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Home My WebLink AboutPacket - 04/28/2009 - Community Development Committee City of McHenry 6:=7, ---t›s. 333 South Green Streets �'' www.ci.mchenry.il.us it McHenry, Illinois 60050-5495 `•.' ry � t■ `;r�qte�IlrOlik9iNg ill 't' .*-IFS ��r� .t. Stig- mar4a� n' w-- Mayor's Office (815) 363-2108 Fax (815) 363-2119 Clerk's Office COMMUNITY DEVELOPMENT COMMITTEE (815)363-2100 Fax(815)363-2128 Administration Tuesday, April 28, 2009, 7:00 PM (815)363-2108 City of McHenry Municipal Center Fax(815)363-2119 333 South Green Street Public Works Aldermen's Conference Room Community Development (815)363-2170 Fax(815)363-2173 Parks and Recreation AGENDA (815)363-2160 Fax(815)363-3186 Police Non-Emergency 1. Public Input, 3-Minute Limitation (815)363-2200 Fax(815)363-2149 2. Discussion, Proposed Historic District 3. Discussion, North Richmond Road (Illinois Route 31) Mayor Susan E.Low 4. Discussion, Fence Regulations City Clerk 5. Discussion, Core Downtown Sub-Area Plan Janice C.Jones 6. Other Business Treasurer David M.Welter 7. Adjournment Aldermen WARD 1 Victor A. Santi WARD 2 Posted on April 2, 2009 Andrew A.Glab WARD 3 Jeffrey A. Schaefer WARD 4 Steven C.Murgatroyd WARD 5 Richard W.Wimmer WARD 6 Robert J.Peterson WARD 7 Geri A.Condon COMMITTEE SUPPLEMENT TO: Community Development Committee FROM: Douglas Martin, Deputy City Administrator FOR: April 28, 2009, Community Development Committee Meeting RE: Historic District Designation Update STAFF RECOMMENDATION: To direct staff to schedule a public hearing for the creation of an historic district The Landmark Commission has been working on the creation of an historic district for the residential sections of Waukegan Road and Main Street. The proposed boundaries have been delineated and the housing inventory surveys were completed last year. The drafting of historic guidelines was also completed. In addition, the historic preservation ordinance was recently updated to better reflect the duties of the Landmark Commission. Since the last meeting the historic district guidelines have been updated to reflect enforceable regulations and handouts created to explain the permitting process. The Certificate of Appropriateness form was made to resemble a general building permit and the Certificate of Economic Hardship was put together as a checklist using the historic preservation ordinance as a guide. Wording has been added to the Historic District Guidelines regarding roofing and siding. In addition a question and answer sheet was created to help residents better understand what it means to live in a designated historic district. The next step is to begin the public hearing and designation process. Attachments Certificate of Appropriateness Certificate of Economic Hardship Historic Guidelines addition about roofing and siding FAQ about historic districts CITY OF MclIENRY CERTIFICATE OF APPROPRIATENESS OFFICE USE ONLY CERTIFICATE NUMBER: I�OPER'I'Y ADDRESS TENANT CA- _ice OWNER 0>.I.N.# �"-�- EXPIRES: gAME: ZONING DIST: WORK PHONE: �� HOME PHONE: (� �'� I TYPE OF USE ACCESSORY MULTI-FAMILY 0 COMMERCIAL 0❑ SINGLE FAMILY 0 M� \I TYPE OF W4 []REROOFING II 0 ALTERATION 0 ADDITION ❑PAINTING ❑WINDOWS/DOORS[]SIDING A TIMELY MANNER CERTIFICATE OF APPROPRIATENESS SIDE FOR CHECKLISTS SUBMITTAL ORDER TT PROCESS YOUR REQUIRED: SEE - ATTACHMENT ITEMS ARE LOW PROVIDE A DETAILED DESCRIPTION OF PROJECT ATTACH SKETCHES AND/OR ILLUSTRATIONS ON ADDITIONAL PAGES BE APPLIED FOR AND THAT SUCH TTACHED IS CORRECT AND AGREES l CONSIDERATION TH RATION OF AND ONLY Y SUCH IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII i OF A CERTIFICATE IFICAT DECLARE THAT THEIATENS ,INFORMATION HEREIN N AND A tFICAfT OF APPROPRIATENESS,AND RP B iL ALLOW T BE DONEONLY SUCH WORK TPROPOSED BUILDINGS AND STRUCTURES SHALL BE USED OR ALLOWED TO BE USED FOR S A CER PREMISES PURPOSES AS SET ET FORTH. DATE: SIGNED: OWNER OR AUTHORIZED AGENT) EXPRESS UNDERSTANDING AND AGREEMENT THAT SAID BUILDING AND CONNECTIONS ( THE CITY ONF G NDY AS NOW IN FORCE REGULATINGBUILDINTHE CONNECTIONS CONSTRUCTION THIS PERMIT ISM IN ALL AND CTS WITH WITH D NHE SHALL CONFORM IN ALL RESPECTS WITH THE ORDINANCES OF OF BUILDINGS. DATE: PERMIT SUBMITTAL CHECKLISTS: IN ORDER TO PROCESS YOUR PERMIT IN A TIMELY MANNER,THE FOLLOWING ITEMS ARE REQUIRED. GENERAL BUILDING PERMIT REVIEW MAY APPLY. PLEASE MAKE SURE THAT YOU HAVE ANY ADDI- TIONAL PERMIT FORMS NEEDED FOR YOUR PROJECT. THE FOLLOWING ITEMS NEED PERMITS; ADDI- TIONS,ALTERATIONS,NEW CONSTRUCTION, CHANGING WINDOW/DOOR PLACEMENT OR SIZE,ROOF- ING, SIDING, BRICK,DECKS,FENCES,POOLS, GARAGES, AND ACCESSORY STRUCTURES. ADDITIONS /SIGNIFICANT ALTERATIONS Additions, significant alterations, front porches, any other exterior modification, and new construction. ❑ Completed and signed permit application. ❑ Photos of each side of the house. ❑ Site Plan. ❑ Elevation drawings of addition/significant alteration. PAINTING YOUR HOUSE Any exterior painting where any colors are changing from the existing color of the house. ❑ Completed and signed permit application. ❑ General photos of the house. ❑ Paint chip(s)of desired color(s). REROOFING/ SIDING Any roof, siding, or brick application to the exterior of the house. ❑ Completed and signed permit application. ❑ Photo of existing roof/general photos of the house. ❑ Manufacture's brochure or catalogue photo of desired roof include color and material. WINDOWS / DOORS Any replacement of existing windows or doors, or any change in placement or size of the window or door. ❑ Completed and signed permit application. ❑ Photo of each side of the house where the changes will be made. ❑ Manufacturer's brochure or catalogue photo of door or window. ❑ Elevation drawings of affected sides of the house showing all changes. CITY OF MCHENRY CERTIFICATE OF ECONOMIC HARDSHIP The City shall issue a Certificate of Economic Hardship only after a determination that the failure to issue a Certificate of Appropriateness has denied, or will deny the owner of a landmark or of a property within a preservation district all reasonable use of, or return on, the property. The City shall require the following information, evidence, or expert testimony to make a determination on an application for a Certificate of Economic Hardship: D 1.) An estimate of the cost of the proposed construction, alteration, demolition or removal, and an estimate of any additional cost that would be incurred to comply with the recommendations of the City for changes necessary for the issuance of a Certificate of Appropriateness; ❑ 2.) A report from an engineer or architect licensed in the State of Illinois with experience in rehabilitation as to the structural soundness of any structures on the property for rehabilitation; 3.) The estimated market value of the property in its current condition; after completion of the proposed construction, alteration, demolition or removal; after any changes recommended by the City; and, in the case of a proposed demolition, after renovation of the property for continued use; ❑ 4.) An estimate of any decrease in the fair market value of the property as a result of denial of the Certificate of Appropriateness and any decrease in the pre-tax return to the owner or other investors in the property as a result of the denial of the Certificate of Appropriateness; ❑ 5.) In the case of a proposed demolition, an estimate from a licensed architect, developer, real estate consultant, appraiser or other real estate professional experienced in rehabilitation as to the economic feasibility of rehabilitation or reuse of the existing structure on the property; ❑ 6.) The amount paid for the property, the date of purchase, and the party from whom purchased, including a description of the relationship, if any, between the owner or applicant and the person from whom the property was purchased, and any terms of financing between the seller and buyer, and any consideration by the owner as to profitable adaptive uses for the property; ❑ 7.) If the property is income-producing, the annual gross income from the property for the previous two (2) years; itemized operating and maintenance expenses for the previous two (2) years; and depreciation deduction and annual cash flow before and after debt service, if any, during the same period; ❑ 8.) Remaining balance on any mortgage or other financing secured by the property and annual debt service, if any, for the previous two (2) years, and all appraisals obtained within the previous two (2) years by the owner or applicant in connection with the purchase, financing or ownership of the property; ❑ 9.) Any listing of the property for sale or rent, price asked and offers received, if any, within the previous two (2) years; 0 10.) The Assessed value of the property according to the two (2) most recent quadrennial assessments; EI 11.) The real estate taxes paid or owed for the previous two (2) years; d 12.) Form of ownership or operation of the property, whether sole proprietorship, for-profit or not-for-profit corporation, limited partnership, joint venture or other; 13.) Any other information, including the income tax bracket of the owner, applicant or principal investors in the property considered necessary by the City to make a determination as to whether the property does yield or may yield a reasonable return to owners. • hereby certify that all of the information listed on this checklist has Property Owner been included with my submittal. I understand that the City will review the information submitted and inform me within 14 days after receiving said information of any missing information. I understand that the City may return my submittal if any item required by this checklist is not included with my submittal. I further understand that the City is under no obligation to begin its review until all required information is submitted. Property Owner Signature Date • Site Address This Checklist is to help the property owner and applicant collect a packet of documents that together provides all of the information required in the checklist. 1.) Should be a quote from the contractor; 2.) Should be written on by an engineer or architect on their letterhead with either their seal or license number and expiration date; 3, 4, & 5.) Could be either from a Real Estate Appraiser or Brokers Opinion of Price, written on their letterhead. 6.) The date and purchase price can be obtained from the Township Assessors Office. Any relation between the previous property owners can be explained in a letter by the current property owner. 7.) Only applies if the property is income-producing, if so tax record and a letter explaining the nature of the business and other items required. 8 & 9.) Could either be written in a letter from the property owner or copies of documentation from the mortgage company. 10, 11, 12, & 13.) These items can be obtained from the Township Assessors Office. Page I I Entrances and Porches Entrances and porches are often the main focal point of a home providing form as well as func- tion. They were integral components of a historic building's design, often reflecting the architec- tural elements of the entire home, but also provided a shaded area for occupants. Existing porches should be protected and maintained. Any changes must protect the building character. Removing or substantially altering entrances and porches so that the historic charac- ter of the home is diminished is not allowed. Cleaning and applying a protective coating such as paint or varnish to existing materials is recommended. Porch materials should be evaluated to determine if any elements need repair or replacement. Repairs or replacement components should be of the same material and reinforce the historic character of the porch and building. If the same material cannot be used, a compatible substitute material should be considered. Removing and replacing an entire entrance or porch is suggested only when it is not feasible or practical to make necessary repairs. The replacement porch should reflect the same visual ap- pearance as the porch it is replacing. Adding a new entrance or porch is recommended only when there is sufficient historic or picto- rial evidence to suggest such a renovation. A new design may be appropriate as long as it is compatible with the historic character of the building. Roofing and Siding Roof materials are major elements in the street scene and contribute to the character of individual building styles. However, they are the most susceptible to deterioration, and their replacement may become necessary over time. Roof materials should be used in a manner similar to that seen historically and chosen based on its compatible appearance to the structure and the character of the area. Original siding should be preserved.Avoid removing siding that is in good condition or that can be repaired in place. If portions of wood siding must be replaced, be sure to match the style and lap dimensions of the original. Use technical procedures that preserve, clean, refinish or repair historic materials and fin- ishes.Abrasive methods such as sandblasting are not appropriate, as it permanently erodes building materials and finishes and accelerates deterioration. Property owners also should note that early paint layers may be lead-based, in which case, special procedures are required for treatment. If siding materials that contain asbestos were used to cover original material, it is highly recommended that they be removed. Please note that asbes- tos is a hazardous material and may require removal by a qualified contractor. Remove later covering materials that have not achieved historic significance. If original ma- terials are presently covered, consider exposing them. Original building materials should not be covered. However, if it must be covered be sure to match the style and lap dimen- sions of the original. FREQUENTLY ASKED QUESTIONS REGARDING LOCAL HISTORIC DISTRICTS 1. What is a Certificate of Appropriateness? A certificate of appropriateness is an approval of plans for any alteration, construction, removal, or demolition of an historic structure or site within an historic district. 2. If someone is unhappy with a decision made by the Landmark Commission concerning a Certificate of Appropriateness Application,is there an appeal process? Yes. Appeals may be made to the elected officials (City Council) who will determine if the Landmark Commission abused its discretion — not following the standards in the ordinance or the design guidelines—in reaching their decision. 3. What is a Certificate of Economic Hardship? A Certificate of Economic Hardship is a permit issued by the Landmark Commission when the denial of a Certificate of Appropriateness has deprived, or will deprive,the owner of a property of all reasonable use of, or economic return on, the property. The Certificate of Economic Hardship is used to insure that the preservation of an historic resource is economically feasible. The Landmark Commission reviews applications to determine whether or not the proposed changes to an historical resource will cause an economic hardship. 4. What is a local historic district? A local historic district is an area in which the majority of residents have decided they want to keep the look and feel of the place they call "home" by adopting a local preservation ordinance, and then creating a local preservation commission to administer it.This local legislation is one of the best ways to protect the historic character of buildings, streetscapes, and neighborhoods from inappropriate alterations and incompatible new construction, as well as outright demolition. A local historic district does not freeze an area in time. Local historic districts are about guiding change and preserving community character as an area grows and evolves over time. 5. What are the advantages to owning property in a local historic district? Historic districts encourage reinvestment. When a property is a part of an historic district,there is some certainty that any new construction or renovation activity will be respectful of the existing character of the community and its architecture. Historic district regulations are quality assurance standards, so that if an owner invests in a building, the owner is assured that the investment made will not be negated by thoughtless renovation next door. Real estate agents in many communities use historic district status as-a marketing tool to sell properties because buyers are assured that the aspects that make a particular area attractive will be protected over a period of time. Local historic districts encourage better design. There is generally a greater sense of cohesion, more innovative use of materials,and greater public appeal within historic districts than in areas without historic designation. Studies show that districts are a useful tool in stabilizing, even increasing property values, and stimulating new investment. A community that values its history and architecture is generally one that is attractive to live and work in. Frequently asked questions regarding Local Historic Districts Finally, and less quantifiably, older buildings provide tangible links to the past. They tell stories of earlier times and become part of the lives of the community. They are an actual record of the residents and the community. They provide a richness and depth to everyday life that cannot be replicated by new construction and is lot when renovated beyond recognition. 6. What are the disadvantages to owning property in a local historic district? Many of the horror stories about local historic districts are myths that circulate in communities that do not have a district. Once a district is adopted, criticism almost always dies down, as the realities and advantages of the district become evident. For any district to be effective, it needs to be properly administered. Problems can arise if property owners are not made aware of which activities are subject to the Landmark Commission's regulations, and the Commission must make a good and consistent effort at educating the residents within the district. Landmark Commissioners should also receive regular training and guidelines should be developed, so that decisions can be made objectively and based upon good background information. 7. The city looks just fine the way it is—what is the value in having an historic district? As population grows and development pressure increases, local citizens actually have less influence on how their communities evolve—unless there is some sort of local design review in place that oversees development. Historic districts have been used successfully throughout the country as a means to protect community character. Most vibrant towns have some form of historic design review in place. Developers known for quality work frequently seek out properties in historic districts. They know up front what the ground rules are;their investment is protected. There is an open public process already in place for reviewing site and building plans. Developers also recognize that history is an effective marketing tool. Creating an historic district is a way of singling out the special places within a town or city. It ensures that those unique attributes will remain for future generations. It prevents the gradual erosion of those places that help define those special places. Any community that has an historic district and survey in process can apply for "Certified Local Government" status. CLGs become part of a state network for sharing information and are able to apply for federal matching grants available only to CLGs. There are also tax advantages to rehabilitating buildings in historic districts for commercial purposes. 8. Who will be making decisions once the district is in place? Historic districts are administered by a commission and members are appointed in the same manner as other commissions. Ideally, a commission overseeing a district includes people with design experience, such as an architect, planner, landscape architect, and/or builder, as well as those with a demonstrated interest in local history. The commission will use the historical surveys of the properties within the district to guide its decisions. These surveys will also provide useful information to property owners on the history and architectural character of their buildings. They will also assist in developing design guidelines to assist both applicants and the commission in making decisions. 2 Frequently asked questions regarding Local Historic Districts 9. What is the difference between a National Register District and a Local Historic District? The National Register of Historic Places is the nation's official list of buildings, sites or areas worthy of preservation. Listing does not restrict what the property owner may do with the property unless the owner is using federal assistance, like federal rehabilitation tax credits. A local historic district is a district designated by a local ordinance, which falls under the jurisdiction of an appointed citizen-board called an historic preservation commission (i.e., the Landmark Commission). It provides communities with the means to make sure that growth, development, and change take place in ways that respect the important architectural, historical, and environmental characteristics within a district. 10. Are all buildings in Local Historic Districts necessarily historic? No. A major goal of local historic districts is maintaining the overall character of the area. When the boundaries are drawn for a local historic district, it will often include non-historic properties and vacant lots. Reviewing proposed changes to non-historic properties as well as historic properties insures that more recent construction will not become more intrusive and, hopefully, will become less so. If these properties are not included in the district, there is a greater chance that changes to these properties could have a negative impact on the area or on adjoining buildings. For instance, if a multi-story building with a parking lot in front were to be constructed on a vacant lot between two smaller historic homes, it would detract from the neighborhood and lower the value of those homes.The design review process ensures that a new building is compatible with its historic neighbors. 11. What might happen to local property values if they are not included in a Local Historic District? Designation of an area as an historic district will not directly affect property values. Because Local Historic District properties are protected from insensitive development, owners may be more inclined to make improvements to their property. This may increase the value of all property in the district. National and statewide economic studies show that historic district designation first stabilizes property values, and then slowly values begin to rise. In most cases, properties in local historic districts appreciate at rates greater than: a) the local market as a whole; and b) similar neighborhoods that are not designated. This is akin to the principal behind subdivision covenants, which are put in place by a homeowner's association to ensure quality improvements and to enhance property owners' investments. It should be noted private subdivision covenants are often more restrictive than public ordinances. Remember if property taxes go up, it means the value of the property investments is going up as well. 12. Does the property owner have any say as to whether their property is included in the Local Historic District? Before a Local Historic District is designated, all residents and owners of property in the proposed local district have an opportunity to express their views at a public hearing with the 3 Frequently asked questions regarding Local Historic Districts Landmark Commission and the elected officials (City Council). The Landmark Commission and City Council evaluate a property's designation based on objective criteria in the ordinance, not on personal preference. The City Council is legally obligated to pass laws/ordinances that treat similarly situated persons alike,and therefore treat similar historic properties uniformly. 13. Are there other benefits to creating Local Historic Districts? Yes. An historic district that is aesthetically cohesive and well-promoted can be a community's most important attraction. The retention of historic areas as a way to attract tourist dollars makes good economic sense. The protection of local historic districts can also enhance business recruitment potential. Companies continually re-locate to communities that offer their workers a higher quality of life, which is greatly enhanced by successful local preservation programs and stable historic districts. 14. If a neighborhood or building is landmark designated, will the property owner(s) be required • to restore their property? No. The designation as an historic district does not require restoration or force owners to return buildings to their original condition. The historic district only regulates proposed work on designated structures. It may, however, make recommendations for restorative treatment when other work is undertaken to the property. 15. Will property owners be restricted in the kinds of changes than can be made? Yes. Landmark designation does place additional restrictions on historic properties, which most often involve exterior changes. Designation is designed to protect and preserve properties and neighborhoods. This can be beneficial to a property owner by preventing inappropriate changes to neighboring buildings that could take away from property values and the ambiance or enjoyment of the property. 16. Does it cost more to maintain a landmarked building? It may. Although there can be an additional expense for historically appropriate repair and maintenance of designated buildings, property owners generally find the extra costs offset by the higher resale revenue and property values. 17. Will living in a designated historic district raise property taxes? No. There is no evidence that those living in an historic district pay higher property taxes than residents outside of the district. 18. How does historic district designation affect development values within a district? Development is permitted in historic districts. Developers are subject to the same approval process by the Landmark Commission as are other property owners. Even though development may be reviewed in terms of aesthetics, height and bulk, developers may benefit from the prestige and association that come with designation. To encourage sensitive alterations and renovations, federal and state tax credits are available. The real estate community markets historic properties in a way that places emphasis and greater value on the building's and neighborhood's special character. 4 Frequently asked questions regarding Local Historic Districts 19. Does becoming a landmarked district speed up the process of gentrification? No.There are no definitive studies that prove this. By preserving and protecting existing historic structures, designation prevents rapid, out-of-scale development that often leads to displacement. 20. How does living in an historic district affect zoning? Zoning is a separate feature of a neighborhood's character. The zoning dictates how large a building may be, its general shape and use. The Landmark Commission oversees all changes in an historic district, but does not regulate contemporary use. 5 COMMITTEE SUPPLEMENT TO: Community Development Committee FROM: Douglas Martin, Deputy City Administrator FOR: April 28, 2009 Regular Community Development Committee Meeting RE: Richmond Road Corridor (Pearl Street to Washington Street) STAFF RECOMMENDATIONS: To discuss alternatives for future access locations along the Richmond Road corridor from Pearl Street to Washington Street and develop a list of development-related policies At the January meeting the Committee discussed the north Richmond Road corridor and impact the future road widening would have on existing single-family homes. Since the last meeting staff has discussed this issue with the City engineer, in terms of how the Illinois Department of Transportation (IDOT) would treat any new access points upon redevelopment. The engineer suggested that the City come up with a proposed plan and present it to IDOT and also include the recommendations in the 120/31 roadway improvement plans. IDOT is more likely to be open to the City's wishes if there's a plan put together that makes sense. Currently, in addition to the side streets there are nine curb cuts onto Richmond Road, seven on the east side and two on the west side, from Pearl Street to Washington Street. Many of these accesses can be combined as properties redevelop. Attached is a listing of all the properties and associated owners. There are 23 property owners and four renters. Staff will bring a parcel map to the meeting and the committee will have a better idea as to where future access points should be located. The Committee had discussed at its January meeting the potential for multi-family residential land uses immediately along this corridor but not extending to the interior lots on either side of Richmond Road. Staff thought it would be advantageous to discuss different development-related policies for when future redevelopment along the corridor occurs. Such policies could include: requiring cross access easements on properties as they redevelop, locating parking in the rear of the buildings, architecture which is compatible with the surrounding neighborhood, etc. Richmond Road Corridor 23 Property Owners 4 Rentals designated by* East Side 09-26-405-015 McHenry State Bank Tr 774(John Colomer) 09-26-405-016 McHenry State Bank Tr 774(John Colomer) 09-26-405-014 McHenry State Bank Tr 774(John Colomer) * 09-26-405-003 Paul & Eugene Freund 09-26-405-002 Robert J Dowe 09-26-405-001 Scott Martin & Kathleen Albers 09-26-402-032 David J Fisk 09-26-402-005 Lawrence J &Susan R McManus *09-26-402-004 B W Nettleton Jr 09-26-402-003 Jeffrey M &Janicek Rocco 09-26-402-002 Benjamin T Koleno 09-26-402-001 Benjamin T Koleno 09-26-251-003 Etta M Adams 09-26-251-004 Etta M Adams West Side 09-26-331-014 Jeffrey S&Susan Frank 09-26-331-013 McHenry State Bank Tr 12361(Carol Cooney) 09-26-331-025 St Mary of the Assumption 09-26-331-024 St Mary of the Assumption 09-26-331-002 Diocese of Rockford 09-26-327-043 Judy L. Witanowski * 09-26-327-042 Veronica Burton &Curtis A Freund 09-26-327-041 Teresa A Sweetwood 09-26-327-040 Pat& Elizabeth Wirtz * 09-26-327-039 Ronald B Hurst Declaration of Trust 09-26-327-038 Vicki Mehler 09-26-326-027 Elizabeth J Grandt 09-26-326-026 Arthur W Lachel 09-26-326-025 K Glasgow& R Chrisman 09-26-100-044 McHenry Cemetery/Hinshaw Culbertson COMMITTEE SUPPLEMENT TO: Community Development Committee FROM: Douglas Martin, Deputy City Administrator FOR: April 28, 2009 Community Development Committee Meeting RE: Regulating Fences STAFF RECOMMENDATION: To review and present the proposed text amendment to the full City Council for consideration Background At the last meeting the Committee discussed amending the fence ordinance to address two issues. The first issue was that if there was a dead or dying tree which could potentially damage a fence the tree should be required to be removed. The second issue was that if a property owner is replacing a section of fencing due to damage and/or disrepair the new fence section should be compatible/consistent with the fence sections on either side. Staff Analysis Following is current ordinance language with additional (highlighted) text incorporated to address the concerns noted: "It shall be unlawful for the owner, occupant or person in custody of any premises in the City, having a fence thereon, to permit such fence in a state or condition of any such disrepair which is liable to cause injury to any person or to property, or which is liable to collapse, or which encroaches upon or leans upon the premises of another. If one or more sections of a fence and/or post(s) are removed because of damage, disrepair or otherwise the section(s) and/or post(s) must be replaced with a fence similar in style, appearance and height consistent with the fencing immediately adjacent to, on either side of, the piece being replaced so as to have a consistent line of fence". In addition, there is an existing provision in the trees, shrubs and noxious growths ordinance which states the following: "The City shall have the right to cause the removal of any dead or diseased tree on private property within the City when such trees constitute a hazard to life or property...." Staff believes with the added language and the language which currently exists in the ordinance the Committee's concerns will be addressed. COMMITTEE SUPPLEMENT TO: Community Development Committee FROM: Douglas Martin, Deputy City Administrator FOR: April 28, 2009, Community Development Committee Meeting RE: Core-Downtown Sub-Area Plan ATTACHMENT: Core-Downtown Sub-Area Plan STAFF RECOMMENDATION: To review and direct staff to forward the attached sub-area plan to the full City Council for consideration. Over the past few months the Community Development Committee has been preparing and developing the Core-Downtown Sub-Area Plan. After multiple forms of public participation and staff analysis the first draft is completed. The plan consists of eight chapters: • Introduction • Core-Downtown Vision • Public Participation and the Planning Process • The Evolution of Downtown • Land Use Pattern and Development Needs • Streetscape Improvements • Transportation, Circulations and Parking Improvements • Implementation Staff has reviewed and edited the text from comments made by the Committee at the last Community Development Committee meeting and maps and photos have been added to the plan. i'^''(P'4•`:,. , „- . Core-Downtown Sub—Area , .., Plan 1-,c,,i City of McHenry 7. tirt!:. . ' 1 4•"`, tz.,c7 1,e, 1,4.,:. •=, 4-.• , %.4. .., .4- . - •'..';',-- — $P— IT:'," ;' ,- " -- -.. l' - ,,,.. ,,...., , --- ---• iiiin*----- - .- -- a r C' 1''4.0,Aiiiig.4''" 11,-.,'"..i4 c ..-x.., - ._,I.., .ri....8, .' 440N1.1.• ) •,•, ' ..2 • 4.. - ' 4 irt ,_ •,-,.. „,....: ,,.{.•-, lktio, ••*.'-4""°. . - "1".... ""•1":... ,'''' 11.- ' 1011*•/ - - • .4 ' ' . : - " '' ...• "Uef•'*"•4•-:',"" •-,' ' *,. ":4414";4 , : ' . -."--`lg. - 71ire..--- - • 411111‘ '- , ,- -,••• s . . r•o"" ... " -4ti!t*".. l'' ' --.:',-.-.:,•„,. ,t,„.. •-•.'r, *-4k"' 2.." -.14'144114tiiianit„,. •" * . .• • 4' "4 •• 014r- _..., m . . _ - . ..a, ''• *asp '..= *2!.. 4.°0411f/rtii. -- e.-' hi '''''' ''''.:t c opy.V.la mxt R abt el V P.ndertenat Ir.,. . , - .. Prepared By: :'•., :'.1.-" , Deputy City Administrator, Douglas Martin,AICP City Planner,Kimberly Kolner vc.I,,,,,,,;-•, ,,, a - t l,. I lc (`,� , Tia.�7 r1� Ye{ yi1 ['.t .. . ,. I ,�y�,��, ��'��J w , 1 e�+.. Ft��', or J�',.71ff!!"I F'17I 7ff'.dir f 4 , ..• f_{•I•^ 3•1•� y.M ' .,i ,., Y• a,Iv Sj4, r a _r 5 ir,4 asY.�h J n.��:- ..t � r T 1�a y Jl �C � fit. 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Y..�ia. . �� f `. fyy;!'/ t —1t'a.e -i This document was created by the City of McHenry Community Development Committee and Construction and Neighborhood Services Department For additional information please call 815.363.2170 2 CITY OF MCHENRY Core-Downtown Sub-Area Plan 2009 Table of Contents Chapter 1 Introduction 4 Location Map 4 Chapter 2 Core-Downtown Vision 5 Existing Land Use Map 6 Chapter 3 Public Participation and the Planning Process 7 SWOT analysis 8 Walking Survey Results 9 Chapter 4 Evolution of Downtown 10 Chapter 5 Land Use and Development Needs 12 Future Land Use Plan 15 Chapter 6 Streetscape Improvements 16 , Chapter 7 Transportation Circulation and Parking Improvements 18 Parking Count Plan 20 Chapter 8 Implementation 21 3 ;rs Introduction ` -,� The core downtown sub-area is encom- -� , f �. passed byGreen Street, Illinois Route 120, I `'- 7 � ://'; v n extends north and --.-: - ��- -. Riverside Drive and �� ,�__,_ __ _..,.�- ` � ��/ south of Illinois Route 120 and east to the r � ''7 Fox River. The core downtown sub-area is �, �,' i_._._.j' - - 47 --g /'-� ' / defined by its proximity to the water and �._..---' �-;Kzmi r • g-' capitalizing to the fullest extent on this ter- M \ -1- - - rific natural resource. In addition, the core , 1, ,. ' . r-1 downtown includes many opportunities for -1 . / -, , }_- investment and redevelopment. - �. .. ,� �~ ;_-.; �` � is The vision and goals derived from this plan i1 ' 1 �1 were formulated through a citizens' input '- `•----- 4.� 7 �` —________--- process and the basis of the goals are de- �. f j T` ,-�,�_ .~�. «-� .rr�. ' rived from the values expressed by '1*-l1-4 - -V--' McHenrycitizenrythroughthat process. 1=C ''`l �1:"-- L. ? � r �, i The specific goals of the plan are outlined in ?,,� i� 1_-___ I -- .._.._ Chapter 2,Core Downtown Vision. -�! l? Ti. L. It is our,challenge as a community then to bring back and reconnect McHenry as one thriving downtown. As explained in Chapter 4, The Evolution of Downtown, the vision to ultimately realize, is one that brings downtown back to what it once was, a bustling center of activity for the community. This would allow the downtown to endure the ups and downs in the market place, as well the different trends that come and go, and to remain the viable self-sustaining central core of the community. The Core Downtown Sub-Area Plan's vision focuses on the following central concepts: sustain- ability, walkability, connectivity, livability and establishment friendly place for children and families alike. The Plan seeks to find ways of maintaining the area's quaintness and charm, historical character and integrity and pedestrian orientation. 4 . ,, Core Downtown Vision The Core Downtown Sub-Area Plan is a statement of expectations and confidence. It is a real- istic assessment of the problems that face the McHenry's central community. It also identifies a series of development opportunities which, if pursued,will transform the downtown area into an exciting place for people to live, as well as work, shop and enjoy entertainment. Every downtown plan has a vision and a vision statement which encompasses the primary values of the community for its downtown. The vision of the Core Downtown Sub-Area is as follows: Ir.., ., -- -.. .";�, to F 4 - X Historic downtown McHenry connects :.' : ,• i, the community to its small town roots: 'j il i V0 4 IVa 1 ,�r - Providing a wide variety of commu- 1. `* atil - <.,. , raw, nity-oriented businesses downtown clt ., ° . . g - blends retail, professional services, �; �� + civic and residential uses into an ,�.,,� x _ _ �, , . unique and dynamic neighborhood .0., f;a - _ - ' .._" that attracts people of all ages. dy `1 The following Core Downtown Sub Area goals will assist in realizing this vision and imple- menting the major development proposals contained in this Plan: • Create and develop downtown as a "central place" as the physical and social heart of the community; • Enhance retail, restaurant and entertainment facilities and build-on and complement what already exists; • Integrate transportation networks, including: pedestrian, bikes, traffic, parking and transit; • Enhance and encourage public buildings and cultural facilities in the downtown; • Encourage additional downtown housing and mixed-use development opportunities; • Improve the streetscape along Illinois Route 120 to make this stretch of roadway more pedestrian-friendly; • Consider traffic-calming measures on Green Street to allow people to feel free to utilize the Riverwalk as well as existing businesses; • Link the core downtown to the Main Street Historic District and Main Street area of downtown; • Identify opportunities for competitive economic investment-particularly along the Riverwalk; • Work with the businesses of Green Street to form a common association; • To identify and recognize sustainable assets in the Core Downtown Sub- Area; recognize how asset-synergy can be maximized, remove barriers that hinder asset-synergy,and institute strategies for sustainability. 5 • ---' ,4Z /----7 I---'4----'i / 1 7 - Existing Land Use -- --' II milli ii_____[ / ........, .... • ......,,/ / ----,........ ....„1„,1,1„:,-, ...., ........ / , 0,,,,, / , ',iti..4.-;:i-:(;,,,:. ,e4,-,47„; 4 ,,,,t2 ,, •-, ,--.-'..,,,,..' / ,,...„7:10,,,,,,,;,- A':ki.":2-' •''''' •"-,N,4; s ,,,'-''''.: ,4-•,..0A,,, //`--:,,,A' 4-',711,,,, 44:,?7,` ' ,....--,.., --,- " CIA''''',; ' ,...,,. .,.-'',V.' ",°,1`,,•,, ° ..'-`4 -1-7 .,,,•.,'".."--kq ' '1 '''''''7-'1"'',7, \•-• ' ' '''. :.,k'4k:::t.ki•:,'•N,-. V /' •. , \ e*,•,,,- "'''''''.," "*”-'," -. -- , ,',:s Y , ,v s. . 7,,,,,,,t .-„,*,. z„—, 7---•--/ . ---. ,f / -'''-V'• ii, ----<„ '''''''k,:; ,IV‘,,- ..:):!'''' / /7,f--?---- ---_,.-- '''.ilithi ....*;-'•-1.,' ',".:.1.';`,:,,,,,1,:k:' \ ..-:- '1* / i / , / 7 / ''''''';^--, -..• X,;;,k'}',A7.4'‘' '''.4';'',V.:1:3 III ; ilt , . ---,,,,,.., -.....,....„....._'-.4-..,--,j A-:,--r t•‘-4,.'4.,,,,.1:4,•X'40tAr't,t1",,,•',..".... \\N I ,,,,,,,',.. Legend ''::, '.....--.....s.'1...., : :..1,:,..:-"'1 ., --•----' 1`1 i i:17.'1'.'":".....:.-7'1-.^ '- •‘ ''' ' , 11111 Mixed-Use 1 .1 Vacant Land/Buildinc __ _ , ----_, --------------.......„.._ 1 k 1111 Retail [:„. . :i:j Parks i t‘ . , •-•,,,,,-,9 ----., Multi Fam Res F,71:,:-.3 Industrial Attached Res I I Other --73----.7?-7-- ? 1 Single Fam Res - ' .-AlleWParking , ....._ 6 • Public Participation & the Planning Process One of the goals at the outset in creating a plan for the Core Downtown Sub-Area was to engage the local citizenry and gain meaningful public input throughout the entire course of the plan- ning process. Two community design workshops were held and began with a SWOT Analysis, strengths, weaknesses, opportunities, and threats. Those results are included within the body of this plan. Following, the groups discussed the overall vision for the Core Downtown Sub-Area. In addition, workshop participants provided numerous recommendations for improving down- town through a mapping exercise. Participants mapped out and provided a visual representa- tion on what improvements/land uses they would like to see and where. From the workshop results,the Committee and Staff were able to refine the comments into goals and objectives. As part of phase II of the public participation process, in January 2009 staff conducted walking surveys of people using the downtown area, either workers or patrons of one of the many shops or restaurants. The surveys were intended to reflect the views of the people that actually use the area and incorporate the findings into the plan. The purpose here was also to capture peo- ple who didn't necessarily attend the workshop meetings and may not live in the area. Those results are also included in the body of this plan. The last step in the public participation proc- ess was two open houses. The purpose of the open houses was to give the public a proposed finished product, in the form of a written and visual plan for the Core Downtown Sub-Area. Rivel.ka Fox lk High River/Boone Creek Restaurants affic Ow HisThtoric Parking New Co Buildings Builds Sanitation Buildings/facades Small Town cial Activity ldings fa s need restoration Landscapin�Atn2Osphere Lac Traffic°n Rt.12 went .3 Banks ca k ofp n and Rt.$1 Location 2 B g/streets pe Lack Parking Walkabill Nee of attractions/No ttract o Enforcement City Events Pedestriand t clean dr s/No draw Parks hosted Need for morecrossing ofdge/one Creek Centralized in the downtown Lackpiers Lack of Service Sig age Visitors C rater°the area Retails hours�p No Taverns/Bars need to be uniform Sense of place Complied Capitalize Businesses Restaurants es aurize on old77t e MCoore Storebuildings and HistoricVacant Renovate Piers for downtown r Dist Economy Storefronts Public at and restore residents Disconnected Do Center Events hosted buildin Dilapidate Downtown Access for.Arts d Doti'11t g facades Resistanced buildings n Area Recreation Bike PathLack of PublicTransportation/Trolley Tonange Unaffordable to rex'�/ch CoWII fordable Re tyke to the E'xed Use Bu 1 rtation Big Box Rentals area hancePedestrla Buildings /Trolley Bikes and Businesses over Quaintness n Access skateboards v n, °n the Rrverwatk Increase Co Density y Entertainment D0 town Areas TrttocatiO sportation System Walkabli More public b Vrietkarjfr1eny Mo n B k an vePar Ing es Path/Parks/Green link to In Fill fit ownern Space/Recraur�ts Something larger syste Safe area Renovate/restore/redevelop eno 1t i11 with occupied eation Water ething to m Cultures C nterre dev Jo housing Quaintness al Water Reraw creation /Conlmuni dilapidated buildings Trafficus on Children and F resew / erf° rings 'rag amities Riverside Elm Street/Route 120 Greet Street What briAwyow to-the.dow vtto-u vv? Dentist II Shopping Shopping Lunch &Wine store Work 11111 Work 11111 II Work 11111 I Insurance Lunch Laundry What place's/store's,do-yow go-to-whew Cry the/do v vLtotv w? Restaurants II All of them II Trendsetters II Wind Hill III None Some other Nuts III Fox Hole Restaurants Bank III Bimbos II Stuc's White River Junction III Little Chef II Benjamin Moore Resale-Pink Door After the Fox Antique Shops Thai Restaurant II Corkscrew Point Resale Shops Bookstore 1111 Shop-n-go 11 Bakery Green Street Cafe Trading Post Concerts in the Park Stores/Shops Restaurants Tres Belle Boutique Riverside Bakery Riverside Bakery III Barkery Church McHenry Favorites Barkery III Little Chef Wonder Bread Minute Man Press Joey T's What d o-yaw thiv . Cvwpro-ved ivv the/area•? Parking III Parking II Parking 1111 Traffic Traffic II Traffic 1111 Snow removal II Snow removal Snow Removal II More independent local stores II Needs an old style Hardware Store More independent local stores 1111 Improve Historic Facades II Improve Historic Façades Improve Historic Façades Better Press coverage Better Press coverage Better Signage II Uniform business hours More Ads in the paper Uniform Business Hours Needs a draw Venice connection to Green Street Needs a draw 15`Generation New Clothes or Riverside Drive Building maintenance Too much Resale Italian Theme on Venice More foot traffic S. Riverside homes are dilapidated Sidewalks/Streetscape II Outside Seating at restaurants Connect the 3 downtowns Downtown Newsletter Better mix/balance of retail Riverside drainage City Newsletter Online More events Short& Long term goals for area The crosswalk button on Riverside Drive is not working. Add timers onto crosswalks like in Chicago W h.ery are/yaw fro-fin.? McHenry 11111 III McHenry IIII McHenry 11111 I Johnsburg II Woodstock Crystal Lake II South Elgin Lakemore Roselle Johnsburg Wauconda Evolution of Downtown_ M- The Core Downtown Sub-Area is undergoing a transition, what once was a bustling center of activity has become somewhat of a ghost town. With the development and subsequent success of the north Route 31 (Richmond Road) shopping corridor, downtown has taken a back seat. The Richmond Road Shopping Corridor has pulled some of the life away from downtown. Downtowns across the United States(McHenry included) have experienced or are experiencing a transition, redevelopment, revitalization, to bring back what once was. This chapter will ex- amine the evolution of downtown McHenry,the importance of downtown to the community as a whole and what problems have plagued downtowns across the nation. Downtowns are historically located along rail corridors, waterways or other means by which goods and services are produced and transported. The Core Downtown Sub-Area grew along a body of water called the Fox River,while another portion of McHenry's downtown grew along a rail corridor. The first McHenry County seat was located in the Core Downtown Sub-Area on Riverside Drive, formerly Water Street in 1837. Water Street became one segment of down- town McHenry while Centerville, now Green Street, was the second. A 6o-acre mill pond cre- ated by Daniel Owen, who operated a gristmill and sawmill along Boone Creek, lied between Centerville and West McHenry,formerly Gagetown,or the third component of the City's down- town. With the arrival of the railroad in 1854 F ✓ Gagetown grew and expanded with busi- ness after business choosing to locate on this stretch of dirt road (Picture-1). This A: z expansion and growth also spread to the p -:, , , �' Centerville and Water Street areas of 4 downtown, with businesses locating and `� it`d �. M, c' '1 experiencing a vast amount of public ka ` ` "+ support. Train riders came to McHenry a to get away from the urban fast pace and ; -�� Y- to enjoy all that this river town had tox ,�_ $ `� offer. Picture-1 The mill pond became a recreation destina- x ,.' 1' ,4' tion of sorts, with people boating, fishing _ ` `,1. ° and swimming during the summer months . . (Picture-2). Landmark School, constructed r. 474 '`' '' 4.� , ,` in 1894, was the central gathering place for r , , _' i}_ '`':' .t "" schoolchildren both primary and secondary A ''» " : ', ---- - in McHenry until McHenry High School on I " W. - Green Street was constructed in 1924 a ter: (Pictures-3 on opposite page). , ' • ',' Ai„ , ,. °"" Downtown brought people together, served r .. . x.. ''' as the focal point of the community's identity Picture-2 and espoused the historical and cultural val- ues of the people during that time period. 10 :Yk y'ss�� Lira; >� 'c : . ^�w�� ea .++ ,yam '?q5 v In the early loth century, Water Street now Riverside Drive was a hub of activity with peo- ; ,` ple enjoying the Fox River or having lunch at a local eatery (Picture-4). The Riverside Hotel, . ` `- f ',s r circa 1869, featured different forms of enter- s ,, tainment which attracted additional people to 'S ` ";, A ,' ` this area (Picture-5) and. along Green Street � �-,�,�- .�,. , . , ; �� people could enjoy various farming equipment ',;, w 1 on display at the William Stoffel Implement �. 1'4' 7 ,t � �, Company (Picture-6) (Machaj, Landen Sandra "''� �10 ' ��ot � ' Images of America McHenry and McCullom "'`, Lake). Picture-3 Nur The following are problems which have af- • �,-- flicted older downtowns across the United , w.' "'_ States. r ,t 1 f'' • The first is the change in markets, .? '` i, ` { r' the evolution of the big box retailer t' ` .47 \ and internet sales. , , 6r ,. • Downtown has become congested with traffic and parking within the downtown does not meet the de- Picture-4 mands of our auto-dominant soci- ety; • Obsolescence has taken its toll on ' . e- `'`"f,, ''' .- older historic structures and the lack - r i,. 1 ; 1 :' of investment in downtown build- ings is coming full circle; .-, rf' ;, • Infrastructure has aged and the mix r "' " of land uses has been altered. Office ' '�° fM. , 1 I1'fl"1f 14 � - .„3 1 .- and service uses have overtaken re- ,,, tail as the primary users in the ` �L �"a a "!!'` f ;, downtown area; Picture-5 x : : ;. ,I • Aesthetic issues and the lack of a -. °� t unified marketing effort between ,� .. , ,'s °'Yt*` " businesses to promote the down- ,r 'µ town have resulted in a decrease in °' ' 'Y tr�2. business for downtown business °2 t ` owners (Pointner, "Pete" N.J. Plan- ning Connections Human, Natural ; ..'. '° ; and Man Made). .J" "'"'' s" ' x:. k '- a , People identify with a downtown and the his- Picture-6 tory associated with it. A downtown is and al- ways will be the heart and soul of the commu- nity. 11 Land Use Pattern & Development Needs p In order to maintain,as well as increase, its viability and sustainability the Core Downtown Sub -Area Plan needs to adopt a land use pattern which consists of a diversity of land uses and key areas for development and redevelopment. One of the primary land use goals of this plan is to bring people back to the downtown,visiting, shopping, eating,recreating and living. Currently, the Core Downtown sub-area contains a variety of land uses, including: retail, office, residen- tial,restaurant and service uses (see Existing Land Use Map). For planning purposes, the Core Downtown Sub-Area has been divided into three functional areas: • West of Green Street and south of Illinois Route 120; • East of Green Street and south of Illinois Route 120; and • North of Illinois Route 120. Each of these areas can be considered separately and then tied together. In addition, another goal of the Core Downtown Sub-Area is to functionally link the core area of downtown (including Green Street and Riverside Drive)to the Main Street area of downtown. This physi- cal separation does present challenges in planning for a unified downtown. The Fox River and Boone Lagoon connect the Green Street and Riverside Drive E ai,. areas of the Core Down- town sub-area. In addi- a tion the pedestrian bridge t w ;;� . ;!� . ' µ� ' ' provides a physical con- ° r a■ " `- '� - !'� a1! �17iYlY4�11�rst�v�q r x o nection from the River— jai �,�� :' �I ' ,,, 4 r I ` .• ,r walk along Green Street to south Riverside Drive _ ly i - " (Picture-7). This connec- tion point is the key physi- `'° cal link to these two streets but how do Green = w _ Street and Riverside Drive ` relate and how are they _ connected to the Main - _ Street, old West McHenry - . r4' area of downtown? », Picture-7 As depicted by the future land use map, the area west of Green Street or the "Historic" section of the Riverwalk contains residential, civic, commercial, as well as public land uses. The key parcels include the McHenry Savings Bank property and the Sullivan/Vazzano Property. Both of these properties will define this area. In addition, the old Pearl Street Bridge will be placed across Boone Lagoon in this section. This will serve as an important physical connection be- tween the McHenry Savings Bank Property and the Sullivan/Vazzano properties. 12 Landmark School is designated as a future tourism and visitors' bureau (Picture-8). This is an important physical historical structure in the City and will serve as the future gateway and physical link to the City's - s Historic District and West McHenry. East of Green Street and south of Boone Lagoon is the _ I "Residential"portion of the Riverwalk. This is evident x^ in all of the proposed future residential land uses in I Tk this corridor. In the future, when the central waste- b water treatment plan is abandoned, the wastewater property will be the marquee property of this area. Potential redevelopment of this property should in- clude public and private land use types to draw people . 4� •TM` to this beautiful peninsula. Picture-8 Like the wastewater treatment plant site the historic Dobyn's property is designated for mixed- uses which include: residential, retail,restaurant and potentially,an arts and entertainment center. In addition the historic Dobyn's property will serve as a premier public gathering space. Along with the planned Riverwalk is an area designated for future open space with vari- ous amenities to be located on the point of the property. The areas adjacent to the lagoon serve as the primary residential living areas for future downtown residents. In order to maintain a balance of land uses,a thriving sustainable downtown needs some non- retail users to generate a working population base within the downtown. The two block area between Riverside Drive and Court Street south of Illinois Route 120 has been designated as professional offices. In addition,the recommendations that Park Street south of Illinois Route 120 is vacated and Venice Ave.be extended through to Riverside Drive are included. This al- lows a potential developer to construct a downtown office park of sorts with on-site parking. y+mW'G:'. ..k•••.n.rs4/�vaE! .>?A t!'.i'.•^^^?w_v^s1."b."[RCOATt^'e e4 The areas directly adjacent to Green Street east and s , ,. y I sej west are designated for local retail and restaurant users. °w FISH ; 3 n The existing users can be complemented with new us- " �-A"" , `, ers. It should also be stressed that the McHenry Down- r -- town Theater is a staple in the downtown area and is • recommended to stay downtown(Picture-9)to allow day and night traffic to utilize downtown and also spur complimentary businesses to the downtown area. Picture-9 Planning area three,located north of Illinois Route 120,can best be described as an area in transition. A variety of land uses currently exist including: offices,retail, mixed-uses and ser- vice-oriented uses, all interspersed with single-family residential and attached residential. The area north of Illinois Route 120 will most likely not vary much from what it is now to five years 13 wy;>�C 0. .n�t,C S from now. The area along Riverside Drive and to some extent along Pearl Street between Riv- erside Drive and Park Street should remain local retail and restaurant-type land uses. Cur- rently, there are mixed-uses and service uses along these areas; but in a viable and sustainable economy, these areas should be retail in nature and the non-retail service based uses and resi- dential should be concentrated along Park Street and Court Street. In addition, Green Street north of Illinois Route 120 can sustain additional non-service based- uses but these should be limited to a couple of retail businesses, mixed-use or restaurant in na- ture. In order to have a sustainable downtown, a variety of land uses properly located is re- quired. Because of this area being in transition the ideal land use pattern is not currently evi- dent and is depicted through the hodge-podge nature of development north of Illinois Route 120. One of the challenging properties located in this sub-area is the property at the northeast cor- ner of Pearl Street and Richmond Road (Illinois Route 31). The reason this property poses a unique challenge is because of its proximity to downtown, its location along a major roadway and the fact that it lies in the middle of what is an older McHenry neighborhood. The future land use map designates this area as attached residential. The land use on this property needs to dictate the land use pattern traveling north on Richmond Road to Washington Street prior to entering the City's major retail district. Planning area three is and will continue to be an area in transition, which is in contrast to the area south of Illinois Route 120 which has more opportunities for redevelopment and reinvest- ment and may spur similar redevelopment north of Route 120 in the future. ,. 4_ ...^t.«amp....., _._,_.,. .,.. _r... ...._..... 9 .z � ,� ' �. �},,,„ � �i�. .sic t' l ` .._ 7 * tt a:!, Lic,,,%e ? xa „..,' a`' xs,: Me 9 ..,::: :3 , ..444, ,.. ,, �id> , 1 t .„_,, ,,,: :;`,-0,',',„,->„';---,-,:-• •-•:-..-',-y:,1-1,3 ,, h` ,� � n wtl � % 1s. ) R ym-..c. wsnnwwn.w^.4." i .:s.:. ti r ; �..,..... :..da. ..z ....�_u_.. n� ,"'�'' te: ,. '. n.. �x .. kn H1 ...:. �.«...� � my 14 , Core-Downtown Sub-Area Existing Land-Uses Shown.Area in transition. Future Land-Use Map Maintain and repurpose historic homes and r • Redevelop buildings. • Residential • 0 Residential Office • '• r=� E Future Bike Path •,, fa Retail Service • • • • t.F • r • • y °*.• ct '••. t sT c� .•• eb .. ; Par •••,toys (4 ••� ' . y` Q e yt •• :' • 5 t' •. V MST Q as. .,.� 4 Eliminate on street parking on Rt. f l RedeveJ�p� . ` tie 5; •1 ,- 120.Take measures for pedestrian i s Q s (f/lix U's1�,7 _¢ ,O Q ice; i; .`' •• safety,stone wall/planters along sit* t ., ' ti~ • "...,0 : I a7:04 ' the sidewalk. ,.;61::i17,-;;°;:.: Parking :.Z3 pUb/�C `0 /�RT oCIF ice' ;y r Redevelop" ' s..• ` ' �'.r ark�g Redevelop as one lot inlnte- 2 Mid Use ; .+. ' : 4 :1 grated Design Distrttf zorting •`ev '+, Close&Vacate Park St .• •• ti�, 4 - ..} # Professional office campus with • ,data ,, '•r, _�,, '` ;� I • r "` on-site parking.Close Park St. o01f ., �¢� ., OpF South of Rt.120;Extend Venice i-;r .r i Redevelop Townhomes N Petit, idliintain Historic ::::::::::' fG Redevelop Townhomes gNRD - Multi-Family Take traffic-calming measure. More pedestrian friendly on Green Street. Redevelop Redevelop Mixed-Use' Residential With Public Open Space `' .y_ �4 Streetscape Improvements Appropriate streetscape improvements provide a pleasant and unified pedestrian shopping en- vironment in downtown areas and are another key aspect to maintaining sustainability in the downtown area. Key aspects of a streetscape program include: sidewalks,landscaping, light- ing, way-fmding signage and street furniture. Building façade improvements are also an inte- gral part of a streetscape planning system. How a building relates to the street is very impor- tant to downtown development and redevelopment and encouraging pedestrians to utilize a downtown. Buildings closer to the street with the parking in the rear are considered more pe- destrian-friendly than buildings setback from the street with parking in the front. This type of development will not facilitate drawing people to a downtown and walking, but encourages people to drive from store to store which does not make for a healthy and sustainable down- town area. While there are multiple pedestrian crossings on Green Street,due to all the traffic, drivers are not overly willing to stop and allow people to cross. This problem is not uncommon within a downtown as most downtowns have been designed with the automobile and not the pedestrian in mind. This poses an inherent problem in attracting people to the downtown area and mak- ing them feel safe within the downtown, and measures should be considered as potential solu- tions. One such solution is to improve the streetscape along Green Street to promote a more pedes- trian-friendly atmosphere. Potential improvements may include: increasing street plantings, designing building facades with a pedestrian focus, or pushing buildings towards the street. Neumann Park,located on the east side of Green Street south of Illinois Route 120, is currently an underutilized asset which has the potential of becoming a key gathering space along Green Street. In addition to Green Street, Elm Street (Illinois Route 120), which connects Green Street to Riverside Drive, is also very automobile-dominant. The stores along this stretch suffer heavily because a pedestrian-oriented focus is lost amidst the traffic congestion. Similar streetscape improvements should be considered along this section of Illinois Route 120, with a potential solution being a wall or physical separation between the pedestrian and traffic along Route 120 to create that sense of physical separation between the sidewalk and roadway areas. This physical separation will allow pedestrians to feel more safe and comfortable in shopping along this corridor. Off-street parking will increase the viability of these businesses because parking on a state highway is not seen as a particularly safe thing to do. If the on-street parking is eliminated,the sidewalk could potentially be expanded which would again give this perception of safety to pe- destrians patronizing the businesses along this stretch of roadway. Further,additional street plantings and/or planters should be considered as a means of breaking up the concrete. The same streetscape-type improvements should be considered along Riverside Drive. In addition to the streetscape improvements suggested, one of the other concerns expressed through the planning process was way finding signage. This includes a signage program that clearly delineates parking areas and different parts of the downtown. By implementing a com- prehensive signage program within the downtown, motorists that do travel in automobiles can easily be guided to appropriate parking areas. i6 . . •:..':;,,,.`;;;,:',.•••-•;,-inZli,...54:it,•:'f•:,:-I',.:::!..,,-;!,';'.t:, - ,-'.-.!.•.:, ..,•,.-n. .•.-•..--•,- nc..,' .'' ,..', -.-..i:, ''. :-- _:-,..•:.,„',.-.,;:-.. ..n.:::-,:::::, .,;,.,-. .,. .. :„..,,,;,,,•;,-- - - -,' ,',.;-_,,,,,f--4,-I,T4'.....1 .1',V .,,.--J'.--... ;. .•...-•....; .:-.--- ...:.-•- .-. • , .--.-,...,..-„,,,,..:i..:--, ... ., - -....,:, ,,,:..,,,,:,... ... -.....,,, .;,.,.-,...,,,...,,,,,... ,. ‘.'-:-.',.--::;.,,,..';-,;•,•-...,,'1,41.1-c.:;,-a.:•-,. ,:''-:-.;•";-•.-----r---''',...•••.',..'' .' .:.‘,....-•,',--.-',..-'-•..,`;',...;,.•-',...-.,-,'-''.•'.'-'-':.,',,,,•.,.•.;',:-,-, e,,,‘.....•-,,•:..•,•,•-•';',-',.;,'rn,";:nn,....:-•:.,--,"--nn •,-:•,n,y,"e..:, FP" ' *7-7 - - ,..,,:l::;'. '''' ' •:•,• , . , ,4 -;•, '''.;;,;,- e - .4iat . .111111,' ' .6 . 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', '.. al'A 6 '''t'''''..;-;ki 0 n: ,.. • `-‘,•1/474,,i, ,,,, _- - 4 /..• . ,... •,i! ; r, .: ,'-,-,,,,,,... ..,,,fn 4 ,:',4,N'.:,;,:n.,.,::::;,''''.. - ?' ' 4 i El i n• n,': fit.1-):, i, NO';. `L 1- '''"` '.,--.4.,,,,;..".- .,„.. I.. ,.. .e..:,,,,, ,,, •,,,,:,%,..,..e., II i •-' 4.4 '': '' 'II. . f•'I 4:'.•V:t1;:„1,fs•-•: : n1*n' n-.•'-'n :A ilj 'N n'-'-'r' - ,--•-:if--. 7'2'1' ''0 • ` • • ::"..•:','.. *V^ ty,' '. , .... ,......,.... , 0 - n .::'.'": - .''''':'.‘. "7f.7 ' ' .0* 4... ' i • '''I, .7...:,.., .•.,..,'..,:.'.''',;;;;;.. ' ');:i.;°'''''''''''''." '...oci '' .•,.'.:-';^''':''''.:'. ':' :. 17 Transportation Circulation & Par Efficient traffic movement within the downtown is crucial so as not to allow the automobile to be the primary presence. In order for a downtown to remain sustainable efficient transporta- tion, circulation, parking and pedestrian movement is required. Downtown roadways which are characterized as heavily traveled at all times of the day will negate pedestrian traffic par- ticularly in a suburban context. In a major city downtown roadways are expected to be highly utilized but at the same time they are designed to be this way. A suburban downtown setting like McHenry does not have roadways which are designed to accommodate constant traffic flow. The existing Core Downtown sub-area circulation pattern is characterized by two-way down- town streets bisected by a five-lane state east-west highway(Illinois Route 120). Illinois Route 120 is a major east-west state arterial which links McHenry County to Lake County. The aver- age daily traffic along this roadway is approximately 24,00o vehicles (2004 traffic counts). Currently, Green Street is characterized as a major north-south arterial in the City of McHenry which connects the City's two primary east-west arterial roadways, Charles Miller Road and Illinois Route 120. The average daily traffic along Green Street is approximately 8,000 vehicles (2004 traffic counts). In 2011, the intersection of Richmond Road (Illinois Route 31) and Elm Street (Illinois Route 120) will be improved, with lane widening and multiple turn lanes. In addition, the City is planning an eastern by-pass which includes improving the intersection of Bull Valley Road and Front Street(Illinois Route 31)east to Illinois Route 120. With these two traffic improvements, the congestion on Green Street will most likely be reduced. This is a result of vehicles not choosing Green Street, from Charles Miller Road on the south to Illinois Route 120 on the north as somewhat of a cut-through to avoid the Charles Miller Road Bridge over the Fox River. In addition once Illinois Route 120 is improved drivers will not as frequently cut- through from Front Street to Green Street to avoid the long delays now associated with the in- tersection of Illinois Route 120 and Illinois Route 31 (Richmond Road). The Core Downtown Sub-Area is serviced by two Pace bus routes, Routes 8o6 and 807,in addi- tion to Dial-A-Ride service. The Metra commuter rail station is located outside of the Core Downtown sub-area, in the Main Street sub-area which is an additional reason why linkages to all portions of McHenry's downtown areas are so important. Regardless of future policies relating to auto access and parking,the importance of maintaining an efficient public transportation system cannot be overstated. If the downtown is to grow pro- fessionally and residentially, commuter bus service is a necessity, particularly service to the Metra commuter rail station on Main Street. In addition to transit non-vehicular circulation is another important element of the Core Downtown sub-area's development and future sustainability. In 2004, the City of McHenry adopted a bike and pedestrian pathway system plan. Included as recommendations within the plan is a bike and pedestrian pathway along Green Street, Pearl Street and Riverside Drive in the downtown area. In addition,a path on the south side of Millstream Drive ending at Illinois Route 120 is planned. A potential future link to the downtown is along the north side of Boone Lagoon,extending from Illinois Route 120 and Millstream Drive to Riverside Drive. While the McHenry Riverwalk is planned along the south side of Boone Lagoon, a bike path only on the north side of the lagoon would serve as a functional link from the City's master is 4 i planned pathway system to the core downtown sub-area. Further, a bike path link should also be provided from Green Street to the central wastewater treatment plant once it is redeveloped. This would be constructed along Waukegan Road, which will require widening and future im- provements, and provide a functional link to a future area with public open space and access to the Fox River. There needs to be some attention paid to pedestrian crossings at major intersections, particu- larly Illinois Route 120 and Richmond Road (Illinois Route 31), Illinois Route 120 and Green Street, as well as Illinois Route 120 and Riverside Drive. This was one of the major comments during the public hearing for the Bicycle and Pedestrian Pathway Plan in 2004. If pedestrians and bicyclists do not feel a sense of security while crossing major downtown intersections, this will greatly inhibit that type of traffic flow to the Core Downtown sub-area. Attached is an existing public parking map for the core downtown sub-area. The map indicates the future availability of public parking on the Riverwalk Center and City Center properties. While public parking currently exists on the City and McHenry Savings Bank properties, this area will most likely redevelop in the future causing the need for this parking to be relocated. The City purchased the old Wahl Appliance building property off of Court Street for a future parking area. This parking will be crucial if and when the downtown theater expands. Parking on Riverside Drive south of Illinois Route 120 will become a bigger issue as that area redevelops. Consideration should be given to a surface parking area or parking deck, on the west side of Riverside Drive at Venice Avenue. North of Illinois Route 120 in the Riverside Drive area poses a challenge for locating a segregated parking area. While there is a City lot behind the businesses on the west side of Riverside Drive, additional parking will be required if this area is to remain viable in the future. In order to eliminate on-street parking on Illinois Route 120 additional parking in close prox- imity to that area must be provided for these businesses to remain successful. One way to pro- vide additional parking in the area north of Route 120 is to convert Court Street and Park Street into one-way streets. This would allow additional parking in close proximity to the busi- nesses along Illinois Route 120, as well as to the area close to Veterans Memorial Park and the businesses along Court Street and Park Street. The conversion of Park Street and Court Street to one-way streets may not eliminate the need for an additional surface lot in this area; however, it will go a long way to delaying that pros- pect. Additional surface parking north of Illinois Route 120 should be considered as part of a redevelopment; otherwise the only other alternative is to purchase a property outright. 19 ,.I1'2,1•111-,:',',,i. - -,."-k- 1,•',4::,-.".-:`,"-741 ',t''','-'-44.!:::;i:2, ,-. -'4"-if.'t#,,7.4:-/,'4-474.01-:; ''' •:-. - '..-"- .,ItUtt:4?--A ;:'-'-'-;'-: ., ,::!:•,-*::. '''. -'_•c(1,-4- li'4,14i.i.'f.,;.,-,":- ,i'. ge-, '-•;5.;','e---:.‘V--"7-•5.-' ,A;. :111-:?*itflffl' ,V-",, ,-4 ii,A -;:•.,,,,„fl,f, ' -,..-• -:;•-!;;;;;! , -''.?'-- iltw;1--e!::,.:, ,7„,:t',- : "::-..:';:•:,::::,,„:441ii.:4-' ',1,,,!".,,, -:',„.',:$,-- =Ii:- •;/.;'-,40,4.,:" '''' ,'::::,. . er,lifj;: ,-,T 'At- f'1..:,;:. ,41,,:*14?;-'*7.''..: .:.'1, ;g ,'•:,;144:;fir*.tp Core-Downtown ,:i•:::::0, • 1:', 721i':::/;:. ''',..?::'''',1: : ..'!:::',.": .'i-. '''"'-':-,:„. 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'•:. t , . -_!..- ,, Air -• .,- ,, . ,r,,,,„‘„,,,,,,,. * •' -- , . rt 'k*1-:1 * ::3--,6:.ik4.1..,. • . 4,1411,„Ai ' ' • .7_ r„,•,,:i •Z' ' ,",„„t,1.) , . 44,r.,_ '''' ' .5.1,,. .. --;:-; *' ' ' /117.4. 4•!. 4 1= ..,, ti.-,.-.,;,-; -L- - .-1-i;'-- ,,I.3/4,=''.. ., ..-k I . .,f?•7- ' = '''''' -, ' .;,..,, ,. it L;,„,:.,, ...,,,r. ; •.--- • .• , , -- , , ,,,,.„__.,._ il '-it'ii0*- '' ''''' - --- - .-1340,5'..:‘ ' '1.,..-.-.... IL •.. — ',,/ . . *I ,.V -s'ff ',_____S.1_2.:&•...i&i....., __-___-: -s— ____:_-_-11E_________ _ I V -, 1 . -. '—._- 7a\'%TY t F f S 3'b An effective implementation program is required in order for any plan to be successful. The Core Downtown Sub-Area Plan is no different. Any successful implementation program in- cludes the following: • Public participation and support of the plan; • Plan review authority and sound planning process; • Defensible and sound comprehensive plan and municipal zoning ordinance; • A planning and zoning commission which understands their role and responsibilities; • Political fairness of planning and zoning commission recommendations by elected offi- cials; • Professional staff to interpret goals and objectives; and • A process to monitor, evaluate and amend plan elements based upon future develop- ment and input from all parties involved, elected and appointed officials, staff and the general public(Pointner). Another important element of a successful implementation program is maintaining the integ- rity of a plan. A plan is only as good as its users, interpretation and how well its contents are followed and adhered to. If a plan is to work, multiple actions and responsibilities are required from many different parties. If all falls into place the Core Downtown Sub-Area Plan, its goals, objectives and vision can be realized. 21