HomeMy WebLinkAboutPacket - 02/24/2009 - Community Development Committee City of McHenry
333 South Green Street McHenry,Illinois 60050-5495
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COMMUNITY DEVELOPMENT COMMITTEE
MEETING NOTICE
Date: Tuesday, February 24, 2009, 2008
Time: 7:00 p.m.
Place: McHenry Municipal Center
Aldermen's Conference Room
Purpose: 1. Public Input (3 minute limitation)
2. Discussion on proposed Historic District
3. Discussion on North Richmond Road(Illinois Route 31)
4. Discussion fence regulations
5. Discussion on Core Downtown Sub-Area Plan
6. Staff report
7. Other Business
Ja4iee CJowes
Janice C. Jones, City Clerk
City of McHenry
Posted: February 20, 2009
/kmk
Clerk's Office and Public Works, Parks and Police
Administration Community Development Recreation (Non-Emergency)
(815)363-2100 (815)363-2170 (815)363-2160 (815)363-2200
Fax(815)363-2119 Fax(815)363-2173 Fax(815)363-3186 Fax(815)363-2149
www.ci.mchenry.il.us
COMMITTEE SUPPLEMENT
TO: Community Development Committee
FROM: Douglas Martin,Deputy City Administrator
FOR: February 24, 2009,Community Development Committee Meeting
RE: Historic District Designation Update
STAFF RECOMMENDATION: To discuss the items to be reviewed within the historic district and
direct staff to complete handouts prior to scheduling 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(attached)
and the housing inventory surveys were completed last year. The drafting of historic guidelines was also
completed(attached). In addition, the historic preservation ordinance was recently updated to better
reflect the duties of the Landmark Commission.
Currently the Landmark Commission is at the point of evaluating how the implementation and
enforcement of the Historic District's Design Guidelines will occur. They would like to enforce and
regulate all of the items in the design guidelines within the designated Historic District.
The Landmark Commission would like to update their design guidelines to include the review and
regulation of roofing and siding. Staff believes,however, that a determination needs to be made
reflecting what items can practically be regulated and what procedures may need to be changed to be able
to execute the permitting process for these items.
Currently roofing and siding are over-the-counter permits, meaning that a resident can come to the
counter and receive the permit the same day. If roofing and siding are going to be evaluated within the
historic district new procedures will need to be put into place in order to issue the permits. Staff is
seeking the Committee's input specifically on what items should be reviewed within the historic district.
The historic district guidelines should then be updated to reflect enforceable regulations and handouts
created to explain the permitting process. Once the guidelines are completed, along with handouts and
associated permits; the public hearing can occur.
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This document was created by the
City of McHenry
Landmark Commission and
Community Development Department.
For additional information
please call
815.363.2170
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Historyof McHenry................................................................................................................................................4
Overviewof Historic District.................................................................................................................................5
DesignGuidelines...................................................................................................................................................6
GeneralConsiderations..................................................................................................................................6
SiteConsiderations..............................._.......................................................................................................8
BuildingScale and Massing..._...................................................................................................................10
Entrancesand Porches................................................................................................................................11
Windows........................................................................................................................................................12
Paintand Colors...........................................................................................................................................13
Garages and Accessory Structures............................................................................................................14
Decks.............................................................................................................................................................14
Fencing..........................................................................................................................................................14
Process.................................................................................................................................................................16
Definitions...........................................................................................................................................................15
Resources............................................................................................................................................................V
Page 4 ....,�,4� ..,... "....
History of M He a
here is no time like now to redis-
cover our heritage right here in
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the City of McHenry. Even though '
over 170 years has passed since the arri-
val of the first settlers in 1836, enough a"
evidence remains to piece together a bit
of this city's steady growth and develop-
ment.
The wandering Pottawatomie Indian
R'
tribes used the area to pursue their hunt-
ing and fishing before the arrival of the x '
first non-native settlers. George and ;
John Boone were the first white men to ` a-
make claims on land near two branches
of Boone Creek and the Fox River in ;
1836. ` �
Named after Major William McHenry who
served in the War of 1812 and the Black-
hawk War, the Village of McHenry was
the first town or village laid out in the The Count's House,3813 W. Waukegan Road
newly created McHenry County. It was This Greek Revival style residence is believed to have been built prior to the Civil
the first seat of government when Lake War. Count Oscar von Oberstadt lived here with his family in the I920's. The
County was a part of McHenry County. home was placed on the National Register of Historic Places in 1982.
McHenry was incorporated as a village in
1872. Fifty-one years later, in 1923,
McHenry was incorporated as a City.
In the early days, McHenry had three divisions with a strong rivalry among them. The Riverside
section was the first to be established along the Fox River. The west McHenry area was named
Gagetown for George Gage who owned the site and was influential in securing the railroad in 1854.
The Green Street area, once called Centerville,was where the Owens family first settled.
McHenry flourished as a resort area because of the Fox River, surrounding lakes and easy accessi-
bility from Chicago. However, it was the farmers who settled here and tilled the fertile soil that
gave the village a stability which enabled it to prosper. Factories came into being and produced
dairy products, lumber, clay products,flours and cereals, pickles and vinegar, beer and cigars.
Today, McHenry is a growing, thriving community. Century-old buildings and sites proclaim its
heritage and are complemented by beautiful churches, strong educational opportunities, recrea-
tional facilities and scores of shops and restaurants for residents as well as visitors.
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The Waukegan-Main Historic District includes residential properties along Main and Waukegan
Streets, from just west of Front Street (Route 31) to east of Green Street (See Figure 1). The district
was established by the City in 2007 in order to preserve and protect the existing historic homes in
the area. Property owners wanting to add onto or make structural alterations to a home in the district
must receive a Certificate of Appropriateness from the Landmark Commission before a building per-
mit can be issued. A Certificate of Appropriateness will be issued if the Landmark Commission finds
that the proposed addition or structural alteration is consistent with the criteria of the City's Historic
Preservation Ordinance and with the Design Guidelines contained herein.
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Figure 1. Waukegan-Main Historic District
The following Design Guidelines are applicable to properties located in the Waukegan-Main Historic
District. They are intended to serve as a guide for property owners, architects, designers, develop-
ers and contractors intending to change or renovate their existing homes. These standards will pro-
vide criteria by which the Landmark Commissions and City Staff will evaluate development plans for
consistency with the objectives of the Historic District.
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These Design Guidelines address sev- ' C.
' 171
eral design elements and are broken ' t , '
down as follows: General Considera-
tions, Site Considerations, Building „ A
Scale and Massing, Entrances and
Porches, Windows, Paint and Colors, K `
Decks, and Fencing. In addition to
3
these guidelines, the Secretary of the
Interior's "Standards and Guidelines
for Archeology and Historic Preserva-
tion" and "Standards for Rehabilita-
tion" should be consulted as they are
excellent resources for methods and A- •
materials for historic preservation and thanes H.Grainger House,3803 W.Main Street
911 This Victorian home was buih in 1890 in the Queen Anne
construction. style for Charles Granger,a McHenry Alderman and his
wife Harriet
General Considerations
♦ A property Ishall be used for its historic purpose or,be placed in a new use that requires
minimal change to the defining characteristics of the building,its site and environment.
♦ The historic character of a property shall be retained and preserved. The removal of his-
toric materials or alterations of features and spaces that characterize a property shall be
avoided.
♦, Each property shall be recognized as a physical record of its time, place, and use.
Changes that.create a false sense of historical development, such as adding conjectural fea-
tures or architectural elements from other buildings shall not be undertaken.
♦ Most properties change over time; those changes that have acquired historical significance
in their own right shall be retained.and preserved.
♦ Distinctive features,finishes,and construction techniques or examples of craftsmanship that
characterize a property shall be preserved.
The Secretary of Interior's Standards for Rehabilitation of Historic Buildings
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Carl Stenger Home, 3619 W.Main Street Sto f fel House, 3719 Waukegan Road
This Craftsman style bungalow was built in 1912. It is This home was built in the early 1920's in the Dutch Colo-
believed that this is the first home in McHenry with a two- nial style by fohn Weber,a local builder associated with
car garage. many structures in the McHenry area.
Ceneral Considerations, coot.
• Deteriorated historic features shall be repaired rather than replaced. When the severity,of
deterioration requires replacement of a distinctive feature, the new feature shall match the
old in design.
♦ Chemical or physical treatments such as sandblasting that cause damage to historic materi-
als shall not be used. The surface cleaning of structures, if appropriate, shall be 'under
taken using the gentlest means possible.
♦ Significant archeological resources affected by a project shall be protected and preserved'.
If such resources must be disturbed, mitigation measures shall be undertaken.'
• ,New additions, exterior alterations or related new construction shall not destroy historic
materials that characterize the property. The new work shall be differentiated from the old
and shall be compatible with the massing, size, scale and architectural features to protect
the historic integrity of the property and its environment.
♦ New additions and adjacent or related new construction shall be undertaken in such a man-
ner that if removed in the future, the essential form and integrity of the historic property
and its environment would be unimpaired.
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Site Considerations
When considering an addition or modification to a home in a historic district, the existing charac-
teristics of the site and surrounding area must be considered. The addition or modification
should look like it was always a part of the original structure and its appearance should fit easily
into the neighborhood.
• FroBt Yard Sethad Where there is an established front building line along a block or street, the
addition or modification should maintain the same building line (See Figure 2). When the
front building line of adjacent structures is not the same, an average should be used (See Fig-
ure 3). This new setback dimension will not require a variance because it will fall under these
guidelines and existing language in the Zoning Ordinance.
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An Addition Should STREET An Addition Should be STREET
Maintain the Front Setback an Average of the
Building Line of Existing Front Building Lines of
Adjacent Homes Existing Adjacent Homes
Figure 2. Front Yard Setback Figure 3. Front Yard Setback
• Side Yard Sethad Where there is a consistent side yard setback established on a block, a new
home shall match the existing setback pattern. As lot width increases, the side yard setback
should increase proportionally to reduce mass and provide more appropriate separation
from adjacent buildings. For example, if the majority of existing homes are on a 50' wide lot
and a new home is proposed on a 100' wide lot, the required side yard setback should in-
crease by two.
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Site Considerations, cont.
• Buildif Layout
o The topography of the site should be taken into account when planning the layout of an
addition or modification. Design the addition to take advantage of existing grade changes
for lookout or walkout features. The existing grade should not be significantly modified
to accommodate an addition.
o Preservation of existing mature trees is strongly encouraged. Always configure your ad-
dition to preserve trees and have the least impact on the site. Place windows to take ad-
vantage of the view provided by mature trees and vegetation. For more information refer
to the City's Municipal Code, Section 24-40 through 24-50 for the Tree Preservation Ordi-
nance.
o Impervious surface should be kept to a minimum. Remember that the building will not be
the only non-porous surface on the lot. A driveway and pathways are required and decks/
patios and built-in pools are other items that are frequently added in the future.
• Garages If you are adding a new garage, consider all options and plan for driveway place-
ment. Choose the configuration that will preserve trees and have the least impact on the site.
All garages and other accessory structures such as sheds and storage units shall be located in
the rear yard. Also read the Garages and Accessory Structures Section of this book for more
guidelines.
• Utilities and Nechaaical L'ouiament Remember to accommodate mechanical equipment or other util-
ity hardware that may be required as a result of the addition or building modification.
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Building Scale and Massin4
When designing an addition or building modification, the scale (height and width) and mass of
existing buildings along the street should be respected. The average height and width of nearby
buildings can be used to determine a general set of proportions for an addition (See Figures 4
and 5). An addition need not always be the same height as its neighbors, but should visually re-
late to the established roof line. Details such as sloping roofs, wider horizontal trim, and crafted
wood trim at the end of gables can bring the scale of a new home down.
Always consider the current style of your home (Victorian, Greek Revival, Colonial, Italianate,
etc.) and consult with experts, books and reference material to ensure that your addition or
modification maintains and enhances the scale and massing of that style.
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Addition using similar propor- Street
tions as existing homes
Figure 4. Building Proportions
Additional square footage I
Side entry j _ behind the structure j
garage
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View from street
Figure S. Addition Having Appearance of Similar Square Footage to Existing Homes
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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.
Doors should be complementary to historic design of the building. Doors with panels and win-
dows are highly encouraged. Solid doors without panels or with only small windows are discour-
aged for the main entrance of the home (See Figure 6).
Good Examples Bad Examples
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Figure 6.Front Doors for Historic Homes
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Windows
Window openings are a prominent part of the historic character of a building, all the more impor-
tant because they serve as both an interior and exterior feature. Preserving the functional and
decorative features of windows and doors (frames, sashes, decorated jambs, moldings, shutters,
etc.) is an important step in maintaining the character of a historic building.
The condition of existing windows should be evaluated before making any changes. Cleaning,
paint removal and a reapplication of protective coatings should be done first. Caulking and
weather-stripping will provide energy savings. If windows must be replaced, consider re-using
any serviceable parts from the old window. The new window should mimic the old window as
close as possible in terms of glass to frame ratio, duplication of the frame width, depth and exist-
ing decorative details.
If an addition is constructed, window openings should be similar in size and proportion to those
on ine existing part of the building. The rhythm of structural mass to voids (doors, windows, etc.)
for an addition should related to the rhythm established on the home (See Figure 7).
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Figure 7.Window rhythm for additions to historic homes.
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Paint and Colors
Choosing the right color combination for a home can unify the elements of the fagade and relate
the building to others on the block. Step outside and look at your building as it relates to others
and make sure that the colors you choose are in character with the rest of the buildings on the
block. When choosing colors, use a historical color scheme. This scheme uses body, trim and
accent colors from a particular time period. The colors should complement the schemes on ad-
jacent buildings. Colors may be chosen based on paint chip analysis of a building's original
color, or based on colors used on other buildings of the period. Color guides of documented
historical hues from selected paint manufacturers are an aid to historic color selection. Old
photos of the house or a similar one can establish light versus dark color placement.
The placement of colors, rather than the number of colors best accentuates the architectural de-
tails of a home. Colors are categorized as follows (See Figure 8):
♦ Bare. The base often matches the natural color of the building materials. Materials such as
brick and stone should not be painted.
♦ Na er Trim Major trim is used to frame the fagade, doors and windows. It is also the primary
color of the cornice and major architectural elements.
♦ KBer Trim If a minor trim color is used, it is often a darker shade placed on the doors and
window sashes.
♦ accent. An accent color is used in limited doses to highlight small details. Accent colors
should tie architectural elements together and this scheme should be consistent throughout
the lower and upper portions of the fagade.
Major Trim
Accent
Minor Trim
Base
Figure 8.Color Categories
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Garages and Accessory Structures
The design of a detached garage or accessory structure should be compatible with the historic
character of the main buildings.The roof form and exterior building materials should be the
same or compatible with the main building. Painting and colors should also match that of the main
building.
All garages and accessory structures shall be located in the rear yard within the historic district.
Garage doors may be functional with today's technology but have the appearance of the histori-
cal character and design of the district.
Decks
Decks are open-air structures used for outdoor living space. They provide area for entertaining,
cooking and relaxation. Decks can be appropriate on historic structures if care is taken during
the preliminary design stage.
The image and size of a deck should be secondary to that of the house. Use materials and create
a design for the deck that extends the architectural style of the original building.
Fencing
Fences are typically used for one or more of the following purposes:
♦ Screening. A fence can be used to block the views of undesirable uses or activities.
♦ Enclosure. A fence can provide privacy by enclosing a yard or other private space.
♦ Separation. A fence can provide separation between activities.
♦ Decoration. Fencing is often used in conjunction with landscaping and/or hardscape mate-
rials to provide a decorative look to a building site.
When considering a fence for your property,first determine what purpose the fence will serve.
For screening and enclosure purposes, solid,wood fencing is preferred. For decorative pur-
poses,wrought iron, ornamental aluminum or plastic and wood picket fencing is appropriate.
Chain link fencing is not appropriate for a home in a historic district.
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Page IS
Before any exterior alteration, construction, demolition or change is allowed on property in the Wau-
kegan-Main Historic District, a Certificate of Appropriateness or a Certificate of Economic Hardship
must be obtained. To obtain such a Certificate, the following procedure should be followed:
♦ Contact the City to determine if the proposed project is subject to these guidelines.
♦ Review these guidelines to determine the requirements applicable to your project.
♦ Submit an application for Certificate of Appropriateness:
o A building permit application will be accepted. For projects not requiring a building per-
mit,but for which a Certificate of Appropriateness is required, submit an application for a
Certificate of Appropriateness,which is available in the Community Development Depart-
ment.
o Include all required information such as:
1) Property address,
2) Legal description,
3) Property Owner's name,
4) Architect's, designer's or contractor's name,
5) A detailed description of the proposed construction , together with any architectural
drawings or sketches to sufficiently describe the final appearance of the project.
♦ The Landmark Commission will schedule a public hearing to consider the application. A public
hearing is scheduled for the next available Landmark Commission meeting, usually within 30
days or less.
♦ At the public hearing, the Landmark Commission will review the proposed project for compli-
ance with theses standards and the design guidelines specified in the City's Historic Preservation
Ordinance.
♦ Within 15 days after the public hearing, the Landmark Commission will provide notice to the ap-
plicant of the approval or denial of the Certificate of Appropriateness. A building permit will not
be issued for the work unless a Certificate of Appropriateness is approved. Appeals to the deci-
sion of the Landmark Commission are made to the City Council.
♦ A Certificate of Appropriateness will become void if there is any change in the scope of work
from the approved application; if twelve months have elapsed after the issuance of the certificate
and no building permit has been issued; or if twenty-four months have lapsed after issuance of
the building permit and the project has not been completed.
♦ A Certificate of Economic Hardship may be issued but only after a determination that the failure
to issue a Certificate of Appropriateness has denied or will deny the owner all reasonable use of,
or return on the property.
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Page 16
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Attention
Any act of process that changes one or more of the exterior architectural features of a structure,
including but not limited to the erection, construction, reconstruction or removal of any structure.
Abel teetural Significance
Embodying the distinctive characteristics of a type, period, style or method of construction or use
of indigenous construction, or representing the work of an important builder, designer, architect
or craftsman who has contributed to the development of the community, county, state or country.
Bisthietive Feature
A unique architectural element of a structure which represents a clear and unmistakable impres-
sion and has architectural or historic significance.
Design Culdellne
A standard of appropriate activity that will preserve the historic and architectural character of a
structure or area.
Directional Expression
The primary face of a building which typically fronts onto a public right-of-way and acts as the
main entrance.
Mstoric Significance
Character, interest of value as part of the development, heritage or culture of the community,
county, state or country; as the location of an important local, county, state or national event; of
through identification with a person or persons who made important contributions to the develop-
ment of the community, county state or country.
Rehabilitation
The process of returning a property to a state of utility, through repair or alteration, which makes
possible an efficient contemporary use while preserving those portions and features of the prop-
erty which are significant to its historic, architectural and cultural values.
Restoration
The act or process of accurately depicting the form, features and character of a property as it ap-
peared at a particular period of time by means of the removal of features from other periods in its
history and reconstruction of missing features from the restoration period. The limited and sensi-
tive upgrading of mechanical, electrical and plumbing systems and other code-related work to
make properties functional is appropriate within the restoration project.
e.,�Y h };N ,Ir..._ If v„ >_.1..�. [� .rti U.S .. . _ i ., .. h. .l.• ! .. � _. ... .
wit'�'�.a�'F:.•..«,."''.'�C..,�a.sr..ait�'3..au,......+f., a �,.',his�,. ,+. ,, .,.., m.:... e ^ y, "� _<�u....n.....�2...,. ....w,..., .._ .�.,..�..,�... .,.vv..0
Page 17
There are a multitude of resources available to assist you with the planning of your development or
redevelopment project. A few are listed below:
City of McHenry Landmark Commission Blinois Historic Preservation Agency
Chairman Preservation Services
333 S.Green Street #1 Old State Capitol Plaza
McHenry,IL 60050 Springfield IL 62701-1507
(815)363-2170 (217)785-4812 s hi
McHenry Public Library National Trust for Historic Preservation
809 N.Front Street 1785 Massachusetts Ave,NW,
McHenry,M 60050 Washington,DC 20036
(815)385-0036 nrrny.rnc h,Cizi y�#a o.,?%m- x (202)588-6219 and wwnr,Eatrrr��t;� Crc
Jvi,ww.Tmc�instreet.o CC-[.
-.__.__.._...
McHenry County Historical Society
6422 Main Street Advisory Council on Historic Preservation
P.O.Box 434 1100 Pennsylvania Avenue NW,Suite 809
Union,IL 60180 Old Post Office Building
(815)923-2267 Washington,DC 20004
(202)606-8503 �ranv_achla,_cc>y.
IIlinois Main Street
Office of Lt.Governor McHenry County Chamber of Commerce
Thompson Center 1257 North Green Street
100 W.Randolph,Suite 15-200 McHenry,IL 60050
Chicago,IL 60601 (815)385-4300 vrww.mchenr-ycha n!.�er.coin
(312)814-5220 nr:=avr, tr . t.�ti�i.Olii?i11 St CE'i
Websites
sr'�prpuery tiondirectcary,com
1TLn_y,R reset,eLv, t-KiCa... off%.
After you've planned out the details of your project, you're ready to move to the next step— com-
pleting the work. If the work is rather simple, you may choose to do it yourself. For the more com-
plicated tasks, it's best to hire a professional. There are many reputable contractors who can com-
plete the job on time and within budget; unfortunately, others out to make a fast buck may result in
poor quality, or unfinished work. The following tips will help in selecting a reputable contractor:
♦ Get more than one estimate and get them in writing.
♦ Ask the contractor for references and addresses for similar work. Drive by those sites and if pos-
sible, contact the property owner to discuss their experience with the contractor.
♦ Inspect the contract carefully to make sure it includes the contractor's full name, address and
phone number, a description of the work to be performed, starting and completion dates, total
costs of work to be performed, and a schedule for the down payment, subsequent payments and
final payment.
♦ Never sign a contract with blank spaces or one you do not fully understand. If you are taking out
a loan to finance the project, do not sign the contract until your lender approves your loan.
♦ Find out if the contractor has a warranty or guarantee on his or her work.
♦ Make sure the contractor has minimum amounts of insurance for property damage, bodily injury,
and improper repair.
♦ Get lien waivers. This protects you from claims against you or your property in the event your
contractor fails to pay his or her suppliers or sub-contractors.
-.. ,a.,. .. v..... u..
DESIGN GUIDELINES FOR WAUKEGAN-MAIN
HISTORIC DISTRICT
City of McHenry
Community Development Department
333 S.Green St.'
McHenry,IL 60050
Phone 815-363-2170
Fax:815-363-2173
Email:d.mchenry.11.us
City of McHenry
COMMITTEE SUPPLEMENT
TO: Community Development Committee
FROM: Douglas Martin, Deputy City Administrator
FOR: February 24, 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: February 24, 2009 Community Development Committee Meeting
RE: Regulating Fences
STAFF RECOMMENDATION: To discuss and direct staff as to how the committee would like to
proceed
Background
In response to a concern raised at the last Community Development Committee meeting staff is
bringing the City's fence ordinance(copy attached)to the Committee for discussion.
Staff Analysis
After reviewing the fence ordinance and discussing the issue staff does not believe that the fence
ordinance requires a major update. Staff did collect ordinances from other communities (attached)
which do not differ greatly from the City of McHenry's ordinance.
The point was raised about having multiple fence types on one property and if this is something that the
City should permit. There are numerous instances in the City where one home has two styles of
fencing, privacy and maybe step-down to a decorative type of fence. Staff is concerned that if the City
begins to regulate aesthetics the issue will become more of a burden than a problem solver. What one
person views as aesthetically acceptable can be completely different to another person. In addition,
people with two types of fences on their property now would all become nonconforming.
Conclusion
Staff is bringing this to the Committee for further discussion and direction as to how the Committee
would like staff to proceed with this issue.
a !I
1/08
= ARTICLE XI.
FENCES*
Sec. 7-141. Permit to erect; compliance with Article.
No fence shall be erected in the City unless a permit is obtained in advance and unless such fence is erected in
compliance with the provisions of this Article within 90 days after such permit is issued. An accurate sketch
showing the proposed location of the fence on the premises shall be famished to the Community Development
Department at the time application is made for the permit to erect a fence. Fees for residential and non-
residential fences as established in Section 7-3 herein. (MC-02-809)
Sec.7-142. Required fencing.
Hereafter, no occupancy permit shall be issued for or in connection with a residential dwelling consisting of 2
or more dwelling units whose premises abut upon a railroad right-of-way, unless the owner thereof constructs a
chain link fence at least 6 feet in height along the entire length of the common boundary line between the
premises and said railroad right-of-way. (MC-88-442)
Sec.7-143. General standards.
In addition to the standards prescribed in the following Sections of this Article, the following standards
shall be followed in connection with all fences:
(a)All fence posts and supporting fence members shall be erected so that after the fence is constructed they will
face to the interior of the premises for which the fence permit is issued.
(b) All chain link fencing must be installed knuckleside up. The use of spikes,broken glass, or other sharp or
pointed instruments or materials intended or likely to cause injury to any person coming into contact
therewith is prohibited.
(c) Electrified fences, snow fences, chicken wire,hog and farm-style fences are prohibited.
(d) No stone, masonry or concrete fence shall be constructed unless it is supported by a foundation and footing
which shall extend at least 42 inches below the finished grade of the ground on both sides of the fence.
Sec. 7-144. Standards for residential fences. (MC-07-942)
The following standards shall apply to any site used for residential purposes:
(a) Front and Corner Side Yards:
No fence shall be installed closer than 30 feet from a road right-of-way, or at the property owner's option,
closer than the existing building line of the premises, except as follows:
1. Split rail fences may be installed in a front or corner side yard provided that the maximum
height of said fence shall not exceed 42 inches;
2. A fence in a comer side yard may be located no closer than fifteen feet from a comer side lot
line, except where a comer side yard abuts another corner side yard,the fence may be located
no closer than five feet from the corner side lot line;
* Cross reference—Fences for swimming pools, Sec. 22-20.
189
1/08
3. On a double frontage lot, a fence may be located in a yard abutting a street,provided:
i) Said yard shall not provide a means of vehicular access to the site;
ii) No chain link or wrought iron/aluminum fencing shall be allowed; and
iii) Maximum height of fencing shall not exceed six feet.
(b) Side and Rear Yards: Fences in side and rear yards shall not exceed six feet in height, except that where a
residential lot abuts any non-residential lot, a fence shall not exceed eight feet in height.
(c) Obstructions: No fence shall obstruct the clear view of vehicular traffic using any abutting streets or public
ways.
(d) Use of Barbed Wire Prohibited. The use of barbed wire in residential fencing is prohibited.
erected anywhere in any front yard or side yard abutting a street provided however that the maximum post
height thereof shall not exceed 42 inches.
Sec. 7-145. Standards for industrial, commercial, office and nonresidential fences.
The following standards shall be followed in connection with fences constructed upon premises used for
industrial, commercial, office or nonresidential purposes:
No fence shall exceed 8 feet in height from the ground level.
.Lbe use of barbed wire is permitted only at heights in excess of 6 feet above the ground level and all barbed
wire supporting arms shall slope inward toward the premises for which the fence permit is issued.
Sec. 7-146. Dangerous or encroaching fences.
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 to exist in a state or condition 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.
Sec. 7-147. Article does not limit height of tennis court fences:
Nothing contained in this Article shall be construed to restrict or limit the height of chain link fencing for the
enclosure of any tennis court.
Sec. 7-148. Penalty for violation of Article.
Any person violating any of the provisions of this Article shall be subject to a fine of not less than $25.00 nor
more than$750.00. (MC-96-654)
Secs. 7-149- 7-160. Reserved.
190
Atnv ivv
U
Clump: A cluster (refer to definition below) or multi-stem tree, the measurement of which shall
be the total circumference at DBH.
Cluster: Plant material installed as a "clump" or "group" as 1) within 2 feet of each other so as
to appear as a single multiple-trunk tree without mown turf between trunks, or 2) several feet
apart with sufficient space between trunks for the passage of turf mowing equipment, or 3)
spaced on-center a distance equal to the mature drip line diameter.
Deciduous: Plants which do not retain leaves or needles during the winter season of the year.
Diameter at Breast Height(DBH): The diameter of a tree measured at 4'/z feet above the exist-
ing grade. Diameter at Breast Height or DBH is used in reference to established plantings in the
field.
Drip Line: An imaginary vertical line extending downward from the outermost tips of the tree
branches to the ground.
Embankment: Soil, un-compacted or compacted, raised above the level of the surrounding fin-
ished grade with side slope(s) no steeper than 2:1 (horizontal vs. vertical) when planted with
shrubs or ground covers; or 3:1 (horizontal vs. vertical) when planted with turf. An embankment
is usually used in reference to holding back water or supporting a roadway.
Encroachment: A protrusion outside of a parking space, display area, access way, building,
sign,etc., into a landscaped area.
Evergreen: Plants which continuously retain leaves or needles over 4 seasons of the year.
Fence: A free-standing structure of metal, masonry, wood or any combination thereof resting on
or partially buried in the ground and rising above ground level, and used for confinement,
screening or partition purposes.
Ground Cover: Any plant material with a maintained or unmaintained average mature height of
less than 12 inches.
Height: Reference to the total finished height of a structure or general height of plant materials
installed above the adjacent elevation of soil or paving.
Landscape Architect/Designer: A person qualified through academic and/or experience to cre-
ate landscape plans.
Landscaping: Any of the following or combination thereof. material such as, but not limited to
grass, ground covers, shrubs, vines, hedges or trees; and non-living durable material, such as
rocks, pebbles, sand, walls or fences, but excluding pavement.
Planting Bed or Planter: An area specifically designated for plant material that is separate from
the surrounding turf, pavement, etc. This planting area may be above or level with the surround-
ing grade.
Protrusion: An object projecting into an area or space.
Chapter 30, Page 2
building permit application shall identify the manufacturer's specifications for the
antenna and all supports and engineering details of the proposed installation to
show that the combination will meet the Village building codes of the Village. In
particular, all dishes must be designed to withstand a 60 miles per hour wind
without the support of guy wires. All freestanding dishes must be erected in
accordance with Village building codes, and all electric and/or transmission cable
connecting the antenna to the principal structure shall be underground. All dishes
shall be appropriately grounded.
7. Screening. All freestanding regular satellite dish antennas shall be effectively
screened by a six-foot fence or dense evergreen-type shrubbery or screening
material to a minimum height of six feet above ground level from any adjoining
lot or street;
8. Quantity. A maximum of one large dish or two miniature dishes shall be
permitted on each residential lot. A maximum of one large dish or three miniature
dishes shall be permitted on each non-residential lot. Satellite dishes shall not be
permitted on undeveloped lots.
D. FENCES.
1. Fence Standards. For purposes of this Chapter all fences constructed in the side
or rear yard shall comply with the following standards:
a. Fences shall be allowed in rear and side yards, except that decorative
comer fences shall be allowed in front yards as provided in this Section
21.15-F;
b. On comer lots, the yard opposite the narrowest frontage adjacent to the
street shall be considered the back yard.
C. Decorative corner fences, that are not solid/opaque, shall be allowed in
front yards if such fences are not more than 30 inches high and extend not
more than 10 feet along the lot line or driveway line in either direction
from the corner of the lot or the corner formed by the lot line and the
driveway;
d. No solid fence shall be allowed which obstructs the free flow of light and
air to adjacent properties;
e. No fence shall be allowed in excess of six feet in height except that
privacy fences around swimming pools, patios and decks may be seven
feet in height. Privacy fences shall be allowed in back and side yards only.
When a privacy fence is installed around a patio or deck it shall be
immediately adjacent to the dwelling unit;
f. No fence, nor any other obstruction including trees, bushes and shrubs,
shall be planted or constructed that obstructs sight or vision of passing
motorists or in any way causes a dangerous or hazardous traffic condition;
Chapter 21, Section 15, Page 3 411103
g. Fences may be permitted in the drainage easement, utility easement or
right-of-way providing the property owner signs a waiver of property
damage claim agreement approved by the Village Manager or his
designee. The Village has the right, but not the obligation to, at any time,
abate any obstructions placed on or over the easement area. Any costs
incurred by the Village, or its agents and subcontractors to abate the
obstructions shall be paid for by the property owner. If the costs are not
paid, a lien shall be placed on the property.
h. Unless otherwise determined by the Public Works Department, any fence
located in a drainage easement shall have four inches of clearance from
the ground to allow the free flow of stormwater,
i. In order to allow a property enclosed by a fence to be accessible to fire,
police and other emergency response personnel, or the Public Works
Department, a gate shall be provided along all fence lines adjacent to
public streets. Said gates shall be a minimum of 36 inches in width, must
not be locked, but may have a latch. All gates shall be mounted in such a
manner that the gate swings back over private property and not over the
public right-of-way.
j. The following fences are prohibited:
I. Barbed wire;
II. Electrified fences;
III. Snow fences;
IV. Solid fences: A "stockade" type fence or a"butted board" shall be
considered a solid fence unless the surface contains a minimum of
three-fourths inches of open space every lineal six-and-three-
quarter inches, measured either vertically or horizontally along the
fence surface. "Alternating board" and"basket weave"fences shall
not be considered solid fences;
V. Chicken wire fences;
VI. Masonry fences or walls;
VII. Plastic weave construction or landscape fences (unless required
during permitted construction).
k. Any fence that has an unfinished side shall be erected so the unfinished
side and supporting members face inward.
1. All fences shall require application for and issuance of a building permit,
and shall comply with the Villages building codes.
Chapter 21, Section 15, Page 4 411103
in. Whenever a business or industrial use abuts a residential district or a
residential use, the owner of said business or industrial property shall be
required to erect and maintain a solid fence of not less than six feet, nor
more than seven feet in height to screen said business or industrial use
from the residential district or residential use. A landscaped berm that
forms a solid vegetated buffer may be used in lieu of a fence, if approved
by the Village Board as part of a Planned Development.
n. Fence requirements for swimming pools are found in Chapter 23, Building
Code.
2. Front Yard Fences Old Town District. Fences are permitted in front yards
within the O-T District, subject to the following:
a. Height. Height shall be measured from the average grade of the front
yard. Fence posts shall be no more than 48 inches in height. In order to
allow the incorporation of decorative features, caps or finials measuring
up to six inches in height may be added to the fence posts. Fence materials
between the posts shall be not less than 36 inches in height, nor more than
42 inches in height.
b. Degree of Openness. Fences shall be at least 40 percent permeable by
light and air when viewed perpendicular to the plane of the fence, and as
determined by calculating the surface area of the slats, posts, bars or other
solid materials in relation to the effective surface area of the apertures.
Any plantings located along the fence shall be maintained to prevent the
plant materials from interfering with the specified degree of openness.
C. Setback. Fences shall be no closer to the street than the property line or 24
inches inside of the inner edge of the public sidewalk closest to the
building, whichever provides the greater setback from the public right-of-
way.
d. Materials and Style. Fences shall be constructed of wrought (forged)
iron, cast iron, split rail, wrought or cast aluminum or PVC painted to
resemble iron (replica aluminum) or wood, or sawn wood posts or wood
pickets. Support posts may be made of the same material or of stone or
masonry, and said posts shall not be greater than 24 inches in width. Posts
greater than 12 inches in width shall be spaced at least eight feet apart. In
keeping with the historic flavor of the O-T District, all iron or replica
aluminum fences shall be ornamental in style, employing the use of such
motifs as scrollwork, fmials or other decorative features. Plain,
contemporary styles shall be prohibited. Wood fences shall be decorative
in style and shall be painted and maintained. Chain link, wire, board-on-
board, basket weave, stockade or similar types of fence styles are not
permitted in front yards. Fence colors shall be related naturally to their
styles and be compatible with the architectural design of the building on
the lot where the fence is to be erected. For safety reasons,no fence should
have unshielded sharp points or finials.
Chapter 21, Section 15, Page 5 411103
e. Construction. Fences shall be erected so that all horizontal or vertical
supporting members shall face inward.
3. Corner Lot Side Yard Fences. Exterior side yard fences shall be permitted in the
R-1 E, R-1, R-1 A, R-2, R-3, and O-T zoning districts, subj ect to the following:
a. Height. Exterior side yard fences shall not exceed 42 inches in height.
Height shall be measured from the average grade of the exterior side yard.
b. Degree of Openness. Exterior side yard fences shall be at least 40 percent
permeable by light and air when viewed perpendicular to the plane of the
fence, and as determined by calculating the surface area of the slats, posts,
bars or other solid materials in relation to the effective surface area of the
apertures.
C. Setback. Exterior side yard fences shall be setback a minimum of five feet
from the property line or five feet from the inner edge of the public
sidewalk closest to the building whichever provides the greater setback
from the public right-of-way.
d. Materials and Style. Exterior side yard fences shall be constructed of
wrought (forged) iron, cast iron, split rail, wrought or cast aluminum or
PVC painted to resemble iron (replica aluminum) or wood, or sawn wood
posts or wood pickets or coated chain link. Support posts may be made of
the same material or of stone or masonry. Board-on-board, basket weave,
stockade, or similar types of fence styles shall not be permitted in exterior
side yards. Fence colors shall be related naturally to their styles and be
compatible with the architectural design of the building on the lot where
the fence is to be erected.
4. Variations. See Section 21.17 herein.
E. RETAINING WALLS.
1. No retaining walls shall be constructed in Village easements or right-of-ways.
2. Mortar/concrete block is the recommended material for retaining walls. Retaining
walls shall not be constructed of wood, timbers or railroad ties.
3. Retaining walls less than 26 inches above the lower grade level shall be buried at
least six inches below grade and do not require a site development permit.
4. Retaining walls 26 inches or more above the lower grade level shall be required to
obtain a site development permit. Walls installed during mass grading will be
reviewed with the grading permit. When possible, all retaining walls shall be
installed at the time of mass grading. Walls installed after mass grading require a
separate Site Development permit.
Chapter 21, Section 15, Page 6 411103
C a- op Gry$t'
�
C.
Fences, walls and hedges. In order to provide for the maximum safety of persons using the
sidewalks and streets and to provide for the maximum enjoyment of the use of property, the
following regulations shall apply to all fences, walls, and hedges located in required clear
view areas of corner lots and side and rear yards.
[Amended 5-16-2006 by Ord.No. 6071]
(1)
Clear view of intersecting streets. On any corner lot in order to maintain a clear view,
nothing shall be erected, placed, planted or allowed to grow in such a manner as to materially
impede vision. A clear view is determined by the two intersecting street center lines and a
third line connecting a point located on each of the street center lines at points 100 feet from
the junction of the street center lines. A clear view is to be maintained between a height of
2 1/2 feet and 10 feet above the plane surface of this triangular area.
(2)
Corner lot fences. Where intersecting streets are on two sides of a lot, the front yard fence
height limit shall be three feet on both streets even though one street may be considered the
side lot lines. Clear view provisions shall be met.
(3)
Lake lots. The height of fences on lake lots shall be limited to three feet in the front yard
(lake side) and three feet in the rear yard (street side)of the lot.
(4)
Height of fences, walls and hedges.
(a)
Fences, walls and hedges are permitted, provided that they do not exceed six feet in height in
any required side and rear yard, except as provided in Subsection CM, Q and (3) above.
Fences, walls and hedges shall not exceed three feet in height in any front yard or street side
of lakefront lots.
(b)
Where unusual conditions exist (topography, obnoxious conditions or activities) the City
may require additional height, so long as a clear view is maintained.
(5)
Barbed wire and electric fences. The use of barbed wire or electric fencing shall be
prohibited in all zoning districts, except as follows:
(a)
Barbed wire fences. Barbed wire may be used in
[1]
F Farming Districts;
[2]
M Manufacturing or M-L Manufacturing Limited Districts, when five feet above grade and
at the top of the fence;
[3]
B Business Districts in conjunction with special use permits for outside storage; and
[4]
Other zoning districts, when approved by variations, special use permits or planned unit
developments.
(b)
Electric fences. Electric fences, appropriately signed with warning signs installed above
grade, may be permitted in Farming Districts; and Watershed Districts, when stables, horses,
or farm animals are permitted.
(6)
General fence regulations.
(a)
Fences are to be erected with the support members on the side of the fence facing the
property to which the fence is accessory. The finished or good side of the fence shall face the
adjacent property.
(b)
All fences shall be repaired and maintained to ensure the integrity of the fence.
(c)
Fences shall be installed so as not be interfere or impede the flow of surface drainage.
(d)
Fences shall not be erected or installed in easements unless permission is granted in writing
by the utility company having use of that easement. If permission is granted to construct a
fence by any authority having jurisdiction of the easement, that authority will not be
responsible for the reinstallation of the fence due to the authority's exercising its easement
rights.
(e)
Fences may not be installed in municipal utility easements or restricted public utility
easements.
D.
Utility exemption.
(1)
In accordance with the statutes of the State of Illinois, nothing in this chapter shall impose
restrictions on the type or location of any poles, wires, cables, conduits, vaults, laterals or any
other similar distributing equipment of a public utility not otherwise regulated through City
franchise agreement or Chapter 600, Subdivision of Land.
(2)
Buildings and structures not covered by the Illinois utility exemption and not specifically
permitted as a matter of right in the various zones, pertaining to water, sewerage, gas,
telephone, and electric utilities through applicable franchise agreements; and police, fire,
radio and television stations, including broadcasting antennas are required to secure a special
use permit.
(a)
Lot area and location. The required lot area and location shall be specified as part of the
special use permit and be determined in relation to the proposed use, the intensity of such use
and the effects of such use upon the environment.
(b)
Fencing and screening. If findings indicate that a hazard may result or that interference with
the development, use or enjoyment of surrounding properties may ensue, then fencing or
screening with a densely planted evergreen hedge or other screening material may be
required in a manner consistent with such findings.
SECTION 15
FENCES
15. 1 GENERAL PROVISIONS:
15 . 1-1 Permit Required: No fence shall be constructed
without a permit first having been properly
issued therefor by the Village; provided,
however, that no permit shall be required for the
installation of sections of decorative fencing in
a front yard. The fee for a fence permit shall
be determined by the Board of Trustees .
15 . 1-2 Plans Required: The Community Development
Department shall require such plans and drawings
as deemed reasonably necessary prior to issuance
of a permit to assure compliance with this Zoning
Code .
15 . 1-3 Code Compliance Required: All fences shall be
constructed in conformance with the ordinances of
the Village. The Community Development Department
shall inspect same for compliance .
15. 1-4 Barbed Wire, Dangerous Fences Prohibited: With
the exception of Section 15 . 14-2 no fence shall
contain any barbed wire or be constructed in any
way so as to potentially cause injury to any
person.
15 . 1-5 Maintenance: All fences shall be maintained and
kept in good condition.
15 . 1-6 Airport District 1 Restrictions: Fences in the
AD-1 District shall be allowed only per the
airport regulations described in Chapter 26 of
the Municipal Code .
15. 2 CONSTRUCTION STANDARDS:
A. All fences shall be constructed of one or more of the
following materials : suitable plastic material having
a wooden appearance, wood that is treated to withstand
Section 15, Page 1
decay and rot, chain link, decorative aluminum,
wrought iron, or other suitable material .
B. All rails and supports shall be on the inside of the
fence .
C. All wooden fence post holes shall be a minimum of 42
inches deep . All chain link or plastic fence post
holes shall be a minimum of 36 inches deep.
D. Chain link used in fences that are erected in areas
zoned residential and agricultural shall not be less
than 11 gauge . Chain link used in fences that are
erected in areas zoned for business and manufacturing
shall not be less than 9 gauge.
15.3 PERMITTED FENCING
15 . 3-1 Front yards: Decorative corner fencing sections,
not to exceed 10 feet in length each, 3 feet in
height and at least 70 percent open. Two
sections must join together at a 120 degree angle
or less to form a corner (corner section) , but no
corner section may be closer than 10 feet to
another corner section. No chain link shall be
used in any front yard .
15 . 3-2 Side and rear yards: Fences, at least 30 percent
open, not exceeding six feet in height exclusive
of posts or ornamental objects on posts provided,
however that perimeter fencing shall be permitted
in accordance with the provisions of Section
15 . 12 of this Zoning Code . Fences in the rear
yards of lots fronting the following four lakes
shall be regulated per Section 15 . 15 : Woods Creek
Lake - Lake #1, Goose Lake - Lake #2, Willow Lake
- Lake #3, and Lake Scott - Lake #4 .
15. 4 VISION OBSTRUCTIONS PROHIBITED:
No fence, screening, or other structure shall be constructed on
any corner lot taller than 24 inches in height from curb level
or street crown if located within the area of a triangle, two
legs of which are a distance of 23 feet each when measured along
Section 15, Page 2
each of the intersecting front lot lines and from the point
where such lines intersect . (See Illustration A. )
15. 5 EXEMPTIONS:
15 . 5-1 Certain Institutional Fences: Nothing in this
Zoning Code shall prohibit the erection of an
open mesh-type or chain-link fence for public
parks, recreational areas, ballfields, public or
private school sites, or property owned by any
public utility or agency.
15 . 5-2 Soil and Erosion Control: Nothing in this Zoning
Code shall prohibit the erection of soil and
erosion control fencing around any disturbed
area .
15 . 5-3 Snow Fencing: Nothing in this Zoning Code shall
prohibit the erection of snow fencing between
November 1 and April 1 .
15 . 5-4 Certain Terraces and Patios: Open terraces and
patios located in a rear yard may be enclosed by
a solid fence not to exceed 72 inches in height
and not extending more than 12 feet from the
principal building.
15. 6 FENCES, INTERIOR LOT:
15 . 6-1 Terms used in this subsection shall mean as fol-
lows :
A. Interior lot is any lot having a lot line
fronting or facing only one street.
B. The front yard of an interior lot is the
area ex-tending across the front of a lot
and being contained within the front lot
line, the front of the main building and the
side lot lines . (See Illustration B. )
C. The rear yard of an interior lot is the area
extending across the rear of a lot and being
Section 15, Page 3
contained within the rear lot line, the rear
of the main building, the side lot lines and
at the opposite end of the lot from the
front lot line . (See Illustration . B. )
D. The side yard of an interior lot is the area
extending along a side lot line and con-
tained between the front and rear yards, the
side lot line and the main building. (See
Illustration B. )
15 . 6-2 Prohibitions: No fence shall be permitted in or
on property between the front lot line and the
street or roadway.
15. 7 FENCES, CORNER LOT:
15 . 7-1 Terms used in this subsection shall mean as fol-
lows :
A. A corner lot is a lot situated at the junc-
tion of, abutting on or facing two
intersecting streets or roadways; or a lot
at the point of deflection in alignment of a
single street, the interior angle of which
is 135 degrees or less . Lot lines fronting,
abutting or facing the streets shall be
considered to be the front lot lines .
B. The front yard of a corner lot is the area
extending within and along the front lot
lines to the rear and side lot lines and
then inward along the rear and side lot
lines to a point equal to that part of the
main building (exclusive of projections )
closest to the front lot lines and then
inward from the rear and side lot lines to
that part of the main building. (See
Illustration C. )
C. The rear yard of a corner lot is the area
extending across the rear of the lot and
parallel to the street upon which the lot
Section 15, Page 4
has its shortest dimension. Such area shall
be within and extending along the rear lot
line to a point equal to that part of the
main building (exclusive of projections)
closest to the front lot line and then
inward from the rear lot line to that part
of the main building and from the rear lot
line along the side lot line to a point
equal to that part of the main building
(exclusive of projections) closest to the
rear lot line and then inward from the side
lot line to that point of the building .
(See Illustration C. )
D. The side yard of a corner lot is that area
remaining after establishing the front and
rear yards or the area extending along the
side lot line and contained between the
front and rear yards, the main building and
the side lot line. (See Illustration C. )
E . The side yard (front) of a corner lot is that
area contained between the front yard
( front) , the rear yard, the main building and the
side lot line abutting the street .
15.8 FENCES, THROUGH (INTERIOR) LOT:
15 . 8-1 Terms used in this subsection shall mean as fol-
lows :
A. Through (interior) lot is defined as a lot
that has a pair of opposite lot lines along
two more or less parallel streets or
roadways and that is not a corner lot . On an
interior through lot, both lot lines parallel to,
fronting or facing a street or roadway
shall be considered to be front lot lines .
B. Through (interior) lots have two front
yards, as follows :
(i) Front yard (front) is the area
extending across the front of the
Section 15, Page 5
lot and being contained within the
front lot line, the side lot lines
and the front of the main
building. (See Illustration D)
(ii) Front yard (rear) is the area
extending across the rear of the
lot, opposite from the front yard
( front) and being contained within
its front lot line, the side lot
lines and for the minimum depth of
front yard as required for the
applicable zoning district . (See
Illustration D. )
C. Rear yard of a through (interior) lot is the
area remaining after determining the front
yard (rear) and being contained within the
side lot lines, the rear of the main
building and front yard (rear) . (See
Illustration D. )
D. Side yard of a through (interior) lot is the
area extending along a side lot and
contained between the side lot line and the
main building and the front yard (front) and
the rear yard. (See Illustration D. )
15 . 8-2 Prohibition: No fence shall be permitted in or
on the property between the front lot line and
the street or roadway.
15 . 9 FENCES, THROUGH (CORNER) LOT:
15 . 9-1 Terms used in this subsection shall mean as fol-
lows :
A. Through (corner) lot is defined as a lot
which has a pair of opposite lot lines along
two more or less parallel streets or
roadways and has another lot line fronting
or facing another street or roadway and has
its side lot line adjoining or contiguous to
Section 15, Page 6
another lot or lots . On the corner through
lot, all lot lines parallel to, fronting or
facing any street or roadway shall be
considered as front lot lines .
B. Front yards in through (corner) lots shall
have three front yards as follows :
(i) Front yard (front) is the area
extending across the front of the lot
with the least dimension and being
contained within that front lot line,
the front of the main building, the
side lot line and its opposite front
lot line . (See Illustration E. )
(ii) Front yard (rear) is the area extending
across the rear of the lot, opposite
from the front yard ( front) and being
contained within its front lot line,
the side lot line and its opposite
front lot line and for minimum depth of
a front yard as required for the
applicable zoning district . (See
Illustration E. )
(iii) Front yard (side) is the area extending
along the front of the lot with the
greatest dimension and contained within
the front yard (rear) , the front yard
(front) , the front lot line and the
main building. (See Illustration E. )
C. The rear yard of a through (corner) lot is
the area contained between the front yard
(rear) and the main building and the side
lot line and the front yard (side) . (See
Illustration E. )
D. The side yard of a through (corner) lot is
the area extending along a side lot line and
contained between the side lot line and the
main building and the front yard (front) and
Section 15, Page 7
the rear yard. (See Illustration E. )
15. 9-2 Prohibition : No fence shall be permitted in or
on the property between the front lot line and
the street or roadway.
15. 10 FENCES, THROUGH (ENTIRE BLOCK) LOT:
15 . 10-1 Terms used in this subsection shall mean as fol-
lows :
A. Through (entire block) lot is a lot which
has all of its lot lines abutting, fronting
on, or facing streets or roadways and which
does not have any side lot lines . On a
through lot (entire block) , all lot lines
abutting, fronting on or facing any street
or roadway shall be considered to be front
lot lines .
B. A through lot (entire block) shall have four
front yards as follows :
(i) One, front yard ( front) , is the area
extending across the front of the lot
with the greatest dimension and being
contained within the front lot line and
the front of the building or buildings
and the two front lines opposite from
each other with the least dimension.
(See Illustration F. )
(ii) One, front yard (rear) , is the area ex-
tending across the rear of the lot,
opposite from the front yard (front)
and being contained within its front
lot line, the two front lot lines
opposite from each other with the least
dimension and for the minimum depth of
a front yard as required for applicable
zoning district. (See Illustration F.)
(iii) Two, front yards (side) , each shall be
the area extending along the front of
Section 15, Page 8
the lot with the least dimension and
contained within the front yard (rear)
and the front lot line and the main
building. (See Illustration F. )
C. Rear yard of a through (entire block) lot is
the area contained between the front yard
(rear) and the main building and the two
front yards (side) . (See Illustration F. )
15 . 10-2 Prohibition: No fence shall be permitted in or
on the property between the front lot line and
the street or roadway.
15 .11 FENCES, REVERSED CORNER LOT
15 . 11-1 Terms used in this subsection shall mean as fol-
lows :
A. A reversed corner lot is the same as a
corner lot except that its front lot line
with the greatest dimension is substantially
a continuation of the front lot lines of the
interior lots to its rear, and its rear lot
line adjoins or abuts the side lot line of
the lot to its rear. Lot lines abutting,
fronting or facing a street or roadway shall
be considered to be front lot lines .
B. Front yard, side yard and rear yard of a
reversed corner lot is the same as the front
yard, side yard and rear yard of a corner
lot . (See Illustration G. )
15 . 11-2 Prohibition: No fence shall be permitted in or
on the property between the front lot line and
the street or roadway.
15. 12 PERIMETER FENCING:
15 . 12-1 Defined: Perimeter fencing is defined as fencing
along thoroughfares having a speed limit of 30
miles per hour or higher abutting property which
Section 15, Page 9
does not allow vehicular access to those
thoroughfares from abutting lots or tracts .
15 . 12-2 Clear Areas: When a thoroughfare intersects with
any other roadway, the perimeter fencing must
terminate 23 feet from the corner lot stake . In
the case of radius lot stakes, the fence must
terminate 23 feet from the intersecting point
that a line extended from each lot line would
create, or at the radius lot stake, whichever is
greater. (See Illustration H-1 . )
. When two thoroughfares intersect, a clear area
must be maintained by measuring 23 feet from the
intersecting stake or stakes, down each lot line
and creating a diagonal line across the two
points . In the case of radius lot stakes, the
fence must terminate 23 feet from the
intersecting point that a line extended from each
lot line would create, or at the radius lot
stake, whichever is greater . (See Illustration
H-2. )
15 . 12-3 One Foot Distance Standards: Perimeter fencing
shall be located not less than one foot inside
all lot lines, or not less than one foot from any
existing County or State roadway maintenance
easement, or not less than one foot in from any
existing landscaping easement.. (See Illustration
H-1 and H-2. )
15 . 12-4 Posts: Fence posts shall be located on the side
yard lot lines so adjacent property owners may
tie into existing fencing on adjacent property in
order to maintain uniformity. The post location
requirement shall not apply to developers
developing two or more consecutive lots subject
to this Zoning Code .
15 . 12-5 Changes in Elevation: Changes in elevation shall
be rolling with the contour of the property,
subject to the Director of Community Development
or designee' s approval, keeping the top of the
Section 15, Page 10
fencing even.
15 . 12-6 Material : Perimeter fencing shall be constructed
entirely of western red cedar, which shall
remain in its natural condition except for clear
wood or cedar. wood preservatives used to prevent
decay and rot .
15 . 12-7 Height; Style: Perimeter fencing shall be five
feet in height and 30 percent open, flat topped,
board on board.
15 . 12-8 Gates: Gates are permitted but shall be of the
same construction as the fence.
15 . 12-9 Connection of Interior Fencing: Where perimeter
fencing is installed, interior fencing is
permitted to be extended and connected to the
perimeter fencing. Where the interior fencing is
six feet high, the change in grade shall be made
evenly, with the eight foot section connecting.
(See Illustration I. )
15. 13 DOG POUNDS, RUNS & ENCLOSURES:
15 . 13-1 Rear Yard Only; Lot Line Limitation: Dog pounds,
runs and enclosures shall be permitted only in
rear yards and shall be located not closer than
10 feet to any lot line .
15 . 13-2 Construction Standards: Such enclosures shall be
constructed of fencing that is at least 30
percent open, shall not exceed eight feet in
height and shall not exceed a total of 50 lineal
feet .
15 . 13-3 Number Limited: Only one such pound, run or
enclosure shall be permitted per zoning lot .
15. 14 SEPARATION WALLS/FENCING (MULTIPLE FAMILY, BUSINESS,
Section 15, Page 11
MANUFACTURING PROPERTY) :
15 . 14-1 Separation Fence Required if Abutting
Residential : Whenever a business abuts a
residential area, there shall be erected a wall
or solid fence at least six feet in height and
maintained in good condition.
15 . 14-2 Standard in not Abutting Residential : Whenever a
business does not abut a residential area a fence
of at least six feet in height, but no more than
eight feet in height, may be erected. A three-
strand barbed wire extension, not exceeding
eighteen inches is permissible, unless it does
not meet the applicable setback standard.
15 . 14-3 Whenever a duplex, townhouse, condominium or any
other multiple family zoned property abuts single
family zoned property, a six foot high board on
board cedar fence shall be erected between the
two areas . The later of the two builders shall be
responsible for the fence .
15. 15 LAKEFRONT FENCING:
15 . 15-1 Defined: Lakefront fencing is defined as fencing
that is located in the rear yards of lots that
abut one of the following four lakes : Woods
Creek Lake - Lake #1, Goose Lake - Lake #2,
Willow Lake - Lake #3, and Lake Scott - Lake #4 .
15 . 15-2 Height: The maximum height for any lakefront
fencing shall be 4 feet exclusive of posts or
ornamental objects .
15 . 15-3 Setback: The minimum setback for lakefront
fencing is 15 feet from the shoreline or property
line, whichever is closest to the principal
structure on the lot at the time of permit .
15 . 15-4 Percent Open: Lakefront fencing shall be at
least 50% open as viewed at 90 degrees .
Section 15, Page 12
15 . 15-5 Type of Fences: Lakefront fencing shall be
restricted to picket or split rail .
15. 16 Illustrations
Section 15, Page 13
COMMITTEE SUPPLEMENT
TO: Community Development Committee
FROM: Douglas Martin,Deputy City Administrator
FOR: February 24, 2009,Community Development Committee Meeting
RE: Core-Downtown Sub-Area Plan
STAFF RECOMMENDATION: To review and direct staff to complete plan
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
After review of the text of the Core-Downtown Sub-Area Plan maps and photos will be added into the
final draft which will be presented to the Committee at the April Community Development Meeting.
Introduction
The core downtown sub-area is encompassed by Green Street, Illinois Route 120, Riverside Drive and
several smaller local streets which interconnect to these larger arterial roadways. It extends north and
south of Illinois Route 120 and east to the Fox River. The core downtown sub-area is defined by its
proximity to the water and capitalizing to the fullest extent on this terrific natural resource, as in the
first completed phase of the McHenry Riverwalk. In addition, the core downtown includes many
opportunities for investment and redevelopment.
In order to make these opportunities become reality it is necessary to go through this core downtown
sub-area planning process to formulate new goals and an updated vision since the adoption of the City
of McHenry Downtown Plan in December of 2003. Since that time conditions have changed; businesses
have moved out of the downtown to a more prosperous area. It is the intent,goal and ultimate vision of
this plan that downtown McHenry remain viable and always identifiable as the central core, heart and
soul,of our community.
The vision and goals derived from this plan were formulated through a citizens' input process and the
basis of the goals are derived from the values expressed by McHenry citizenry through that process. The
specific goals of the plan are outlined in Chapter 2,Core Downtown Vision.
One of the challenges currently posed is the existing disconnection of the Main Street,Green Street and
Riverside Drive areas of downtown, which this plan seeks to address. With little existing daily train
service there are no longer those individuals utilizing the railroad to get away and enjoy what McHenry
has to offer. In our automobile-dominant society, people are more likely to drive to the downtown
areas than take public transportation, bicycle or walk.
It is our challenge as a community then to bring back and reconnect McHenry as one thriving downtown
where the automobile is not the dominant force. As explained in Chapter 3, 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, the heart and soul of 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 envisions a sustainable downtown which offers physical and non-
physical links to the Main Street downtown area. One of the goals of the Core Downtown Sub-Area Plan
is to identify and recognize sustainable assets in the Core Downtown Sub-Area. The most important of
these is the Fox River. Throughout the Core Downtown Sub-Area Plan, this and other goals are
referenced, discussed and evaluated on a basis of how they can be altered or amended to achieve the
ultimate vision of the Core Downtown Sub-Area.
The Core Downtown Sub-Area Plan's vision focuses on the following central concepts: sustainability,
walkability, connectivity, livability and establishment of a sense of 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.
1
Core Downtown Vision
A downtown plan should go beyond identifying unused assets and plan for their use. The downtown
plan should enhance the role of downtown as the center of the community. The Core Downtown Sub-
Area Plan is a statement of expectations and confidence. It is a realistic 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: 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: Historic downtown McHenry connects the
community to its small town roots. Providing a wide variety of community-oriented businesses
downtown blends retail, professional services, civic and residential uses into an unique and dynamic
neighborhood that attracts people of all ages.
The following Core Downtown Sub-Area goals will assist in realizing this vision and implementing 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,traffic, parking and transit;
• Enhance and encourage public buildings and cultural facilities in the downtown;
• Create an urban form where buildings systematically relate to one another and the
street;
• 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;
• Work with the associations in the core downtown sub-area and the McHenry Area
Chamber of Commerce in better linking the core downtown with Main Street;
• 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.
2
Public Participation and 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 planning process.
Following the designation of the boundaries for the sub-area two community design workshops were
held in the fall of 2008. The workshops brought-out a diverse group of roughly 50 downtown property
owners including several planning students from a local college, Judson University. The focus of
discussions was the future direction and enhancement of the downtown, specifically the Core
Downtown Sub-Area.
The workshop began with a SWOT Analysis, strengths, weaknesses, opportunities, and threats. Those
results are included within the body of this plan. Following discussion on strengths, weaknesses,
opportunities and threats the break-out groups discussed the overall vision for the Core Downtown Sub-
Area. Prior to discussing the vision, however, the group was provided with a copy of the 2003
Downtown Plan vision statement. What should be included in such a vision statement was asked, in
addition to which part of the vision statement required updating, of the participants and the results are
noted in this plan.
In addition, workshop participants provided numerous recommendations for improving downtown
through a mapping exercise. Participants mapped out and provided a visual representation 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 nearly 30 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 people who didn't
necessarily attend the workshop meetings and may not live in the area. As a result many ideas and
suggestions were made for ways to improve the downtown area. Those results are also included in the
body of this plan. The last step in the public participation process 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. Written comments were accepted at the open houses and
those results were presented to the Committee for further discussion. The plan was ultimately passed
from the Committee to the full City Council for consideration.
For discussion and planning purposes, the Core Downtown Sub-Area was divided into three functional
planning areas. Planning Area One includes the area west of Green Street and south of Illinois Route
120. Planning Area Two includes the area east of Green Street and south of Illinois Route 120 and
Planning Area Three consists of the area north of Illinois Route 120.
Each of the three planning areas was looked at and analyzed separately in terms of unique
characteristics to that particular area; however, the Core Downtown Sub-Area Plan attempts to link
these three functional areas, along with the Main Street area of downtown together into one cohesive
downtown.
3
WORKSHOP RESULTS
Strengths Weaknesses
• Riverwalk Parking
• Fox River/Boone Creek 0Buildings/facades need
• High Traffic Flow restoration
• Restaurants aSanitation Department Location
• Theater Traffic on Rt.120 and Rt.31
• Historic Buildings Lack of Parking Enforcement
• New Commercial Activity 0Lack of attractions/No draw
• Small Town Atmosphere Need to clean/dredge Boone
• Landscaping/streetscape Creek
• 2 Banks Pedestrian crossing of 120
• Walkability 0Need for more piers
• City Events hosted in the 0Lack of Metra Service to the area
downtown 0Lack of Visitors Center
• Parks Signage
• Centralized Retails hours need to be uniform
• Taverns/Bars
• No Sense of place
Opportunities Threats
• Completed Riverwalk 0 Vacant Storefronts
• New Businesses 0 Economy
• Capitalize on old buildings and 0 Disconnected Downtown Area
Historic Dist 0Dilapidated buildings
• Restaurants aResistance to renewal/change
• Convenient Store for downtown 0 Lack of Metra Service to the area
residents 0Unaffordable Rentals
• More Public Piers Commercialization over
• Renovate and restore building Quaintness
facades Big Box Businesses
• Public Events hosted Downtown Bikes and skateboards on the
• Center for Arts Riverwalk
• Access to Bike Path
• Recreation
• Public Transportation/Trolley
• Mixed Use Buildings
• Enhance Pedestrian Access
Vision
• Increase Density Walkablity/Pedestrian friendly
• Connection of Downtown Areas Government Incentives
• Entertainment Increased Parking
• Clean Air Clean River
• Transportation System Bike Path/link to larger system
• More public boat parking Water Taxi
• Sanitation Department Relocation Something to draw people
• Safe place to be Water Rental/Water Recreation
• Variety of Businesses and Restaurants Quaintness/Charm
• More Parks/Green Space/Recreation Focus on Children and Families
• Encourage owner occupied housing Traffic Calming
• In Fill fit in with the area
• Renovate/restore/redevelop dilapidated buildings
0
Cultural Center/Community Theater/Performing Arts
The Evolution of Downtown
The Core Downtown Sub-Area is undergoing a transition, an evolution of sorts. 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. Thriving businesses have abandoned downtown for a more lucrative prospect. The
Richmond Road Shopping Corridor has pulled some of the life away from downtown. While it is true
that peripheral development has taken its toll on downtown the notion that downtown is"dead" has no
basis. Downtowns across the United States (McHenry included) have experienced or are experiencing a
transition, a redevelopment, a revitalization, to bring back what once was. Why is downtown so
important and why does downtown McHenry need to revitalized? This chapter will examine the
evolution of downtown McHenry,the importance of downtown to the community as a whole and what
has been the Achilles heel for downtowns across the nation.
Historically, communities existed solely within their downtown areas. Communities grow outward,
around and away from the downtown, typically in concentric rings. 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 downtown McHenry while Centerville, now Green Street, was the
second. A 60-acre mill pond created 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 downtown.
With the arrival of the railroad in 1854 West McHenry or Gagetown grew and expanded with business
after business choosing to locate on this stretch of dirt road (insert picture). This expansion and growth
also spread to the Centerville and Water Street areas of downtown, with businesses locating and
experiencing a vast amount of public support. Train riders came to McHenry to get away from the
urban fast pace and to enjoy all that this river town had to offer.
The mill pond became a recreation destination of sorts, with people boating, fishing and swimming
during the summer months (insert picture). Landmark School, constructed in 1894, was the central
gathering place for schoolchildren both primary and secondary in McHenry until McHenry High School
on Green Street was constructed in 1924 (insert pictures). Downtown brought people together, served
as the focal point of the community's identity and espoused the historical and cultural values of the
people during that time period.
In the early 20th century, Water Street now Riverside Drive was a hub of activity with people enjoying
the Fox River or having lunch at a local eatery (insert picture). The Riverside Hotel, circa 1869,featured
different forms of entertainment which attracted additional people to this area (insert picture). Along
Green Street people could enjoy the various farming equipment on display at the William Stoffel
Implement Company (insert picture) (Machaj, Landen Sandra Images of America McHenry and
McCullom Lake1.
What happened to downtowns? Why is there a need for a downtown plan, a need to revitalize and
rejuvenate an area which was once the heart and soul of our communities? The following are problems
which have afflicted older downtowns across the United States.
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• The first is the change in markets, the evolution of the big box retailer and internet sales. The
Richmond Road corridor in McHenry has had a profound impact on the McHenry's downtown.
Businesses left downtown to relocate to what has become the thriving retail area of the City;
• Downtown has become congested with traffic and parking within the downtown does not meet
the demands of our auto-dominant society;
• Obsolescence has taken its toll on older historic structures and the lack of investment in
downtown buildings is coming full circle;
• Infrastructure has aged and the mix of land uses has been altered. Office and service uses have
overtaken retail as the primary users in the downtown area;
• Aesthetic issues and the lack of a unified marketing effort between businesses to promote the
downtown have resulted in a decrease in business for downtown business owners (Pointner,
"Pete" N.J. Planning Connections Human, Natural and Man Made).
There is good news after all of this and that is the fact that downtowns are coming back. However, this
does not come without investment by the larger community. Redevelopment in the downtown comes
with a price tag. As seen within the Core Downtown Sub-Area, redevelopment did not happen without
the intervention of the City. More specially, a Tax Increment Finance District or TIF was created as the
financial tool or mechanism by which the City attracts redevelopment to the community. In 2005 the
City purchased the former McHenry Hospital, which opened in 1956. The hospital size and property
constraints made it difficult to keep up with the demand of a growing population base. In 1984, a new
hospital, Northern Illinois Medical Center was born on 40 acres of land which was donated by Clara
Stilling. Through public-private partnerships a sustainable downtown can be realized by working
together for the common good of downtown revitalization.
People are returning to the central core of the community. Why this resurgence in downtowns? Like
many other things, downtowns are still seen as the foundation of the community, where it all began.
People identify with a downtown and the history associated with it. Big box retail is not something that
ties people together. A downtown is and always will be the heart and soul of the community.
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Land Use Pattern and Development Needs
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. Land use is the foundation upon
which a downtown plan lies. Currently, the Core Downtown sub-area contains a variety of land uses,
including: retail, office, residential, restaurant and service uses (see attached Existing Land Use Map).
Because of the multitude of land uses within the downtown, aging and undersized infrastructure and
several obsolete buildings the core downtown is not sustainable. In order to regain sustainability,
existing assets must be identified, asset synergy must be maximized and barriers that hinder asset
synergy should be removed while instituting new strategies for sustainability.
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 but must be functionally linked 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 physical
separation does present challenges in planning for a unified downtown.
Existing assets (strengths) in the core downtown sub-area, as well as barriers which hinder or could
hinder asset synergy (weaknesses/threats) and new strategies for sustainability (opportunities) were
identified through a public participation process at two community design workshops,and can be found
in detail in Chapter Four of this plan.
The Fox River and Boone Lagoon connect the Green Street and Riverside Drive areas of the Core
Downtown sub-area. In addition the pedestrian bridge provides a physical connection from the
Riverwalk along Green Street to south Riverside Drive. This connection point is the key physical link to
these two streets but how are they otherwise related? In addition, how do Green Street and Riverside
Drive relate and how are they connected to the Main Street,old West McHenry area of downtown? The
importance of these issues is brought-out and considered by the proposed land use pattern of
development for the Core Downtown sub-area (see attached future land use map).
As depicted by the future land use map, the area west of Green Street or the "Historic" section of the
Riverwalk contains proposed 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 between the McHenry
Savings Bank Property and the Sullivan/Vazzano properties. It should also be noted that Landmark
School is designated as a future tourism and visitors' bureau. This designation will be important in the
future if and when the school ceases operation. This is an important physical historical structure in the
City and will serve as the future gateway and physical link to the City's Historic District and West
McHenry.
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East of Green Street and south of Boone Lagoon is the "Residential" portion of the Riverwalk. This is
evident in all of the proposed future residential land uses in this corridor. In the future, when the
central wastewater treatment plan is abandoned, the wastewater property will be the marquee
property of this area. Potential redevelopment of this property should include public and private land
use types to draw people to this beautiful peninsular property.
It is interesting to note that the area south of Boone Lagoon is practically a mirror image of the area
north and adjacent to Boone Lagoon. Both areas contain property with multi-family residential
designations and both areas contain marquee properties, central wastewater treatment plant on the
south side of the lagoon and the Joey T's property on the north side of the lagoon. Like the wastewater
treatment plant site the Joey T's property is designated for mixed-uses which include: residential, retail,
restaurant and potentially, an arts and entertainment center which will draw additional patrons to the
downtown. In addition the Joey T's property will serve as a premier public gathering space. Along with
the planned Riverwalk is an area designated for future open space with various 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 addition to permanent residents, the adjacent areas are
intended to draw additional visitors to the core downtown.
In order to maintain a balance of land uses, a thriving sustainable downtown needs some non-retail
users in order 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 allows a potential
developer(s) to construct a downtown office park of sorts with on-site parking. Restated, this will keep
an employment base downtown during the daytime hours.
The areas directly adjacent to Green Street east and west are designated for local retail and restaurant
users. The existing users can be complemented with new users. It should also be stressed that the
McHenry Downtown Theater is a staple in the downtown area and is recommended to stay downtown.
This does a couple of things. It allows day and night traffic to utilize downtown and it will also spur
complimentary businesses to the downtown area.
Much can be said about public-private partnerships and the benefits they bring to communities;
however, these partnerships cannot be overstated. These public-private partnerships can assist in
achieving the goals of downtown revitalization. They can bring "life" back to downtown and redevelop
areas which are currently economically depressed. Through the use of a TIF district areas of blight and
decay can be revitalized and essentially reused for a greater purpose. This includes historic properties;
and, most importantly, public-private partnerships can foster sustainability-reusing existing assets which
now may be seen as liabilities. Public-private partnerships have and will continue to play an integral role
in revitalizing McHenry's core downtown sub-area and meeting land use and other goals.
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: office uses, retail, mixed-uses and service-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 from now. The area along Riverside
Drive and to some extent along Pearl Street between Riverside Drive and Park Street should remain local
retail and restaurant-type land uses. Currently,there are mixed-uses and service uses along these areas;
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but in a viable and sustainable economy, these areas should be retail in nature and the non-retail
service-based uses and residential 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 nature. In order to
have a sustainable downtown, there needs to be a variety of land uses properly located and not heavy
retail in every section of the downtown area. Because of this area being in transition and the economy
currently undergoing a correction of sorts, the ideal land use pattern is not currently evident. This 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 corner 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. Many uses have been proposed for this property, including residential and non-
residential in nature. The land use on this property needs to be such that it dictates the land use pattern
going north on Richmond Road to Washington Street prior to entering the City's major retail district.
While the area along Richmond Road from Pearl Street to Washington Street will be considered in
another planning document, a corridor study, the property at the northeast corner of Pearl Street and
Richmond Road needs to be so designated that it will set the tone of the area. This is a transitional area
between the City's downtown and the older residential neighborhood. Attached residential is an
appropriate land use designation for this purpose. In addition, cross-access on Richmond Road should
be planned beginning with this property going north so as to minimize the curb cuts on Illinois Route 31
(Richmond Road).
Planning area three is and will continue to be an area in transition, an area which develops around the
current economic situation. This is in contrast to the area south of Illinois Route 120 which has ample
opportunities for redevelopment and reinvestment. When this reinvestment occurs; however, it may
spur similar redevelopment north of Route 120 in the distant future. It should be noted that the area
north of Route 120 and the area south of Route 120 are two distinctly separate planning areas and will
function as such in the future.
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Streetscape Improvements
Appropriate streetscape improvements provide a pleasant and unified pedestrian shopping
environment in downtown areas and are another key aspect to maintaining sustainability in the
downtown area. Ideally, streetscape improvements create appropriate public spaces which
complement a community's distinctive commercial and residential architecture. Key aspects of a
streetscape program include: sidewalks, landscaping, lighting, way-finding signage and street furniture.
Building fagade improvements are also an integral part of a streetscape planning system. How a
building relates to the street is very important 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 pedestrian-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
downtown area.
Currently during peak traffic hours, in the mornings and evenings, Green Street is bumper to bumper
traffic. 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 making them feel safe within
the downtown, and measures should be considered as potential solutions.
One such solution is to improve the streetscape along Green Street so as to promote a more pedestrian-
friendly atmosphere. Potential improvements include: increasing street plantings, designing building
facades with a pedestrian focus, or pushing buildings towards the street. Alternatively redesign facades
adding the perception of the buildings fronting the street with parking in the rear, widen existing
sidewalks, coordinate decorative or thematic lighting along the roadway, use colored paving for
pedestrian crossings and clearly delineate public gathering spaces. One such public gathering space is
Neumann Park on the east side of Green Street south of Illinois Route 120. Neumann Park is currently
an underutilized asset which the City could potentially capitalize on. This space has the potential of
becoming a key gathering space along Green Street. Additional planning and design should be given to
this area in the future. Appropriate and coordinated street furniture, including benches and trash
receptacles,should be located along the walkways.
In addition to Green Street, Elm Street (Illinois Route 120), which connects Green Street to Riverside
Drive, is also very automobile-dominant. This is a state traffic route with the sole purpose to move
traffic. 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, creating a wall or physical separation between the
pedestrian and traffic along Route 120. This wall does not have to be a huge barrier but simply a one or
two foot retaining structure/curbing 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.
The on-street parking along Illinois Route 120, between Green Street and Riverside Drive, should be
eliminated. This is not a safe alternative for parking; however, in order to eliminate this parking
additional parking must be located for the businesses along Illinois Route 120 that depend on it. The
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future parking area should be easily accessible for motorists and not too far away from the businesses
so as not to discourage people from utilizing them. Off-street parking will potentially increase the
viability of these businesses because the option of parking on a major 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 pedestrians 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. These simple things can make an area more inviting and the
adjacent commercial space more viable. 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 comprehensive signage program
within the downtown, motorists that do travel in automobiles can easily be guided to appropriate
parking areas. This alleviates circling traffic within the downtown, of cars that cannot find where they
are going or where to park,often conflicting with pedestrian movements.
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Transportation,Circulation and Parking Improvements
A coordinated transportation and traffic circulation plan goes hand-in-hand with the implementation of
a streetscape program. It is vital that downtown traffic circulation and any streetscape improvements
are coordinated so as not to conflict, thereby negating the purpose of either of these two
improvements. Efficient traffic movement within the downtown is crucial so as not to allow the
automobile to be the primary presence within the downtown area. In order for a downtown to remain
sustainable efficient transportation, circulation, parking and pedestrian movement is required. A
downtown that is sustainable from a transportation vantage point will survive long-term. Although
currently the downtown may seem unsustainable the Core Downtown sub-area can regain its
transportation sustainability with improvements which will impact downtown traffic flow so as to
minimize the dominance of the automobile. Downtown roadways.which are characterized as heavily
traveled at all times of the day will negate pedestrian traffic particularly 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 downtown 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 average daily traffic along this
roadway is approximately 24,000 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) is
scheduled to be improved, with lane widening and accommodating multiple turn lanes. In addition, in
the next several years the City is planning an eastern by-pass which essentially entails 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 intersection of Illinois Route 120 and
Illinois Route 31(Richmond Road).
The Core Downtown Sub-Area is serviced by two Pace bus routes, Routes 806 and 807, in addition to
Dial-A-Ride service. A Pace bus shelter currently exists in front of the old McHenry City Hall property.
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 professionally
and residentially, commuter bus service is a necessity, particularly service to the Metra commuter rail
station on Main Street. This will discourage people from driving three or four blocks and keep that
many more cars off of the road to reduce downtown traffic congestion.
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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 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 improvements, and provide a functional link to
a future area with public open space and access to the Fox River. A physical bike and pathway link
should also be considered along Main Street highlighting the City's historic district and leading to the
Main Street sub-area and Metra Station. Again, this is an opportunity for non-vehicular traffic
movement within and connecting McHenry's multiple downtown areas.
In terms of non-vehicular traffic, bicycle and pedestrian, there needs to be some attention paid to
pedestrian crossings at major intersections, particularly Illinois Route 120 and Richmond Road (Illinois
Route 31), Illinois Route 120 and Green Street, as well as Illinois Route 120 and Riverside Drive.
Whether these are timing improvements or enhancements to the signals, some type of adjustment is
required in order for pedestrians/bicyclists to feel safe while traversing through the Core Downtown
sub-area. This was one of the major comments brought out during the public hearing for the Bicycle
and Pedestrian Pathway Plan in 2004. If pedestrians and bicyclists alike 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 the on-street parking on Illinois Route 120 additional parking in close proximity to
that area must be provided for these businesses to remain successful. One way to provide 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 businesses along Illinois Route 120, as well
as to the area close to Veterans Memorial Park and the businesses along Court Street and Park Street.
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Park Street should be converted to one-way going north while Court Street should be one-way traveling
south. These one-way designations should only be for these streets north of Illinois Route 120. Given
the mixture of land uses, which are residential and mostly service-based, turning these into one-way
streets should not heavily impact the businesses along these roadways.
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 prospect. 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. This is a very costly proposition and is not
the most practical means to provide additional parking in this area.
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Implementation
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 includes 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 officials;
• Professional staff to interpret goals and objectives;and
• A process to monitor, evaluate and amend plan elements based upon future development 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 integrity 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.
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