HomeMy WebLinkAboutOrdinances - 24-61 - 12/16/2024 - Redwood Prelim Plat, Zoning Amendment CITY OF MCHENRY
MCHENRY COUNTY
STATE OF ILLINOIS
Ordinance 24-61
ORDINANCE GRANTING A PRELIMINARY PLAT OF SUBDIVISION,
ZONING MAP AMENDMENT, AND PRELIMINARY PLAN APPROVAL
FOR A CONDITIONAL USE PERMIT FOR THE REDWOOD PLANNED
UNIT DEVELOPMENT LOCATED AT THE SOUTHEAST CORNER OF
CHAPEL HILL ROAD AND IL STATE ROUTE 120, IN THE CITY OF
MCHENRY, MCHENRY COUNTY, ILLINOIS
Passed by the
Mayor and City Council
Of the
City of McHenry
McHenry County
State of Illinois
December 16, 2024
Published in pamphlet form by authority of the Mayor and City Council of the City
of McHenry, McHenry County, Illinois this 17th Day of December 2024
ORDINANCE NO 24-61
ORDINANCE GRANTING A PRELIMINARY PLAT OF SUBDIVISION,ZONING MAP AMENDMENT,
AND PRELIMINARY PLAN APPROVAL FOR A CONDITIONAL USE PERMIT FOR THE REDWOOD
PLANNED UNIT DEVELOPMENT LOCATED AT THE SOUTHEAST CORNER OF CHAPEL HILL ROAD
AND IL STATE ROUTE 120, IN THE CITY OF MCHENRY, MCHENRY COUNTY, ILLINOIS
WHEREAS, the City of McHenry, McHenry County, Illinois, is a home rule municipality as
contemplated under Article VII,Section 6,of the Constitution of the State of Illinois,and the passage
of this Ordinance constitutes an exercise of the City's home rule powers and functions as granted in
the Constitution of the State of Illinois;
WHEREAS, a petition has been filed with the City by Redwood USA, LLC., of 7007 East Pleasant
Valley Road, Independence, Ohio 44131 ("CONTRACT PURCHASER") requesting zoning classification to
permit construction of a non-owner occupied single-storytownhome neighborhood on a parcel of property
described on attached"EXHIBITA"attached hereto("REDWOOD PARCEL"),which is part of a larger parcel
legally described on the attached "EXHIBIT B" ("SUBIECT PROPERTY");
WHEREAS, a public hearing on said petition was held before the Planning and Zoning
Commission on August 16, 2023 in the manner prescribed by ordinance and statute,and as a result
of said hearing,the Planning and Zoning Commission did unanimously recommend to the City Council
the granting of the requested Conditional Use Permit; and
WHEREAS, the City Council has considered the evidence and recommendations from the
Planning and Zoning Commission and finds that the approval ofthe requested Conditional Use Permit
is consistent with the objectives of the City of McHenry Zoning Ordinance to protect the public health,
safety, morals and general welfare of its residents.
NOW,THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CIN OF MCHENRY, MCHENRY
COUNTY, ILLINOIS,AS FOLLOWS:
SECTION 1:That the preliminary plat of subdivision entitled, "Preliminary Plat of Subdivision
for Redwood of McHenry," prepared by CEMCON, Ltd. dated 10-10-22 and revised 12-6-2024
attached hereto as"EXHIBIT C" is hereby approved.
SECTION 2:That LOT 1 and LOT 2 as depicted on "EXHIBIT C" is hereby granted a Zoning Map
Amendment to RM-1 Low Density Multi-Family Residential District. That LOT 3 as depicted on
"EXHIBIT C" is hereby classified as E Estate District in accordance with the City of McHenry Zoning
Ordinance.
SECTION 3: In granting said Zoning Map Amendment,the City Council finds that the approval
criteria for Zoning Amendments listed in§11-5-5 of the City of McHenry Zoning Ordinance have been
met.
SECTION 4: That the REDWOOD PARCEL is hereby granted Preliminary Plan Approval for a
Conditional Use Permit to allow a non-owner-occupied, single-story, townhome neighborhood
Planned Unit Development subject to the following conditions of approval:
20
1. All development on site shall be in substantial conformance with the plans attached
hereto in "EXHIBT D".
2. The Planned Unit Development Conditional Use Permit is specific to Redwood USA LLC and its
successors, assigns, nominees, or successors-in-title; provided, however, Redwood USA LLC
may assign its rights under this Agreement to a non-affiliate with the prior consent of the
CITY,such consent not to be unreasonably withheld.
3. The CONTRACT PURCHASER shall work with the City of McHenry, Illinois Department of
Transportation, and McHenry County Division of Transportation to resolve any access
conflicts.
4. 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.
SECTION 5: In granting said Conditional Use Permit, the City Council finds that the Approval
Criteria for Conditional Uses listed in §11-15-5 and Standards for Planned Unit Developments listed
in §11-20-5 of the City of McHenry Zoning Ordinance have been met.
SECTION 6: All Ordinances or parts thereof in conflict with the terms and provisions hereof
are hereby repealed to the extent of such conflict.
SECTION 7:This Ordinance shall be published in pamphlet form by and under the authority
of the corporate authorities of the City of McHenry, McHenry County, Illinois.
SECTION 8:This Ordinance shall be in full force and effect from and after its passage, approval,
and publication in pamphlet form as provided by law.
Passed this 16th day of December,2024.
Ayes Nays Absent Abstain
Alderwoman Bassi x
Alderman Davis X
Alderman Glab x
Alderman Koch x
Alderman McClatchey x
Alderwoman Miller X
Alderman Santi x
� \
Wayne Jett, Mayor Trisha Ramel, City Clerk
21
Exhibit A
Legal Description of the Redwood
Parcel
THAT PART OF THE WEST HALF OF SECTION 31, TOWNSHIP 45 NORTH, RANGE 9 EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 31; THENCE NORTH 00 DEGREES 19
MINUTES 07 SECONDS EAST, 1513.37 FEETALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SAID
SECTION 31 TO THE EASTERLY RIGHT OF WAY LINE OF CHAPEL HILL ROAD PER DOCUMENT 2023R0010847;
THENCE NORTHEASTERLY, 155.24 FEET ALONG A CURVE TO THE LEFT,HAVING A RADIUS OF 1100.00 FEET
AND A CHORD BEARING NORTH 24 DEGREES 38 MINUTES 35 SECONDS EAST;THENCE SOUTH 89 DEGREES
55 MINUTES 04 SECONDS EAST,97.59 FEET;THENCE EASTERLY 13.50 FEET ALONG A CURVE TO THE SOUTH,
HAVING A RADIUS OF 183.00 FEET AND A CHORD BEARING SOUTH 87 DEGREES 48 MINUTES 13 SECONDS
EAST; THENCE SOUTH 32 DEGREES 39 MINUTES 45 SECONDS EAST, 67.60 FEET; THENCE SOUTH 38
DEGREES 05 MINUTES 12 SECONDS EAST, 572.82 FEET; THENCE SOUTH 67 DEGREES 25 MINUTES 04
SECONDS EAST, 312.32 FEET;THENCE SOUTH 00 DEGREES 13 MINUTES 40 SECONDS EAST, 1077.00 FEET;
THENCE NORTH 89 DEGREES 54 MINUTES 23 SECONDS WEST, 865.32 FEET TO THE WEST LINE OF THE
SOUTHWEST QUARTER OF SAID SECTION 31;THENCE NORTH 00 DEGREES OS MINUTES 37 SECONDS EAST,
409.59 FEET ALONG SAID WEST LINE TO THE POINT OF BEGINNING, IN MCHENRY COUNTY, ILLINOIS.
22
Exhibit B
Legal Description of the Subject
Property
THAT PART OF THE WEST 1631.52 FEET OF THE WEST 1/2 OF SECTION 31,TOWNSHIP 45 NORTH, RANGE
9 EAST OF THE THIRD PRINCIPAL MERIDIAN,DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT OF INTERSECTION OF THE WEST LINE OF THE WEST 1631.52 FEET OF THE WEST
1/2 OF SAID SECTION 31 AND THE CENTER LINE OF A PUBLIC HIGHWAY RUNNING IN A NORTHWESTERLY
AND SOUTHEASTERLY DIRECTION AND COMMONLY KNOWN AS STATE ROUTE 120; THENCE
SOUTHEASTERLY ON THE CENTER LINE OF SAID STATE ROUTE 120 AND BEING ON A CURVE CONVEX
NORTHWESTERLY AND HAVING A RADIUS OF 28650 FEET FOR A DISTANCE OF 297.71 FEETTO A POINT OF
TANGENCY; THENCE SOUTHEASTERLY ON SAID CENTER LINE AND TANGENT TO THE LAST DESCRIBED
CURVE, AT THE LAST DESCRIBED POINT, FOR A DISTANCE OF 10.55 FEET TO A POINT OF CURVE IN SAID
CENTER LINE; THENCE SOUTHEASTERLY ON SAID CENTER LINE AND BEING ON A CURVE, CONVEX
NORTHEASTERLY AND HAVING A RADIUS OF 1243.20 FEET FOR A DISTANCE OF 350.53 FEET TO A POINT
OF TANGENCY IN SAID CENTER LINE;THENCE SOUTHEASTERLY ON SAID CENTER LINE AND TANGENT TO
THE LAST DESCRIBED CURVE,AT THE LAST DESCRIBED POINT, FOR A DISTANCE OF 378 FEET TO A POINT
WHICH IS 222.23 FEET NORTHWESTERLY FROM THE NORTHWEST CORNER OF A CERTAIN DEED RECORDED
IN THE RECORDER'S OFFICE OF MCHENRY COUNTY, ILLINOIS, AS DOCUMENT NUMBER 552643; THENCE
SOUTHWESTERLY FOR A DISTANCE OF 462.61 FEET TO A POINT ON A LINE DRAWN 433 FEET
SOUTHWESTERLY OF AND PARALLEL TO THE CENTER LINE OF SAID STATE ROUTE 120, SAID POINT BEING
235 FEET NORTHWESTERLY FROM A POINT OF CURVE WHICH IS ON A RADIAL LINE FROM THE POINT OF
CURVE IN THE CENTER LINE OF SAID HIGHWAY;THENCE SOUTHEASTERLY PARALLEL TO SAID CENTER LINE
FOR A DISTANCE OF 235 FEET TO A POINT OF CURVE; THENCE SOUTHEASTERLY ON A CURVE, CONVEX
SOUTHWESTERLY AND HAVING A RADIUS OF 5208.38 FEET FOR A DISTANCE OF 31.75 FEET TO A POINT;
THENCE SOUTH 34 DEGREES 22 MINUTES 04 SECONDS WEST FOR A DISTANCE OF 21.82 FET; THENCE
SOUTH 58 DEGREES 17 MINUTES 02 SECONDS EAST FOR A DISTANCE OF 785.97 FEET TO THE MOST
SOUTHERLY CORNER OF DOCUMENT NUMBER 456833 AND THE EAST LINE OF WEST 1631.52 FEET OF THE
WEST 1/2 OF SAID SECTION 31;THENCE SOUTH ON THE EAST LINE THEREOF 2833.46 FEETTO A POINT ON
THE SOUTH LINE OF PRAIRIE STREET, EXTENDED WEST, AS SHOWN ON THE PLAT OF KENTS ACRES UNIT
NO.2,AS RECORDED IN THE RECORDER'S OFFICE OF MCHENRY COUNTY,ILLIN015 AS DOCUMENT NUMBER
353790;THENCE WEST ON THE SOUTH LINE OF SAID PRAIRIE STREET, EXTENDED WEST, FOR A DISTANCE
OF 500 FEET TO A POINT;THENCE NORTH 0 DEGREES 44 MINUTES 00 SECONDS EAST 400.00 FEET TO A
POINT;THENCE NORTH 89 DEGREES 15 MINUTES 00 SECONDS WEST, 1133.93 FEET TO THE WEST LINE OF
SAID SECTION 31 TO A PONT WHICH IS 826.25 FEET,DEED DISTANCE,FROM THE SOUTHWEST CORNER OF
SAID SECTION 31; THENCE NORTH ON SAID WEST LINE 3945.07 FEET TO THE PLACE OF BEGINNING, IN
MCHENRY COUNTY, ILLINOIS;
EXCEPTING THEREFROM THOSE TRACTS OF LAND DESCRIBED IN THE DEEDS RECORDED AS DOCUMENT
NUMBERS 688871,686427,619486,552643,614942 AND 98R00048867;
AND EXCEPTING THAT PART OF THE LAND DEDICATED RIGHT OF WAY FOR PUBLIC ROAD PURPOSES BY
DEDICATION RECORDED FEBRUARY 3, 1923 AS DOCUMENT NUMBER 57768.
23
EXHIBIT C
Preliminary Plat of Subdivision for Redwood of McHenry prepared by CEMCON,Ltd.dated 10-10-22
and revised 12-6-2024
24
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EXHIBIT D
Redwood Plans
a. Redwood Material Sample Board dated 12-6-24;
b. Preliminary Plat of Subdivision-Prepared by Cemcon, Ltd., revised on 12-06-2024;
c. Preliminary Engineering Plan—Prepared by Cemcon, Ltd., revised on 12-06-2024,
d. Preliminary Stormwater Management Analysis and Report—Prepared by Cemcon, Ltd.,revised on
08-02-2023,
e. Preliminary Landscape Plan—Prepared by CT Consultants,dated 08-17-2023(No noted revisions)
and Redwood Landscape Standards 4.1 dated 5-24-2022;
f. Preliminary P.U.D. Plan—Prepared by Cemcon, Ltd., last revised on 08-07-2023;
g. Report of Soils Exploration—Prepared by Testing Service Corporation,dated on 09-28-2022;
h. Tree Inventory Report—Prepared by Urban Forest Management, Inc.and dated 08-30-2023;
i. Overall Floor Plan—Prepared by MPG Architects,and dated 10-12-2022;
j. Negative Findings Wetland Delineation Report—Prepared by Midwest Ecological,and dated 10-06-
2022.Approval of these plans and specifications are subject to receiving final approval of the
Planned Unit Development from the City Council and further subject to receiving all required CITY
pe rm its.
k. Offsite Construction Exhibit prepared by Cemcon dated 10-3-2024;
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OWNER: MCF FARMS, LLC �- i
21Q CRYSTAL STREET . Z 1 1 �
SUITE D � PROPOSED RIGHT OF W � � c�
CARY, IL 60013 � �� TO BE DEDICATED + �
CONTROL PO I NTS P.I.N.: 09-36-200-035 0 ' �; ,
ZONING: �m �� ^� O
A1-AGRICULTURAL ,� cv� � .-,��
ELEVAT I ON REFERENCE MARK : � � �-'� � ������
NGS MONUMENT MCHENRY 2B IPID AJ2968) : LOCATED 32 FT V i.,��� M ,�ti
WEST OF CENTERL I NE OF FRONT ROYAL DR I VE I N <v �i s� � LEGAL DESCRIPTION
WH I SPER I NG OAKS PARK . STAT I ON I S LOCATED I I FT o W � Ni ' T
NORTH OF CENTERL I NE OF ENTRANCE TO FORT MCHENRY � �Q �v o O N H9� �J�O4�� W ;�i '
'' � �� � rni � THAT PART OF THE WEST HALF OF SECTION 31, TOWNSHIP 45 NORTH, RANGE
PLAYGROUND , 98 FT SOUTH OF MANHOLE I N 8 FT X 8FT � �� Q O.S9 �' "� 9 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS:
CONCRETE , 44 FT NORTH-NORTHWEST OF MANHOLE , 23 FT ` �J��a z; �' °� .O R � BEGINNING AT THE WEST QUARTER CORNER� OF SAID SECTION 31; THENCE
NORTH OF TELEPHONE UT I L I TY BOX , I 5 FT WEST OF _2. �a R=183.00� � ^ ' NORTH 00 DEGREES 19 MINUTES 07 SECONDS EAST, 1229.63 FEET ALONG THE
BACK-OF-CURB , AND 3 FT WEST OF EDGE OF CONRETE o , R=300.0� ; WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 31 TO THE
S I DEWALK . NOTE-ACCESS TO DATUM PO I NT THROUGH 6 I NCH ` ' R=Ss.o' Mo � � L=13.50 � � �� � � EASTERLY RIGHT OF WAY LINE OF CHAPEL HILL ROAD PER DOCUMENT
LOGO CAP . DATUM PO I NT I S 0 .4 FT BELOW CAP . r R=��.o� �,• � Chd. Brg.= N 87 4813 W , � 98R00048867; THENCE NORTHEASTERLY, 74.48 FEET ALONG A SAID RIGHT OF
EVAT I ON : 746 R�M ' -� -- -- -------- ----- ____ ; i z � WAY, BEING A CURVE TO THE LEFT, HAVING A RADIUS OF 1080.00 FEET AND
33.30' •� --�� �; i o o � A CHORD BEARING NORTH 21 DEGREES 57 MINUTES 17 SECONDS EAST;
CP I 00 - FOUND MAG NA I L I N ASPHALT SHOULDER ALONG � R= 51.0� R i5o.o' �� �� ^; i �^,o <v Z THENCE EASTERLY 31.77 FEET ALONG A CURVE TO THE SOUTH, HAVING A
SOUTH S I DE OF I LL I NO I S ROUTE I 20 NEAR NORTHEASTERN RE � �'� � � a � o J�' RADIUS OF 117.00 FEET AND A CHORD BEARING SOUTH 82 DEGREES 08
R=z.o' o , �� �� � �� � � o � 2�'� MINUTES 18 SECONDS EAST• THENCE SOUTH 89 DEGREES 55 MINUTES 04
MOST CORNER OF S I TE AS SHOWN HEREON . � C° -� o - �? Fi(�� _ �� �� �; i �j��� � �
� � o � �� c� o � Q `� SECONDS EAST, 1 02.63 FEET; THENCE EASTERLY 13.50 FEET ALONG A CURVE
� E D - - - - - � o � �;M� Q�, i � o'o ��
=s5.o' - o; �c� � � � � W N M = T O T H E S O U T H, H A V I N G A R A D I U S O F 1 8 3.0 0 F E E T A N D A C H O R D B E A R I N G
N : 2066588 .081 E : 1010888 .059 ELEV . : 769 . 334 . � N � � � M � o �
� R=� .o' - � \ o � � �,�,°' v o� � �� i W �� o� o`�'J`� SOUTH 87 DEGREES 48 MINUTES 13 SECONDS EAST; THENCE SOUTH 32
�30.0' � �� �, ��zo � Q� o i m
R=50.0' ------ --- ------_ � ` �v �, i ^ DEGREES 39 MINUTES 45 SECONDS EAST, 67.60 FEET; THENCE SOUTH 38
C P I I I - S E T M A G N A I L I N P A V E M E N T A T N O R T H W E S T �_ R-30.0� -� � � �' �% �'"� _ .. "'� ��oJ ��'� D E G R E E S 0 5 M I N U T E S 1 2 S E C O N D S E A S T 5 7 2.8 2 F E E T• T H E N C E S O U T H 6 7
CORNER OF THE I NTERSECT I ON OF CREST STREET AND H I LL � _ g5, �j �� �� �' o� ii; �o�, �2 � �-��� i �� ' '
� � �. � o, �, � � ;� �,�,,,,,�=c�, DEGREES 25 MINUTES 04 SECONDS EAST, 312.32 FEET; THENCE SOUTH 00
ROAD. ^ a' �` � \ ,
�� / \ � , „�0�0�, � Q Z �o,�.=�o�c�, D E G R E E S 1 3 M I N U T E S 4 0 S E C O N D S E A S T, 1 0 7 7.0 0 F E E T; T H E N C E N O R T H 8 9
�� , o Z � c� � � D E G R E E S 5 4 M I N U T E S 2 3 S E C O N D S W E S T, 8 6 5.3 2 F E E T T O T H E W E S T L I N E O F
N : 2065309 . 273 E : I 01 I 747 . 228 ELEV . : 765 . 028 � � \�� � �a' ��o�'� �•�"� THE SOUTHWEST QUARTER OF SAID SECTION 31; THENCE NORTH 00 DEGREES
R=s s.o'R o � �� ��� S, _�/� Q�, 0 5 M I N U T E S 3 7 S E C O N D S E A S T, 4 0 9.5 9 F E E T A L O N G S A I D W E S T L I N E T O T H E
CP I I 2 - SET MAG NA I L I N PAVEMENT AT NORTHEAST , ,�. J R=115.0' / � � ,� ?� S2� = POINT OF BEGINNING, IN MCHENRY COUNTY, ILLINOIS.
CORNER OF THE INTERSECTION OF CREST STREET AND KENT � � Ha \ �� .' S O9, o
ROAD. /� �O \ ���`L. /��. �2� S�� ,� -
� ���� / � ti�, ,k � � , ZONING DEVIATION LIST:
N : 2065302 . 687 E : 1012081 .472 ELEV . : 763 .080 � �°' � �' ?3S' 1
/ O �i� / i� � 1. 11-8D-1 TABLE 1 UNCOVERED SPACE REQUIREMENT 73%THE
�opP W� i O `L�' // , \ �p���� � ���� � PROPOSED SITE INCLUDES 50.4%UNCOVERED SPACE.
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; , \ W � \ J i �i� LOT AREA: t27.13 ACRES
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- �'9,yF. \ � s ��' UNITS: 177 TOTAL UNITS
. � / � ,,
F.ES \ `� A 0 � /
� UNIT BREAKDOWN:
/ � .. / s p, / � ' �i� ' TOTAL: 7-HAYDENWOOD UNITS(4%)
~"��"� i �� 80-FORESTWOOD UNITS(45%)
ORM \� \ ✓R=25.0' � 8-FORESTWOOD UNITS EXT.GARAGE(5%)
F��u� � / \ � 28-MEADOWOOD UNITS(16%)
�� °'- �� \ � / \ '� 21-CAPEWOOD UNITS(12%)
� N,4GEM �� � 4-CAPEWOOD UNITS EXT.GARAGE(2%)
- / 29-WILLOWOOD UNITS(16%)
� ^ � � O -21.0 � \
/��` 177 TOTAL UNITS= 6.45 UNITS PER ACRE
� � �
�� / F�21.0 O
PHASE 1: 21.28 ACRES
�i �p�� � � / / \ 7-HAYDENWOOD UNITS (6%)
�,ro QF. / � O \ 62-FORESTWOOD UNITS (49%)
�P � � 20-MEADOWOOD UNITS (16%)
� / � � �'�� �'� F \ 17-CAPEWOOD UNITS (130%)
^ � O O 21-WILLOWOOD UNITS (16/o)
r \ / �� \ 127 TOTAL UNITS =5.96 UNITS PER ACRE
\ �O
- \ / �.� PHASE 2: 6.14 ACRES
� \ �h`O 18-FORESTWOOD UNITS (36%)
?• \ O \ 8 FORESTWOOD UNITS EXT.GARAGE(16%)
� F 8-MEADOWOOD UNITS (16%)
'� � easin \ \ 4-CAPEWOOD UNITS (8%)
�� O \ 4-CAPEWOOD UNITS EXT.GARAGE(8%)
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1 O � � ��, O � � REAR TO REAR 50 FT.
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PARKING: REQUIRED 360
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� �� � O \ O j O \ \ TOTAL 398
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M � I � , � N o N 9' 9' " E � O I DISTANCES.
O N O 34 R=s�. ' C DIMENSIONS ENCLOSED WITH ( ) ARE RECORD
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� Aurara, Illinais 60502-9675
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m O OO � O O O FO OO � O OO OO O O 0 0 O DISC NO.: 848027 FILE NAME: PREOVER
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DECORATIVE CONTINUOUS RIDGE VENT
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ASPHALT SHINGLES 5� EL :+9'-1" —�5 SHAKES FOR CONSTRUCTION
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PROFILE SIDE ELEVATION � � (B L
ONLY SCALE: 3/32�� _ ��-o�� LEASI NG OFFICE, FORESTWOOD, CAPEWOOD � � � �� �
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FLAT GRIDS
6'-6"X 6'-8"SLIDING PATIO VINYL WHITE
OVERALL FLOOR PLAN DOOR .
NOTE:
SCALE : 3/32�� = 1�-O�� L EAS I N G O F F I C E FO RESTWOO D CAP EWOO D ADDRESS FOR EACH UNIT TO BE PLACED IN SUCH A POSITION AS TO BE PLAINLY VISIBLE 1 OF 4
> > AND LEGIBLE FROM THE STREET OR ROAD.
DECORATIVE CONTINUOUS RIDGE VENT
�°��ER-TYP. P R E L I M I N A RY
LOMANCO ALUMINUM SLANT BACK 12 12 DECORATIVE LOUVER-TYP.
ROOF VENT#750. INSTALL PER 8'-0" '-0" MIN. '-0"MIN.
MANUFACTURER'S RECOMMENDATIONS _ —�5 CONTINUOUS RIDGE VENT 5� ASPHALT SHINGLES NOTE!!!
� � �2 12 THIS DRAWING IS NOT
ASPHALT SHINGLES 5� �5 SHAKES FOR CONSTRUCTION
GUTTERS AND DOWNSPOUTS � TRUSS BEARING � TRUSS BEARING GUTTERS AND DOWNSPOUTS
EL :+8'-1" EL :+8'-1"
HORIZONTAL SIDING � `� �� � � � � � VINYL"BOARD ON BOARD"
PRIVACY FENCE REVISIONS
CORNER TRIM �� ��
� FINISHED FLOOR � FINISHED FLOOR HORIZONTAL SIDING
1'-0" EL :+0'-0" �, �„ EL :+0'-0"
STONEVENEER _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ STONEVENEER _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ CORNERTRIM
— — — — — — — — — — — � — — — — — � — � —
REINFORCED CONCRETE SINGLE HUNG WINDOW WITH SINGLE HUNG WINDOW WITH
FOOTING 4"TRIM (ALL 4 SIDES) 4"TRIM (TOP AND SIDES)
PARTIAL SIDE ELEVATION STANDARD SIDE ELEVATION HIGH PROFILE SIDE ELEVATION
5 SCALE: 3/32" = 1'-0" � SCALE: 3/32" = 1'-0" � SCALE: 3/32" = 1'-0"
FORESTWOOD MEADOWOOD MEADOWOOD
CONTINUOUS RIDGE VENT
ASPHALT SHINGLES
SINGLE HUNG WINDOW WITH
— 4"TRIM (ALL 4 SIDES)
- LIGHT FIXTURE
� TRUSS BEARING GUTTERS AND DOWNSPOUTS
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STONE RETURN OCCURS PRIVACY FENCE (TYP.) O O �,Q �
ADJACENT TO HIGH � M � � �
PROFILE SIDE ELEVATION R EAR E L EVAT I O N M M � � V
2 � L
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ASPHALT SHINGLES � �
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SINGLE HUNG WINDOW STONE VENEER � Q
WITH 4"TRIM (ALL 4 SIDES)
F RO N T E L EVAT I O N OVERHEAD GARAGE DOOR
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6'-6"X 6'-8"SLIDING PATIO VINYL WHITE
OVERALL FLOOR PLAN DOOR .
NOTE:
SCALE : 3/32�� = 1�-O�� M EAD OWOO D FO RE STWOO D M EADOWOO D ADDRESS FOR EACH UNIT TO BE PLACED IN SUCH A POSITION AS TO BE PLAINLY VISIBLE 2 OF 4
> > AND LEGIBLE FROM THE STREET OR ROAD.
DECORATIVE CONTINUOUS RIDGE VENT
�°��ER-TYP. P R E L I M I N A RY
LOMANCO ALUMINUM SLANT BACK SHAKES 12 CONTINUOUS RIDGE VENT 12 DECORATIVE LOUVER-TYP.
ROOF VENT#750. INSTALL PER 8'-0" '-0" MIN. '-0"MIN. TRUSS —�5 TRUSS 5� I I I
MANUFACTURER'S RECOMMENDATIONS — BEARING BEARING ASPHALT SHINGLES NOTE...
� � (SUNROOM) 12 (SUNROOM) ', �2 THIS DRAWING IS NOT
ASPHALT SHINGLES EL :+9'-1" 5� EL :+9'-1" �5 FOR CONSTRUCTION
GUTTERS AND DOWNSPOUTS � TRUSS BEARING � TRUSS BEARING GUTTERS AND DOWNSPOUTS
EL :+8'-1" EL :+8'-1"
HORIZONTAL SIDING �� ` �� � � � � � � �� VINYL"BOARD ON BOARD"
� , � � PRIVACY FENCE
CORNER TRIM �� FINISHED FLOOR �� REVISIONS
� � FINISHED FLOOR �� CORNER TRIM
EL :+0'-0" EL :+0'-0" , „ , „
STONEVENEER ��-�� _ _ _ _ _ _ _ _ _ � _ � _ L � _ _ _ _ _ _ _ _ _ _ _ � STONEVENEER 1 -0 1 -0 � - - - - - - - - - - HORIZONTALSIDING
— — — — � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — —
REINFORCED CONCRETE SINGLE HUNG WINDOW WITH 6x6 P.T. WOOD POST WITH SINGLE HUNG WINDOW WITH
FOOTING 4"TRIM (TOP AND SIDES) PVC SLEEVE. COLOR: WHITE 4"TRIM (ALL 4 SIDES)
PARTIAL SIDE ELEVATION HIGH PROFILE SIDE ELEVATION NOTE: STANDARD SIDE ELEVATION
HIGH PROFILE SIDE
5 SCALE: 3/32" = 1'-0" SCALE: 3/32" = 1'-0" ELEVATION OCCURS AT SCALE: 3/32" = 1'-0"
FORESTWOOD CAPEWOOD STREETVIEWONLY CAPEWOOD
CONTINUOUS RIDGE VENT
ASPHALT SHINGLES
TRUSS
BEARING 2-LITE SLIDER WINDOW WITH
(SUNROOM) _ —_
4"TRIM (ALL 4 SIDES)
EL :+9 -1 — —
GUTTERS AND DOWNSPOUTS
� TRUSS BEARING - LIGHT FIXTURE
EL :+8'-1" � � � ■ � ■ � ■ ■ �
� � 6'-6"x6'-8"SLIDING PATIO DOOR
� FINISHED FLOOR wc wc wc wc �� HORIZONTAL SIDING O N �C'7 �
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1 -0 1 -0 CORNER TRIM ~ � � M V
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— — — — — — — — — — — — — — — — — — — — — — — — — —
— — — — — — — — — — —
6' HIGH x 8'WIDE VINYL SINGLE HUNG WINDOW Cfl CO � � �"'
PRIVACY FENCE (TYP.) WITH 4"TRIM (ALL 4 SIDES) NOTE: C4 CO �O �
STONE RETURN OCCURS O O � �'
R EAR E L EVAT I O N ADJACENT TO HIGH
c'7 M tA C �
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2 PROFILE SIDE ELEVATION � � L
SCALE: 3/32�� _ ��-o�� CAPEWOOD, FORESTWOOD, CAPEWOOD ONLY � � � � �
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DECORATIVE CONTINUOUS RIDGE VENT � 0 LL Q
LOUVER-TYP. � � �
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SHAKES DECORATIVE LOUVER-TYP. Q N
LIGHT FIXTURE � �
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_ 12 12 SINGLE HUNG WINDOW WITH N W
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F RO N T E L EVAT I O N OVERHEAD GARAGE DOOR
1 SCALE: 3/32" = 1'-0" � N
CAPEWOOD, FORESTWOOD, CAPEWOOD z o ' :
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PRELIMINARY STORMWATER MANAGEMENT
ANALYSIS AND REPORT
FOR
REDWOOD MCHENRY
MCHENRY, ILLINOIS
REVISED: AUGUST 2, 2023
REVISED: JANUARY 16, 2023
OCTOBER 11, 2022
848.027
PROFESSIONAL ENGINEER'S CERTIFICATION
STATE OF ILLINOIS }
SS.
COUNTY OF DUPAGE}
I, KEVIN T. SERAFIN, A LICENSED PROFESSIONAL ENGINEER OF ILLINOIS, HEREBY CERTIFY THAT THIS
TECHNICAL SUBMISSION WAS PREPARED ON BEHALF OF REDWOOD USA, LLC BY CEMCON, LTD. UNDER MY
PERSONAL DIRECTION. �,}`�""'•�,
_'��� � � -�'��'�''+
DATED TH 2nd AY OF Auqust ,AD,2023 - � �-''����� �•. � ++
. :� '' � - � +�
' "�.:�Q@2-��'S211��'• r r
f.`aC: L�;•r?iSC? : � �
ILL NOIS LICENSED PROFE IONAL ENGINEER NO.062-052118 % ; p�'�rt,��iQ'�kt � �'%
MY LICENSE EXPIRES ON NOVEMBER 30,2023 f%,� �}-.. rt�*��� ,•'.�i_x
PROFESSIONAL DESIGN FIRM LICENSE NO.184-002937,EXPIRATION DATE IS APRIL 30,2025,����;,�;�1�4t�
NOTE: UNLESS THIS DOCUMENT BEARS THE ORIGINAL SIGNATURE AND IMPRESSED SEAL OF THE
DESIGN PROFESSIONAL ENGINEER,IT IS NOT A VALID TECHNICAL SUBMISSION.
PREPARED FOR: PREPARED BY:
REDWOOD USA, LLC CEMCON, LTD.
7007 EAST PLEASANT VALLEY ROAD 2280 WHITE OAK CIRCLE
INDEPENDENCE, OH 44131 SUITE 100
AURORA, IL 60504
216-254-8425 630-862-2100
PRELIMINARY STORMWATER MANAGEMENT
ANALYSIS AND REPORT
FOR
REDWOOD MCHENRY
MCHENRY, ILLINOIS
TABLE OF CONTENTS
SECTION PAGE
NO.
1.0 PROJECT DESCRIPTION 1
2.0 SPECIAL MANAGEMENT AREAS 1 - 2
A. FLOODPLAIN/FLOODWAY
B. WETLANDS
3.0 EXISTING "WITHOUT PROJECT" CONDITION 2 - 3
A. DESCRIPTION
B. METHODS
4.0 PROPOSED "WITH PROJECT" CONDITION 4 - 7
A. DESCRIPTION
B. HYDROLOGIC ANALYSIS
5.0 COMPENSATORY STORAGE CALCULATIONS 8
6.0 BEST MANAGEMENT PRACTICES 8
7.0 SOIL EROSION AND SEDIMENTATION CONTROL PLAN 8 - 9
8.0 STORMWATER SYSTEMS MAINTENANCE PLAN 9 - 10
9.0 SUMMARY 10
PRELIMINARY STORMWATER MANAGEMENT
ANALYSIS AND REPORT
FOR
REDWOOD MCHENRY
MCHENRY, ILLINOIS
EXHIBITS
EXHIBIT A SITE LOCATION &AERIAL MAP
EXHIBIT B USDA NRCS SOILS MAP
EXHIBIT C FEMA FLOOD INSURANCE RATE MAP NUMBER 17111CO230J
(NOVEMBER 16, 2006)
EXHIBIT D NATIONAL WETLANDS INVENTORY MAP
EXHIBIT E RELEVANT PERMITS
EXHIBIT F "WITHOUT PROJECT" CONDITION HYDROLOGY
• EXISTING CONDITIONS WATERSHED EXHIBIT
• "EXIST" PONDPACK OUTPUT AND INPUT FILES
• PONDPACK SUPPORT CALCULATIONS
EXHIBIT G "WITH PROJECT" CONDITION HYDROLOGY
• PROPOSED CONDITIONS WATERSHED EXHIBIT
• "ONSITE" PONDPACK OUTPUT AND INPUT FILES
• "PROP" PONDPACK OUTPUT AND INPUT FILES
• PONDPACK SUPPORT CALCULATIONS
EXHIBIT H WETLAND DELINEATION REPORT BY MIDWEST ECOLOGICAL, INC.
(UNDER SEPARATE COVER AND WILL BE PROVIDED AT FINAL)
EXHIBIT I ELECTRONIC COPY OF HYDROLOGIC MODELS
PRELIMINARY STORMWATER MANAGEMENT
ANALYSIS AND REPORT
FOR
REDWOOD MCHENRY
MCHENRY, ILLINOIS
1.0 PROJECT DESCRIPTION
The Redwood McHenry subdivision proposed by Redwood USA, LLC is a 27.5± acre subdivision
with 180 total rental townhome units. The 27.5± acre parcel is just South of W Elm Street and
East of Chapel Hill Road in the City of McHenry (see Exhibit A for a Location Map). Site
infrastructure improvements (see Final Engineering Plans under separate cover) will include the
construction of sanitary sewers, watermains, stormwater drainage and conveyance facilities, and
stormwater management facilities, which will be vegetatively stabilized for stormwater discharge
control. The purpose of this Stormwater Management Analysis and Report is to summarize the
hydrologic and hydraulic analyses perFormed to define the Existing Conditions and to demonstrate
that, when constructed in conformance with the Engineering Plans, the development will comply
with Local, State and Federal laws and regulations.
2.0 SPECIAL MANAGEMENT AREAS
During the Project-Planning Phase, the subject site was evaluated for the presence of Special
Management Areas defined as regulatory floodplains/floodways and wetland habitat. This
evaluation consisted of a detailed review of available Topographic, Wetland and FEMA Maps, as
well as a wetland delineation completed by Midwest Ecological. Following is an account of the
sources referenced and procedures employed in conducting the Special Management Area
assessment for the Project.
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A. Floodplain/Floodwav
According to FEMA FIRM Panel 17111CO230J (November 16, 2006), there is no regulatory
floodplain located on the Project site. Refer to Exhibit C for a copy of the effective FIRM panel.
B. Wetlands
Referring to the National Wetlands Inventory Map (Exhibit D), there are no wetlands within the
limits of the site. A Wetland Delineation Report will be provided by Midwest Ecological, Inc. for
the subject site at final.
3.0 EXISTING "WITHOUT PROJECT" CONDITION
A. Description
The subject property is currently used for agricultural farming, and is bordered by Chapel Hill to
the west, West Elm Street to the north, Adams Auto Body, and Service Center to the northwest
and undeveloped parcels to the east and south. In general, the subject property drains in two
directions (refer to Exhibit F for the Existing Conditions Watershed Exhibit). A small onsite portion
of the site drains east to the undeveloped parcel. The remainder of the site and a large offsite
portion drains to a depression southwest of the site. Two depressions, one north of Chapel Hill
Road and one south, are connected via a 30" x 21" Elliptical Culvert. The onsite area drains to
the Southern basin, which in turn overtops to the south and leaves the site.
B. Methods
CEMCON, Ltd. has performed a detailed topographic analysis and generated one-foot (1')
contours on the Redwood Living site and as well as obtained a one-foot (1') McHenry County
Topography Map for the area adjacent to the site, supplemented by the Plans and Report.
PondPack was chosen as the hydrologic model for this proposed Project for its capability to model
dynamic tailwater conditions anticipated in proposed conditions. The following methodology and
procedures were used in determining the hydrologic parameters.
Runoff Curve Numbers — Existing land use within the Project site is generally row crop
agricultural. Based on a review of the USDS NRCS Soil Map (see Exhibit B), the hydrologic soil
types for this Project are primarily Soil Type B & C. This information was used to complete
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Worksheet 2 from the TR-55 Hydrology Manual and calculate composite runoff curve numbers
(CN) for each sub-basin contained in the watershed. The Existing Conditions CN documentation
for the watershed is provided in Exhibit F.
Time of Concentration - The time of concentration (T�) was calculated using SCS TR-55
methodology. The T�calculations were performed for flow paths representing the travel from the
hydraulically most distant point of the watershed to the point of interest. The T� documentation
for the Project site is provided in Exhibit F.
Precipitation Data/Rainfall Distribution — Updated Bulletin 75 northeast rainfall values (March
2020 revision) with Huff rainfall distributions were selected for the hydrograph method. Storage
volumes were evaluated based on the 100-Year frequency 24-Hour duration event measuring
8.54 inches of precipitation and the Huff 3rd quartile rainfall distribution. As part of this analysis,
a critical duration analysis was performed from the 1-Hour through the 24-Hour events to
determine the peak flow rates for each storm event.
Staqe vs. Storaqe and Staqe vs. Discharqe Relationships — Stage vs. storage relationships
developed for storage areas were measured in AutoCAD at regular intervals corresponding to the
level of potential inundation, and the volume was calculated by the method of average area times
the incremental interval. Stage vs. discharge relationships were developed in PondPack for all
possible combinations of headwater and tailwater. PondPack was then run dynamically to
evaluate the headwater and tailwater at each time step to determine the flow through each
structure. Supporting documentation for the Existing Conditions is provided in Exhibit F.
This information was used to develop an Existing Condition hydrologic model for the entire
watershed. See Exhibit F for the Existing Conditions PondPack model and its output. A summary
of Existing Conditions peak flows to the Outfalls compared to the Proposed Conditions can be
found later in the report under Section 4.0.
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4.0 PROPOSED "WITH PROJECT" CONDITION
A. Description
In accordance with the City of McHenry County Stormwater Management Ordinance, any
proposed site development which would affect the discharge of stormwater requires stormwater
management to protect downstream properties. In general, the Stormwater Management
Facilities (SWMFs) are configured to restrict site rainfall-runoff via restrictor structures to 0.04
cfs/Ac. for the 2-Year 24-Hour storm and 0.15 cfs/Ac. for the 100-Year 24-Hour storm of
developed area.
The development will incorporate one (1) SWMFs (refer to Exhibit G for the Proposed Conditions
Watershed Exhibit). The proposed development will include one (1) Stormwater Management
Facilities (SWMF 1), that will provide storage for the entire site.
B. Hvdroloqic Analysis
The required detention was calculated in order to meet the requirements of McHenry County
Stormwater Ordinance. First, an "ONSITE" PondPack Model was created to simulate the
Proposed Conditions of the Site modeling the 100-Year 24-Hour event and the 2-Year 24-Hour
event. Using theoretical restrictors, a high water level (HWL) was established for each basin
based on an allowable release rate. The allowable release rate of 100-Year event of 0.15 cfs/Ac.
and 2-Year event of 0.04 cfs/Ac. of onsite tributary area was used for the entire site. All onsite
release rate and onsite storage required is summarized in Table 1 below. See Exhibit G for the
supporting documentation and "ONSITE" PondPack model.
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Table 1
Onsite Model
100YR Storm: 24
Onsite Allowable Release Rate cfs/Ac. : 0.15
Development Area Ac.): 27.52
Onsite Allowable Release cfs : 4.13
Pro osed Developed Release O-9 cfs : 4.12
STORAGE STORAGE
OVERFLOW REQUIRED PROVIDED
SWMF-001: 765.63 776.50 10.72 13.80
2YR Storm: 24
Onsite Allowable Release Rate cfs/Ac. : 0.04
Development Area Ac. : 27.52
Onsite Allowable Release (cfs): 1.10
Pro osed Developed Release (O-9) (cfs): 1.05
REQUIRED COMP STORAGE: 2.93 Ac.-Ft.
PROVIDED COMP STORAGE: 3.08 Ac.-Ft.
The results demonstrate that 10.84 Ac.-Ft. of onsite detention is required for Proposed
Conditions. Furthermore, the proposed development will have an additional 5.02 Ac.-Ft. of
storage for the onsite depressional storage.
Next a proposed PondPack model "PROP" was created that routed the offsite tributary areas
through the proposed SWMFs. The "PROP" PondPack model utilized a dynamic tailwater to
accurately model real-world conditions. The proposed restrictors were sized utilizing the "PROP"
PondPack model. Table 1 summarizes the 2-Year and 100-Year event critical duration flows and
allowable release calculations.
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Table 2
Proposed Conditions Analysis
Southern Discharge
PROJECT:REDWOOD LIVING-CHURCH HILL ROAD Job No.: 848.027
PREPARED BY:CEMCON,Ltd. By: CMZ
Date: 09/20/2022
CRITICAL DURATION ANALYSIS:COMPLETE Rev: 8/2/2023
100YR Storm: 1 2 3 6 12 18 24
Allowable Release Rate(cfs/Ac.): 0.15 0.15 0.15 0.15 0.15 0.15 0.15
Develo ment Area Ac. : 27.52 27.52 27.52 27.52 27.52 27.52 27.52
Onsite Allowable Release cfs : 4.13 4.13 4.13 4.13 4.13 4.13 4.13
Total Bypass Flow from 014 20.11 14.83 11.64 7.46 4.67 3.52 2.84
Total B pass Flow from 015 9.53 7.64 6.12 3.94 2.53 1.93 1.55
Total By ass Flow from 016 18.13 14.84 11.94 7.75 4.97 3.79 3.06
Total B ass Flow from 018 11.97 8.84 6.96 4.46 2.82 2.14 1.72
Total Allowable Release from Development cfs : 63.87 50.28 40.79 27.74 19.72 15.51 13.30
Peak Dischar e from SWMF 001 cfs : 6.65 7.53 7.88 8.26 8.64 8.91 8.89
Existin Flow W O-1 31.50 32.41 33.41 27.51 19.99 15.29 18.97
Existin Flow NE O-2 12.53 9.26 7.31 4.67 2.97 2.25 1.81
Total Existing Flow 44.03 41.67 40.72 32.18 22.96 17.54 20.78
PROP H.W.L
SWMF 001 764.40 765.14 765.46 765.83 766.20 766.49 766.47 766.50
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Table 2
Proposed Conditions Analysis
Southern Discharge
2YR Storm: 1 2 3 6 12 18 24
Allowable Release Rate(cfs/Ac.): 0.04 0.04 0.04 0.04 0.04 0.04 0.04
Develo ment Area Ac. : 27.52 27.52 27.52 27.52 27.52 27.52 27.52
Onsite Allowable Release cfs : 1.10 1.10 1.10 1.10 1.10 1.10 1.10
Total Bypass Flow from 014 2.98 2.69 2.25 1.60 1.18 1.03 0.85
Total B ass Flow from 015 1.32 1.32 1.15 0.83 0.62 0.55 0.45
Total By ass Flow from 016 2.49 2.57 2.24 1.62 1.21 1.08 0.89
Total B ass Flow from 018 1.70 1.55 1.31 0.94 0.70 0.61 0.51
Total Allowable Release from Development cfs : 9.59 9.23 8.05 6.09 4.81 4.37 3.80
Peak Dischar e from SWMF 007 cfs : 1.70 1.50 1.67 7.90 2.70 2.24 2.27
Existin Flow W O-1 4.31 4.37 3.79 2.75 2.05 1.83 1.86
Existin Flow NE O-2 1.78 1.63 1.38 0.98 0.73 0.65 0.53
Total Existing Flow 6.09 6.00 5.17 3.73 2.78 2.48 2.39
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5.0 COMPENSATORY STORAGE CALCULATIONS
The proposed development will fill the onsite depressions (PondPack ID Depression 001 and
003). In order to quantify the fill and required compensatory storage, an existing stage storage
was established to model the storage in the depressions. The required compensatory storage
2.10 Ac.-Ft. (Depression 001 = 1.65 Ac.-Ft. and Depression 003 = 1.28 Ac.-Ft.). Therefore, the
3.08 Ac.-Ft. (SWMF 001 = 3.08 Ac.-Ft.) of additional storage provided in the proposed SWMFs
exceeds the required compensatory storage. Refer to Table 1 for requested storage and provided
compensatory calculations.
6.0 BEST MANAGEMENT PRACTICES
The Proposed Site incorporates the following "Best Management Practices" into the site design
to minimize increases in runoff rates, volumes, and pollutant loads.
a. All runoff from rooftops will be directed onto vegetated areas to promote infiltration and
filtration of stormwater.
b. Use of a detention basin with bottom vegetated with native plant species to promote
infiltration and pollutant capture.
c. Stormwater management facility slopes vegetated and stabilized with native prairie plants
to prevent soil erosion and promote stormwater filtering.
When combined with the proposed Erosion and Sedimentation Control Plan, the specified design,
construction, and maintenance practices and criteria should minimize the impact of stormwater
runoff rates, prevent erosion and capture pollutants.
7.0 SOIL EROSION AND SEDIMENTATION CONTROL PLAN
As will be documented in the Final Site Development Plans, soil erosion and sediment control
measures will be proposed to protect downstream properties and Special Management Areas
from adverse effects of soil erosion and sedimentation. The proposed erosion and sediment
control features will include:
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• Storm sewer inlets protected with sediment trapping/filter control devices during
construction.
• Silt fencing installed along the perimeter of the wetland buffer.
• Disturbed areas permanently seeded and protected from soil erosion after final grading is
accomplished.
8.0 STORMWATER SYSTEMS MAINTENANCE PLAN
The Applicant shall be responsible for the periodic monitoring and maintenance of all stormwater
management and stormwater conveyance facilities until such time of final acceptance of the
improvements by Lake County at which time the applicant will assume maintenance of such
systems which include but are not limited to: (a) storm sewers, storm drains, inlets, manholes,
catch basins, draintile, and appurtenances; (b) swales and overland drainage ways; (c) all
containment berms and all stormwater storage facilities; (d) all landscaping and vegetative cover
around and within stormwater conveyance and stormwater storage facilities; and (e) all
permanent erosion and sedimentation control devices. The Applicant shall undertake appropriate
measures to monitor and maintain such facilities in accordance with the policies and procedures
established under the Ordinance as amended from time-to-time, and/or the programs and
procedures set forth by the owner as part of the routine maintenance program. The programs for
monitoring and maintaining the stormwater management and/or water conveyance
facilities/systems imposed under this Plan shall include the following components and
procedures:
A. Storm sewers, storm drains and other drainage appurtenances, including manholes and
inlets, shall be kept clear of sediment and debris, retained at the elevations, lines and
grades intended, and maintained in an operable condition capable of conveying storm
water runoff.
B. Swales and overland drainage ways shall be maintained to the line and grade established
on the Site Development Plan documents to convey stormwater runoff in a free and
unobstructed manner. Landscape planting, earthen fill, or other obstructions that impede
the flow of stormwater shall be removed, the area re-graded, and a vegetative cover shall
be re-established to deter erosion.
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C. The proper function of the stormwater management system is dependent upon
maintaining both the structural integrity and the minimum elevation of the containment
berms, and it is also essential that the volume of potential storage available within the
stormwater management facility be preserved. Substantial re-grading, placement of
earthen fill, or other earthwork operations that would change the elevation, impair the
structural integrity, or diminish the volume contained within the basin shall be prohibited.
Containment berms shall be maintained at the minimum elevations noted on the Site
Development Plan documents and in good structural condition.
D. A vegetative cover around and within the stormwater management facility is essential for
the prevention of soil erosion and the deposition of sediments within the basin. The
periodic replanting and replacement of vegetation shall be required, when necessary, to
maintain the vegetative cover.
E. Temporary sediment traps, siltation fences, or ditch checks, as well as those permanent
facilities including catch basins and inlets shall be periodically cleaned of sediment and
debris and/or replaced and restored to operable conditions.
9.0 SUMMARY
Redwood USA, LLC proposes to develop Redwood McHenry in a manner that is consistent with
the McHenry County Stormwater Ordinance and all applicable McHenry Ordinances. A detailed
hydrologic analysis was performed utilizing PondPack software to verify compliance with the
County and City Ordinance, and to demonstrate that the proposed Project will provide a benefit
to the receiving drainage systems.
H:\848027\REPORTS�2023-OS-02 REVISED Prelim SWM REPORT.docx
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