Specifications are important to the renter.  You can be assured that the ownership is creating a home not just a place to live for a few months.  There is a sense that this place is built to high standards.

Landscaping, Site Plan, and Architectural Theme

The Landscape Plan was drawn by nationally recognized and award-winning landscape architect George Mattarozzo.  George did the conceptual plan for the building facades and general site plan to provide open areas and buildings surrounded by an abundance of landscaping, not just a bush here and there.  

We call it the "big house."  (Maybe telling what it isn't will help.  It isn't a barracks or lackluster building or plan.  It is designed to look like a large luxury home.)  A four-unit building appears as one big house.  An eight-unit building has a long valley between two rooflines to make it appear as two houses.  Garages are side-loaded when possible.  It just helps add an architectural interest to buildings.  All four building sides have architectural interest.  It isn't just flat and plain.  You can be proud to live here.  "Distinctive," is what one tenant said.

Along the main public street, beside the landscaped parkway, a wide pathway that doubles as a walkway and bikeway meanders.  There is a system of berms to add additional interest.  

(Some of these specifications may/will change as we progress with the project.  The office can provide any updates.)

Streets

Prairie Rose and Bluestem are village owned streets. We developed a wide center parkway on the sweeping curves, designed for beauty and to slow drivers.  The parkway is maintained by the ownership, not the village, to ensure its continued good looks.   The other streets are private streets and are built to recognized standards per village code.  There are ample parking places for guests and tenants.  Indigo Place and Violet Walk are private streets.

Drainage

Much consideration was given to providing a system of swales, drywells, and retention areas.  The soil is extremely sandy with a high gravel content.  Water tends to drain quickly.  One goal here was to provide open spaces except during the few times a year the retention area may hold water, usually hours since they drain into drywells and into that sand/gravel below.  Swales carry excess water off the site.

Building Construction

Beginning with a concrete foundation, the buildings were engineered with great structural integrity.  Panels, constructed off-site, are erected on T-laminated and other types of laminated beams for strength.  Floors are plywood with 1-inch of air-entrained concrete on top of them for sound purposes and for fire protection.  In some units we have tested Homasote as a sound deadener.   A special channel is installed between first and second floor to further separate the floors providing further sound isolation.  Windows are single-hung vinyl.  Roofing is an architectural grade shingle with a 25-year guarantee.  It provides multiple shadow lines, thickness, long-life, and eye-appeal.  Cupolas and chases are provided for architectural interest.

Plumbing and HVAC

The basic plumbing is all to codes, of course.  In addition, we have used single piece heavy wall plastic tubing to run water lines when in walls and floors.  This tubing has insulation qualities but its main benefit is: NO seams to leak.  Where water lines are exposed, traditional copper tubing is used.  All runs are "home-runs."  (More on that later.)

Gas lines are treated in a similar fashion.  Teflon coated stainless steel flexible tubing is used to run from the basement to the unit.  There are no seams or connections to leak.  Traditional black iron pipe is used within the unit to distribute the gas where pipes are visible.  Runs are "home-runs."

Hot water is provided by a 40 gal.  gas heater located in each unit's basement.

Furnaces are gas 90+ high efficiency sealed combustion and thus provide energy savings and safety.  Central Air is provided for each unit.  Furnaces are in the basements.  It sucks in outside air to burn instead of hot inside air, and then exhausts it outside.  That is what sealed combustion means.

Fireplaces

Fireplaces are direct vent and gas operated.  A flick of a wall switch turns on/off a fireplace located in every unit.

Electrical

Electrical panels are in most units, not basement.  If a breaker pops, it is easy to reset it.  Each unit has 100 amps. 

Each telephone and cable TV connection is wired to a central box in each unit instead of daisy-chaining them.   This is the "home-run" concept mentioned earlier about plumbing runs. If an outlet does not work it should be much easier to trace and it should not interfere with the operation of the other outlets.  Each unit has multiple telephone outlets, including each bathroom.  There are multiple cable TV outlets, including each bedroom, living room, and kitchen.  There are ample outlets in all rooms, especially the kitchens.

All units have a pre-wired smoke detector system.

There are ceiling fans, with lights, in bedrooms.

There are many recessed lights or hanging lights within each unit, especially kitchens and over fireplaces.

Siding and Masonry

The Siding is Dutch-lapped and is thicker than most vinyl and is installed over a wind-barrier "house-wrap."  Of course, a vapor barrier is also in the wall system.

Below the siding is a cultured stone that adds to the beauty of the project.

All soffits and fascia are aluminum wrapped, and gutters and downspouts are seamless aluminum.

Maintenance of the exterior is held to a minimum due to the choice of materials.

Kitchens

Kitchen cabinets are luxurious oak, raised panel.  Each kitchen is provided with a full set of appliances:  Oven/Range (gas), Refrigerator with Ice-Maker, Dishwasher, Microwave.  Laundry in each unit consists of General Electric Washer and Dryer.

Stainless steel sinks have Moen faucets.  As noted elsewhere, special lighting is provided via recessed lights or skytubes (in some units, a tube exposed to the sky to bring in natural daylight) or other to ensure a light, bright work environment.  Where possible, a window is provided above the sink.  Counter-tops are high pressure laminate and provide space for eating as well as food preparation.

Floors

Floors are carpeted, where appropriate, with heavy weight nylon stain-resistant, wear dated for 10 years, carpeting over padding.  Bathrooms with tubs or showers have ceramic floors.  Kitchens and other selected areas have the Dynasty product (via WilsonArt) or ceramic tile, similar to the famous product from Sweden that is so popular, but upgraded.  It looks just like a natural oak wood floor but it is much better and is warranted for 15 years.    A few closets or utility rooms may have other types of floors.

Bathrooms

Bath fixtures all use Moen faucets for dependability and consistency of maintenance.   Tubs and showers are single-units.  Vanities are similar to kitchen cabinets and use raised panel doors below cultured marble molded countertops/sinks.  The one-bedroom units have a ½ bath with a pedestal sink.  All other units have two baths.  The master bedroom bath features a 4-foot shower while the main bath features a tub and shower combination.

Basements

All units have a basement.  While not designed for living space, there is more than adequate space for abundant storage.  Each unit has its own stairs to the basement from within the unit.  Each basement is demised via a stud/drywall wall from each other basement.  Each basement unit has its own "escape" window well for further safety.

Insulation

Wall insulation is composed of fiberglass and high-density foam, providing a remarkable R-21!!  Ceilings below the roof use fiberglass and are rated at R-38!!  Combined with the "house-wrap" (which is for wind/drafts) and other features, this creates a very energy efficient housing unit.  As noted under the section on sound, there is also fiberglass between floors and between demising walls.  Energy Efficient!

Interior Walls and Finishes

Walls have drywall, a special kind, over studs and is then plastered.  This provides additional fireproofing, sound insulation, and a nicer finish.  Each plastered surface has two coats of quality paint in an off-white named Swiss Mocha. Interior Doors are painted six-panel doors.

Sound

The floor/ceiling system between units is composed of (from top to bottom):
· Carpet (or laminate floor, or other, where appropriate)
· Padding (there is padding under the laminate Dynasty floor also)
· 1 inch of light weight air-entrained concrete or Homasote
· ¾ inch tongue and groove plywood
· "Silent Floor" (brand name) T-laminated beam.
· Between beams, fiberglass sound batts.
· RC-1 Channel to isolate upstairs from downstairs
· Drywall
· Plaster

Between units horizontally there is a double-studding system so it is not one stud with drywall on both sides (thin-wall).  There are two studs separated and offset from each other so they do not transmit sound from one unit to the next.  Of course, there are fiberglass sound-batts between the studs.

Garage

Garages are separated by demising walls so each tenant has their own unique space.   Overhead doors are Clopay steel doors with Lift-Master remote controlled garage door openers.  Each unit has its own one-car garage.

Trash Collection

Garbage collection is NOT via dumpsters that mess up and stink up a neighborhood.   Each tenant places their trash curbside, just the same as the rest of Roscoe and many other communities.  We were determined to assist our residents so their lives were easier and so they didn't have to make a daily trip to a dirty dumpster.  Receptacles with wheels are provided.

Access

Access for handicapped persons is via ramps to many first floor units.  All bathrooms and kitchens are sized to permit turning a wheelchair.

Clubhouse - Pool- Fitness Center

Residents receive a special electronic card which permits them entry into the fitness center before and after business hours.  All children must be accompanied by an adult.

The fitness center has state of the art treadmill, stair-climber, stationary bike, and a huge multi-station weight machine.

The pool is open during published hours.  Entry is via the washrooms in the clubhouse.  State regulations require a shower prior to entry.  Residents may take the shower in their own home or may use the washroom shower.

The community room, which features kitchen facilities, is available to residents for parties and gatherings.  No fee is charged but a clean-up charge may be required.

The conference room is available no charge to residents for business meetings.  Copying and fax are available..

Misc. Specifications

· Upstairs units have vaulted ceilings and some have shelves above bulkhead walls.
· Some Sycamore units have a Skytube, or light transmitting type skylight, in the kitchen to ensure the kitchen is bright.  Note that kitchens have recessed lighting as well.  Recessed lighting is used in other locations where appropriate.
· Locks are Schlage and a dead bolt lock is installed on the front door.   
· Depending on the unit, there are walk-in closets, walk thru closets, utility storage,   and/or pantry.
· Laundry is IN the unit except for some Hawthorne units that have easy-access basement laundry facilities.  W/D are included.
· All units are utility independent: gas, electric, water, telephone, and cable TV.   Cable TV is via the the local cable company, Charter Communications, and tenants will be able to subscribe for about 1/2 price due to negotiations of management.

(The specifications are subject to correction or change without notice and all measurements are approximate and as provided to us from various vendors.)

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