Summary
CEMCON, Ltd. (consulting engineers, Aurora, IL; CEO Randall W. Bus, P.E.) submitted this expanded proposal on February 21, 2020 to Julie Maggio at Property Specialists, Inc. for a stormwater management facility cost allocation study for Prestonfield Unit 4. It supersedes an initial proposal dated July 17, 2019 (sent to Dan Grahn). The expanded scope was necessary because CEMCON had since researched the public record more thoroughly and found that the original parcels subject to the easement agreement had been extensively replatted over the years, requiring on-site reconnaissance and a full Exhibit Map showing tributary areas by P.I.N.
This document establishes the legal foundation for the entire cost-share arrangement: the Non-Exclusive Permanent Easement Agreement recorded October 11, 2002 (DuPage County Document No. R2002-268796) between Prestonfield, LLC. (Grantor; Concord Homes nominee) and Suburban Bank Trust No. 73-3244 (Grantee; P.K.I., LLC. nominee — the original commercial party). Paragraph 13 of that 2002 agreement explicitly mandated CEMCON to perform the cost calculations, giving the engagement a contractual basis predating the HOA itself.
The fee range ($7,200–$8,400 plus ~$250–$300 reimbursables) matches the figure cited in the May 14, 2020 board packet as the CHEMCON cost-share research authorization.
Key Provisions
- Fee: $7,200–$8,400 (hourly and material basis, Appendix 1 rates) plus reimbursable expenses of $200–$300
- Deliverable: Exhibit Map showing all tributary areas with back-up calculations and allocations by P.I.N.
- Scope: On-site reconnaissance of drainage patterns; identify all properties tributary to each of the two stormwater management facilities (SWMF); quantify proportionate runoff by area and runoff coefficients (commercial properties use higher coefficients than single-family)
- Legal basis: Non-Exclusive Permanent Easement Agreement, Document No. R2002-268796, DuPage County, recorded October 11, 2002
- Rate schedule (Appendix 1, FY Nov 2019–Oct 2020): Principal/Sr. PM $237/hr; PE/Sr. Traffic Engineer $227/hr; Project Engineer $128/hr; Staff Engineer $118/hr; CAD Technician I $75/hr; 2-Man Survey Party $232/hr
Parcel Genealogy
The original parcels subject to the 2002 easement were subsequently replatted under the Plat of Subdivision for Prestonfield Unit 4 (recorded October 18, 2004, Document No. 2004-267393, DuPage County):
| Original Exhibit | Description | Became |
|---|---|---|
| Exhibit A (Grantor) | 14.194-acre portion tributary to northerly SWMF; 13.674-acre portion tributary to southerly SWMF | Lot 219 → Crossings of DuPage Unit 1 (Lots 1, 2, 3) → Lot 3 resubdivided as Crossings of DuPage Unit 2 (Lots 1, 2) |
| Exhibit B (Grantor) | Northerly stormwater management facility | Lot 218 (northerly SWMF location) |
| Exhibit C (Parcel B) | Easement area | Easement across rear of Lot 222 |
| Parcel D | — | Right-of-way for Shingle Oak Drive |
| Exhibit E (Grantee) | Southerly stormwater management facility | Lot 220 (southerly SWMF location) — the Kornerstone/Ditch Witch parcel |
Topics Covered
cost-share-arrangement, vendor-contracts, cemcon-ltd
Notable Details
- The original 2002 grantee (commercial party) was P.K.I., LLC., nominee of Suburban Bank Trust No. 73-3244. The current commercial entities in the cost-share (West Chicago Fire District, Atlantic Drive Condos, Kornerstone LLC, WPT Shingle Oak Drive LP) are the successors to these original parcels.
- PSI’s address at the time of this proposal was 2155 Point Blvd, Suite 210, Elgin, IL 60123 — PSI had relocated from its original Rolling Meadows address (5999 New Wilke Road, Suite 108) by early 2020.
- Schedule B site map labels the location as Heritage Woods Drive and Rt. 59 (Neltnor Blvd.), West Chicago, IL. Yellow areas on the map correspond to the commercial zones (parkways, empty lots, islands, areas between Rt. 59 fence and homeowners’ property line). Red circle marks the detention area across the street.
- cc: Paul Passi, Pete Blaeser — likely representatives of the commercial/grantee parties.
- The 2002 archived watershed map included in the July 2019 initial proposal labels the subdivision as “Prestonfield (Formerly Heritage Woods)” — the original name for the development, explaining why Heritage Woods Drive runs through the area.
- The initial July 17, 2019 proposal (sent to Dan Grahn) estimated only $2,600–$2,900 with a $1,800 retainer. CEMCON later discovered the extensive replatting required a much larger scope, leading to the February 2020 expanded proposal at $7,200–$8,400. Source: raw/other/CHEMCON Proposal 7.17.19.pdf