HomeMy WebLinkAboutPacket - 8/16/2023 - Planning and Zoning Commission
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PLANNING & ZONING COMMISSION
MEETING NOTICE
DATE: Wednesday, August 16, 2023
TIME: 5:30 p.m.
PLACE: City Council Chambers, City Hall.
333 S Green Street, McHenry, IL 60050
AGENDA
1. Call to Order
2. Roll Call
3. Approval of the Agenda
4. Consideration of Approval of the Meeting Minutes: May 17, 2023
5. Public Input – (five minutes total on non-agenda items only)
6. Z-2023-13 – Zoning Map Amendment to RM-1 Low Density Multi-Family Residential District,
Preliminary Plat of Subdivision, and Conditional Use Permit for a 180-Unit Townhome Preliminary
Planned Unit Development on a 27.52-acre property located near the southeast corner of the
intersection of IL-120 and Chapel Hill Road and commonly known as 2011 W. IL-120. Petitioner:
Redwood USA, LLC., of 7007 East Pleasant Valley Road, Independence, Ohio.
7. Open Discussion
8. Staff Report: Next Meeting Date: September 20, 2023 @ 5:30PM
9. Adjourn
City of McHenry
Planning and Zoning Commission Minutes
May 17, 2023
Chairwoman Rockweiler called the May 17, 2023, regular meeting of the City of McHenry
Planning and Zoning Commission to order at 7:00 p.m. In attendance were the following:
Commissioners Bremer, Davis, Locke, Rockweiler, Lehman, and Gleason. Absent was
Commissioner Riley. Also in attendance were City Planner Cody Sheriff, Community Development
Director Ross Polerecky, and Deputy City Clerk Monte Johnson.
Approval of the Agenda:
A motion was made by Commissioner Bremer and seconded by Commissioner Davis to
approve the agenda as presented. Voice Vote: 6-ayes: Commissioners Bremer, Rockweiler,
Davis, Locke, Gleason, and Lehman. 0-nay; 0-abstained; 1-absent: Riley. Motion Carried.
Approval of Minutes:
Approval of the March 15, 2023, regular meeting minutes as presented. A motion was made
by Commissioner Bremer and seconded by Commissioner Davis for approval as presented.
Voice Vote: 6-ayes: Commissioners Bremer, Rockweiler, Davis, Locke, Gleason, and Lehman.
0-nay; 0-abstained; 1-absent: Riley. Motion Carried.
Public Input
No members of the public offered any public input.
File No. Z-2023-09
Petitioner: City of McHenry
Use Variation and Zoning Variations to Accommodate the Existing 2-Unit Dwelling at 1407 N Court
Street
Chairwoman Rockweiler opened the file at 7:01 p.m. Planner Sheriff explained that the
petitioner has meet all public notice requirements. It was explained that the property owner
tried to take out financing on the property, but research showed it was non-conforming. The
City notified the property owner that it has been trying to get these non-conforming
properties all straightened out, and we are now ready to proceed. The property is currently
zoned RS-4. It has been a 2-unit dwelling since 1958. Upgrades have been done over the
years and it is up to code. The property is occupied by the property owner, and the second
unit is used as a short-term rental. Based on how long the property use has been in existence,
it does not appear that there will be any adverse impacts on the surrounding property. The
City has also established a legal precedent by allowing other properties nearby to be
approved with similar circumstances.
Planning and Zoning Commission
May 17, 2023
Page 2
Chairwoman Rockweiler opened the hearing part of the meeting at 7:04 p.m. With nobody
wanting to testify, she closed the hearing at 7:05 p.m. All members of the Commission were
in agreement that this is a logical request, and none had any issues moving forward.
A motion was made by Commissioner Lehman and seconded by Commissioner Bremer to
recommend approval of the City’s request for a Use Variation to accommodate the existing
2-unit dwelling and approval of the City’s requests for the following Zoning Variations for the
property commonly known as 1407 Court Street:
1. Variation to allow a minimum lot area of 8,828.82 SF in lieu of the required 10,000 SF.
2. Variation to allow a minimum lot width of 66’ in lieu of the required 100 feet.
3. Variation to allow a front yard depth of 19.93’ in lieu of the required 25 feet.
4. Variation to allow a interior side yard setback of 0.15’ in lieu of the required 6’ to
accommodate the existing attached garage.
5. Any other variations necessary to accommodate the existing 2-unit dwelling.
AND by making said motion, I agree with staff’s assessment that the approval criteria for Use
Variances listed in §11-19-6 and Zoning Variances listed in §11-19-5 have been met as
outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Davis,
Locke, Gleason, and Lehman. 0-nay; 0-abstained; 1-absent: Riley. Motion Carried.
The hearing for file Z-2023-09 was closed at 7:07 p.m.
File No. Z-2023-10
Petitioner: City of McHenry of 333 S Green St, McHenry, IL
Use Variation and Zoning Variations to Accommodate the Existing 2-Unit Dwelling and Detached
Coach House at 1507 N Green Street
Chairwoman Rockweiler opened the file at 7:08 p.m. Planner Sheriff explained that all
public notice requirements have been met. This issue is similar to the previous one with a
detached coach house with a 2-unit dwelling. The property is in compliance with the
comprehensive plan. The property is up to code and a recent siding upgrade has been
done. The property has been used as it currently exists for at least 32 years, and no issues
or adverse impacts are expected.
Chairwoman Rockweiler opened the hearing part of the meeting at 7:09 p.m. With nobody
wanting to testify, she closed the hearing at 7:10 p.m. No Commission members had any
issue with the proposal.
A motion was made by Commissioner Bremer and seconded by Commissioner Gleason to
recommend approval of the City’s request for a Use Variation to accommodate the existing
Planning and Zoning Commission
May 17, 2023
Page 3
2-unit dwelling and detached coach house and approval of the City’s requests for the
following Zoning Variations for the property commonly known as 1507 N Green Street:
1. Variation to allow a minimum lot width of 66’ in lieu of the required 150 feet.
2. Variation to allow two (2) principal structures on a single lot.
3. Any other variations necessary to accommodate the existing 2-unit dwelling and
detached coach house.
AND by making said motion, I agree with staff’s assessment that the approval criteria for
Use Variances listed in §11-19-6 and Zoning Variances listed in §11-19-5 have been met as
outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler,
Davis, Locke, Gleason, and Lehman. 0-nay; 0-abstained; 1-absent: Riley. Motion Carried.
Chairwoman Rockweiler closed File Z-2023-10 at 7:11 p.m.
File No. Z-2023-08
Petitioner: City of McHenry
Various Zoning Text Amendments to the City of McHenry Zoning Ordinance including
Apiculture/Beekeeping, Automotive Sales, and Towing Business
Chairwoman Rockweiler opened File No. Z-2023-08 at 7:11 p.m. Planner Sheriff stated that
all publication requirements have been met. He explained that the City was contacted by a
resident about hobby beekeeping, but no ordinances from the City address beekeeping.
Planner Sheriff researched the topic and found that Crystal Lake has an ordinance on file
which was used to model McHenry’s ordinance.
Towing businesses in the industrial zones was also addressed. The towing companies
would target the smaller properties. There is a big rise in auto sales in industrial districts
and we currently don’t allow auto sales in industrial. Auto repair is allowed and sales
logically follows that pattern. Other communities allow auto sales and repair in industrial
and Staff sees no issues with McHenry allowing this as well.
Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:14 p.m.
With nobody wishing to testify, she closed the hearing at 7:14 p.m.
Commissioner Bremer asked if there are issues or stipulations if neighbors have a beehive
near a family member that may be allergic. Planner Sheriff stated that this is nature and is
actually more controlled than bees that may nest on their own. Chairwoman Rockweiler
stated that she looked into the issue and found that this causes no more danger than bees
out in the general public. Commissioner Locke asked if sales are allowed. Planner Sheriff
stated that it could be allowed but each beehive must be registered with the Department
Planning and Zoning Commission
May 17, 2023
Page 4
of Agriculture. Commissioner Gleason asked about the six foot height requirement. It was
discussed that the height of the hive allows bees to fly up and out of the hive so they would
not be interacting at the level of people standing on the ground. It was also noted that
there is no setback requirement for the hives, but that could be addressed at a later date if
problems arise.
A motion was made by Commissioner Lehman and seconded by Commissioner Bremer to
recommend approval of text amendments to the City of McHenry Zoning Ordinance as
outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler,
Davis, Locke, Gleason, and Lehman. 0-nay; 0-abstained; 1-absent: Riley. Motion Carried.
Chairwoman Rockweiler closed File Z-2023-08 at 7:20 p.m.
Open Discussion:
Planner Sheriff asked Commission members if they would like to change the meeting hours for
the summer time. After discussion, it was agreed upon that the Commission will meet at 5:30
p.m. for June, July, and August. He also explained that a vice-chair needs to be named since Mr.
Sobotta left the Commission. Commissioner Lehman is the most senior member of the
commission and agreed to take the position.
Planner Sheriff explained that there are some new developments that may be coming. A
conceptual presentation was given for townhomes on the southeast corner of Chapel Hill Road
and Route 120. Another presentation may come for townhomes at the northeast corner of Bull
Valley Road and Crystal Lake Road. A conceptual presentation from Shodeen may come to
Council soon regarding the downtown Green Street area. A tour of the City was given to the
company working on the comprehensive plan. Authentix is nearing completing of their entire
project and the last building is being finished.
Staff Report: The next meeting date is Wednesday, June 21st, at 5:30 p.m.
Adjourn: A motion was made by Commissioner Bremer and seconded by Commissioner
Lehman to adjourn the meeting at 7:20 p.m. Voice Vote: 6-ayes: Commissioners Bremer,
Rockweiler, Davis, Locke, Gleason, and Lehman. 0-nay; 0-abstained; 1-absent: Riley. Motion
Carried.
Staff Report for the City of McHenry Planning & Zoning Commission
Staff Comments
The following comments and conclusions are based upon staff analysis and review prior to this hearing and are
to be considered viable unless evidence is established to the contrary. Staff may have additional comments
based upon the testimony presented during the public hearing.
BACKGROUND & REQUEST SUMMARY
The petitioner, Redwood USA LLC., is seeking the following zoning approvals prior to annexation:
1. Preliminary Plat of Subdivision
2. Zoning Map Amendment RM-1 Low Density Multi-Family Residential District
3. Conditional Use Permit for a 180-unit Townhome Preliminary Planned Unit Development
The subject property is currently located in unincorporated McHenry County and is seeking zoning approvals
prior to annexation. The petitioner is proposing to construct a 180-unit, rental townhome development on a
27.52-acre portion of a 122.477-acre tract of land located near the southeast corner of the intersection of IL-
120 and Chapel Hill Road. The proposed 36 buildings would consist of 3-6-units, single-story, ranch style
townhomes. The petitioner is proposing to construct the development in two phases. The site would be
serviced by City Water and Sanitary Sewer that would be extended from the southwest corner of the
intersection of Chapel Hill Road and IL-120. The site would be serviced by a private circulating driveway
constructed of concrete with sidewalk on one side and a posted 12 mph speed limit.
Access to the site would include a right-in, right-out restricted access on Chapel Hill Road. This is in compliance
with the City’s agreement with access controls on a County Highway per the Bull Valley Rd, Miller Rd, River
Rd., Chapel Hill Rd (BMRC) Corridor Study in 2003. The proposed full access to the site is located on IL-120
which is currently in conflict with an access permit submitted to IDOT for the property located on the north
side of IL-120 (Jack Pease’s/Super Aggregates). The petitioner and City Staff have been working with IDOT for
almost a year now to resolve the full access conflict with the property located on the north side of IL-120.
According to Redwood, the average age for a resident of Redwood is 50.6 years, 70% of Redwood residents
are empty nesters, and most relocate from within a 3-mile radius of the neighborhood. The development is
anticipated to generate approximately 12-13 school-aged children according to Redwood’s statistics. Given
the demographic served, staff does not object to the absence of park space. City Council also shared a similar
opinion, in regards to the park space, during the petitioner’s conceptual presentation in April.
CITY OF MCHENRY ORDINANCES
• The petitioner must meet the Approval Criteria for Zoning Amendments, listed in §11-5-5 of the City of
McHenry Zoning Ordinance.
• The petitioner must meet the Approval Criteria for Conditional Uses, listed in §11-15-5 of the City of
McHenry Zoning Ordinance.
• The petitioner must meet the Standards for Planned Unit Developments, listed in §11-20-5 of the City
of McHenry Zoning Ordinance.
STAFF ANALYSIS
FUTURE LAND USE MAP RECOMMENDATION
The City’s Future Land Use Map recommends Integrated Design District (IDD) land use which allows for
multiple use types and encourages creative design. The City recently retired the use of IDD in favor of a
traditional Planned Unit Development Ordinance which function similarly to IDD developments but is more
familiar to developers. The proposed development is in compliance with the future land use map
recommendation for planned developments.
Although the petitioner is proposing a standard layout for an attached single-family development, certain
design elements, such as the proposed concrete private drive, will be privately owned and managed by
Redwood and could be considered unique from a financial perspective. Private drive area ownership would
mean a reduction on the overall financial burden on the City since the City would not need to plow or
maintain new public infrastructure.
Future Circulation Road & Concept Land Use Plan. Staff have provided a concept circulation plan for a future
access road connecting with one of the planned full access/signalized intersections further west of the site.
Please note, the site plan shown below is an older version before the petitioner revised the plan to push the
right-in, right-out only access from the development area into the public road. This plan also assumes the
School District property located west of the site is not developed into a new school. At some point, the City
will need to decide if or where planned public park space would be appropriate within the area.
CURRENT LAND USE & ZONING
The subject property is currently zoned B3 General Business District on a portion of the property fronting IL-
120 and R1 Single Family Residential for the remainder of the property in Unincorporated McHenry County
and is currently vacant. Upon annexation the petitioner is requesting to rezone a portion of the property to
RM-1 Low Density Multi-Family Residential District. The remainder of the property being annexed would be
zoned the most restrictive form of residential zoning (Estate District) per State Statute. Given that the
remaining land surrounding the subdivision site will remain vacant, staff does not anticipate the petitioner’s
request would generate any adverse impacts on the surrounding property owners.
COMPREHENSIVE PLAN OBJECTIVES & POLICIES
Overall, staff believes the proposed development is consistent with the City’s Comprehensive Plan objectives
and policies. Staff comments italicized.
View full list of City Plans at www.cityofmchenry.org/planningdocuments
• Land Use, Objective – “Allow a mixture of land uses in appropriate areas to promote responsible
growth while providing a high quality of life to the residents.” (p. 27)
Overall, staff believes the proposed development is consistent with providing a mixture of land uses in
appropriate areas to promote high quality growth and development. Located on a County Highway, the
BMRC Study identifies a future multiuse path along the east side of the road that will connect to
Moraine Hills State Park. Future residents of the development would be able to take advantage of the
proximity to enjoy the popular recreation destination.
• Land Use, Policy – “Promote the Integrated Design District land use for unique or urban properties in
the City.” (p. 27)
Although the City retired the use of the IDD and replaced it with a Planned Unit Development
Ordinance, both zoning tools are substantially similar. As previously identified in the staff report, the
petitioner is proposing to construct concrete drive areas which may be considered unique from a
financial perspective which will reduce the projects overall financial burden on the City.
• Growth, Policy – “Encourage responsible, orderly growth in the City by assisting property owners with
annexation, supporting development plans and promoting redevelopment.” (p. 28)
Staff believes approval of the request would be supportive of promoting and assisting property owners
with annexation.
STAFF SUMMARY ANALYSIS
• Given the type of demographic (51+) primarily serviced by this development, staff does not object to
the lack of park space.
• Staff does not anticipate the proposed development will generate any adverse impacts on the
adjoining property owners.
• Staff believes the proposed development is in substantial conformance with the future land use map
recommendation for planned developments.
If the Planning & Zoning Commission agrees with staff’s assessment, then the following motion is
recommended:
MOTION: I motion to recommend approval of the petitioner’s request for a Zoning Map Amendment upon
annexation to RM-1 Low Density Multi-Family Residential District for the Subject Property.
AND
By making said motion, you agree that the approval criteria for Zoning Map Amendments have been met as
outlined in the staff report.
ZONING MAP AMENDMENT APPROVAL CRITERIA (§11-5-5)
A. Compatible With Use Or Zoning of Environs.
Staff believes the proposed rezoning of the property is compatible with the surrounding land use. The
existing land use is currently vacant. Once the property is developed the surrounding property will
continue to be vacant. Therefore, the development is not anticipated to generate any adverse impacts.
B. Supported by Trend of Development
Staff believes rezoning the property to the RM-1 Low Density Multifamily District is consistent with
other property in the City being zoned RM-1 Low Density Multifamily District. There exists RM-1 Zoning
on Blake Boulevard in McHenry near a commercial development. Staff anticipates that sometime in the
future the property located on the opposite side of Chapel Hill Road will most likely develop as
commercial. Therefore, staff believes the proposed development would be similar to the development
of Blake Boulevard.
C. Consistent with Comprehensive Plan Objectives.
Staff believes the proposed zoning map amendment is consistent with the Comprehensive Plan
objective of assisting with annexation of property within the City and supporting planned developments
within unique areas in the City identified on the Future Land Use Map.
D. Furthers Public Interest
The City’s most recent Apartment Rental Analysis indicated a severe shortage of rental housing
opportunities. Staff believes the proposed development furthers the public interest by adding additional
housing options.
2nd MOTION: I motion to recommend approval of the petitioner’s request for preliminary plan approval for
a conditional use permit to allow a 180-unit, Townhome, Preliminary Planned Unit Development
1. All development on site shall be in substantial conformance with the submitted plans.
2. The Property Owner shall work with the City of McHenry, Illinois Department of Transportation, and
McHenry County Division of Transportation to resolve any access conflicts.
3. Any changes to the approved plans resulting from recommendations by the Illinois Department of
Transportation or McHenry County Division of Transportation shall be reviewed and approved at the
discretion of the Zoning Administrator.
AND by making said motion, you agree that the standards for Planned Unit Developments and approval
criteria for Conditional Uses have been met as outlined in the staff report.
STANDARDS FOR PLANNED UNIT DEVELOPMENTS (§11-20-5). Staff comments italicized below.
A. The proposed planned unit development fulfills the objectives of the Comprehensive Plan, and other
land use policies of the City, through an innovative and creative approach to the development of
land.
The petitioner is proposing to develop the vacant property with multiple buildings on a single lot. The
use of higher end materials and construction of private drive circulation using concrete may constitute
an innovative approach while reducing the financial burden on the City for maintenance.
B. The proposed planned unit development will provide walkways, driveways, streets, parking facilities,
loading facilities, exterior lighting, and traffic control devices that adequately serve the uses within
the development, promote improved access to public transportation, and provide for safe motor
vehicle, bicycle, and pedestrian traffic to and from the site.
The petitioner is proposing to construct concrete private drives with a posted speed limit of 12mph and
has provided adequate traffic control devices to service the development such as a portion of the future
circulation road. The petitioners have also provided a network of sidewalk that is interconnected
throughout the site. Although sidewalk is only on one side of the private drives, the elimination of
sidewalk on both sides reduces the amount of impervious surface and provides additional green space.
C. The proposed planned unit development will provide landscaping and screening that enhances the
City's character and livability, improves air and water quality, reduces noise, provides buffers, and
facilitates transitions between different types of uses.
The petitioner has provided a landscape plan with a variety of treen plantings and shrubbery. Staff
believes the proposed plantings are consistent with providing landscaping that enhances the City’s
character and livability.
D. The proposed planned unit development will provide site design and development that is based on
sustainable principles to ensure that low impact alternatives are integrated into the proposed
project.
The petitioner is only providing sidewalk on one side of the private drives which reduces the amount of
impervious surface which will have less of an impact on drainage.
E. The proposed planned unit development will protect the community's natural environment to the
greatest extent practical, including existing natural features, water courses, trees, and native
vegetation.
The petitioner is proposing to preserve the normal flow of surface water in compliance with the City’s
adopted Stormwater Management Ordinance.
F. The proposed planned unit development will be provided with underground installation of utilities
when feasible, including electricity, cable, and telephone, as well as appropriate facilities for storm
sewers, stormwater retention, and stormwater detention.
The petitioner is proposing to underground all required utilities. All development on site will be in
compliance with the City’s adopted Stormwater Management Ordinance.
APPROVAL CRITERIA FOR CONDITIONAL USES (11-15-5). Staff comments italicized below.
A. Traffic: Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning
district has been minimized.
Staff does not believe the proposed development would generate any adverse impacts on the
surrounding property owners. Given the size of the development (180-units) staff does not believe that
the proposed development is greater in size than other developments within the city and therefore will
not generate the types of traffic volumes necessary to impact local traffic flow.
B. Environmental Nuisance: Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of
light or air, or other adverse environmental effects of a type or degree not characteristic of
permitted uses in the zoning district, have been appropriately controlled.
Staff does not believe approval of the petitioner’s request would generate any environmental
nuisances. The surrounding property will remain vacant and farmed for agricultural purposes.
C. Neighborhood Character: The proposed use will fit harmoniously with the existing natural or
manmade character of its surroundings, and with permitted uses in the zoning district. The use will
not have undue deleterious effect on the environmental quality, property values, or neighborhood
character already existing in the area or normally associated with permitted uses in the district.
Staff believes the proposed development will fit harmoniously with the existing natural character of its
surroundings and have no negative impacts on the adjoining property owners.
D. Public Services and Facilities: The proposed use will not require existing community facilities or
services to a degree disproportionate to that normally expected of permitted uses in the district, nor
generate disproportionate demand for new services or facilities, in such a way as to place undue
burdens upon existing development in the area.
The developer is proposing to extend City water and sanitary sewer systems from the southwest corner
of Chapel Hill Road and IL-120. The developer will be required to construct all necessary upgrades to the
City water and sanitary sewer system to service the development.
E. Public Safety and Health: The proposed use will not be detrimental to the safety or health of the
employees, patrons, or visitors associated with the use nor of the general public in the vicinity.
Staff does not believe the proposed use will generate any adverse impacts on public safety and health.
The proposed residential use will have a positive impact on the general public.
F. Other Factors: The proposed use is in harmony with all other elements of compatibility pertinent to
the conditional use and its particular location.
Overall, staff believes the proposed use is compatible with and complementary of the surrounding
vacant land use. The Moraine Hills State Park is further south of the development and residents of this
development will be able to quickly access the Park in the future.
3rd MOTION: I motion to recommend approval of the petitioner’s request for a Preliminary Plat of Subdivision
titled Redwood of McHenry.
Attachments:
• Petitioner’s Application and attachments
• Receipt of publication of legal notice
Public Hearing Application Packet Page 5 of 22
File Number
PUBLIC HEARING APPLICATION
Planning and Zoning Commission
City of McHenry
333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173
1. Name of Applicant: Redwood USA, LLC Tel: (216)-360-9441
Address: 7007 East Pleasant Valley Road, Independence, Ohio 44131 Fax
Email: pdekruiff@byredwood.com_____________________________________________________
2. Name of Property Owner Tel
(If other than Applicant)
Address Fax
Email ______________________________________________________
3. Name of Engineer: Kevin T. Serafin P. Tel: (630) 862-2100
(If represented)
Address: 2280 White Oak Circle Suite 100, Aurora, IL 60502 Fax
Email: kevins@cemcon.com ______________________________________________________
4. Name of Attorney Tel
(If represented)
Address Fax
Email______________________________________________________
5. Common Address or Location of Property
6. PIN#(s) __________________________________________________________________________
7. Requested Action(s) (check all that apply)
X Zoning Map Amendment (Rezoning) Zoning Variance – Minor (Residential)
Conditional Use Permit Zoning Text Amendment
Zoning Variance (Non-residential) Use Variance
X Planned Unit Development X Subdivision/Plat Development
FORM A
Public Hearing Application Packet Page 6 of 22
NARRATIVE
Provide a brief description of the Requested Action(s). For example, the operation that requires a
Conditional Use Permit, the specific Zoning Variance needed, or the new zoning classification that is
requested. The narrative description may also be included as a separate attachment.
Applicant, Redwood Living is looking to:
1) Annex the overall property
2) Rezone the property
a. 27.1 Ac interior to the project to RM-1 PUD to accommodate 181 townhome units.
b. The remainder of the project will be zoned into the city as RS-1, with the
understanding it will be considered as future uses evolve.
3) Approval of preliminary PUD plat, preliminary plat, to support 181-unit townhome
development
Public Hearing Application Packet Page 7 of 22
8. Current Use of Property: County Agricultural
9. Current Zoning Classification of Property, Including Variances or Conditional Uses (Interactive
Zoning Map)
County Agricultural
10. Current Zoning Classification and Land Use of Adjoining Properties (Interactive Zoning Map)
North: Neighborhood Commercial
South: Industrial
East: Single-Family Residential/Commercial
West: Industrial
11. Required Attachments (check all items submitted)
Please refer to the Public Hearing Requirements Checklist to determine the required attachments.
X 1. Application Fee (amount) $ 2850
2. Narrative Description of Request
X 3. FORM A – Public Hearing Application
4. FORM B – Zoning Map Amendment (Rezoning) Application
X 5. FORM C – Conditional Use Application
6. FORM D – Zoning Variance Application
7. FORM E – Use Variance Application
7. FORM F – Planned Unit Development Application
7. FORM G – Subdivision/Plat Development Application
8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an
Affidavit
9. Plat of Survey with Legal Description
10. List of Owners of all Adjoining Properties
11. Public Hearing Notice
12. Sign (Provided by the City)
13. Site Plan
14. Landscape Plan
15. Architectural Rendering of Building Elevations
16. Performance Standards Certification
17. Traffic Analysis
18. School Impact Analysis
Public Hearing Application Packet Page 8 of 22
12. Disclosure of Interest
The party signing the application shall be considered the Applicant. The Applicant must be the owner
or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject
property or his or her agent or nominee.
Applicant is Not Owner
If the Applicant is not the owner of record of the subject property, the application shall disclose the
legal capacity of the Applicant and the full name, address, and telephone number of the owner(s). In
addition, an affidavit of the owners(s) shall be filed with the application stating that the Applicant has
the authority from the owners(s) to make the application.
Applicant or Owner is Corporation or Partnership
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a
corporation or partnership, the application shall disclose the name and address of the corporation’s
officers, directors, and registered agents, or the partnership’s general partners and those shareholders
or limited partners owning in excess of five percent of the outstanding stock or interest in the
corporation or interest shared by the limited partners.
Applicant or Owner is a land Trust
If the Applicant or owner is a land trust or other trust or trustee thereof, the full name, address,
telephone number, and extent of interest of each beneficiary shall be disclosed in the application.
13. Certification
I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this
property and that the proposed use or development described in this application shall comply with all
such codes.
I hereby request that a public hearing to consider this application be held before the Planning and
Zoning Commission, and thereafter that a recommendation be forwarded to the City Council for the
adoption of an ordinance(s) granting the requested action(s), including any modifications to this
application or conditions of approval recommended by City Council.
Signature of Applicant(s)
Print Name and Designation of Applicant(s)
Paul DeKruiff
Public Hearing Application Packet Page 9 of 22
AFFIDAVIT OF COMPLIANCE
WITH PUBLIC NOTICE REQUIREMENTS
(TO BE COMPLETED AFTER ALL PUBLIC HEARING REQUIREMENTS ARE FULFILLED)
The undersigned, being first duly sworn, on oath deposes and states that the attached list of adjoining property
owners have been properly notified via First Class Mail or Certified Mail, and all other public notice requirements
provided in the City of McHenry Zoning Ordinance have been met in connection with the current application
before the City of McHenry.
Filed by:
(Applicant’s Name and Address)
For approval of:
(Requested Action)
______________________________________ (Applicant’s Signature)
______________________________________ (Applicant’s Name and Address)
______________________________________
Subscribed and sworn to
before me this ___ ______ day
of ___________, 2022.
__________
Notary Public
REQUIRED ATTACHMENT: List of Adjoining Property Owners
Public Hearing Application Packet Page 10 of 22
FORM B File Number
ZONING MAP AMENDMENT (REZONING)
Planning and Zoning Commission
City of McHenry
333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173
§11-5-5 of the City of McHenry Zoning Ordinance provides that in recommending approval of a Zoning
Map Amendment (Rezoning), the Planning and Zoning Commission shall transmit to the City Council
written findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Compatible with Use or Zoning of Environs
The proposed use(s) or the uses permitted under the proposed zoning classification are compatible with
existing uses or existing zoning of property in the environs.
Development of the property as requested serves as a good transition from the commercial use on route
120 to future development to the south and west, and is compatible with the existing housing to the east
(medium density residential).
2. Supported by Trend of Development
The trend of development in the general area since the original zoning of the affected property was
established supports the proposed use(s) or zoning classification.
The proposed product is a rent-by-choice option that is increasing in popularity.
3. Consistent with Comprehensive Plan Objectives
The proposed use(s) or zoning classification is in harmony with the objectives of the Comprehensive Plan
of the City as viewed in light of any changed conditions since the adoption of the Plan.
The comprehensive plan calls for “integrated design district” surrounded by medium density residential
and business park; the proposed use fits well.
4. Furthers Public Interest
The proposed use(s) or zoning classification promotes the public interest and not solely the interest of the
applicant.
The proposed use fills a need as a downsizing option for a growing population and housing stock
Public Hearing Application Packet Page 11 of 22
FORM C File Number
CONDITIONAL USE PERMIT
Planning and Zoning Commission
City of McHenry
333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173
§11-15-5 of the City of McHenry Zoning Ordinance provides that in recommending approval or
conditional approval of a Conditional Use Permit, the Planning and Zoning Commission shall transmit to
the City Council written findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Traffic
Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has
been minimized.
The expected traffic from this development is very low compared to a typical residential development.
2. Environmental Nuisance
Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse
environmental effects of a type or degree not characteristic of permitted uses in the zoning district have
been appropriately controlled.
None.
3. Neighborhood Character
The proposed use will fit harmoniously with the existing natural or man-made character of its
surroundings and with permitted uses in the zoning district. The use will not have undue deleterious
effect on the environmental quality, property values, or neighborhood character existing in the area or
normally associated with permitted uses in the district.
The project is consistent with the existing land uses and likely proposed future uses.
Public Hearing Application Packet Page 12 of 22
4. Public Services and Facilities
The proposed use will not require existing community facilities or services to a degree disproportionate to
that normally expected of permitted uses in the district, nor generate disproportionate demand for new
services or facilities, in such a way as to place undue burdens upon existing development in the area.
The public use is consistent with a single-family development.
5. Public Safety and Health
The proposed use will not be detrimental to the safety or health of the employees, patrons, or visitors
associated with the use nor of the general public in the vicinity.
The proposed development will not be detrimental to the safety or health of residents or the general
public.
6. Other Factors
The proposed use is in harmony with all other elements of compatibility pertinent to the Conditional Use
and its particular location.
The proposed developed project will be harmonious with existing and future adjacent developments.
Public Hearing Application Packet Page 13 of 22
FORM D File Number
ZONING VARIANCE
Planning and Zoning Commission
City of McHenry
333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173
§11-19-5 the City of McHenry Zoning Ordinance provides that in recommending approval or conditional
approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written
findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Special Circumstances Not Found Elsewhere
Special circumstances exist that are particular to the property for which the variance is sought and that do
not apply generally to other properties in the same zoning district; and these circumstances are not of so
general or recurrent a nature as to make it reasonably practical to provide a general regulation to cover
them.
We are seeking PUD approval to allow for private streets and other minor deviations to zoning and
engineering standards to accommodate an FHA-ADA accessible development.
2. Circumstances Relate to Property Only
Since a variance will affect the character of its surroundings long after a property changes hands, the
special circumstances referenced herein relate only to the physical character of the land or building(s) for
which a variance is sought, such as dimensions, topography, or soil conditions; and they do not concern
any business or activity the present or prospective owner or tenant carries on or seeks to carry on therein,
or to the personal, business or financial circumstances of such owner or tenant or any other party with
interest in the property.
The deviations relate to the property only.
Public Hearing Application Packet Page 14 of 22
3. Not Resulting from Applicant Action
The special circumstances that are the basis for a variance have not resulted from any act of the applicant
or of any other party with interest in the property.
The special circumstances pertain to specific internal operational needs relating to FHA-ADA
accessibility.
4. Unnecessary Hardship
The strict application of the provisions of the Zoning Ordinance would result in unnecessary and undue
hardship upon the applicant, as distinguished from a mere inconvenience.
Street Application of the zoning ordinance would create hardship to FHA/ADA accessibility and standard
internal operations.
5. Preserves Rights Conferred by District
A variance is necessary for the applicant to preserve and enjoy a substantial property right possessed by
other properties in the same zoning district and does not confer a special privilege ordinarily denied to
other properties in the district.
N/A
6. Necessary for Use of Property
The granting of a variance is necessary not because it will increase the applicant’s economic return,
although it may have this effect, but because without a variance the applicant will be deprived of any
reasonable use or enjoyment of the property.
The variances are required for internal operational issues and accessibility; no additional economic return
is expected.
Public Hearing Application Packet Page 15 of 22
7. Not Alter Local Character
The granting of a variance will not alter the essential character of the locality nor substantially impair
environmental quality, property values, or public safety or welfare in the vicinity.
The requested deviations do not alter local character.
8. Consistent with Zoning Ordinance and Comprehensive Plan
The granting of the variance will be in harmony with the general purpose and intent of the Zoning
Ordinance and Comprehensive Plan of the City, as viewed in light of any changes in conditions since
their adoption.
The deviations are generally in conformance with the intent of the zoning ordinances.
9. Minimum Variance Required
The variance requested is the minimum required to provide the applicant with reasonable use and
enjoyment of the property.
The variances requested is the minimum require for FHA/ADA serviceability and operations.
Public Hearing Application Packet Page 16 of 22
FORM E File Number
USE VARIANCE
Planning and Zoning Commission
City of McHenry
333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173
§11-19-6 of the City of McHenry Zoning Ordinance provides that in recommending approval or
conditional approval of a use variance, the Planning and Zoning Commission shall transmit to the City
Council written findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Practical Difficulties or Particular Hardship
The strict application of the provisions of the Zoning Ordinance relating to the use of the buildings or
structures, or the use of the land, would result in unnecessary and undue hardship upon the applicant, as
distinguished from a mere inconvenience.
Strict application of the zoning ordinances changes the nature of the contemplated product.
2. Reasonable Return
The property cannot yield a reasonable return if permitted to be used only under the conditions allowed
by the Zoning Ordinance for the pertinent zoning district.
If zoning ordinances dictate strictly the nature of this development, it would likely operate differently than
applicant’s experience.
3. Unique Circumstance
Special circumstances exist that are peculiar to the property for which the use variance is sought which do
not apply generally to other properties in the same zoning district.
The uniqueness of the product and FHA/ADA accessibility design dictates the request for deviations.
Public Hearing Application Packet Page 17 of 22
4. Not Alter Local Character
The granting of the use variance will not alter the essential character of the locality nor substantially
impair environmental quality, property values, or public safety or welfare in the vicinity.
The use of variance will not materially alter the character of the surrounding area.
5. Consistent with Comprehensive Plan
The granting of the use variance will be in harmony with the general purpose and intent of the Zoning
Ordinance and Comprehensive Plan of the City, as viewed in light of any changes conditions since their
adoption.
The requested special use is in harmony with the zoning ordinance and comprehensive plan.
Public Hearing Application Packet Page 18 of 22
File Number
FORM F
PLANNED UNIT DEVELOPMENT
Planning and Zoning Commission
City of McHenry
333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173
§11-20-5 of the City of McHenry Zoning Ordinance provides that the City Council, Planning & Zoning
Commission, and Zoning Administrator shall evaluate applications for planned unit developments with
specific written findings based on a balance of both the standards provided below and the approval
criteria for conditional uses (Form C) listed in §11-15-5 of the City of McHenry Zoning Ordinance.
Please respond to each of these conditions as it relates to your request.
1. The proposed planned unit development fulfills the objectives of the Comprehensive Plan, and other
land use policies of the City, through an innovative and creative approach to the development of land.
The proposed plan creatively meets a special need in the city to afford options for aging populations to
remain in the community.
2. The proposed planned unit development will provide walkways, driveways, streets, parking facilities,
loading facilities, exterior lighting, and traffic control devices that adequately serve the uses within
the development, promote improved access to public transportation, and provide for safe motor
vehicle, bicycle, and pedestrian traffic to and from the site.
Based on 30 years of experience over 15,000 similar units it is our belief that the proposed PUD
adequately serves the population
3. The proposed planned unit development will provide landscaping and screening that enhances the
City's character and livability, improves air and water quality, reduces noise, provides buffers, and
facilitates transitions between different types of uses.
The proposed PUD will become an integral part of future development in this area of the city.
Public Hearing Application Packet Page 19 of 22
4. The proposed planned unit development will provide site design and development that is based on
sustainable principles to ensure that low impact alternatives are integrated into the proposed project.
The proposed development, utilizes efficient design of product (Energy star compliant), reduced
impervious areas naturalized areas, and concrete streets which minimizes heat islands.
5. The proposed planned unit development will protect the community's natural environment to the
greatest extent practical, including existing natural features, water courses, trees, and native
vegetation.
Although no significant natural features exist on site, the PUD includes water quality measures to protect
down stream resources.
6. The proposed planned unit development will be provided with underground installation of utilities
when feasible, including electricity, cable, and telephone, as well as appropriate facilities for storm
sewers, stormwater retention, and stormwater detention.
There are existing services adjacent to the site, at the Southwest corner of Chapel Hill and Route 120.
Public Hearing Application Packet Page 20 of 22
FORM G
SUBDIVISION & PLAT DEVELOPMENT APPLICATION
City of McHenry
333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173
1. Name of Applicant Tel
Address Fax
2. Name of Property Owner Tel
(If other than Applicant)
Address Fax
3. Name of Engineer Tel
(If represented)
Address Fax
4. Name of Attorney Tel
(If represented)
Address Fax
5. Common Address or Location of Property
6. Requested Action
X Preliminary Plat
Final Plat
Development
Provide a brief description of the Requested Action. For example, indicate the number of lots and the
type of subdivision (single-family, townhome, commercial, industrial, etc.) or include a description of
the development project. May also be included as a separate attachment.
Approval preliminary engineering, preliminary plat, and preliminary PUD plan for 181 unit townhome
rental community.
Chicago Title Land Trust T/U/T A7704124806
10 LaSalle St, Suite 2750, Chicago Illinois 60603-1108
39533 Woodward Ave, Suite 200, Bloomfield Hills, MI 48304
Rt 120 east of Chapel Hill McHenry County Illinois
Dawda Mann, PLC
Redwood USA, LLC
7007 East Pleasant Valley Rd, Independence, OH. 44131
312-371-3125
630862-2100
2280 White Oak Circle, Suite 100, Aurora, IL. 60502
Cemcon
Public Hearing Application Packet Page 21 of 22
Current Use of Property: County agricultural
7. Current Zoning Classification of Property, Including Variances or Conditional Uses
County agricultural
8. Current Zoning Classification and Land Use of Adjoining Properties
North: Neighbor Commercial
South: Industrial
East: Single-Family Residential/Commercial
West: Industrial
9. Required Attachments - Please refer to the attached checklist.
10. Disclosure of Interest
The party signing the application shall be considered the Applicant. The Applicant must be the owner
or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject
property or his or her agent or nominee.
Applicant is Not Owner
If the Applicant is not the owner of record of the subject property, the application shall disclose the
legal capacity of the Applicant and the full name, address, and telephone number of the owner(s). In
addition, an affidavit of the owners(s) shall be filed with the application stating that the Applicant has
the authority from the owners(s) to make the application.
Applicant or Owner is Corporation or Partnership
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a
corporation or partnership, the application shall disclose the name and address of the corporation’s
officers, directors, and registered agents, or the partnership’s general partners and those shareholders
or limited partners owning in excess of five percent of the outstanding stock or interest in the
corporation or interest shared by the limited partners.
Applicant or Owner is a land Trust
If the Applicant or owner is a land trust or other trust or trustee thereof, the full name, address,
telephone number, and extent of interest of each beneficiary shall be disclosed in the application.
Public Hearing Application Packet Page 22 of 22
11. Certification
I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this
property and that the proposed use or development described in this application shall comply with all
such codes.
I hereby request that the City process this application in accordance with the codes and ordinances of
the City.
Signature of Applicant(s)
Print Name and Designation of Applicant(s)
Paul DeKruiff
LEGEND
ORNAMENTAL TREES - 2" CALIPER
HAWTHORN, CHERRY, CRABAPPLE, TREE
LILAC
EVERGREEN TREES - 6' HT.
SERBIAN SPRUCE, WHITE FIR,
NORWAY SPRUCE,
CANOPY TREES - 2" CALIPER
GREEN MOUNTAIN MAPLE, AUTUMN FLAME
MAPLE, ACCOLADE ELM, REDMOND LINDEN
SHRUBS - LARGE 36"
VIBURNUM, WINTERBERRY,
JUNIPER, DOGWOOD
GRASSES/PERENNIALS - 1 GAL
DAYLILY, FEATHER REED GRASS,
BLACK-EYED SUSAN,
SHRUBS - SMALL 15"
ITEA, HOLLY, JUNIPER, SPIRAEA, ROSE
POND AERATOR FOUNTAIN
POND EDGE NATIVE SEED MIX
POND SLOPE NATIVE SEED MIX
SECONDARYENTRY SIGNCH
A
P
E
L
H
I
L
L
R
O
A
D
STORMWATER
MANAGEMENT
STORMWATER
MANAGEMENTILLINOIS ROUTE 120H:\2022\220773\DWG\SHEETS\L_220773 P-LANDSCAPE.DWG - L-1 - 1/17/2023 5:10:20 PM - RICHARD WASHINGTON NOREVISIONDATESHEET NAME
SHEET OF
DISCIPLINE
LAND DRAWN BY:CHECKED BY:DESIGNED BY:RWISSUE DATE:1/19/23ISSUED FOR:PRELIMINARY 3
PROJECT NO.SCALE:RWRW220773PRELIMIN
A
RY
REDWOOD MCHENRYCHAPEL HILL RD, MCHENRY, IL, MCHENRY COUNTYREDWOOD - 7510 EAST PLEASANT VALLEY ROADINDEPENDENCE, OH 44131...L-1AS NOTED1 PRELIMINARY LANDSCAPE PLANNBAR SCALE
SCALE: 1"=
0'60'30'60'
60'MATCHLINEMAIN ENTRY
SIGN
SECONDARY
ENTRY SIGN MATCHLINE
18 H-H
3 C-K
10 J-B
SECONDARY
ENTRY SIGN
PLANTING
BED 150 SF
M-S
UPLIGHT
UPLIGHT
10'17'9 H-H
11 J-B
7 C-K
ANNUALS
9 H-H
11 J-B
MAIN ENTRY
SIGN 10'UPLIGHT
3
'
PLANTING
BED 250 SF
H:\2022\220773\DWG\SHEETS\L_220773 P-LANDSCAPE.DWG - L-2 - 1/17/2023 5:10:20 PM - RICHARD WASHINGTON NOREVISIONDATESHEET NAME
SHEET OF
DISCIPLINE
LAND DRAWN BY:CHECKED BY:DESIGNED BY:RWISSUE DATE:1/19/23ISSUED FOR:PRELIMINARY 3
PROJECT NO.SCALE:RWRW220773PRELIMIN
A
RY
REDWOOD MCHENRYCHAPEL HILL RD, MCHENRY, IL, MCHENRY COUNTYREDWOOD - 7510 EAST PLEASANT VALLEY ROADINDEPENDENCE, OH 44131...L-2AS NOTED2
SECONDARY ENTRY SIGN
NOT TO SCALE ENTRY PLAN AND DETAILSSECONDARY ENTRY PLANT MATERIAL LIST
QTY. KEY BOTANICAL NAME COMMON NAME SIZE NOTES
18 H-H HEMEROCALLIS 'HAPPY RETURNS' HAPPY RETURNS DAYLILY #1 CONT. CLUMP
10 J-B JUNIPERUS S. 'BROADMOOR' BROADMOOR JUNIPER 18" WIDE B&B
3 C-K CALAMAGROSTIS X AC 'KARL FOERSTER'KARL FOERSTER REED GRASS #2 CONT.CLUMP
MAIN ENTRY SIGN
NOT TO SCALE
NOTES
1.SIGN SHALL BE DOUBLE SIDED, INTERNALLY ILLUMINATED
AND LOCATED PERPENDICULAR TO THE RIGHT OF WAY.
TEMPORARY SALES SIGN
NOT TO SCALE
MAIN ENTRY LANDSCAPE PLAN
1"=10'
NORTH
SECONDARY ENTRY LANDSCAPE PLAN
1"=10'
NORTH
MAIN ENTRY PLANT MATERIAL LIST
QTY. KEY BOTANICAL NAME COMMON NAME SIZE NOTES
18 H-H HEMEROCALLIS 'HAPPY RETURNS' HAPPY RETURNS DAYLILY #1 CONT. CLUMP
22 J-B JUNIPERUS S. 'BROADMOOR' BROADMOOR JUNIPER 18" WIDE B&B
7 C-K CALAMAGROSTIS X AC 'KARL FOERSTER'KARL FOERSTER REED GRASS #2 CONT.CLUMP
A/CA/C
A
6 HM-HR
B
RIVERSTONE NO. 34 &
FABRIC AS SHOWN (TYP.)
A/C UNIT (TYP.)
PATIO (TYP.)
UNIT
PLANTINGS
(TYP.)
SIDEWALK
(TYP.)
A/CA/C
A B
PATIO (TYP.)
RIVERSTONE NO.
34 & FABRIC AS
SHOWN (TYP.)
UNIT
PLANTINGS
(TYP.)
SIDEWALK
(TYP.)
A/C UNIT (TYP.)
SIDEWALK
(TYP.)
A/C A/C
18" GRAVEL
MOW STRIP
AB
PATIO (TYP.)
RIVERSTONE NO.
34 & FABRIC AS
SHOWN (TYP.)
UNIT
PLANTINGS
(TYP.)
A/C UNIT (TYP.)
SIDEWALK
(TYP.)
STONE
MULCH
TYP.
A/CA/C
A B
RIVERSTONE NO. 34 &
FABRIC AS SHOWN (TYP.)
A/C UNIT (TYP.)
PATIO (TYP.)
PRIVACY FENCE (TYP.)
UNIT
PLANTINGS
(TYP.)
SIDEWALK
(TYP.)
A/C A/C
STONE
MULCH
TYP.
A B
PATIO (TYP.)
RIVERSTONE NO.
34 & FABRIC AS
SHOWN (TYP.)
UNIT
PLANTINGS
(TYP.)
SIDEWALK
(TYP.)
A/C UNIT (TYP.)
H:\2022\220773\DWG\SHEETS\L_220773 P-LANDSCAPE.DWG - L-3 - 1/17/2023 5:10:20 PM - RICHARD WASHINGTON NOREVISIONDATESHEET NAME
SHEET OF
DISCIPLINE
LAND DRAWN BY:CHECKED BY:DESIGNED BY:RWISSUE DATE:1/19/23ISSUED FOR:PRELIMINARY 3
PROJECT NO.SCALE:RWRW220773PRELIMIN
A
RY
REDWOOD MCHENRYCHAPEL HILL RD, MCHENRY, IL, MCHENRY COUNTYREDWOOD - 7510 EAST PLEASANT VALLEY ROADINDEPENDENCE, OH 44131...L-3AS NOTED3
TYP. WILLOWOOD LANDSCAPE PLAN
TYP. MEADOWOOD/FORESTWOOD
LANDSCAPE PLAN
TYP. HAYDENWOOD LANDSCAPE PLAN
TYP. CAPEWOOD
LANDSCAPE PLAN
TYP. BREEZEWOOD
LANDSCAPE PLAN
TYPICAL UNIT LANDSCAPE PLANS
NOT TO SCALE
PLANTING DETAILS
NOT TO SCALE UNIT AND LANDSCAPE DETAILS
Edition 4.1
Last Revised: 05/24/2022
Redwood Landscape Standards
1
Table of Contents
Landscape Standards .................................................................................................................................... 3
Introduction .............................................................................................................................................. 3
Landscape Plan Typical Information ......................................................................................................... 3
Site Plan................................................................................................................................................. 3
Landscape Plan ...................................................................................................................................... 4
Entry (Double-Sided Monument Sign) .................................................................................................. 4
Entry (Boulevard) .................................................................................................................................. 5
Secondary Entry .................................................................................................................................... 5
Street Frontage ..................................................................................................................................... 5
Screening (Perimeter) ........................................................................................................................... 6
Screening (Perimeter with Mounding) ................................................................................................. 6
Screening (Mid-Building) ....................................................................................................................... 7
Unit (Forestwood/ Meadowood/ Capewood) ...................................................................................... 7
Unit (Willowood) ................................................................................................................................... 8
Unit (Haydenwood) ............................................................................................................................... 8
Unit (Breezewood) ................................................................................................................................ 9
Leasing Office and Maintenance ......................................................................................................... 10
Lawn Area Details ................................................................................................................................... 10
No Mow/ Low Mow Areas .................................................................................................................. 12
Gravel Mow Strip ................................................................................................................................ 13
Planting Size Guidelines .......................................................................................................................... 14
Planting Details ....................................................................................................................................... 15
Tree Planting ....................................................................................................................................... 15
Evergreen Tree Planting ...................................................................................................................... 15
Shrub Planting ..................................................................................................................................... 16
Perennial Planting ............................................................................................................................... 16
Planting List ............................................................................................................................................. 17
Northern Midwest (Zone 5/6) ............................................................................................................. 17
Southern Midwest (Zone 6/5) ............................................................................................................. 18
Southern (Zone 7) ............................................................................................................................... 19
Installation Specifications ....................................................................................................................... 20
Zoning and Entitlement Landscape Plans ........................................................................................... 20
Construction Landscape Plans ............................................................................................................ 20
2
Installation and Follow-Up Timeline ....................................................................................................... 21
Signage .................................................................................................................................................... 22
Standard Monument Signage ............................................................................................................. 22
Secondary Entrance Signage ............................................................................................................... 23
Seasonal Annuals- Spring .................................................................................................................... 23
Seasonal Annuals- Summer................................................................................................................. 24
Seasonal Annuals- Fall ......................................................................................................................... 25
Privacy Fence ...................................................................................................................................... 26
Split-Rail Fence .................................................................................................................................... 26
Lighting ................................................................................................................................................ 27
Planting Areas/ Mulch ......................................................................................................................... 28
Site Amenities ......................................................................................................................................... 29
Mail Center.......................................................................................................................................... 29
Resident Pavilion/ Pergola .................................................................................................................. 30
Fountains, Aerators, and Bubblers ..................................................................................................... 31
Irrigation Design Standards ......................................................................................................................... 33
Product .................................................................................................................................................... 33
Irrigation Plan Design Layout .................................................................................................................. 33
General Requirements ........................................................................................................................ 33
Specific Requirements ........................................................................................................................ 33
Sleeve Plan .............................................................................................................................................. 34
Typicals ................................................................................................................................................ 35
Irrigation Plan .......................................................................................................................................... 36
Providers ................................................................................................................................................. 37
3
Landscape Standards
Introduction
The aesthetic appearance of every Redwood Neighborhood is important to the overall brand identity of
the company, which has been built on the basis of quality and consistency in product. The purpose of
the Landscape Design Standards is to establish specific guidelines for all portions of site development
relating to the landscaping of proposed neighborhoods. This document is to be used as a reference tool
throughout the design process by all consultants who are assisting Redwood with the entitlement
process, including landscape design.
In instances where Redwood’s landscape standards do not align with municipal codes, the project’s
Acquisition Manager is responsible for getting any variances approved during approval process. At
times, it will be necessary to deviate from these standards based on physical characteristics of the site,
or to fulfill certain jurisdictional or municipal requirements. Any departure from the established
standards within this document is to be submitted for review and approval by Redwood prior to any
formal submittal for zoning or entitlement approval. This communication will ensure brand integrity is
maintained, and will identify any construction or ongoing maintenance cost implications that may be
incurred.
Landscape Plan Typical Information
Site Plan
The production of landscape plans for entitlement, construction, and bidding shall utilize the standard
design concepts outlined in the following section to ensure that consistency is applied to the landscape
aesthetic for all sites. It is understood that certain municipalities may require additional landscaping to
fulfill code requirements for buffer, streetscape, etc. The landscape architect shall coordinate and
communicate any variations required for landscape plan approval to Redwood as early on within the
design process as possible, to be included in preliminary cost budgeting.
4
Landscape Plan
Entry (Double-Sided Monument Sign)
5
Entry (Boulevard)
Secondary Entry
Street Frontage
6
Screening (Perimeter)
Screening (Perimeter with Mounding)
7
Screening (Mid-Building)
Unit (Forestwood/ Meadowood/ Capewood)
8
Unit (Willowood)
Unit (Haydenwood)
9
Unit (Breezewood)
10
Leasing Office and Maintenance
Lawn Area Details
Project sites shall utilize a combination of sod, seed, and areas of no mow/low mow grass.
• Areas directly adjacent to the structures shall be installed with sod to promote a positive and
instantaneous aesthetic and maintain erosion control.
• Seed shall be utilized in larger open areas between buildings, around retention basins, and in
programmed open lawn areas.
• All remaining areas shall utilize a no mow/low mix of grass. This mixture will lessen the impact
to overall maintenance of the site as well as reduce irrigation costs. Specific mixture types may
vary per market area, so consult with local landscape contractor to verify best choice.
• Bermuda grass shall be used as standard seed in North and South Carolina.
11
12
No Mow/ Low Mow Areas
LOW MOW/ NO MOW LAWN MIX
% PURE SEED VARIETY ORIGIN GERM
24.91% Quatro Sheeps Fescue OR 90%
24.62% Longfellow II Chewing Fescue OR 90%
24.46% Cindy Lou Creeping Red Fescue OR 85%
24.19% Eureka II Hard Fescue OR 85%
00.00% Other Crop Seed
01.80% Inert Matter
00.03% Weed Seed
*NOTE: New markets may warrant alternative plant selection due to availability
and hardiness
13
Gravel Mow Strip
All buildings shall have a gravel strip along all sides of the foundation that do not have landscaping.
• Along Sides of Building: 18” wide
• Along Rear of Buildings: 3’ wide (minimum), that spans the width of AC unit pads and resident
patios extending from building
14
Planting Size Guidelines
Tree size minimums for project frontage and entry:
• Shade
• Ornamental
• Ornamental multi-stem
• Evergreen
2” caliper, balled & burlapped
1.5” caliper, balled & burlapped or 10-gallon container
6’-8’ height, balled & burlapped or 10-gallon container
6’-8’ height, balled & burlapped
Tree size minimums for all trees located internally to project:
• Shade
• Ornamental
• Ornamental multi-stem
• Evergreen
1.75” caliper, balled & burlapped or 10-gallon container
1.5” caliper, balled & burlapped or 10-gallon container
6’ height, balled & burlapped or 10-gallon container
6’ height, balled & burlapped
Plant size minimums at installation:
• Deciduous & Evergreen Shrubs
• Ornamental Grasses
• Perennials
18”-24” height, 3-gallon container (min)
1-gallon container
1-gallon container
15
Planting Details
Planting installation details may vary based upon regional conditions. Landscape Architect shall utilize
these details as a basis of design and modify accordingly.
Tree Planting
Evergreen Tree Planting
16
Shrub Planting
Perennial Planting
17
Planting List
Northern Midwest (Zone 5/6)
SCIENTIFIC NAME COMMON NAME
SHADE TREES
Acer rubrum ‘Autumn Blaze’ Autumn Blaze Red Maple
Betula nigra ‘Heritage’ Heritage River Birch
Metasequoia glyptostroboides Dawn Redwood
Nyssa sylvatica Black Gum
Quercus alba White Oak
Quercus rubra Red Oak
Taxodium distichum Bald Cypress
STREET TREES
Acer rubrum ‘Red Sunset’ Red Sunset Red Maple
Carpinus betulus ‘Fastigiata’ Pyramidal European Hornbeam
Gleditsia tricanthos f. inermis ‘Skycole’ Skyline Honeylocust
Platanus acerifolia ‘Bloodgood’ Bloodgood London Planetree
Tilia cordata ‘Greenspire’ Greenspire Littleleaf Linden
Ulmus americana ‘Princeton’ Princeton Elm
ORNAMENTAL TREES
Amelanchier × grandiflora ‘Autumn Brilliance’ Autumn Brilliance Serviceberry
Cornus kousa ‘Milky Way’ Milky Way Chinese Dogwood
Malus ‘Prairiefire’ Prairiefire Crabapple
Malus ‘Spring Snow’ (fruitless) Spring Snow Crabapple
Malus ‘Sugar Tyme’ Sugar Tyme Crabapple
Syringa reticulata ‘Ivory Silk’ Japanese Tree Lilac
EVERGREEN TREES
Abies x. concolor Concolor (white) fir
Juniperus virginiana Eastern Red Cedar
Picea abies Norway Spruce
Picea glauca White Spruce
Pinus strobus Eastern White Pine
Thuja plicata Green Giant’ Western Arborvitae
EVERGREEN SHRUBS
Buxus m. k. ‘Winter Gem’ Winter Gem Boxwood
Chamaecyparis pisifera ‘Filfera’ Green Thread Falsecypress
Juniperus x chinensis ‘Saybrook Gold’ Saybrook Gold Juniper
Juniperus chinensis sargentii ‘Viridis’ Green Sargent Juniper
Juniperus chinensis ‘Nick’s Compact’ Nick’s Compact Juniper
Juniperus sabina ’Buffalo’ Buffalo Juniper
Taxus x media ‘Densiformus’ or ‘Everlow’ Dense or Everlow Yew
DECIDUOUS SHRUBS
Cornus sericea ‘Isanti’ Isanti Redtwig Dogwood
Hydrangea paniculata ‘Little Lime’ Little Lime Hydrangea
Physocarpus opulus ‘Tiny Wine’ Tiny Wine Ninebark
Spiraea japonica ‘Little Princess’ Little Princess Spiraea
Spieaea japonica ‘Gold Flame’ Gold Flame Spirea
Syringa meyeri ‘Palabin’ Dwarf Korean Lilac
Viburnum nudum ‘Winterthur’ Winterthur Viburnum
PERENNIALS AND ORNAMENTAL GRASSES
Calamagrostis x acutiflora ‘Karl Foerster’ Karl Foerster Reed Grass
Helictotrichon sempervirens ‘Sapphire’ Sapphire Blue Oat Grass
Hemerocallis ‘Happy Returns’ Happy Returns Daylily
Hemerocallis ‘Pardon Me’ Pardon Me Daylily
Rudbeckia fulgida ‘Goldsturm’ Goldsturm Blackeyed Susan
Miscanthus sinensis ‘Adagio or Purpurescens’ Adagio or Purple Maiden Grass
*NOTE: New markets may warrant alternative plant selection due to availability and hardiness
18
Southern Midwest (Zone 6/5)
SCIENTIFIC NAME COMMON NAME
SHADE TREES
Acer rubrum ‘Autumn Blaze’ Autumn Blaze Red Maple
Acer rubrum ‘Red Sunset’ Red Sunset Red Maple
Acer rubrum ‘October Glory’ October Glory Red Maple
Betula nigra ‘Heritage’ Heritage River Birch
Liquidambar styraciflua (fruitless var.) American Sweetgum
Zelkova serrata ‘Green Vase’ Green Vase Japanese Zelkova
STREET TREES
Acer miyabe ‘State Street’ State Street Miyabe Maple
Acer rubrum ‘Franksred Jr.’ Redpointe Red Maple
Platanus acerifolia ‘Bloodgood’ Bloodgood London Planetree
Tilia cordata ‘Greenspire’ Greenspire Littleleaf Linden
Ulmus americana ‘Frontier’ Frontier Elm
ORNAMENTAL TREES
Amelanchier × grandiflora ‘Autumn Brilliance’ Autumn Brilliance Serviceberry
Cornus kousa ‘Milky Way’ Milky Way Chinese Dogwood
Cornus mas Cornelian-cherry Dogwood
Magnolia stellata Star Magnolia
Magnolia soulangenana Saucer Magnolia
Malus ‘Prairiefire’ Prairiefire Crabapple
Malus ‘Snowdrift’ Snowdrift Crabapple
Prunus virginiana ‘Canada Red’ Canada Red Chokecherry
EVERGREEN TREES
Juniperus virginana Eastern Red Cedar
Picea abies Norway Spruce
Picea glauca White Spruce
Pinus strobus Eastern White Pine
EVERGREEN SHRUBS
Buxus x. ‘Green Mountain’ Green Mountain Boxwood
Chamaecyparis pisifera ‘Gold Mop’ Gold Mop Falsecypress
Euonymus fortunei ‘Roemertwo’ Gold Splash Wintercreeper
Ilex ‘Blue Princess’ & ‘Blue Prince’ Royal Family Holly (need at least one male pollinator)
Juniperus chinensis ‘Nick’s Compact’ Nick’s Compact Green Juniper
Juniperus chinensis ‘Saybrook Gold’ Saybrook Gold Juniper
Taxus x media ‘Densiformus’ or ‘Everlow’ Dense or Everlow Yew
DECIDUOUS SHRUBS
Hydrangea macrophylla ‘Forever Pink’ Forever Pink Hydrangea
Itea virginica ‘Little Henry’ Little Henry Virginia Sweetspire
Spiraea japonica ‘Gold Mound’ Gold Mound Spiraea
Spiraea japonica ‘Little Princess’ Little Princess Spiraea
Syringa patula ‘Miss Kim’ Miss Kim Korean Lilac
Viburnum carlesii Koreanspice Viburnum
Weigela ‘Spilled Wine’ Spilled Wine Weigela
PERENNIALS AND ORNAMENTAL GRASSES
Calamagrostis x acutiflora ‘Karl Foerster’ Karl Foerster Reed Grass
Liriope muscari ‘Big Blue’ Big Blue Lilyturf
Heuchera americana Coral Bell
Hemerocallis ‘Happy Returns’ Happy Returns Daylily
Hosta spp. (mixed species) Hosta
Pennisetum alopecuroides Fountain Grass
Miscanthus sinensis ‘Adagio’ or ‘Morning Light’ Adagio or Morning Light Maiden Grass
Rudbeckia fulgida ‘Goldsturm’ Goldsturm Black-eyed Susan
*NOTE: New markets may warrant alternative plant selection due to availability and hardiness
19
Southern (Zone 7)
SCIENTIFIC NAME COMMON NAME
SHADE TREES
Acer rubrum ‘October Glory’ October Glory Maple
Liquidambar styraciflua American Sweetgum
Platanus occidentalis American Sycamore
Quercus alba or bicolor White or Swamp White Oak
Quercus lyrata Overcup Oak
STREET TREES
Acer x freemanii ‘Armstrong’ Armstrong Maple
Acer buergerianum Trident Maple
Carpinus caroliniana American Hornbeam
Ulmus parvifolia ‘Bosque’ Bosque Chinese Elm
Quercus phellos Willow Oak
Quercus shumardii Shumard Oak
Zelkova serrata ‘Green Vase’ Green Vase Zelkova
ORNAMENTAL TREES
Lagerstroemia indica Crape Myrtle
Magnolia stellata Star Magnolia
Prunus x yedoensis Yoshino Cherry
Prunus serrulata ‘Kwanzan’ Kwanzan Flowering Cherry
EVERGREEN TREES
Cryptomeria japonica Japanese Cedar
Cupressus arizonica ‘Carolina Sapphire’ Carolina Sapphire Arizona Cypress
Magnolia grandiflora ‘Bracken’s Brown Beauty’ Bracken’s Southern Magnolia
Quercus virginiana Live Oak
Thuja standishii x plicata ‘Green Giant’ Green Giant Arborvitae
EVERGREEN SHRUBS
Azalea indica ‘Mrs. G.G. Gerbing’ Mrs. G.G. Gerbing Azalea
Buxus ‘Wintergreen’ Wintergreen Boxwood
Cleyera japonica Japanese Cleyera
Distylium ‘Vintage Jade’ Vintage Jade Distylium
Ilex cornuta ‘Carissa’ Carissa Holly
Ilex crenata ‘Soft Touch’ Soft Touch Holly
Ilex vomitoria ‘Nana’ Dwarf Yaupon Holly
DECIDUOUS SHRUBS
Abelia x grandiflora Glossy Abelia
Berberis thunbergii ‘Crimson Pygmy’ Crimson Pygmy Japanese Barberry
Euonymus alatus Burning Bush
Hydrangea var. Hydrangea
Spiraea var. Spiraea
Viburnum carlesii Koreanspice Viburnum
PERENNIALS AND ORNAMENTAL GRASSES
Echinacea purpurea Purple Coneflower
Dryopteris erythrosora Autumn Fern
Hemerocallis ‘Stella de Oro’ Stella de Oro Daylily
Hosta ‘Patriot’ Patriot Hosta
Liriope muscari variegata Varigated Lillyturf
Miscanthus sinensis ‘Morning Light’ or ‘Purpurescens’ Morning Light or Purple Maiden Grass
Muhlenbergia capillaris Pink Muhly Grass
Pennisetum alopecuroides Fountain Grass
Rudbeckia fulgida ‘Goldsturm’ Goldsturm Black-eyed Susan
*NOTE: New markets may warrant alternative plant selection due to availability and hardiness
20
Installation Specifications
Zoning and Entitlement Landscape Plans
• To use standard general noting instead of the following detailed specifications.
Construction Landscape Plans
These are standard construction specifications for the landscape industry. The detailed scope of work is
to be incorporated into the construction landscape plans. For each of the sections, Landscape Architect
to follow the below guidelines:
• 329115: Soil preparation for at-grade areas
• 329200: Turf and grasses
• 329300: Plants
• 328400: Irrigation
Variations, alternate (approved equal) products, or exceptions are to be cleared through Redwood
before any changes are made.
21
Installation and Follow-Up Timeline
Required Activity Responsible Entity Completion Time
Grade site to -4” below finish
grade
Construction Partner No more than 5 days prior to
installation
Loosen 4” layer of existing soil Construction Partner No more than 5 days prior to
installation
Screen site stock pile of top soil
or deliver needed screened soils
Construction or Installer Prior to installation
Installation of 4” of screened
top soil
Construction or Installer 2-3 days prior to installation
Notify Redwood Landscaping of
installation date
Construction or Installer After site has been properly
prepared for installation,
minimum of 48 hours before
installation (5 days on initial site
install)
Pre-installation site Inspection Construction, Installer,
Redwood
24-48 hours prior to installation
(5 days on initial site install)
Installation of plants & grass Landscape Installer Day of
Starter fertilization application Landscape Installer Day of installation
Initial Watering Landscape Installer Day of installation
Watering program Redwood Operations Team and
site contractor as required
Day after installation. Continue
according to watering plan
outlined above.
Post installation Inspection Construction, Installer,
Redwood
24-48 hours after installation
Second fertilization application Redwood Operations Team
Contractor
3-4 weeks after installation
Aerating and over seeding Landscape Installer or
maintenance contractor
1st fall after installation
(weather permitting)
Aerating and over seeding Redwood Operations Team
contractor
1 year after installation
Aerating and over seeding Redwood Operations Team
contractor
2 years after installation
Aerating (and over seeding) Redwood Operations Team
contractor
3 years after installation, over
seeding as needed
22
Signage
Standard Monument Signage
40 Square Foot Double-Sided Sign
• Aluminum Sign Cabinet
o Painted Mathews to match PMS 7427C & PMS 490C
o Internally illuminated with 120v
• Dimensional Elements
o Redwood: 3” deep channel letters, internally lit
o Apartment Neighborhoods: ½” push through, internally lit
o Tree: 3” deep channel, internally lit
o Returns of letters to be white
• Aluminum Base
o Aluminum Base with “cut granite”
o High Density Urethane (HDU) attached
o HDU panel matches prototype sign design
• Location
o Oriented perpendicular to the Right of Way
Alternative dimensional options are available if code requirements do not allow for the standard 40 sq ft
sign.
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Secondary Entrance Signage
12 Square Foot Single-Sided Sign
• Polymetal Sign Blade
o Painted Mathews to match PMS 7427C & PMS 490C
o Installed on two metal 4x4’ posts
Alternative dimensional options are available if code requirements either allow for a larger sign, or do
not allow for the standard 12 sq ft sign.
Seasonal Annuals- Spring
NAME BLOOM TIME SIZE SPACING
A Tulip Blend Early, Mid, and Late 16-24” ht. 8” o.c.
A Pansy Mix Spring Flat 4-6” o.c.
Bloom Time:
Spring tulip mixtures should contain a mixture of 2-3 types of tulips that will lengthen
overall bloom time. These bulbs can contain a singular or mixture of colors, provided
they have a relatively similar height, with a varied bloom time. The following wholesale
bulb distributors provide pre-mixed tulip bulbs to achieve peak bloom length.
www.colorblends.com
www.berbeeus.com
www.vanengelen.com
24
Planting/Removal Time:
Plant bulbs mid-October to mid-November, before first frost, 5-6” below surface of soil,
with tulip bud (point) facing upward. Cut back or dead head spent flowers. Remove
entire bulb at the end of seasons bloom, in preparation for summer annuals.
Seasonal Annuals- Summer
SCIENTIFIC (COMMON)
NAME VARIETIES HABIT SIZE - Cont. SPACING
A Angelonia (Summer
Snapdragon)
Angelface, Archangel,
AngelMist, Serena Upright 4.25” 12” o.c.
A Begonia Dragon Wing Upright 4.25” 12” o.c.
A Impatiens Sunpatiens Mounding 4.25” 12” o.c.
A Salvia microphylla Lighthouse, Cathedral Upright 4.25” 12” o.c.
A Verbena Proven Winners Upright 4.25” 12” o.c.
A Zinnia Zahara, Profusion Upright 4.25” 12” o.c.
B Ipomoea (Sweet Potato Vine) Sidekick, Sweet
Caroline, Margarita Trailing, Vine 4.25” 18” o.c.
B Lantana Lucky, Bandana,
Landmark Trailing, Vine 4.25” 12” o.c.
B Petunia Supertunia, Surfnia,
Color Rush, Blanket Trailing, Vine Hanging
Basket 18” o.c.
*NOTE: New markets may warrant alternative plant selection due to availability and hardiness
25
Seasonal Annuals- Fall (Winter for Zone 7 Only)
SCIENTIFIC NAME HABIT SIZE -Cont. SPACING
A Chrysanthemum Mounded 9” Pot 18” o.c. - Touching
B Celosia ‘Fresh Look’ Upright 6” Pot As Shown
A/B Ornamental Kale Upright 8” Cont. As Shown
B Millet ‘Jade Princess’ Grass #1 Cont. As Shown
*NOTE: New markets may warrant alternative plant selection due to availability and hardiness
26
Privacy Fence
Vinyl privacy fence panels are used to separate resident patios adjacent to the building, and when
adjacent to a vehicular street.
Split-Rail Fence
In locations that require a fence due to slope, a wooden split-rail fence is the preference
27
Lighting
Location and quantity of lighting will vary depending on site entry design. Typical applications include
low voltage landscape lighting along street frontage landscape beds and may occur at Neighborhood
entry signs.
Lighting Notes
• Locate uplights as shown on the plan. Stake final locations of lights for approval by the owner or
owner’s representative.
• Lighting shall be installed with a remote switch control system.
• All electrical equipment shall be installed per manufacturer’s specifications and per current
electrical code requirements.
• Choose temporary sign uplighting, according to sign type used. (Either 2’w X 4’h, or 4’w X 8’h).
• Type of lighting (i.e. GL 100 LED) is to be included on the plans
• Lighting should only be used on fountains when on the main entrance.
Landscape Accent (in mulch bed):
• Along street frontage landscape
• Median (island)
• 10-degree spotlight
Sign Uplight (in mulch bed)
• Used when a monument sign cannot be
internally illuminated
• Secondary entrance sign
• 35-degree or 60-degree floodlight
28
Planting Areas/ Mulch
There shall be deep bed edging for all tree rings and planting beds.
Hardwood Mulch (double processed, dark brown):
• Landscape beds at Neighborhood entries
• Perimeter/ buffer landscape beds
• All tree rings in lawn area
Washed Rock Mulch (#34 Washed River Stone)
• All foundation planting adjacent to units
29
Site Amenities
General Notes
In addition to the quality apartments that Redwood Living builds, project sites also provide various
amenities for its residents to improve the experience of living in a Redwood Apartment Neighborhood.
The following section identifies the amenities that are commonly used and provides the specifications
for how those amenities are to be selected and incorporated into the apartment neighborhood.
Mail Center
Designer to verify with Redwood Acquisitions Group or Construction teams if sides will be required.
30
Resident Pavilion/ Pergola
• Pavilions are typically 12’x12’, but size, color and style can vary. Design to be approved by
Redwood.
• Acquisition Manager to determine need prior to any formal entitlement submittal occurring.
• Pavilion must provide an ADA accessible route from internal streets or paths.
• Pergola design to be approved by Redwood Acquisitions Group prior to any formal entitlement
submittal occurring. Pergola must provide an ADA accessible route from internal streets or
paths.
31
Fountains, Aerators, and Bubblers
• Fountains, aerators, and bubblers are to be used in retention basins to promote water quality
and add aesthetic value.
• Fountains are to be placed in retention basins that have high visibility to resident’s patios,
internal streets or adjacent public roads.
• Aerators are to be used in retention basins that are not visible to internal streets or resident
patios or adjacent public roads.
• The size and volume of the basin is required for the correct HP and quantity.
• All fountains and aerators are to have factory-installed clock/ timers.
• Design consideration is to include recommendation from Redwood Site Manager on fountain,
aerator, or bubbler based on size of pond.
• Size of fountain, aerator, or bubbler is to be included on the plans.
32
Equinox
Gemini
Aerator
Giant Fountain
High Voltage Light System
33
Irrigation Design Standards
Product
o The entire system is to be designed and specified on drawings using RainBird controllers, heads,
valves, wiring, etc.
o This is not designed as an “As Equal” system and shall not be bid as such. Any
prospective bids received that are based on an “As Equal” standard can be rejected at
the Owner’s discretion
o Substitutions for RainBird material or products may only be used at Redwood’s
discretion and written approval by Redwood
Irrigation Plan Design Layout
General Requirements
o Full and complete (100%) coverage for all Neighborhood entrance drives
o Full and complete (100%) coverage for all front and sides of buildings excluding the planting
beds
o Where required at the back side of a building, a single row of rotors and/or rotary sprays may be
used to spray away from the building and shall be located outside the gravel maintenance areas
and patios
o Flow velocities that do not exceed 5.0 ft per second
o Design pressure of 80 psi and flow of 50 gpm as minimum standards at the Point of Connection
o Irrigation of lawn areas with no overspray onto pavements or planting beds
o Independent irrigation of lawn areas and individual bed zones or planters
Specific Requirements
o Provide irrigation layout with separate plant type zones
o Lawn (seed and sod)
▪ 4” spray, rotary and rotors (pressure-regulating rotors may be used as an
option)
o Entrance Monument Sign(s) and Leasing Office Plant beds containing groundcover,
annuals, perennials, shrubs, and/ or trees
▪ 12” pop-up sprays with adjustable nozzles. Drip irrigation is not acceptable
o Include the use of irrigation heads with a Seal-A-Matic feature (ex. Rainbird 1804 SAM PRS)
where needed
o These heads shall be used at the ends of downhill lateral runs to prevent water from
leaking out and depressurizing the lateral. This will help conserve water
o Only similar types of heads with matched precipitation rates may run on same zone
o Piping Design
o Do not mix different heads for each line
o Provide main size as needed for proper flow, but not less than specified on plan
o Flow not to exceed 50 GPM @ 85 psig
o All piping to be Class 200 PVC unless otherwise specified
o All automatic Zone Valves shall be located and appropriately sized for their particular
zone requirements
34
o All Main Line Isolation Valves to be brass ball valves sized appropriately for the location
o All valves, ie Line Isolation, Zone and Quick Connect shall be placed in appropriately
sized Valve Boxes with no more than three (3) zone valves with one (1) valve box
o Provide 2 wire controllers (RainBird LXD) to control all zones
o Provide electric solenoid controlled underground irrigation system manufactured
especially for control of automatic circuit valves of underground irrigation system.
Provide unit of capacity to suit number of circuits indicated
o Source Power: 120 volts
o Low Voltage Controls: 24 volts AC
o Grounding rods shall be specified, located and installed per manufacturer’s
specifications
o The controller should be equipped with the RainBird IQ system, flow sensor, and rain/
freeze sensor
o All wiring splices to be waterproof
o All wiring connections shall be waterproof using “Direct Bury” capable splices, such as
3M DBY Splice Kit or approved equal
Sleeve Plan
35
Typicals
36
Irrigation Plan
37
Providers
Irrigation Design Drawings and baseline specifications to be provided by one of the following:
o WC3 Design and Consulting
o C.I.D. Irrigation Consultants
When in error, Irrigation Design Contractor shall, at no additional cost to Redwood, modify layout, and
make necessary adjustments, as needed to obtain full coverage areas without overspray onto roadways,
pavements, structures, signs, furniture, fountains, or buildings, and to protect trees and shrubs from
close, high spray velocity
WEATHERWOOD
ROOF SHINGLES
COLOR PALLET
OHIO SOUTHERN
LIMESTONE
SANDSTONE
TAN
DECORATIVE LOUVERASPHALT SHINGLESGUTTERS ANDDOWNSPOUTSHORIZONTAL SIDINGSHAKESCORNER TRIMSTONE VENEEROVERHEAD GARAGE DOORSINGLE HUNG6'-6" X 6'-8" SLIDING PATIODOORVINYLDIMENSIONAL 30YEAR LAMINATEDPREFINISHEDALUMINUMVINYLVINYLVINYLPRESTIGERAISED PANELPAN STEELVINYLVINYLITEM:MATERIAL / STYLE:WHITEWEATHERED WOODWHITEVARIESVARIESWHITEOHIO SOUTHERNLIMESTONEWHITESTANDARD WHITE WITHCOLONIAL PATTERNFLAT GRIDSWHITECOLOR:NOTE:ADDRESS FOR EACH UNIT TO BE PLACED IN SUCH A POSITION AS TO BE PLAINLY VISIBLEAND LEGIBLE FROM THE STREET OR ROAD.EXTERIOR FINISH MATERIAL SELECTIONSLEASING OFFICE, FORESTWOOD, CAPEWOODFRONT ELEVATION1SCALE: 3/32" = 1'-0"LEASING OFFICE, FORESTWOOD, CAPEWOODREAR ELEVATION2SCALE: 3/32" = 1'-0"LEASING OFFICE, FORESTWOOD, CAPEWOODHIGH PROFILE SIDE ELEVATION3SCALE: 3/32" = 1'-0"CAPEWOODHIGH PROFILE SIDE ELEVATION4SCALE: 3/32" = 1'-0"LEASING OFFICEPARTIAL SIDE ELEVATION5SCALE: 3/32" = 1'-0"FORESTWOODACPANTRYBATH 2MECH.BEDROOM2MASTERBEDROOMDENGREATROOMENTRYGARAGECLOSETLAUNDRYCLOSETMSTR.BATHWALK-INCLOSETKITCHENSUNROOMPORCHPATIOGARAGEMASTERBEDROOMDENMSTR.BATHWALK-INCLOSETKITCHENBATH 2GREATROOMBEDROOM2ENTRYPATIOMECH.CLOSETACCLOSETCLOSETLINENPANTRYACSTORAGEKITCHENOFFICEPETWASHREST-ROOMRECEPTIONOFFICECOVERED WALK WAYPORCHPORCHSTONE VENEERCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSASPHALT SHINGLESCONTINUOUS RIDGE VENTOVERHEAD GARAGE DOORLIGHT FIXTUREDECORATIVE LOUVER - TYP.6x6 P.T. WOOD POST WITH PVCSLEEVE. COLOR: WHITESINGLE HUNG WINDOW WITH4" TRIM (TOP AND SIDES)DECORATIVELOUVER - TYP.SHAKESSINGLE HUNG WINDOWWITH 4" TRIM (ALL 4 SIDES)125EL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"1256x6 P.T. WOOD POST WITH PVCSLEEVE. COLOR: WHITESINGLE HUNG WINDOW WITH 4" TRIM(TOP AND SIDES)FULL LITE DOOR1256' HIGH x 8' WIDE VINYLPRIVACY FENCE (TYP.)1'-0"SINGLE HUNG WINDOWWITH 4" TRIM (ALL 4 SIDES)CORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSASPHALT SHINGLESCONTINUOUS RIDGE VENT6x6 P.T. WOOD POST WITH PVCSLEEVE. COLOR: WHITESTONE VENEERA/CA/CEL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"EL :+9'-1"(SUNROOM)BEARINGTRUSS1'-0"1'-0"2-LITE SLIDER WINDOWWITH 4" TRIM (ALL 4 SIDES)A/C125125CORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSSINGLE HUNG WINDOW WITH4" TRIM (TOP AND SIDES)DECORATIVE LOUVER - TYP.CONTINUOUS RIDGE VENTVINYL "BOARD ON BOARD"PRIVACY FENCEASPHALT SHINGLESSHAKESSINGLE HUNG WINDOW WITH4" TRIM (TOP AND SIDES)125125DECORATIVELOUVER - TYP.SHAKESEL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"HALF-LITE DOOR1'-0"REINFORCED CONCRETEFOOTINGSTONE VENEERCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSASPHALT SHINGLESLOMANCO ALUMINUM SLANT BACKROOF VENT #750. INSTALL PERMANUFACTURER'S RECOMMENDATIONS8'-0"6'-0" MIN.6'-0" MIN.OVERALL FLOOR PLAN28'-0"FORESTWOOD194'-0" (OVERALL)28'-0"FORESTWOOD40'-0"LEASING OFFICE28'-0"FORESTWOOD67'-81 2"OVERALL 42'-0"CAPEWOOD28'-0"FORESTWOODA/CA/CA/CSTONE VENEERCONTINUOUS RIDGE VENT6x6 P.T. WOOD POST WITHPVC SLEEVE. COLOR: WHITENOTE:HIGH PROFILE SIDEELEVATION OCCURS ATSTREET VIEW ONLYEL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"EL :+9'-1"(SUNROOM)BEARINGTRUSSSCALE : 3/32" = 1'-0"NOTE:STONE RETURN OCCURSADJACENT TO HIGHPROFILE SIDE ELEVATIONONLYREVISIONSPROJECT #:DATE:
phone
fax
mpg-architects.com
330.666.5770
330.666.8812
3660 Embassy Parkway
Fairlawn, OH 44333
REDWOOD McHENRY N. CHAPEL HILL
27922 OCTOBER 12, 2022 NOTE!!!THIS DRAWING IS NOTFOR CONSTRUCTIONPRELIMINARYMcHENRY, IL 60051A1.1BUILDING FLOOR PLAN AND ELEVATIONS
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DECORATIVE LOUVERASPHALT SHINGLESGUTTERS ANDDOWNSPOUTSHORIZONTAL SIDINGSHAKESCORNER TRIMSTONE VENEEROVERHEAD GARAGE DOORSINGLE HUNG6'-6" X 6'-8" SLIDING PATIODOORVINYLDIMENSIONAL 30YEAR LAMINATEDPREFINISHEDALUMINUMVINYLVINYLVINYLPRESTIGERAISED PANELPAN STEELVINYLVINYLITEM:MATERIAL / STYLE:WHITEWEATHERED WOODWHITEVARIESVARIESWHITEOHIO SOUTHERNLIMESTONEWHITESTANDARD WHITE WITHCOLONIAL PATTERNFLAT GRIDSWHITECOLOR:NOTE:ADDRESS FOR EACH UNIT TO BE PLACED IN SUCH A POSITION AS TO BE PLAINLY VISIBLEAND LEGIBLE FROM THE STREET OR ROAD.EXTERIOR FINISH MATERIAL SELECTIONSMEADOWOOD, FORESTWOOD, MEADOWOODFRONT ELEVATION1SCALE: 3/32" = 1'-0"MEADOWOOD, FORESTWOOD, MEADOWOODREAR ELEVATION2SCALE: 3/32" = 1'-0"MEADOWOOD, FORESTWOOD, MEADOWOODHIGH PROFILE SIDE ELEVATION3SCALE: 3/32" = 1'-0"MEADOWOODSTANDARD SIDE ELEVATION4SCALE: 3/32" = 1'-0"MEADOWOODPARTIAL SIDE ELEVATION5SCALE: 3/32" = 1'-0"FORESTWOOD1'-0"REINFORCED CONCRETEFOOTINGSTONE VENEERCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSASPHALT SHINGLESLOMANCO ALUMINUM SLANT BACKROOF VENT #750. INSTALL PERMANUFACTURER'S RECOMMENDATIONS8'-0"6'-0" MIN.6'-0" MIN.28'-0"67'-812" OVERALL MEADOWOODGARAGEMASTERBEDROOMDENMSTR.BATHWALK-INCLOSETKITCHENBATH 2GREATROOMBEDROOM2ENTRYPATIOMECH.LAUNDRYCLOSETACCLOSETPANTRYLINEN168'-0" (OVERALL)28'-0"FORESTWOOD28'-0"FORESTWOOD28'-0"FORESTWOOD28'-0"FORESTWOOD28'-0"MEADOWOOD125125CORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSSINGLE HUNG WINDOW WITH4" TRIM (TOP AND SIDES)DECORATIVE LOUVER - TYP.CONTINUOUS RIDGE VENTVINYL "BOARD ON BOARD"PRIVACY FENCEASPHALT SHINGLESEL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"1'-0"STONE VENEERCONTINUOUS RIDGE VENTEL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"SINGLE HUNG WINDOW WITH4" TRIM (ALL 4 SIDES)125125DECORATIVELOUVER - TYP.EL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"STONE VENEERCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSASPHALT SHINGLESCONTINUOUS RIDGE VENTOVERHEAD GARAGE DOORLIGHT FIXTUREDECORATIVE LOUVER - TYP.DECORATIVELOUVER - TYP.SHAKESSINGLE HUNG WINDOWWITH 4" TRIM (ALL 4 SIDES)EL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"A/CA/CCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSLIGHT FIXTURESINGLE HUNG WINDOW WITH4" TRIM (ALL 4 SIDES)ASPHALT SHINGLESCONTINUOUS RIDGE VENT6' HIGH x 8' WIDE VINYLPRIVACY FENCE (TYP.)EL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"6'-6"x6'-8" SLIDING PATIO DOOR125125A/CA/CA/C1'-0"NOTE:STONE RETURN OCCURSADJACENT TO HIGHPROFILE SIDE ELEVATIONONLYA/CSHAKESSCALE : 3/32" = 1'-0"OVERALL FLOOR PLANREVISIONSPROJECT #:DATE:
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330.666.5770
330.666.8812
3660 Embassy Parkway
Fairlawn, OH 44333
REDWOOD McHENRY N. CHAPEL HILL
27922 OCTOBER 12, 2022 NOTE!!!THIS DRAWING IS NOTFOR CONSTRUCTIONPRELIMINARYMcHENRY, IL 60051A1.2BUILDING FLOOR PLAN AND ELEVATIONS
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DECORATIVE LOUVERASPHALT SHINGLESGUTTERS ANDDOWNSPOUTSHORIZONTAL SIDINGSHAKESCORNER TRIMSTONE VENEEROVERHEAD GARAGE DOORSINGLE HUNG6'-6" X 6'-8" SLIDING PATIODOORVINYLDIMENSIONAL 30YEAR LAMINATEDPREFINISHEDALUMINUMVINYLVINYLVINYLPRESTIGERAISED PANELPAN STEELVINYLVINYLITEM:MATERIAL / STYLE:WHITEWEATHERED WOODWHITEVARIESVARIESWHITEOHIO SOUTHERNLIMESTONEWHITESTANDARD WHITE WITHCOLONIAL PATTERNFLAT GRIDSWHITECOLOR:NOTE:ADDRESS FOR EACH UNIT TO BE PLACED IN SUCH A POSITION AS TO BE PLAINLY VISIBLEAND LEGIBLE FROM THE STREET OR ROAD.EXTERIOR FINISH MATERIAL SELECTIONSCAPEWOOD, FORESTWOOD, CAPEWOODFRONT ELEVATION1SCALE: 3/32" = 1'-0"CAPEWOOD, FORESTWOOD, CAPEWOODREAR ELEVATION2SCALE: 3/32" = 1'-0"CAPEWOOD, FORESTWOOD, CAPEWOODSTANDARD SIDE ELEVATION3SCALE: 3/32" = 1'-0"CAPEWOODHIGH PROFILE SIDE ELEVATION4SCALE: 3/32" = 1'-0"CAPEWOODPARTIAL SIDE ELEVATION5SCALE: 3/32" = 1'-0"FORESTWOODOVERALL FLOOR PLANACPANTRYBATH 2MECH.BEDROOM2MASTERBEDROOMDENGREATROOMENTRYGARAGECLOSETLAUNDRYCLOSETMSTR.BATHWALK-INCLOSETKITCHENSUNROOMPORCHPATIOGARAGEMASTERBEDROOMDENMSTR.BATHWALK-INCLOSETKITCHENBATH 2GREATROOMBEDROOM2ENTRYPATIOMECH.LAUNDRYCLOSETACCLOSETCLOSETLINENPANTRY67'-81 2"OVERALL 42'-0"CAPEWOOD168'-0" (OVERALL)28'-0"FORESTWOOD28'-0"FORESTWOOD28'-0"FORESTWOOD42'-0"CAPEWOOD1'-0"REINFORCED CONCRETEFOOTINGSTONE VENEERCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSASPHALT SHINGLESLOMANCO ALUMINUM SLANT BACKROOF VENT #750. INSTALL PERMANUFACTURER'S RECOMMENDATIONS8'-0"6'-0" MIN.6'-0" MIN.STONE VENEERCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSASPHALT SHINGLESCONTINUOUS RIDGE VENTOVERHEAD GARAGE DOORLIGHT FIXTUREDECORATIVE LOUVER - TYP.6x6 P.T. WOOD POST WITH PVCSLEEVE. COLOR: WHITESINGLE HUNG WINDOW WITH4" TRIM (TOP AND SIDES)DECORATIVELOUVER - TYP.SHAKES1251251'-0"1'-0"125125CORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSSINGLE HUNG WINDOW WITH4" TRIM (ALL 4 SIDES)DECORATIVE LOUVER - TYP.CONTINUOUS RIDGE VENTVINYL "BOARD ON BOARD"PRIVACY FENCEASPHALT SHINGLESSTONE VENEERCONTINUOUS RIDGE VENT6x6 P.T. WOOD POST WITHPVC SLEEVE. COLOR: WHITESINGLE HUNG WINDOW WITH4" TRIM (TOP AND SIDES)NOTE:HIGH PROFILE SIDEELEVATION OCCURS ATSTREET VIEW ONLYEL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"EL :+9'-1"(SUNROOM)BEARINGTRUSSDECORATIVELOUVER - TYP.SHAKESEL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"EL :+9'-1"(SUNROOM)BEARINGTRUSSCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSLIGHT FIXTUREASPHALT SHINGLES2-LITE SLIDER WINDOW WITH4" TRIM (ALL 4 SIDES)CONTINUOUS RIDGE VENT6'-6"x6'-8" SLIDING PATIO DOORNOTE:STONE RETURN OCCURSADJACENT TO HIGHPROFILE SIDE ELEVATIONONLYA/CA/CEL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"EL :+9'-1"(SUNROOM)BEARINGTRUSS1'-0"1'-0"A/CA/CA/CSINGLE HUNG WINDOWWITH 4" TRIM (ALL 4 SIDES)125125SCALE : 3/32" = 1'-0"EL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"6' HIGH x 8' WIDE VINYLPRIVACY FENCE (TYP.)SINGLE HUNG WINDOWWITH 4" TRIM (ALL 4 SIDES)REVISIONSPROJECT #:DATE:
phone
fax
mpg-architects.com
330.666.5770
330.666.8812
3660 Embassy Parkway
Fairlawn, OH 44333
REDWOOD McHENRY N. CHAPEL HILL
27922 OCTOBER 12, 2022 NOTE!!!THIS DRAWING IS NOTFOR CONSTRUCTIONPRELIMINARYMcHENRY, IL 60051A1.3BUILDING FLOOR PLAN AND ELEVATIONS
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DECORATIVE LOUVERASPHALT SHINGLESGUTTERS ANDDOWNSPOUTSHORIZONTAL SIDINGSHAKESCORNER TRIMSTONE VENEEROVERHEAD GARAGE DOORSINGLE HUNG6'-6" X 6'-8" SLIDING PATIODOORVINYLDIMENSIONAL 30YEAR LAMINATEDPREFINISHEDALUMINUMVINYLVINYLVINYLPRESTIGERAISED PANELPAN STEELVINYLVINYLITEM:MATERIAL / STYLE:WHITEWEATHERED WOODWHITEVARIESVARIESWHITEOHIO SOUTHERNLIMESTONEWHITESTANDARD WHITE WITHCOLONIAL PATTERNFLAT GRIDSWHITECOLOR:NOTE:ADDRESS FOR EACH UNIT TO BE PLACED IN SUCH A POSITION AS TO BE PLAINLY VISIBLEAND LEGIBLE FROM THE STREET OR ROAD.EXTERIOR FINISH MATERIAL SELECTIONSWILLOWOODHIGH PROFILE SIDE ELEVATION3SCALE: 3/32" = 1'-0"WILLOWOODSTANDARD SIDE ELEVATION4SCALE: 3/32" = 1'-0"WILLOWOODOVERALL FLOOR PLANPARTIAL SIDE ELEVATION5SCALE: 3/32" = 1'-0"WILLOWOOD1'-0"REINFORCED CONCRETEFOOTINGSTONE VENEERCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSASPHALT SHINGLESLOMANCO ALUMINUM SLANT BACKROOF VENT #750. INSTALL PERMANUFACTURER'S RECOMMENDATIONS8'-0"6'-0" MIN.FRONT ELEVATION1SCALE: 3/32" = 1'-0"WILLOWOODREAR ELEVATION2SCALE: 3/32" = 1'-0"WILLOWOOD52'-0" OVERALL 38'-0"38'-0"WILLOWOOD38'-0"WILLOWOOD38'-0"WILLOWOOD190'-0" (OVERALL)STONE VENEERCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSASPHALT SHINGLESCONTINUOUS RIDGE VENTOVERHEAD GARAGE DOORA/CA/CCORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTS2-LITE SLIDER WINDOW WITH4" TRIM (ALL 4 SIDES)SINGLE HUNG WINDOW WITH4" TRIM (ALL 4 SIDES)ASPHALT SHINGLESCONTINUOUS RIDGE VENT6'-6"x6'-8" SLIDING PATIO DOORWITH TRANSOM ABOVEWILLOWOOD38'-0"WILLOWOODGARAGEMASTERBEDROOMDENMSTR.BATHWALK-INCLOSETKITCHENBATH 2GREATROOMBEDROOM2ENTRYPORCHMECH.LAUNDRYCLOSETACCLOSETPANTRYLINENSINGLE HUNG WINDOW WITH 4"TRIM (TOP AND SIDES)DECORATIVELOUVER - TYP.SHAKESA/CA/CA/C1'-0"EL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"EL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"NOTE:STONE RETURN OCCURSADJACENT TO HIGHPROFILE SIDE ELEVATIONONLY125125SCREENED IN PATIOAREA WITH DOOR (TYP.)NOTE:HIGH PROFILE SIDEELEVATION OCCURS ATSTREET VIEW ONLY125125CORNER TRIMHORIZONTAL SIDINGGUTTERS AND DOWNSPOUTSDECORATIVE LOUVER - TYP.CONTINUOUS RIDGE VENTASPHALT SHINGLESSHAKESSTONE VENEERCONTINUOUS RIDGE VENTEL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"1'-0"EL :+8'-1"FINISHED FLOORTRUSS BEARINGEL :+0'-0"125125DECORATIVELOUVER - TYP.SCALE : 3/32" = 1'-0"SINGLE HUNG WINDOWWITH 4" TRIM (ALL 4 SIDES)REVISIONSPROJECT #:DATE:
phone
fax
mpg-architects.com
330.666.5770
330.666.8812
3660 Embassy Parkway
Fairlawn, OH 44333
REDWOOD McHENRY N. CHAPEL HILL
27922 OCTOBER 12, 2022 NOTE!!!THIS DRAWING IS NOTFOR CONSTRUCTIONPRELIMINARYMcHENRY, IL 60051A1.4BUILDING FLOOR PLAN AND ELEVATIONS
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