HomeMy WebLinkAboutMinutes - 03/27/2017 - Community Development CommitteeCOMMUNITY DEVELOPMENT COMMITTEE
MEETING REPORT
March 27, 2017
McHenry Municipal Center
In Attendance: Committee Members: ChairmanAlderman Condon and Alderman Santi.
Absent: None. Also in Attendance: Director of Community Development Polerecky,
Superintendent of Residential Inspections Regner and City Clerk Jones.
Also in Attendance: Mr. Patrick Devine
Ms. Nancy Fike
1. Call to Order:
Chairman Alderman Condon called the meeting to order at 7:00 pm.
2. Public Input:
Ms. Fike opined that she believes that the last time the Residential Teardown and Infill
Ordinance was utilized it was not used properly.
Alderman Condon suggested that Ms. Fike await Director Polerecky's presentation and the
Committee has an opportunity to review the updates and revisions being considered, prior to her
providing her comments. Ms. Fike agreed. Ms. Fike was provided with a hard copy of the
Agenda Supplement,
3. Discussion and Recommendations to ChanEes to the Residential Teardown and
Inim Ordinance
Director of Community Development Polerecky reiterated to the Committee that at the October
2016, meeting of the Community Development Committee the Committee focused on the need
to update the Residential Teardown and Infill Lot Ordinance. At that time the Committee
directed Staff to investigate and review changes that would maintain the integrity of the existing
Ordinance but still allow for low impact building to be recognized at the Staff level.
Director Polerecky provided a brief summary of the origin of the Ordinance stating that in
August 2005 the City of McHenry adopted a Residential Teardown and Infill Lot Ordinance. The
purpose and intent of the Ordinance was to regulate the height and building coverage of single-
family detached dwelling units in existing neighborhoods and to foster and preserve the nature,
character and quality of existing neighborhoods. Since the adoption of the Ordinance, it has only
been used one time, in 2014. During the approval process in 2014, there were many items
identified in the current Ordinance that required simplification or clarification, including lot
coverage and setback requirements.
Director Polerecky noted that with the collapse of the housing market and new home sales
faltering in the 2008, some subdivisions in the City of McHenry were left partially completed
with a number of empty lots. The current Ordinance defines "infill" lot as any lot that has been
vacant for a minimum of ten years. All of the approved, but unfinished subdivisions in McHenry
have now reached the ten year mark. Under the existing Ordinance every buildable lot in those
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March 27, 2017
Page 2
subdivisions would have to go before the Teardown and Infill Committee for review and
approval prior to a Building Permit being issued.
Director Polerecky noted that recently the Community Development Department had interest
expressed in some of the infill lots within the City of McHenry. In each case, after giving the
builders information on the required procedures that must be followed pursuant to the Teardown
and Infill Ordinance, the builder chose not to buy lots in the City of McHenry. Potentially, the
teardown and infill approval process could take as long as three (3) months, requiring plans and
elevations that the Committee must review and approve. Upfront costs of supplying plans and
time of the approval process both played a role in the decision of the developers not to pursue the
purchase of property in the City of McHenry.
Director Polerecky stated that Superintendent Regner has spent a considerable amount of time on
the proposed revisions to the Teardown and Infill Lot Ordinance. Staff looked at many options to
expedite the process. The option determined to be best was to create conditions that if met
allowed the applicant to be exempt from the necessity of a committee being established to review
the plans. This option requires the applicant to abide by all design guidelines set forth in the
original Ordinance, keeping the integrity of the neighborhood in which the development is
proposed, but would not require review by the committee. The applicant would be required to
meet one of the following conditions in order to be exempt from the establishment of the
committee and going before the committee.
1. The proposed development falls within 25% lot coverage of the adjoining
homes; or
2. A lot of record with recorded architectural guidelines written in an
Annexation Agreement that is still active.
If neither of the conditions above can be met, the applicant must then go before an established
committee, as set forth by Sections 7-195 through 7-199 of the Teardown and Infill Ordinance.
Director Polerecky explained to the Committee that during review it was discovered that many of
the requirements in the Teardown and Infill Ordinance mimicked what was already required by
the Zoning Ordinance and the Municipal Code. The Ordinance was revised to eliminate the
redundancy and any confusion in reviewing a project.
Director Polerecky proceeded to summarize, in detail, the proposed revisions to the Ordinance.
He noted the deletions and/or revisions have been redlined for clarity.
Following Director Polerecky's presentation, Ms. Fike suggested that a restriction be placed on
contiguous lots being utilized for the building of excessively large homes might be effective.
Chairman Alderman Condon requested that throughout the Ordinance the name "Construction
and Neighborhood Services Department" be changed to "Community Development Department"
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March 27, 2017
Page 3
where applicable. Director Polerecky noted the error and assured the Committee the change
would be made.
Ms. Fike expressed concern regarding the lack in the original Ordinance and the revised
Ordinance of any reference regarding the preservation of the mature trees with respect to
landscaping. Ms. Fike suggested a Tree Preservation Ordinance. Superintendent Regner pointed
out that there is a Tree Ordinance and tree preservation is addressed in that Ordinance. Director
Polerecky stated that Staff will review the Tree Ordinance and speak with the arborist the City
has on Staff. Chairman Alderman Condon stated that she would like Section 7-204 regarding the
Tree Removal Fee to remain part of the Ordinance. Director Polerecky assured Chairman
Alderman Condon that the Tree Removal Fee would remain.
Alderman Condon recognized Staffs efforts in revising the Ordinance and expressed
appreciation.
Director Polerecky noted that every teardown must still go before the Landmark Commission.
He stated he is supportive of their input.
Chairman Alderman Condon opined that she particularly likes the visuals and graphics being
part of the Ordinance.
Motion by Santi, second by Condon accepting the revisions suggested by Staff to the Teardown
and Imill Ordinance and directing Staff to prepare the revised Ordinance for consideration by
fWI Council
Voting Aye: Condon, Santi.
Voting Nay: None.
Absent: None.
Motion carried.
4. Department Updates
Director of Community Development Polerecky informed the Committee that:
• Building Permits have been on the increase;
• The Cunats are planning to erect 32 buildings this year at the Patriots Estates
Subdivision, last year only 16 were erected;
• Staff is currently working on Code updates. Staff plans to bring them before the
Community Development Committee for consideration at the May 2017 meeting of the
Community Development Committee, then hopefully consideration by Council with the
updates in the Codes going into effect in June 2017;
• There is a strong possibility there will be another Starbuck's in the City of McHenry on
the South side of town;
• The Dunkin' Donuts project is moving forward, the owners are awaiting approval from
the State of Illinois regarding soil conditions;
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March 27, 2017
Page 4
• Hidden Pearl Cafe is looking into the property formerly occupied by Some Other Nuts for
an expansion and multiple venture;
• Coldwell Banker is awaiting final building plans to move forward; and
• Outlots at the U-Haul property, the Big R property and the former Sears building are in
the development process.
5. Adjournment
There being no further business to discuss
meeting at 8:02 pm.
Voting Aye: Condon, Santi.
Voting Nay: None.
Absent: None.
Motion carried.
Reviewed and Approved:
Alderman cien London, l;hairman
M
otion by Santi, second by Condon to adjourn the