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 ● JANUARY 3, 2023 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER II. APPROVAL OF MINUTES 1. Plan Commission - Regular Meeting - Nov 15, 2022 7:00 PM III. PUBLIC HEARING 1. 1150 W. Wilson Street - Preliminary and Final Plat of Subdivision to permit a 2-lot residential resubdivision 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 ● NOVEMBER 15, 2022 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER Attendee Name Title Status Arrived Minutes Acceptance: Minutes of Nov 15, 2022 7:00 PM (Approval of Minutes) Dennis Dwyer Chairman Present Patrick Noonan Plan Commissioner Present Teri Williams Plan Commissioner Excused Eric Friedman Plan Commissioner Present Rodney Bettenhausen Plan Commissioner Present Robert Kolososki Plan Commissioner Present Stephen Fedota Plan Commissioner Present II. APPROVAL OF MINUTES 1. Plan Commission - Regular Meeting - Oct 18, 2022 7:00 PM - Accepted as Amended RESULT: ACCEPTED AS AMENDED [UNANIMOUS] AYES: Dwyer, Noonan, Friedman, Bettenhausen, Kolososki, Fedota ABSENT: Williams VILLAGE OF PALATINE Page 1 Packet Pg. 2  2.1 Minutes Plan Commission November 15, 2022 III. PUBLIC HEARING IV. CASE STAFF STATEMENTS 1. Preliminary Planned Development to allow a 9-unit (4 duplex units and 1 single unit) residential development at 874-912 N. Quentin Road - Recommended to Approve Chairman Dwyer read the notice of public hearing for Case #22-50 that was published in the Daily Herald on October 31st, 2022 Minutes Acceptance: Minutes of Nov 15, 2022 7:00 PM (Approval of Minutes) The following petitioner’s exhibits were introduced: 1. Preliminary Eng - Site Development Plan Rev 3 2. Preliminary Elevations 3. Draft 1st Floorplan Duplex Units 4. Eng - Grading - Existing Conditions Survey 5. Eng - Plat of Survey 6. Representational Elevation for material style - not proposed colors 7. Preliminary Duplex landscaping plan and landscaped buffer - west side of property - Carriageway Landing 8. Project Narrative 9. Preliminary Planned Development Application 10. Legal Notice Sworn in staff - Mr. Vyverberg Sworn in Petitioner - CJ Johnson Mr. Johnson explains that he is proposing a 9-Unit residential development at 874-912 Quentin Road. It will be ranch-style units with separate driveways to the units and additional guest parking within the development. He states that he has met with the neighbors, adjacent to the proposed development, to discuss the project. They have been working on slight modifications to the preliminary plan to address their concerns regarding the rear yard setback. Chairman Dwyer requests specifics regarding engineering and grading. Mr. Vyverberg provides a summary of the property and reviews the previous requests for this vacant property. He presents a zoning map and aerial of the current property conditions at 874-912 Quentin Road. He provides a site plan and references a contour map of the existing grading conditions. He presents preliminary elevations, with grading. Mr. Vyverberg states the village engineer reviewed the conceptual and preliminary engineering plans did not identify anything initially at the preliminary planned development. The final Village Engineer comments and recommendations will come through Final Planned Development, moving forward. Final engineering would be completed if preliminary planned development is approved. Volume control is VILLAGE OF PALATINE Page 2 Packet Pg. 3  2.1 Minutes Plan Commission November 15, 2022 required as part of the watershed management ordinance requirements (MWRD). Chairman Dwyer asks if water detention would be at the south end of the property. Mr. Vyverberg states that volume control is required (MWRD). Detention is not required, but the village has the right to impose if needed. The Final Engineering plans are not required, at this time. At this time, there are no known instances of historic structural flooding in the area. It could be a circumstance where only volume control would be required and a separate detention would not be required by the village. Minutes Acceptance: Minutes of Nov 15, 2022 7:00 PM (Approval of Minutes) Mr. Vyverberg clarifies the curb cuts for this property and explains that the preliminary plan identifies two unified curb cuts. Petitioner and their engineer also identified additional parking within the development for off street parking. He explains that each unit has two car garages, two parking spaces available on the driveway pad and 9 guest spaces throughout the development. Mr. Vyverberg explains that utilities and infrastructure are existing and the new proposed development would tie into the existing. The water line is on the east side of Quentin and sanitary and storm are available, proximate to the subject property. Mr. Vyverberg presents a preliminary floor plan and elevations and explains the design plan and style. He discussed the preliminary landscaping plan and states that arborvitae would be used for screening of properties to the west. If any existing trees could be maintained, they would be included in the conditions for the final landscaping plan. Mr. Friedman inquires whether the village would apply any monotony code to this type of development. Mr. Vyverberg states that it would be considered. Mr. Johnson talks about the plan and the variations to each building and explains that all of the colors would be maintained. Mr. Fedota questions the entrances and inquires the reason for 2 separate drives. Mr. Johnson explains that the intent was to allow for privacy and deter traffic from flowing through the development. Each curb cut serves its’ own set of buildings. Mr. Kolososki states it is also a solution for snow plowing. Snow would be plowed into the area separating the two streets. Mr. Bettenhausen questions the construction of the volume control detention pond. Mr. Johnson explains it would be covered and would be like a French drain. Mr. Bettenhausen asks about the outlet for the pond. Mr. Johnson states it would be sized as per the engineer requirements. Mr. Bettenhausen asks if any landscaping is proposed for the east property line VILLAGE OF PALATINE Page 3 Packet Pg. 4  2.1 Minutes Plan Commission November 15, 2022 along Quentin. Mr. Johnson states the area will be burmed and landscaped and a preliminary plan has been submitted. Mr. Kolososki asks if the roof peaks would be consistent. Mr. Johnson states that the grade difference would cause some slight differences but, generally, they would be. Mr. Vyverberg reads two opposing resident letters that were received via email and reads them into the proceedings. Chairman Dwyer requests confirmation from Mr. Johnson that the concerns will be addressed. Mr. Johnson confirms that they would be. Minutes Acceptance: Minutes of Nov 15, 2022 7:00 PM (Approval of Minutes) Sarah Murphy, resident of 925 N. Franklin Avenue is sworn in. Ms. Murphy states that her concern is the minimal 40’ set back and the reduction from the original 60’ set back that was envisioned. She states that a minimal set back will have an impact on their homes and the loss of privacy. She requests that the developer work to maximize the rear set back and the height of the development. Ms. Murphy states her home is the closest to this development and a 40’ set back only gives a 90’ door to door distance to the residences. Ms. Murphy provides examples of other developments and their setbacks which are significantly higher. Ms. Murphy asks for two conditions to be considered. One is to maximize the rear setback and the second is to consider the elevation of the units which is 10-12’ above their homes. Chairman Dwyer asks Mr. Vyverberg to clarify the minimum setback for R2. Mr. Vyverberg states that the minimum setback for R2 is 40’. Mr. Friedman asks Ms. Murphy what her set back is. Ms. Murphy states it should be a 50’ set back but is closer to 48’. Resident: Christine Lagosia, resident of 835 N. Franklin Avenue is sworn in. Ms. Lagosia states her concern regarding the grading. She is concerned that improper grading would cause flooding to her home. She also is concerned about any retention ponds for this development and states that any type of pond would be a danger. Ms. Lagosia cites a tragedy in Elk Grove Village that she witnessed and ultimately was a law suit. She also believes setbacks allow for any errors after foundations are poured and an increase in the setback would cover these types of errors. Mr. Johnson states that there will not be a retention pond and there will not be a pool of water. There may be a detention pond but this will be determined once final engineering is completed. He reiterates that there will not be a retention pond. Chairman Dwyer states there will be volume control on the property and there may be water puddling after a storm. Resident - Julie Picchiotti, resident of 939 N. Franklin Avenue is sworn in. Questions the elevation of the subject property and the impact it will have on her VILLAGE OF PALATINE Page 4 Packet Pg. 5  2.1 Minutes Plan Commission November 15, 2022 house. She would like a better understanding as to whether there will be water drained to her property. Mr. Johnson states that they are required to pitch any water drainage onto the subject development and water will not drain to any surrounding properties. Mr. Fedota asks if decks are an option for the new development property. Mr. Johnson states that no deck structure will encroach into the 40’ setback. Minutes Acceptance: Minutes of Nov 15, 2022 7:00 PM (Approval of Minutes) STAFF RECOMMENDATION: Since its incorporation into the Village, the Subject Property has maintained a variety of land uses. Given its direct adjacency to single-family residential uses on along the west side of the property and multi-family uses directly across Poplar Street, an identified land use for the property has not been established, notwithstanding the unimplemented memory care use. The proposed density is appropriate for the land use and the plans would reduce the number of existing access points to the site. With an established parking ration of 5 spaces/unit, Staff does not have any existing parking concerns with the proposal. Also, the height of the ranch-style homes, should not impact the surrounding residential properties. Therefore, Staff recommends approval of the Preliminary Planned Development, subject to the following conditions: 1. All extra agency permits shall be submitted in a manner acceptable to the Village Engineer. 2. The Engineers Estimate of Probable Cost (EEOPC) shall be submitted in a manner acceptable to the Village Engineer. 3. Review fees, based upon the finally accepted EEOPC shall be submitted in a manner acceptable to the Village Engineer. 4. The Final Architectural Plans shall be revised in a manner acceptable to the Director of Community Development/Planning and Zoning, including the final material quantities and distribution. 5. The Final Engineering Plans shall be submitted and revised in a manner acceptable to the Village Engineer. 6. The Final Landscaping Plan shall be revised in a manner acceptable to the Director of Planning and Zoning. The plan should review the ability to maintain any of the existing healthy trees within the property. 7. A Public Improvement letter of credit in an amount of 115% of the approved EEOPC, for said public improvements, shall be submitted in a manner acceptable to the Village Engineer. 8. A Planned Development Letter of Credit in the amount of $90,000 - ($10,000/unit, per Article 14 of the Zoning Ordinance) shall be submitted in VILLAGE OF PALATINE Page 5 Packet Pg. 6  2.1 Minutes Plan Commission November 15, 2022 a manner acceptable to the Director of Planning and Zoning. 9. If required, a Final Plat of Subdivision shall be submitted in a manner acceptable to the Village Engineer and Director of Planning and Zoning. As determined by the Village Attorney, the HOA declarations shall be submitted and revised in a manner acceptable to the Village Attorney. 10. A construction management plan shall be submitted in a manner acceptable to the Director of Planning and Zoning and the Village Engineer and shall outline the proposed development schedule and identify the material delivery routes and proposed parking areas for the contractors, in conjunction with the building permit application submission. Minutes Acceptance: Minutes of Nov 15, 2022 7:00 PM (Approval of Minutes) Mr. Noonan made a motion to close the public hearing; seconded by Mr. Kolososki. DISCUSSION: Mr. Noonan states that the petitioner has utilized the property. Mr. Fedota states it is a reasonable development and is a good use of the land. Mr. Kolososki states that the petitioner, Mr. Johnson, appears to have done his homework and the ranch style quad homes would be ideal for this property. Chairman Dwyer states that they have taken into consideration the resident’s concerns and has been cooperative in addressing their concerns. Mr. Friedman asks if they would want to add the set back to the conditions. Mr. Noonan made a motion to accept Case #22-50 with a rear setback increase. 2nd by Mr. Kolososki The motion was unanimously approved. Chairman Dwyer summarized that this request has met the standards and was unanimously approved by a vote of 6-0. This will tentatively go to Village Council on December 12th, 2022. Communication: Village Council reviewed the proposed apartment complex at Brockway and Palatine Rd and was unanimously approved. Plan Commission meeting will possibly be cancelled for 12/6/22 and anticipates a 12/20/22 meeting. RESULT: RECOMMENDED TO APPROVE [UNANIMOUS] AYES: Dwyer, Noonan, Friedman, Bettenhausen, Kolososki, Fedota ABSENT: Williams VILLAGE OF PALATINE Page 6 Packet Pg. 7  2.1 Minutes Plan Commission November 15, 2022 V. COMMUNICATIONS VI. ADJOURNMENT Minutes Acceptance: Minutes of Nov 15, 2022 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 7 Packet Pg. 8  3.1 VILLAGE OF PALATINE Plan Commission SCHEDULED 01/03/23 07:00 PM CASE STAFF STATEMENT (ID # 8055) 1150 W. Wilson Street - CASE NUMBER: 22-49 PETITIONER: Greg Rose - GWR Enterprises, INC. LOCATION: 1150 W. Wilson Street PROPOSAL: Plat of Resubdivision to allow a 2-lot single-family residential subdivision ZONING AND LAND USE: R-2 single-family residential - existing vacant lot. Previously, the Subject Property was occupied by one single-family home. It has since been demolished, as the property was sold. SURROUNDING CONDITIONS: North: R-2 single-family residential South: R-2 single-family residential East: R-2 single-family residential West: R-2 single-family residential COMPREHENSIVE PLAN: Single-family residential uses BACKGROUND: The Subject property is zoned R-2 and totals 1.36 acres. It previously contained one single-family residential home and related improvements. The property was sold and the home was demolished. The petitioner proposes to subdivide the property into 2 residential lots. Therefore, the Petitioner is proposing the following: Preliminary and Final Plat of Subdivision to permit 2 single-family residential lots ANALYSIS: Page 1 Packet Pg. 9  3.1 Case Staff Statement (ID # 8055) Meeting of January 3, 2023  The Subject Property is zoned R-2 single-family residential and was annexed into the Village in 1993. The 1150 property is comprised of Lots 3 and 4 in what was originally platted as Arthur T. McIntosh and Company's Chicago Avenue Farms in 1926 and later a component of Runowicz Subdivision in 2001. While the existing property is approximately 1.36 acres, the proposed resubdivision contemplates the following lot characteristics: Proposed Lot Lot Width (75’ for Lot Depth (110’ Size (9,000 sq. ft. for interior lots; 85’ for corner required) lots) interior lots; 10,000 sq. ft. for corner lots) Lot 1 - western 29,791.18 SF (.68 100.28’ 297.08 acres) Lot 2 - eastern 29,779 SF (.68 100’ 297.79 acres)  Both of the proposed lots exceed the minimum required lot standards and R-2 zoning requirements.  The Subject Property is also part of the South Frog Hollow Sub Area (adopted in May 2002), which recognized the Runowicz subdivision and also recommended that redevelopment contemplate larger lot sizes in this area. While the underlying R-2 zoning requirements apply to this property; the proposed subdivision includes two .68 acre lots; it also complies with both the controlling underlying zoning requirements and the broader intentions of the Sub Area plan.  As an existing condition, the property grades from south to north, with the existing Salt Creek encompassing northern portions of the lots. The Subdivision Ordinance requires a 100-foot maintenance easement for the portions of the lot including Salt Creek. The easement was a component of the Runowicz Subdivision and restated in the proposed resubdivision.  From the Wilson Street right of way (existing grade is 777) to the Salt Creek and floodplain area (existing grade = 754), the northern portions of the lots are encumbered within the floodplain. Per the engineering plans, the proposed home sites and any required grading therein, will not impact or effect the floodplain. The proposed lots will have driveway access to the Wilson Street right-of-way and sidewalks are a required condition of the subdivision.  As part of the engineering review and proposed conditions, a Letter of Map Page 2 Packet Pg. 10  3.1 Case Staff Statement (ID # 8055) Meeting of January 3, 2023 Amendment (LOMA - prior to Certificate of Occupancy) to confirm that the proposed homes are not located in the floodplain. The engineering plans and Village Engineer review of the plans indicate that the proposed will not impact the floodplain, but the LOMA required is the regulatory standard for this confirmation.  Per MWRD’s WMO, stormwater detention is not required, but volume control is necessary. The proposed engineering plans identify the volume control areas on the north sides of the home sites for each lot. The Village Engineer has initially reviewed and conditionally accepted the engineering plans.  Village utilities and infrastructure exist within the area and the proposed improvements will extend and incorporate the existing utilities, where required. The most recent subdivision redevelopment in this area occurred at Zhou Subdivision, where 1 single lot was subdivided into 3 new residential lots. RECOMMENDATION: The proposed subdivision conforms to all of the minimum required bulk standards in the zoning ordinance and minimum lot requirements within the Subdivision, Site Development, and Floodplain regulations amendment ordinance. Additionally, the proposed 2-lot subdivision is consistent with the Comprehensive Plan recommendation and continues the established patterns of residential redevelopment in this area. Therefore, Staff recommends approval of the proposed subdivision, subject to the following conditions: 1. The Volume Control area shall be reflected on the plat of subdivision and clearly indicating that the property owner is responsible to maintain these areas, without any modifications. This language would be restated on each plat of survey for the property. 2. The final 100-foot maintenance easement language shall be revised in a manner acceptable to the Village Attorney and Village Engineer. 3. Engineering plans are subject to final review prior to issuance of Site development permit. 4. An MWRD/WMO permit is required. Page 3 Packet Pg. 11  3.1 Case Staff Statement (ID # 8055) Meeting of January 3, 2023 5. FEMA LOMA shall be required (prior to CO) to document the new homes are not located in the Flood Plain. 6. The Engineers Estimate of Probable Cost (EEOPC) shall be submitted in a manner acceptable to the Village Engineer. 7. Review fees, in the amount of 1.5% of the total project improvement costs (as defined in the Village Code) based upon the finally accepted EEOPC shall be submitted in a manner acceptable to the Village Engineer. 8. A Public Improvement letter of credit in an amount of 115% of the approved EEOPC, for said public improvements, shall be submitted in a manner acceptable to the Village Engineer. 9. The Final Engineering Plans shall be revised in a manner acceptable to the Village Engineer. 10. A construction management plan, indicated the proposed material delivery routes and contractor parking areas, shall be submitted to the Village Engineer. 11. The Final Plat of Subdivision shall be submitted on Mylar with the required signatures and significantly conform to the Plat of Subdivision prepared by Morrison Surveying CO. Inc. 12. Cash-in-lieu of detention shall be submitted in a manner acceptable to the Village Engineer. 13. As required by the Subdivision, Site Development, and Floodplain Ordinance, sidewalks are required for the proposed Subdivision. 14. A Subdivision Improvement Agreement shall be submitted in a manner acceptable to the Village Attorney. 15. Recording fees in the amount of $300 shall be submitted. ATTACHMENTS:  Aerial Map  VOP existing utilities - 1150 W. Wilson Street Page 4 Packet Pg. 12  3.1 Case Staff Statement (ID # 8055) Meeting of January 3, 2023  1150 W. Wilson Street - Subject and surrounding zoning districts  Final Plat of Resubdivision - Wilson Street SUB  Wilson Street Resubdivision - Engineering  Plat of Survey - existing lots  Representational elevations  Subdivision application  Runowicz SUB - Plat - directly east and including 1150 W. WIlson Street  Zhou SUB - SE of the Subject Property  Legal notice Page 5 Packet Pg. 13  3.1.a 1150 W. Wilson Street - 2-lot R-2 subdivision Legend Attachment: Aerial Map (1150 W. Wilson Street) 0 300 600 Print Date: 12/30/2022 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Packet Pg. 14  3.1.b 1150 W. Wilson Street - 2-lot subdivision Legend Water Utilities Hydrant Attachment: VOP existing utilities - 1150 W. Wilson Street (1150 W. Wilson Street) Water Fitting Water Valve Open Water Service Valve Open Water Main Break Water Lateral Active Water Main Active Sanitary Utilities Sanitary Manhole Sanitary Fitting Sanitary Lateral Active Sanitary Main Active Sanitary Force Main Active Storm Utilities Storm Catch Basin Storm Inlet Storm Manhole 0 300 600 Print Date: 12/29/2022 Notes ft Storm Fitting Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Storm Discharge PointPacket Pg. 15  3.1.c Map Title Legend Attachment: 1150 W. Wilson Street - Subject and surrounding zoning districts (1150 W. Wilson Street) Zoning and Development Zoning R-1: Single Family R-2: Single Family 0 300 600 Print Date: 12/29/2022 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Packet Pg. 16  3.1.d Packet Pg. 17 Attachment: Final Plat of Resubdivision - Wilson Street SUB (1150 W. Wilson Street)  3.1.d Packet Pg. 18 Attachment: Final Plat of Resubdivision - Wilson Street SUB (1150 W. Wilson Street)  “ ” “ ” “ “ “ ” “ “ ” ” “ ” “ ’ ” ” ” ” ” ” “ “ ” “ ” ” “ “ “ “ ” ” “ ” ” “ ” “ “ ” “ ” “ 3.1.d Packet Pg. 19 Attachment: Final Plat of Resubdivision - Wilson Street SUB (1150 W. Wilson Street)  3.1.e INDEX OF SHEETS Attachment: Wilson Street Resubdivision - Engineering (1150 W. Wilson Street) 1. TITLE SHEET 2. MWRDGC GENERAL NOTES 3. GENERAL NOTES 4. EXISTING CONDITIONS 5. SITE DEVELOPMENT PLAN 6. EROSION CONTROL PLAN 7. EXHIBIT R 8. DETAILS 9. EXISTING DRAINAGE EXHIBIT 10. PROPOSED DRAINAGE EXHIBIT PROJECT BENCHMARK: RIM OF SANITARY MANHOLE ALONG THE SOUTH SIDE OF WILSON STREET, AT THE SW CORNER OF THE SUBJECT PROPERTY. NGVD29 ELEVATION 777.86 TO OBTAIN NAVD88 DATUM SUBTRACT 0.284' Packet Pg. 20  3.1.e A. REFERENCED SPECIFICATIONS PIPE MATERIAL PIPE SPECIFICATIONS JOINT SPECIFICATIONS 1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE APPLICABLE SECTIONS OF THE FOLLOWING, VITRIFIED CLAY PIPE ASTM C-700 ASTM C-425 E. EROSION AND SEDIMENT CONTROL EXCEPT AS MODIFIED HEREIN OR ON THE PLANS: 1. THE CONTRACTOR SHALL INSTALL THE EROSION AND SEDIMENT CONTROL DEVICES AS SHOWN ON THE * STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION (LATEST EDITION), BY THE REINFORCED CONCRETE SEWER PIPE ASTM C-76 ASTM C-443 APPROVED EROSION AND SEDIMENT CONTROL PLAN. ILLINOIS DEPARTMENT OF TRANSPORTATION (IDOT SS) FOR ALL IMPROVEMENTS EXCEPT SANITARY SEWER AND WATER MAIN CONSTRUCTION; * STANDARD SPECIFICATIONS FOR WATER AND SEWER MAIN CONSTRUCTION IN ILLINOIS, LATEST CAST IRON SOIL PIPE ASTM A-74 ASTM C-564 2. EROSION AND SEDIMENT CONTROL PRACTICES SHALL BE FUNCTIONAL PRIOR TO HYDROLOGIC EDITION (SSWS) FOR SANITARY SEWER AND WATER MAIN CONSTRUCTION; DISTURBANCE OF THE SITE. * VILLAGE OF PALATINE MUNICIPAL CODE; DUCTILE IRON PIPE ANSI A21.51 ANSI A21.11 * THE METROPOLITAN WATER RECLAMATION DISTRICT OF GREATER CHICAGO (MWRD) WATERSHED 3. ALL DESIGN CRITERIA, SPECIFICATIONS, AND INSTALLATION OF EROSION AND SEDIMENT CONTROL MANAGEMENT ORDINANCE AND TECHNICAL GUIDANCE MANUAL; POLYVINYL CHLORIDE (PVC) PIPE PRACTICES SHALL BE IN ACCORDANCE WITH THE ILLINOIS URBAN MANUAL. * IN CASE OF CONFLICT BETWEEN THE APPLICABLE ORDINANCES NOTED, THE MORE STRINGENT SHALL TAKE 6-INCH TO 15-INCH DIAMETER SDR 26 ASTM D-3034 ASTM D-3212 PRECEDENCE AND SHALL CONTROL ALL CONSTRUCTION. 18-INCH TO 27-INCH DIAMETER F/DY=46 ASTM F-679 ASTM D-3212 4. A COPY OF THE APPROVED EROSION AND SEDIMENT CONTROL PLAN SHALL BE MAINTAINED ON THE SITE AT ALL TIMES. HIGH DENSITY POLYETHYLENE (HDPE) ASTM D-3350 ASTM D-3261,F-2620 (HEAT FUSION) B. NOTIFICATIONS ASTM D-3035 ASTM D-3212,F-477 (GASKETED) 5. INSPECTIONS AND DOCUMENTATION SHALL BE PERFORMED, AT A MINIMUM: 1. THE MWRD LOCAL SEWER SYSTEMS SECTION FIELD OFFICE MUST BE NOTIFIED AT LEAST TWO (2) WORKING WATER MAIN QUALITY PVC a) UPON COMPLETION OF INITIAL EROSION AND SEDIMENT CONTROL MEASURES, PRIOR TO ANY DAYS PRIOR TO THE COMMENCEMENT OF ANY WORK (CALL 708-588-4055). 4-INCH TO 36-INCH ASTM D-2241 ASTM D-3139 SOIL DISTURBANCE. 4-INCH TO 12-INCH AWWA C900 ASTM D-3139 b) ONCE EVERY SEVEN (7) CALENDAR DAYS AND WITHIN 24 HOURS OF THE END OF A STORM EVENT 2. THE VILLAGE OF PALATINE ENGINEERING DEPARTMENT AND PUBLIC MUST BE NOTIFIED AT LEAST 24 HOURS 14-INCH TO 48-INCH AWWA C905 ASTM D-3139 WITH GREATER THAN 0.5 INCH OF RAINFALL OR LIQUID EQUIVALENT PRECIPITATION. PRIOR TO THE START OF CONSTRUCTION AND PRIOR TO EACH PHASE OF WORK. CONTRACTOR SHALL DETERMINE ITEMS REQUIRING INSPECTION PRIOR TO START OF CONSTRUCTION OR EACH WORK PHASE. 6. SOIL DISTURBANCE SHALL BE CONDUCTED IN SUCH A MANNER AS TO MINIMIZE EROSION. THE FOLLOWING MATERIALS ARE ALLOWED ON A QUALIFIED BASIS SUBJECT TO DISTRICT REVIEW AND IF STRIPPING, CLEARING, GRADING, OR LANDSCAPING ARE TO BE DONE IN PHASES, THE CO-PERMITTEE 3. THE CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES PRIOR TO BEGINNING CONSTRUCTION FOR THE APPROVAL PRIOR TO PERMIT ISSUANCE. A SPECIAL CONDITION WILL BE ADDED TO THE PERMIT WHEN SHALL PLAN FOR APPROPRIATE SOIL EROSION AND SEDIMENT CONTROL MEASURES. EXACT LOCATIONS OF UTILITIES AND FOR THEIR PROTECTION DURING CONSTRUCTION. IF EXISTING THE PIPE MATERIAL BELOW IS USED FOR SEWER CONSTRUCTION OR A CONNECTION IS MADE. UTILITIES ARE ENCOUNTERED THAT CONFLICT IN LOCATION WITH NEW CONSTRUCTION, IMMEDIATELY 7. A STABILIZED MAT OF CRUSHED STONE MEETING THE STANDARDS OF THE ILLINOIS URBAN MANUAL NOTIFY THE ENGINEER SO THAT THE CONFLICT CAN BE RESOLVED. CALL J.U.L.I.E. AT 1-800-892-0123. SHALL BE INSTALLED AT ANY POINT WHERE TRAFFIC WILL BE ENTERING OR LEAVING A CONSTRUCTION PIPE MATERIAL PIPE SPECIFICATIONS JOINT SPECIFICATIONS SITE. SEDIMENT OR SOIL REACHING AN IMPROVED PUBLIC RIGHT-OF-WAY, STREET, ALLEY OR PARKING POLYPROPYLENE (PP) PIPE AREA SHALL BE REMOVED BY SCRAPING OR STREET CLEANING AS ACCUMULATIONS WARRANT AND C. GENERAL NOTES TRANSPORTED TO A CONTROLLED SEDIMENT DISPOSAL AREA. 1. ALL ELEVATIONS SHOWN ON PLANS REFERENCE THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88). 12-INCH TO 24-INCH DOUBLE WALL ASTM F-2736 D-3212, F-477 CONVERSION FACTOR IS 0.28 FT. 8. CONCRETE WASHOUT FACILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE ILLINOIS 30-INCH TO 60-INCH TRIPLE WALL ASTM F-2764 D3212, F-477 URBAN MANUAL AND SHALL BE INSTALLED PRIOR TO ANY ON SITE CONSTRUCTION ACTIVITIES INVOLVING 2. MWRD, THE MUNICIPALITY AND THE OWNER OR OWNER’S REPRESENTATIVE SHALL HAVE THE AUTHORITY TO CONCRETE. INSPECT, APPROVE, AND REJECT THE CONSTRUCTION IMPROVEMENTS. 9. MORTAR WASHOUT FACILITIES SHALL BE CONSTRUCTED IN ADDITION TO CONCRETE WASHOUT 3. THE CONTRACTOR(S) SHALL INDEMNIFY THE OWNER, ENGINEER, MUNICIPALITY, MWRD, AND THEIR AGENTS, FACILITIES FOR ANY BRICK AND MORTAR BUILDING ENVELOPE CONSTRUCTION ACTIVITIES. ETC., FROM ALL LIABILITY INVOLVED WITH THE CONSTRUCTION, INSTALLATION, OR TESTING OF THIS WORK ON THE PROJECT. 8. ALL SANITARY SEWER CONSTRUCTION (AND STORM SEWER CONSTRUCTION IN COMBINED SEWER AREAS), 10. TEMPORARY DIVERSIONS SHALL BE CONSTRUCTED AS NECESSARY TO DIRECT ALL RUNOFF FROM REQUIRES STONE BEDDING WITH STONE ¼ ” TO 1” IN SIZE, WITH MINIMUM BEDDING THICKNESS EQUAL HYDROLOGICALLY DISTURBED AREAS TO AN APPROPRIATE SEDIMENT TRAP OR BASIN. VOLUME 4. THE PROPOSED IMPROVEMENTS MUST BE CONSTRUCTED IN ACCORDANCE WITH THE ENGINEERING PLANS TO ¼ THE OUTSIDE DIAMETER OF THE SEWER PIPE, BUT NOT LESS THAN FOUR (4) INCHES NOR MORE CONTROL FACILITIES SHALL NOT BE USED AS TEMPORARY SEDIMENT BASINS. Attachment: Wilson Street Resubdivision - Engineering (1150 W. Wilson Street) AS APPROVED BY MWRD AND THE MUNICIPALITY UNLESS CHANGES ARE APPROVED BY MWRD, THE THAN EIGHT (8) INCHES. MATERIAL SHALL BE CA-7, CA-11 OR CA-13 AND SHALL BE EXTENDED AT LEAST 12” MUNICIPALITY, OR AUTHORIZED AGENT. THE CONSTRUCTION DETAILS, AS PRESENTED ON THE PLANS, MUST ABOVE THE TOP OF THE PIPE WHEN USING PVC. 12. DISTURBED AREAS OF THE SITE WHERE CONSTRUCTION ACTIVITIES HAVE TEMPORARILY OR BE FOLLOWED. PROPER CONSTRUCTION TECHNIQUES MUST BE FOLLOWED ON THE IMPROVEMENTS PERMANENTLY CEASED SHALL BE STABILIZED WITH TEMPORARY OR PERMANENT MEASURES WITHIN INDICATED ON THE PLANS. 9. NON-SHEAR FLEXIBLE-TYPE COUPLINGS SHALL BE USED IN THE CONNECTION OF SEWER PIPES SEVEN (7) DAYS. OF DISSIMILAR PIPE MATERIALS. 5. THE LOCATION OF VARIOUS UNDERGROUND UTILITIES WHICH ARE SHOWN ON THE PLANS ARE FOR 13. ALL FLOOD PROTECTION AREAS AND VOLUME CONTROL FACILITIES SHALL, AT A MINIMUM, BE INFORMATION ONLY AND REPRESENT THE BEST KNOWLEDGE OF THE ENGINEER. VERIFY LOCATIONS AND 10. ALL MANHOLES SHALL BE PROVIDED WITH BOLTED, WATERTIGHT COVERS. SANITARY LIDS SHALL BE PROTECTED WITH A DOUBLE-ROW OF SILT FENCE (OR EQUIVALENT). ELEVATIONS PRIOR TO BEGINNING THE CONSTRUCTION OPERATIONS. CONSTRUCTED WITH A CONCEALED PICKHOLE AND WATERTIGHT GASKET WITH THE WORD “SANITARY” CAST INTO THE LID. 14. VOLUME CONTROL FACILITIES SHALL NOT BE CONSTRUCTED UNTIL ALL OF THE CONTRIBUTING 6. ANY EXISTING PAVEMENT, SIDEWALK, DRIVEWAY, ETC., DAMAGED DURING CONSTRUCTION OPERATIONS DRAINAGE AREA HAS BEEN STABILIZED. AND NOT CALLED FOR TO BE REMOVED SHALL BE REPLACED AT THE EXPENSE OF THE CONTRACTOR. 11. WHEN CONNECTING TO AN EXISTING SEWER MAIN BY MEANS OTHER THAN AN EXISTING WYE, TEE, OR AN EXISTING MANHOLE, ONE OF THE FOLLOWING METHODS SHALL BE USED: 15. SOIL STOCKPILES SHALL, AT A MINIMUM, BE PROTECTED WITH PERIMETER SEDIMENT CONTROLS. 7. MATERIAL AND COMPACTION TESTING SHALL BE PERFORMED IN ACCORDANCE WITH THE REQUIREMENTS a) A CIRCULAR SAW-CUT OF SEWER MAIN BY PROPER TOOLS (“SHEWER-TAP” MACHINE OR SIMILAR) SOIL STOCKPILES SHALL NOT BE PLACED IN FLOOD PROTECTION AREAS OR THEIR BUFFERS. OF THE MUNICIPALITY, MWRD, AND OWNER. AND PROPER INSTALLATION OF HUBWYE SADDLE OR HUB-TEE SADDLE. b) REMOVE AN ENTIRE SECTION OF PIPE (BREAKING ONLY THE TOP OF ONE BELL) AND REPLACE WITH 16. EARTHEN EMBANKMENT SIDE SLOPES SHALL BE STABILIZED WITH APPROPRIATE EROSION CONTROL 8. THE UNDERGROUND CONTRACTOR SHALL MAKE ALL NECESSARY ARRANGEMENTS TO NOTIFY ALL A WYE OR TEE BRANCH SECTION. BLANKET. INSPECTION AGENCIES. c) WITH PIPE CUTTER, NEATLY AND ACCURATELY CUT OUT DESIRED LENGTH OF PIPE FOR INSERTION 17. STORM SEWERS THAT ARE OR WILL BE FUNCTIONING DURING CONSTRUCTION SHALL BE PROTECTED OF PROPER FITTING, USING “BAND SEAL” OR SIMILAR COUPLINGS TO HOLD IT FIRMLY IN PLACE. BY APPROPRIATE SEDIMENT CONTROL MEASURES. 9. ALL NEW AND EXISTING UTILITY STRUCTURES ON SITE AND IN AREAS DISTURBED DURING CONSTRUCTION SHALL BE ADJUSTED TO FINISH GRADE PRIOR TO FINAL INSPECTION. 12. WHENEVER A SANITARY/COMBINED SEWER CROSSES UNDER A WATERMAIN, THE MINIMUM VERTICAL 18. THE CONTRACTOR SHALL EITHER REMOVE OR REPLACE ANY EXISTING DRAIN TILES AND INCORPORATE DISTANCE FROM THE TOP OF THE SEWER TO THE BOTTOM OF THE WATERMAIN SHALL BE 18 INCHES. THEM INTO THE DRAINAGE PLAN FOR THE DEVELOPMENT. DRAIN TILES CANNOT BE TRIBUTARY TO A 10. RECORD DRAWINGS SHALL BE KEPT BY THE CONTRACTOR AND SUBMITTED TO THE ENGINEER AS SOON AS FURTHERMORE, A MINIMUM HORIZONTAL DISTANCE OF 10 FEET BETWEEN SANITARY/COMBINED SANITARY OR COMBINED SEWER. DRAIN TILES ALLOWED IN COMBINED SEWER AREA FOR UNDERGROUND IMPROVEMENTS ARE COMPLETED. FINAL PAYMENTS TO THE CONTRACTOR SHALL BE HELD SEWERS AND WATERMAINS SHALL BE MAINTAINED UNLESS: THE SEWER IS LAID IN A SEPARATE GREEN INFRASTRUCTURE PRACTICES. UNTIL THEY ARE RECEIVED. ANY CHANGES IN LENGTH, LOCATION OR ALIGNMENT SHALL BE SHOWN IN RED. TRENCH, KEEPING A MINIMUM 18” VERTICAL SEPARATION; OR THE SEWER IS LAID IN THE SAME ALL WYES OR BENDS SHALL BE LOCATED FROM THE DOWNSTREAM MANHOLE. ALL VALVES, B-BOXES, TEES TRENCH WITH THE WATERMAIN LOCATED AT THE OPPOSITE SIDE ON A BENCH OF UNDISTURBED OR BENDS SHALL BE TIED TO A FIRE HYDRANT. EARTH, KEEPING A MINIMUM 18” VERTICAL SEPARATION. IF EITHER THE VERTICAL OR HORIZONTAL 19. IF DEWATERING SERVICES ARE USED, ADJOINING PROPERTIES AND DISCHARGE LOCATIONS SHALL DISTANCES DESCRIBED CANNOT BE MAINTAINED, OR THE SEWER CROSSES ABOVE THE WATER MAIN, BE PROTECTED FROM EROSION AND SEDIMENTATION. DEWATERING SYSTEMS SHOULD BE INSPECTED THE SEWER SHALL BE CONSTRUCTED TO WATER MAIN STANDARDS OR IT SHALL BE ENCASED WITH A DAILY DURING OPERATIONAL PERIODS. THE SITE INSPECTOR MUST BE PRESENT AT THE D. SANITARY SEWER WATER MAIN QUALITY CARRIER PIPE WITH THE ENDS SEALED. COMMENCEMENT OF DEWATERING ACTIVITIES. 1. THE CONTRACTOR SHALL TAKE MEASURES TO PREVENT ANY POLLUTED WATER, SUCH AS GROUND AND SURFACE WATER, FROM ENTERING THE EXISTING SANITARY SEWERS. 13. ALL EXISTING SEPTIC SYSTEMS SHALL BE ABANDONED. ABANDONED TANKS SHALL BE FILLED WITH 20. THE CONTRCTOR SHALL BE RESPONSIBLE FOR TRENCH DEWATERING AND EXCAVATION FOR THE GRANULAR MATERIAL OR REMOVED. INSTALLATION OF SANITARY SEWERS, STORM SEWERS, WATERMAINS AS WELL AS THEIR SERVICES 2. A WATER-TIGHT PLUG SHALL BE INSTALLED IN THE DOWNSTREAM SEWER PIPE AT THE POINT OF SEWER AND OTHER APPURTENANCES. ANY TRENCH DEWATERING, WHICH CONTAINS SEDIMENT SHALL PASS CONNECTION PRIOR TO COMMENCING ANY SEWER CONSTRUCTION. THE PLUG SHALL REMAIN IN PLACE 14. ALL SANITARY MANHOLES, (AND STORM MANHOLES IN COMBINED SEWER AREAS), SHALL HAVE A THROUGH A SEDIMENT SETTLING POND OR EQUALLY EFFECTIVE SEDIMENT CONTROL DEVICE. UNTIL REMOVAL IS AUTHORIZED BY THE MUNICIPALITY AND/OR MWRD AFTER THE SEWERS HAVE BEEN MINIMUM INSIDE DIAMETER OF 48 INCHES, AND SHALL BE CAST IN PLACE OR PRE-CAST REINFORCED ALTERNATIVES MAY INCLUDE DEWATERING INTO A SUMP PIT, FILTER BAG OR EXISTING VEGETATED TESTED AND ACCEPTED. CONCRETE. UPSLOPE AREA. SEDIMENT LADEN WATERS SHALL NOT BE DISCHARGE TO WATERWAYS, FLOOD PROTECTION AREAS OR THE COMBINED SEWER SYSTEM. 3. DISCHARGING ANY UNPOLLUTED WATER INTO THE SANITARY SEWER SYSTEM FOR THE PURPOSE OF 15. ALL SANITARY MANHOLES, (AND STORM MANHOLES IN COMBINED SEWER AREAS), SHALL HAVE 21. ALL PERMANENT EROSION CONTROL PRACTICES SHALL BE INITIATED WITHIN SEVEN (7) DAYS SEWER FLUSHING OF LINES FOR THE DEFLECTION TEST SHALL BE PROHIBITED WITHOUT PRIOR APPROVAL PRECAST “RUBBER BOOTS” THAT CONFORM TO ASTM C-923 FOR ALL PIPE CONNECTIONS. PRECAST FOLLOWING THE COMPLETION OF SOIL DISTURBING ACTIVITIES. FROM THE MUNICIPALITY OR MWRD. SECTIONS SHALL CONSIST OF MODIFIED GROOVE TONGUE AND RUBBER GASKET TYPE JOINTS. 4. ALL SANITARY SEWER CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE STANDARD SPECIFICATIONS 22. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE MAINTAINED AND REPAIRED AS NEEDED 16. ALL ABANDONED SANITARY SEWERS SHALL BE PLUGGED AT BOTH ENDS WITH AT LEAST 2 FEET LONG ON A YEAR-ROUND BASIS DURING CONSTRUCTION AND ANY PERIODS OF CONSTRUCTION SHUTDOWN FOR WATER AND SEWER MAIN CONSTRUCTION IN ILLINOIS (LATEST EDITION). NON-SHRINK CONCRETE OR MORTAR PLUG. UNTIL PERMANENT STABILIZATION IS ACHIEVED. 5. ALL FLOOR DRAINS SHALL DISCHARGE TO THE SANITARY SEWER SYSTEM. 17. EXCEPT FOR FOUNDATION/FOOTING DRAINS PROVIDED TO PROTECT BUILDINGS, OR PERFORATED PIPES 23. ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES SHALL BE REMOVED WITHIN ASSOCIATED WITH VOLUME CONTROL FACILITIES, DRAIN TILES/FIELD TILES/UNDERDRAINS/PERFORATED THIRTY (30) DAYS AFTER PERMANENT SITE STABILIZATION. 6. ALL DOWNSPOUTS AND FOOTING DRAINS SHALL DISCHARGE TO THE STORM SEWER SYSTEM. PIPES ARE NOT ALLOWED TO BE CONNECTED TO OR TRIBUTARY TO COMBINED SEWERS, SANITARY SEWERS, OR STORM SEWERS TRIBUTARY TO COMBINED SEWERS IN COMBINED SEWER AREAS. 24. THE EROSION AND SEDIMENT CONTROL MEASURES SHOWN ON THE PLANS ARE THE MINIMUM 7. ALL SANITARY SEWER PIPE MATERIALS AND JOINTS (AND STORM SEWER PIPE MATERIALS AND JOINTS CONSTRUCTION OF NEW FACILITIES OF THIS TYPE IS PROHIBITED; AND ALL EXISTING DRAIN TILES AND REQUIREMENTS. ADDITIONAL MEASURES MAY BE REQUIRED, AS DIRECTED BY THE ENGINEER, IN A COMBINED SEWER AREA) SHALL CONFORM TO THE FOLLOWING: PERFORATED PIPES ENCOUNTERED WITHIN THE PROJECT AREA SHALL BE PLUGGED OR REMOVED, AND SITE INSPECTOR, OR MWRD. SHALL NOT BE CONNECTED TO COMBINED SEWERS, SANITARY SEWERS, OR STORM SEWERS TRIBUTARY TO COMBINED SEWERS. 18. A BACKFLOW PREVENTER IS REQUIRED FOR ALL DETENTION BASINS TRIBUTARY TO COMBINED SEWERS. REQUIRED BACKFLOW PREVENTERS SHALL BE INSPECTED AND EXERCISED ANNUALLY BY THE PROPERTY OWNER TO ENSURE PROPER OPERATION, AND ANY NECESSARY MAINTENANCES SHALL BE PERFORMED TO ENSURE FUNCTIONALITY. IN THE EVENT OF A SEWER SURCHARGE INTO AN OPEN DETENTION BASIN TRIBUTARY TO COMBINED SEWERS, THE PERMITTEE SHALL ENSURE THAT CLEAN UP AND WASH OUT OF SEWAGE TAKES PLACE WITHIN 48 HOURS OF THE STORM EVENT. Packet Pg. 21  3.1.e Packet Pg. 22 Attachment: Wilson Street Resubdivision - Engineering (1150 W. Wilson Street)  3.1.e Packet Pg. 23 Attachment: Wilson Street Resubdivision - Engineering (1150 W. Wilson Street)  3.1.e Packet Pg. 24 Attachment: Wilson Street Resubdivision - Engineering (1150 W. Wilson Street)  3.1.e Packet Pg. 25 Attachment: Wilson Street Resubdivision - Engineering (1150 W. Wilson Street)  · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · 3.1.e Packet Pg. 26 Attachment: Wilson Street Resubdivision - Engineering (1150 W. Wilson Street)  3.1.e Packet Pg. 27 Attachment: Wilson Street Resubdivision - Engineering (1150 W. Wilson Street)  3.1.e Packet Pg. 28 Attachment: Wilson Street Resubdivision - Engineering (1150 W. Wilson Street)  3.1.e Packet Pg. 29 Attachment: Wilson Street Resubdivision - Engineering (1150 W. Wilson Street)  3.1.f Packet Pg. 30 Attachment: Plat of Survey - existing lots (1150 W. Wilson Street)  3.1.g Packet Pg. 31 Attachment: Representational elevations (1150 W. Wilson Street)  3.1.g Packet Pg. 32 Attachment: Representational elevations (1150 W. Wilson Street)  3.1.h Packet Pg. 33 Attachment: Subdivision application (1150 W. Wilson Street)  3.1.h Packet Pg. 34 Attachment: Subdivision application (1150 W. Wilson Street)  3.1.h Packet Pg. 35 Attachment: Subdivision application (1150 W. Wilson Street)  3.1.i Packet Pg. 36 Attachment: Runowicz SUB - Plat - directly east and including 1150 W. WIlson Street (1150 W. Wilson Street)  3.1.i Packet Pg. 37 Attachment: Runowicz SUB - Plat - directly east and including 1150 W. WIlson Street (1150 W. Wilson Street)  3.1.i Packet Pg. 38 Attachment: Runowicz SUB - Plat - directly east and including 1150 W. WIlson Street (1150 W. Wilson Street)  3.1.j Packet Pg. 39 Attachment: Zhou SUB - SE of the Subject Property (1150 W. Wilson Street)  3.1.j Packet Pg. 40 Attachment: Zhou SUB - SE of the Subject Property (1150 W. Wilson Street)  3.1.j Packet Pg. 41 Attachment: Zhou SUB - SE of the Subject Property (1150 W. Wilson Street)  3.1.j Packet Pg. 42 Attachment: Zhou SUB - SE of the Subject Property (1150 W. Wilson Street)  3.1.j Packet Pg. 43 Attachment: Zhou SUB - SE of the Subject Property (1150 W. Wilson Street)  3.1.k Packet Pg. 44 Attachment: Legal notice (1150 W. Wilson Street)