HomeMy WebLinkAboutPacket - 06/02/2009 - Community Development Committee COMMUNITY DEVELOPMENT COMMITTEE MEETING
AGENDA
June 2, 2009
7:00 P.M.
Alderman's Conference Room
TOPICS OF DISCUSSION:
1. Public Input (3 minute limitation)
2. Discussion on the proposed Historic District
3. Discussion on north Richmond Road (Illinois Route 31) Corridor
4. Other Business
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COMMITTEE SUPPLEMENT
TO: Community Development Committee
FROM: Douglas Martin, Deputy City Administrator
FOR: June 2, 2009, Community Development Committee Meeting
RE: Historic District Designation Update
STAFF RECOMMENDATION: To direct staff to schedule a public hearing for the creation of an
historic district
Since the last meeting staff has revised the historic district guidelines as well as the Certificate of
Appropriateness to include the appeal procedure. In addition, the frequently asked questions sheet
regarding local historic districts has been revised per the Committee's comments.
Staff also researched how other communities ensure homeowners are aware that they are in or buying a
home in an historic district. The most commonly used method is to record the historic district designation
ordinance against all the affected properties. This method has been verified with the McHenry County
Recorder's Office.
Other methods used in advertising a local historic district include: educating realtors,posting the district
on the internet, handouts, entry signs, as well as banners mounted on light poles.
The next step is to begin the public hearing and designation process.
Attachments
Certificate of Appropriateness (revised)
Questions about historic districts (revised)
Historic District Guidelines (revised)
Certificate of Economic Hardship
CITY OF McHENRY
CERTIFICATE OF APPROPRIATENESS
PROPERTY ADDRESS: OFFICE USE ONLY
P.I.N.# - _ _ El OWNER El TENANT CERTIFICATE NUMBER:
CA-
NAME:
EXPIRES:
HOME PHONE: L_) WORK PHONE: �)
TYPE OF USE ZONING DIST:
❑ SINGLE FAMILY ❑ MULTI-FAMILY ❑ COMMERCIAL ❑ ACCESSORY
TYPE OF WORK
❑ALTERATION ❑ADDITION ❑REROOFING
❑SIDING ❑PAINTING ❑WINDOWS/DOORS
IN ORDER TO PROCESS YOUR CERTIFICATE OF APPROPRIATENESS IN A TIMELY MANNER
SUBMITTAL ATTACHMENT ITEMS ARE REQUIRED: SEE REVERSE SIDE FOR CHECKLISTS
BELOW PROVIDE A DETAILED DESCRIPTION OF PROJECT ATTACH SKETCHES AND/OR ILLUSTRATIONS ON ADDITIONAL PAGES
ANY APPEAL OF A DENIAL OF A CERTIFICATE OF APPROPRIATENESS SHALL BE MADE TO THE CITY COUN-
CIL. THE CITY COUNCIL, AFTER REVIEWING THE RECOMMENDATION AND WRITTEN FINDINGS OF THE
COMMISSION, SHALL AFFIRM THE RECOMMENDATION OR APPROVE THE CERTIFICATE OF APPROPRIATE-
NESS WITHIN SIXTY(60)DAYS FROM RECEIPT OF THE APPEAL.
I HEREBY DECLARE THAT THE INFORMATION HEREIN AND ATTACHED IS CORRECT AND AGREE IN CONSIDERATION OF AND UPON ISSUANCE
OF A CERTIFICATE OF APPROPRIATENESS,TO DO OR ALLOW TO BE DONE ONLY SUCH WORK AS HEREWITH APPLIED FOR AND THAT SUCH
PREMISES AND ITS EXISTING AND PROPOSED BUILDINGS AND STRUCTURES SHALL BE USED OR ALLOWED TO BE USED FOR ONLY SUCH
PURPOSES AS SET FORTH.
SIGNED: DATE:
(OWNER OR AUTHORIZED AGENT)
THIS PERMIT IS GRANTED AND ACCEPTED WITH THE EXPRESS UNDERSTANDING AND AGREEMENT THAT SAID BUILDING AND CONNECTIONS
SHALL CONFORM IN ALL RESPECTS WITH THE ORDINANCES OF THE CITY OF McHENRY AS NOW IN FORCE REGULATING THE CONSTRUCTION
OF BUILDINGS.
DATE:
(DIRECTOR,CONSTRUCTION&NEIGHBORHOOD SERVICES)
333 S.GREEN STREET McHENRY ILLINOIS 60050 (815)363-2170
PERMIT SUBMITTAL CHECKLISTS:
IN ORDER TO PROCESS YOUR PERMIT IN A TIMELY MANNER,THE FOLLOWING ITEMS ARE REQUIRED.
GENERAL BUILDING PERMIT REVIEW MAY APPLY. PLEASE MAKE SURE THAT YOU HAVE ANY ADDI-
TIONAL PERMIT FORMS NEEDED FOR YOUR PROJECT. THE FOLLOWING ITEMS NEED PERMITS; ADDI-
TIONS, ALTERATIONS,NEW CONSTRUCTION, CHANGING WINDOW/DOOR PLACEMENT OR SIZE,ROOF-
ING, SIDING, BRICK, DECKS,FENCES,POOLS, GARAGES, AND ACCESSORY STRUCTURES.
ADDITIONS / SIGNIFICANT ALTERATIONS
Additions, significant alterations, front porches, any other exterior modification, and new construction.
❑ Completed and signed permit application.
❑ Photos of each side of the house.
❑ Site Plan.
❑ Elevation drawings of addition/significant alteration.
PAINTING YOUR HOUSE
Any exterior painting where any colors are changing from the existing color of the house.
❑ Completed and signed permit application.
❑ General photos of the house.
❑ Paint chip(s) of desired color(s).
REROOFING/SIDING
Any roof, siding, or brick application to the exterior of the house.
❑ Completed and signed permit application.
❑ Photo of existing roof/general photos of the house.
❑ Manufacture's brochure or catalogue photo of desired roof include color and material.
WINDOWS / DOORS
Any replacement of existing windows or doors, or any change in placement or size of the window or door.
❑ Completed and signed permit application.
❑ Photo of each side of the house where the changes will be made.
❑ Manufacturer's brochure or catalogue photo of door or window.
❑ Elevation drawings of affected sides of the house showing all changes.
FREQUENTLY ASKED QUESTIONS REGARDING
LOCAL HISTORIC DISTRICTS
1. What is a Certificate of Appropriateness?
A certificate of appropriateness is an approval of plans for any alteration, construction, removal,
or demolition of an historic structure or site within an historic district.
2. If someone is unhappy with a decision made by the Review Committee concerning a
Certificate of Appropriateness Application,is there an appeal process?
Yes. Appeals may be made to the elected officials (City Council) who will determine if the
Review Committee who either affirms the Review Committee's recommendation or approves
the Certificate of Appropriateness within sixty(60)days from receipt of the appeal.
3. What is a Certificate of Economic Hardship?
A Certificate of Economic Hardship is a permit issued by the Review Committee when the denial
of a Certificate of Appropriateness has deprived, or will deprive, the owner of a property of all
reasonable use of, or economic return on, the property. The Certificate of Economic Hardship is
used to insure that the preservation of an historic resource is economically feasible. The Review
Committee reviews applications to determine whether or not the proposed changes to an
historical resource will cause an economic hardship.
4. What is a local historic district?
A local historic district is an area in which the majority of residents have decided they want to
keep the look and feel of the place they call "home" by adopting a local preservation ordinance,
and then creating a local preservation commission to administer it. This local legislation is one of
the best ways to protect the historic character of buildings, streetscapes, and neighborhoods
from inappropriate alterations and incompatible new construction, as well as outright
demolition. A local historic district does not freeze an area in time. Local historic districts are
about guiding change and preserving community character as an area grows and evolves over
time.
S. What are the advantages to owning property in a local historic district?
Historic districts encourage reinvestment. When a property is a part of an historic district, there
is some.certainty that any new construction or renovation activity will be respectful of the
existing character of the community and its architecture. Historic district regulations are quality
assurance standards, so that if an owner invests in a building, the owner is assured that the
investment made will not be negated by thoughtless renovation next door. Real estate agents in
many communities use historic district status as a marketing tool to sell properties because
buyers are assured that the aspects that make a particular area attractive will be protected over
a period of time.
Local historic districts encourage better design. There is generally a greater sense of cohesion,
more innovative use of materials, and greater public appeal within historic districts than in areas
without historic designation.
Studies show that districts are a useful tool in stabilizing, even increasing property values, and
stimulating new investment. A community that values its history and architecture is generally
one that is attractive to live and work in.
Frequently asked questions regarding
Local Historic Districts
Finally, and less quantifiably, older buildings provide tangible links to the past. They tell stories
of earlier times and become part of the lives of the community. They are an actual record of the
residents and the community.They provide a richness and depth to everyday life that cannot be
replicated by new construction and is lot when renovated beyond recognition.
6. What are key items to remember if an historic district is going to be successful?
For any district to be effective, it needs to be properly administered. Problems can arise if
property owners are not made aware of which activities are subject to the Review Committee's
regulations, and the Commission must make a good and consistent effort at educating the
residents within the district. Review Committee members should also receive regular training
and guidelines should be developed, so that decisions can be made objectively and based upon
good background information.
7. The city looks just fine the way it is—what is the value in having an historic district?
Historic districts have been used successfully throughout the country as a means to protect
community character. Most vibrant towns have some form of historic design review in place.
Developers known for quality work frequently seek out properties in historic districts. They
know up front what the ground rules are; their investment is protected. There is an open public
process already in place for reviewing site and building plans. Developers also recognize that
history is an effective marketing tool. Creating an historic district is a way of singling out the
special places within a town or city. It ensures that those unique attributes will remain for future
generations. It prevents the gradual erosion of those places that help define those special
places.
Any community that has an historic district and survey in process can apply for "Certified Local
Government" status. CI-Gs become part of a state network for sharing information and are able
to apply for federal matching grants available only to CI-Gs. There are also tax advantages to
rehabilitating buildings in historic districts for commercial purposes.
8. Who will be making decisions once the district is in place?
Historic districts are administered by a commission and members are appointed in the same
manner as other commissions. Ideally, a commission overseeing a district includes people with
design experience, such as an architect, planner, landscape architect, and/or builder, as well as
those with a demonstrated interest in local history.
The commission will use the historical surveys of the properties within the district to guide its
decisions. These surveys will also provide useful information to property owners on the history
and architectural character of their buildings. They will also assist in developing design
guidelines to assist both applicants and the commission in making decisions.
9. What is the difference between a National Register District and a Local Historic District?
The National Register of Historic Places is the nation's official list of buildings, sites or areas
worthy of preservation. Listing does not restrict what the property owner may do with the
property unless the owner is using federal assistance, like federal rehabilitation tax credits.
2
Frequently asked questions regarding
Local Historic Districts
A local historic district is a district designated by a local ordinance, which falls under the
jurisdiction of an appointed citizen-board called an historic preservation commission (i.e., the
Review Committee). It provides communities with the means to make sure that growth,
development, and change take place in ways that respect the important architectural, historical,
and environmental characteristics within a district.
10. Are all buildings in Local Historic Districts necessarily historic?
No. A major goal of local historic districts is maintaining the overall character of the area. When
the boundaries are drawn for a local historic district, it will often include non-historic properties
and vacant lots. Reviewing proposed changes to non-historic properties as well as historic
properties insures that more recent construction will not become more intrusive and, hopefully,
will become less so.
If these properties are not included in the district, there is a greater chance that changes to
these properties could have a negative impact on the area or on adjoining buildings. For
instance, if a multi-story building with a parking lot in front were to be constructed on a vacant
lot between two smaller historic homes, it would detract from the neighborhood and lower the
value of those homes. The design review process ensures that a new building is compatible with
its historic neighbors.
11. What might happen to local property values if they are not included in a Local Historic
District?
Designation of an area as an historic district will not directly affect property values. Because
Local Historic District properties are protected from insensitive development, owners may be
more inclined to make improvements to their property. This may increase the value of all
property in the district.
National and statewide economic studies show that historic district designation first stabilizes
property values, and then slowly values begin to rise. In most cases, properties in local historic
districts appreciate at rates greater than:
a) the local market as a whole; and
b) similar neighborhoods that are not designated.
This is akin to the principal behind subdivision covenants, which are put in place by a
homeowner's association to ensure quality improvements and to enhance property owners'
investments. It should be noted private subdivision covenants are often more restrictive than
public ordinances. Remember if property taxes go up, it means the value of the property
investments is going up as well.
12. Does the property owner have any say as to whether their property is included in the Local
Historic District?
Before a Local Historic District is designated, all residents and owners of property in the
proposed local district have an opportunity to express their views at a public hearing with the
Review Committee and the elected officials (City Council). The Review Committee and City
Council evaluate a property's designation based on objective criteria in the ordinance, not on
personal preference. The City Council is legally obligated to pass laws/ordinances that treat
similarly situated persons alike,and therefore treat similar historic properties uniformly.
3
Frequently asked questions regarding
Local Historic Districts
13. Are there other benefits to creating Local Historic Districts?
Yes. An historic district that is aesthetically cohesive and well-promoted can be a community's
most important attraction. The retention of historic areas as a way to attract tourist dollars
makes good economic sense. The protection of local historic districts can also enhance business
recruitment potential. Companies continually re-locate to communities that offer their workers
a higher quality of life, which is greatly enhanced by successful local preservation programs and
stable historic districts.
14. If a neighborhood or building is landmark designated, will the property owner(s) be required
to restore their property?
No. The designation as an historic district does not require restoration or force owners to return
buildings to their original condition. The historic district only regulates proposed work on
designated structures. It may, however, make recommendations for restorative treatment when
other work is undertaken to the property.
15. Will property owners be restricted in the kinds of changes than can be made?
Yes. Landmark designation does place additional restrictions on historic properties, which most
often involve exterior changes. Designation is designed to protect and preserve properties and
neighborhoods. This can be beneficial to a property owner by preventing inappropriate changes
to neighboring buildings that could take away from property values and the ambiance or
enjoyment of the property.
16. Does it cost more to maintain a landmarked building?
It may. Although there can be an additional expense for historically appropriate repair and
maintenance of designated buildings, property owners generally find the extra costs offset by
the higher resale revenue and property values.
17. Will living in a designated historic district raise property taxes?
No. There is no evidence that those living in an historic district pay higher property taxes than
residents outside of the district.
18. How does historic district designation affect development values within a district?
Development is permitted in historic districts. Developers are subject to the same approval
process by the Review Committee as are other property owners. Even though development may
be reviewed in terms of aesthetics, height and bulk, developers may benefit from the prestige
and association that come with designation.To encourage sensitive alterations and renovations,
federal and state tax credits are available. The real estate community markets historic
properties in a way that places emphasis and greater value on the building's and neighborhood's
special character.
19. Does becoming a landmarked district speed up the process of gentrification?
No. There are no definitive studies that prove this. By preserving and protecting existing historic
structures, designation prevents rapid, out-of-scale development that often leads to
displacement.
4
Frequently asked questions regarding
Local Historic Districts
20. How does living in an historic district affect zoning?
Zoning is a separate feature of a neighborhood's character. The zoning dictates how large a
building may be, its general shape and use. The Review Committee oversees all changes in an
historic district, but does not regulate contemporary use.
21. What types of work require a homeowner to obtain a Certificate of Appropriateness?
Any exterior remodeling or facade improvement work requires a Certificate of Appropriateness
be obtained. This includes: alterations,siding,additions, painting, reroofing,as well as windows
and doors. Interior renovations, remodeling or alterations do not require the homeowner to
obtain a Certificate of Appropriateness.
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GUIDELINES
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Historm Bistrict
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City of McHenry
July 2007
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Page 2
This document was created by the
City of McHenry
Landmark Commission and
Construction and Neighborhood Services Department
For additional information
please call
815.363.2170
Page 3
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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
Garagesand Accessory Structures.............................................................................................................14
Decks.............................................................................................................................................................14
Fencing..........................................................................................................................................................14
Process.................................................................................................................................................................15
AppealProcedure...............................................................................................................................................15
Definitions...........................................................................................................................................................16
Resources............................................................................................................................................................17
Page 4
here is no time like now to redis-
cover our heritage right here in 4x
the City of McHenry. Even though `
ck E
over 170 years has passed since the arri-
val of the first settlers in 1836, enough
evidence remains to piece together a bit
of this city's steady growth and develop-
ment.
The wandering Pottawatomie Indian
tribes used the area to pursue their hunt-
ing and fishing before the arrival of the
first non-native settlers. George and
John Boone were the first white men to ?~
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 1920's. The
home was placed on the National Register of Historic Places in 1982.
County was a part of McHenry County.
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.
Design a-. x.M i'�E`tf d."a �F b tip�.", ,° € r;:•.T1 � xt i .:; °? rit".'4
Page 5
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 I. 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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Page 6
These Design Guidelines address sev r}
eral design elements and are brokenI
down as follows: General Considera-
tions, Site Considerations, Building _.
Scale and Massing, Entrances and
Porches, Windows, Paint and Colors, a,
Decks, and Fencing. In addition to
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
t>
materials for historic preservation and Charles H. Grainger House,3803 W.Main Street
This Victorian home was built in 1890 in the Queen Anne
construction. style for Charles Granger,a McHenry Alderman and his
wife Harriet
General Considerations
♦ A property shall 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
Page 7
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Carl Stenger Home, 3619 W.Main Street Stoffel 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 John Weber,a local builder associated with
car garage. many structures in the McHenry area.
General Considerations, corn.
♦ 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.
Page 8
,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.
♦ AM 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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a _a _][a 2 b — �
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 Setback 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.
Page 9
T, r
Site Considerations, cont.
• Bnildrng 4mg
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.
• Cara es. 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 lliechanical LP
gaipBlm 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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I:et~it not be for present deTig�efi, 'nor for psent`usea ' " ��
it be such work as`our cescendants:wilT hank rs or;;and let
us think, as we lay stone on stone, that a„time is to com�;x
when 'those stones will be held sacred because o`er hates lime ,,
touched them 'and that men will.say as they lciok upAr the ,
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slid for us."For, indeed;the area#es gloi y M o but 1 zs i4o4� ��
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Page 10
Buildinq Scale and Massing
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.
Addition using similar propor- Street
tions as existing homes
Figure 4. Building Proportions
Additional square footage
Side entry _♦ behind the structure j
garage
1
I I 1
1 I I 1
I I
I I I I
I I 1 1
I I I I
.—.—._._.—.—.—.1._._.—.—._.—.—._.l.
View from street
Figure S. Addition Having Appearance of Similar Square Footage to Existing Homes
Page I I
Entrances and Porches
Entrances and porches are often the main focal point of a home providing form as well as func-
tion. They were integral components of a historic building's design, often reflecting the architec-
tural elements of the entire home, but also provided a shaded area for occupants.
Existing porches should be protected and maintained. Any changes must protect the building
character. Removing or substantially altering entrances and porches so that the historic charac-
ter of the home is diminished is not allowed. Cleaning and applying a protective coating such as
paint or varnish to existing materials is recommended. Porch materials should be evaluated to
determine if any elements need repair or replacement. Repairs or replacement components
should be of the same material and reinforce the historic character of the porch and building. If
the same material cannot be used, a compatible substitute material should be considered.
Removing and replacing an entire entrance or porch is suggested only when it is not feasible or
practical to make necessary repairs. The replacement porch should reflect the same visual ap-
pearance as the porch it is replacing.
Adding a new entrance or porch is recommended only when there is sufficient historic or picto-
rial evidence to suggest such a renovation. A new design may be appropriate as long as it is
compatible with the historic character of the building.
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
0 000 �❑
O �
Figure 6. Front Doors for Historic Homes
x.
Page 12
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 the 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).
I II I I I II I I
II II II II II II �
I II I II
II II II II I� II
II II II II I, II I
t-U_yl
I�--Q-- r
Iu I Iu I II
III I II II I III i
I lt-+'TI itf-TI I I
III I II II I III
III I III I III
Ili
i
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Figure 7.Window rhythm for additions to historic homes.
Page 13
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):
♦ Base. The base often matches the natural color of the building materials. Materials such as
brick and stone should not be painted.
♦ Miior 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.
♦ Minor Trim If a minor trim color is used, it is often a darker shade placed on the doors and
window sashes.
♦ decent. 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 facade.
Major Trim
Accent
Minor Trim
Base
Figure 8.Color Categories
Page 14
'es I r i 111
Garages and llccessory 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.
s
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Page 15
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.
N1. t =,
Any appeal of a denial of a Certificate of Appropriateness shall be made to the City Council. The
City Council, after reviewing the recommendation and written findings of the Commission, shall af-
firm the recommendation or approve the Certificate of Appropriateness within sixty (60) days from
receipt of the appeal.
Page 16
Alteration
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.
Architectural 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.
Distinctive Feature
A unique architectural element of a structure which represents a clear and unmistakable impres-
sion and has architectural or historic significance.
Design Cuideline
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.
Historic 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.
Page 17
a- >
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 Illinois 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 c m.che t `,LI,!,s (217)785-4812 .ra n3 a state zi,as/ht,a
McHenry Public Library National Trust for Historic Preservation
809 N.Front Street 1785 Massachusetts Ave,NW,
McHenry,IL 60050 Washington,DC 20036
(815)385-0036 r, k.a ric heiK,3ia , y ora (202)588-6219 �,N✓r rr.nationahrus prg and
rrr vs zt-.ain�tr et.crc�
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 vv r;,,, rz cIn •c lu1 _.oa.- Washington,DC 20004
(202)606-8503 vn v ,cchp gov
Illinois 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 R r,u.az�cl > uyrlazrla«:r.c czr
(312)814-5220
Websites
'r'T'W pre8�d rP:i'i1F 1Ca:.,,,9CfaY
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.
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:ci.mchenry.il.us
r
City of McHenry
CITY OF MCHENRY
CERTIFICATE OF ECONOMIC HARDSHIP
The City shall issue a Certificate of Economic Hardship only after a determination that the failure to issue a
Certificate of Appropriateness has denied, or will deny the owner of a landmark or of a property within a
preservation district all reasonable use of, or return on, the property.
The City shall require the following information, evidence, or expert testimony to make a determination on
an application for a Certificate of Economic Hardship:
❑ 1.) An estimate of the cost of the proposed construction, alteration, demolition or removal, and an
estimate of any additional cost that would be incurred to comply with the recommendations of
the City for changes necessary for the issuance of a Certificate of Appropriateness;
❑ 2.) A report from an engineer or architect licensed in the State of Illinois with experience in
rehabilitation as to the structural soundness of any structures on the property for rehabilitation;
❑ 3.) The estimated market value of the property in its current condition; after completion of the
proposed construction, alteration, demolition or removal; after any changes recommended by
the City; and, in the case of a proposed demolition, after renovation of the property for
continued use;
❑ 4.) An estimate of any decrease in the fair market value of the property as a result of denial of the
Certificate of Appropriateness and any decrease in the pre-tax return to the owner or other
investors in the property as a result of the denial of the Certificate of Appropriateness;
❑ 5.) In the case of a proposed demolition, an estimate from a licensed architect, developer, real
estate consultant, appraiser or other real estate professional experienced in rehabilitation as to
the economic feasibility of rehabilitation or reuse of the existing structure on the property;
❑ 6.) The amount paid for the property, the date of purchase, and the party from whom purchased,
including a description of the relationship, if any, between the owner or applicant and the
person from whom the property was purchased, and any terms of financing between the seller
and buyer, and any consideration by the owner as to profitable adaptive uses for the property;
❑ 7.) If the property is income-producing, the annual gross income from the property for the
previous two (2) years; itemized operating and maintenance expenses for the previous two (2)
years; and depreciation deduction and annual cash flow before and after debt service, if any,
during the same period;
❑ 8.) Remaining balance on any mortgage or other financing secured by the property and annual
debt service, if any, for the previous two (2) years, and all appraisals obtained within the
previous two (2) years by the owner or applicant in connection with the purchase, financing or
ownership of the property;
El previous
Any listing of the property for sale or rent, price asked and offers received, if any, within the
previous two (2) years;
❑ 10.) The Assessed value of the property according to the two (2) most recent quadrennial
assessments;
❑ 11.) The real estate taxes paid or owed for the previous two (2) years;
❑ 12.) Form of ownership or operation of the property, whether sole proprietorship, for-profit or
not-for-profit corporation, limited partnership, joint venture or other;
❑ 13.) Any other information, including the income tax bracket of the owner, applicant or principal
investors in the property considered necessary by the City to make a determination as to
whether the property does yield or may yield a reasonable return to owners.
I hereby certify that all of the information listed on this checklist has
Property Owner
been included with my submittal. I understand that the City will review the information submitted and
inform me within 14 days after receiving said information of any missing information. I understand that
the City may return my submittal if any item required by this checklist is not included with my submittal. I
further understand that the City is under no obligation to begin its review until all required information is
submitted.
Property Owner Signature Date
Site Address
This Checklist is to help the property owner and applicant collect a packet of documents that together
provides all of the information required in the checklist.
1.) Should be a quote from the contractor;
2.) Should be written on by an engineer or architect on their letterhead with either their seal or
license number and expiration date;
3, 4, & 5.) Could be either from a Real Estate Appraiser or Brokers Opinion of Price, written on their
letterhead.
6.) The date and purchase price can be obtained from the Township Assessors Office. Any relation
between the previous property owners can be explained in a letter by the current property
owner.
7.) Only applies if the property is income-producing, if so tax record and a letter explaining the
nature of the business and other items required.
8 & 9.) Could either be written in a letter from the property owner or copies of documentation from
the mortgage company.
10, 11, 12, & 13.) These items can be obtained from the Township Assessors Office.
COMMITTEE SUPPLEMENT
TO: Community Development Committee
FROM: Douglas Martin, Deputy City Administrator
FOR: June 2, 2009 Regular Community Development Committee Meeting
RE: Richmond Road Corridor
STAFF RECOMMENDATIONS: To adopt a list of development-related policies for
the north Richmond Road Corridor
At the April meeting the Committee discussed the north Richmond Road corridor and
impact the future road widening would have on existing single-family homes. However,
the Committee wanted to see some examples of different types of row homes. Attached
are several examples of multi-family housing including row houses.
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 believes that it is advantageous to discuss and
adopt development-related policies for when future redevelopment along the corridor
occurs. Such policies may 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. (see
attached samples);
• Hip and gable roofs should be encouraged while flat roofs should be discouraged;
• Construction materials shall be primarily of brick or other masonry material;
• Noise restrictions should be considered to minimize impacts on nearby land uses;
• Additional lighting restrictions should be considered (City does have a lighting
ordinance);
• Increased buffer yards should be encouraged adjacent to single-family residential
land uses;
• Height should be limited to two stories or less.
Since the location of development and redevelopment will occur sometime in the future
access points should not be finalized. If the above guidelines are established and utilized
multiple access points will be addressed in addition to architectural and site design.
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