with the following: noon Friday of each week, and within 48 hours of any 0.5 inch or greater storm event. 1. Installation of temporary perimeter chain link construction fence. Fence shall a. Illinois Urban Manual (IUM); 17. Storm sewer protection measures shall be removed when they have served their enclose site and parkway. b. the "Procedures and Standards for Urban Soil Erosion and Sedimentation Control usefulness so as not to block or impede storm flow or drainage. 2. Installation of Soil Erosion and Sedimentation Control (SE/SC) Measures in Illinois"; 18. Disturbed areas shall be stabilized with temporary or permanent measures within 7 a. Stabilized Construction Entrance c. the Environmental Protection Agency; calendar days of the end of active hydrologic disturbance, or re-disturbance. b. Silt Fence d. National Pollution Discharge Elimination (NPDES) system permit for 19. Areas or embankments having slopes greater than or equal to 4H:1V shall be stabilized 3. Provide erosion control blanket on all disturbed areas in Michigan Avenue "Construction Site Activities"; with sod, mat and / or blanket in combination with seeding. ROW. e. National Resources Conservation Service (NRCS); 20. If dewatering services are used, adjoining properties and discharge locations shall be 4. Mass Grade Site f. and any other applicable codes or ordinances. Contractor shall verify additional protected from erosion. Discharges shall be routed through an effective SE/SC measure 5. Strip topsoil, stockpile topsoil and grade site. requirements prior to construction and incorporate into the project. (e.g. sediment trap, sediment basin, or other appropriate measure). 6. Temporarily stabilize topsoil stockpiles (seed and silt fence around toe of g. Metropolitan Water Reclamation District of Greater Chicago. 21. Temporary soil stockpiles shall not be located in flood prone areas. Temporary stockpile embankments shall have slopes no greater than 3H:1V. slope). 2. The SE/SC measures indicated on the plans are the minimum requirements. Any other a. Temporary Seed Disturbed Areas Exposed +14 Days SE/SC devices and measures, in addition to those outlined in these plans and which are 22. A stabilized mat of aggregate underlain with filter cloth (or other appropriate measure) shall be located at any point where traffic will be entering or leaving a construction site b. Slope control areas exceeding 1' vertical to 4' horizontal deemed necessary by the Owner, Engineer and/or Village Engineer, shall be 7. Install Storm Sewers implemented immediately by the Contractor. to or from a public right-of-way, street, alley or parking area shall be removed by scraping or street cleaning as accumulations warrant and transported to a controlled a. Install Storm Sewers and Structures 3. See Storm Water Pollution Prevention Plan, available from Owner. sediment disposal area. See details. b. Install inlet protection 4. A copy of the approved Stormwater Pollution Prevention Plan (SWPPP) shall be 23. Soil stabilization (temporary seeding or erosion control blankets) shall be initiated as 8. Install Remaining Underground Utilities maintained on site at all times. soon as practical in those portions of the site where construction activities have 9. Temporarily stabilize all areas that have reached temporary grade. 5. It shall be the Contractor's responsibility to verify that a valid Notice of Intent (N.O.I.) temporarily or permanently ceased. In no case shall an area that is at final grade remain 10. Install Road and Parking Subgrade is on record with the Illinois Environmental Protection Agency (I.E.P.A.), and that copies of all Stormwater Pollution Prevention Plan (SWPPP) Certificates are signed, exposed to the elements for more than fifteen (15) days. 11. Site Construction Work and on file prior to disturbing any ground. 24. Seeding, mulching and sodding shall be in accordance with the landscape plan, by a. Curb and Gutter 6. Soil disturbance shall be conducted in such a manner as to minimize erosion. Soil others. b. Paving walks, roads, etc. stabilization measures shall consider the time of year, site conditions and the use of 25. All disturbed ground within the Village's or County's Right-of-Way shall be restored to 12. Remove excess materials and temporary seed all disturbed areas. temporary or permanent measures. the satisfaction of the Village and the County. 13. Replace parkway with 6” topsoil and sod. 7. Streets and driveways adjacent to the site and work area shall be kept free of dirt, mud 26. The Contractor shall take measures to protect all utility structures (manholes, inlets, 14. Complete construction. Complete on-site paving and repair off-site area. and other debris. The contractor shall immediately remove any dirt, mud or debris that catch basins, sumps, grease separators, valve vaults, auxiliary valve boxes, B-Boxes, 15. Install Permanent Landscaping. Stabilize bottom and side slopes of pond as may become deposited upon the adjacent streets. etc.) and/or retention basins from the accumulation of silt, debris, or foreign matter of required by the MWRDGC. See detail 2 on Sheet C9.0. 8. If blowing dust becomes a problem during construction, the Contractor shall provide a any kind. Utility structures shall be cleaned of any at the end of the project and prior to 16. Remove all temporary SE/SC measures after the site is stabilized with water truck at intervals to sufficiently dampen all disturbed soil. Village acceptance. Sanitary and storm sewer mains shall be jet cleaned if evidence of vegetation. 9. The Contractor shall be responsible for meeting the requirements of all applicable debris build-up is present at the time of final inspection. Cleaning may also be required 17. Perform Continuing Maintenance SE/SC ordinances. The cost of all work necessary to meet these requirements shall be during the course of the construction of the project if it is determined that the silt and 18. * SE/SC maintenance must occur every 7 calendar days and after every 1/2" considered as incidental to the Contract, and no separate payment will be made. debris traps are not functioning properly. or greater rainfall event. 10. Provide SE/SC measures in accordance with the applicable specifications and with the 27. The SE/SC process is an evolving process and is subject to change due to field requirements of the Storm Water Pollution Prevention Plan (SWPPP). conditions and is shown on this plan for convenience only. Contractor is responsible for Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) 11. SE/SC features (including silt fencing) shall be constructed at the onset of construction coordinating all requirements. activities. Such measures shall be installed and inspected prior to hydrologic disturbance of upland areas to contain the effects of construction activity from existing non-disturbed areas. 12. All storm sewers and structures that are or will be functioning during construction shall be protected by an appropriate sediment control measure, until pavement has been installed and permanent vegetation and SE/SC measures has been established. See details on plans. 13. All temporary and permanent SE/SC measures must be maintained and repaired as needed by the Contractor. 14. Whenever, during construction operations, any loose material is deposited in the flow line of gutters, drainage structures, ditches, etc., such that the natural flow line of water is obstructed, this loose material shall be removed immediately by the responsible party. At the conclusion of all construction operations, all drainage structures and flow lines shall be free from dirt, grit and debris. This work shall be considered incidental to the contract. 15. Qualified personnel as designated by the developer shall inspect disturbed areas of the construction site that have not been fully stabilized, SE/SC structures and location(s) where vehicles enter or exit the site. Such inspections shall be conduced at least once every seven (7) calendar days and within 24 hours of the end of a storm that is 0.5 inches or greater or equivalent snowfall. Based on these inspections, the developer shall direct the appropriate Contractor to clean, repair or implement additional SE/SC measures deemed necessary to effectively control soil erosion and sedimentation. Packet Pg. 27  3.1.d Packet Pg. 28 Attachment: Carraig Subdivision - Civil Engineering Plans (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.e Attachment: Site Plan Color (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  Carraig Subdivision Sample Homes by 274 and 286 W Michigan Avenue GW#137 - 11/18/21 Blackwater Valley Development, Inc. 3.1.f Packet Pg. 30 Attachment: Representational elevations - Sample Home Photos (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.g Packet Pg. 31 Attachment: Final Planned Development Application (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.g Packet Pg. 32 Attachment: Final Planned Development Application (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.g Packet Pg. 33 Attachment: Final Planned Development Application (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.g Packet Pg. 34 Attachment: Final Planned Development Application (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.g Packet Pg. 35 Attachment: Final Planned Development Application (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.h Packet Pg. 36 Attachment: Plat of Vacation - appoved, but unexecuted (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.i Packet Pg. 37 Attachment: Carraig - Plat of Subdivision - approved, but unexecuted (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.j Ben Vyverberg Subject: FW: CARRAIG SUBDIVISION HEARING - COMMENTS Attachments: CARRAIG.pdf Attachment: Rhee Objection email (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) From: Dr Sandy Rhee Sent: Monday, February 21, 2022 9:57 PM To: Ben Vyverberg <BVyverberg@palatine.il.us> Subject: CARRAIG SUBDIVISION HEARING - COMMENTS Caution: This is an external email, Please take care when clicking links or opening attachments. When in doubt, please talk with the sender or check with VOP IT Ben, please include this as comments to review for the upcoming hearing re: Carraig Willie Cronin's Subidvision Hearing. Thank you. ' To The Village of Palatine Department of Planning and Zoning We are one of the homeowners of the Arcadia West Subdivision, which is right next to the Carraig Subdivision lots. In both the Arcadia West and East Subdivisions, there are many children residing near the Carraig Subdivision lots and they do love to play outside for all seasons of the year. Pleasant Hill Elementary School is also very close to the the Carraig Subdivision and there are many children who walk by the lots before and after school. There is significant concern that these lots are an “attractive nuisance” to our children and may endanger the safety of them. Children have been attracted to these lots; they have wandered around and behind the vacant homes, and they have walked throughout the lots filled with overgrown trees. For the lot closest to Arcadia East, the lot has been cleared nicely and is safer than the lot closest to Arcadia West (see photos). Many overgrown trees have fallen and with strong winds, these trees can cause serious damage and injuries to neighbors and the houses next to the lots can get damaged by fallen trees. My daughter’s bedroom is right next to his lot and I worry with the high winds, one of the trees will fall and damage our roof and fall into her room. The trees are extremely close and many have fallen, so there is a high possibility this may happen if he does not cut down the overgrown tree. There has been some recycled packaging and toys get caught in the lot during windy days, and we’ve seen kids trying to retrieve the toys is unsafe with all the broken trees and thorny bushes. Lot near Arcadia West (filled with overgrown trees) Lot near Arcadia East (cleared) 1 Packet Pg. 38  3.1.j Attachment: Rhee Objection email (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) The vacant homes are quite a safety concern as they can attract drug dealers, squatters, and criminal activity in our community. To improve the safety of our community and the children, it would be best for Carraig Subdivision to agree to complete the following for reinstatment: 1. demolish the vacant homes 2. clear out all the dead and overgrown trees similar to the lot next to Arcadia East. 2 Packet Pg. 39  3.1.k To The Village of Palatine Department of Planning and Zoning We are one of the homeowners of the Arcadia West Subdivision, which is right next to the Carraig Subdivision lots. In both the Arcadia West and East Subdivisions, there are many Attachment: Rhee Objection - CARRAIG (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) children residing near the Carraig Subdivision lots and they do love to play outside for all seasons of the year. Pleasant Hill Elementary School is also very close to the the Carraig Subdivision and there are many children who walk by the lots before and after school. There is significant concern that these lots are an “attractive nuisance” to our children and may endanger the safety of them. Children have been attracted to these lots; they have wandered around and behind the vacant homes, and they have walked throughout the lots filled with overgrown trees. For the lot closest to Arcadia East, the lot has been cleared nicely and is safer than the lot closest to Arcadia West (see photos). Many overgrown trees have fallen and with strong winds, these trees can cause serious damage and injuries to neighbors and the houses next to the lots can get damaged by fallen trees. My daughter’s bedroom is right next to his lot and I worry with the high winds, one of the trees will fall and damage our roof and fall into her room. The trees are extremely close and many have fallen, so there is a high possibility this may happen if he does not cut down the overgrown tree. There has been some recycled packaging and toys get caught in the lot during windy days, and we’ve seen kids trying to retrieve the toys is unsafe with all the broken trees and thorny bushes. Lot near Arcadia West (filled with overgrown trees) Lot near Arcadia East (cleared) Packet Pg. 40  3.1.k The vacant homes are quite a safety concern as they can attract drug dealers, squatters, and criminal activity in our community. To improve the safety of our community and the children, it Attachment: Rhee Objection - CARRAIG (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) would be best for Carraig Subdivision to agree to complete the following for reinstatment: 1) demolish the vacant homes 2) clear out all the dead and overgrown trees similar to the lot next to Arcadia East. Packet Pg. 41  3.1.l Ben Vyverberg Subject: FW: Carraig Subdivision Attachment: Albright objection (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) From: Lauren Abate < Sent: Tuesday, February 22, 2022 9:06 PM To: Ben Vyverberg <BVyverberg@palatine.il.us> Subject: Carraig Subdivision Caution: This is an external email, Please take care when clicking links or opening attachments. When in doubt, please talk with the sender or check with VOP IT Hi Ben, My name is Lauren Albright and I am a resident in the Arcadia West subdivision (bordering the proposed Carraig Subdivision). I am writing in regards to the public hearing that was rescheduled for March 1st regarding the development. I have a 3 month old baby so won't be able to attend the hearing, but my neighbor Sandy Rhee said we're able to email you with any thoughts we'd like shared/considered for the hearing. Please see below for our thoughts/statement regarding this property, as well as the attached pictures. Let me know if you have any questions either via reply to this email or you can reach me at Thanks! Lauren Albright *********** To the Village of Palatine Department of Planning and Zoning We are homeowners in the Arcadia West subdivision (S Stegen St), bordering the southwest lot of the planned Carraig subdivision. While we have nothing against the planned development, we have significant concerns with the maintenance and upkeep of the property (particularly 286 W Michigan Ave) in the meantime, as the property has been held for an extended amount of time with no signs of development. We moved into our house in December 2018 and have watched the status of the lot and structures deteriorate during this time. The property is at minimum an eyesore, and at worst, a hazardous attractive nuisance. The fence bordering our property is unkempt, has had multiple pieces blow down into both our property, damaging bushes and currently held up with plastic ties, and neighboring properties, which still remain unrepaired. This is a liability as parts of the fence could blow over and injure a child or pet or trap them underneath. Additionally, while Mr. Cronin has removed a good amount of brush/weeds from the property, the area immediately behind the fence and surrounding the shed remains overgrown. These weeds spread onto our property through the fence and have been difficult to contain, despite hiring a lawn care/weed removal service. Mr. Cronin should be 1 Packet Pg. 42  3.1.l required to clear all weeds and brush, maintain the land on an ongoing basis, and repair or remove the fence. The shed and house on the property are also complete eyesores and the shed is unsecured. On multiple occasions we have witnessed children gain access to the shed. While we believe parents have a responsibility to supervise their children's activities, Mr. Cronin should be responsible for securing the structure, particularly knowing that these properties are vacant and will attract wandering children or potentially wild animals seeking shelter that could harm children or pets. Attachment: Albright objection (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue) Ideally, Mr. Cronin should raze both structures, the shed at minimum, as soon as possible, as they/it will need to be razed in order to develop the property anyway. Ultimately, if development of the Carraig subdivision is not scheduled to commence in the immediate future, Mr. Cronin should commit to razing the eyesore structures and maintaining the grounds in a safe and aesthetically pleasing manner during the time the property remains undeveloped or sell the property to another developer. Thank you for your consideration. Lauren Albright 2 Packet Pg. 43  3.1.m Packet Pg. 44 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 45 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 46 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 47 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 48 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 49 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 50 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 51 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 52 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 53 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 54 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 55 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 56 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 57 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 58 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 59 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 60 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 61 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.m Packet Pg. 62 Attachment: Carraig Subdivision - Planned Development - #O-020-17 - 274 & 286 W (Carraig Subdivision - Planned Development 274 and 286 W.  3.1.n Packet Pg. 63 Attachment: Carraig SUB (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.n Packet Pg. 64 Attachment: Carraig SUB (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.n Packet Pg. 65 Attachment: Carraig SUB (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.o Packet Pg. 66 Attachment: Plat of Vacation (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)  3.1.p Packet Pg. 67 Attachment: Public Notice (Carraig Subdivision - Planned Development 274 and 286 W. Michigan Avenue)