Can I get a Survey in the Winter?

With the severity of the winter weather this year our thoughts have turned to

the challenges of providing a survey in the winter weather.  While surveys are completed in the winter time, there are several factors to consider when deciding if the weather is a detriment to your goal.  The first thing to consider is what kind of survey do you need?  Once you have determined the need you can then look at the conditions, timing and cost to see if it really would make a difference to wait.  A few of the most commonly known surveys are as follows:

Boundary Survey:  In a nutshell, this type of survey is required to establish the property boundary and mark the corners of any property.  The more formal explanation says:  * “….…The purpose of a boundary survey is to establish or re-establish the extent of title lines, and to define and identify those lines so as to uniquely locate each lot, parcel or other specific land area in relation to well recognized and established points of reference, adjoining properties, and rights of way.”  

Since this type of survey defines the boundaries, it is necessary to find fixed points, features or previous monumentation (markers) which can mean breaking ice, digging snow and fighting with the frozen ground.  This can make surveying in the winter challenging, but not impossible.  A client can expect a slight increase in cost, depending on the size and nature of the property and its’ associated legal descriptions.  This may also mean waiting a day or two if there is a snow storm or extreme cold, but should not prevent a surveyor from completing the project goal.

Mortgage Survey – This is a boundary survey that also includes the building locations and easements.  This is different than a Mortgage Inspection (See Mortgage Inspection below).

Mortgage Inspection - *“A Mortgage Inspection does not approach the standards of other survey categories, though ….the services of an Illinois Professional Land Surveyor are required.  A mortgage inspection is not a type of boundary survey or ALTA/ACSM survey and does not constitute a boundary survey of the subject real property.  A mortgage inspection includes field investigation, measurements and graphic representation of improvements. The mortgage inspection is intended for use by a mortgage lender and/or title insurer and is only a professional opinion of the relationship of improvements with respect to the deed lines and the existence, location and type of building on the property, the intent of which is to assist in the determination of the property's suitability to serve as collateral for a mortgage.  It is not an opinion as to deed, title or platted lines.  It is not to be used in matters of boundary disputes, legal actions between landowners, or for construction purposes.  No new legal descriptions can be created from a mortgage inspection.”

Topographic Survey – While a boundary survey is completed in one dimension (flat), a topographic survey depicts elevations and contours of the land, buildings, sidewalks, utilities, and other features of the property.  This would include both natural (rivers, trees, etc.) and man-made features.  A more technical definition is: *“……the delineation of horizontal and/or vertical locations of the existing natural or man-made features of a portion of the earth's surface, subsurface or airspace and the graphic representation of the results of such delineation. ..”    Topographic surveys are frequently used in the design stage for new construction projects and may include boundary lines and easements (boundary survey) and may be part of a survey performed per the ALTA/ASCM standards.

Since a Topographic survey looks at all of the land features and the height or elevation of those features, it makes winter surveying more difficult.  Snow and ice covering the ground, especially in open areas with heavy drifting can make it difficult or impossible to determine vertical changes.  Utility structures, concrete, and monuments can be buried in the snow.  In order for a surveyor to take accurate measurements they may need to shovel snow to get to the roadway or other fixed height in multiple sections meaning the surveyor may spend more time shoveling the 5 ft of snow at the side of the road then they do actually measuring for the survey.  Again, this can affect the timing and  add cost or delay the survey if the weather prohibits proper measurements.

ALTA/ASCM – While other surveys may have slight variations in how they are presented, the ALTA standards were established to maintain uniformity in the information provided to lenders and Title companies.  This is not so much a type of survey, but a standard set of information that has to be included with the survey that is requested.  It includes a boundary survey and some, if not all of a Topographic Survey.   There are some options as to what is included or not and that is typically determined by the Lending Institution.  Commercial land transactions are the most common reason for an ALTA/ASCM survey.  Overall it is much more detailed survey and higher in cost due to the established standard that is followed.

As in the boundary and Topographic survey, the winter Cold, snow, ice, and frost cause longer monumentation searches when measuring and locating boundaries.  When Extreme cold occurs it can affect equipment calibration and battery life.  Since the ALTA/ASCM has more detailed and exacting standards it is of the utmost importance to have visibility and access to the whole site with few or no obstructions.  Winter conditions can greatly affect the surveyor’s ability to perform.  While it isn’t impossible, these factors can affect the timing and cost of providing this type of survey in the winter months.  A survey of this type will almost always bear a notation that it was performed in winter conditions and may not depict certain features otherwise found in optimum conditions.

While the winter months tend to keep most people indoors, it is nice to know that a surveyor is still able to get out and perform the job.  Just as Snow Drifts can hide features in the winter, a large bush or trees can be an obstruction in the summer.    It is important to consider the type of survey, the level of detail needed and timeframe required.  While there may be a slightly higher cost or a weather delay to consider in the wintertime, a quality surveyor can accomplish the needed survey no matter what time of year.   

Please contact us for more information about our Land Surveying Services or to get pricing.

- By Jonathan Spinazzola , PLS
Edited by Rebecca Luginbill


REFERENCE
*The 2012 Illinois compiled statutes and administrative rules for the practice of professional land surveying in the state of Illinois, published by: Illinois professional land surveyors association

Oswego, IL - State of the Village for 2014

As a business and member of the Oswego Chamber, I attended the 3rd Annual Oswego Chamber of Commerce “State of the Village” address on February 17th featuring Village President Brian LeClercq and Oswego Economic Development Director Vijay Gadde.  The theme of this event was Oswego’s pro-business climate, accomplishments over the past year and future development highlights.   We at MeritCorp Group are excited about these growth opportunities in our area and hope that it will continue to strengthen the economic development in Oswego and the surrounding communities in the coming years.  Following are the Highlights from the breakfast:

- Win Soon, Inc. is planning their second U.S. production facility in 2014 for their Asian style cultured beverages in Oswego, IL in the Kendall Point Business Center.  They expect to create 40 fulltime employment positions the first year and reach 180 by the year 2020.  Read more in the Oswego Patch.
- It is not official yet, but rumor has it that the vacant Lowe’s building finally has a buyer.  The tentative plan is the break it up into multiple retail spaces and Hobby Lobby may be one of the first retailers to fill a large portion of the now empty space.  
- Last year the Village approved a development plan and special use permit for a truck transit facility at 2000 Wiesbrook Drive in the Kendall Point Business Center.  This year the opening of the Sam’s Club logistics center at that location should start with 40 jobs for area residents and hopefully grow to around 100.
- Although Centrella looked at buying multiple Dominicks stores that stand empty at the end of last year, the fate of the empty store remains uncertain. Rumors of different grocery chains (Whole Foods?) are floating around in other markets but given the number of grocers in close proximity to this location that may not be the case in Oswego. The possibility of breaking the retail space up to suit smaller businesses is more likely for this location.  Vijay Gadde is working with the building’s current owner to help find an end user(s) but ultimately the fate of that space is in the hands of the owner.
- Despite the overall sluggish economy, Oswego has a healthy number  of new residential housing permits and new commercial businesses opened.  For more information on these numbers and the growth and development happening in Oswego visit www.osweoil.org/ed 

- By Todd Roberts
Principal

For  information on the Village of Oswego Visit: http://www.oswegoil.org/ 
For Information on the Oswego Chamber of Commerce: http://www.oswegochamber.org/ 

Great Lakes, Chicago Waterways, and Asian Carp

Asian Carp and the threat they pose to the Great Lakes has been in and out of the news for some time now, and has just recently been spotlighted by a new report prepared by the US Army Corps of Engineers (Army Corps).  “Asian carp are fast-growing, aggressive and adaptable fish that are outcompeting native fish species for food and habitat in much of the mid-section of the United States.¹”

“The U.S. Army Corps of Engineers (Corps) submitted to Congress the Great Lakes and Mississippi River Inter-basin Study (GLMRIS) Report Jan. 6, 2014….The report contains eight alternatives, each with concept-level design and cost information, and evaluates the potential of these alternatives to prevent, to the maximum extent possible, the spread of 13 ANS, to include Asian carp...” ²    The  Army Corps, during the Month of January 2014, is in process of hosting public meetings in Chicago, Cleveland, Ann Arbor, Traverse City, St. Paul, St. Louis and Milwaukee to discuss the options available and allow for public comment.  Since all of the options offered require extensive funding, there needs to be public support for any plan put into action.

The Chicago Area Waterway (CAW) system has been the main topic of conversation regarding the threat of Asian Carp entering the Great Lakes. In this new report, the Army Corps identifies 18 other possibilities for passage of Asian Carp and other species into the waterways.  One passage where preventive measures are needed is known as Eagle March, near Fort Wayne, Indiana.

Eagle Marsh is at the headwaters of the Wabash River, which is part of the Mississippi River Basin, and the Maumee River, which is part of the Great Lakes Basin. During flood events, water depths in Eagle Marsh range from 2 feet deep to 10 feet deep. These events last from just days or up to a month, and can occur multiple times during any given year. These events allow for a clear passage for Asian Carp and other species between the two basins.

Several species of Asian Carp are known to be present in the Wabash River, and are within 25-70 miles of Eagle Marsh.  To reach Eagle Marsh, the fish would need to enter Little River and then a series of ditches. Upon reaching Eagle Marsh, the free passage to the Great Lakes (Erie) via the Maumee River can occur. To date, there is no certain evidence that the fish have reached Little River. There is no evidence of Asian Carp in Eagle Marsh either; however there is evidence of common carp, which have made successful passage for decades.  

Several projects are currently in place or in the design phase to prevent passage of these invasive and destructive fish from our waterways.   Currently a temporary chain link fence has been installed between the two basins and is meant to prevent larger fish from gaining free passage. Other possibilities for implementation include structural barriers, chemical treatments, biological controls and physical fish removal. 

Our waterways are an important resource to be protected.  At MeritCorp Group, LLC we want to help our clients make informed decisions and provide information needed to create eco-friendly developments focused on the best use of natural resources.  Some of our services include Flood Control, Stormwater Management, Erosion Control, and Drainage.  For a complete list of the services we offer please see our website.

Please feel free to contact our office with any questions or for more information on the services we provide.

- by James Meier, PE, PLS, CFM

 1.   National Wildlife Federation website:  http://www.nwf.org/Wildlife/Threats-to-Wildlife/Invasive-Species/Asian-Carp.aspx

2. Army Corps of Engineers Report www.glmris.anl.gov

SPECIAL EDITION – HOLIDAY BLOG

The thing about companies that makes a company more than just a name and a logo is the people who work there.    At MeritCorp we have Engineers, Surveyors, and Environmental Professionals, but these same people are also fathers, mothers, friends, brothers, etc.  If you have met Jim Meier on a professional level you will know he has a bevy of letters after his name [PE, PLS, CFM], but did you know he is also a ‘food engineer’?
As our ‘in-house’ foodie we often look to him for our entertaining needs, menu suggestions and more.  This month when I announced I needed more blog content, Jim offered up one of his favorite recipes for the holidays.  As he said it is one of his favorite ‘go-to’ items for those big family gatherings during the season.
This recipe is sure to please the most discerning taste buds and even the fussiest eaters in your family. It might look like a lot of work, but it is really not and cleanup is a snap! It’s a one-pot dish and all of your guests will think you are a master chef when they are done devouring your holiday offering!

We hope you will enjoy this meal with good friends and family and have a safe and Happy Holiday Season and New Year!

BEEF BOURGUIGNON

WHAT YOU WILL NEED:
• A 4 quart heavy-bottomed oven safe cooking vessel is essential, such as a Dutch oven or large pot, with a tight lid, A baking sheet
• Utensils, including a slotted spoon, spatula, whisk and tongs
• Kitchen basics, including salt and pepper, corn starch, butter, grape seed (or canola/vegetable) oil, water and aluminum foil
• Stovetop and oven

Ingredients for 12 servings:
• 8 ounces of bacon, minced
• 6 pounds of stew meat - 1” cubes
• 2 carrots, finely diced
• 2 sweet onions, finely diced
• 1 teaspoon of dried thyme, or 1 tablespoon fresh
• 1-750ml bottle of good Cabernet Sauvignon
• 1-32 ounce box of beef cooking stock (not broth)
• 16 ounces of Sautéed mushrooms - optional
• 16 ounces of Boiled and peeled pearl onions  - optional

Procedure:
Preheat the oven to 325F.

Place a 4 quart heavy-bottomed cooking pot over medium heat, add a little bit of the oil and then the minced bacon.   Sautee until crispy and the fat is rendered.  Remove the bacon with a slotted spoon and set aside, leaving the rendered fat behind.

Pat the stew meat dry, liberally season it with salt and pepper and Sautee in the bacon fat until browned on all sides. Work in batches to avoid overcrowding, otherwise the meat will not brown. Add additional oil, if necessary, as you progress with the batches. Remove the meat and set aside.

Add the carrots, sweet onions and thyme, along with a little more oil if necessary, and season with salt and pepper. Sautee the vegetables until soft, being careful to not brown them, this should take approximately 7-10 minutes.

When the vegetables are soft, add the wine to deglaze and scrape the bits off the bottom. This will flavor the sauce. Return the bacon and stew meat to the vessel, stirring the mixture to combine thoroughly. Add the cooking stock to completely cover the meat. Cover the vessel with the tight lid, and if not tight enough, cover with foil and then the lid. Place the vessel on a baking sheet (for ease of handling) and then into the oven.

Cook at 325F for 2 ½ hours or until the meat is fork-tender but not falling apart.

When cooking is complete, remove the meat from the vessel with a slotted spoon and set aside. Melt 2 tablespoons of butter in a measuring cup, add 2 tablespoons of water and 4 tablespoons of corn starch. Stir to combine. Place the cooking vessel on medium heat on the stove, and quickly whisk the butter and cornstarch mixture into the liquid. Bring to a boil and simmer for approximately 5 minutes on lower heat. This will thicken the sauce. When the sauce is thickened, return the meat to the vessel, along with the sautéed mushrooms and boiled onions, stirring to combine.

Keep warm for serving, over mashed potatoes, rice pilaf, or egg noodles. Accompany with your favorite green vegetable, and that’s your holiday dinner!

Happy holidays, and bon appétit!!

ASTM STANDARDS FOR PHASE I ESA – What’s New in 2013?

As of November 6, 2013 – there is a new ASTM Standard in Effect for all Phase I Environmental Site Assessments.  What does this mean?  If you are a lender, property owner, or real estate agent, this new standard can affect your business.

What is a Phase I ESA and Why Do I need one?  A Phase I Environmental Site Assessment (ESA) is a Site Investigation that identifies Recognized Environmental Conditions [REC]on or at a property. The Phase I ESA is generally considered the first step in the process of environmental due diligence and is typically prepared based upon the American Society for Testing Materials (ASTM) Standard.  This standard was established to meet the Environmental Protection Agency’s (EPA) requirements for an ‘All Appropriate Inquiry’ (AAI) on a property.  When purchasing or financing a property, it is an important precaution for owners and lenders to know that they are covered by the ‘Innocent Landowner Defense’ and that they have done their due diligence on the property in question.

An ESA does not guarantee that a site is clean or eliminate risk, however knowing about a REC will help users identify property value impacts;  account for potential delays on property transactions due to site remediation ;and identify potential owner cash flow constraints due to remediation Costs.
[The Innocent Landowner Defense was established by the Superfund Amendments and Reauthorization Act (SARA) on October 17, 1986, holding that “the defendant must have undertaken at the time of acquisition an all appropriate inquiry (AAI) into the previous ownership and uses of the property consistent with good commercial or customary practice in an effort to minimize liability.”]

 If requested, testing for  asbestos-containing materials and lead-based paint can be added to the Phase I ESA scope-of work.  The analysis typically addresses both the underlying land; the physical improvements to the property; and the adjacent properties.  Phase I ESAs are often required by lenders for commercial, industrial and multi-unit residential property transactions and are a great way for potential purchasers, developers and/or lenders to do their due diligence prior to purchasing a property.

The ASTM E1527 – 05 Standard was updated as of November 6, 2013.  Most of the changes in 2013 are clarifications / additions to terminology that will help clients better understand the report and set the best practices in the industry as a minimum requirement.

CHANGES TO THE ASTM:

REC Redefined – The new REC Definition is: “the presence or likely presence of any hazardous substances or petroleum products in on or at a property: (1) due to any release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment”

Historical REC – ASTM updated definition:  The HREC definition has been revised to clarify that the scope and application of an HREC is limited to include only past releases that have been addressed to unrestricted residential use.

New Classification - CREC: Controlled Recognized Environmental Condition (CREC)- new terminology added for clarification purposes to differentiate sites:  A ‘Controlled Environmental Condition’ describes the condition where previous releases at properties that underwent risk-based closures were addressed, but contaminants are allowed to remain in place under certain restrictions or conditions.

Example:  If the property is cleaned up, but has a restriction to commercial /industrial because of contamination remaining – that would be a CREC.   If the property is cleaned up w/ no restrictions and could even be used for Residential use– it is a HREC.   This clarification makes a differentiation between items that are closed w/ no restrictions and those that still have regulation on them.

Activity and Use Limitations (AULs) Revised:  A Client Requirement that needs to be done by a Title Professional – Wording modified to highlight the need to also search Judicial records on top of deeds and liens.

Regulatory File Reviews (Section 8.2.2) Revised – Reviews may increase due to rewording that is intended to have the Environmental Professional explain in greater detail their rationale for when a regulatory file review is or is not warranted.  The idea is that ‘more information is better than less’.

Vapor Intrusion Revised: New language added to reinforce that this type of contamination needs to be considered, however it does NOT require ASTM E2600 which is a separate, more comprehensive assessment of vapor migration.  The revised definition of ‘migrate/migration’ specifically includes vapor migrations.  This revision clarifies that releases of contaminants that migrate via vapor in the subsurface or in soils are recognized environmental concerns (REC).  Prospective property owners will have the added assurance that releases that migrate onto a subject property via a vapor pathway will be identified as recognized environmental conditions.

Need to know more or want help understanding what this all means for you?  Contact us at 630-554-6655.

Putting the VALUE into Engineering

In today’s economy, we are all on the lookout for products and services at the best possible price.  With multiple suppliers for every need, we the consumer can afford to take our time and shop for the best product at the best price – right?  Except that isn’t always what happens.  Many times we just grab the lowest cost item, forgetting the painful lesson learned when the last ‘cheapest’ thing we bought didn’t last or hold up to the test of time.  Three years ago I bought my first smart phone…. And unfortunately I went for the least expensive option.  It only took me 6 months to give up and move on after reminding myself once again that ‘cheap’ isn’t the way to go.

So how does this lesson apply to Civil Engineering you ask?  Well, cheap isn’t the way to go.  When looking for services we need to remind ourselves that, much like a finished tangible product, the end result of the service has to be made up of quality.  Does the service the Civil Engineer provides bring value to the project?  Do they provide the service you need?  Do they have long term relationships with clients indicating continued quality service?  Do they have a solid reputation?   Are they good at explaining the issues as well as troubleshooting to find answers?   These are all excellent questions that need to be answered to ensure that you don’t end up regretting your decision.   Every project has issues that need to be resolved, but with the right team, the project moves ahead and you end with a quality finished product.  Choose your consultant poorly and the road along the way can become a bitter battle.  These key components are not just for a Civil Engineer either…..they are tools to keep in mind as you look for the best firms to work with on any project.

3 Keys to picking the right Consultant:

Value:  Are you getting your money’s worth?   You picked a consultant that wasn’t the cheapest and probably not the most expensive one either.  Are you getting what you expected?   Many companies including consultants, construction firms, architecture firms and more sell you their top level employees and then divide that work out to lower level employees and interns within the company.  Is that fair?  While it is common practice to spread the workload some firms are better at it than others.   At MeritCorp a Principal is assigned to the Project from start to finish overseeing, reviewing, and quality checking the entire process.  We want to ensure that there is a single point of contact for our client that is ultimately responsible for the quality and value you receive.  Our Staff attend weekly project status meetings, receive training and are internally mentored to provide a consistent product to our clients. 

Integrity:  Integrity is defined as: “the quality of being honest and having strong moral principles; the state of being whole and undivided”… in the business world this means:  what you see is what you get.  At MeritCorp, integrity is a core part of our business.  While it feels good to get a ‘deal’ on the price tag, it is even better when that product or service holds up to the test of time.   Does your consultant or contractor have integrity?  What is their reputation?  MeritCorp strives to provide service that stands the test of time.  Integrity is all about doing what is right because it is right.  That is why we have long term clients.  They have learned the value of working with a company that adds value to their projects and has integrity that stands the test of time.  We encourage you to ask us for our references and to contact them.    

Price:  Pricing is a hard topic for any industry.  Our pocketbook begs us to go cheap while our head reminds us of the disaster that could have been avoided had we only spent a little more for a quality product.  At MeritCorp we can provide hourly or fixed pricing, but in the end what you see is what you get.  When we provide a fixed cost proposal the pricing is exactly what it says ‘fixed’.  That’s it.   No second guessing, no games, no added cost.  And when you need to add scope, we can provide you with a lump sum cost for that too.  Instead of trying to ‘sneak’ more past our clients we want you to know up front what to expect so that at the end of the project the total cost doesn’t come as a surprise.  We are happy to review the scope and fees with our clients at any time.  It is part of what we do to make sure you know what you are paying for – to give you the end product at the price you expect.

After the disaster with my first smart phone, I considered my needs, re-evaluated my pocketbook and chose a new phone that has lasted the test of time.  These same principals can guide us to a whole new outlook on shopping in this economy.   When we remember that Cheapest isn’t the best we free ourselves to shop for a quality product at a fair price.  

At MeritCorp our goal is to provide you with quality services, Integrity, and Value….an end product with Merit. 

3 Traits of the Best Project Managers

You know them as the ‘A’ team…. The ones the company brings in when they need to make sure the project is done – and done right the first time.  They come in all shapes, and sizes…some quiet and authoritative and some who like to make a grand entrance.  They aren't necessarily on the warm and fuzzy list of favorite people you want to know, but above all else they are respected for who they are and for their ability to get the job done.   So how do you get yourself on this list?  What traits do you need to develop to become one of ‘Them’?

Communication:  Communication is key to everything we do in the business world.  If you cannot effectively convey yourself to your clients, co-workers, managers, and subordinates, you cannot accomplish anything.  The people who are most skilled at listening to others, conveying their intentions, and clearly stating requirements are the most adept at meeting client’s needs and getting subcontractors and subordinates to participate in the project when they are supposed to.... making the process as smooth as possible.   I’m not referring to the guy who likes to yell and manipulate people with fear either…anyone can be loud and pushy.  The truly polished manager is the one who can make himself / herself known without so much as a raised tone of voice.   They don’t need to raise their voice - because everyone knows that to ignore the boss is to cut off their own right arm. 

Motivation (a.k.a. Understanding People):  So why would someone feel like they cut off their right arm by ignoring the boss?  Because the best Project Mangers Understand people and know how to help them feel personally invested in the success of the project.    Managing a project well requires listening and comprehension. …you need to be on the same page with everyone striving for the same goal.  A good manager also needs to know when to push people, how hard to push and when to let them have some room.  It may not seem like a skill for a manager to ‘step away’ from a project…it may feel more like being abandoned when you are the employee shouldering the burden.  But when the project is complete and that employee is suddenly ready for a promotion because of what they just learned, you know you are dealing with a master project manager - one that knows when to step in and take over or when to turn up the heat. 

Organization:  Getting lost is not an option.  Neither is getting anyone else lost.  The best Project Managers need to be more reliable than a GPS when navigating a project.   Not to say they never take a detour… even the best managers run into road blocks, issues and set-backs.  Mistakes happen too, but an organized manager will know where everything is at and where it all needs to go, so they can make the adjustments needed to keep the project moving forward.   This is the heart of managing - trying to foresee and make the changes necessary to reach the end goal faster and better than anyone else. 

So who is our ‘A’ Team?  That’s the good news…. We don’t have a ‘B’ team.  When you hire MeritCorp, Group, you get our ‘A’ team every time.  When new people are brought on-board in our office we put them with an experienced Project Manager who oversees the whole project and begins training them to eventually become part of our ‘A’ team. 

Want to meet our team?  Just call 630-554-6655 or e-mail us today to meet our staff or get more information on how we can help with your next project.