R-21-01
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EXHIBIT A
DEVELOPMENT AGREEMENT
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THIS DOCUMENT
PREPARED BY AND AFTER
RECORDING RETURN TO:
Benjamin Schuster
Elrod Friedman LLP
325 N. LaSalle Street
Suite 450
Chicago, IL 60654
DEVELOPMENT AGREEMENT
BETWEEN
THE VILLAGE OF DEERFIELD,
BRINSHORE DEVELOPMENT LLC, AND
HOUSING OPPORTUNITY DEVELOPMENT CORPORATION
(10 DEERFIELD ROAD – ZION WOODS MULTI-FAMILY HOUSING)
DATED AS OF ______________, 2021
Above Space For Recorder’s Use Only
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DEVELOPMENT AGREEMENT
BETWEEN
THE VILLAGE OF DEERFIELD,
BRINSHORE DEVELOPMENT LLC, AND
HOUSING OPPORTUNITY DEVELOPMENT CORPORATION
(10 DEERFIELD ROAD – ZION WOODS MULTI-FAMILY HOUSING)
DATED AS OF ______________, 2021
THIS DEVELOPMENT AGREEMENT (“Agreement”) is made as of the _____ day of
______________, 2021, by and between the VILLAGE OF DEERFIELD, an Illinois home rule
municipal corporation (“Village”), BRINSHORE DEVELOPMENT, LLC, an Illinois limited liability
company (“Brinshore”), and HOUSING OPPORTUNITY DEVELOPMENT CORPORATION, an
Illinois not-for-profit corporation (“HODC”) (HODC and Brinshore are, collectively, the
“Developer”).
IN CONSIDERATION OF the recitals and the mutual covenants and agreements set forth
in this Agreement, and pursuant to the Village’s home rule powers, the parties hereto agree as
follows:
SECTION 1. RECITALS.
A. The Village is an Illinois home rule municipal corporation subject to the provisions
of Section 6 of Article VII of the Illinois Constitution.
B. The Property is an approximately 8.51 acre property located at the address
commonly and collectively known as 10 Deerfield Road.
C. The Property was located in the R-1 Single Family Zoning District.
D. The Property is owned by Zion Lutheran Evangelical Church, an Illinois not-for-
profit corporation (“Owner”) which operates a church on the Property and has consented to the
execution and recordation of this Agreement.
E. The Owner and the Developer intend to enter into a 99-year ground lease for the
portions of the Property to be redeveloped as described in this Agreement.
F. The Property is currently improved with a one-story brick building occupied and
operated by the Owner with a church and school (“Church”), as well as a one and one half story
brick and frame residence used as a parsonage (“Parsonage”).
G. Developer desires to demolish the Parsonage and develop two multi-family
apartment buildings on the Property (“Development”).
H. In connection with the Development of the Property, Developer filed applications
with the Village seeking relief from the Zoning Ordinance including (i) rezoning of the Property
from the R-1 Single Family Residential District to the R-5 General Residence District; (ii) approval
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of a Residential Planned Unit Development with Necessary Exemptions and (iii) an amendment
to the Comprehensive Plan Future Land Use Map (collectively, “Requested Relief”).
I. A public hearing was held by the Village Plan Commission on June 28, 2018 to
consider approval of the Preliminary Planned Unit Development Plan for Proposed Development
on the Property and recommended that the Board approve such relief.
J. On August 20, 2018, the Corporate Authorities approved the Preliminary Planned
Unit Development Plan for the Development.
K. A public meeting was held by the Plan Commission on October 8, 2020, to consider
whether the Final Planned Unit Development Plan was in substantial conformance with the
Preliminary Planned Unit Development Plan. On October 8, 2020, the Plan Commission certified
to the Corporate Authorities that the Final Planned Unit Development Plan was in substantial
conformance with the Preliminary Planned Unit Development Plan.
L. On _________, 2021, the Corporate Authorities adopted the Planned Unit
Development Ordinance approving the Development and the Development Approvals, effective
upon the execution of this Agreement.
M. The Corporate Authorities, after due and careful consideration, have concluded
that the development and use of the Property pursuant to and in accordance with this Agreement
would further enable the Village to control the development of the area and would serve the best
interests of the Village.
N. The Village desires that the Property be developed and used only in compliance
with this Agreement and the Development Approvals.
SECTION 2. DEFINITIONS; RULES OF CONSTRUCTION.
A. Definitions. Whenever used in this Agreement, the following terms have the
following meanings unless a different meaning is required by the context. All capitalized words
and phrases throughout this Agreement have the meanings set forth in the preamble above and
in this Section and the other provisions of this Agreement. If a word or phrase is not specifically
defined in this Agreement, it has the meaning ascribed to it in the Village Code, Zoning Ordinance,
or Subdivision Code.
“Apartment Buildings”: The two multi-family apartment buildings proposed to be
constructed on the Property as part of the Development.
“Building Code”: Chapter 6 of the Village Code and all international and model codes
adopted therein.
“Comprehensive Plan Ordinance”: Ordinance No. ____-21, adopted by the Corporate
Authorities, as may be amended, amending the Village of Deerfield Comprehensive Plan’s Future
Land Use Map to re-designate the Property’s land use from institutional to multi-family residential.
“Corporate Authorities”: The Mayor and Board of Trustees of the Village.
“Development Approvals”: Collectively, the Planned Unit Development Ordinance,
Comprehensive Plan Ordinance, and Rezoning Ordinance.
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“Development Code”: The Development Code of the Village of Deerfield, as amended.
“Effective Date”: The date set forth in the first paragraph of page one of this Agreement.
“Elevations”: Those certain “Exterior Elevations” prepared by Eckenhoff Saunders
Architects, consisting of two sheets labeled A3.0 and A3.1, with a latest revision date of
September 30, 2020, a copy of which is attached to this Agreement as Exhibit B-5.
“Events of Default”: Defined in Section 13.A of this Agreement with respect to Developer
and in Section 13.B of this Agreement with respect to the Village.
“Evidence of Lease Date”: The date on which the Village Clerk receives evidence, in the
form of an executed, effective, and recorded Memorandum of Lease or other proof satisfactory to
the Village Attorney, that the Owner has entered into a binding ground lease for a term of at least
99 years with the Developer for the purpose of constructing and operating the Development on
the Property.
“Final Development Plan”: Collectively, those plans and specifications for the
Development as approved and defined in Section 3 of the Planned Unit Development Ordinance,
as may be amended pursuant to Section 16.M of this Agreement.
“Final Engineering Plan”: Those certain “Zion Woods Multi-Family Housing Engineering
Plans” prepared by the V3 Companies, consisting of 14 sheets, with sheets that have a latest
revision date of January 12, 2021, a copy of which is attached to this Agreement as Exhibit B-2.
“Final Landscape Plan”: Those certain “Zion Church Landscape Plans” prepared by
Daniel Weibach & Partners, Ltd., consisting of two sheets labeled L1.01 and L1.02, with a latest
revision date of December 18, 2020, a copy of which is attached to this Agreement as Exhibit B-
3.
“Floor Plans”: Those certain “Floor Plans” prepared by Eckenhoff Saunders Architects,
consisting of five sheets labeled A1.0 through A1.4, with a latest revision date of September 30,
2020, a copy of which is attached to this Agreement as Exhibit B-6.
“Impact Fee Ordinance”: Village Ordinance No. 0-93-48.
“Improvements”: The on-site and off-site improvements to be made in connection with
the development of the Property, as provided in Section 4 of this Agreement, including, without
limitation, the Public Improvements and the landscaping to be installed pursuant to the Final
Development Plan, but specifically excluding the Apartment Buildings to be constructed on the
Property.
“Letter of Credit”: The specific form of performance security required by Section 9.A of
this Agreement, and a form of which is included as Exhibit C to this Agreement.
“Maintenance Guarantee”: Defined in Section 9.C of this Agreement.
“Parties”: The Village, Brinshore, and HODC, collectively.
“Person”: Any corporation, partnership, individual, joint venture, limited liability company,
trust, estate, association, business, enterprise, proprietorship, governmental body or any bureau,
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department or agency thereof, or other legal entity of any kind, either public or private, and any
legal successor, agent, representative, authorized assign, or fiduciary acting on behalf of any of
the above.
“Photometric Plan”: Those certain “Site Photometrics” prepared by RTM Engineering
Consultants, consisting of one sheet, with a latest revision date of September 30, 2020, a copy of
which is attached to this Agreement as Exhibit B-7.
“Plan Commission”: The Plan Commission of the Village, established by Division 6 of
Article 11 of Chapter 2 of the Village Code.
“Planned Unit Development Ordinance”: Ordinance No. ____-21, adopted by the
Corporate Authorities, as may be amended, approving for the Property: (i) a special use for a
planned residential development; (ii) the Final Development Plan for the Property; and (iii) certain
zoning exceptions within the approved planned development.
“Property”: That certain tract of land, consisting of approximately 8.51 acres, located at
the address commonly and collectively known as 10 Deerfield Road, in Deerfield, Illinois and
legally described in Exhibit A attached to this Agreement.
"Public Improvements": Those Improvements that will be dedicated to, and accepted
by, the Village.
“Requirements of Law”: All applicable federal, state and Village laws, statutes, codes,
ordinances, resolutions, rules, and regulations.
“Rezoning Ordinance”: Ordinance No. ____-21, adopted by the Corporate Authorities
rezoning the Property from the R-1 Single Family Residential District to the R-5 General
Residence District.
“Signage Plan”: That certain “Exterior Signage” plan prepared by Eckenhoff Saunders
Architects, consisting of one sheet labeled AS1.2 , with a latest revision date of September 30,
2020, a copy of which is attached as Exhibit B-8.
“Site Plan”: That certain “Site Plan” prepared by Eckenhoff Saunders Architects
consisting of one sheet labeled AS1.0, with a latest revision date of October 28, 2020, a copy of
which is attached to this Agreement as Exhibit B-1.
"Site Restoration": Site restoration and modification activities to establish a park-like
setting suitable for passive outdoor recreational activities, including without limitation, demolition
of partially constructed improvements and structures, regrading, erosion control, and installation
of sod or seeding.
"Standards Manual": The “Deerfield Standards and Specifications Manual,” as
amended.
“Stormwater Improvements”: The following specific Improvements, as depicted on the
Final Engineering Plan: stormwater detention and compensatory storage basins, and private
storm sewers, related equipment, appurtenances, structures, swales, and storm drainage areas
installed and maintained on the Property to ensure adequate storm water drainage and
management and to collect and direct storm water into the North Branch of the Chicago River .
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"Structure": Anything constructed or erected which requires location on the ground or is
attached to something having location on the ground. The term "structure" shall include buildings,
but shall not include fences. Structure will in all cases be deemed to include, without limitation,
the Apartment Buildings to be constructed on the Property.
“Subdivision Code”: The Subdivision Code of the Village of Deerfield, as amended.
“Transferee Assumption Agreement”: Defined in Section 11.B.4 of this Agreement.
“Tree Preservation Ordinance”: Article 4 of Chapter 21 of the Village Code.
“Tree Preservation Plan”: That certain “Tree Preservation Plan” prepared by Daniel
Weinbach & Partners, Ltd., consisting of two sheets labeled L0.01 and L0.01A, with a latest
revision date of December 18, 2020 a copy of which is attached to this Agreement as Exhibit B-
4.
“Uncontrollable Circumstance”: Any of the following events and circumstances that
materially change the costs or ability of Developer to carry out its obligations under this
Agreement:
a. insurrection, riot, civil disturbance, sabotage, act of public enemy, explosion,
nuclear incident, or war;
b. epidemic or pandemic, hurricane, tornado, landslide, earthquake, lightning, fire,
windstorm, other extraordinary weather conditions preventing performance of work, or other
similar Act of God;
c. governmental condemnation or taking other than by the Village; or
d. strikes, lockouts, or labor disputes, other than those caused by the unlawful acts
of Developer, its partners, or affiliated entities; or
Uncontrollable Circumstance does not include : (i) delays caused by weather conditions,
unless the weather conditions are unusually severe or abnormal considering the time of year and
the particular location involved; or (ii) economic hardship, impracticability of performance,
commercial, economic, or market conditions, or a failure of performance by a contractor of
Developer (except as caused by events that are Uncontrollable Circumstances as to such
contractor).
“Vertical Construction”: The construction of any portion of a Structure above grade
level.
“Village Code”: Municipal Code of the Village of Deerfield, Illinois (1976), as amended.
“Workforce and Accessible Housing Covenant”: That certain covenant required to be
executed by the Developer and Owner, and recorded against the Property pursuant to Section 6
of this Agreement to ensure the continued use of the Property for the purposes described in this
Agreement.
“Zoning Ordinance”: The Deerfield Zoning Ordinance (1978), as amended.
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B. Rules of Construction.
1. Grammatical Usage and Construction. In construing this Agreement, plural
terms are to be substituted for singular and singular for plural, in any place in which the context
so requires.
2. Headings. The headings, titles, and captions in this Agreement have been
inserted only for convenience and in no way define, limit, extend, or describe the scope or intent
of this Agreement.
3. Calendar Days. Unless otherwise provided in this Agreement, any
reference in this Agreement to “day” or “days” means calendar days and not business days. If the
date for giving of any notice required to be given, or the performance of any obligation, under this
Agreement falls on a Saturday, Sunday, or federal holiday, then the notice or obligation may be
given or performed on the next business day after that Saturday, Sunday, or federal holiday.
4. Compliance and Conflict with Other Requirements. Unless otherwise
provided in this Agreement either specifically or in context, in the event of a conflict between or
among this Agreement and any plan, document, or Requirement of Law referenced in this
Agreement, the plan, document, or Requirement of Law that provides the greatest control and
protection for the Village, as determined by the Village Manager, will control. All of the provisions
set forth in this Agreement, and all referenced plans, documents, and Requirements of Law are
to be interpreted so that the duties and requirements imposed by any one of them are cumulative
among all of them, unless otherwise provided in this Agreement either specifically or in context.
SECTION 3. DEVELOPMENT, USE, OPERATION AND MAINTENANCE OF THE
PROPERTY.
A. Development. The Development must consist of the following required elements,
all of which were promised by Developer and served as an enticement to the Village to enter into
this Agreement:
1. Apartment Buildings: The Developer will construct two multi-family
apartment buildings on the Property with the following characteristics:
a. Dwelling Units: 25 dwelling units across two, 2-story buildings
containing 12 and 13 units respectively;
i. Mix of one and two story units;
ii. 13- one-bedroom units (620 sf), 7- two-bedroom units, and
5- three bedroom units (1,120 sf); and
iii. The unit sizes will range from 620 s.f. for a one-bedroom
apartment to 1,120 s.f. for a 3-bedroom apartment.
2. Parking: 116 at-grade parking spaces that will serve both the Apartment
Buildings and the Church.
B. General Use and Development Restrictions. The development, construction,
use, operation and maintenance of the Development on the Property, must, except for minor
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alterations due to final engineering and site work approved by the Village Engineer or the Director
of Community Development, as appropriate, comply, and be in accordance, with the following:
1. this Agreement;
2. the Development Approvals;
3. the Final Development Plan and all individual plans and documents
of which it is comprised;
4. the Zoning Ordinance;
5. the Building Code;
6. the Subdivision Code;
7. the Development Code;
8. Standards Manual; and
9. the Requirements of Law.
Unless otherwise provided in this Agreement either specifically or in context, in the event
of a conflict between or among any of the plans or documents listed as or within items 1 through
8 of this Section 3.B, the interpretative provisions of Section 2.B.4 will prevail.
SECTION 4. IMPROVEMENTS.
A. Description of Improvements. Developer must, at its sole cost and expense,
construct and install all of the Improvements depicted on the Final Engineering Plan and the other
components of the Final Development Plan, including, without limitation, the following:
1. Stormwater Improvements;
2. Sanitary sewer mains and service lines;
3. Water mains and service lines; and
4. The landscaping, as depicted in the Final Landscape Plan.
B. Design and Construction of the Improvements.
1. General Standards. All Improvements must be designed and constructed
pursuant to and in accordance with the Final Development Plan and the Development Approvals,
and will be subject to the reasonable written satisfaction of the Village Engineer in accordance
with the Village Code, and the Subdivision Code, and the Standards Manual. All work performed
on the Improvements must be conducted in a good and workmanlike manner, with due dispatch,
and in compliance with the Improvement Construction Schedule, any phasing plan provided
pursuant to this Agreement, as well as all permits issued by the Village for construction of the
Improvements. All materials used for construction of the Improvements must be new and of first
rate quality.
2. Construction Schedule. Prior to commencing any construction of any Public
Improvement, or of any part of the Development that will affect existing utilities or roadways,
Developer must meet with the Village Engineer, or their or her designee, to develop a mutually-
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agreeable schedule for all such construction ("Improvement Construction Schedule"). The
meeting must take place not less than two weeks prior to the commencement of any such
construction. After the meeting, Developer must prepare and submit minutes of the meeting to
the Village Engineer. No construction may occur prior to the approval by the Village Engineer of
the meeting minutes and the Improvement Construction Schedule.
3. Contract Terms; Prosecution of the Work. Developer must include in every
contract for work on the Improvements terms requiring the contractor to prosecute the work
diligently and continuously, in full compliance with, and as required by or pursuant to, this
Agreement, the Development Approvals, the Final Development Plan, and the Requirements of
Law, until the work is properly completed, and providing that Developer may take over and
prosecute the work if the contractor fails to do so in a timely and proper manner.
4. Engineering Services. Developer must provide, at its sole cost and
expense, all engineering services for the design and construction of the Improvements, by a
professional engineer responsible for overseeing the construction of the Improvements.
Developer must promptly provide the Village with the name of a local owner’s representative and
a telephone number or numbers at which the owner’s representative can be reached at all times.
5. Village Inspections and Approvals. All work on the Improvements is subject
to inspection and approval by Village representatives at all times. Developer shall provide
immediate access to the Property for the purpose of conducting these inspections during regular
operating hours and within 12 hours outside of regular operating hours upon notice by the Village.
6. Other Approvals. Where the construction and installation of any
Improvement requires the consent, permission, or approval of any third-party public agency or
private party, Developer must promptly file all applications, enter into all agreements, post all
security, pay all fees and costs, and otherwise take all steps that may be required to obtain the
consent, permission, or approval.
C. Utilities.
1. Burial of Utilities. Developer must, at its sole cost and expense, cause to
be buried all existing and future electric poles and wires on the Property and on rights-of-way
immediately adjacent to the Property that exclusively serve the Property in a manner and in
locations approved in advance by the Village Engineer. Developer must coordinate and cooperate
with all utility companies and owners of neighboring properties as may be necessary to ensure
that the burial of utilities required pursuant to this Section 4.C.2 does not unreasonably disrupt
utility service to neighboring properties.
2. Connection of Utilities.
a. Developer must, at its sole cost and expense, and in accordance
with and pursuant to the Final Development Plan, upgrade: (a) all public utility
connections servicing the portions of the Property other than the Church; and (b)
the connection of all utilities to facilities located on the Property other than the
Church.
b. No utilities located on the Property may be connected to the sewer
and water utilities belonging to the Village except in accordance with the applicable
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provisions of the Village Code and upon payment of the connection fees required
pursuant to the Village Code.
D. Completion of the Improvements.
1. Stormwater Improvements. Upon the completion of the Stormwater
Improvements, Developer shall provide the Village a survey or other evidence satisfactory to the
Village evidencing that the design volume of the Stormwater Improvements complies with the
Final Development Plan and all Requirements of Law.
2. Completion of Improvements. The Village has the right, but not the
obligation, to refuse to issue a final certificate of occupancy for any building or structure located
on the Property until the Improvements are completed by Developer and approved by the Village.
The foregoing does not preclude the Village’s issuance of conditional certificates of occupancy
pursuant to the applicable provisions of the Village Code. The issuance of any building permit or
certificate of occupancy by the Village at any time prior to completion of all of the Improvements
by Developer and approval of the Improvements by the Village will not constitute a waiver of the
Village’s right to withhold any building permit or certificate of occupancy and will not confer on
Developer any right or entitlement to any other building permit or certificate of occupancy.
E. Dedication and Maintenance of the Improvements.
1. Final Inspection and Approval of the Improvements. Developer must notify
the Village when it believes that any or all of the Improvements have been fully and properly
completed and must request final inspection and approval of the Improvement or Improvements
by the Village. The notice and request must be given far enough in advance, and in no event with
less than one week’s advance notice, to allow the Village time to inspect the Improvements and
to prepare a punch list of items requiring repair or correction and to allow Developer time to make
all required repairs and corrections prior to the scheduled completion date (as may be established
pursuant to this Agreement or in the permits issued by the Village for construction of the
Improvements). Developer must promptly make all necessary repairs and corrections as specified
on the punch list. The Village is not required to approve any portion of the Improvements until: (a)
all of the Improvements as may be required pursuant to Section 4.A of this Agreement, including
all punch list items, have been fully and properly completed; and (b) the Village Engineer has
determined that the specific Improvement has been constructed to completion, in accordance with
the Final Development Plan and Requirements of Law.
2. Dedication and Acceptance of Public Improvements. Neither the execution
of this Agreement, nor the approval of the Development Approvals, constitutes acceptance by the
Village of any Improvements that are depicted as “dedicated” on the on the Final Development
Plan, if any. The acceptance of ownership of, and responsibility for, a specific approved
Improvement as a Public Improvement may be made only by the Corporate Authorities, and only
in compliance with the requirements of the Subdivision Code and Development Code.
3. Transfer of Ownership of the Public Improvements and Easements to the
Village. Upon the approval of, and prior to acceptance of, the Public Improvements to be accepted
by the Village pursuant to Section 4.E of this Agreement, Developer must execute, or cause to be
executed, all documents as the Village may request to transfer ownership of, or to provide
easements in, the Public Improvements to, and to evidence ownership of the Public
Improvements by, the Village, free and clear of all liens, claims, encumbrances, and restrictions,
unless otherwise approved by the Village in writing. Developer must, at the same time: (a) grant,
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or cause to be granted, to the Village all insured easements or other property rights as the Village
may require to install, operate, maintain, service, repair, and replace the Public Improvements
that have not previously been granted to the Village, free and clear of all liens, claims,
encumbrances, and restrictions, unless otherwise approved by the Village in writing; and (b)
provide a written estimate of the monetary value of each Public Improvement to be accepted by
the Village.
4. Maintenance of Public Improvements. For a period of at least two years
following acceptance by the Village of the Public Improvements, Developer must, at its sole cost
and expense, maintain the Public Improvements without any modification, except as specifically
approved in writing by the Village Engineer, in a first rate condition at all times. Developer hereby
guarantees, on its behalf and on behalf of its successors, the prompt and satisfactory correction
of all defects and deficiencies in any of the Public Improvements that occur or become evident
within two years after acceptance of the Public Improvement by the Village pursuant to this
Agreement. In the event the Village Engineer determines, in the Village Engineer’s reasonable
discretion, that Developer is not adequately maintaining, or has not adequately maintained, any
Public Improvement, Developer must, after 10 days’ prior written notice from the Village (subject
to Uncontrollable Circumstances), correct it or cause it to be corrected. If Developer fails to correct
the defect, commence the correction of the defect, or diligently pursue correction of the defect to
completion, the Village, after 10 days’ prior written notice to Developer, may, but will not be
obligated to, enter upon any or all of the Property for the purpose of performing maintenance work
on and to such Public Improvement. In the event that the Village causes to be performed any
work pursuant to this Section 4.E.4, Developer must, upon demand by the Village, pay the costs
of the work to the Village. If Developer fails to pay the costs, the Village will have the right to draw
from the Maintenance Guarantee required pursuant to Section 9.B of this Agreement, based on
costs actually incurred or on the Village’s reasonable estimates of costs to be incurred, an amount
of money sufficient to defray the entire cost of the work, including legal fees and administrative
expenses. In the event any Public Improvement is repaired or replaced pursuant to this Section
4.E.4, the Village's right to draw upon the Maintenance Guarantee pursuant to Section 9.B of this
Agreement will be extended, as to the repair or replacement, for two full years from the date of
the repair or replacement.
SECTION 5. DEMOLITION AND CONSTRUCTION OF DEVELOPMENT.
A. General Construction and Contracting Requirements.
1. Compliance with Plans and Approvals. The development of the
Property must be designed and constructed pursuant to and in accordance with
the Final Development Plan and the Development Approvals. All work must be
conducted in a good and workmanlike manner and with due dispatch. All materials
used for construction on the Property will be in accordance with the specifications
for the work to be performed.
2. Contracts for Work on Property. The Developer must include in
every contract for work on the Property terms requiring the contractor and its
subcontractors to prosecute the work diligently, and in full compliance with, and as
required by or pursuant to, this Agreement, the Development Approvals, and the
Requirements of Law, until the work is properly completed, and terms providing
that the Developer may take over and prosecute the work if the contractor fails to
do so in a timely and proper manner.
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3. Village Inspections and Approvals. All work on the Property shall
be subject to inspection and approval by Village representatives at all times,
subject to safety rules on the Development Site.
B. Demolition of Existing Structures. Developer may commence demolition of the
Parsonage only after obtaining all necessary demolition permits from the Village and presenting
the Village with a plan to mitigate dust, smoke, and other particulates resulting from the demolition.
The Developer will conduct all demolition work on the Property in full compliance with the Village’s
permitted construction work hours regulations. The Developer will remove and dispose of all
debris resulting from the demolition of existing structures on the Property in compliance with the
Requirements of Law.
C. Limits on Vertical Construction. In addition to any other applicable provision of
this Agreement and the Requirements of Law, the Developer may not commence any Vertical
Construction unless the Village Director of Community Development has (1) received proof of all
required FEMA approvals required to construct Structures, and (2) determined that the
construction of the following Improvements are complete as required by this Agreement and
Requirements of Law:
1. the Stormwater Improvements; and
2. a functional water system that can deliver water to all proposed fire
hydrants in the manner required by the Village.
D. Diligent Pursuit of Construction.
1. Once commencement of construction is authorized pursuant to this
Agreement, the Developer must pursue, or cause to be pursued, all required development,
demolition, construction, and installation of structures, buildings, and Improvements on the
Property in a diligent and expeditious manner, and in strict compliance with the Village Code and
the Requirements of Law. The Developer will conduct all construction work on the Property in full
compliance with the Village’s permitted construction work hours regulations.
2. The Developer must complete and make ready the Improvements for
inspection, approval and, where appropriate, acceptance by the Village pursuant to the
construction schedule approved by the Village Director of Community Development as part of the
Final Engineering Plan. The Developer may be allowed extensions of time beyond the completion
dates set forth in such construction schedule only for unavoidable delay caused by Uncontrollable
Circumstances or as may be approved by the Village Manager.
E. Construction Traffic.
1. Construction and Traffic Management Plan. Developer must prepare and
submit, for review and approval by the Village Director of Community Development, a
Construction and Traffic Management Plan (“CTM Plan”) for the development of the Property.
The CTM Plan will govern (i) the location, storage, and traffic routes for construction equipment
and construction vehicles, and (ii) the location of alternative off-street parking during the
construction. The Village has no obligation to issue a building permit for any structure or
Improvement, and no construction may be commenced with respect to the structure or
Improvement, unless and until the Village Director of Community Development has approved, in
writing, the CTM Plan. The Village agrees to cause the CTM Plan to be promptly and expeditiously
reviewed by the Village Director of Community Development; provided, however, that nothing in
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this Agreement is to be deemed or interpreted to require approval of the CTM Plan. The CTM
Plan must include, without limitation, the following:
a. The schedule and traffic routes for construction traffic accessing the
Property;
b. The designation of machinery and construction material storage
areas on the Property;
c. Provisions for the screening of construction areas within the
Property;
d. The hours of operation and schedule for construction on the
Property;
e. The location of areas on the Property for the parking of construction
vehicles and vehicles operated by construction employees;
f. The location of alternative off-street parking to replace any parking
temporarily lost due to construction; and
g. The location of temporary and durable off-street parking on the
Property for construction employees, which off-street parking must
comply with the standards set forth in the Village Code.
2. Designated Routes of Access. The Village reserves the right to designate
certain prescribed routes of access to the Property for construction traffic to provide for the
protection of pedestrians and to minimize disruption of traffic and damage to paved street
surfaces, to the extent practicable; provided, however, that the designated routes must not: (a)
be unreasonably or unduly circuitous; nor (b) unreasonably or unduly hinder or obstruct direct and
efficient access to the Property for construction traffic.
3. Maintenance of Routes of Access. At all times during the construction of
the structures and Improvements, Developer must: (a) keep all routes used for construction traffic
free and clear of mud, dirt, debris, obstructions, and hazards; and (b) repair any damage caused
by construction traffic.
F. Parking, Storm Water Management, and Erosion Control During
Construction. During construction of any of the structures or Improvements on the Property,
Developer must:
1. Install temporary and durable surface off-street parking on the Property for
the parking of construction employee vehicles, as necessary, which off-street parking must
comply with the applicable standards set forth in the Village Code, Standards Manual, and
Development Code;
2. Install and implement such measures as necessary to temporarily divert or
control any heavy accumulation of storm water away from or through the Property in a manner
approved in advance by the Village Engineer, which method of diversion must include early
installation of storm drains to collect water and convey it to a safe discharge point; and
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3. Install erosion control devices as necessary to prevent silt, dirt and other
materials from leaving the site and traveling onto other properties.
All installations made pursuant to this Section 5.G must be maintained by Developer until
construction of the Development is complete.
G. Issuance of Permits and Certificates.
1. General Right to Withhold Permits and Certificates. In addition to every
other remedy permitted by law for the enforcement of this Agreement, the Village has the absolute
right to withhold the issuance of any building permit or certificate of occupancy for the Property at
any time when Developer has failed or refused to meet fully any of its material obligations under,
or is in material violation of, or is not in full compliance with, the terms of this Agreement, the
Project Approvals, or the Requirements of Law.
2. Pre-Conditions to Issuance of Building Permit. The Village will have the
right, but not the obligation, to refuse to issue a building permit for any Structure other than any
Structures that are required for the construction of the storm sewer systems and sanitary sewer
mains to be constructed on the Property prior to the installation by Developer, and approval by
the Village Engineer, of all storm sewer systems, sanitary sewer mains, and site grading
Improvements on the Property.
3. Completion of Public Roads, Private Driveways, and Parking Areas. No
conditional certificate of occupancy or final certificate of occupancy associated with any new
Structure to be located on the Property will be issued until the final grading, application of final
surface course, and where applicable striping of parking space for the roads, driveways, and
parking areas serving the uses within such Structure has been completed.
H. Completion of Construction; Site Restoration.
1. Removal of Partially Constructed Structures and Improvements. Subject to
Uncontrollable Circumstances, if Developer fails to diligently pursue all demolition and
construction as required in, or permitted by, Sections 3, 4, and 5 of this Agreement to completion
within the time period prescribed in the building permit or permits issued by the Village for such
demolition and construction, as the case may be, and if a perfected application to renew the
building permit or permits is not filed within 30 days after the expiration of the permit or permits,
Developer must, within 60 days after notice from the Village: (a) remove any partially constructed
or partially completed Structures or Improvements from the Property; and (b) perform Site
Restoration on that portion of the Property in which Developer has failed to complete all such
demolition and construction, all in accordance with plans approved by the Village.
2. Removal and Restoration by Village. In the event Developer fails or refuses
to remove any partially completed buildings, structures, and Improvements, or to perform Site
Restoration, as required pursuant to Section 5.H.1 of this Agreement, the Village will have, and
is hereby granted the right, at its option, to: (a) demolish and/or remove any of the partially
completed Structures and Improvements from any and all portions of the Property; (b) perform
Site Restoration; and/or (c) cause the Structures or Improvements to be completed in accordance
with the plans submitted. Developer must fully reimburse the Village for all costs and expenses,
including legal and administrative costs, incurred by the Village for such work. If Developer does
not so fully reimburse the Village, the Village will have the right to draw from the Performance
Security and the Maintenance Guarantee, as described in and provided pursuant to Section 9 of
this Agreement, an amount of money sufficient to defray the entire cost of the work, including
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legal fees and administrative expenses. If Developer does not so fully reimburse the Village, and
the Performance Security and Maintenance Guarantee have no funds remaining in them or are
otherwise unavailable to finance such work, then the Village will have the right to place a lien on
the Property for all such costs and expenses in the manner provided by law. The rights and
remedies provided in this Section 5.H.2 are in addition to, and not in limitation of, any other rights
and remedies otherwise available to the Village in this Agreement, at law, and/or in equity.
I. As -Built Plans. After completion of construction of any new Structure, Owner
must submit to the Village’s Principal Planner final “as-built” plans: (1) related to drainage,
grading, storm sewer, sanitary sewer and water mains, and associated structures; and (2) for
other final construction documents as required and approved by the Director of Public Works and
Engineering and the Village Principal Planner. The as-built plans must indicate, without limitation,
the amount, in square feet, of impervious surface area on the Property.
J. Damage to Public Property. Developer must maintain the Property and all
streets, sidewalks, and other public property in and adjacent to the Property in a good and clean
condition at all times during the development of the Property and construction of the Development.
Further, Developer must: (1) promptly clean all mud, dirt, or debris deposited on any street,
sidewalk, or other public property in or adjacent to the Property by Developer or any agent of or
contractor hired by, or on behalf of, Developer; and (2) repair any damage that may be caused
by the activities of Developer or any agent of or contractor hired by, or on behalf of, Developer.
K. Landscaping and Tree Preservation.
1. Landscaping. Prior to the issuance by the Village of a final certificate of
occupancy for any Structure on the Property, Developer must install all landscaping on the
Property, as depicted on the Final Development Plan, which landscaping must be installed and
maintained and in accordance with the following:
a. Unless otherwise approved in advance by the Village Engineer, no
plant material to be installed on the Property may be purchased or relocated from a location that
is not within a 150-mile radius of the Village.
b. Developer must, prior to construction, erect fencing satisfactory to
the Village Engineer to protect those existing trees located on the Property: (i) designated in the
Final Development Plan; and (ii) designated for protection by the Village Engineer .
c. No grade alteration or construction may take place within
designated tree preservation areas, consistent with the tree fencing plan that must be submitted
with Developer’s applications for building permits for the Proposed Development.
d. All trees, shrubs, plantings, and ornamentals must be healthy, and
of the size, height, and species described in the Final Engineering Plans.
e. The Village Engineer will have the right to reasonably reject or
require replacement of any landscaping that is not in accordance with this Agreement.
f. Developer must, and does hereby, guarantee the proper health and
survival of all landscaping (new and transplanted) for a period of two years after the date of the
installation of such landscaping.
g. The final grade of the site must contain a minimum of four to six
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inches of topsoil, except as may be approved by the Village Engineer.
h. Upon installation, the trees required to be installed and planted
pursuant to this Agreement must have the minimum height and diameter as represented on the
Final Engineering Plans, and must comply with the tree replacement requirements set forth in the
Village Code.
i. Developer must replace any plantings that are not healthy and
growing at any time within the first two year from the date of installation.
2. Tree Preservation. Developer must comply with all applicable tree
preservation regulations set forth in Tree Preservation Ordinance of the Village Code and conduct
all tree removal, protection, and replacement in accordance with the Tree Preservation Plan.
L. Lighting. All exterior lighting on the Property must comply at all times with the
lighting requirements set forth in the Building Code and be installed in accordance with the
Photometric Plan.
M. Construction and Demolition Debris Management. All debris, spoils, materials,
and waste generated by demolition, grading, construction, installation and paving on the Property
must be properly disposed in accordance with the Requirements of law all applicable state,
county, and local laws, statutes, ordinances, and regulations concerning recycling of construction
and demolition debris and recycling, removal, hauling, and disposal of special and hazardous
waste, as may be applicable depending on site conditions.
SECTION 6. VOLUNTARY WORKFORCE AND ACCESSIBLE HOUSING COVENANT.
Developer, with Owner’s consent, has voluntarily offered to the Village that it will execute
and record against the Property a Workforce and Accessible Housing Covenant in substantially
the form attached as Exhibit E. The Village hereby accepts Developer’s offer, and acknowledges
that it has considered and relied on Developer’s offer in adopting the Development Approvals.
Accordingly, Developer hereby agrees to execute the Workforce and Accessible Housing
Covenant and record it against the Property in the Office of the Lake County Recorder of Deeds
at the same time this Agreement is recorded, and in no event later than 30 days after the Evidence
of Lease Date.
SECTION 7. LAND DEDICATIONS; CONTRIBUTIONS.
Developer hereby agrees to fully comply with, and cause to be paid, the fees in lieu of land
contributions calculated pursuant to the Impact Fee Ordinance for the following governmental
entities (collectively, “Impact Fees”):
1. The Deerfield Park District ($132,893.25);
2. Deerfield Public Schools District 109 ($12,993.75);
3. Township High School District No. 113 ($7,761.25);
4. Deerfield-Bannockburn Fire Protection District ($265.79); and
5. The Village ($36,235.56).
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The Impact Fees are based on a per unit basis and must be paid in full prior to the issuance of
any building permit for any Vertical Construction on the Property. Developer acknowledges that
the payment of development impact fees imposed by the Impact Fee Ordinance are reasonable
and that Developer hereby holds harmless and releases the Village, the Deerfield Park District,
Deerfield Public Schools District 109, Township High School District 113, and Deerfield
Bannockburn Fire Protection District (collectively, the “Districts”) from any claim or other action
Developer may have against the Village and the Districts as a result of the Impact Fee Ordinance
and the impact fees exacted thereunder for distribution to any District by the Village. Developer
acknowledges and agrees that, if Developer is entitled to any credit toward the Impact Fees as a
result of development impact fees previously paid by third-parties with respect to other proposed
developments of the Property, and if such credit exceeds the Impact Fees otherwise due pursuant
to this Section 7: (a) the Village will have no liability or responsibility whatsoever to pay to
Developer the difference between the credit and the Impact Fees otherwise due; and (b)
Developer must pursue any claim for any such payment with the affected Districts.
SECTION 8. PAYMENT OF VILLAGE FEES AND COSTS.
A. Negotiation and Review Fees. In addition to all other costs, payments, fees,
charges, contributions, or dedications required by this Agreement or by the Requirements of Law,
Developer must pay to the Village, contemporaneous with the execution of this Agreement by the
Village, all third-party legal, engineering, and other consulting or administrative fees, costs, and
expenses incurred or accrued in connection with: (1) the development of the Property, including,
without limitation, the review and processing of plans therefor, and inspection and review of the
Improvements once constructed; (2) the negotiation, preparation, consideration, and review of
this Agreement and all exhibits and associated documents. Developer acknowledges and agrees
that it will continue to be liable for and to pay, promptly after presentation of a written demand or
demands for payment, such third-party fees, costs, and expenses incurred in connection with any
applications, documents, proposals, or requests for interpretations or amendments of this
Agreement, whether formal or informal, of whatever kind, submitted by Developer during the term
of this Agreement in connection with the use and development of the Property. Further, Developer
acknowledges and agrees that it is liable for and will pay after demand all fees, costs, and
expenses incurred by the Village for publications and recordings required in connection with the
above matters.
B. Other Village Fees. In addition to all other costs, payments, fees, charges,
contributions, or dedications required by this Agreement, Developer must pay to the Village all
application, inspection, and permit fees, all water and sewer general and special connection fees,
tap-on fees, charges, and contributions, and all other fees, charges, and contributions pursuant
to the Requirements of Law.
SECTION 9. PERFORMANCE SECURITY.
A. General Requirements. As security to the Village for the performance by
Developer of its obligations to construct and complete the Improvements pursuant to and in
accordance with this Agreement, they hereby irrevocably elect, on behalf of themselves and their
successors, and agree to provide the Village performance and payment security for the
Improvements ("Guarantee") in the form of one or more letters of credit ("Letter of Credit") in
the amount set forth in Article IV of the Development Code, and in accordance with the terms
set forth in the Development Code. The Letter of Credit shall be in form and substance
substantially conforming in all material respects with Exhibit C to this Agreement and
satisfactory to the Village Attorney. The Letter of Credit must be provided to the Village prior to
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the issuance of any permits for the Development, and must be maintained at all times until all
Improvements have been approved and, as appropriate, accepted.
B. Use of Guarantee Funds. If the Developer fails or refuses to complete the
Improvements that it is required to complete in accordance with this Agreement, or fails or
refuses to correct any defect or deficiency in the Improvements, as required by this Agreement,
and such failure or refusal is a Developer Event of Default, then the Village in its reasonable
discretion may draw on and retain all or any of the funds remaining in the Guarantee which
secure such completion or correction and are necessary to remedy such failure or refusal. The
Village thereafter shall have the right, subject to an additional 30 days’ notice and opportunity
for cure, to cause such Improvements to be completed or corrected, and subject to the terms of
the immediately preceding sentence, to reimburse itself from the proceeds of the Letter of Credit
for all of its costs and expenses, including legal fees and administrative expenses, resulting from
or incurred as a result of the Developer's failure or refusal. If the funds remaining in the Letter of
Credit are insufficient to repay fully the Village for all costs and expenses, then the Developer
shall upon demand of the Village therefor deposit with the Village any additional funds as the
Village determines are necessary, within 30 days of a request therefor, to fully repay such costs
and expenses.
C. Maintenance Guarantee. Immediately after any approval and, where appropriate,
acceptance, by the Village of the Public Improvements pursuant to this Agreement, the Developer
shall each post a new guarantee in the amount of ten percent of the actual total cost of the
Improvements on the Property provided as (i) all cash or (ii) a combination of cash and a letter of
credit (with at least 10% cash), as security for the Developer’s maintenance of such Public
Improvements (each, a "Maintenance Guarantee"). The Maintenance Guarantee shall be held
by the Village in escrow until the date that is two years after the approval of the Improvement and
where appropriate, acceptance by the Village of the Improvement, secured by the Maintenance
Guarantee pursuant to this Agreement. If the Village is required to draw on either Maintenance
Guarantee by reason of the Developer's failure to fulfill its maintenance obligations under this
Section 9.C, then the Developer, as the case may be, must within 10 days thereafter cause their
respective Maintenance Guarantee to be increased to its full original amount.
SECTION 10. LIABILITY AND INDEMNITY OF VILLAGE.
A. Village Review. Developer acknowledges and agrees that the Village is not, and
will not be, in any way liable for any damages or injuries that may be sustained as the result of
the Village’s review and approval of any plans for the Development or the Improvements, or the
issuance of any approvals, permits, certificates, or acceptances, for the development or use of
the Development or the Improvements, and that the Village’s review and approval of any such
plans and the Improvements and issuance of any such approvals, permits, certificates, or
acceptances does not, and will not, in any way, be deemed to insure Developer or any of its
successors, assigns, tenants and licensees, or any third party, against damage or injury of any
kind at any time.
B. Village Procedure. Developer acknowledges and agrees that all notices,
meetings, and hearings have been properly given and held by the Village with respect to the
approval of this Agreement and of the Development Approvals, and Developer agrees not to
challenge such approvals on the grounds of any procedural infirmity or of any denial of any
procedural right.
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C. Indemnity. Developer, only as to its own acts or omissions, agrees to, and does
hereby, hold harmless, indemnify, and, at the election of the Village defend with counsel of the
Village’s choice, the Village and all Village elected or appointed officials, officers, employees,
agents, representatives, engineers, and attorneys, from any and all claims th at may be asserted
at any time against any of those parties in connection with: (i) the Village’s review and approval
of any plans for the Development or the Improvements; (ii) the issuance of any approval, permit,
certificate, or acceptance for the Development or the Improvements; and (iii) the development,
construction, maintenance, or use of any portion of the Development or the Improvements
(“Indemnified Claims”); provided, however, that this indemnity does not, and will not, apply to
willful misconduct or gross negligence on the part of the Village.
D. Defense Expense. Developer, only as to its own acts or omissions, must, and
does hereby agree to, pay all expenses, including legal fees and administrative expenses,
incurred by the Village in defending itself with regard to any and all of the Indemnified Claims.
SECTION 11. NATURE, SURVIVAL AND TRANSFER OF OBLIGATIONS.
A. Binding Effect. All obligations assumed by Developer under this Agreement are
and will be binding upon Developer personally, upon any and all of its heirs, successors, and
assigns, and upon any and all of the respective successor legal or beneficial owners of all or any
portion of the Property.
B. Successors and Transferees. To assure that all grantees, successors, assigns,
and transferees of Developer and all successor owners of all or any portion of the Property have
notice of this Agreement and the obligations created by it, Developer must, from and after the
Evidence of Lease Date:
1. Deposit with the Village Clerk, concurrent with the Village’s approval of this
Agreement, any consents or other documents necessary to authorize the Village to record this
Agreement in the office of the Lake County Recorder of Deeds;
2. Notify the Village in writing at least 30 days prior to any date on which
Developer transfers (as that term is defined in Section 11.C of this Agreement) a legal or beneficial
interest in any portion of the Property to a third party with the exception of leases to residential or
tenants of the Apartment Buildings;
3. Incorporate this Agreement by reference into any and all real estate sales
contracts for transfers, as that term is defined in Section 11.C of this Agreement, entered into for
the sale of all or any portion of the Property; and
4. Except as provided in Section 11.C of this Agreement, require, prior to the
transfer of all or any portion of the Property, or any legal or equitable interest therein, to any third
party, the transferee of said portion or interest in the Property to execute an enforceable written
agreement, in substantially the form of Exhibit D to this Agreement, agreeing to be bound by the
provisions of this Agreement (“Transferee Assumption Agreement”) and to provide the Village,
upon request, with such reasonable assurance of the financial ability of the transferee to meet
those obligations as the Village may require. The Village agrees that upon a successor becoming
bound to the obligation created in the manner provided in this Agreement and providing the
financial assurances required pursuant to this Agreement, the liability of Developer will be
released to the extent of the transferee’s assumption of the liability. The failure of Developer to
provide the Village with a copy of a Transferee Assumption Agreement fully executed by the
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transferee and, if requested by the Village, with the transferee’s proposed assurances of financial
capability before completing any transfer, will result in Developer remaining fully liable for all of its
obligations under this Agreement but will not relieve the transferee of its liability for all such
obligations as a successor to Developer.
C. Transfer Defined. For purposes of this Agreement, the term “transfer” includes,
without limitation, any assignment, sale, transfer to a receiver or to a trustee in bankruptcy,
transfer in trust, or other disposition of the Property, or any beneficial interest in the Property, in
whole or in part, by voluntary or involuntary sale, foreclosure, merger, sale and leaseback,
consolidation, or otherwise; provided, however, that a lease of a dwelling unit within the Apartment
Buildings does not constitute a “transfer” hereunder.
D. Mortgagees of Property. This Agreement is and will be binding on all mortgagees
of the Property or other secured parties automatically upon such mortgagee assuming title to the
Property, in whole or in part, by a foreclosure or a deed in lieu of foreclosure without the necessity
of entering into a Transferee Assumption Agreement. Until such time, however, a mortgagee or
other secured party will have no personal liability hereunder.
SECTION 12. TERM.
A. The provisions of this Agreement run with and bind the Property and inure to the
benefit of, be enforceable by, and obligate the Village, Developer, and any of their respective,
grantees, successors, assigns, and transferees, including all successor legal or beneficial owners
of all or any portion of the Property from the date this Agreement is recorded and until the
Improvements are approved by the Village and the Improvements, as required by this Agreement
and the Subdivision Code, are accepted by the Village. Following such approval and acceptance,
the Village agrees, upon written request of the Developer, to execute appropriate and recordable
evidence of the termination of this Agreement. Notwithstanding anything to the contrary in this
Section 12, the Developer’s indemnity and defense obligations as set forth in Section 9 of this
Agreement shall survive the termination of this Agreement.
B. In the event that the Evidence of Lease Date does not occur within six months after
the Effective Date of this Agreement, the Village will have the right, in its sole and absolute
discretion, to terminate this Agreement and all obligations of the Village under this Agreement by
delivery of notice to Developer. The Village will take all legislative actions necessary to rescind,
repeal, or otherwise terminate the Development Approvals prior to terminating this Agreement
pursuant to this Section 12.B. The Developer Agrees that, notwithstanding the status of the
Development Approvals, the Developer’s right to construct, maintain, and operate the
Development on the Property will terminate upon the termination of this Agreement pursuant to
this Section 12.B.
SECTION 13. EVENTS OF DEFAULT.
A. Developer Events of Default. The following are Developer Events of Default
under this Agreement:
1. If any representation made by Developer in this Agreement, or in any
certificate, notice, demand or request made by Developer in writing and delivered to the Village
pursuant to or in connection with this Agreement, proves to be untrue or incorrect in any material
respect as of the date made; provided that, so long as such untrue or incorrect representation (i)
was not intentionally or fraudulently made, and (ii) Developer makes such representation true and
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correct within 15 days after receiving notice from the Village, then such default shall be deemed
cured.
2. Default by Developer for a period of 15 days after written notice thereof in
the performance or breach of any covenant contained in this Agreement concerning the existence,
structure or financial condition of Developer; provided, however, that such default or breach will
not constitute an Event of Default if such default cannot be cured within said 15 days and
Developer, within said 15 days, initiates and diligently pursues appropriate measures to remedy
the default and in any event cures such default within 60 days after such notice.
3. Default by Developer for a period of 15 days after written notice thereof
from the Village in the performance or breach of any covenant, warranty or obligation contained
in this Agreement; provided, however, that such default will not constitute an Event of Default if
such default cannot be cured within said 15 days and Developer, within said 15 days, initiates
and diligently pursues appropriate measures to remedy the default and in any event cures such
default within 60 days after such notice.
4. The entry of a decree or order for relief by a court having jurisdiction in the
premises in respect of Developer in an involuntary case under the federal bankruptcy laws, as
now or hereafter constituted, or any other applicable federal or state bankruptcy, insolvency or
other similar law, or appointing a receiver, liquidator, assignee, custodian, trustee, sequestrate
(or similar official) of Developer for any substantial part of its property, or ordering the winding-up
or liquidation of its affairs and the continuance of any such decree or order unstayed and in effect
for a period of 60 consecutive days.
5. The commencement by Developer of a voluntary case under the federal
bankruptcy laws, as now or hereafter constituted, or any other applicable federal or state
bankruptcy, insolvency or other similar law, or the consent by Developer to the appointment of or
taking possession by a receiver, liquidator, assignee, trustee, custodian, sequestrator (or similar
official) of Developer or of any substantial part of the Property, or the making by any such entity
of any assignment for the benefit of creditors or the f ailure of Developer generally to pay such
entity’s debts as such debts become due or the taking of action by Developer in furtherance of
any of the foregoing, or a petition is filed in bankruptcy by others.
6. Failure to have funds to meet Developer's obligations.
7. Sale, assignment, or transfer of the Property except in accordance with the
Transferee Assumption provisions in Section 11 of this Agreement.
8. Change in the organizational status of Developer except in accordance with
the Transferee Assumption provisions in Section 11 of this Agreement.
9. Developer abandons the development of the Property. Abandonment will
be deemed to have occurred when work stops on the development of the Property for more than
30 days for any reason other than Uncontrollable Circumstances, unless otherwise permitted by
this Agreement. The failure of Developer to secure any approvals required for the development
or construction of the Property will not be a valid defense to abandonment.
10. Developer fails to comply with the Requirements of Law in relation to the
construction and maintenance of the Improvements and Structures contemplated by this
Agreement.
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B. Events of Default by the Village. The following are Village Events of Default
under this Agreement:
1. If any material representation made by the Village in this Agreement, or in
any certificate, notice, demand or request made by the Village in writing and delivered to
Developer pursuant to or in connection with any of said documents, proves to be untrue or
incorrect in any material respect as of the date made.
2. Subject to Uncontrollable Circumstances, default by the Village for a period
of 30 days after written notice thereof from Developer in the performance or breach of any
covenant contained in this Agreement; provided, however, that such default will not constitute an
Event of Default if such default cannot be cured within said 30 days and the Village, within said
30 days, initiates and diligently pursues appropriate measures to remedy the default and in any
event cures such default within 90 days after such notice.
SECTION 14. REMEDIES FOR DEFAULT AND ENFORCEMENT.
A. Remedies for Default. In the case of an Event of Default under this Agreement:
1. Except as otherwise provided in this Agreement and subject to the
provisions hereinafter set forth, the non-defaulting Party may institute such proceedings in law or
in equity, by suit, action, mandamus, or any other proceeding, as may be necessary or desirable
in its opinion to cure or remedy such default or breach, including, but not limited to, proceedings
to compel specific performance of the defaulting Party’s obligations under this Agreement.
2. Pursuant to Section 5.I of this Agreement, the Village may, without
prejudice to any other rights and remedies available to the Village, require: (a) the demolition and
removal of any partially constructed or partially completed buildings, structures, or Improvements
from the Property; and (b) the performance of Site Restoration. Concurrent with the Village’s
exercise of its rights under Section 5.I, the Corporate Authorities will have the right, but not the
obligation, to terminate the entitlements set forth in the Development Approvals and this
Agreement, without protest or objection by Developer.
3. In case the Village has proceeded to enforce its rights under this
Agreement and such proceedings have been discontinued or abandoned for any reason, then,
and in every such case, Developer and the Village will be restored respectively to their several
positions and rights hereunder, and all rights, remedies and powers of Developer and the Village
will continue as though no such proceedings had been taken.
B. Limitation. Notwithstanding anything to the contrary contained in this Agreement,
including the provisions of this Section 14, Developer agrees that it will not seek, and does not
have the right to seek, to recover a judgment for monetary damages against the Village or any
elected or appointed officials, officers, employees, agents, representatives, engineers, or
attorneys of the Village, on account of the negotiation, execution or breach of any of the terms
and conditions of this Agreement.
C. Repeal of Development Approvals. In addition to every other remedy permitted
by law for the enforcement of the terms of this Agreement, the Village will have the absolute right
to repeal the Development Approvals if a Developer Event of Default occurs under this
Agreement.
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D. Prevailing Party. In the event of a judicial proceeding brought by one Party
against the other Party, the prevailing Party in the judicial proceeding will be entitled to
reimbursement from the unsuccessful Party of all costs and expenses, including reasonable
attorneys’ fees, incurred in connection with the judicial proceeding.
SECTION 15. WARRANTIES AND REPRESENTATIONS.
A. By the Village. The Village represents, warrants and agrees as the basis for the
undertakings on its part contained in this Agreement that:
1. The Village is a home rule municipal corporation duly organized and
validly existing under the law of the State of Illinois and has all requisite corporate power and
authority to enter into this Agreement;
2. The execution, delivery and the performance of this Agreement and the
consummation by the Village of the transactions provided for herein and the compliance with the
provisions of this Agreement: (i) have been duly authorized by all necessary corporate action on
the part of the Village; (ii) require no other consents, approvals or authorizations on the part of the
Village in connection with the Village's execution and delivery of this Agreement; and (iii) do not, by
lapse of time, giving of notice or otherwise, result in any breach of a ny term, condition or
provision of any indenture, agreement or other instrument to which the Village is subject; and
3. To the best of the Village’s knowledge, there are no proceedings pending
or threatened against or affecting the Village or the Property in any court or before any
governmental authority that involves the possibility of materially or adversely affecting the ability of the
Village to perform its obligations under this Agreement.
B. By Brinshore. Brinshore , and the person executing this Agreement on behalf
of Brinshore, represent, warrant, and covenant, as of the Effective Date of this Agreement, that:
1. Brinshore is an Illinois limited liability company duly organized, validly
existing, and qualified to do business in Illinois;
2. Brinshore has the right, power, and authority to enter into, execute,
deliver and perform this Agreement, and Brinshore is in compliance with all Requirements of
Law, the failure to comply with which could affect the ability of Brinshore to perform its obligations
under this Agreement;
3. The execution, delivery and performance by Brinshore of this Agreement
has been duly authorized by all necessary corporate action, and does not and will not violate its
organizational documents, as amended and supplemented, any of the applicable Requirements of
Law, or constitute a breach of or default under, or require any consent under, any agreement,
instrument, or document to which Brinshore is now a party or by which Brinshore is now or may
become bound including any mortgages, secured loans, or instruments granting another party a
superior interest the Property or the Development and that any parties with such interests shall have
executed a “Consent and Subordination” agreement in substantially the form attached to this
Agreement;
4. The applications, plans, materials, and other submissions Brinshore has
provided to the Village accurately and truthfully represent Brinshore’s capabilities, resource, and
intentions for the construction of the Development on the Property as of the Effective Date. The
Brinshore agrees and acknowledges that these submissions have served to induce the Village
1/12/2021 Version
{00116966.8} 23
to enter into this Agreement and that any material misrepresentation contained in Brinshore’s
submissions shall constitute an uncurable Event of Default pursuant to Section 13 of this
Agreement.
5. There are no actions or proceedings by or before any court,
governmental commission, board, bureau or any other administrative agency pending, threatened,
or affecting Brinshore which would impair its ability to perform under this Agreement;
6. Brinshore will apply for and will maintain all government permits,
certificates, and consents (including, without limitation, appropriate environmental approvals)
necessary to conduct its business and to construct and complete its obligations as required by this
Agreement; and
7. Brinshore has sufficient financial and economic resources to implement
and complete its obligations under this Agreement;
8. Brinshore has no knowledge of any liabilities, contingent or otherwise, of
Brinshore which might have a material adverse effect upon its ability to perform its obligations
under this Agreement.
C. By HODC. HODC, and the person executing this Agreement on behalf of
HODC, represent, warrant, and covenant, as of the Effective Date of this Agreement, that:
1. HODC is an Illinois not -for-profit corporation duly organized, validly
existing, and qualified to do business in Illinois;
2. HODC has the right, power, and authority to enter into, execute, deliver
and perform this Agreement, and HODC is in compliance with all Requirements of Law, the
failure to comply with which could affect the ability of HODC to perform its obligations under this
Agreement;
3. The execution, delivery and performance by HODC of this Agreement
has been duly authorized by all necessary corporate action, and does not and will not violate its
organizational documents, as amended and supplemented, any of the applicable Requirements of
Law, or constitute a breach of or default under, or require any consent under, any agreement,
instrument, or document to which HODC is now a party or by which HODC is now or may become
bound including any mortgages, secured loans, or instruments granting another party a superior
interest the Property or the Development and that any parties with such interests shall have executed
a “Consent and Subordination” agreement in substantially the form attached to this Agreement;
4. The applications, plans, materials, and other submissions HODC has
provided to the Village accurately and truthfully represent HODC’s capabilities, resource, and
intentions for the construction of the Development on the Property as of the Effective Date. The
HODC agrees and acknowledges that these submissions have served to induce the Village to
enter into this Agreement and that any material misrepresentation contained in HODC’s
submissions shall constitute an uncurable Event of Default pursuant to Section 13 of this
Agreement.
5. There are no actions or proceedings by or before any court,
governmental commission, board, bureau or any other administrative agency pending, threatened,
or affecting HODC which would impair its ability to perform under this Agreement;
1/12/2021 Version
{00116966.8} 24
6. HODC will apply for and will maintain all government permits, certificates,
and consents (including, without limitation, appropriate environmental approvals) necessary to
conduct its business and to construct and complete its obligations as required by this Agreement;
and
7. HODC has sufficient financial and economic resources to implement and
complete its obligations under this Agreement;
8. HODC has no knowledge of any liabilities, contingent or otherwise, of
HODC which might have a material adverse effect upon its ability to perform its obligations under
this Agreement.
SECTION 16. GENERAL PROVISIONS.
A. Notices. All notices required or permitted to be given under this Agreement must
be given by the Parties by: (i) personal delivery; (ii) deposit in the United States mail, enclosed in
a sealed envelope with first class postage thereon; or (iii) deposit with a nationally recognized
overnight delivery service, addressed as stated in this Section 16.A. The address of any Party
may be changed by written notice to the other Parties. Any mailed notice will be deemed to have
been given and received within three days after the same has been mailed and any notice given
by overnight courier will be deemed to have been given and received within 24 hours after deposit.
Notices and communications to the Parties must be addressed to, and delivered at, the following
addresses:
If to the Village: Village of Deerfield
850 Waukegan Road
Deerfield, IL 60015
Attention: Village Manager
with a copy to: Elrod Friedman LLP
325 North LaSalle Street
Suite 450
Chicago, IL 60654
Attention: Steven M. Elrod
If to Developer: Richard Koenig
HODC
P.O. Box #480
Techny, IL 60082
With a copy to: David Brint
Brinshore Development LLC
666 Dundee Road
Suite 1102
Northbrook,IL 60062
And Steven Friedland
Applegate & Thorne Thomsen
425 S. Financial Place, Suite 1900
Chicago, IL 60605
1/12/2021 Version
{00116966.8} 25
B. Time of the Essence. Time is of the essence in the performance of all terms and
provisions of this Agreement.
C. Rights Cumulative. Unless expressly provided to the contrary in this Agreement,
each and every one of the rights, remedies, and benefits provided by this Agreement are
cumulative and are not exclusive of any other such rights, remedies, and benefits allowed by law.
D. Non-Waiver. The Village is not, and will not be, under any obligation to exercise
any of the rights granted to it in this Agreement. The failure of the Village to exercise at any time
any such right will not be deemed or construed to be a waiver thereof, nor will such failure void or
affect the Village’s right to enforce such right or any other right.
E. Consents. Whenever the consent or approval of any Party to this Agreement is
required, the consent or approval must be in writing and may not be unreasonably withheld,
delayed or conditioned, and, in all matters contained herein, all parties will have an implied
obligation of reasonableness, except as may be expressly set forth otherwise.
F. Governing Law; Venue. This Agreement is to be governed by, and enforced in
accordance with the internal laws, but not the conflicts of laws rules, of the State of Illinois. The
parties irrevocably agree and hereby consent and submit to the exclusive jurisdiction of the Circuit
Court of Lake County, Illinois with regard to the any actions or proceedings arising from, relating
to, or in connection with this Agreement. The parties hereto hereby waive their respective right
to transfer or change the venue of any litigation file in the Circuit Court of Lake County, Illinois.
G. Severability. If any term, covenant, condition, or provision of this Agreement is
held by a court of competent jurisdiction to be invalid, void or unenforceable, the remaining
provisions of this Agreement and the validity, enforceability, and application to any person, firm,
corporation, or property will not be impaired thereby, but the remaining provisions are to be
interpreted, applied, and enforced so as to achieve, as near as may be, the purpose and intent of
this Agreement to the greatest extent permitted by applicable law.
H. Joint and Several Liability. Brinshore and HODC acknowledge and agree that,
except as expressly provided to the contrary, all obligations, responsibilities, and liabilities of
Developer under this Agreement are joint and several obligations and responsibilities of both
Brinshore and HODC, for which Brinshore and HODC may be held jointly and severally liable.
I. Entire Agreement. This Agreement constitutes the entire agreement between the
parties, superseding any and all prior agreements and negotiations between the parties, whether
written or oral, relating to the subject matter of this Agreement.
J. Interpretation. This Agreement is to be construed without regard to the identity of
the party who drafted the various provisions of this Agreement. Each provision of this Agreement
is to be construed as though all parties to this Agreement participated equally in the drafting of
this Agreement. Any rule or construction that a document is to be construed against the drafting
party is not applicable to this Agreement.
K. Headings. The table of contents, heading, titles, and captions in this Agreement
have been inserted only for convenience and in no way define, limit, extend, or describe the scope
or intent of this Agreement.
1/12/2021 Version
{00116966.8} 26
L. Exhibits/Conflicts. Exhibits A through E attached to this Agreement are, by this
reference, incorporated in and made a part of this Agreement. In the event of a conflict between
an exhibit to this Agreement and the text of this Agreement, the latter will control.
M. Amendments and Modifications.
1. No amendment or modification to this Agreement will be effective unless
and until it is reduced to writing and approved and executed by all parties to this Agreement in
accordance with all applicable statutory procedures.
2. Amendments or modifications to the Development Approvals can be
considered and acted on by the Village without the same being deemed an amendment or
modification to this Agreement provided that all applicable procedural requirements of the Zoning
Ordinance, Subdivision Code, Development Code, and the provisions of this Agreement are
satisfied.
N. Changes in Laws. Unless otherwise explicitly provided in this Agreement, any
reference to any Requirements of Law will be deemed to include any modifications of, or
amendments to the Requirements of Law as may, from time to time, hereinafter occur.
O. No Third Party Beneficiaries. No claim as a third party beneficiary under this
Agreement by any person, firm, or corporation may be made, or be valid, against the Village or
Developer.
P. Recording. The Village will record this Agreement against the Property, at the sole
cost and expense of Developer, with the Office of the Lake County Recorder of Deeds promptly
following the full execution of this Agreement by the Parties.
Q. Counterparts. This Agreement may be executed in counterparts, each of which
will constitute an original document and together will constitute the same instrument.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK – SIGNATURE PAGE FOLLOWS]
1/12/2021 Version
{00116966.8}
ACKNOWLEDGMENTS
STATE OF ILLINOIS )
) SS.
COUNTY OF LAKE )
This instrument was acknowledged before me on ____________, 20__, by
________________, the Mayor of the VILLAGE OF DEERFIELD, an Illinois municipal corporation, and by
___________________, the Village Clerk of said municipal corporation.
Given under my hand and official seal this ____ day of _________, 20__.
Notary Public
My Commission expires:
SEAL
STATE OF _______ )
) SS.
COUNTY OF ____ )
This instrument was acknowledged before me on ____________, 20___, by _______________,
the _______________ of BRINSHORE DEVELOPMENT, LLC, an Illinois limited liability company.
Given under my hand and official seal this ____ day of _________, 20__.
Notary Public
My Commission expires:
SEAL
STATE OF _______ )
) SS.
COUNTY OF ____ )
This instrument was acknowledged before me on ____________, 20___, by _______________,
the _______________ of HOUSING OPPORTUNITY DEVELOPMENT CORPORATION, an Illinois
not-for-profit corporation.
Given under my hand and official seal this ____ day of _________, 20__.
Notary Public
My Commission expires:
SEAL
1/12/2021 Version
{00116966.8}
LENDER'S CONSENT AND SUBORDINATION
_____________ (and its successors and assigns, "Mortgagee"), is the holder of a certain
note made by __________________ and secured by the following documents, each from
______________ and recorded with the ______ County Recorder of Deeds as indicated
(collectively, the "Mortgage"):
[DESCRIBE ALL APPLICABLE MORTGAGE AGREEMENTS, NOTES, AND
OTHER RELATED DOCUMENTS, EACH BY DATE OF EXECUTION, DATE OF
RECORDATION, AND RECORDED DOCUMENT NUMBER]
Mortgagee hereby consents to the execution and recording of the above and foregoing
Development Agreement (the "Agreement"), and hereby subjects and subordinates the
Mortgage to the provisions of the Agreement.
IN WITNESS WHEREOF, Mortgagee has caused this Consent and Subordination to be
signed by its duly authorized officer on its behalf on this _______ day of _________________,
20__.
MORTGAGEE:
By:
Its:
STATE OF ILLINOIS )
) SS.
COUNTY OF ______ )
I, ________________________, a notary public in and for the County in the State
aforesaid, DO HEREBY CERTIFY that ________________________, the ________________ of
_____, ___________, who is personally known to me to be the person whose name is subscribed
to the foregoing instrument as such _______________________, appeared before me this day
in person and acknowledged that he signed and delivered the said instrument as his/her own free
and voluntary act and as the free and voluntary act of said corporation and ___________ for the
uses and purposes therein set forth.
GIVEN under my hand and notarial seal this ____ day of ______________, 20__.
Notary Public
1/12/2021 Version
{00116966.8} -i-
#55795085_v5
INDEX OF EXHIBITS
Exhibit A Legal Description of Property
Exhibit B Final Development Plan
B-1 Site Plan
B-2 Final Engineering Plan
B-3 Final Landscape Plan
B-4 Tree Preservation Plan
B-5 Elevations
B-6 Floor Plans
B-7 Photometric Plan
B-8 Signage Plan
Exhibit C Form Letter of Credit
Exhibit D Transferee Assumption Agreement
Exhibit E Workforce and Accessible Housing Covenant
1/12/2021 Version
{00116966.8} Exhibit A-1
#55795085_v5
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
THAT PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 28, TOWNSHIP 43 NORTH, RANGE 12 EAST OF THE THIRD
PRINCIPAL MERIDIAN, LYING NORTH OF THE NORTH LINE OF THE PUBLIC HIGHWAY
KNOWN AS HIGHLAND PARK, DEERFIELD ROAD, AS DEDICATED BY DOCUMENT 217791
AND LYING WEST OF THE WEST LINE OF THE DRAINAGE CANAL, AS CONDEMNED BY
PROCEEDINGS FOR THE COUNTY COURT CASE 5303, IN LAKE COUNTY, ILLINOIS.
ADDRESS: 10 DEERFIELD ROAD, DEERFIELD, ILLINOIS
PINs: 16-28-400-036-0000 and 16-28-039-0000
1/12/2021 Version
{00116966.8} Exhibit B
EXHIBIT B
DEVELOPMENT PLAN
B-1 Site Plan That certain “Site Plan” prepared by Eckenhoff Saunders
Architects consisting of one sheet labeled AS1.0, with a latest
revision date of October 28, 2020
B-2 Final Engineering Plan Those certain “Zion Woods Multi-Family Housing Engineering
Plans” prepared by V3 Companies, consisting of 14 sheets,
which sheets have a latest revision date of January 12, 2021
B-3 Final Landscape Plan Those certain “Zion Church Landscape Plans” prepared by
Daniel Weibach & Partners, Ltd., consisting of two sheets
labeled L1.01 and L1.02 with a latest revision date of
December 18, 2020
B-4 Tree Preservation Plan That certain “Tree Preservation Plan” prepared by Daniel
Weinbach & Partners, Ltd., consisting of two sheets labeled
L0.01 and L0.01A, with a latest revision date of December 18,
2020
B-5 Elevations Those certain “Exterior Elevations” prepared by Eckenhoff
Saunders Architects, consisting of two sheets labeled A3.0
and A3.1, with a latest revision date of September 30, 2020
B-6 Floor Plans Those certain “Floor Plans” prepared by Eckenhoff Saunders
Architects, consisting of five sheets labeled A1.0 through A1.4,
with a latest revision date of September 30, 2020
B-7 Photometric Plan Those certain “Site Photometrics” prepared by RTM
Engineering Consultants, consisting of one sheet, with a latest
revision date of September 30, 2020
B-8 Signage Plan That certain “Exterior Signage” plan prepared by Eckenhoff
Saunders Architects, consisting of one sheet labeled AS1.2 ,
with a latest revision date of September 30, 2020
805
835855905915935965
985
115
HIGHLAND
PARK
ZION
LUTHERAN
CHURCH
HEATHER ROAD
STORMWATER
DETENTION FACILITY
COMPENSATORY
STORAGE FACILITY
B U I L D I N G 2
F F =6 5 6 .9
B U I L D I N G 1
F F =6 5 6 .7
EXISTING DRIVE
EXISTING PARKING AREA
BIKE STORAGE / OFFICE
NATURAL PLANTINGS
RESIDENT GARDEN
PLAY / PICNIC
NATURAL PLANTINGS
LINE OF EXISTING SANITARY
LANDSCAPE BUFFER
FIRE TRUCK TURNING RADIUS
STAMPED ASPHALT
CROSSWALK
TRASH ENCLOSURE
SURFACE-ILLUMINATED
SIGN - ZION WOODS
EXISTING CHURCH SIGN
PROPOSED FENCE ALONG
PROPERTY LINE, PER
VILLAGE FENCE STANDARDS
TRASH ENCLOSURE
CHURCH APARTMENT UNIT
2' HIGH RETAINING WALL
AC UNITS W/ FENCE
ENCLOSURE AC UNITS W/ WOODEN
FENCE ENCLOSURE
885136' - 6"107' - 6"117' - 0"52' - 0"74' - 6"209' - 0"
3 9 7 ' - 0 "
3 0 ' - 6 "70' - 6"2 '-0 " A B O V E
F L O O D P L A I N
2 '-0" A B O V E
F LO OD P L A IN
R 40' - 6"DEERFIELD ROAD13' - 0"61' - 6"79' - 0"40' - 0"77' - 0"44' - 6"60' - 6"88' - 6"48' - 0"473' - 6"66' - 0"41' - 6"PROPOSED
STORM INLET 141' - 6"W E S T L I N E O F S K O K I E D R A I N A G E D I S T R I C T E A S E M E N T
W E S T L I N E O F E A S EM E N T T O T H E V I L L A G E O F D E E R F I EL D
(4 4 ) R E S I D E N T I A L
P A R K I N G S P A C E S
(72) CHURCH PARKING SPACES73' - 0"R E S I D E N T I A L
A P A R T M E N T
B U I L D I N G
R E S I D E N T I A L
A P A R T M E N T
B U I L D I N G
50' - 0"55' - 6"14' - 6"64' - 6"25' - 6"18' - 6"33' - 6"207' - 6"39' - 6"40' - 0"P R O P E R T Y L I N E
105' - 0"30' - 0"76' - 6"83' - 0"EXISTING FIREPIT
EXISTING VEGETATION
LANDSCAPE BUFFER
C
Project No.
QAQC
Eckenhoff Saunders Architects, Inc
DATE:FILE:Sheet Title
Client / Project Name
Key Plan
654321
E
D
C
B
A
One Prudential Plaza
130 East Randolph Suite 1850
Chicago IL 60601
312.786.1204p esadesign.com
D:\_Revit Local\14139 Zion Woods\14139 - Zion Multi-Family Housing (mparrucci).rvt10/28/2020 5:05:56 PMAS1.0
Site Plan
14139
Zion Woods
Multi-Family Housing
2020
Developer
Brinshore Development
Civil Engineer
V3 Companies
Landscape Architect
Daniel Weinbach & Partners, Ltd.
Structural Engineeer
Kibler-AE
MEPFP Engineer
RTM
10 Deerfield Road, Deerfield, IL 60015
1" = 40'-0"1 Site Plan - Zion Woods
LEGAL DESCRIPTION:
THAT PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 28, TOWNSHIP 43
NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING NORTH OF THE NORTH LINE OF THE PUBLIC HIGHWAY
KNOWN AS HIGHLAND PARK, DEERFIELD ROAD, AS DEDICATED BY DOCUMENT 217791 AND LYING WEST OF THE WEST LINE OF
THE DRAINAGE CANAL, AS CONDEMNED BY PROCEEDINGS FOR THE COUNTY COURT CASE 5303, IN LAKE COUNTY, ILLINOIS.
ADDRESS: 10 DEERFIELD ROAD, DEERFIELD, ILLINOIS
VILLAGE BOARD'S CERTIFICATE
STATE OF ILLINOIS
COUNTY OF LAKE AND COOK
APPROVED AND ACCEPTED BY THE VILLAGE OF
DEERFIELD, LAKE AND COOK COUNTIES, ILLINOIS, AT A
MEETING HELD THIS ______ DAY OF __________________,
20___.
BY: ________________________________________
ATTEST: ___________________________________
PLAN COMMISSIONER'S CERTIFICATE
STATE OF ILLINOIS
COUNTY OF LAKE AND COOK
APPROVED BY THE PLAN COMMISSION OF THE VILLAGE
OF DEERFIELD, LAKE AND COOK COUNTIES, ILLINOIS, AT A
MEETING HELD THIS ______ DAY OF __________________,
20___.
BY: ________________________________________
ATTEST: ___________________________________
OWNER'S CERTIFICATE
STATE OF ILLINOIS
COUNTY OF LAKE AND COOK
THIS IS TO CERTIFY THAT HOUSING OPPORTUNITY
DEVELOPMENT CORPORATION IS THE OWNER OF THE
PROPERTY DESCRIBED ABOVE AND CAUSED THE FINAL
DEVELOPMENT PLAN TO BE PREPARED AS SHOWN
HEREON, FOR THE USES AND PURPOSES THEREIN SET
FORTH, AS ALLOWED AND PROVIDED BY STATUTES AND
THE SAID CORPORATION, AND DOES HEREBY
ACKNOWLEDGE AND ADOPT THE SAME UNDER THE TITLE
AFORESAID.
DATED AT ______________________________ THIS ______
DAY OF __________________, 20___.
NOTARY'S CERTIFICATE
STATE OF ILLINOIS
COUNTY OF LAKE AND COOK
I, ______________________________, A NOTARY PUBLIC IN
THE SAID COUNTY, AND STATE AFORESAID, DO HEREBY
CERTIFY THAT __________________________,
_______________________ (TITLE) OF
_______________________ IS PERSONALLY KNOWN TO ME
TO BE THE SAME PERSON WHO SUBSCRIBED TO THE
FORTHCOMING CERTIFICATE OF OWNERSHIP, APPEARED
BEFORE ME THIS DAY IN PERSON AND ACKNOWLEDGED
THE EXECUTION OF THIS INSTRUMENT IN HIS/HER
CAPACITY FOR THE USES AND PURPOSES THEREIN SET
FORTH AS THE FREE AND VOLUNTARY ACT AND DEED OF
SAID COMPANY.
DATED AT ______________________________ THIS ______
DAY OF __________________, A.D. 20___.
BY: __________________________________
NAME: _______________________________
SEAL:
No. Date Issue Description
4 06-23-2017 Issue for IHDA Application
5 06-23-2017 Issue for Prefiling Submission
6 07-12-2017 Issue for Prefiling Conference
7 06-07-2018 Issue for Prefiling Submission
8 06-15-2018 Plan Commission Meeting
9 08-06-2020 Final Development Plan Prefiling
10 09-17-2020 Final Development Plan Prefiling
11 09-30-2020 Final Development Plan
12 10-28-2020 Issue for Village Board MeetingFinal Development Plan
BM #1ILLINOIS LICENSED DESIGN FIRM NO. 184-000902I, STEVEN A. KRANENBORG, A LICENSED PROFESSIONAL ENGINEER OF ILLINOIS, HEREBYCERTIFY THAT THE CIVIL ENGINEERING PLANS WERE PREPARED ON BEHALF OF HOUSINGOPPORTUNITY DEVELOPMENT CORPORATION BY V3 COMPANIES, LTD. UNDER MY PERSONALDIRECTION. THIS TECHNICAL SUBMISSION IS INTENDED TO BE USED AS AN INTEGRAL PART OFAND IN CONJUNCTION WITH THE PROJECT SPECIFICATIONS AND CONTRACT DOCUMENTS.DATED THIS DAY OF , A.D., 2021.ILLINOIS LICENSED PROFESSIONAL ENGINEER 062-068598MY LICENSE EXPIRES ON NOVEMBER 30, 2021JointUtilityLocatingInformationforExcavatorsCall48 hours before you digPROJECT TEAMENGINEEROWNER/DEVELOPERFORDEERFIELD, ILLINOISTITLE SHEETGENERAL NOTES , LEGEND, AND ABBREVIATIONSEXISTING CONDITIONS PLANDEMOLITION PLANLAYOUT PLANGRADING PLAN - SOUTHGRADING PLAN - NORTHEROSION CONTROL PLANEROSION CONTROL DETAILSNATURALIZED BASIN PLANTING PLANNATURALIZED BASIN PLANTING SPECIFICATIONSUTILITY PLANCONSTRUCTION DETAILSCONSTRUCTION DETAILSC0.0C1.0C2.0C2.1C3.0C4.0C4.1C4.2C4.3C4.4C4.5C5.0C6.0C6.1FINAL ENGINEERING PLANSARCHITECTCIVIL ENGINEERING PLANSZION WOODS MULTI - FAMILY HOUSINGINDEXDRAWING NO.C0.0E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C0.0 Tsht15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
TITLE SHEET
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.comBENCHMARKSPROFESSIONAL ENGINEER'S CERTIFICATION------------
V3 Companies of Illinois, Ltd.7325 Janes AvenueWoodridge, Illinois 60517630 724 9200Project Manager : Steven A. Kranenborg, P.E.Design Engineer : Peter Wagenmaker, E.I.T.Housing Opportunity Development Corporation2001 Waukegan Road, PO Box 480Techny, Illinois 60082847-564-2900Contact : Richard KoenigEckenhoff Saunders Architects130 East Randolph Street, Suite 1850Chicago, Illinois 60601312-786-1204Contact : Matt WylieNO SCALEVICINITY MAPNO SCALEPROJECTLOCATIONLOCATION MAPPROJECTLOCATIONReference Benchmark: Village of Deerfield Monument 2007-14Per Monument Records on file with the Village of Deerfield, monumentlocated on the west side of Heather Rd. at 890 Heather Rd.Elevation=661.82 (NAVD 88)
DRAWING NO.C1.0E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C0.0 Tsht15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
GENERAL NOTES, LEGEND AND
ABBREVIATIONS
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
GENERAL NOTES1.EXISTING SITE TOPOGRAPHY, UTILITIES, RIGHT-OF-WAY ANDHORIZONTAL CONTROL SHOWN ON THE DRAWINGS WEREOBTAINED FROM A SURVEY PREPARED BY:B.H.SUHR & COMPANY INC.450 SKOKIE BLVD. #105NORTHBROOK, IL 60062COPIES OF THE SURVEY ARE AVAILABLE FROM THESURVEYOR. SITE CONDITIONS MAY HAVE CHANGED SINCE THESURVEY WAS PREPARED. CONTRACTORS TO VISIT SITE TOFAMILIARIZE THEMSELVES WITH THE CURRENT CONDITIONS.2.ALL EXISTING TOPOGRAPHY, UNDERGROUND UTILITIES,STRUCTURES AND ASSOCIATED FACILITIES SHOWN ON THESEDRAWINGS HAVE BEEN PLOTTED FROM AVAILABLE SURVEYSAND RECORDS. THEREFORE, THEIR LOCATIONS ANDELEVATIONS MUST BE CONSIDERED APPROXIMATE ONLY.THERE MAY BE OTHER FACILITIES, THE EXISTENCE OF WHICHARE NOT PRESENTLY KNOWN.3.CONTRACTOR IS TO VERIFY ALL EXISTING STRUCTURES ANDFACILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIESPRIOR TO ORDERING MATERIAL AND STARTING WORK.4.ALL APPLICABLE PROVISIONS OF THE CURRENTOCCUPATIONAL SAFETY AND HEALTH ACT ARE HEREININCORPORATED BY REFERENCE.5.THE CONTRACTOR SHALL SUBSCRIBE TO ALL GOVERNINGREGULATIONS AND SHALL OBTAIN ALL NECESSARY PUBLICAGENCY PERMITS PRIOR TO STARTING WORK. THECONTRACTOR, BY USING THESE PLANS FOR THEIR WORK,AGREE TO HOLD HARMLESS V3 COMPANIES LTD., THEMUNICIPALITY, THEIR EMPLOYEES AND AGENTS AND THEOWNER WHILE ACTING WITHIN THE SCOPE OF THEIR DUTIESFROM AND AGAINST ANY AND ALL LIABILITY, CLAIMS,DAMAGES, AND THE COST OF DEFENSE ARISING OUT OFCONTRACTOR(S) PERFORMANCE OF THE WORK DESCRIBEDHEREIN, BUT NOT INCLUDING THE SOLE NEGLIGENCE OF THEOWNER, HIS AGENTS, THE ENGINEER, HIS EMPLOYEES ANDAGENTS.6.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAININGALL REQUIRED PERMITS FOR CONSTRUCTION ALONG ORACROSS EXISTING STREETS OR HIGHWAYS. CONTRACTORSHALL MAKE ARRANGEMENTS FOR THE PROPER BRACING,SHORING AND OTHER REQUIRED PROTECTION OF ALLROADWAYS BEFORE CONSTRUCTION BEGINS. CONTRACTORSHALL BE RESPONSIBLE FOR ANY DAMAGE TO THE STREETSOR ROADWAYS AND ASSOCIATED STRUCTURES AND SHALLMAKE REPAIRS AS NECESSARY TO THE SATISFACTION OF THEOWNER OF THE ROADWAY.7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THEINSTALLATION AND MAINTENANCE OF ADEQUATE SIGNS,TRAFFIC CONTROL DEVICES AND WARNING DEVICES TOINFORM AND PROTECT THE PUBLIC DURING ALL PHASES OFCONSTRUCTION. BARRICADES AND WARNING SIGNS SHALL BEPROVIDED IN ACCORDANCE WITH THE IDOT STANDARDSPECIFICATIONS. ALL TRAFFIC CONTROL WORK SHALL BEDONE IN ACCORDANCE WITH THE "MANUAL ON UNIFORMTRAFFIC CONTROL DEVICES."8.EXCEPT WHERE MODIFIED BY THE CONTRACT DOCUMENTS,ALL WORK PROPOSED HEREON SHALL BE IN ACCORDANCEWITH THE FOLLOWING SPECIFICATIONS WHICH ARE HEREBYMADE A PART HEREOF:a."STANDARD SPECIFICATIONS FOR ROAD AND BRIDGECONSTRUCTION" AS PREPARED BY IDOT, LATEST EDITION.b.”STANDARD SPECIFICATIONS FOR WATER AND SEWER MAINCONSTRUCTION IN ILLINOIS," LATEST EDITION.c.ILLINOIS RECOMMENDED STANDARDS FOR SEWAGEWORKS," AS PUBLISHED BY THE IEPA. LATEST EDITION.d.THE LATEST EDITIONS OF THE MUNICIPAL CODE ANDSTANDARDS OF THE VILLAGE OF DEERFIELD.e.THE NATIONAL ELECTRIC CODE.f.THE ILLINOIS ACCESSIBILITY CODE.g.CLEAN CONSTRUCTION OR DEMOLITION DEBRIS (CCDD)REQUIREMENTS AS PUBLISHED BY THE IEPA. TESTING OFSOILS BEING EXPORTED FROM THE SITE AND APPROPRIATEDISPOSAL SHALL BE THE RESPONSIBILITY OF THECONTRACTOR.IN THE EVENT OF CONFLICTING SPECIFICATIONS WITH REGARDTO SITE WORK ISSUES DESIGNED BY THE ENGINEER, THEMORE STRINGENT REQUIREMENT SHALL GOVERN.9.THE CONTRACTOR SHALL NOTIFY THE AUTHORITY HAVINGJURISDICTION AT LEAST 48 HOURS PRIOR TO COMMENCINGANY WORK AND FOR ANY NEW CONSTRUCTION REQUIRINGINSPECTION.10.ALL TREES TO BE SAVED SHALL BE IDENTIFIED PRIOR TOCONSTRUCTION AND SHALL BE PROTECTED PER IDOTSTANDARDS. THE RIGHT-OF-WAY LINE AND LIMITS OF THECONTRACTOR'S OPERATIONS SHALL BE CLEARLY DEFINEDTHROUGHOUT THE CONSTRUCTION PERIOD. ALL TREESIDENTIFIED TO REMAIN SHALL BE PROTECTED FROM DAMAGEINCLUDING TRUNKS, BRANCHES AND ROOTS. NO EXCAVATING,FILLING OR GRADING IS TO BE DONE INSIDE THE DRIP LINE OFTREES UNLESS OTHERWISE INDICATED.11.CONSTRUCTION ACCESS POINTS TO THE SITE SHALL BEPROTECTED IN SUCH A WAY AS TO PREVENT ACCUMULATIONOF MUD OR SOIL ON PUBLIC THOROUGHFARES. AT THE END OFEACH DAY AND AS OFTEN AS OTHERWISE NECESSARY THECONTRACTOR SHALL CLEAN UP ALL MUD OR SOIL WHICH HASBEEN TRACKED ONTO PUBLIC STREETS AS REQUIRED BY THEAUTHORITIES HAVING JURISDICTION AND AS DETAILED IN THESTORM WATER POLLUTION PREVENTION PLAN.12.THE CONTRACTOR SHALL PROVIDE FOR THE SAFE ANDORDERLY PASSAGE OF TRAFFIC AND PEDESTRIANS WHEREHIS/HER OPERATIONS ABUT PUBLIC THOROUGHFARES ANDADJACENT PROPERTY IN ACCORDANCE WITH THE VILLAGE OFDEERFIELD MUNICIPAL CODE AND IDOT REQUIREMENTS.13.NO HOLES ARE TO BE LEFT OPEN IN THE PAVEMENT ORPARKWAY OVER A HOLIDAY, WEEKEND OR AFTER 3:00 P.M. ONTHE DAY PRECEDING A HOLIDAY OR A WEEKEND.14.ALL EXISTING PAVEMENT OR CONCRETE TO BE REMOVEDSHALL BE SAWCUT ALONG LIMITS OF PROPOSED REMOVALBEFORE COMMENCEMENT OF PAVEMENT REMOVAL.15.REMOVED PAVEMENT, SIDEWALK, CURB AND GUTTER, ETC.SHALL BE LEGALLY DISPOSED OF BY THE CONTRACTOR ASPART OF THE BASE CONTRACT.16.NO BURNING OR INCINERATION OF RUBBISH WILL BEPERMITTED ON SITE.17.FOR REGULATED UTILITY LOCATIONS, THE CONTRACTORSHALL CONTACT THE JOINT UTILITY LOCATION INFORMATIONFOR EXCAVATORS, "J.U.L.I.E." AT 1-800-892-0123. LOCALGOVERNMENT AGENCIES SHOULD BE CONTACTED BY THECONTRACTOR FOR LOCATION OF ALL NONREGULATED UTILITYLOCATIONS. CALL FOR LOCATES AT LEAST 48 HOURS INADVANCE OF CONSTRUCTION.18.BEFORE EXCAVATING OVER OR ADJACENT TO ANY EXISTINGUTILITIES, CONTRACTOR SHALL NOTIFY THE OWNER OF SUCHUTILITIES TO ENSURE THAT PROTECTIVE WORK WILL BECOORDINATED AND PERFORMED BY THE CONTRACTOR INACCORDANCE WITH THE REQUIREMENTS OF THE OWNER OFTHE UTILITY INVOLVED. IF ANY EXISTING SERVICE LINES,UTILITIES AND UTILITY STRUCTURES WHICH ARE TO REMAIN INSERVICE ARE UNCOVERED OR ENCOUNTERED DURING THISOPERATION, THEY SHALL BE SAFEGUARDED, PROTECTEDFROM DAMAGE AND SUPPORTED IF NECESSARY.19.THE CONTRACTOR IS RESPONSIBLE FOR HAVING A SET OF"APPROVED" ENGINEERING PLANS WITH THE LATEST REVISIONDATE ON THE JOB SITE PRIOR TO THE START OFCONSTRUCTION.20.THE CONTRACTOR SHALL BE RESPONSIBLE FOR EROSION ANDSEDIMENTATION CONTROL AS DETAILED IN THE STORM WATERPOLLUTION PREVENTION PLAN.21.ALL CURB RADII REFER TO BACK OF CURB.22.ANY AREAS THAT ARE DISTURBED DURING CONSTRUCTIONSHALL BE RESTORED IN CONFORMANCE WITH THEREQUIREMENTS OF THE AUTHORITY HAVING JURISDICTIONAND SHALL BE INCIDENTAL TO THE CONTRACT.23.STREET PAVING AND CURBS TO REMAIN SHALL BE PROTECTEDFROM DAMAGE AND IF DAMAGED, SHALL BE REPLACEDPROMPTLY IN CONFORMANCE WITH THE MUNICIPALITY ORIDOT STANDARD SPECIFICATIONS IN MATERIALS ANDWORKMANSHIP.24.PROPOSED ELEVATIONS INDICATE FINISHED CONDITIONS. FORROUGH GRADING ELEVATIONS ALLOW FOR THICKNESS OFPROPOSED PAVING (ROADS, WALKS, DRIVES, ETC.) ORTOPSOIL AS INDICATED ON DRAWINGS.25.CAD FILES ARE AVAILABLE FOR CONSTRUCTION LAYOUT UPONREQUEST.26.BACKFILL SHALL BE PLACED NEXT TO THE CURB AS SOON ASPERMISSIBLE AFTER CONSTRUCTION TO PREVENT SCOURINGAND UNDERCUTTING BY STORM WATER RUNOFF.27.BUTT JOINTS SHALL BE PROVIDED WHEREVER NEW PAVEMENTABUTS EXISTING PAVEMENT. ALL BUTT JOINTS SHALL BECONSTRUCTED BY MILLING AND SHALL BE CONSIDEREDINCIDENTAL TO THE COST OF THE BITUMINOUS SURFACECOURSE.28.WHEN AN EXISTING DRAINAGE ROUTE, EITHER A STORMSEWER OR WATERWAY, IS INTERRUPTED DUE TOCONSTRUCTION, THE DRAINAGE ROUTE SHALL BEREESTABLISHED TO ORIGINAL CONDITIONS BY THE END OFTHE SAME WORK DAY. POSITIVE DRAINAGE MUST BEMAINTAINED AT ALL TIMES DURING CONSTRUCTION.29.PROVIDE SMOOTH VERTICAL CURVES THROUGH HIGH ANDLOW POINTS INDICATED BY SPOT ELEVATIONS. PROVIDEUNIFORM SLOPES BETWEEN NEW AND EXISTING GRADES.AVOID RIDGES AND DEPRESSIONS.30.FINAL ADJUSTMENT OF FIRE HYDRANTS, VALVE VAULTS ANDMANHOLES TO FINISHED GRADE ARE INCIDENTAL TO THEIRCOST.31.ANY EXISTING UTILITY STRUCTURES REQUIRING ADJUSTMENTARE TO BE ADJUSTED OR RECONSTRUCTED BY THECONTRACTOR TO THE UTILITY OWNER'S SATISFACTION.ADJUSTMENTS OR RECONSTRUCTIONS NOT CALLED FOR ONTHE PLANS SHALL BE CONSIDERED INCIDENTAL TO THECONTRACT.32.ALL UTILITY CONNECTIONS TO EXISTING LINES SHALL BECONSTRUCTED IN ACCORDANCE WITH THE REGULATIONS ANDTO THE SATISFACTION OF THE UTILITY OWNER.33.PROVIDE TRENCH BACKFILL IN ACCORDANCE WITH THEDETAILS OF THE PLANS FOR ALL UTILITY LINES (OR ASOTHERWISE NOTED ON PLANS). BACKFILL SHALL BE PLACEDAND COMPACTED PER THE MUNICIPALITY AND IDOTSPECIFICATIONS. COST OF BACKFILL IS TO BE CONSIDEREDINCIDENTAL TO THE UTILITY WORK.34.ANY DAMAGE TO EXISTING UTILITIES SHALL BE REPAIRED ATTHE CONTRACTOR'S EXPENSE.35.PRIOR TO DEMOBILIZATION, ALL WORK SHALL BE CLEANEDAND INSPECTED TO THE SATISFACTION OF THE AUTHORITYHAVING JURISDICTION. THE COST OF THIS WORK SHALL BECONSIDERED INCIDENTAL TO THE CONTRACT.36.THE GENERAL CONTRACTOR SHALL COORDINATE WITHUTILITY COMPANIES TO PROVIDE CABLE TV, PHONE, ELECTRIC,GAS AND IRRIGATION SERVICES. GENERAL CONTRACTORSHALL BE RESPONSIBLE FOR SECURING SITE LAYOUTS FORTHESE UTILITIES AND SHALL COORDINATE AND PROVIDECONDUIT CROSSINGS AS REQUIRED. THIS COORDINATIONSHALL BE CONSIDERED INCIDENTAL TO THE CONTRACT. ANYCONFLICTS IN UTILITIES SHALL BE CORRECTED BY THEGENERAL CONTRACTOR AT NO ADDITIONAL COST TO THEOWNER.37.BAND-SEAL CONNECTORS OR EQUIVALENT SHALL BE USED TOJOIN PIPES OF DISSIMILAR MATERIAL.38.CONTRACTOR SHALL MAINTAIN ACCURATE RECORDS OF ALLCONSTRUCTION IN CONFORMANCE WITH ALL MUNICIPAL ANDCLIENT REQUIREMENTS FOR USE IN PREPARING RECORDDRAWINGS. RECORD DRAWINGS SHALL BE SUBMITTED TO THEVILLAGE UPON FINAL PROJECT COMPLETION.39.THE SUBCONTRACTOR SHALL INSTALL A 2”x4”x6' POSTADJACENT TO THE TERMINUS OF UTILITY MAINS AND SERVICELINES. POSTS SHALL BE MARKED IN ACCORDANCE WITH THEVILLAGE STANDARDS.40.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DEWATERINGANY EXCAVATION. ANY DEWATERING REQUIRED SHALL BEINCIDENTAL TO THE CONTRACT.41.COPIES OF SOILS INVESTIGATION REPORTS MAY BE OBTAINEDFROM THE OWNER. ANY BRACING, SHEETING OR SPECIALCONSTRUCTION METHODS REQUIRED IN ORDER TO INSTALLTHE PROPOSED IMPROVEMENTS SHALL BE CONSIDEREDINCIDENTAL TO THE COST OF THE PROJECT. ANY ADDITIONALSOILS DATA NEEDED TO CONFIRM THE CONTRACTOR'SOPINIONS OF THE SUBSOIL CONDITIONS SHALL BE DONE ATTHE CONTRACTOR'S EXPENSE. THE CONTRACTOR SHALLOBTAIN THE OWNER'S WRITTEN AUTHORIZATION TO ACCESSTHE SITE TO CONDUCT A SUPPLEMENTAL SOILSINVESTIGATION.42.ALL FIELD TILE ENCOUNTERED DURING CONSTRUCTIONOPERATIONS SHALL BE CONNECTED TO THE PROPOSEDSTORM SEWER OR EXTENDED TO OUTLET INTO A PROPOSEDDRAINAGE WAY AS DETERMINED BY THE ENGINEER. IF THISCANNOT BE ACCOMPLISHED, THEN IT SHALL BE REPAIREDWITH NEW PIPE OF SIMILAR SIZE AND MATERIAL TO THEORIGINAL LINE AND PUT IN ACCEPTABLE OPERATIONALCONDITION. A RECORD OF THE LOCATION OF ALL FIELD TILEFOR ON-SITE DRAIN PIPE ENCOUNTERED SHALL BE KEPT BYTHE SUBCONTRACTOR AND SUBMITTED TO THE ENGINEERUPON COMPLETION OF THE PROJECT. ALL FIELD TILE REPAIRSSHALL BE CONSIDERED AS INCIDENTAL TO THE CONTRACTAND NO ADDITIONAL COMPENSATION WILL BE PROVIDED.43.THE ENGINEER AND OWNER ARE NOT RESPONSIBLE FOR THECONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCESOR PROCEDURES, TIME OF PERFORMANCE, PROGRAMS ORFOR ANY SAFETY PRECAUTIONS USED BY THE CONTRACTOR.THE CONTRACTOR IS SOLELY RESPONSIBLE FOR EXECUTIONOF HIS/HER WORK IN ACCORDANCE WITH THE CONTRACTDOCUMENTS AND SPECIFICATIONS.SPECIFICATIONSEARTHWORK1.THE GRADING OPERATIONS ARE TO BE INSPECTED BY ATHIRD PARTY SOILS ENGINEER. THE CONTRACTOR'SREPRESENTATIVE MUST BE NOTIFIED PRIOR TO ANYUNSUITABLE SOIL REMOVAL AND MUST APPROVE, INWRITING, ANY REMEDIATION. BOTH THE CONTRACTORAND SOILS ENGINEER MUST BE PRESENT DURINGREMEDIATION.2.THE PROPOSED GRADING ELEVATIONS SHOWN ON THEPLANS ARE FINISH GRADE. A MINIMUM OF 6 INCHES OFTOPSOIL IS TO BE PLACED BEFORE FINISH GRADEELEVATIONS ARE ACHIEVED, UNLESS OTHERWISE NOTED.AREAS IN DETENTION FACILITIES NOTED TO BEESTABLISHED WITH NATIVE VEGETATION SHALL REQUIREA MINIMUM OF 12 INCHES OF TOPSOIL. REFER TOPLANTING PLANS TO VERIFY TOPSOIL THICKNESSREQUIREMENTS.3.THE SURFACE VEGETATION, TOPSOIL, TRANSITIONALMATERIAL, AND ANY OBVIOUSLY SOFT UNDERLYING SOILSHALL BE STRIPPED FROM ALL AREAS TO RECEIVESTRUCTURAL FILL. IF THE UNDERLYING SUBGRADE ISFOUND TO BE UNSUITABLE FOR PROPER COMPACTION,CONTRACTOR TO CONSULT WITH SOILS ENGINEER PRIORTO REMEDIATION.4.EMBANKMENT MATERIAL WITHIN ROADWAY, DRIVEWAY,BUILDING AND OTHER STRUCTURAL CLAY FILL AREASSHALL BE COMPACTED TO A MINIMUM OF 95% OFMAXIMUM DENSITY IN ACCORDANCE WITH ASTMSPECIFICATION D1557 (MODIFIED PROCTOR METHOD), ORTO SUCH OTHER DENSITY AS MAY BE DETERMINEDAPPROPRIATE BY THE SOILS ENGINEER, THE AUTHORITYHAVING JURISDICTION, AND THE CONTRACTOR.5.ALL PAVEMENT SUBGRADE SHALL MEET THEREQUIREMENTS DETERMINED BY THE SOILS ENGINEERAND DOCUMENTED IN THE GEOTECHNICAL REPORT. IFAREAS OF PAVEMENT SUBGRADE ARE ENCOUNTEREDWHICH DO NOT MEET THESE REQUIREMENTS, SUBGRADEREPLACEMENT OR PAVEMENT DESIGN REVISIONS SHALLBE PROVIDED WHICH ARE ADEQUATE TO OBTAINEQUIVALENT PAVEMENT STRENGTH AS DETERMINED BYTHE ENGINEER, SOILS ENGINEER, AND THE AUTHORITYHAVING JURISDICTION.6.COMPLETED GRADING (FINISHED FINE GRADE) FORPROPOSED PAVEMENT SUBGRADE AREAS, BUILDINGPADS, AND OPEN SPACE AREAS SHALL BE WITHIN A 0.1'TOLERANCE OF DESIGN SUBGRADE.7.THE SUBGRADE FOR PROPOSED STREET AND PAVEMENTAREAS SHALL BE PROOF-ROLLED BY THESUBCONTRACTOR IN THE PRESENCE OF THEJURISDICTIONAL INSPECTOR, CONTRACTOR, AND SOILSENGINEER.8.BORROW PIT LOCATION(S) SHALL BE APPROVED BY THEOWNER, ENGINEER, AND GEOTECHNICAL ENGINEER.SANITARY SEWER1.SANITARY SEWERS SHALL BE CONSTRUCTED OF THEFOLLOWING MATERIALS AS SPECIFIED ON THE PLANS:A.POLYVINYL CHLORIDE PLASTIC SEWER PIPE (PVC)CONFORMING TO ASTM D2241 WITH AN SDROF 26 WITH ELASTOMETRIC GASKET JOINTSCONFORMING TO ASTM D3139.B.DUCTILE IRON PIPE, CLASS 52, CONFORMING TO ANSIA21.51 (AWWA C151) WITH JOINTS CONFORMING TOANSI 21-11 (AWWA C-111).2.MANHOLES SHALL BE PRECAST CONCRETE STRUCTURES,WITH APPROPRIATE FRAME AND LIDS (SEECONSTRUCTION DETAIL SHEETS). LIDS SHALL BEIMPRINTED “SANITARY SEWER”.3.ALL SANITARY SEWER SHALL BE TESTED FORLEAKAGE AND DEFLECTION IN ACCORDANCE WITHSECTION 31-1.12 AND 31-1.13 OF THE STANDARDSPECIFICATIONS FOR WATER AND SEWER MAINCONSTRUCTION IN ILLINOIS.4.ALL SANITARY MANHOLES SHALL BE TESTED FOR WATERTIGHTNESS IN ACCORDANCE WITH ASTM C969 OR ATSMC1244.5.CONTRACTOR SHALL VERIFY THAT THE TESTINGMETHODS DESIGNATED HEREIN ARE ACCEPTABLE TOLOCAL AUTHORITIES HAVING JURISDICTION OVER THISPROJECT. IF THE LOCAL JURISDICTION HAS MORESTRINGENT TESTING REQUIREMENTS THE CONTRACTORSHALL ADHERE TO THE MORE STRINGENTREQUIREMENTS. THE COST SHALL BE INCIDENTAL TO THECONTRACT.WATERMAIN DISTRIBUTION SYSTEM1.WATER MAIN SHALL BE CONSTRUCTED OF THEFOLLOWING MATERIAL AS SPECIFIED ON THE PLANS:A.DUCTILE IRON PIPE, CLASS 52 CONFORMING TO ANSIA21.51, AWWA C-151 WITH CEMENT LININGCONFORMING TO ANSI A21.4, AWWA C-104 ANDPUSH-ON JOINTS CONFORMING TO ANSI A21.11,AWWA C-111. FITTINGS SHALL COMPLY WITH ANSIA21.10, AWWA C110. ALL DUCTILE IRON PIPE SHALLBE WRAPPED IN POLYETHYLENE IN ACCORDANCEWITH AWWA C105.B.WATER SERVICE LINES SHALL BE CONSTRUCTED OFCLASS K COPPER.2.MINIMUM COVER OVER WATER MAIN SHALL BE 5' - 6”FROM FINISHED GRADE TO TOP OF PIPE.3.VALVE VAULTS SHALL BE USED AT ALL VALVE LOCATIONSWHERE WATER MAIN IS 6” DIAMETER OR LARGER.VAULTS SHALL BE PRECAST CONCRETE STRUCTURES,WITH APPROPRIATE FRAME AND LIDS (SEECONSTRUCTION DETAIL SHEETS). LIDS SHALL BEIMPRINTED “WATER”.4.THRUST BLOCKING OR RESTRAINED JOINTS SHALL BEINSTALLED ON WATER MAINS AT ALL BENDS, TEES,ELBOWS, ETC. AS REQUIRED BY THE AUTHORITY HAVINGJURISDICTION. COST OF SAME SHALL BE INCIDENTAL TOTHE UNIT PRICE FOR PIPE INSTALLED.5.WATER MAIN FITTINGS (BENDS, ELBOWS, TEES,INCREASES, REDUCERS, ETC.) MAY OR MAY NOT BESPECIFICALLY REFERENCED ON THE CONSTRUCTIONPLANS. THEY ARE TO BE CONSIDERED AS INCIDENTALAND INCLUDED IN THE LINEAL FOOTAGE COST OF THEWATER MAIN.6.ALL WATER LINES ARE TO BE PRESSURE TESTED ANDCHLORINATED PER THE REQUIREMENTS OF THEMUNICIPALITY AND THE ILLINOIS ENVIRONMENTALPROTECTION AGENCY.STORM SEWER1.STORM SEWERS SHALL BE CONSTRUCTED OF THEFOLLOWING MATERIALS AS SPECIFIED ON THE PLANS:A.REINFORCED CONCRETE PIPE ( RCP) INCONFORMANCE WITH IDOT STANDARDSPECIFICATIONS DETERMINATION FOR PIPE CLASS,AND CONFORMING TO ASTM C76. ALL STORM SEWERSHALL HAVE GASKETED JOINTS CONFORMING TOASTM C-361, UNLESS OTHERWISE NOTED.B.POLYVINYL CHLORIDE PLASTIC SEWER PIPE (PVC)CONFORMING TO ASTM D3034 WITH ELASTOMERICGASKETED JOINTS CONFORMING TO ASTM D3212.C.HIGH DENSITY POLYETHYLENE PIPE, HDPE,CONFORMING TO ASTM D3350 WITH ELASTOMERICJOINTS CONFORMING TO ASTM D3212.D.DUCTILE IRON PIPE, CLASS 52, CONFORMING TO ANSIA21.51 (AWWA C151) WITH JOINTS CONFORMING TOANSI 21-11 (AWWA C-111).2.STORM SEWER STRUCTURES SHALL BE PRECAST OF THETYPE AND DIAMETER AS SPECIFIED IN THE PLANS WITHAPPROPRIATE FRAME AND LIDS (SEE CONSTRUCTIONDETAIL). LIDS SHALL BE IMPRINTED “STORM”.IEPA CROSSING REQUIREMENTS1.HORIZONTAL SEPARATION:A.WATERMAINS SHALL BE LAID AT LEAST TEN FEETHORIZONTALLY FROM ANY EXISTING OR PROPOSEDDRAIN, STORM SEWER, SANITARY SEWER OR SEWERSERVICE CONNECTION.B.WATERMAINS MAY BE LAID CLOSER THAN TEN FEETTO A SEWER LINE WHEN: I. LOCAL CONDITIONS PREVENT A LATERAL SEPARATION OF TEN FEET;II. THE WATERMAIN IS AT LEAST 18 INCHES ABOVETHE CROWN OF THE SEWER; AND III. THE WATERMAIN IS EITHER IN A SEPARATETRENCH OR IN THE SAME TRENCH ON AN UNDISTURBED EARTH SHELF LOCATED TO ONESIDE OF THE SEWER.I.BOTH THE WATERMAIN AND DRAIN OR SEWER SHALL BE CONSTRUCTED OF SLIP-ON OR MECHANICALJOINT CAST OR DUCTILE IRON PIPE, PRESTRESSEDCONCRETE PIPE, OR PVC PIPE MEETING THEREQUIREMENTS OF SECTION 653.111 WHEN IT ISIMPOSSIBLE TO MEET (A) OR (B) ABOVE. THE DRAINOR SEWER SHALL BE PRESSURE TESTED TO THEMAXIMUM EXPECTED SURCHARGE HEAD BEFOREBACKFILLING.2.VERTICAL SEPARATION:A.A WATERMAIN SHALL BE LAID SO THAT ITS INVERT IS18 INCHES ABOVE THE CROWN OF THE DRAIN ORSEWER WHENEVER WATERMAINS CROSS STORMSEWERS, SANITARY SEWERS OR SEWER SERVICECONNECTIONS. THE VERTICAL SEPARATION SHALLBE MAINTAINED FOR THAT PORTION OF THEWATERMAIN LOCATED WITHIN TEN FEETHORIZONTALLY OR ANY SEWER OR DRAIN CROSSED.A LENGTH OF WATERMAIN PIPE SHALL BE CENTEREDOVER THE SEWER TO BE CROSSED WITH JOINTSEQUIDISTANT FROM THE SEWER OR DRAIN.B.BOTH THE WATERMAIN AND SEWER SHALL BECONSTRUCTED OF SLIP-ON OR MECHANICAL JOINTCAST OR DUCTILE IRON PIPE, PRESTRESSEDCONCRETE PIPE, OR PVC PIPE MEETINGREQUIREMENTS OF SECTION 653.111 WHEN:I. IT IS IMPOSSIBLE TO OBTAIN THE PROPER VERTICAL SEPARATION AS DESCRIBED IN 9A) ABOVE; ORII. THE WATERMAIN PASSES UNDER A SEWER DRAIN.C.A VERTICAL SEPARATION OF 18 INCHES BETWEENTHE INVERT OF THE SEWER OR DRAIN AND THECROWN OF THE WATERMAIN SHALL BE MAINTAINEDWHERE A WATERMAIN CROSSES UNDER A SEWER.SUPPORT THE SEWER OR DRAIN LINES TO PREVENTSETTLING AND BREAKING THE WATERMAIN.D.CONSTRUCTION SHALL EXTEND ON EACH SIDE OFTHE CROSSING UNTIL THE NORMAL DISTANCE FROMTHE WATERMAIN TO THE SEWER OR DRAIN LINE IS ATLEAST TEN FEET.PAVING1.BASE COURSE SHALL BE AGGREGATE BASE COURSE,CONFORMING TO IDOT STANDARD SPECIFICATIONS (SEEPLANS FOR THICKNESS).2.SURFACE COURSE AND BINDER COURSE SHALL BEHOT-MIX ASPHALT (HMA) CONFORMING TO IDOTSTANDARD SPECIFICATIONS (SEE PLANS FORTHICKNESS).3.CURB & GUTTER AND SIDEWALK SHALL BE CLASS SIPORTLAND CEMENT CONCRETE CONFORMING TO IDOTSTANDARD SPECIFICATIONS.4.SUBGRADE SHALL BE FINISHED TO BE WITHIN 0.1 FEET OFDESIGN SUBGRADE ELEVATIONS BY THE EARTHWORKCONTRACTOR. FINE GRADING FOR PAVEMENTS ANDSIDEWALKS SHALL BE THE RESPONSIBILITY OF THEPAVING CONTRACTOR.5.AGGREGATE BASE COURSES SHALL BE PRIMED AT THERATE OF 0.25 TO 0.50 GALLONS PER SQUARE YARD ANDBRICK, CONCRETE, OR HMA BASES SHALL BE PRIMED ATTHE RATE OF 0.05 TO 0.10 GALLONS PER SQUARE YARDWITH LIQUID ASPHALT CONFORMING TO THE IDOTSTANDARD SPECIFICATIONS AND APPROPRIATE FORPREVAILING WEATHER AND SITE CONDITIONS. PRIMECOAT AND CLEANING THE EXISTING SURFACE SHALL BECONSIDERED AS INCIDENTAL TO THE CONTRACT.6.PAVEMENT SHALL BE CONSTRUCTED ON A THOROUGHLYCOMPACTED SUBGRADE MEETING THE REQUIREMENTSOF THE STANDARD SPECIFICATIONS ANDRECOMMENDATIONS OF THE GEOTECHNICALCONSULTANT. PRIOR TO PLACEMENT OF THE NEWPAVEMENT, THE SUBGRADE SHALL BE PROOF ROLLEDWITH A FULLY LOADED TANDEM AXLE DUMP TRUCK(MINIMUM 20 TONS). PROOF ROLLING SHALL BEWITNESSED BY THE GEOTECHNICAL CONSULTANT ANDVILLAGE REPRESENTATIVE.7.SIDEWALKS SHALL BE OF THE THICKNESS ANDDIMENSIONS AS SHOWN IN THE CONSTRUCTION PLANS.CONTRACTION JOINTS SHALL BE SET AT 5' CENTERS AND½ INCH PREMOLDED FIBER EXPANSION JOINTS SHALL BESET AT 50' CENTERS AND WHERE THE SIDEWALK MEETSTHE CURB, A BUILDING, OR AT THE END OF EACH POUR.ALL SIDEWALKS CONSIDERED TO BE ACCESSIBLE ROUTESAS DEFINED BY THE AMERICANS WITH DISABILITIES ACT(ADA) SHALL BE SUBJECT TO ILLINOIS ACCESSIBILITYCODE (IAC) REQUIREMENTS, UNLESS OTHERWISE NOTED.8.TESTING OF THE SUBBASE, BASE COURSE, BINDERCOURSE, SURFACE COURSE, AND CONCRETE WORKSHALL BE REQUIRED IN ACCORDANCE WITH IDOTSTANDARD SPECIFICATIONS AND IN ACCORDANCE WITHTHE SPECIFIC REQUIREMENTS OF THE AUTHORITYHAVING JURISDICTION. A QUALIFIED TESTING FIRM SHALLBE EMPLOYED TO PERFORM THE REQUIRED TESTS.9.ASPHALT JOINTS FOR BINDER AND SURFACE COURSESARE TO BE STAGGERED.10.PRIOR TO FINAL PAVING, THE CONTRACTOR SHALLTELEVISE THE STORM AND SANITARY SEWERS TOENSURE PIPE INTEGRITY. ANY ISSUES FOUND SHALL BECORRECTED PRIOR TO FINAL PAVING.XXW GT/EETBENCHMARKEASEMENT LINEFENCE LINECENTERLINEPROPERTY CORNERUNDERGROUND TELEPHONE& ELECTRIC DUCT BANKBURIED CABLE-TELEPHONESOIL BORINGTELEPHONE MANHOLECONTOURSPOT ELEVATIONWATER MAINGAS MAINCURB INLETUTILITY STUB POST INDICATOR VALVETHRUST BLOCKCONCRETE HEADWALLFLARED END SECTION (F.E.S.)SUBMERGED HEADWALLGUY WIRESFLOOD LIGHTFIRE HYDRANTLIGHT STANDARDIRRIGATION HEADSSIGNUTILITY POLEUTILITY TO BE ABANDONEDFEATURE TO BE REMOVEDDESCRIPTIONSTORMWATER FLOW DIRECTIONSANITARY SEWERSTORM SEWERSILT FENCEWATER MAIN PROTECTIONRAILROAD TRACKSGUARDRAILHAND HOLEGATE VALVE IN VALVE VAULTREVISION DELINEATIONSTORMWATER OVERFLOW ROUTEVALVE IN VALVE BOX DRAINAGE STRUCTURE WITH OPEN LIDSANITARY FORCE MAINPROPERTY LINE (EXTERIOR)LOT LINE (INTERIOR)TREETREE LINETRAFFIC SIGNAL POLETELEPHONE PEDESTALTRANSFORMER PADUTILITY STRUCTURE WITH CLOSED LIDRIGHT-OF-WAY LINEMONITORING WELLCONSTRUCTION LIMIT LINEREVERSE PITCHED CURBRETAINING WALLTREE PROTECTION FENCECURB & GUTTERDEPRESSED CURB & GUTTERDITCH CHECKBURIED CABLE-ELECTRICTOP OF CURB ELEVATIONEDGE OF PAVEMENT ELEVATIONUTILITY CROSSING LABELINLET FILTER BASKETRIP RAPBOLLARDBACK OF CURBCATCH BASINFIRE HYDRANTBACK TO BACK OF CURBB/CB-BBMCURB AND GUTTERC & GCBDRAWINGDIWMDUCTILE IRON WATER MAINDIAMETERF/GFINISHED GRADEF-FFACE TO FACE OF CURBF/LFHFESFLOW LINEFLARED END SECTIONGGV/VBGV/VVHDPEHORIZONTALHPHWLIEHIGH POINTHIGH WATER LEVELINVERT ELEVATIONINLETLPLLEFTMHMANHOLENWLNORMAL WATER LEVELPCCPIPRCPOINT OF INTERSECTIONPOINT OF REVERSE CURVATUREPOINT OF TANGENCYPROPERTY LINEPOINT OF CURVATUREPOINT OF VERTICAL INTERSECTIONPVCPTPLPCPVIRRIGHT OF WAYSFMSHTSANITARY FORCE MAINSHEETSTATIONSTORM MANHOLESUBMERGED HEADWALLSHWSTMHSSANSMHSANITARYSANITARY MANHOLETT/CT/PTOP OF PIPETYPTYPICALVERTICALWATER MAINWMELEVATIONEJEXPANSION JOINTPPPOWER POLEPORTLAND CEMENT CONCRETEVCVERTICAL CURVEENNORTHPOINT OF VERTICAL CURVATUREOR POLYVINYL CHLORIDE PIPESLOPE OR SOUTHW WESTOLOPEN LIDF & GFRAME & GRATETYTYPECLCLOSED LIDPUBLIC UTILITY EASEMENTEAST OR ELECTRIC OR EDGEE/PEDGE OF PAVEMENTEXISTINGFINISHED FLOORGAS LINEHDWHEADWALLGATE VALVE IN VALVE BOXGATE VALVE IN VALVE VAULTHIGH DENSITY POLYETHYLENE PIPERCPREINFORCED CONCRETE PIPESTTANGENT LENGTH OR TELEPHONELFLINEAL FEETSFSILTATION FENCELOW POINT OR LIGHT POLEBV/VVBUTTERFLY VALVE IN VALVE VAULTBLDGBUILDINGINCLDIPDUCTILE IRON PIPEEX.PGLPROFILE GRADE LINEPVTPOINT OF VERTICAL TANGENCYRADIUS OR RIGHTCENTERLINENOT IN CONTRACT / NOT INCLUDEDTOP OF CURB STORM STRUCTURE OR STORM SEWERHDCPHANDICAPON CENTERUPUTILITY POLEMWMONITORING WELLT/WTOP OF WALLMATCH EXISTINGF & OLF & CLFRAME & CLOSED LIDFRAME & OPEN LIDCOCLEAN OUTB/PBOTTOM OF PIPEAARC LENGTHOR POINT OF COMPOUND CURVEVERTSTADIADWGELEVFFHORMENICOCPUEROW710706.0782.62782.12SFCLLVCPVITRIFIED CLAY PIPEC01PROPOSEDEXISTINGATLAS LOCATED UTILITYLEGENDABBREVIATIONS
(IDOT JURISDICTION)DEERFIELD ROAD
M I D D L E F O R K O F T H E N O R T H B R A N C H C H I C A G O R I V E R
AREA 30.09 ACRESAREA 40.01 ACRESAREA 20.80 ACRESDEERFIELD ROADNORTH BRANCH CHICAGO RIVERA=401.10' R=778.57'CB=S75°23'34"W30.00'50.00'WEST LINE OF MAIN DITCH OF THEWEST SKOKIE DRAINAGE DISTRICT CANAL50.00'30.00'WEST LINE OFEASEMENT PERCONDEMNATION CASENARRATIVE PROVIDEDBY THE TITLE COMPANY103102101107109108111112113114110115116100127128131130129132133134135125117136138140139137141142143144145146149148147150151159160161156153152167166168170169173172171164163165175174176181192200198193199194190189191197196195188204205202203185186187182201184183206208207210209212213211215214216217218222220219221223225226227234235236237238239240243241244242245246247248249250251253254255256252257259258260261265263262264266267268269272273274275276277278279281280282283285284286287288289291290293292294939192941209597969899104105106118119121122123124126701702300299298297295271703710704705706709708707158162154177178180179157232233230231228229224HEATHER ROADDRAWING NO.C2.0E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C2.0 Ecp15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
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SK
DEERFIELD ILLINOIS
EXISTING CONDITIONS PLAN
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
GRAPHIC SCALEEXISTING 100-YEARFLOODPLAIN BY ELEVATIONFEMA FIRM 100-YEARFLOODPLAIN LIMITSFEMA FIRMFLOODWAY LIMITSNOTES:1.EXISTING SITE TOPOGRAPHY, UTILITIES, RIGHT-OF-WAY AND HORIZONTALCONTROL SHOWN ON THE DRAWINGS WERE OBTAINED FROM A SURVEYPREPARED BY:B.H.SUHR & COMPANY INC.450 SKOKIE BLVD. #105NORTHBROOK, IL 60062COPIES OF THE SURVEY ARE AVAILABLE FROM THE SURVEYOR. SITECONDITIONS MAY HAVE CHANGED SINCE THE SURVEY WAS PREPARED.CONTRACTORS TO VISIT SITE TO FAMILIARIZE THEMSELVES WITH THECURRENT CONDITIONS.2.ALL EXISTING TOPOGRAPHY, UNDERGROUND UTILITIES, STRUCTURESAND ASSOCIATED FACILITIES SHOWN ON THESE DRAWINGS HAVE BEENPLOTTED FROM AVAILABLE SURVEYS AND RECORDS. THEREFORE, THEIRLOCATIONS AND ELEVATIONS MUST BE CONSIDERED APPROXIMATE ONLY.THERE MAY BE OTHER FACILITIES, THE EXISTENCE OF WHICH ARE NOTPRESENTLY KNOWN.
(IDOT JURISDICTION)DEERFIELD ROAD
M I D D L E F O R K O F T H E N O R T H B R A N C H C H I C A G O R I V E R
AREA 30.09 ACRESAREA 40.01 ACRESAREA 20.80 ACRESDEERFIELD ROADNORTH BRANCH CHICAGO RIVER30.00'50.00'WEST LINE OF MAIN DITCH OF THEWEST SKOKIE DRAINAGE DISTRICT CANAL50.00'30.00'WEST LINE OFEASEMENT PERCONDEMNATION CASENARRATIVE PROVIDEDBY THE TITLE COMPANY103102101107109108111112113114110115116100127128131130129132133134135125117136138140139137141142143144145146149148147150151159160161156153152167166168170169173172171164163165175174176181192200198193199194190189191197196195188204205202203185186187182201184183206208207210209212213211215214216217218222220219221223225226227234235236237238239240243241244242245246247248249250251253254255256252257259258260261265263262264266267268269272273274275276277278279281280282283285284286287288289291290293292294939192941209597969899104105106118119121122123124126701702300299298297295271703710704705706709708707158162154177178180179157232233230231228229224HEATHER ROADEXISTING CURB & GUTTERTO BE REMOVEDEXISTING ELECTRICALEQUIPMENT TO BEREMOVEDEXISTINGFENCETO BEREMOVEDEXISTING FLAGPOLE TO BEREMOVEDEXISTING LIGHTPOLE TO BEREMOVEDEXISTING SANITARYSEWER TO REMAINAND BE PROTECTED.SEE NOTE 21.EXISTING TREETO BE REMOVED(TYP.)EXISTING CONCRETEFIRE PIT TO REMAINAND BE PROTECTEDREMOVE EXISTING VEGETATION ASNEEDED FOR CONSTRUCTION OFCOMPENSATORY STORAGE BASINSEE NOTE 19SEE NOTE 19REMOVE EXISTING VEGETATIONAS NEEDED FOR BERM ANDSWALE CONSTRUCTIONCONCRETE SIDEWALKTO BE REMOVED TONEAREST JOINT (TYP.)SAW CUT LINE (TYP)EXISTING LIGHTPOLE TO BEREMOVEDEXISTING TELECOM PEDESTALTO BE REMOVED. CONTRACTORTO COORDINATE REMOVAL WITHTHE UTILITY PROVIDEREXISTING BRICKPAVERS TO REMAINEXISTING TREE TO BEREMOVED (TYP.)EXISTING TREE TO REMAINAND BE PROTECTED (TYP.)EXISTING STORM PIPETO BE REMOVEDEXISTING STORM PIPETO REMAIN AND BEPROTECTEDEXISTING 1" WATERSERVICE TO BEABANDONEDEXISTING VEGETATIONTO REMAINEXISTING SIDEWALK TO BEREMOVED FOR INSTALLATION OFPROPOSED WATERMAINEXISTING CONCRETEDRIVEWAY TO REMAINEXISTING PAVEMENT TO BE REMOVEDAS NEEDED FOR CONSTRUCTION OFPROPOSED WATERMAIN.DRAWING NO.C2.1E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C2.1 Demo15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
DEMOLITION PLAN
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
GRAPHIC SCALEDEMOLITION LEGENDASPHALT PAVEMENT REMOVAL(FULL DEPTH)CONCRETE PAVEMENT OR SIDEWALKREMOVAL (FULL-DEPTH)CONC. CURB/GUTTER OR UTILITY LINETO BE REMOVEDSAWCUT LINESTRUCTURE/TREE TO BE REMOVEDEXISTING BUILDING TO BE REMOVEDDEMOLITION NOTES:1.THE EXTENT OF DEMOLITION WORK IS AS GENERALLY SHOWN ON THE CONSTRUCTIONDOCUMENTS. SPECIFIC DEMOLITION PROCESSES OR PROCEDURES FOR DEMOLITION ANDSTRUCTURAL CONSIDERATIONS ARE THE RESPONSIBILITY OF OTHERS. DEMOLITION INCLUDES,BUT IS NOT LIMITED TO, REMOVAL AND DISPOSAL OFFSITE OF THE FOLLOWING ITEMS:·SIDEWALK AND ON-SITE PAVEMENT·BUILDINGS, FOUNDATIONS, AND SUPPORTING WALLS AND SLABS·UTILITIES·CONSTRUCTION DEBRIS2.ALL PAVEMENT TO BE REMOVED ADJACENT TO PAVEMENT THAT IS TO REMAIN SHALL BESAWCUT FULL DEPTH AT THE EDGES PRIOR TO REMOVAL TO OBTAIN A "CLEAN" JOINT WHERE ITABUTS NEW CURB OR PAVEMENT.3.CONTRACTOR MUST RECEIVE APPROVAL FROM CIVIL ENGINEER AND GEOTECHNICAL ENGINEERFOR THE MATERIAL TYPE AND USE IF CONTRACTOR DESIRES TO REUSE DEMOLISHED SITEPAVEMENT AS STRUCTURAL FILL.4.STRUCTURES TO BE DEMOLISHED SHALL BE VACATED AND DISCONTINUED FROM USE PRIOR TOSTART OF WORK. OWNER ASSUMES NO RESPONSIBILITY FOR ACTUAL CONDITION OFSTRUCTURES TO BE DEMOLISHED. CONDITIONS EXISTING AT TIME OF INSPECTION FOR BIDDINGPURPOSES WILL BE MAINTAINED BY OWNER IN SO FAR AS PRACTICABLE. HOWEVER,VARIATIONS WITHIN THE STRUCTURES MAY OCCUR BY OWNER'S REMOVAL AND SALVAGEOPERATIONS PRIOR TO START OF DEMOLITION WORK.5.ITEMS OF SALVAGEABLE VALUE TO CONTRACTOR MAY BE REMOVED AS WORK PROGRESSESAND AS APPROVED BY THE OWNER. SALVAGED ITEMS MUST BE TRANSPORTED FROM THE SITEAS THEY ARE REMOVED. STORAGE OR SALE OF REMOVED ITEMS ON SITE WILL NOT BEPERMITTED.6.CONDUCT DEMOLITION OPERATIONS AND REMOVAL OF DEBRIS IN SUCH A MANNER TO ENSUREMINIMUM INTERFERENCE WITH ROADS, STREETS, WALKS AND OTHER ADJACENT FACILITIES.7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTION OF BUILDINGS, PAVEMENTS ANDUTILITIES TO REMAIN FROM ANY DAMAGE AND SHALL BE RESPONSIBLE FOR REPAIRING THESAME.8.EXISTING UTILITIES, WHICH DO NOT SOLEY SERVICE STRUCTURES BEING DEMOLISHED, ARE TOBE KEPT IN SERVICE AND PROTECTED AGAINST DAMAGE DURING DEMOLITION OPERATIONS.CONTRACTOR SHALL ARRANGE FOR SHUT-OFF OF UTILITIES SERVING STRUCTURES TO BEDEMOLISHED. CONTRACTOR IS RESPONSIBLE FOR TURNING OFF, DISCONNECTING, ANDSEALING INDICATED UTILITIES BEFORE STARTING DEMOLITION OPERATIONS.9.EXISTING UTILITIES TO BE ABANDONED ARE TO BE CAPPED AT BOTH ENDS AND FILLED WITHFA-1 OR APPROVED EQUAL. ALL UNDERGROUND UTILITIES TO BE REMOVED ARE TO HAVETHEIR TRENCHES BACKFILLED WITH ENGINEERED FILL OR SELECT EXCAVATED MATERIAL, ASAPPROVED BY THE GEOTECHNICAL ENGINEER, TO 95% OF MODIFIED PROCTOR DENSITY.10.ALL PRIVATE UTILITIES (ELECTRIC, CABLE, TELEPHONE, FIBER OPTIC, GAS) SHALL BE REMOVEDAND RELOCATED PER THE UTILITY OWNER AND THE LOCAL MUNICIPALITY'S REQUIREMENTS.11.CONTRACTOR SHALL LOCATE AND PROTECT EXISTING UNDERGROUND AND OVERHEADUTILITIES DURING CONSTRUCTION. UTILITY PROTECTION SHALL BE COORDINATED WITH THERESPECTIVE UTILITY OWNER AND THE GOVERNING MUNICIPALITY. DAMAGED CABLES/CONDUITSSHALL BE REPLACED IMMEDIATELY. ALL EXISTING STRUCTURES TO REMAIN SHALL BEPROTECTED THROUGHOUT THE CONSTRUCTION PROCESS. ALL DAMAGED STRUCTURES SHALLBE REPLACED IN-KIND AND THEIR REPLACEMENT COST SHALL BE CONSIDERED INCIDENTAL TOTHE CONTRACT.12.REMOVAL, ABANDOMENT, AND RELOCATION OF EXISTING UTILITIES SHALL BE COMPLETED ASGENERALLY DEPICTED ON THESE PLANS. CONTRACTOR TO COORDINATE RELOCATIONS WITHTHE UTILITY OWNER. CONTRACTOR SHALL MINIMIZE DISRUPTION OF SERVICE AND SHALL WORKWITH UTILITY OWNER TO MAINTAIN AN ACCEPTABLE LEVEL OF SERVICE.13.USE WATER SPRINKLING, TEMPORARY ENCLOSURES, AND OTHER SUITABLE METHODS TOMINIMIZE DUST AND DIRT FROM RISING AND SCATTERING IN THE AIR. COMPLY WITH ALLGOVERNING REGULATIONS PERTAINING TO ENVIRONMENTAL PROTECTION.14.DEMOLITION DEBRIS SHALL BE REMOVED FROM THE SITE AND DISPOSED OF IN A LEGALMANNER.15.COMPLETELY FILL BELOW-GRADE AREAS AND VOIDS RESULTING FROM DEMOLITION TO THEFINAL LINES AND GRADES SHOWN ON THE CONTRACT DOCUMENTS. BACKFILL MATERIAL SHALLBE IDOT APPROVED AGGREGATE (CA-6) OR APPROVED EQUAL.16.SEE LANDSCAPE PLANS FOR INFORMATION ON LANDSCAPE AND TREE PROTECTION,PRESERVATION, AND REMOVAL.17.EXISTING MONITORING WELLS ARE TO BE REMOVED AS NECESSARY AND SEALED BY STATELICENSED WELL DRILLER PER ILLINOIS DEPARTMENT OF PUBLIC HEALTH REQUIREMENTSAND/OR LOCAL/COUNTY REQUIREMENTS.18.THESE DRAWINGS DO NOT INCLUDE THE REMOVAL OF UNDERGROUND STORAGE TANKS.SHOULD UNDERGROUND STORAGE TANKS BE ENCOUNTERED, CONTRACTOR TO CONTACTOWNER AND ENGINEER TO DETERMINE RESPONSIBILITY FOR ANY ENVIRONMENTALREMEDIATION OR REMOVAL WORK AS NECESSARY. ANY REMOVAL OF UNDERGROUND STORAGETANKS MUST BE IN CONFORMANCE WITH LOCAL AND STATE STANDARDS.19.CONTRACTOR TO VERIFY ROUTING OF EXISTING STORM SEWER. ONCE LAYOUT HAS BEENCONFIRMED, THE CONTRACTOR SHALL CONSULT WITH THE ENGINEER TO DETERMINE IFDISCHARGE IS TO REMAIN, BE REMOVED, OR BE RELOCATED.20.THE EXISTING SANITARY SEWER SERVICES FOR THE EXISTING STRUCTURE TO BE REMOVEDSHALL BE LOCATED IN THE FIELD AND PROPERLY ABANDONED.21.CONTRACTOR TO PROVIDE PRE AND POST CONSTRUCTION TELEVISING OF 24" SANITARYSEWER TO BE WORKED AROUND AND PROTECTED DURING CONSTRUCTION. ANY DAMAGE TORESULT FROM CONSTRUCTION SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE.22.SITE SECURITY FENCING SHALL BE INSTALLED PRIOR TO THE START OF CONSTRUCTION.23.LAKE COUNTY STORMWATER MANAGEMENT COMMISSION (SMC) SHALL BE NOTIFIED AT LEASTFIVE (5) WORKING DAYS PRIOR TO THE START OF CONSTRUCTION. SMC WETLAND SPECIALISTJULI CRANE (847-377-7708 OR JCRANE@LAKECOUNTYIL.GOV) SHALL BE CONTACTED TOSCHEDULE THE REQUIRED PRE-CONSTRUCTION MEETING.24.LANE CLOSURES ON DEERFIELD ROAD ARE PERMITTED BETWEEN THE HOURS OF 9AM AND 3PM,MONDAY THROUGH FRIDAY ONLY. PRIOR NOTIFICATION TO THE DEERFIELD ENGINEERINGDEPARTMENT IS REQUIRED AT LEAST 72 HOURS IN ADVANCE OF ANY PLANNED CLOSURES.
(IDOT JURISDICTION)DEERFIELD ROAD
M I D D L E F O R K O F T H E N O R T H B R A N C H C H I C A G O R I V E R
AREA 30.09 ACRESAREA 20.80 ACRESDEERFIELD ROADNORTH BRANCH CHICAGO RIVER30.00'50.00'WEST LINE OF MAIN DITCH OF THEWEST SKOKIE DRAINAGE DISTRICT CANAL50.00'30.00'WEST LINE OFEASEMENT PERCONDEMNATION CASENARRATIVE PROVIDEDBY THE TITLE COMPANY103102101107109108111112113114110115116100127128131130129132133134135136141142143144145146149148147150151159160161153152167166168170169173172171164163165175174176192200198193199194190189191197196195188204205206208207210209212213211215223225226227235237238239240243241244242245246247248249250251253254255256252257259258260261265263262264266267268269272273274275276277278279281280282283285284286287288289291290293292294969899701702300299298297295271703710704705706709708707228229224HEATHER ROAD25' B-B63' B-B5.5'9' TYP.18'9' TYP.R3'R3'R3'R10'R10'R2'R2'R75'R50'R25'R3'63' B-B9'
TYP.R9' (TYP.)B6.12 CURBAND GUTTER(TYP)STAMPED ASPHALTCROSSWALK (TYP)SPECIAL DEPRESSEDCURB (TYP.)ACCESSIBLE PARKINGSTALL AND SIGN (TYP)24" PAINTED WHITESTOP BARMUTCD R1-1STOP SIGN19.5'24'19.5'6'TRASHENCLOSUREPROPOSED RESIDENT GARDENSEE LANDSCAPE PLANSEXISTING FIRE PITTO REMAINPROPOSED PLAY/PICNICAREA. SEE LANDSCAPEPLANSR40.5'PRECAST CONCRETE GRAVITY WALL BY RECONWALL COLOR/FINISH TO BE DETERMINED BYOWNER/ARCHITECT. SEE SHEET C6.1 FOR DETAILS.R883.7'HWL
6
5
3.0HWL 653.0HWL 651.55NWL 647.75NWL 647.75HWL 651.55NWL 646.0NWL
6
4
6.
0 EXISTING CHURCHMONUMENT SIGNTO REMAINPROPOSEDMONUMENT SIGNNATURALIZED STORMWATERDETENTION FACILITYHWL = 651.55NWL = 647.75BOTTOM 647.35NATURALIZED FLOODPLAINCOMPENSATORY STORAGEFACILITYHWL = 653.00NWL = 646.0024.5'24.5'40.5'R15'5.5'5.5'5.5'5.5'5.7'MATCH EXISTINGSIDEWALK (TYP.)CONCRETE WHEELSTOP (TYP.)MATCH EXISTINGASPHALT PAVEMENT1' CURB TERMINATION19.5'R25'BUILDING #1PROPOSED 2-STORY13 UNIT BUILDINGBUILDING #2PROPOSED 2-STORY12 UNIT BUILDING6'TRASHENCLOSUREMATCH EXISTINGCURB AND GUTTERPROPOSED WALKING PATH.SEE LANDSCAPE PLANSFOR DETAILSWOODEN FENCE1793310853522473.78'85.13'96.07'70.44'69.34'9'35.5'9'9'TYP.9.8'57710'13.2'WETLANDPROTECTIONSIGNS. SEE DETAILON SHEET C6.1PROPOSED FENCE. SEELANDSCAPE PLANS.9.3'WOODENFENCEDRAWING NO.C3.0E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C3.0 Lay15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
LAYOUT PLAN
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
GRAPHIC SCALENOTES:1.ALL DIMENSIONS SHOWN ARE TO BACK OF CURB UNLESS OTHERWISE NOTED.2.ALL PROPOSED ON-SITE STRIPING SHALL BE PAINTED YELLOW UNLESSOTHERWISE NOTED.3.BUILDING DIMENSIONS ARE TO OUTSIDE FACE OF BUILDING UNLESS OTHERWISENOTED.4.ALL CURB AND GUTTER SHALL BE B6.12 UNLESS OTHERWISE NOTED.5.ALL SITE SIGNAGE SHALL BE IN CONFORMANCE WITH M.U.T.C.D. LATEST EDITION.CONCRETE SIDEWALKHEAVY DUTY BITUMINOUS PAVEMENT5" P.C. CONCRETE PAVEMENT4" AGGREGATE BASE COURSE - CA6PARKING SUMMARY:REGULAR PARKING = 107 SPACESACCESSIBLE PARKING = 9 SPACESTOTAL PROVIDED = 116 SPACES1.5" HOT MIX ASPHALT SURFACE COURSE, MIX D, N502.5" HOT MIX ASPHALT BINDER COURSE, IL 19. N50PRIMECOAT PER ARTICLE 4.6 OF IDOT STANDARDSPECIFICATIONS FOR ROAD & BRIDGE CONSTRUCTION10" AGGREGATE BASE COURSE (CA6)PAVING LEGENDLIGHT DUTY BITUMINOUS PAVEMENT1.5" HOT MIX ASPHALT SURFACE COURSE, MIX D, N502.5" HOT MIX ASPHALT BINDER COURSE, IL 19. N50PRIMECOAT PER ARTICLE 4.6 OF IDOT STANDARDSPECIFICATIONS FOR ROAD & BRIDGE CONSTRUCTION8" AGGREGATE BASE COURSE (CA6)AREA SUMMARY:SITE AREA = 370,859 SF = 8.51 AC8" P.C. CONCRETE WITH (6X6/W2.9=W2.9) W.W.F.6" AGGREGATE BASE COURSE - CA6CONCRETE PAVEMENT
(IDOT JURISDICTION)DEERFIELD ROAD
AREA 20.80 ACRESDEERFIELD ROADNORTH BRANCH CHICAGO RIVER103102101107109108111112113114110115116100127128131130129132133134135136141142247248249250251253254255256252257259258260261265263262264266267268269272273274275276277278279281280282283285284286287288289291290293292294969899701702300299298297295271703710704705706709708707FF = 656.7R 654.70R 654.70655.60655.40T/C 655.35654.85656.50R 654.50654.53654.30R 653.60R 653.60654.40654.50654.70655.00R 654.40655.40655.40655.6± M.E.654.90656.90657.30± M.E.657.00± M.E.R 654.50654.20T/W 654.50F/G 652.00 ± M.E.652.20655.10655.10655.10655.30654.60654.10655.10654.90655.30654.30656.00656.4± M.E.655.15655.15655.2± M.E.655.2± M.E.654.9± M.E.654.8± M.E.654.7± M.E.654.75654.90655.40656.70656.70654.50T/C 655.30654.80656.70654.05654.15654.22654.10T/C 654.60654.70654.50654.40654.40654.36654.26T/C 654.72654.22654.33655.05656.45656.55655.80655.206
5
5
.
3
0654.75654.70655.30654.75654.6± M.E.655.05654.95655.30655.40654.53654.60655.05HWL 651.55NWL 647.75NWL 647.75HWL 651.55655.6± M.E.654.60655.80655.20R 655.20654.65654.60654.30654.30654.70655.10656.70656.80657.10T/W 654.90F/G 653.1 ± M.E.655.85655.75655.77R 654.40R 652.92R 652.80651.74 ± M.E.655.45654.90654.30654.70656.65655.15655.70655.20654.95654.90655.60655.65655.70655.60655.70655.80656.25656.15656.50655.40656.10656.35656.00655.90655.90655.95655.50655.60656.05655.60655.10655.50655.40655.50655.60655.30656.40656.70656.55656.45655.50655.35655.15655.30655.75655.20655.20655.15656.15655.65655.45655.35654.6± M.E.654.55T/W 654.50F/G 652.00 ± M.E.T/W 654.70F/G 652.20T/W 654.90F/G 653.00 ± M.E.656.30650650655655655651649648648649651653654656647.35647.35653652654655656657658659660661662663657656660661659658652652655.00656.60655.90656.70656.30656.30657.00657.00656.30657.10657.10657.05657.05657.32± M.E.657.22± M.E.657.25± M.E.657.25± M.E.657.28± M.E.657.29± M.E.656.57± M.E.656.48± M.E.INSTALL RIP RAP AT PIPE OUTLETIE: 647.75 (SW)IE: 647.75 (W)IE: 646.00 (SW)1.8%3.3%2.6%2.6%DRAWING NO.C4.0E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C4.0 Grd15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
GRADING PLAN - SOUTH
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
GRAPHIC SCALENOTES:1. ALL PAVEMENT SPOT GRADE ELEVATIONS ANDRIM ELEVATIONS WITHIN OR ALONG CURB ANDGUTTER REFER TO EDGE OF PAVEMENTELEVATIONS UNLESS OTHERWISE NOTED.2. ALL ELEVATIONS SHOWN DEPICT FINISHEDGRADE UNLESS OTHERWISE NOTED.SUBTRACT TOPSOIL THICKNESS OR PAVEMENTSECTION TO ESTABLISH SUBGRADEELEVATIONS.3. PROVIDE 1.50% CROSS SLOPE AND 4.00%MAXIMUM LONGITUDINAL SLOPE ON ALLSIDEWALKS AND PEDESTRIAN PATHS UNLESSOTHERWISE INDICATED. PLEASE NOTE THATTHE ILLINOIS ACCESSIBILITY CODE REQUIRESA MAXIMUM CONSTRUCTED CROSS SLOPE OF2.00% AND LONGITUDINAL SLOPE OF 5.00%.4:1RETENTION NWL = 647.75NOTES:1.THE DETENTION BASIN AND ADJACENT EMBANKMENT AREASHALL BE CONSTRUCTED IN ACCORDANCE WITH THE SOILSREPORT AND SPECIFICATIONS HEREIN.2.THE CLAY CORE SHALL BE CONSTRUCTED AS REQUIRED BYTHE SOILS CONSULTANT. THE MATERIAL MUST BE IDENTIFIEDAND SAMPLED PRIOR TO BEGINNING WORK.3.A PROFESSIONAL ENGINEER FROM A QUALIFIED SOILSCONSULTANT MUST BE PRESENT DURING THECONSTRUCTION OF THE BASIN4.DIMENSIONS AND SIZE OF THE CLAY CORE, INCLUDING KEY(IF NECESSARY), SHALL BE PROVIDED BY THE SOILSCONSULTANT PRIOR TO START OF CONSTRUCTION.4:1HWL = 651.553.80'DETENTION POND TYPICAL SECTIONBOTTOMELEV. 647.35NATURALIZED PLANTINGS,SEE SHEETS C4.3 & C4.4FOR PLANTING PLAN ANDSPECIFICATIONS12" TOPSOIL RESPREADON ALL SIDE SLOPESAND BASIN BOTTOM0.4'CLAY CORESEE SHEET C4.1
M I D D L E F O R K O F T H E N O R T H B R A N C H C H I C A G O R I V E R
AREA 30.09 ACRESAREA 20.80 ACRES136141142143144145146149148147150151159160161153152167166168170169173172171164163165175174176192200198193199194190189191197196195188204205206208207210209212213211215223225226227235237238239240243241244242245246247248228229224FF = 656.9655.60R 654.70R 654.70656.90654.90654.20655.10655.30655.30655.30655.0± M.E.656.70656.90656.90655.00655.60656.25655.25655.40655.05656.45656.55655.80655.20655.30
656.75HWL
653.0HWL 653.0655.70654.90NWL 646.0R 653.10R 653.05R 653.05651.74 ± M.E.655.45656.90656.65656.3656.2656.2656.1656.7656.1656.0656.2655.95656.55656.45655.95655.80655.75655.30655.25655.20655.15655.70655.20654.95654.90656.20655.60655.65655.70655.60655.70655.80656.25656.15656.50655.40655.90655.0± M.E.655.0± M.E.655.0± M.E.NWL
6
4
6.
0T/W 654.50F/G 652.00 ± M.E.651.70652.6± M.E.654.0± M.E.655.8± M.E.654.70652.50654.40658.70658.70657.50652.25651.6± M.E.651.80653.50653.50653.50653.20653.50656.2650
655650650655655652
651
656654652651652651657653
649648647649
648
647
649648647653652654654653652651656654653652653655 655656657658659660662656657657658659660661662656656655655659658661660659657658657658658657656653653652653653
654 654R 656.70655.00656.60656.60656.30656.30657.00657.00656.30657.10657.05657.05IE: 646.00IE: 646.00IE: 646.00IE: 646.00 (W) 4:1NOTES:1.THE COMPENSATORY BASIN AND ADJACENT EMBANKMENTAREA SHALL BE CONSTRUCTED IN ACCORDANCE WITH THESOILS REPORT AND SPECIFICATIONS HEREIN.2.THE CLAY CORE SHALL BE CONSTRUCTED AS REQUIRED BYTHE SOILS CONSULTANT. THE MATERIAL MUST BE IDENTIFIEDAND SAMPLED PRIOR TO BEGINNING WORK.3.A PROFESSIONAL ENGINEER FROM A QUALIFIED SOILSCONSULTANT MUST BE PRESENT DURING THECONSTRUCTION OF THE BASIN4.DIMENSIONS AND SIZE OF THE CLAY CORE, INCLUDING KEY(IF NECESSARY), SHALL BE PROVIDED BY THE SOILSCONSULTANT PRIOR TO START OF CONSTRUCTION.4:1HWL = 653.00COMPENSATORY BASIN TYPICAL SECTIONBOTTOMELEV. 646.00NATURALIZED PLANTINGS,SEE SHEETS C4.3 & C4.4FOR PLANTING PLAN ANDSPECIFICATIONS12" TOPSOIL RESPREADON ALL SIDE SLOPESAND BASIN BOTTOMCLAY CORE7.00'3.3%2.6%2.6%1.5%1.5%1.5%1.0%DRAWING NO.C4.1E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C4.0 Grd15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
GRADING PLAN - NORTH
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
GRAPHIC SCALENOTES:1. ALL PAVEMENT SPOT GRADE ELEVATIONS ANDRIM ELEVATIONS WITHIN OR ALONG CURB ANDGUTTER REFER TO EDGE OF PAVEMENTELEVATIONS UNLESS OTHERWISE NOTED.2. ALL ELEVATIONS SHOWN DEPICT FINISHEDGRADE UNLESS OTHERWISE NOTED.SUBTRACT TOPSOIL THICKNESS OR PAVEMENTSECTION TO ESTABLISH SUBGRADEELEVATIONS.3. PROVIDE 1.50% CROSS SLOPE AND 4.00%MAXIMUM LONGITUDINAL SLOPE ON ALLSIDEWALKS AND PEDESTRIAN PATHS UNLESSOTHERWISE INDICATED. PLEASE NOTE THATTHE ILLINOIS ACCESSIBILITY CODE REQUIRESA MAXIMUM CONSTRUCTED CROSS SLOPE OF2.00% AND LONGITUDINAL SLOPE OF 5.00%.SEE SHEET C4.0
(IDOT JURISDICTION)DEERFIELD ROAD
M I D D L E F O R K O F T H E N O R T H B R A N C H C H I C A G O R I V E R
AREA 30.09 ACRESAREA 20.80 ACRESDEERFIELD ROADNORTH BRANCH CHICAGO RIVERA=401.10' R=778.57'CB=S75°23'34"W30.00'30.00'103102101107109108111112113114110115116100127128131130129132133134135136141142143144145146149148147150151159160161153152167166168170169173172171164163165175174176192200198193199194190189191197196195188204205206208207210209212213211215223225226227235237238239240243241244242245246247248249250251253254255256252257259258260261265263262264266267268269272273274275276277278279281280282283285284286287288289291290293292294969899701702300299298297295271703710704705706709708707228229224HWL
6
5
3.0HWL 653.0HWL 651.55NWL 647.75NWL 647.75HWL 651.55NWL 646.0NWL
6
4
6.
0 EXISTING DRIVEWAY TO BEUTILIZED AS STABILIZEDCONSTRUCTION ENTRANCEINLET FILTERBASKET (TYP)DOUBLE ROWOF SILT FENCEINSTALL TEMPORARY PERFORATEDPVC RISER PIPE . SEE DETAIL ONSHEET C4.3.INSTALL TEMPORARY PERFORATEDPVC RISER PIPE . SEE DETAIL ONSHEET C4.3.INSTALL RIP RAP AT PIPE OUTLETINSTALL RIP RAP ATPIPE OUTLETINSTALL RIP RAP AT PIPE OUTLETINLET PROTECTION,SPECIAL (TYP)DOUBLE ROWOF SILT FENCEFLARED END SECTIONSEDIMENT TRAPDRAWING NO.C4.2E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C4.2 Eros15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
EROSION CONTROL PLAN
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
GRAPHIC SCALEEROSION CONTROL NOTES:1. CONTRACTOR TO INSTALL CONSTRUCTION ENTRANCE PRIOR TOCOMMENCEMENT OF WORK.2. CONTRACTOR TO INSTALL SILT FENCE PRIOR TO COMMENCEMENT OF ANYEARTHWORK. CONTRACTOR TO MAINTAIN SILT FENCE AS SHOWN AND INSTALLADDITIONAL SILT FENCE WHEREVER NECESSARY THROUGHOUT CONSTRUCTIONACTIVITIES TO MINIMIZE SOIL EROSION.3. CONTRACTOR TO INSTALL INLET PROTECTION ON ALL OPEN LID STRUCTURES.SEE INLET PROTECTION DETAIL ON SHEET C4.3.4. EROSION CONTROL BLANKET (ROLLMAX ERONET S150 OR APPROVED EQUAL)SHALL BE PLACED ON ALL AREAS WITH SIDE SLOPES OF 4:1 OR GREATER, AND INBOTTOM AND SIDE SLOPES OF SWALES WHERE NOTED.5. ALL SEDIMENT AND EROSION CONTROL MEASURES IN AND AROUND THEPROPOSED IMPROVEMENTS ARE TO REMAIN IN PLACE AND TO BE MAINTAINEDTHROUGHOUT CONSTRUCTION ACTIVITIES UNTIL THE PROPOSEDIMPROVEMENTS ARE COMPLETED AND THE SITE ADEQUATELY STABILIZED.6. THE CONTRACTOR SHALL INSTALL AND MAINTAIN ALL EROSION CONTROLMEASURES AS INDICATED ON THIS SHEET IN ACCORDANCE WITH THESTORMWATER POLLUTION PREVENTION PLAN (SWPPP) PREPARED BY V3COMPANIES. THE CONTRACTOR IS RESPONSIBLE FOR IMPLEMENTING THEPROVISIONS INDICATED IN THE SWPPP, INCLUDING EROSION CONTROLMEASURES AND INSPECTION FREQUENCY, AS REQUIRED BY THE IEPA NPDESPHASE II PERMIT PROGRAM REQUIREMENTS.7. ADDITIONAL SILT FENCE LOCATIONS MAY BE REQUIRED AS DIRECTED BY THEENGINEER OR THE DECI DEPENDING ON FIELD CONDITIONS, STOCK PILES, ETC.8. SILT FENCE TO BE INSTALLED PRIOR TO TREE/BRUSH REMOVAL.9. WHERE TREE/BRUSH REMOVAL OCCURS IN PRESERVED WETLANDS, WORKSHALL BE DONE IN A MANNER THAT WILL NOT DISTURB THE SOIL.10. NO STOCKPILES WILL BE PERMITTED WITHIN THE FEMA FLOODPLAIN LIMITS.SILT FENCERIP RAPSFEROSION CONTROL LEGENDEROSION CONTROL BLANKETSILT FENCE INLET PROTECTIONINLET FILTER BASKETCONSTRUCTION SEQUENCE.
DRAWING NO.C4.3E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C4.2 Eros15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
EROSION CONTROL DETAILS
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
STD. FLARED END SECTION WITH TEMPORARY RISERGRAVEL (TYP.)FLOW2"x2" STAKES2"x2" CROSSBRACE MEMBERS18" MINIMUMGEOTEXTILE FABRICSILT FENCE(SEE DETAILTHIS SHEET)2"x2" STAKESFLOW2"x2" CROSSBRACE MEMBERSFLAREDEND SECTIONE03ANOTES:1. INSPECTION SHALL BE FREQUENT AND AFTER RAIN EVENTS, REPAIR OR REPLACEMENT SHALL BE MADE PROMPTLY AS NEEDED.2. FENCE SHALL BE REMOVED AS DIRECTED BY ENGINEER.FLARED END SECTION SEDIMENT TRAPPLAN VIEWSECTION
DEERFIELD ROADDEERFIELD ROADA=401.10' R=778.57'CB=S75°23'34"W103102101107109108111112113114110115116100127128131130129969899HWL 651.55NWL 647.75NWL 647.75HWL 651.55650650655655651649648648649651653654656647.35647.35652652AREA 30.09 ACRES145146148147150151159160161167166168170169173172171164163165175174176192200198193199194190189191197196195188204205206208207210209212213211215223225226227235237238239228229224HWL 653.0HWL 653.0NWL 646.0NWL 646.0650
655650650655652 651
656654652651652651657653
649648647649 648647
649648647656654653652653 656655655657658658657656653653652653653654 654DRAWING NO.C4.4E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C4.4 Nbp15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
NATURALIZED BASIN
PLANTING PLAN
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
GRAPHIC SCALEDETENTION BASIN PLANTING PLANCOMPENSATORY STORAGE BASIN PLANTING PLANEMERGENT ZONESHORELINE PLANTING ZONEMESIC PRAIRIEAREA = 0.23 ACCOMP. STORAGE MIXPLANTING LEGENDAREA = 0.54 ACAREA = 1.10 ACLENGTH = 813 FT
DRAWING NO.C4.5E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C4.4 Nbp15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
NATURALIZED BASIN PLANTING
SPECIFICATIONS
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
CONSTRUCTION AND REVEGETATIONThis section of the plan details construction and revegetation of the naturalized stormwater and compensatory basins.CONSTRUCTION, SOILS AND TOPDRESSING SPECIFICATIONSGrading and excavation of the bioretention areas will be completed in accordance with the engineering plans in order to achieve therequisite storage volumes.The following specifications will be followed to minimize impacts to the basin areas and provide a suitable medium for vegetationestablishment:1.All areas to be planted or seeded with native vegetation will be over-excavated a minimum of 1 foot below final grade to allow for theplacement of topdress material, unless a one-foot thick topsoil layer is present following excavation to proposed final grade.2.Topdress material for the proposed naturalized vegetation areas will originate from on-site. These soils are adequate to promote nativevegetation establishment. If additional topdress material is needed, the topdress material shall contain an organic matter content of 3%or more and a clay content of 27% or less.3.Wheel-based vehicles (scrapers, endloaders, etc.) shall not be used for topdressing work. Only low ground pressure wide-trackequipment (quadtrack tractor, wide track dozer, backhoe, or approved by Engineer) shall haul, move and spread topdress material.4.Following the 1-foot of topdress placement, the surface shall be thoroughly disked using a small farm type disc (not a large constructiondisc) and/or Harley rake. Topdress material shall not be handled or the surface disked when wet.5.No wheeled traffic shall occur in the naturalized planting areas after the final disking is complete, with the exception of a small farmtype tractor if used for seeding.6.All construction activities in the naturalized areas must be done under dry conditions.REVEGETATIONSelection of the plant species in the naturalized stormwater management and compensatory storage areas is based on their suitability tothe anticipated soils and hydrologic conditions following construction. The ten-year hydrograph indicates a slow drawdown to the NormalWater Line (NWL) resulting in inundation lasting approximately 3.5 day following a given rain event. As such, the basin has the potential toexperience short and long term inundation depending on season and frequency and duration of rain events. Shallow inundation of theemergent zone will likely by the general condition of the basin throughout the majority of the growing season.A variety of native wetland plant plugs will be installed in the emergent zone and shoreline of the stormwater management area. Pluginstallation shall only be conducted under suitable hydrologic conditions. If suitable hydrologic conditions are not established during theplant installation window, plant installation may be postponed until the subsequent growing season when appropriate hydrology isestablished. A mesic prairie seed mix comprised of native grasses, sedges and forbs will be installed on the slopes of the naturalizedstormwater management and compensatory storage facility. The compensatory storage bottom mix is comprised of species that cantolerate hydrologic conditions ranging from shallow inundation to soil saturation in the spring and fall to dry soil in the summer. SeeAppendix II for the plug and seed mixes. These mixes are described below.Emergent Zone (0.53 acres). This portion of the stormwater management facility is designed to retain water throughout the year. The zoneis designed to be approximately 4.8 inches deep under normal conditions (647.35 elevation). The plug mix is designed with species that cantolerate large fluctuations in water level as well as any pockets that may be deeper or shallower due to grading fluctuations. The plugs shallbe securely planted at random or in small species pods throughout the emergent shelf.Shoreline Wetland Plug Zone (831 LF). Shoreline plant plugs shall be installed after the broad-spectrum prairie slopes have been seeded andblanket has been installed. Plant plugs for the Shoreline Plug Mix shall be established in two rows parallel to the entire shoreline along thetoe of the slope. Plugs shall be planted 2 feet on center in a zone at the NWL (647.75) and a foot above the NWL on the slope.Mesic Prairie Seed Mix (0.61 acres). A mesic prairie native seed mix, a mix that contains native grasses, sedges and forbs, will be installedon the slopes of the naturalized stormwater management and compensatory storage facility between the NWL (647.75) and HWL (652.0).Following seeding activities, a biodegradable erosion blanket (i.e. North American Green S75BN) will be installed to stabilize the seed priorto cover crop germination and establishment of the permanent plant species. Blanket shall be secured with staples according to themanufacture's specifications.Comp Storage Seed Mix (0.46 acres). A native seed mix that contains grasses, forbs, sedges and rushes will be installed on the bottom ofthe compensatory storage basin. This seed mix contains species capable of handling a wide variety of hydrologic condition throughout thegrowing season. Following seeding activities, a biodegradable erosion blanket (i.e. North American Green S75BN) will be installed tostabilize the seed prior to cover crop germination and establishment of the permanent plant species. Blanket shall be secured with staplesaccording to the manufacture's specifications.SEEDING SPECIFICATIONS1.The Seeding/Planting Contractor shall, furnish, transport, and install the mesic prairie seed mix and comp storage seed mix as specifiedon the planting plan.2.Seed shall be surface sown with a broadcast seeder and lightly raked in or with a native drop seeder.3.All seed sources shall be within a 200-mile radius of the project site and be true to name and variety.4.Seeding shall only occur in areas that will receive erosion blanket installation on the same day.5.Seeding activities of the permanent matrices shall be performed after the seed bed has been properly prepared, between November 1after the first frost and ending when snow cover exceeds 2-inches in depth till June 1.6.If construction activities are finished outside the permanent seeding window, the area can be stabilized with a temporary cover crop orpermanent seeded with a supplemental seeding within the prescribed window the following year.EROSION CONTROL BLANKET INSTALATION SPECIFICATIONSNorth American Green (NAG) S75BN BioNet shall be installed over all areas receiving native seed as shown on the planting plan. Theblanket shall be installed on the same day as seeding, so no seeded area remains unprotected for more than 8 hours. Therefore, the areaseeded per day shall be based on whatever can be blanketed on that same day. The blanket shall be installed and secures with 6-inch wirestaples following the manufacture's specifications.WETLAND PLANTING SPECIFICATIONS1.The planting contractor shall furnish, transport and install all container grown plants for planting zones specified on plans.2.Herbaceous planting activities shall be performed no earlier than May 15th and no later than August 1st under favorable conditions (i.e.proper hydrology).3.All plugs shall be container grown in open bottom pots with the following minimum dimensions: 2 3/8 inches square by 3-inches deepand/or a minimum of 11 cubic inches of soil/root mass. At time of planting, all plant plugs shall have well developed root systems thathold planting soil together when removed from the container. Soil saturation shall be maintained for all container plants untilinstallation.4.Plant material shall not be provided as dormant (i.e. sprouted tubers, sprouted rhizomes or bare root) unless specified in the plantingplan.PREDATOR CONTROLA predator control system shall be installed to help achieve the site goals and performance standards by discouraging herbivores such asbut not limited to geese, muskrats, and carp from consuming and uprooting newly planted native plugs.1.The materials shall include: 1-inch X 1-inch X 4-foot wood stakes with one end pointed, chicken wire fencing fabric or wire hardwarecloth with mesh openings not to exceed 2-inches, 6-inch wire landscape staples, UV rated zip ties and masons' twine.2.All areas (emergent zone) to be plugged shall be protected by predator fencing. The fence, consisting of three-foot-high chicken wirefence mounted securely on 1-inch X 1-inch X 4-foot wood stakes in such a manner that one foot of wood stake with pointed end willextend below the fence fabric. The wood stakes will be no greater than 9 feet apart and installed approximately one foot deep into thesoil so that the bottom of the fence fabric rests firmly on the soil surface. Following fencing masons' twins shall be strung across thebasin from the tops of the wooded posts to deter geese and ducks from landing and feeding in the basin while it establishes. This fenceshall be installed in conjunction with site seeding and native plug installation.MANAGEMENT & MONITORING PLANThis BMP Management and Monitoring Plan (MMP) for Zion Lutheran Mixed Use establishes a means by which the bioretention area maybe evaluated relative to pre-established goals and performance standards.The duration of the monitoring program is three years, beginning with the completion of grading and planting. The three-yearmanagement and monitoring program will be the responsibility of Brinshore Development LLC.BASIN MANAGEMENTProper management is critical for successful establishment of the proposed plant communities. Irrigation, periodic mowing, selectiveherbicide application and prescribed burning are commonly used as management techniques for natural plant communities.First and Second Year Mowing. During the first two growing seasons after seeding, mowing or selective weed whipping the vegetation onthe prairie slopes should occur as needed to maintain a plant height of no greater than 18 to 20 inches. To accomplish this, high-mowingthe vegetation to a height of 6 to 9 inches several times during the growing season will be needed. Mowing will aid new plant growth as toallow more sunlight to reach young prairie seedlings. Mowing will aid in the control of annual weeds, which can undermine seeding efforts.Herbicide Application. Management of the vegetation in all areas should include selective application of herbicide to control aggressiveplant species, such as, but not limited to, reed canary grass (Phalaris arundinacea), cattails (Typha spp), purple loosestrife (Lythrumsalicaria), common reed (Phragmites australis), thistles (Cirsium spp.), teasel (Dipsacus spp.), and sweet clovers (Melilotus spp.). Thesespecies, including others, can displace desirable species, thereby reducing floristic diversity in the naturalized areas. Controlling thesespecies will be required to achieve the performance standards for the project.Natural regeneration of cattails, common reed and reed canary grass in the basin areas may likely occur following construction. Apre-planting control shall be conducted if any of these species or other weeds are present. Hand pulling cattails can be conducted whenthe cattails are small enough to ensure that the entire root is removed. Off-site disposal of cattails will be required. Larger cattails willrequire herbicide applications. Cattail and common reed coverage shall be no greater than 5% in aggregate prior to plant installation.Aggressive control of these species will be required after planting throughout the management period to ensure plant establishment. Afterplanting, the hand-wick application method to control these species will likely be required.A determination regarding the type of herbicide to be used should be made when it is known which nuisance species are present on thesite. Depending on the target weed species, a selective herbicide may be available. The choice of herbicide and timing of herbicideapplication shall be made by a trained, experienced professional based on the target weed species and conditions. Care should be taken tomonitor site weather conditions to limit herbicide drift, overspray, and ensure it is rainfast.It is recommended that a minimum of four annual weed control application periods are conducted throughout the three-year period.Below is a general guideline on the suggested schedule and target species for the application periods:§Application Period One (early spring - April/May): problematic species such as, but not limited to, reed canary grass, red/white clover,cool season adventive grasses.§Application Period Two (late spring to early summer - May/June): problematic species such as, but not limited to, teasel, white/yellowsweet clover, thistle.§Application Period Three (mid to late summer - July/August): problematic species such as, but not limited to, tall goldenrod, hairy aster,ragweed, cattails, purple loosestrife.§Application Period Four (late summer and fall - September/October): problematic species such as, but not limited to, reed canary grass,thistle, common reed, red/white clover, cool season grasses.Prescribed Burning. One prescribed burn may be conducted in the basin areas during the three-year period. If deemed safe by thecontractor, the prescribed burn should be scheduled in the spring or fall of the third full growing season. Prescribed burning can reduceexotic weed species that may establish from seeds or rootstock material in the topsoil that is in situ or placed in these areas. Additionally,burning encourages the growth of native plant species from the established mixes and inhibits the growth of certain non-native vegetation.Long-Term Mowing in Lieu of Prescribed Burning. If burning is deemed unsafe, end of growing season mowing can be conducted instead.Mowing the vegetation at the end of the growing season around November would be conducted annually after the vegetation hasestablished (after year 2). This end of growing season mowing will partially replace some of the benefits provided by fire, in an area whereprescribed burning is not feasible, mowing will be to a height of 6 inches. The mowing will only occur under dry or frozen groundconditions, so that soil disturbance from wheel ruts is avoided.PERFORMANCE STANDARDSPerformance standards are established for all proposed projects involving naturalized areas so that the relative success may be evaluated.If the performance standards are not achieved by the end of the three-year management and monitoring program, the permittee isresponsible for correction of any deficiencies through further management activities, which may include replanting.1.Within 3 months of native seed installation and/or start of the growing season (if dormant seeded), at least 80% of the seeded areas, asmeasured by aerial coverage, shall be vegetated. A minimum 90% vegetative coverage shall be achieved in the second year andmaintained throughout, and at the end of, the three-year period for this area.2.At the end of the second growing season, 50% vegetative coverage shall be achieved within the stormwater basin emergent plantingzone. At the end of the third growing season, 75% vegetative coverage shall be achieved in the stormwater emergent planting zone.3.The basin areas shall not contain any rills greater than 3 inches wide and 3 inches deep throughout, and at the end, of the three-yearperiod.4.At the end of the second growing season, approximate relative coverage (determined by ocular estimation) of non-native species in thebasins cannot exceed 40%. As such, relative coverage of natives shall be 60% or greater at the end of the second growing season. Atthe end of the third growing season, approximate relative coverage (determined by ocular estimation) of non-native species in thebasins cannot exceed 25%. As such, relative coverage of natives shall be 75% or greater at the end of the third growing season.5.At the end of the third growing season, the top three most dominant species based on aerial coverage in the basin areas shall not benon-native. These species shall include, but not be limited to, the following: reed canary grass (Phalaris arundinacea); common reed(Phragmites australis); field thistle (Cirsium arvense); buckthorn (Rhamnus spp.); cattails (Typha spp.); teasel (Dipsacus spp.); purpleloosestrife (Lythrum salicaria); clover (Trifolium spp.); and sweet clover (Melilotus spp.).6.Relative coverage (determined by ocular estimation) of cattails shall be less than 10% throughout, and at the end of, the three-yearperiod.7.Relative coverage (determined by ocular estimation) of common reed, reed canary grass and purple loosestrife in aggregate shall beless than 5% throughout, and at the end of, the three-year period.8.Relative coverage (determined by ocular estimation) of thistle and teasel in aggregate shall be less than 5% throughout, and at the endof, the three-year period.MONITORINGVegetation Monitoring. Annual vegetation monitoring in the basin areas will be conducted during the three-year period beginningimmediately following planting/seeding. Ocular estimation will be used to collect approximate vegetative and species coverage data. Thevegetation monitoring inspections will be conducted twice per year (May/June and August/September).Annual Monitoring Report. An annual monitoring report will be submitted to the Lake County SMC by January 31 of each year during thethree-year period or until performance standards are met and signoff is achieved.The annual report must include a review of site progression towards meeting the performance standards and propose any necessaryremedial actions. More specifically, the monitoring report must contain the following information, which will be based on data collectedduring the monitoring inspections.1.A summary of management activities conducted during the year.2.Representative photographs depicting general site conditions.3.Provide the top three dominant species, absolute vegetative coverage and relative vegetative coverage estimates as needed toevaluate the performance standards.4.Evaluate the status of the areas relative to the performance standards.5.Recommend management activities for the following year to address any issues related to site success.
HWL
6
5
3.0HWL 653.0HWL 651.55NWL 647.75NWL 647.75HWL 651.55NWL 646.0NWL
6
4
6.
0
(IDOT JURISDICTION)DEERFIELD ROAD
M I D D L E F O R K O F T H E N O R T H B R A N C H C H I C A G O R I V E R DEERFIELD ROADNORTH BRANCH CHICAGO RIVER30.00'30.00'103102101107109108111112113114110115116100127128131130129132133134135136141142143144145146149148147150151159160161153152167166168170169173172171164163165175174176192200198193199194190189191197196195188204205206208207210209212213211215223225226227235237238239240243241244242245246247248249250251253254255256252257259258260261265263262264266267268269272273274275276277278279281280282283285284286287288289291290293292294969899701702300299298297295271703710704705706709708707228229224HEATHER ROADSTORM STRUCTURE TABLESTRUCTUREFES 1-1FES 1-2FES 2-1FES 3-1FES 3-2FES 4-1FES 4-2FES 5-1FES 5-2DESCRIPTION12" FES15" FES24" FES12" FES12" FES12" FES12" FES15" FES12" FESINVERT646.00 (12" SW)647.75 (24" W)646.00 (12" W)646.00 (12" S)651.70 (15" SW)STORM STRUCTURE TABLESTRUCTUREST 1-1ST 1-2ST 2-1ST 2-2ST 2-3ST 2-4ST 2-5ST 2-6ST 2-7ST 2-8ST 2-9ST 3-1ST 3-2ST 4-1ST 5-1DESCRIPTION4' MH (CLOSED) W/TIDEFLEX SERIES TF-1 CHECK VALVE4' MH (CLOSED) W/ 7.69" PLATE RESTRICTOR. SEE DETAIL ON SHEET C6.14' MH (Closed)4' MH (Open)4' MH (Open)4' MH (Open)2' Inlet4' MH (Open)4' MH (Open)4' MH (Open)2' Inlet4' MH (Closed)4' MH (Closed)4' MH (CLOSED) W/TIDEFLEX SERIES TF-1 CHECK VALVE4' MH (Closed)RIMRIM: 652.92RIM: 652.80RIM: 654.05RIM: 654.50RIM: 654.70RIM: 654.90RIM: 654.50RIM: 654.05RIM: 653.60RIM: 654.40RIM: 655.20RIM: 652.97RIM: 652.88RIM: 653.05RIM: 655.80INVERT IN647.52 (12" NW)643.50 (12" W)649.13 (18" N)649.06 (18" S)649.79 (15" N)651.06 (12" W)652.24 (8" E)650.44 (15" N)652.28 (8" E)652.30 (8" E)649.51 (15" S)650.15 (12" S)651.20 (12" SW)646.00 (12" W)644.33 (12" W)646.00 (12" S)652.35 (12" SW)INVERT OUT643.63 (12" E)647.52 (12" NE)649.13 (24" E)649.79 (18" S)650.44 (15" S)651.10 (15" S)651.30 (12" E)649.51 (18" N)650.15 (15" N)651.20 (12" N)652.00 (12" NE)644.33 (12" E)646.00 (12" E)646.00 (12" N)652.35 (15" NE)WATER STRUCTURE TABLESTRUCTURE NAMEFH 1FH 2VV 1VV 2STRUCTURE DESCRIPTIONFHFH6" GATE VALVEIN 5' DIA. VAULT6" PRESSURE CONNECTIONTO EX. WM IN 5' DIA. VAULTFINISHED GRADE635FG 655.50FG 656.00RIM 656.55652.9653.0652.60+000+80SANITARY PROFILE 1654.20 (12" NE)RIM: MATCHEXISTING GRADE94 LF - 12" RCP@ 1.97%32 LF - 12" RCP@ 0.00%118 LF - 15" RCP@ 0.56%103 LF - 15" RCP@ 0.63%50 LF - 12" RCP@ 0.48%94 LF - 18" RCP@ 0.70%77 LF - 24" RCP@ 1.80%57 LF - 18" RCP@ 0.79%95 LF - 15" RCP@ 0.67%71 LF - 12" RCP@ 1.47%23 LF - 12" RCP@ 0.99%FES 3-1FES 3-2ST 2-4ST 2-3ST 2-5ST 2-2ST 2-8ST 2-7ST 2-6ST 2-1FES 2-1FES 1-2ST 3-1ST 3-2FES 5-2ST 1-1ST 1-213 LF - 12" RCP@ 1.03%60 LF - 12" RCP@ 2.55%13 LF - 12" RCP@ 0.00%62 LF - 12" RCP@ 0.00%6" DOMESTIC WATER /FIRE SERVICEFES 1-16" SANITARY SERVICEIE 648.946" SANITARYSERVICEIE 648.53CONNECT TO EXISTINGSANITARY MANHOLEPR. IE 648.04EX. IE 645.79 FIELD VERIFY11° BEND6" x 6" x 6" TEEC01C02C07C06UTILITY CROSSINGPR. 6" WM T/P 650.32PR. 6" WM B/P 649.74EX. WM TO BE FIELD VERIFIED. NOTIFYENGINEER IF THERE IS A CONFLICTPR. 6" WM T/P 650.71PR. 6" WM B/P 650.13EX. WM TO BE FIELD VERIFIED. NOTIFYENGINEER IF THERE IS A CONFLICTPR. 6" WM T/P 649.20PR. 6" WM B/P 658.62EX. WM TO BE FIELD VERIFIED. NOTIFYENGINEER IF THERE IS A CONFLICT8" ST B/P 652.706" SAN T/P 649.468" ST B/P 648.806" SAN T/P 648.7824" ST B/P 647.726" WM T/P 646.228" ST B/P 652.936" WM T/P 651.70EX. 24" SAN B/P 645.26 (FIELD VERIFY)12" ST T/P 644.76EX. 24" SAN B/P 646.00 (FIELD VERIFY)12" ST T/P 645.508" ST B/P 652.486" WM T/P 650.238" ST B/P 652.506" WM T/P 650.248" ST B/P 652.476" WM T/P 649.728" ST B/P 653.306" WM T/P 651.658" ST B/P 651.786" SAN T/P 649.04C01C02C06C07C08C09C08C0945 LF - 8" PVC@ 1.01%39 LF - 8" PVC@ 1.08%55 LF - 8" PVC@ 1.08%C10C11C12IE 652.70IE 652.70IE 652.90C10C11C12647.75 (12" NE)646.00 (12" S)ST 2-962 LF - 12" RCP@ 1.30%FES 4-1ST 4-1FES 4-2646.00 (12" N)22 LF - 12" RCP@ 0.00%16 LF - 12" RCP@ 0.00%STORM PIPE TO BE LOCATEDIN FIELD AND TIED INTOSTORM PIPE NETWORK ORDETENTION POND11° BENDSMH 1CONSTRUCT MANHOLEOVER EXISTING 24"SANITARY SEWERFES 5-1ST 5-1106 LF - 15" RCP@ 0.61%CONNECT TO EX. 6"WATER MAIN STUB45° BEND45° BEND22° BENDAAAAADOWNSPOUTCONNECTION (TYP)FH 211° BEND45° BEND6"X6"X6" TEE45° BENDIE 652.96IE 653.20IE 653.18IE 653.33IE 653.73IE 652.50IE 651.20IE 649.90IE 649.20IE 647.75AAAAAIE 653.006" DOMESTIC WATER /FIRE SERVICE6"X6"X6" TEEEXISTING 10' PUBLICUTILITY EASEMENTDIRECTIONAL BORE 180 LFOF 6" WATERMAINHEATHER ROAD TO BE RESTORED AS NEEDEDFOR INSTALLATION OF PR. WATERMAIN PIPEAND PRESSURE CONNECTIONAPPROXIMATE LOCATION OFWATERMAIN PER VILLAGE ATLAS MAP.EXACT LOCATION TO BE VERIFIED INTHE FIELD.C13C03C05C04C14C13C14C04C05VV 1VV 26" WM6" WMC03PROPOSED 10' WATERMAINEASEMENTPROPOSED 10' WATERMAINEASEMENTFH 16"X6"X6" TEE635640645650655660635640645650655660635640645650655660635640645650655660652.9653.0652.60+000+8051 LF - 6" PVC@ 1.77%EXISTING GRADE651.0654.30+000+50EXISTING GRADESANITARY PROFILE 1SANITARY PROFILE 26" SANITARY STUBIE 648.94CONNECT TO EXISTING MHPR 648.04EX 645.79 FIELD VERIFY6" SANITARY STUBIE 648.5313 LF - 6" PVC@ 2.04%SMH 14' SANITARY MHRIM: 653.11IE: 648.27 (W)EX. IE: 645.94 ± M.E.EX. RIM 652.60PROPOSED GRADEDRAWING NO.C5.0E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C5.0 Utl15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
UTILITY PLAN
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
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GRAPHIC SCALENOTES:1.CONTRACTOR TO FIELD VERIFY LOCATION, INVERT, AND SIZE OF ALLEXISTING UTILITIES PRIOR TO ORDERING MATERIALS OR BEGINNING UTILITYWORK. CONTRACTOR TO NOTIFY ENGINEER OF ANY DISCREPANCIESIMMEDIATELY.2.UNLESS INDICATED OTHERWISE, FRAME AND OPEN LID STORM STRUCTURESIN PAVEMENT SHALL BE NEENAH R-2502 WITH TYPE D LID OR APPROVEDEQUAL, AND FRAME AND CLOSED LID STORM STRUCTURES IN PAVEMENTSHALL BE NEENAH R-1772 OR APPROVED EQUAL. FRAME AND OPEN LIDSTORM STRUCTURES IN OPEN SPACE SHALL BE R-4340-B OR APPROVEDEQUAL. ALL FRAME AND GRATES SHALL CONFORM TO LOCAL MUNICIPALITYREQUIREMENTS.FRAME AND CLOSED LID STORM STRUCTURES LOCATED WITHIN ANACCESSIBLE ROUTE SHALL BE “NEENAH R-1772 WITH TYPE C LID (OREQUIVALENT) WITH PERMA-GRIP SURFACE. DRILL 1 - 1” DIAMETER LIFT HOLEINSTEAD OF A STANDARD PICK HOLE.”3.LIGHT POLES SHOWN FOR COORDINATION OR LOCATION PURPOSES ONLYAND DO NOT REPRESENT ACTUAL SIZE. SEE PLANS BY SITE LIGHTINGCONSULTANT FOR SITE LIGHTING INFORMATION.4.PROPOSED SANITARY MANHOLE WITHIN THE FLOODPLAIN SHALL BE WATERTIGHT WITH BOLTED FRAME AND GRATE. WATER TIGHT FRAME AND GRATESHALL BE NEENAH R-1916-E OR APPROVED EQUAL.5.WHERE A WATERMAIN CROSSES UNDER AN EXISTING SEWER THEWATERMAIN SHALL BE INSTALLED IN A CASING PIPE.6.CONTRACTOR SHALL EMPLOY BYPASS PUMPING AND PROPER TESTING OFTHE PROPOSED SANITARY MANHOLE. CONTRACTOR SHALL CONTACTVILLAGE 48 HOURS IN ADVANCE OF INSTALLATION.A 6" DIA. PVC, SDR26 @1.0% MINIMUM (TYP.) DOWNSPOUT CONNECTION LOCATION CLEANOUT. SEE SHEET C6.1 FOR DETAIL.STORM LEGEND
DRAWING NO.C6.0E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C6.0 Det15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
CONSTRUCTION DETAILS
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
------------
ACCESSIBLE PARKING STALL ACCESSIBLE PARKING SIGN WITH $250FINE SIGN MOUNTED FIVE FEET (5')FROM FINISHED GRADE TO BOTTOM OFSIGN. SIGN TO BE PLACED A MAXIMUMOF 6' BEHIND BACK OF CURB, OR ATEDGE OF PAVEMENT AS ALTERNATE.4" PAINTEDYELLOWSTRIPE @ 3'-0"CTRSYELLOW SYMBOLCENTERED IN STALL4" YELLOWPAINTEDEDGE LINE8'8'18'2'RESERVEDPARKING$ 250 FINEACCESSIBLE PARKING SIGNVAN ACCESSIBLEACCESSIBLE PARKING SIGNWITH $250 FINE SIGNMUTCD R7-8, 12"x18"MUTCD R7-8a, 12"x6"PAINTED ACCESSIBLE STALL SYMBOLDOUBLE COATOF YELLOW PAINTNOTE: SYMBOL TO BE CENTERED IN PARKING STALL.4"4"212"1'-2"
11"
1'-9"
1'-9"
4'-0"3'-5"4"4"2.5"1"6.5"1'-1"4.5"CONCRETE SIDEWALKCOMPACTED SUBGRADENOTES:MINIMUM 1.0% SLOPE IN AT LEAST ONEDIRECTION. CONSTRUCTED CROSS SLOPE NOTTO EXCEED 2% AND LONGITUDINAL SLOPE NOTTO EXCEED 5%5" P.C.C.4" AGGREGATEBASE(CA-6)5.5'CURB TERMINATIONNOTE:ISOMETRIC VIEW SHOWING METHOD OF CURB TAPER.1 - 18" LONG X 114" DIA.COATED DOWEL BARGUTTERCURB
LAWN
(SEE
PLAN
)VARIES 3/4" PREFORMEDEXPANSION JOINTBEGIN TRANSITIONCONCRETE WHEEL STOPELEVATIONSECTION A-AAANOTES:1.WHEEL STOPS TO BE CENTERED IN WIDTH OF PARKING STALLS.2.STEEL PINS TO BE PROVIDED AS REQUIRED TO SECURE WHEELSTOPS.3.WHEEL STOPS TO BE PLACED 1' OFFSET OF E/P.2'-0"8"1'-8"8"2'-0"7'-0"5'-0"CONCRETE HOLE TO RECEIVE1" x 2'-0" LONG STEEL PIN.REINFORCING (BYMANUFACTURER)4"9.5"6"
2.5"3.5"BDA & CA & C(PLAN VIEW)EXIST. C & GA SAW CUT EXISTING PAVEMENTB REMOVE EXISTING CURB AND GUTTERC ADD EXPANSION JOINT AND DOWEL BARD CONSTRUCT NEW CURB TO MATCH EXISTING ELEVATIONS.CURB AND GUTTER REMOVAL AND REPLACEMENTSIDEWALK TO BE 6" MINIMUM WITHINDRIVEWAYS.
DRAWING NO.C6.1E:\2015\15033\Drawings\ACAD\LD\S04\Sheet Drawings\C6.0 Det15033s04.dwg1/14/2021DESCRIPTIONDATENO.
R E V I S I O N S
1 07-08-20
2 07-30-20
3 09-17-20
4 10-28-20
5 11-23-20
6 01-12-21
REVISION PER ENGINEERING REVIEW
REVISION PER ENGINEERING REVIEW
FINAL DEVELOPMENT PLAN PREFILING
FINAL DEVELOPMENT PLAN
REVISED PER VILLAGE COMMENTS
REVISED PER ENGINEERING REVIEW
PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
ORIGINAL ISSUE DATE:15033 04-20-2020
SK
BD
SK
DEERFIELD ILLINOIS
CONSTRUCTION DETAILS
ZION WOODS MULTI - FAMILY HOUSING
DESCRIPTIONDATENO.
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
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PIPEDIA.WALLABCDERSLOPE12"2"4"2'-0"15"18"21"24"2'-0"9"6"2'-3"3'-10"6'-1"2'-6"11"9"3"9"2'-3"3'-10"2'-11"3'-2"2'-6"6'-1"6'-1"3'-0"3'-6"4'-0"12"13"14"R214"212"234"912"3'-712"6'-112"27"30"33"36"42"48"54"60"66"72"78"84"314"312"334"4"412"5"512"6"612"7"712"8"1012"12"1312"15"21"24"27"35"30"36"36"36"4'-0"4'-6"4'-1012"5'-3"5'-3"6'-0"5'-5"5'-0"6'-0"6'-6"7'-6"7'-612"4'-078"6'-078"6'-112"6'-134"8'-134"8'-134"8'-2"8'-2"8'-4"8'-3"8'-3"8'-3"9'-3"9'-312"4'-6"5'-0"5'-6"6'-0"6'-6"7'-0"7'-6"8'-0"8'-6"9'-0"9'-6"10'-0"1412"15"1712"20"22"22"24"*****3:13:13:13:13:13:12.4:12:12:12.26:12.12:11.94:13:13:13:13:13:1* RADIUS AS FURNISHED BY MANUFACTURER2512"1934"3914"3434"35"26"35"39"27"21"21"21"PRECAST REINFORCED CONCRETE FLARED END SECTIONPLANEND VIEWLONGITUDINAL SECTIONNOTES:1.PRECAST CONCRETE FLARED END SECTION SHALLCONFORM TO THE APPLICABLE REQUIREMENTS OFAASHTO M-170 CLASS III, WALL B REINFORCEDCONCRETE PIPE.2.LENGTHS OF PIPE WHICH TERMINATE WITH AFLARED END SECTION INCLUDE THE LENGTH OFTHE FLARED END SECTION.STANDARD REINFORCEMENTFOR CIRCULAR CLASS III,WALL B REINFORCEDCONCRETE PIPEEND BLOCKCASTSEPARATE2-#4 BAREND CONNECTION TOFIT PIPE USEDCOORDINATE POINT ORDIMENSIONED LOCATION OR ASSHOWN ON PLANSPIPE DIA.SAME REINFORCEMENTAS INNER CAGEWALLWALLCBD3"8"18"3"AWALL
EPIPE DIA.E WALLWALLPIPE DIA.GRATE FOR FLARED END SECTIONAPRON SIZEV-BARSIZEH-BARSIZENO. OFH-BARSREQ'DBOLTDIA"A"DIMINCHESINCHES123PLANLONGITUDINAL SECTION58 DIA12 DIA124ROUND PIPE APRONS
15182124273036424854606672849034444444555667758 DIA58 DIA58 DIA34 DIA34 DIA34 DIA1 DIA 1 DIA1 DIA112PIPE112PIPE112PIPE112PIPE112PIPE112PIPE12 DIA12 DIA12 DIA58 DIA58 DIA58 DIA34 DIA34 DIA34 DIA34 DIA34 DIA34 DIA34 DIA34 DIA34 DIA1212121212123434343434343434345588888891014412412512512NOTES:1.BARS AND PLATES AREHOT-ROLLED STEEL.2.BARS, PLATES AND PIPE AREFINISHED WITH 2 COATS OFALUMINUM PAINT.3.BOLTS ARE GALVANIZED.BOLT TO APRON 6" FROM EDGEOF CONCRETE 3 BOLT PLATESARE REQUIRED - 1/4"X4"X10"6" TYP.6"WALLPIPE DIA.A6"V-BARS6"MAXH-BARSCLLCCLCLDETAIL ARESTRICTOR PLATEPLANELEVATIONFLOWDIRECTIONPLATE RESTRICTOR IN STRUCTURE (ST 1-2)14" RESTRICTORPLATEDETAIL APULLINGHOOK2'7.69" DIA.OPENING3/8" THICK SPACER34" THICK, 6" WIDE2" LONG STEEL PLATE12" X 6" LONG BOLTBOLT ANCHORED MIN. 3"IN MANHOLE WALL14" THICK STEELRESTRICTOR PLATE6"6"6"FLOWDIRECTIONFLOWDIRECTIONFLAT TOP SLAB (TYPEC) PER IDOT STD. 2395-1SEE PLAN FOR RIM ELEVATION24" SUMP
19.69"7.69"RESTRICTORPLATEPULLINGHOOK12" PIPEWETLAND PROTECTION SIGNPROTECTEDWETLANDTHIS AREA IS NOTTO BE MOWN,CONSTRUCTED ON,DREDGED, OROTHERWISEDISTURBED.DOWNSPOUT CONNECTORINVERT ELEVATIONAS NOTED ON UTILITY PLANS6" PVC PIPEFOUNDATION WALLFINISHED GRADEDOWNSPOUT ANDFITTINGDOWNSPOUTEXTERIOR WALL ABOVEFINISHED FLOORFINISHED FLOOROF BUILDING2" MAX. SEPARATIONCLEANOUTCLEANOUT FRAME & COVER22.5° BENDS45° WYE CONNECTIONFLOW DIRECTIONPLUG FOR TERMINALCLEANOUTS
35' Zoning Height
Level 1
+656.70'
Previous Building Height +33' - 0"
Average Predevelopment Grade
+652.47'
T/Roof +28' - 10 1/2"28' - 10 1/2"35' - 0"88
17A
2
3
4
1
8
5
55
1
11
4
3 33' - 1 1/4"Level 1
+656.70'
T/Roof +28' - 10 1/2"
35' Zoning Height
Previous Building Height +33' - 0"
Average Predevelopment Grade
+652.47'35' - 0"28' - 10 1/2"7B
2
5
2
1 6
7B
33' - 1 1/4"7B
2
2
5
1
7B
6
7B
3
Level 1
+656.70'
T/Roof +28' - 10 1/2"
35' Zoning Height
Previous Building Height +33' - 0"
Average Predevelopment Grade
+652.47'35' - 0"28' - 10 1/2"33' - 1 1/4"1
2
5
4
3
6
8
6
7A
9
1011
81
7A2
2
8 2
35' Zoning HeightPrevious Building Height +33' - 0"
Average Predevelopment Grade
+652.47'
T/Roof +28' - 10 1/2"28' - 10 1/2"35' - 0"33' - 1 1/4"Level 1
+656.70'
SHEET NOTES 0
C
Project No.
QAQC
Eckenhoff Saunders Architects, Inc
DATE:FILE:Sheet Title
Client / Project Name
D:\_Revit Local\14139 Zion Woods\14139 - Zion Multi-Family Housing (mparrucci).rvt9/29/2020 4:56:45 PMA3.0
Exterior Elevations -
Building 1
14139
Zion Woods
Multi-Family Housing
2014
Developer
Brinshore Development
Civil Engineer
V3 Companies
Landscape Architect
Daniel Weinbach & Partners, Ltd.
Structural Engineeer
Kibler-AE
MEPFP Engineer
RTM
10 Deerfield Road, Deerfield, IL
1 BRICK MASONRY VENEER OVER RIGID INSULATION AND
VAPOR BARRIER OVER PLYWOOD SHEATHING AND
WOOD STUDS, MIN. R-7.5 CONTINUOUS RIGID
INSULATION AND R-13 BATT INSULATION BETWEEN
STUDS
2 FIBER CEMENT SIDING OVER RIGID INSULATION AND
VAPOR BARRIER OVER PLYWOOD SHEATHING AND
WOOD STUDS, MIN. R-7.5 CONTINUOUS RIGID
INSULATION AND R-13 BATT INSULATION BETWEEN
STUDS
3 STONE SILL
4 BRICK SOLDIER COURSE AND GALVANIZED LOOSE
LINTEL
5 ASPHALT SHINGLE ROOF ASSEMBLY OVER PLYWOOD
AND WOOD TRUSSES, MIN. R-49 INSULATION
6 PAINTED INSULATED HOLLOW-METAL DOOR AND
THERMALLY-BROKEN FRAME. BLOWER DOOR TEST TO
MEET IECC REQUIREMENTS
7A PREFINISHED ALUMINUM-CLAD WOOD WINDOW,
CASEMENT OPERATING WHERE SHOWN. MAX
U-FACTOR .32
7B PREFINISHED ALUMINUM-CLAD WOOD WINDOW, FIXED
CLERESTORY. MAX U-FACTOR .32
8 FIBER CEMENT PANEL AND BATTENS OVER RIGID
INSULATION AND VAPOR BARRIER OVER PLYWOOD
SHEATHING AND WOOD STUDS, MIN. R-7.5 CONTINUOUS
RIGID INSULATION AND R-13 BATT INSULATION
BETWEEN STUDS
9 FRAMED WOOD STAIR WITH GUARDRAIL SYSTEM
10 EXTERIOR WALL TYPE II: FIBER CEMENT
PANEL/BATTENS OVER RIGID INSULATION AND VAPOR
BARRIER OVER PLYWOOD SHEATHING AND WOOD
STUDS, MIN. R-7.5 CONTINUOUS RIGID INSULATION AND
R-13 BATT INSULATION BETWEEN STUDS
11 SHEET METAL GUTTER AND DOWNSPOUT
1/8" = 1'-0"1 Building 1 - East Elevation
1/8" = 1'-0"2 Building 1 - North Elevation
1/8" = 1'-0"3 Building 1 - South Elevation
1/8" = 1'-0"4 Building 1 - West Elevation
No. Date Issue Description
4 06-23-2017 Issue for IHDA Application
5 06-23-2017 Issue for Prefiling Submission
6 07-12-2017 Issue for Prefiling Conference
7 06-07-2018 Issue for Prefiling Submission
8 06-15-2018 Plan Commission Meeting
9 08-06-2020 Final Development Plan Prefiling
10 09-17-2020 Final Development Plan Prefiling
11 09-30-2020 Final Development Plan
Level 1
+656.90'
T/Roof +28' - 10 1/2"
35' Zoning Height
Previous Building Height +33' - 0"
Average Predevelopment Grade
+652.47'28' - 10 1/2"35' - 0"511
8 8
5
1 7A
5
8
1
3
4
7A
88
1
3
4
2
33' - 1 1/4"Level 1
+656.90'
T/Roof +28' - 10 1/2"
35' Zoning Height Previous Building Height +33' - 0"
Average Predevelopment Grade
+652.47'35' - 0"28' - 10 1/2"1
2
7B
6
7B
33' - 1 1/4"Level 1
+656.90'
T/Roof +28' - 10 1/2"
35' Zoning Height
Previous Building Height +33' - 0"
Average Predevelopment Grade
+652.47'35' - 0"28' - 10 1/2"62
5
7B
7B
31
2
33' - 1 1/4"Level 1
+656.90'
T/ Roof +28' - 10 1/2"
Average Predevelopment Grade
+652.47'
35' Zoning Height
28' - 10 1/2"35' - 0"Previous Building Height +33' - 0"
81
6
2
2
3
4
5
8
2
1
2 33' - 1 1/4"10
SHEET NOTES 0
BRICK AT
EXTERIOR, TYP.
COPING
WOOD AND
METAL GATE
PAINTED CMU
INTERIOR
10' - 4"
3
C
Project No.
QAQC
Eckenhoff Saunders Architects, Inc
DATE:FILE:Sheet Title
Client / Project Name
D:\_Revit Local\14139 Zion Woods\14139 - Zion Multi-Family Housing (mparrucci).rvt9/29/2020 4:56:51 PMA3.1
Exterior Elevations -
Building 2
14139
Zion Woods
Multi-Family Housing
2014
Checker
Developer
Brinshore Development
Civil Engineer
V3 Companies
Landscape Architect
Daniel Weinbach & Partners, Ltd.
Structural Engineeer
Kibler-AE
MEPFP Engineer
RTM
10 Deerfield Road, Deerfield, IL
1/8" = 1'-0"1 Building 2 - East Elevation
1/8" = 1'-0"2 Building 2 - North Elevation
1/8" = 1'-0"3 Building 2 - South Elevation
1/8" = 1'-0"4 Building 2 - West Elevation
1 BRICK MASONRY VENEER OVER RIGID INSULATION AND
VAPOR BARRIER OVER PLYWOOD SHEATHING AND
WOOD STUDS, MIN. R-7.5 CONTINUOUS RIGID
INSULATION AND R-13 BATT INSULATION BETWEEN
STUDS
2 FIBER CEMENT SIDING OVER RIGID INSULATION AND
VAPOR BARRIER OVER PLYWOOD SHEATHING AND
WOOD STUDS, MIN. R-7.5 CONTINUOUS RIGID
INSULATION AND R-13 BATT INSULATION BETWEEN
STUDS
3 STONE SILL
4 BRICK SOLDIER COURSE AND GALVANIZED LOOSE
LINTEL
5 ASPHALT SHINGLE ROOF ASSEMBLY OVER PLYWOOD
AND WOOD TRUSSES, MIN. R-49 INSULATION
6 PAINTED INSULATED HOLLOW-METAL DOOR AND
THERMALLY-BROKEN FRAME. BLOWER DOOR TEST TO
MEET IECC REQUIREMENTS
7A PREFINISHED ALUMINUM-CLAD WOOD WINDOW,
CASEMENT OPERATING WHERE SHOWN. MAX
U-FACTOR .32
7B PREFINISHED ALUMINUM-CLAD WOOD WINDOW, FIXED
CLERESTORY. MAX U-FACTOR .32
8 FIBER CEMENT PANEL AND BATTENS OVER RIGID
INSULATION AND VAPOR BARRIER OVER PLYWOOD
SHEATHING AND WOOD STUDS, MIN. R-7.5 CONTINUOUS
RIGID INSULATION AND R-13 BATT INSULATION
BETWEEN STUDS
9 FRAMED WOOD STAIR WITH GUARDRAIL SYSTEM
10 EXTERIOR WALL TYPE II: FIBER CEMENT
PANEL/BATTENS OVER RIGID INSULATION AND VAPOR
BARRIER OVER PLYWOOD SHEATHING AND WOOD
STUDS, MIN. R-7.5 CONTINUOUS RIGID INSULATION AND
R-13 BATT INSULATION BETWEEN STUDS
11 SHEET METAL GUTTER AND DOWNSPOUT
1/4" = 1'-0"5 Trash Enclosure, Typ.
No. Date Issue Description
4 06-23-2017 Issue for IHDA Application
5 06-23-2017 Issue for Prefiling Submission
6 07-12-2017 Issue for Prefiling Conference
7 06-07-2018 Issue for Prefiling Submission
8 06-15-2018 Plan Commission Meeting
9 08-06-2020 Final Development Plan Prefiling
10 09-17-2020 Final Development Plan Prefiling
11 09-30-2020 Final Development Plan
1. 10% OF THE TOTAL UNITS IN THE PROJECT ARE
DESIGNED FOR PERSONS WITH MOBILITY IMPAIRMENTS, AS
DEFINED IN ICC/ANSI 117.1-2003 SECTION 1002 ACCESSIBLE
UNITS. SEE A6 SERIES DRAWINGS FOR MORE INFORMATION.
2. 2% OF THE TOTAL UNITS IN THE PROJECT ARE DESIGNED
FOR PERSONS WITH SENSORY IMPAIRMENTS, AS DEFINED
IN ICC/ANSI 117.1-2003 SECTION 1005 SENSORY IMPAIRED
UNITS. SEE A6 SERIES DRAWINGS FOR MORE INFORMATION.
3. 20% OF THE TOTAL UNITS IN THE PROJECT ARE
DESIGNED TO BE ADAPTABLE, AS DEFINED IN THE ILLINOIS
ACCESSIBILTY CODE. SEE A6 SERIES DRAWINGS FOR MORE
INFORMATION.
4. FIRST FLOOR UNITS NOT DESIGNATED AS ACCESSIBLE
OR ADAPTABLE SHALL BE TYPE B UNITS.
5. IN ACCORDANCE WITH IHDA 13.15, EVERY DWELLING UNIT
IN BUILDINGS SERVED BY NATURAL GAS SHALL BE
EQUIPPED WITH AT LEAST ONE APPROVED CARBON
MONOXIDE ALARM IN AN OPERATING CONDITION WITHIN 15
FEET OF EVERY ROOM USED FOR SLEEPING PURPOSES
AND MEET THE REQUIREMENTS OF THE CARBON MONOXIDE
ALARM DETECTOR ACT (PUBLIC ACT 094-0741).
6. IN ACCORDANCE WITH IHDA 13.16, EVERY UNIT AT A
MINIMUM SHALL BE EQUIPPED WITH AT LEAST ONE
APPROVED SMOKE DETECTOR IN A OPERATING CONDITION
WITHIN 15 FEET OF EVERY ROOM FOR SLEEPING PURPOSES
AND MEET THE REQUIREMENTS OF THE SMOKE DETECTOR
ACT (PUBLIC ACT 425 ILCS 60/).
PLAN NOTES
GENERAL NOTES
1. PROJECT TO BE DESIGNED TO ACHIEVE THE ENTERPRISE
GREEN COMMUNITIES CERTIFICATION.
2. THE GREEN COMMUNITIES CERTIFICATION INCLUDES
SUSTAINABLE FEATURES SUCH AS: ENERGY STAR
CERTIFICATION, ENERGY STAR APPLIANCES, LOW-FLOW
WATER FIXTURES, HIGH EFFICIENCY LIGHTING, NATIVE
LANDSCAPING, ENVIRONMENTALLY PREFERABLE FLOORING,
AND OPERATING A SMOKE‐FREE BUILDING.
A3.03
A3.0
4
A3.0
1
A3.0 2
30' - 8"31' - 5"27' - 6"22' - 9"47' - 10"34' - 3"
263 SF
LIVING/ DINING
228 SF
LIVING/ DINING
261 SF
LIVING/ DINING
280 SF
LIVING/ DINING
100 SF
BEDROOM
104 SF
BEDROOM
125 SF
BEDROOM
113 SF
BEDROOM
224 SF
LIVING/ DINING
48 SF
CORRIDOR
113 SF
BEDROOM
98 SF
BEDROOM
48 SF
CORRIDOR
280 SF
LIVING/ DINING
75 SF
KITCHEN
9 SF
STORAGE
68 SF
BATHROOM
52 SF
UTILITY
73 SF
BATHROOM
16 SF
CLOSET
9 SF
STORAGE
55 SF
UTILITY
89 SF
KITCHEN
64 SF
UTLITY
25 SF
STORAGE 138 SF
KITCHEN45 SF
BATHROOM
67 SF
BATHROOM
11 SF
CLOSET
16 SF
CLOSET
9 SF
STORAGE43 SF
CORRIDOR
77 SF
KITCHEN
48 SF
UTILITY 68 SF
BATHROOM11 SF
CLOSET
92 SF
CORRIDOR
101 SF
BEDROOM
109 SF
BEDROOM
11 SF
CLOSET
12 SF
CLOSET 118 SF
BEDROOM
16 SF
STORAGE
66 SF
BATHROOM45 SF
BATHROOM
50 SF
UTLITY
84 SF
KITCHEN
38 SF
ENTRY
36 SF
ENTRY
194 SF
LIVING/ DINING
113 SF
BEDROOM
112 SF
BEDROOM
43 SF
CORRIDOR
67 SF
BATHROOM
51 SF
UTLITY
9 SF
STOR.
16 SF
CLOSET
16 SF
CLOSET
9 SF
STORAGE
67 SF
BATHROOM 51 SF
UTILITY
64 SF
KITCHEN
78 SF
CORRIDOR
227 SF
LIVING/ DINING
123 SF
KITCHEN
106 SF
BEDROOM
102 SF
BEDROOM
121 SF
BEDROOM
7 SF
CLOSET
88 SF
KITCHEN
13 SF
STORAGE 56 SF
UTILITY 60 SF
BATHROOM
15 SF
STORAGE
66 SF
BATHROOM
311 SF
LIVING/ DINING
43 SF
CORRIDOR16 SF
CLOSET
9 SF
STORAGE
71 SF
BATHROOM
48 SF
UTILITY
74 SF
KITCHEN
78 SF
CORRIDOR
146 SF
MAINTENANCE
STORAGE
95 SF
BIKE STORAGE
31 SF
STORAGE
46 SF
BATHROOM
140 SF
OFFICE
104 SF
CORRIDOR
10 SF
CLOSET
10 SF
CLOSET
7 SF
CLOSET 4' - 8"18' - 4"19' - 5"4' - 11"A6.0
1
A6.1
13' - 4"1' - 8"23' - 0"24' - 5"4' - 3"10' - 3"43' - 1"18' - 0" 9' - 0"60' - 5"9' - 2"41' - 5"3' - 0"
194' - 4"56' - 8"7 SF
CLOSET
7 SF
CLOSET
UNIT
TYPE
ADAPTABLE
106
B
UNIT
TYPE
108
ACCESSIBLE
UNIT
TYPE
ADAPTABLE
107
B
UNIT
TYPE
ADAPTABLE
105
A
UNIT
TYPE
104
ACCESSIBLE
UNIT
TYPE
109
ACCESSIBLE
UNIT
TYPE
ADAPTABLE
103
B
UNIT
TYPE
ADAPTABLE
102
B
UNIT
TYPE
ADAPTABLE
101
B
226 SF
LIVING/ DINING
118 SF
BEDROOM
65 SF
BATHROOM
9 SF
STOR.
16 SF
CLOSET
49 SF
UTLITY
120 SF
KITCHEN
37 SF
ENTRY
42 SF
ENTRY
110 SF
KITCHEN
277 SF
LIVING/ DINING
96 SF
BEDROOM
98 SF
BEDROOM
89 SF
UTLITY
9 SF
STORAGE
16 SF
CLOSET
68 SF
BATHROOM 45 SF
BATHROOM
25 SF
STORAGE65 SF
UTLITY45 SF
BATHROOM
67 SF
BATHROOM
11 SF
CLOSET
125 SF
BEDROOM
100 SF
BEDROOM
104 SF
BEDROOM
9 SF
CLOSET
9 SF
CLOSET
230 SF
LIVING/ DINING
233 SF
LIVING/ DINING
137 SF
KITCHEN
113 SF
KITCHEN
100 SF
BEDROOM
109 SF
BEDROOM
11 SF
CLOSET
12 SF
CLOSET
16 SF
STORAGE
45 SF
BATHROOM
51 SF
UTLITY
68 SF
BATHROOM
48 SF
CORRIDOR
31' - 5"27' - 6"23' - 0"3' - 4"49' - 4"4' - 0"49' - 4"4' - 0"22' - 8 1/2" 18' - 0"9' - 0"32' - 2"
A6.2
1
81' - 10"56' - 8"76 SF
CORRIDOR
91 SF
CORRIDOR
63 SF
CORRIDOR
ROOF BELOWROOF BELOW
UNIT
201
UNIT
202
UNIT
203
UNIT
204
C
Project No.
QAQC
Eckenhoff Saunders Architects, Inc
DATE:FILE:Sheet Title
Client / Project Name
D:\_Revit Local\14139 Zion Woods\14139 - Zion Multi-Family Housing (mparrucci).rvt9/29/2020 4:56:30 PMA1.0
Floor Plans
14139
Zion Woods
Multi-Family Housing
2014
Developer
Brinshore Development
Civil Engineer
V3 Companies
Landscape Architect
Daniel Weinbach & Partners, Ltd.
Structural Engineeer
Kibler-AE
MEPFP Engineer
RTM
10 Deerfield Road, Deerfield, IL
1/8" = 1'-0"1 Building 1, Level 1
1/8" = 1'-0"2 Building 1, Level 2
No. Date Issue Description
4 06-23-2017 Issue for IHDA Application
5 06-23-2017 Issue for Prefiling Submission
6 07-12-2017 Issue for Prefiling Conference
7 06-07-2018 Issue for Prefiling Submission
8 06-15-2018 Plan Commission Meeting
9 08-06-2020 Final Development Plan Prefiling
10 09-17-2020 Final Development Plan Prefiling
11 09-30-2020 Final Development Plan
A3.1 2
A3.1
1
A3.13
A3.1
4
243 SF
LIVING/ DINING
118 SF
BEDROOM
102 SF
BEDROOM
118 SF
BEDROOM
257 SF
LIVING/ DINING
46 SF
CORRIDOR
228 SF
LIVING/ DINING
226 SF
LIVING/ DINING
105 SF
BEDROOM 112 SF
BEDROOM
94 SF
CORRIDOR
11 SF
CLOSET
12 SF
CLOSET
70 SF
BATHROOM74 SF
UTILITY
72 SF
ENTRY
103 SF
KITCHEN
49 SF
UTILITY
64 SF
BATHROOM
9 SF
STORAGE
17 SF
CLOSET
115 SF
BEDROOM
16 SF
CLOSET
9 SF
STORAGE
63 SF
BATHROOM
57 SF
UTILITY
240 SF
LIVING/ DINING
85 SF
KITCHEN
130 SF
BEDROOM
254 SF
LIVING/ DINING
49 SF
BATHROOM
12 SF
CLOSET
45 SF
CORRIDOR
12 SF
CLOSET
38 SF
CORRIDOR
72 SF
BATHROOM
9 SF
STORAGE
6 SF
CLOSET
54 SF
UTILITY
93 SF
KITCHEN
289 SF
LIVING/DINING
65 SF
BATHROOM
47 SF
UTILITY
9 SF
STORAGE
16 SF
CLOSET
79 SF
KITCHEN
277 SF
LIVING/ DINING
90 SF
KITCHEN 89 SF
BEDROOM
87 SF
CORRIDOR
11 SF
CLOSET
74 SF
BATHROOM
59 SF
UTILITY
99 SF
BEDROOM
101 SF
BEDROOM7 SF
CLOSET
7 SF
CLOSET
54 SF
UTILITY55 SF
BATHROOM
7 SF
STORAGE
72 SF
CORRIDOR
12 SF
STORAGE
108 SF
KITCHEN
46 SF
CORRIDOR
61' - 6"27' - 0"63' - 2"3' - 4"1' - 8"47' - 4"4' - 5"42' - 8"18' - 0" 9' - 0"62' - 11"9' - 1"3' - 4"1' - 8"24' - 6"22' - 10"A6.3
1
A6.4
1
151' - 8"56' - 8"52' - 3"A3.1
5
TRASH
ENCLOSURE
88 SF
BEDROOM
45 SF
BATHROOM
97 SF
KITCHEN
7 SF
Room
7 SF
Room
12 SF
CLOSET
71 SF
BATHROOM
113 SF
KITCHEN
68 SF
ENTRY
117 SF
BEDROOM
40 SF
UTILITY
47 SF
CORRIDOR
UNIT
TYPE
ADAPTABLE
113
A
UNIT
TYPE
ADAPTABLE
116
A
UNIT
TYPE
ADAPTABLE
115
B
UNIT
TYPE
ADAPTABLE
114
B
UNIT
TYPE
ADAPTABLE
111
B
UNIT
TYPE
ADAPTABLE
110
B
UNIT
TYPE
ADAPTABLE
112
A
UNIT
TYPE
ADAPTABLE
117
A
A3.1 2
227 SF
LIVING/ DINING
228 SF
LIVING/ DINING
105 SF
BEDROOM
109 SF
BEDROOM
11 SF
CLOSET
12 SF
CLOSET
100 SF
BEDROOM
100 SF
BEDROOM
7 SF
CLOSET
7 SF
CLOSET
54 SF
UTILITY48 SF
BATHROOM
16 SF
STORAGE
134 SF
KITCHEN
36 SF
ENTRY
38 SF
ENTRY
130 SF
KITCHEN
98 SF
KITCHEN47 SF
BATHROOM
66 SF
UTILITY 13 SF
STORAGE
32 SF
CORRIDOR
16 SF
CLOSET
107 SF
BEDROOM
282 SF
LIVING/ DINING
242 SF
LIVING/ DINING
101 SF
BEDROOM
75 SF
CORRIDOR
103 SF
KITCHEN
48 SF
UTILITY
55 SF
BATHROOM
8 SF
CLOSET
57 SF
UTILITY
18 SF
STORAGE
67 SF
BATHROOM
6 SF
CLOSET
20' - 7"27' - 0"33' - 0"3' - 4"49' - 4"12' - 2" 18' - 0" 9' - 0"
A6.5
1
80' - 7"3' - 4"3' - 4"49' - 4"4' - 0"56' - 8"ROOF BELOWROOF BELOW
107 SF
BEDROOM
94 SF
CORRIDOR
132 SF
BEDROOM
13 SF
CLOSET
73 SF
BATHROOM
60 SF
BATHROOM
UNIT
205
UNIT
206
UNIT
207
UNIT
208
1. 10% OF THE TOTAL UNITS IN THE PROJECT ARE
DESIGNED FOR PERSONS WITH MOBILITY IMPAIRMENTS, AS
DEFINED IN ICC/ANSI 117.1-2003 SECTION 1002 ACCESSIBLE
UNITS. SEE A6 SERIES DRAWINGS FOR MORE INFORMATION.
2. 2% OF THE TOTAL UNITS IN THE PROJECT ARE DESIGNED
FOR PERSONS WITH SENSORY IMPAIRMENTS, AS DEFINED
IN ICC/ANSI 117.1-2003 SECTION 1005 SENSORY IMPAIRED
UNITS. SEE A6 SERIES DRAWINGS FOR MORE INFORMATION.
3. 20% OF THE TOTAL UNITS IN THE PROJECT ARE
DESIGNED TO BE ADAPTABLE, AS DEFINED IN THE ILLINOIS
ACCESSIBILTY CODE. SEE A6 SERIES DRAWINGS FOR MORE
INFORMATION.
4. FIRST FLOOR UNITS NOT DESIGNATED AS ACCESSIBLE
OR ADAPTABLE SHALL BE TYPE B UNITS.
5. IN ACCORDANCE WITH IHDA 13.15, EVERY DWELLING UNIT
IN BUILDINGS SERVED BY NATURAL GAS SHALL BE
EQUIPPED WITH AT LEAST ONE APPROVED CARBON
MONOXIDE ALARM IN AN OPERATING CONDITION WITHIN 15
FEET OF EVERY ROOM USED FOR SLEEPING PURPOSES
AND MEET THE REQUIREMENTS OF THE CARBON MONOXIDE
ALARM DETECTOR ACT (PUBLIC ACT 094-0741).
6. IN ACCORDANCE WITH IHDA 13.16, EVERY UNIT AT A
MINIMUM SHALL BE EQUIPPED WITH AT LEAST ONE
APPROVED SMOKE DETECTOR IN A OPERATING CONDITION
WITHIN 15 FEET OF EVERY ROOM FOR SLEEPING PURPOSES
AND MEET THE REQUIREMENTS OF THE SMOKE DETECTOR
ACT (PUBLIC ACT 425 ILCS 60/).
PLAN NOTES
GENERAL NOTES
1. PROJECT TO BE DESIGNED TO ACHIEVE THE ENTERPRISE
GREEN COMMUNITIES CERTIFICATION.
2. THE GREEN COMMUNITIES CERTIFICATION INCLUDES
SUSTAINABLE FEATURES SUCH AS: ENERGY STAR
CERTIFICATION, ENERGY STAR APPLIANCES, LOW-FLOW
WATER FIXTURES, HIGH EFFICIENCY LIGHTING, NATIVE
LANDSCAPING, ENVIRONMENTALLY PREFERABLE FLOORING,
AND OPERATING A SMOKE‐FREE BUILDING.
C
Project No.
QAQC
Eckenhoff Saunders Architects, Inc
DATE:FILE:Sheet Title
Client / Project Name
D:\_Revit Local\14139 Zion Woods\14139 - Zion Multi-Family Housing (mparrucci).rvt9/29/2020 4:56:33 PMA1.1
Floor Plans
14139
Zion Woods
Multi-Family Housing
2014
Checker
Developer
Brinshore Development
Civil Engineer
V3 Companies
Landscape Architect
Daniel Weinbach & Partners, Ltd.
Structural Engineeer
Kibler-AE
MEPFP Engineer
RTM
10 Deerfield Road, Deerfield, IL
1/8" = 1'-0"1 Building 2, Level 1
1/8" = 1'-0"2 Building 2, Level 2
No. Date Issue Description
4 06-23-2017 Issue for IHDA Application
5 06-23-2017 Issue for Prefiling Submission
6 07-12-2017 Issue for Prefiling Conference
7 06-07-2018 Issue for Prefiling Submission
8 06-15-2018 Plan Commission Meeting
9 08-06-2020 Final Development Plan Prefiling
10 09-17-2020 Final Development Plan Prefiling
11 09-30-2020 Final Development Plan
5
11
55
5
11
55
SHEET NOTES 0
C
Project No.
QAQC
Eckenhoff Saunders Architects, Inc
DATE:FILE:Sheet Title
Client / Project Name
D:\_Revit Local\14139 Zion Woods\14139 - Zion Multi-Family Housing (mparrucci).rvt9/29/2020 4:56:34 PMA1.2
Roof Plans
14139
Zion Woods
Multi-Family Housing
2014
Checker
Developer
Brinshore Development
Civil Engineer
V3 Companies
Landscape Architect
Daniel Weinbach & Partners, Ltd.
Structural Engineeer
Kibler-AE
MEPFP Engineer
RTM
10 Deerfield Road, Deerfield, IL
1/8" = 1'-0"1 Roof Plan - Building 1
1/8" = 1'-0"2 Roof Plan - Building 2
1 BRICK MASONRY VENEER OVER RIGID INSULATION AND
VAPOR BARRIER OVER PLYWOOD SHEATHING AND
WOOD STUDS, MIN. R-7.5 CONTINUOUS RIGID
INSULATION AND R-13 BATT INSULATION BETWEEN
STUDS
2 FIBER CEMENT SIDING OVER RIGID INSULATION AND
VAPOR BARRIER OVER PLYWOOD SHEATHING AND
WOOD STUDS, MIN. R-7.5 CONTINUOUS RIGID
INSULATION AND R-13 BATT INSULATION BETWEEN
STUDS
3 STONE SILL
4 BRICK SOLDIER COURSE AND GALVANIZED LOOSE
LINTEL
5 ASPHALT SHINGLE ROOF ASSEMBLY OVER PLYWOOD
AND WOOD TRUSSES, MIN. R-49 INSULATION
6 PAINTED INSULATED HOLLOW-METAL DOOR AND
THERMALLY-BROKEN FRAME. BLOWER DOOR TEST TO
MEET IECC REQUIREMENTS
7A PREFINISHED ALUMINUM-CLAD WOOD WINDOW,
CASEMENT OPERATING WHERE SHOWN. MAX
U-FACTOR .32
7B PREFINISHED ALUMINUM-CLAD WOOD WINDOW, FIXED
CLERESTORY. MAX U-FACTOR .32
8 FIBER CEMENT PANEL AND BATTENS OVER RIGID
INSULATION AND VAPOR BARRIER OVER PLYWOOD
SHEATHING AND WOOD STUDS, MIN. R-7.5 CONTINUOUS
RIGID INSULATION AND R-13 BATT INSULATION
BETWEEN STUDS
9 FRAMED WOOD STAIR WITH GUARDRAIL SYSTEM
10 EXTERIOR WALL TYPE II: FIBER CEMENT
PANEL/BATTENS OVER RIGID INSULATION AND VAPOR
BARRIER OVER PLYWOOD SHEATHING AND WOOD
STUDS, MIN. R-7.5 CONTINUOUS RIGID INSULATION AND
R-13 BATT INSULATION BETWEEN STUDS
11 SHEET METAL GUTTER AND DOWNSPOUT
No. Date Issue Description
7 06-07-2018 Issue for Prefiling Submission
8 06-15-2018 Plan Commission Meeting
9 08-06-2020 Final Development Plan Prefiling
10 09-17-2020 Final Development Plan Prefiling
11 09-30-2020 Final Development Plan
1. 10% OF THE TOTAL UNITS IN THE PROJECT ARE
DESIGNED FOR PERSONS WITH MOBILITY IMPAIRMENTS, AS
DEFINED IN ICC/ANSI 117.1-2003 SECTION 1002 ACCESSIBLE
UNITS. SEE A6 SERIES DRAWINGS FOR MORE INFORMATION.
2. 2% OF THE TOTAL UNITS IN THE PROJECT ARE DESIGNED
FOR PERSONS WITH SENSORY IMPAIRMENTS, AS DEFINED
IN ICC/ANSI 117.1-2003 SECTION 1005 SENSORY IMPAIRED
UNITS. SEE A6 SERIES DRAWINGS FOR MORE INFORMATION.
3. 20% OF THE TOTAL UNITS IN THE PROJECT ARE
DESIGNED TO BE ADAPTABLE, AS DEFINED IN THE ILLINOIS
ACCESSIBILTY CODE. SEE A6 SERIES DRAWINGS FOR MORE
INFORMATION.
4. FIRST FLOOR UNITS NOT DESIGNATED AS ACCESSIBLE
OR ADAPTABLE SHALL BE TYPE B UNITS.
5. IN ACCORDANCE WITH IHDA 13.15, EVERY DWELLING UNIT
IN BUILDINGS SERVED BY NATURAL GAS SHALL BE
EQUIPPED WITH AT LEAST ONE APPROVED CARBON
MONOXIDE ALARM IN AN OPERATING CONDITION WITHIN 15
FEET OF EVERY ROOM USED FOR SLEEPING PURPOSES
AND MEET THE REQUIREMENTS OF THE CARBON MONOXIDE
ALARM DETECTOR ACT (PUBLIC ACT 094-0741).
6. IN ACCORDANCE WITH IHDA 13.16, EVERY UNIT AT A
MINIMUM SHALL BE EQUIPPED WITH AT LEAST ONE
APPROVED SMOKE DETECTOR IN A OPERATING CONDITION
WITHIN 15 FEET OF EVERY ROOM FOR SLEEPING PURPOSES
AND MEET THE REQUIREMENTS OF THE SMOKE DETECTOR
ACT (PUBLIC ACT 425 ILCS 60/).
PLAN NOTES
GENERAL NOTES
1. PROJECT TO BE DESIGNED TO ACHIEVE THE ENTERPRISE
GREEN COMMUNITIES CERTIFICATION.
2. THE GREEN COMMUNITIES CERTIFICATION INCLUDES
SUSTAINABLE FEATURES SUCH AS: ENERGY STAR
CERTIFICATION, ENERGY STAR APPLIANCES, LOW-FLOW
WATER FIXTURES, HIGH EFFICIENCY LIGHTING, NATIVE
LANDSCAPING, ENVIRONMENTALLY PREFERABLE FLOORING,
AND OPERATING A SMOKE‐FREE BUILDING.
UNIT 103
620 SF
1 BEDROOM
1 BATHROOM
TYPE B
OFFICE
UNIT 102
730 SF
1 BEDROOM
1 BATHROOM
TYPE B
UNIT 104
680 SF
1 BEDROOM
1 BATHROOM
ACCESSIBLE
UNIT 106
690 SF
1 BEDROOM
1 BATHROOM
TYPE B
UNIT 109
930 SF
2 BEDROOM
2 BATHROOM
ACCESSIBLE
UNIT 108
1,120 SF
3 BEDROOM
2 BATHROOM
ACCESSIBLE
UNIT 107
680 SF
1 BEDROOM
1 BATHROOM
TYPE B
UNIT 105
700 SF
1 BEDROOM
1 BATHROOM
TYPE A
UNIT 101
1120 SF
3 BEDROOM
2 BATHROOM
TYPE B
MAINTENANCE
STORAGE
BIKE
STORAGE
UNIT 201
930 SF
2 BEDROOM
2 BATHROOM
UNIT 202
680 SF
1 BEDROOM
1 BATHROOM
UNIT 204
1,120 SF
3 BEDROOM
2 BATHROOM
UNIT 203
940 SF
2 BEDROOM
2 BATHROOM
ACCESSIBILITY
QUANTITY/BLDG
UNIT TYPE BLDG 1 BLDG 2
FULLY ACCESSIBLE* 3 0
TYPE A - ADAPTABLE** 1 4
TYPE B - 1ST FLOOR*** 5 4
2ND FLOOR UNITS 4 4
13 12
25 UNITS TOTAL
1 BEDROOM - 13 UNITS 7 6
2 BEDROOM - 7 UNITS 3 4
3 BEDROOM - 5 UNITS 3 2
*10% OF TOTAL UNITS TO BE
ACCESSIBLE PER QUALIFIED
ALLOCATION PLAN. ACCESSIBLE UNITS
TO BE DISTRIBUTED AMONG UNIT
TYPES.
**20% OF TOTAL UNITS TO BE TYPE-A
ADAPTABLE PER ILLINOIS ACCESSIBILTY
CODE.
***ALL REMAINING 1ST FLOOR UNITS TO
BE TYPE-B.
NOTE: 100% OF GROUND FLOOR UNITS
WILL COMPLY WITH FAIR HOUSING ACT.
C
Project No.
QAQC
Eckenhoff Saunders Architects, Inc
DATE:FILE:Sheet Title
Client / Project Name
D:\_Revit Local\14139 Zion Woods\14139 - Zion Multi-Family Housing (mparrucci).rvt9/29/2020 4:56:36 PMA1.3
Floor Plans - Unit
Types
14139
Zion Woods
Multi-Family Housing
2014
Checker
Developer
Brinshore Development
Civil Engineer
V3 Companies
Landscape Architect
Daniel Weinbach & Partners, Ltd.
Structural Engineeer
Kibler-AE
MEPFP Engineer
RTM
10 Deerfield Road, Deerfield, IL
1/8" = 1'-0"1 Schematic - Building 1, Level 1
1/8" = 1'-0"2 Schematic - Building 1, Level 2
No. Date Issue Description
4 06-23-2017 Issue for IHDA Application
5 06-23-2017 Issue for Prefiling Submission
6 07-12-2017 Issue for Prefiling Conference
7 06-07-2018 Issue for Prefiling Submission
8 06-15-2018 Plan Commission Meeting
9 08-06-2020 Final Development Plan Prefiling
10 09-17-2020 Final Development Plan Prefiling
11 09-30-2020 Final Development Plan
UNIT 116
UNIT 113
870 SF
2 BEDROOM
1 BATHROOM
TYPE A
700 SF
1 BEDROOM
1 BATHROOM
TYPE A
UNIT 114
680 SF
1 BEDROOM
1 BATHROOM
TYPE B
UNIT 115
890 SF
2 BEDROOM
2 BATHROOM
TYPE B
UNIT 117
1,170 SF
3 BEDROOM
2 BATHROOM
TYPE A
UNIT 110
660 SF
1 BEDROOM
1 BATHROOM
TYPE B
UNIT 112
690 SF
1 BEDROOM
1 BATHROOM
TYPE A
UNIT 111
670 SF
1 BEDROOM
1 BATHROOM
TYPE B
UNIT 206
900 SF
2 BEDROOM
2 BATHROOM
UNIT 205
1,170 SF
3 BEDROOM
2 BATHROOM
UNIT 208
870 SF
2 BEDROOM
1 BATHROOM
UNIT 207
700 SF
1 BEDROOM
1 BATHROOM
ACCESSIBILITY
QUANTITY/BLDG
UNIT TYPE BLDG 1 BLDG 2
FULLY ACCESSIBLE* 3 0
TYPE A - ADAPTABLE** 1 4
TYPE B - 1ST FLOOR*** 5 4
2ND FLOOR UNITS 4 4
13 12
25 UNITS TOTAL
1 BEDROOM - 13 UNITS 7 6
2 BEDROOM - 7 UNITS 3 4
3 BEDROOM - 5 UNITS 3 2
*10% OF TOTAL UNITS TO BE
ACCESSIBLE PER QUALIFIED
ALLOCATION PLAN. ACCESSIBLE UNITS
TO BE DISTRIBUTED AMONG UNIT
TYPES.
**20% OF TOTAL UNITS TO BE TYPE-A
ADAPTABLE PER ILLINOIS ACCESSIBILTY
CODE.
***ALL REMAINING 1ST FLOOR UNITS TO
BE TYPE-B.
NOTE: 100% OF GROUND FLOOR UNITS
WILL COMPLY WITH FAIR HOUSING ACT.
1. 10% OF THE TOTAL UNITS IN THE PROJECT ARE
DESIGNED FOR PERSONS WITH MOBILITY IMPAIRMENTS, AS
DEFINED IN ICC/ANSI 117.1-2003 SECTION 1002 ACCESSIBLE
UNITS. SEE A6 SERIES DRAWINGS FOR MORE INFORMATION.
2. 2% OF THE TOTAL UNITS IN THE PROJECT ARE DESIGNED
FOR PERSONS WITH SENSORY IMPAIRMENTS, AS DEFINED
IN ICC/ANSI 117.1-2003 SECTION 1005 SENSORY IMPAIRED
UNITS. SEE A6 SERIES DRAWINGS FOR MORE INFORMATION.
3. 20% OF THE TOTAL UNITS IN THE PROJECT ARE
DESIGNED TO BE ADAPTABLE, AS DEFINED IN THE ILLINOIS
ACCESSIBILTY CODE. SEE A6 SERIES DRAWINGS FOR MORE
INFORMATION.
4. FIRST FLOOR UNITS NOT DESIGNATED AS ACCESSIBLE
OR ADAPTABLE SHALL BE TYPE B UNITS.
5. IN ACCORDANCE WITH IHDA 13.15, EVERY DWELLING UNIT
IN BUILDINGS SERVED BY NATURAL GAS SHALL BE
EQUIPPED WITH AT LEAST ONE APPROVED CARBON
MONOXIDE ALARM IN AN OPERATING CONDITION WITHIN 15
FEET OF EVERY ROOM USED FOR SLEEPING PURPOSES
AND MEET THE REQUIREMENTS OF THE CARBON MONOXIDE
ALARM DETECTOR ACT (PUBLIC ACT 094-0741).
6. IN ACCORDANCE WITH IHDA 13.16, EVERY UNIT AT A
MINIMUM SHALL BE EQUIPPED WITH AT LEAST ONE
APPROVED SMOKE DETECTOR IN A OPERATING CONDITION
WITHIN 15 FEET OF EVERY ROOM FOR SLEEPING PURPOSES
AND MEET THE REQUIREMENTS OF THE SMOKE DETECTOR
ACT (PUBLIC ACT 425 ILCS 60/).
PLAN NOTES
GENERAL NOTES
1. PROJECT TO BE DESIGNED TO ACHIEVE THE ENTERPRISE
GREEN COMMUNITIES CERTIFICATION.
2. THE GREEN COMMUNITIES CERTIFICATION INCLUDES
SUSTAINABLE FEATURES SUCH AS: ENERGY STAR
CERTIFICATION, ENERGY STAR APPLIANCES, LOW-FLOW
WATER FIXTURES, HIGH EFFICIENCY LIGHTING, NATIVE
LANDSCAPING, ENVIRONMENTALLY PREFERABLE FLOORING,
AND OPERATING A SMOKE‐FREE BUILDING.
C
Project No.
QAQC
Eckenhoff Saunders Architects, Inc
DATE:FILE:Sheet Title
Client / Project Name
D:\_Revit Local\14139 Zion Woods\14139 - Zion Multi-Family Housing (mparrucci).rvt9/29/2020 4:56:37 PMA1.4
Floor Plans - Unit
Types
14139
Zion Woods
Multi-Family Housing
2014
Checker
Developer
Brinshore Development
Civil Engineer
V3 Companies
Landscape Architect
Daniel Weinbach & Partners, Ltd.
Structural Engineeer
Kibler-AE
MEPFP Engineer
RTM
10 Deerfield Road, Deerfield, IL
1/8" = 1'-0"1 Schematic - Building 2, Level 1
1/8" = 1'-0"2 Schematic - Building 2, Level 2
No. Date Issue Description
4 06-23-2017 Issue for IHDA Application
5 06-23-2017 Issue for Prefiling Submission
6 07-12-2017 Issue for Prefiling Conference
7 06-07-2018 Issue for Prefiling Submission
8 06-15-2018 Plan Commission Meeting
9 08-06-2020 Final Development Plan Prefiling
10 09-17-2020 Final Development Plan Prefiling
11 09-30-2020 Final Development Plan
N1SITE PLAN - PHOTOMETRICSIssue for Prefiling Conference07/12/2017Village Comment Response06/04/2018Final Development Plan Prefiling08/06/2020Final Development Plan Prefiling09/17/2020LIGHTING FIXTURE SPECIFICATIONS(IDOT JURISDICTION)
DEERFIELD ROAD
M I D D L E F O R K O F T H E N O R T H B R A N C H C H I C A G O R I V E RA
AAAAAAABBBBBBBBBBBBBBCCCCABBDDCCBBB09/30/2020 Final Development Plan
DASHED LINE INDICATES
27 SQFT. RECTANGLE
DOUBLE-SIDED METAL
LETTERING
WOOD-CLAD SIGNAGE
BEAM WITH STAINED FINISH
CAST STONE CAP
BRICK MASONRY-
CLAD PIER
CAST STONE BASE
METAL ZION
WOODS LOGO3' - 8"7' - 4"
C
Project No.
QAQC
Eckenhoff Saunders Architects, Inc
DATE:FILE:Sheet Title
Client / Project Name
D:\_Revit Local\14139 Zion Woods\14139 - Zion Multi-Family Housing (mparrucci).rvt9/29/2020 4:57:16 PMAS1.2
Exterior Signage
14139
Zion Woods
Multi-Family Housing
2014
Checker
Developer
Brinshore Development
Civil Engineer
V3 Companies
Landscape Architect
Daniel Weinbach & Partners, Ltd.
Structural Engineeer
Kibler-AE
MEPFP Engineer
RTM
10 Deerfield Road, Deerfield, IL
1" = 1'-0"1 Surface-Illuminated Sign Elevation
No. Date Issue Description
4 06-23-2017 Issue for IHDA Application
5 06-23-2017 Issue for Prefiling Submission
6 07-12-2017 Issue for Prefiling Conference
7 06-07-2018 Issue for Prefiling Submission
8 06-15-2018 Plan Commission Meeting
9 08-06-2020 Final Development Plan Prefiling
10 09-17-2020 Final Development Plan Prefiling
11 09-30-2020 Final Development Plan
1/12/2021 Version
{00116966.8} Exhibit C
EXHIBIT C
FORM LETTER OF CREDIT
IRREVOCABLE LETTER OF CREDIT NO. ___________ AMOUNT: _____________
EXPIRATION DATE: _______________ DATE OF ISSUE:______________
_____________________________________________
[Name of Bank]
_____________________________________________
[Address]
TO: Village of Deerfield
850 Waukegan Road
Deerfield, IL 60015
Attention: Village Manager
WE HEREBY AUTHORIZE YOU TO DRAW AT SIGHT on this Irrevocable Standby Letter of
Credit No. __________ UP TO AN AGGREGATE AMOUNT OF
____________________________________ United States Dollars ($__________) for account
of [DEVELOPER] (the “Customer”).
Drafts under this Letter of Credit shall bear upon their face the words:
"Drawn under
Credit No. _______________ Dated: _________________"
Drafts may be for all or any portion of the amount of this Letter of Credit, and shall be in the form
attached hereto as Exhibit "A" and shall be accompanied by one of the following documents
executed by the Village Manager or an individual designated as acting Village Manager:
(a) A written statement on the form attached hereto as Exhibit “B” stating that, conditioned
upon proper notice to the Village Manager, Letter of Credit No. ____________ will expire
within 35 days or less and that the Customer has failed to deliver to the Village Manager
evidence of a renewal of Letter of Credit No. ________; or
(b) A written statement on the form attached hereto as Exhibit “C” stating that all or any part
of the improvements required to be constructed pursuant to the Development Agreement
dated ____________________, 20___ by and between the Village and [Developer] (the
“Agreement”) have not been constructed in accordance with the Agreement; or
(c) A written statement on the form attached hereto as Exhibit “D” stating that all or any part
of the costs, payments, permit fees or other fees required to be paid to the Village
pursuant to the Agreement have not been paid in accordance with the Agreement; or
1/12/2021 Version
{00116966.8} Exhibit C
(d) A written statement on the form attached hereto as Exhibit “E” stating that all or any portion
of the maintenance, repair, or restoration required to be performed pursuant to the
Agreement has not been performed in accordance with the Agreement; or
(e) A written statement on the form attached hereto as Exhibit “F” stating that all or any portion
of the Customer’s undertakings pursuant to the Agreement have not been performed in
accordance with the Agreement.
WE HEREBY AGREE with the beneficiary that:
1. Drafts drawn under and in compliance with this Letter of Credit shall be duly honored
immediately upon presentation to us if presented on or before the above-stated Expiration
Date or presented at our office together with the original of this Letter of Credit on or before
that date. Further, one or more drafts may be presented at our office on or before the
Expiration Date.
2. If, within three banking days after any draft drawn under this Letter of Credit is presented
to us in conformance with the terms of this Letter of Credit, we fail to honor same, we
agree to pay all attorneys’ fees, court costs and other expenses incurred by the Village in
enforcing the terms hereof.
3. This Letter of Credit shall expire on ___________________, 20____, as stated
hereinabove; provided, however, that we shall send notice to the Village Manager by
certified mail, return receipt requested, or hand-delivered courier at least 35 days prior to
said Expiration Date, that this Letter of Credit is about to expire.
4. In no event shall this Letter of Credit or the obligations contained herein expire except
upon the prior written notice required herein, it being expressly agreed that the above
expiration date shall be extended as shall be required to comply with the prior written
notice required herein.
5. No consent, acknowledgment, or approval of any kind from the Customer shall be
necessary or required prior to honoring any draft presented in conformance with the terms
of this Letter of Credit.
6. The aggregate amount of this Letter of Credit may be reduced only upon receipt by us of
a document executed by the Village Manager stating that such aggregate amount shall be
reduced in an amount permitted by the Village’s subdivision regulations because of the
satisfactory completion of all or part of the improvements required to be constructed
pursuant to the Agreement dated ____________________, 20____ by and between the
Village and _______________________.
7. This Letter of Credit is irrevocable.
This Letter of Credit shall be governed by and construed in accordance with the Uniform Customs
and Practices for ISP 98 of the International Chamber of Commerce (the "Uniform Customs").
In the event of a conflict between this Letter of Credit and the Uniform Customs, this Letter of
Credit shall control. This Letter of Credit shall be deemed to be a contract made under the laws
of the State of Illinois, including, without limitation, Article 5 of the Uniform Commercial Code as
in effect in the State of Illinois, and shall, as to matters not governed by the Uniform Customs, be
1/12/2021 Version
{00116966.8} Exhibit C
governed by and construed in accordance with the laws of the State of Illinois, without regard to
principles of conflicts of law.
AS USED HEREIN, THE TERM “BANKING DAY” MEANS ANY DAY OTHER THAN A
SATURDAY, SUNDAY, OR A DAY ON WHICH BANKS IN THE STATE OF ILLINOIS ARE
AUTHORIZED OR REQUIRED TO BE CLOSED, AND A DAY ON WHICH PAYMENTS CAN BE
EFFECTED ON THE FEDWIRE SYSTEM.
__________________________________ ___________________________________
[Signature of Bank Officer] [Signature of Bank Officer]
__________________________________ __________________________________
[Officer’s Title] [Officer’s Title]
1/12/2021 Version
{00116966.8} Exhibit C
EXHIBIT “A” TO FORM OF IRREVOCABLE STANDBY LETTER OF CREDIT
FORM OF DRAFT
[To Be Supplied By Issuing Bank]
1/12/2021 Version
{00116966.8} Exhibit C
EXHIBIT “B” TO FORM OF IRREVOCABLE STANDBY LETTER OF CREDIT
To:
Attn:
Re: Letter of Credit No. __________
Ladies and Gentlemen:
This is to advise you that Letter of Credit No. __________ dated
___________________________, 20____ in the amount of $__________ will expire within 35
days or less and that _________________ has failed to deliver to the Village Manager evidence
of a renewal of Letter of Credit No. _________.
Very truly yours,
______________________________________
Village Manager, Village
1/12/2021 Version
{00116966.8} Exhibit C
EXHIBIT “C” TO FORM OF IRREVOCABLE STANDBY LETTER OF CREDIT
To:
Attn:
Re: Letter of Credit No. __________
Ladies and Gentlemen:
This is to advise you that all or any part of the improvements required to be constructed pursuant
to the Development Agreement dated ____________________, 20___ by and between the
Village and [DEVELOPER], have not been constructed in accordance with said Agreement.
Very truly yours,
_____________________________________
Village Manager
1/12/2021 Version
{00116966.8} Exhibit C
EXHIBIT “D” TO FORM OF IRREVOCABLE STANDBY LETTER OF CREDIT
To:
Attn:
Re: Letter of Credit No. __________
Ladies and Gentlemen:
This is to advise you that all or any part of the costs, payments, permit fees or other fees required
to be paid pursuant to the Agreement dated ____________________, 20___ by and between the
Village and [DEVELOPER], have not been paid in accordance with said Agreement.
Very truly yours,
______________________________________
Village Manager
1/12/2021 Version
{00116966.8} Exhibit C
EXHIBIT “E” TO FORM OF IRREVOCABLE STANDBY LETTER OF CREDIT
To:
Attn:
Re: Letter of Credit No. __________
Ladies and Gentlemen:
This is to advise you that all or any part of the maintenance, repair or restoration required to be
performed pursuant to the Development Agreement dated _____________________, 20____ by
and between the Village and [DEVELOPER], have not been performed in accordance with said
Agreement.
Very truly yours,
______________________________________
Village Manager
1/12/2021 Version
{00116966.8} Exhibit C
EXHIBIT “F” TO FORM OF IRREVOCABLE STANDBY LETTER OF CREDIT
To:
Attn:
Re: Letter of Credit No. __________
Ladies and Gentlemen:
This is to advise you that all or any part of the undertakings of the Customer (as that term is
defined in the above-referenced Letter of Credit) pursuant to the Development Agreement dated
___________________, 20____ by and between the Village and [DEVELOPER], have not been
performed in accordance with said Agreement.
Very truly yours,
______________________________________
Village Manager
{00116966.8}
EXHIBIT D
TRANSFEREE ASSUMPTION AGREEMENT
THIS AGREEMENT is made as of this ______ day of ____________, 20__, between the
VILLAGE OF DEERFIELD, an Illinois home rule municipal corporation (“Village”), BRINSHORE
DEVELOPMENT, LLC, an Illinois limited liability company (“Brinshore”), and HOUSING
OPPORTUNITY DEVELOPMENT CORPORATION, an Illinois not-for-profit corporation (“HODC”
and Brinshore are, collectively, the “Developer”). (“Developer”), and _____________________
(“Transferee”).
W I T N E S E T H:
WHEREAS, pursuant to that certain real estate sale contract dated ___________,
20__, the Transferee agreed to purchase from Developer certain real property situated in Lake
County, Illinois and legally described in Exhibit 1 attached to and, by this reference, made a part
of this Agreement (“Property”); and
WHEREAS, following the conveyance of the Property by Developer, the
Transferee will be the legal owner of the Property; and
WHEREAS, as a condition to the conveyance of the Property by Developer, the
Village and Developer require that the Transferee agree to comply with all the terms,
requirements, and obligations set forth in that certain Development Agreement, dated as of
_______________, 20__, and recorded in the office of the Lake County Recorder on
_______________, 20__, as Document No. ____________, by and between the Village and
Developer (“Development Agreement”);
NOW, THEREFORE, in consideration of the agreement of Developer to convey
the Property to the Transferee, and of the Village to accept the transfer of obligations as provided
herein and to grant the releases granted herein, and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, it is hereby agreed by, between,
and among the Village, Developer, and the Transferee as follows:
1. Recitals. The foregoing recitals are by this reference incorporated herein
and made a part hereof as substantive provisions of this Agreement.
2. Assumption of Obligations. The Transferee, on its behalf and on behalf
of its successors, assigns, heirs, executors, and administrators, hereby agrees, at its sole cost
and expense, to comply with all of the terms, requirements, and obligations of the Development
Agreement, including all exhibits and attachments thereto, regardless of whether such terms,
requirements, and obligations are to be performed and provided by, or are imposed upon,
Developer of the Property.
3. Payment of Village Fees and Costs. In addition to any other costs,
payments, fees, charges, contributions, or dedications required by this Agreement, the
Development Agreement or by applicable Village codes, ordinances, resolutions, rules, or
regulations, the Transferee must pay to the Village, immediately upon presentation of a written
demand or demands therefor, all legal, engineering, and other consulting or administrative fees,
costs, and expenses incurred in connection with the negotiation, preparation, consideration, and
review of this Agreement.
{00116966.8} 2
4. Acknowledgment and Release of Developer. The Village hereby
acknowledges its agreement to the Transferee’s assumption of the obligation to comply with the
terms, requirements, and obligations of the Development Agreement, including all exhibits and
attachments thereto, and the Village hereby releases Developer from any personal liability for
failure to comply with the terms, requirements, and obligations of the Development Agreement.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
executed as of the day and year first written above.
ATTEST: VILLAGE OF DEERFIELD,
an Illinois home rule municipal corporation
By:
Village Clerk
Its: Village Manager
ATTEST: DEVELOPER,
a [TYPE OF BUSINESS ENTITY]
By: By:
Its: Its:
ATTEST: [TRANSFEREE]
By: By:
Its: Its:
{00116966.8} 3
ACKNOWLEDGMENTS
STATE OF ILLINOIS )
) SS
COUNTY OF LAKE )
This instrument was acknowledged before me on ______________, 20__, by
_________________, the Village Manager of the VILLAGE OF DEERFIELD, an Illinois home
rule municipal corporation, and by _________________, the Village Clerk of said municipal
corporation.
_____________________________
Signature of Notary
SEAL
____________________________________________________________________________
{00116966.8} 4
STATE OF ILLINOIS )
) SS
COUNTY OF LAKE )
This instrument was acknowledged before me on __________, 20__, by
_______________ the __________ of DEVELOPER, a [TYPE OF BUSINESS ENTITY], and by
____________, the ______________ of said [limited liability company].
_____________________________
Signature of Notary
SEAL
____________________________________________________________________________
STATE OF ILLINOIS )
) SS
COUNTY OF LAKE )
This instrument was acknowledged before me on __________, 201_, by
_______________ the __________ of [TRANSFEREE], and by _______________, the
_________________ of [TRANSFEREE].
_____________________________
Signature of Notary
SEAL
{00116966.8} 5
EXHIBIT E
THIS DOCUMENT
PREPARED BY AND
AFTER RECORDING
RETURN TO:
WORKFORCE AND ACCESSIBLE HOUSING
VOLUNTARY RESTRICTIVE COVENANT
(10 Deerfield Road – Zion Woods)
DATED AS OF ____________________, 2021
{00116966.8} 1
WORKFORCE AND ACCESSIBLE HOUSING
VOLUNTARY RESTRICTIVE COVENANT
(10 Deerfield Road – Zion Woods)
THIS WORKFORCE AND ACCESSIBLE HOUSING VOLUNTARY
RESTRICTIVE COVENANT (“Restrictive Covenant”) is made as of the ____ day of
_________, 2021 (“Effective Date”), by BRINSHORE DEVELOPMENT, LLC, an Illinois
limited liability company (“Brinshore”), and HOUSING OPPORTUNITY
DEVELOPMENT CORPORATION, an Illinois not-for-profit corporation (“HODC”)
(HODC and Brinshore are, collectively, the “Declarant”) concerning the property described
in Exhibit A, located in the Village of Deerfield commonly known as 10 Deerfield Road
(“Property”).
NOW, THEREFORE, Declarant declares that the Property and all portions thereof
are and shall be held, transferred, sold, conveyed, used, and occupied subject to the covenants
set forth in this Restrictive Covenant, which covenants are for the purpose of protecting the
value and desirability of the Property and other properties in the Village of Deerfield
(“Village”).
SECTION 1. Background.
A. The Property is owned by Zion Lutheran Evangelical Church, an Illinois not-
for-profit corporation (“Owner”) which operates a church on the Property and has consented
to the execution and recordation of this Restrictive Covenant.
B. The Property is currently improved with a one-story brick building occupied
and operated by Owner with a church and school (“Church”), as well as a residence used as
a parsonage (“Parsonage”).
C. Owner and Declarant have entered into a 99-year ground lease for the Property
and for the Declarant to demolish the Parsonage and develop two multi-family apartment
buildings (“Apartment Buildings”) consisting of a total 25 rental units (“Apartment
Units”).
D. On _________________, 2021, the Village Board of Trustees approved Ordinance
No. _____ , which rezoned the Property from the R-1 Single Family Residential District to the
R-5 General Residence District.
E. On _________________, 2021, the Village Board of Trustees approved Ordinance
No. _____ (“Ordinance”), which approved for the Property: (i) a special use for a planned
residential development; (ii) a final development plan; and (iii) certain zoning exceptions
within the approved planned residential development.
F. As required by the Ordinance, Declarant entered into that certain Development
Agreement by and between the Village and Declarant dated _____________, 2021
(“Development Agreement”) in furtherance of the redevelopment of the Property and the
construction of the Apartment Buildings.
{00116966.8} 2
G. Declarant voluntarily offered to the Village that it would maintain the
affordability of 13 one-bedroom Apartment Units in the Apartment Buildings, with an average
size of approximately 700 square feet (“Affordable One-Bedroom Units”), seven two-
bedroom Apartment Units in the Apartment Buildings, with an average size of approximately
900 square feet (“Affordable Two-Bedroom Units”), and four three-bedroom Apartment
Units in the Apartment Buildings, with an average size of approximately 1,100 square feet
(“Affordable Three-Bedroom Units”) (collectively, the Affordable One-Bedroom Units,
Affordable Two-Bedroom Units, and Affordable Three-Bedroom Units are the “Affordable
Residential Units”).
H. Declarant offered to the Village that it would execute and record this Restrictive
Covenant to codify its agreement regarding the Affordable Residential Units.
I. Declarant volunteered to restrict the otherwise applicable use regulations for
the Property in the manner and to the extent expressly set forth in this Restrictive Covenant,
and specifically to maintain and ensure the affordability of the Affordable Residential Units
for the term of this Restrictive Covenant.
SECTION 2. Restrictions.
Notwithstanding any use or development right that may be applicable or available
pursuant to the provisions of the R-5 General Residential District of the “The Deerfield Zoning
Ordinance 1978,” as the same has been, and may be, from time to time, amended, the use and
development of the Property shall be subject to the following restrictions:
A. Maximum Density. At no time shall the Property be developed with more
than 25 Apartment Units, which Apartment Units shall be contained
within not more than two, 2-story Apartment Buildings.
B. Income Limits.
1. For the period commencing with the initial occupancy of the
Affordable Residential Units and ending 30 years thereafter (the
“Initial Affordability Period”):
a. 13 of the Affordable Residential Units (“Very Low Income
Units”) shall be available only to households whose annual
incomes do not exceed 50 percent of the Chicago-Joliet-
Naperville, IL HUD Metro FMR Area Median Income, as
established and defined in the annual schedule published by
the U.S. Department of Housing and Urban Development,
and adjusted for household size (“Very Low Income
Requirements”).
b. 11 of the Affordable Residential Units (“Low Income
Units”) shall be available only to households whose annual
incomes do not exceed 60 percent of the Chicago-Joliet-
Naperville, IL HUD Metro FMR Area Median Income, as
established and defined in the annual schedule published by
{00116966.8} 3
the U.S. Department of Housing and Urban Development,
and adjusted for household size (“Low Income
Requirements”).
2. For the period commencing with the expiration of the Initial
Affordability Period and ending 99 years after the initial occupancy
of the Affordable Residential Units (the “Extended Affordability
Period”), all of the Affordable Residential Units shall be available
only to households whose annual incomes do not exceed 80 percent
of the Chicago-Joliet-Naperville, IL HUD Metro FMR Area Median
Income, as established and defined in the annual schedule
published by the U.S. Department of Housing and Urban
Development, and adjusted for household size (“Moderate Income
Requirements”) (the Very Low Income Requirements, the Low
Income Requirements and the Moderate Income Requirements are,
collectively, the “Income Requirements”).
3. The incomes of potential households of the Affordable Residential
Units will be verified as meeting the Income Requirements at the
initial application phase. The incomes of households of the
Affordable Residential Units will be verified as meeting the Income
Requirements every third year after the initial application.
B. Rental Rates.
1. The initial monthly rental rates for the Low Income Units (“Very
Low Income Initial Rental Rates”) shall be: (i) $______ for
Affordable One-Bedroom Units; (ii) $______ for Affordable
Two-Bedroom Units; and (iii) $_____ for Affordable Three-Bedroom
Units (or such lower amounts as Declarant, in the exercise of its
discretion, may elect to charge). Declarant may increase the Low
Income Initial Rental Rates annually, but increases may not exceed
annual increases in the U.S. Bureau of Labor Statistics Consumer
Price Index Chicago-Naperville-Elgin, IL-IN-WI, All Urban
Consumers (CPI-U): All Terms, 1982-1984=100. The Low Income
Initial Rental Rates, as so increased, are hereinafter referred to as
an “Very Low Income Rental Rate”.
2. The initial monthly rental rates for the Moderate Income Units
(“Low Income Initial Rental Rates”) shall be: (i) $______ for
Affordable One-Bedroom Units; (ii) $______ for Affordable
Two-Bedroom Units; and (iii) $_____ for Affordable Three-Bedroom
Units (or such lower amounts as Declarant, in the exercise of its
discretion, may elect to charge). Declarant may increase the
Moderate Income Initial Rental Rates annually, but increases may
not exceed annual increases in the U.S. Bureau of Labor Statistics
Consumer Price Index Chicago-Naperville-Elgin, IL-IN-WI, All
Urban Consumers (CPI-U): All Terms, 1982-1984=100. The
Moderate Income Initial Rental Rates, as so increased, are
{00116966.8} 4
hereinafter referred to as an “Low Income Affordable
Residential Unit Rental Rate”.
C. Availability. If any single Affordable Residential Unit remains vacant
and unrented for after being actively marketed for three months or more,
Declarant may rent such Affordable Residential Unit at full market rent
for a period not to exceed one year; provided, however, once such Affordable
Unit again becomes available for occupancy, then the requirements of
Section 2.A and 2.B of this Restrictive Covenant shall again apply to the
marketing and occupancy agreements entered into for such Affordable
Unit.
D. Management. Declarant shall professionally manage, or hire a
professional management company (“Management Company”) to
professionally manage the Apartment Buildings, the duties of which must
include the maintenance and operation of the Affordable Residential Units
in accordance with the Development Agreement and this Restrictive
Covenant.
E. Records. Declarant shall create and maintain, or require the
Management Company to create and maintain, records of income
qualification for every Household renting an Affordable Residential Unit.
D. Annual Certification with the Village. The Village may, upon 30 days’
notice to Declarant, require Declarant, on a form provided by the Village,
to certify on an annual basis that the Affordable Residential Units comply
with the terms of this Restrictive Covenant.
SECTION 3. Other Qualifications for Rental.
This Restrictive Covenant shall not require Declarant or the Management Company to
rent an Affordable Residential Unit to an individual or Household who applies to rent such
unit and satisfies the Income Requirements but does not meet or satisfy Declarant’s other
criteria for apartment rental, as set forth in Declarant’s selection plan. By way of example,
Declarant may deny such individual or Household the right to rent such Affordable Housing
Unit if they: (i) fail to submit or insufficiently complete an application for rental; (ii) submit
false information in connection with the application for rental; (iii) have a poor or
unsatisfactory credit history; (iv) are unable to establish that they have the financial ability to
pay the required monthly rent; (v) have an inappropriate household size; or (vi) are unable to
establish that they and all members of their Household do not have criminal records, are not
current drug users and are not registered sex offenders.
SECTION 4. Recordation.
This Restrictive Covenant shall be recorded in the Office of the Lake County Recorder
of Deeds. Owner, by the signature of its duly-authorized representative below, hereby consents
to and permits such recordation.
{00116966.8} 5
SECTION 5. Enforcement.
A. Village Enforcement. Declarant recognizes and agrees that the Village has a
valid interest in ensuring that the restrictions, covenants, and agreements in this Restrictive
Covenant are properly performed and, therefore, grants the Village the right to enforce these
restrictions, covenants, and agreements by any proceeding at law or in equity against any
person or persons violating or attempting to violate any restriction, covenant, or agreement
contained in this Restrictive Covenant, either to restrain violation, to compel affirmative
action, or to recover damages, and against the land to enforce any lien created by the
restrictions, covenants, or agreements. Specifically, but without limitation of the foregoing, in
the event of a violation of this Restrictive Covenant, the Village shall have the right to bring
an action to enjoin the use of the Property for multi-family residential uses.
B. Rezoning of the Property. In the event that this Restrictive Covenant is
violated, Declarant recognizes and agrees that, as part of its remedies, the Village may rezone
the Property from the R-5 General Residence District to the R-1 Single Family Residential
District, and Declarant will not challenge or object to such rezoning.
C. No Private Right of Action. This Restrictive Covenant shall not create a
private right of action in any individual, Household, organization, corporation or other legal
entity, or other governmental body or agency to enforce the provisions of this Restrictive
Covenant or seek legal or equitable remedies against Declarant or the Management Company
based on an alleged violation of this Restrictive Covenant by Declarant or the Management
Company or Declarant’s or the Management Company’s refusal to rent an Affordable
Residential Unit to any individual or Household notwithstanding the fact that such individual
or Household qualifies to rent such unit under the Income Requirements.
SECTION 6. Exercise of Village Rights; Waiver.
The Village is not required to exercise the rights granted in this Restrictive Covenant,
except as it shall determine to be in its best interest. Failure by the Village to exercise any
right herein granted shall not be construed as a waiver of that right or any other right.
Nothing in this Restrictive Covenant shall be deemed or construed to constitute a dedication
of any property to the Village.
SECTION 7. Notices.
All notices required or permitted to be served by this Restrictive Covenant shall be
served in writing and shall be deemed to be served when delivered personally or three business
days following deposit, by certified or registered mail, return receipt requested, in the United
States mail, postage prepaid. Notices to Declarant shall be sent to the following address or to
such other address or person as Declarant may from time to time provide the Village by notice:
______________________
______________________
______________________
Notices to the Village shall be sent to the following address, or to such other address or person
as the Village may from time to time provide Declarant by notice:
{00116966.8} 6
Village to Village of Deerfield
850 Waukegan Road
Deerfield, Illinois 60015
Attention: Village Manager)
SECTION 8. Nullification and Amendment.
Except as may be otherwise provided by law, this Restrictive Covenant may be
annulled only upon the express, prior written approval of the Village, by resolution duly
adopted by the Village Board of Trustees. This Restrictive Covenant may be amended only
upon the express, prior written approval of the Village, by resolution duly adopted by the
Village Board of Trustees, and by execution of such amendment by Declarant with consent
of Owner.
SECTION 9. Term.
The term of this Restrictive Covenant shall commence on the Effective Date and
terminate at the end of the Extended Affordability Period (“Term”).
SECTION 10. Covenants Running with the Land.
The restrictions imposed by this Restrictive Covenant shall be restrictions running
with the land during the Term and shall be binding upon and inure to the benefit of Declarant
and any and all of its successors, assigns, agents, licensees, lessees, invitees, and
representatives, including, without limitation, all subsequent owners of that portion of the
Property upon which the Apartment Buildings have been constructed and all persons
claiming under them to the extent provided in this Restrictive Covenant. All leases for
Affordable Residential Units, and all contracts and deeds of conveyance relating to the
portion of the Property upon which the Apartment Buildings have been constructed, shall be
subject to the provisions of this Restrictive Covenant to the extent provided in this Restrictive
Covenant.
IN WITNESS WHEREOF, Declarant has caused this Restrictive Covenant to be
executed by a duly-authorized representative on the date first above written.
[SIGNATURE PAGE FOLLOWS]
{00116966.8} 7
BRINSHORE DEVELOPMENT, LLC,
an Illinois limited liability company
By:
Its:
HOUSING OPPORTUNITY
DEVELOPMENT CORPORATION,
an Illinois not-for-profit corporation
By:
Its:
{00116966.8}
ACKNOWLEDGMENTS
STATE OF _______ )
) SS.
COUNTY OF ____ )
This instrument was acknowledged before me on ____________, 20___, by _______________,
the _______________ of BRINSHORE DEVELOPMENT, LLC, an Illinois limited liability company.
Given under my hand and official seal this ____ day of _________, 20__.
Notary Public
My Commission expires:
SEAL
STATE OF _______ )
) SS.
COUNTY OF ____ )
This instrument was acknowledged before me on ____________, 20___, by _______________,
the _______________ of HOUSING OPPORTUNITY DEVELOPMENT CORPORATION , an Illinois not-
for-profit corporation.
Given under my hand and official seal this ____ day of _________, 20__.
Notary Public
My Commission expires:
SEAL
{00116966.8} Exhibit E
#55795085_v5
OWNER’S CONSENT
Owner hereby agrees that: (i) as of the Effective Date of the above and foregoing
Restrictive Covenant, Owner is the record title owner of the Property; (ii) the leasehold estate of
the Declarant shall be subjected in its entirety to this Restrictive Covenant. Owner, by the
signature of its duly authorized representatives below, join in the execution of this Restrictive
Covenant for the limited purposes of consenting to, and permitting the recordation of t his
Restrictive Covenant against the Declarant’s leasehold interest in the Property in the Office of the
Lake County Recorder of Deeds.
ATTEST: ZION LUTHERAN EVANGELICAL
CHURCH, an Illinois not-for-profit
corporation
By:
By:
Its: Its:
DRAFT
{00116966.8} Exhibit E
EXHIBIT A TO RESTRICTIVE COVENANT
PROPERTY LEGAL DESCRIPTION
THAT PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 28, TOWNSHIP 43 NORTH, RANGE 12 EAST OF
THE THIRD PRINCIPAL MERIDIAN, LYING NORTH OF THE NORTH LINE OF THE
PUBLIC HIGHWAY KNOWN AS HIGHLAND PARK, DEERFIELD ROAD, AS
DEDICATED BY DOCUMENT 217791 AND LYING WEST OF THE WEST LINE OF THE
DRAINAGE CANAL, AS CONDEMNED BY PROCEEDINGS FOR THE COUNTY COURT
CASE 5303, IN LAKE COUNTY, ILLINOIS.
ADDRESS: 10 DEERFIELD ROAD, DEERFIELD, ILLINOIS
PINs: 16-28-400-036-0000 and 16-28-039-0000