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HomeMy WebLinkAboutPacket - 05/09/2016 - Community Development Committeev McHenr Community Development Committee McHenry Municipal Center 333 S Green Street McHenry, IL 60050 May 9, 2016, 7:00 PM AGENDA Call to Order 2. Public Comment: Any person wishing to address the Committee will be asked to identify themselves for the record and will be asked but are not required to provide their address. Public comment may be restricted to three -minutes for each individual speaker. Order and decorum shall be maintained at public meetings. 3. Motion to approve the February 8, 2016 Community Development Committee Meeting Report 4. Discussion on proposed revisions to the City of McHenry Zoning Ordinance relating to Accessory Uses 5. Motion to adjourn the meeting The City of McHenry is dedicated to providing its citizens, businesses, and visitors with the highest quality of programs and services in a customer -oriented, efficient, and fiscally responsible manner. COMMUNITY DEVELOPMENT COMMITTEE MEETING Monday, February 8, 2016 McHenry Municipal Center, 7:00 pm In Attendance: Committee Members: Chairman Alderman Condon, Alderman Peterson and Alderman Santi. Absent: None. Also in Attendance: Director of Community Development Polerecky, Director of Economic Development Martin and City Clerk Jones. Also in attendance: Alderman Glab Helen Glab Charles "Chip" Eldridge III (Banner Apartments) Lindsey Haines (Full Circle Communities, Property Manager) Eric Huffman (Over the Rainbow) John Colomer, 312 Shepherd Hill, McHenry, IL Chairman Alderman Condon called the meeting to order at 7:00 pm. Chairman Alderman Condon welcomed Mr. Ross Polerecky, newly appointed Director of Community Development. Mr. Polerecky stated that he is excited about his new role as Director of Community Development and looks forward to working with the Council and Staff moving forward. Public Input: None, Motion to approve the November 30, 2015 Special Community Development Committee Meeting Report Chairman Alderman Condon requested the November 30, 2015 Special Community Development Committee Meeting Report be approved. Motion by Peterson, second by Santi, approving the November 30, 2015 Special Community Development Committee Meeting Report. Voting Aye: Condon, Peterson, Santi Voting Nay: None Absent: None Motion carried. Presentation of Conceptual Development Proposal for Pearl Street Apartments Director of Community Development Martin informed the Committee that many different types of land uses have been proposed on the subject property, which is located on the northeast corner of Richmond Road and Pearl Street. In addition to commercial entities, proposals for multi- family developments have been considered, but have not come to fruition, primarily due to cost/funding requirements for the property. Community Development Committee Meeting February 8, 2016 Page 2 Director of Community Development Martin presented a proposed development by Full Circle Communities, in partnership with Over the Rainbow and Transitional Living Services (TLS Veterans) for a three-story affordable apartment complex including a total of 47 swelling units (12 two -bedroom and 35 one -bedroom), which would be dedicated to individuals with mobility and sensory impairments and some of the units would be specifically targeted to veterans. The applicant is applying for federal tax credit equity as its primary financing source. Director Martin reiterated to the Committee that both Banner Apartments and TLS have previously applied to do a project in the City of McHenry. Banner Apartment initially presented a conceptual development plan for the southeast corner of Illinois route 120 and Crystal Lake Road (formerly the site of Portable Tool). The project was considered at the November 21, 2006 Community Development Committee meeting and is similar to the current proposal in that the proposed housing would be going to be affordable with a percentage reserved for peoplewith special needs. Major concerns expressed at the time by members of the Committee regarding the redevelopment included: (1) appearance of the fagade on the first floor; (2) providing additional landscaping and open space; (3) the high density and height and mass of the building along Crystal Lake Road; and (4) configuration of the proposed building on the site. The project did not move forward following the initial presentation to the Community Development Committee. Subsequently, Banner Apartments presented another project to the Community Development Committee on April 30, 2013, which consisted of a 7.75 acre site with frontage along Bull Valley Road and Ridgeview Drive. The project consisted of two 24-dwelling unit buildings and one 22-unit building. The buildings were three stories and consisted of a total of 70 dwelling units composed of 22-one bedroom units, 12-two bedroom units and 36-three bedroom units. The project, similar to the project currently proposed was relying on tax credit equity from the Illinois Department of Housing Authority (IDHA) as its primary source of financing. The project, while well received by the Committee, did not proceed because Banner Apartment was not awarded the necessary tax credit financing from the IDHA. Director Martin reiterated that TLS also applied to do a project at the southeast corner of Ridge Road and Illinois Route 120, however, TLS was constrained by regulatory/funding challenges due to utilizing well and septic, as opposed to City water and sewer, and the project did not proceed. This project was exclusively dedicated as housing for veterans. In 2013, Council approved a Use Variance to allow construction of three eight -unit apartment buildings and a Variance to allow multiple principle buildings on one zoning lot. Some concerns pertaining to the project expressed during the approval process involved proximity to public transportation and that the project was so far from any shopping. Director Martin introduced Ms. Lindsey Haines, Project Manager of Full Circle Communities (Full Circle). Ms. Haines informed the Committee that Full Circle Communities is please to present the proposed project, The Pearl Street Apartments (Pearl Street). The proposed project Community Development Committee Meeting February 8, 2016 Page 3 would create 47 units of universally designed service -rich housing at the corner of Pearl Street and Richmond Road. All the units would include design features enabling tenants with mobility impairments to live independently and also for seniors to age in place. Ms. Haines introduced Mr. Eric Huffman, Executive Director of OTR. Ms. Haines stated that Full Circle is a non-profit owner, developer and manager. Full Circle's mission of a expand access to quality, affordable housing through preservation and development, thoughtful design and the provision of significant, targeted supportive services to residents and the surrounding community. Full Circle utilizes 75% of all project economics to fund resident services on site. Full Circle currently owns over 700 units in Illinois and Florida. Full Circle currently manages Towerview Apartments in the McHenry and is slated to begin construction on a senior project called Creekview in Richmond, Illinois in March 2016. Ms. Haines informed the Committee that nearly 24,000 persons with disabilities currently live in McHenry County, over 2,000 live in the City of McHenry, according to Census figures. Pearl Street would be designed with the needs and challenges of this population by incorporating smart design and on -site case management. Units would have kitchens designed for wheelchair access and roll in showers. Full Circle's main service provider partner is Over the Rainbow Association (OTR), a non-profit dedicated to housing and services for persons with disabilities. Ms. Haines stated that OTR is also experiences locally, operating the Northern Point Apartments in Harvard. Ms. Haines informed the Committee that Pearl Street intends to target units to local veterans, working with TLS veterans, a service provider partner on the Creekview project. Ms. Haines outlined the Pearl Street Project informing the Committee that the building would be four stories of masonry and fiber cement panels, incorporating on -site community areas and recreation space. The project would be Enterprise Green Communities and Energy Star Certified. If financing for the project is approved construction could begin in the spring of 2017 and completed in winter/spring 2018. Services on -site include: • Case management; • Coordination of medical care; • Therapist visits; • Transportation coordination; and • Resident activities. Ms. Haines stated that the project would bring accessible housing to the community and provide the residents easy access to transit, shopping and recreation. It would also revitalize vacant land, add to the downtown consumer base, generate property tax revenue and create jobs in the community. Director Martin informed the Committee that obtaining tax credit financing for this type of project is extremely difficult and the process is lengthy and competitive. He stated that the City Community Development Committee Meeting February 8, 2016 Page 4 of McHenry's Comprehensive Plan designates the site as medium -density residential (4 to 9 units per acre) and the Core Downtown Sub -Area Plan, adopted by the Council on August 31, 2009, states the subject property should be redeveloped as residential. The proposed apartment land use is located in close proximity to downtown shopping and restaurants; public transportation; assembly uses; and, public gathering places (i.e., Veterans Memorial Park). The project would provide affordable housing for persons who need it and many residents would not drive, therefore, there would not be a large amount of traffic generated to and from the site. Director Martin informed the Committee that the subject property includes 1.42 acres. While the gross density is high, the project is not a typical apartment development. The project is more institutional in nature in that residents are provided on -going services. Director Martin stated that in order to proceed with their funding application to the IDHA the developer needs a consensus and recommendation from the Committee. Director Martin stated that the recommendation does not denote final approval of the site plan, building elevation or zoning, which would require application to the Planning and Zoning Commission, and ultimate approval by the full Council. The applicant is simply, at this time, seeking comments pertaining to the land use at the location and general comments, questions and/or concerns from the Committee regarding the Preliminary Site Plan and building elevation. Alderman Santi opined that the corner of Richmond Road and Pearl Street is a challenging location. He stated that he likes the project, as presented for this particular area. Alderman Peterson inquired about screening for residents in the surrounding vicinity. Ms. Haines responded that the developer is willing to provide whatever screening the Council requires. Responding to Chairman Alderman Condon's inquiry regarding whether OTR is a privately funded enterprise, Mr. Huffman informed the Committee that OTR is a not -for -profit. Chairman Alderman Condon stated that her primary concern is for traffic congestion. She opined that the facility would provide a wonderful service to the community and she supports the project. Motion by Santi, second by Peterson, agreeing to the proposed land use, density and general conceptual proposal in concept, to move the project forward, with the recommendation that the project be reviewed by full Council and the normal protocol of the Planning and Zoning Commission and a Public Hearing.. Voting Aye: Condon, Peterson, Santi Voting Nay: None Absent: None Motion carried. Community Development Committee Meeting February 8, 2016 Page 5 Mr. John Colomer, the property owner, thanked Ms. Haines for her thorough presentation. He stated that everyone is excited about the project and that he believes the project will be good for the community and the people in the community of McHenry. Responding to an inquiry from Alderman Santi regarding the review of a project. Director of Community Development Polerecky informed the Committee that usually a project comes before the Community Development Committee, then goes before the Planning and Zoning Commission for a recommendation to go to Public Hearing and then the project would come before Council. Director Martin stated that the protocol is not carved in stone and the project could go before Council prior to submission to the Planning and Zoning Commission and the Public Hearing. Director Martin said the protocol is done both ways, neither is incorrect. A discussion ensued regarding the correct protocol and procedure. Chairman Alderman Condon stated that she would like to see a specific protocol in the future regarding what is required to go before the Planning and Zoning Commission and what may or may now have to go before the Planning and Zoning Commission, and in what sequence, in order to avoid any confusion in the future. Director Martin, Ms. Haines, Mr. Huffman, Mr. Eldridge and Mr. Colomer departed the meeting. Review of 2016 Community Development Committee Meeting Dates and Goals Chairman Alderman Condon informed the Committee that she and Director of Community Development Polerecky consulted regarding dates for Community Development Committee meetings in 2016. The following dates have been determined, the meetings will be held at 7:00 pm: • Monday, May 9, 2016 • Monday, June 13, 2016 • Monday, August 29, 2016 • Monday, October 10, 2016 Director Polerecky summarized the Goals and Topics to be addressed in 2016. Each included the coordinating meeting month. Director Polerecky informed the Committee that some of the goals consist of items identified at the November 2015 and others goals have been identified through discussion with the Community Development Staff. May: Zoning Ordinance amendments pertaining to and discrepancies in the current Ordinance concerning accessory structures and driveways Municipal Code Amendments to Taxi Ordinance June: Review of the Sound and Lighting Ordinance Community Development Committee Meeting February 8, 2016 Page 6 August: Review of Administrative Ordinance Recognition Program for Owners pertaining to improvements Review of weekend enforcement October: Review of Teardown Ordinance Quarterly: Continued discussion on code compliance regarding rental activities As Needed: Provide feedback on development proposals Chairman Alderman Condon inquired about whether the review of Administrative Adjudication could be added to the June agenda. Director Polerecky informed the Committee that the review involves multiple departments and it is a particularly busy time of year. Chairman Alderman Condon stated that she would appreciate if the Community Development Department would work toward the Administrative Adjudication review being a priority and having it included on the June Agenda. Director Polerecky assured the Committee he would know by the May meeting if it was feasible to review the Administrative Adjudication in June and would provide the Committee with an update at that time. It was suggested by the Committee that snow shoveling and transfer stamps be addressed. Chairman Alderman Condon stated that she did not know if snow shoveling could be addressed in 2016 and she was hesitant to bring up transfer stamps, as some persons would see it as a tax. Chairman Alderman Condon thanked Director Polerecky for his work formulating the list of goals for 2016. New Business None. Adiournment Motion by Peterson, second by Santi to adjourn the meeting at 8:30 pm. Voting Aye: Condon, Peterson, Santi. Voting Nay: None Absent: None Motion carried. Respectfully submitted, Geri Condon, Chairman Department of Community & Economic Development Ross Polerecky, Director McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2182 Fax: (815) 363-2173 rpolerecky@ci.mchenry.il.us Community Development Committee Agenda Supplement DATE: May 9, 2016 TO: Community Development Committee FROM: Ross Polerecky, Director of Community Development RE: Zoning Ordinance amendments pertaining to accessory structures and driveways Staff has identified some areas in the city's accessory structure ordinance that are either outdated, unclear or just in need of cleaning up to stay up to date with current building codes and regulations. These amendments will only apply to Residential Single Family (RS) and Estate (E) zoned lots. As a refresher, an accessory structure is any structure located on a lot that has a principal structure, the principal structure in these cases would be a single family home. Most of the changes included are basic text amendments to reflect similar language that is found in the International Residential Code. Changes other than text amendments include requiring a driveway to an accessory structure if its intended use is to store a car or vehicle trailer in it. This requirement will ensure paved surfaces lead to any garage being built; currently this requirement is not found our ordinances. Attached is a complete list of the ordinances staff is requesting to change along with each change as it is found in the current ordinance. If the Community Development Committee recommends these changes to the accessory structure ordinance then the changes will be brought before the Planning and Zoning Commission for a recommendation to the City Council. The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in acustomer-oriented, efficient and fiscally responsible manner. Department of Community & Economic Development Ross Polerecky, Director McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2182 Fax: (815) 363-2173 rpolerecky@ci.mchenry.il.us Staff recommendations for committee consideration: • Delete all references to specific types of accessory buildings in Table 19 (garages, sheds, green houses,and replace with the term Accessory Buildings. • Table 20 #5 No change, to the maximum permitted quantity. Two total permitted • Modify Table 20 #5 Maximum size, change to reflect a maximum permitted accumulative total of 1000 sq. ft. only (no limitations on size as long as the total does not exceed 1000 sq. ft.) • Change title on Table 20 to reference "Buildings" not "Structures". • Change Table 20 Footnote[a] to reflect "buildings" not "structures". • Add E (Estate) to Table 20 Footnote [d]. • Change zoning definition of "Story" on the zoning ordinance to match IRC definition. Story. That portion of a building included between the upper surface of a floor and the upper surface of the floor or roof next above. • Add the following requirements for any accessory structure larger than 240 sq. ft. that has a vehicle access door: paved driveway required; concrete floor required and to be pitched to drain towards the overhead door. • Structures to be exempt from permits: pool mechanical equipment only, play houses, tree houses, dog houses. • Change footnote [e] in Table 20 to: reduce the square footage from 500 to 240 sq. ft.; add verbiage to have architectural design of accessory buildings to match main structure on property as well. • Canvas and sheet metal parking structures (Looking for direction from committee if they want to pursue creating regulations) The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in acustomer-oriented, efficient and fiscally responsible manner. X. ACCESSORY USES, YARDS, &FENCES A. ACCESSORY USES AND STRUCTURES/Bungs 1. COMPATIBILITY Accessory uses and structures shall be compatible with the principal use of the lot on which they are located and shall not be established prior to the establishment of the principal use. The keeping, preparation, or culture of poultry, pigeons, or livestock shall not be an accessory use. 2. LOCATION Accessory uses may be located in court yards and required yards only as provided in Table 19. 3.STANDARDS All accessory uses shall conform to the standards in Table 20. 4. WIND ENERGY CONVERSION SYSTEMS Requirements for Wind Energy Conversion Systems shall be as provided in Chapter 7, Article Xl, of the City of McHenry Municipal Code. 5. DISH ANTENNAS (EARTH STATIONS) Requirements for satellite dish antennas shall be as provided in Chapter 7, Article X, of the City of McHenry Municipal Code, 6.OTHER TELEVISION OR RADIO TOWERS OR ANTENNAS Other radio or television towers or antennas as accessory uses shall not have an antenna height exceeding 55 feet, shall not be more than three feet from the principal building, and shall not be so positioned as to be a hazard to any utility line. 7. DECKS, PATIOS, AND PORCHES Decks or patios that are enclosed by windows or screens and a permanent roof shall be considered as part of the principal building. Such decks, patios, and porches shall be subject to the requirements of the zoning district in which they are located. Porches as defined herein may protrude twenty-five percent (25%) into the required Required Front Yard. -250- 6/23/04 8. DOG RUNS No more than one enclosed dog run as defined herein shall be permitted on any lot in a Residential District. The fence enclosing the run shall be an open fence as defined herein a maximum of 8 feet in height and 50 feet in total length on all sides and shall be located at least 10 feet from all lot lines. 9. EXEMPTIONS The following accessory buildings will be exempt from permits: pool mechanical equipment only, playhouses, treehouses, doghouses, (and gazebos??) 910. GARAGES, CARPORTS, AND PARKING Garages, carports, and open parking spaces as accessory uses shall be subject to applicable provisions under the Off -Street Parking and Loading section of this Ordinance. 110. SWIMMING POOLS (MC-99-728) A private swimming pool shall be located in a rear yard, except that on a single family lot having a lot area of 30,000 square feet or more, a private swimming pool maybe located between the principal building and an interior side lot line, in accordance with the following conditions: (a) The swimming pool shall be located behind the front and Required Corner Side Yard building line; and (b) The, swimming pool shall be set back a minimum of eight (8) feet from the interior side property line, or the required side yard setback for the district in which it is located, whichever is greater. B. YARDS (MC-04451) It is hereby intended that the word "REQUIRED" is added immediately prior to any reference of the following terms "FRONT YARD"; "INTERIOR SIDE YARD"; "CORNER SIDE YARD", and "REAR YARD 1.OBSTRUCTIONS Courtyards and required yards may be obstructed by accessory uses or building projections only as provided in Table 19. 2. YARDS USED FOR ONLY ONE STRUCTURE The minimum yard space required for one building or structure shall not be used as the required yard space for another adjoining building or structure. -251- t----' Formatted: Centered 3. REDUCTION IN LOT AREA No lot shall be reduced in area so that the yards or other open spaces shall be less than required by this Ordinance. 4. VACANT THROUGH LOTS On a vacant through lot, either of the lot lines abutting a street may be established as the front lot line, except that where two or more through lots are contiguous and a front lot line has been duly established by the construction of a building on one lot, the same street lot line shall serve as the front lot line of all such contiguous lots. 5. CORNER SIDE YARDS ON LOTS OF RECORD If a corner lot that is a lot of record as of the date of adoption of this Ordinance has insufficient width to meet the requirement for the Required Corner Side Yard and still provide 30 feet of width for the building and the other side yard, then the Required Corner Side Yard may be reduced to not less than 30 percent of the lot width. 6. CONFORMITY TO EXISTING REQUIRED FRONT YARDS The purpose of this provision is to protect view lines insingle-family residential neighborhoods except where the view line from a home has been voluntarily sacrificed by building with a setback that is greater than that required in this or any applicable previous Ordinance. In any RS Residential District, where one or more side lot lines of a lot abut one or more residential lots with a nonconforming front or corner side yard, the minimum front and corner side yards on such lot shall be less than the zoning district regulations require. For such a lot that is an interior lot, the minimum Required Front Yard shall be the mean average of the actual Required Front Yards established on the two abutting residential lots on either side. If there is no structure on one of the abutting lots, the Required Front Yard required by the zoning district shall be used in lieu of the actual Required Front Yard for that lot to compute the average. For such a lot that is a corner lot, the minimum front and Required Corner Side Yard shall be the actual front or Required Corner Side Yard abutting each such yard on the adjacent residential lot. Where the actual front or corner side yards on the abutting lots are conforming, the minimum front and corner side yards shall be as required in the district regulations. -252- 7. VISION CLEARANCE TRIANGLE Within a triangular area located at the at -grade intersection of two streets, a street and a railroad, or a street and a driveway special restrictions apply. The triangular area shall be formed by the right -of --way lines of the streets or railroads between their intersection and points 30 feet from their intersection along each line, or 10 feet from the intersection of a street and a driveway, and by a straight line connecting these two points. Within this triangle, no solid fence as defined herein or any hedge, opaque landscaping or screening, wall, or other solid obstruction, having a height of over 2.5 feet, nor any open fence as defined herein with a height of over 3.5 feet, shall be permitted. Overhanging objects including tree branches shall be permitted within this triangle only if all parts thereof are higher than 8 feet above the level of the railroad or the pavement of the street or driveway where the center lines intersect. Signs shall be permitted only if the sign clearance is 8 feet or greater or the sign height is 2.5 feet or less. C. FENCES Requirements for fences shall be as provided in Chapter 7, Article VU of the City of McHenry Municipal Code. -253- 9/14 Table 19: Permitted Obstructions of Required Yards ** Projection or, All Rear Interior Corner Court Accessory Use Yards Yard Side Yard Side Yard Yard Mechanical Equipment as defined herein*** - x x - - Arbors & trellises x - - - - Awnings & canopies projecting into 10% or less of yard depth x - - - Balconies, open x - - - - Bay windows x - - - - Chimneys x - - - - Decks, open or enclosed - x - - - Dish antennas * - x - - x Dog runs, enclosed * - x - - - Eaves, overhanging x - - - - Fences * x - - - - Flagpoles x - - - - Garages or narports Accessory Buildings x - - - Gardens, vegetable _- - x x x x Gutters x - - - - Hedges (See Fences *) x - - - - Laundry drying equipment - x x - - Light standards, ornamental x - - - - Loading, off-street, open * - x x - x Parking, off-street, open * x - - - - Patios - x x - x Porches/breezeways, open * - x - - - Recreational equipment - x x - - Refuse Enclosures * - x x - - buildings �c sheds & storage Signs * x - - - - Stairways, open unroofed x - - - - Steps x - - - - Swimming pools, private * - x - - - Television or radio towers or antennas * - x x x - Tennis courts, private - x - - - Trees, shrubs, & flowers x - - - - Walls (See Fences *) x - - - - Other accessory uses - x - - - * See also separate regulations herein. ** Subject to requirements of Table 20 x = Permitted. *** Mechanical Equipment shall be prohibited between the front or corner side lot line and the principal building {ORD-14-1683} 2/09 Table 20: Standards for Accessory °Buildings 1) Maximum HEIGHT in Residential Districts: In feet: 17 In stories: 1 2) Maximum COVERAGE of required REAR YARD[a]: 35% 3) Minimum SETBACK from any LOT LINE in feet [b]: 4) Minimum SETBACK from Principal or Other Accessory BUlL,DING in feet: Size of Accessory Building Rear Yard Setback Setback from Principal and Other Accessory Buildings Less than 500 sq:ft 3 feet 10 feet 500=750 sq ft [e]W 25%[c] 15 feet 750=1001 sq ft e] 50% [c] 20 feet 5) Maximum NUMBER &SIZE of Residential Accessory Buildings [d] Maximum Number Permitted Maximum Floor Area in S Ft Detached Garage 1 All Other Accessory Buildings 1 Cumulative for All Accessory Buildings 2 1,000 sq ft MC-94-729; MC-09-979 [a] Cumulative for all accessorybuildings in rear yard. Excludes areas occupied by open patios and decks and swimming pools. Percentage of coverage applies to area of actual Required Rear Yard when it is smaller than area of required rear yard. [b] Except fences, walls, landscape screens, berms, and hedges. Structures are subject also to the yard requirements of Table 19, which may impose greater setbacks from lot lines for certain structures. [c] Expressed as a percentage of the principal building rear yard setback [d] On residential lots in any RS District or E (Estate) District. [e] All accessory buildings 500-240 sq ft and greater must use the same architectural design and building materials and color as the principal buildin, on n the property [fJ Except enclosed decks and patios and accessory uses that are structurally a part of the principal building; except a shed having a floor area of less than 100 sq ft and a height of less than 10 ft [g] Accessory buildings 240 sq ft and greater that have a vehicle access door must also have a paved drivewav to the door and must have a concrete floor with the floor required to be pitched to drain towards the overhead door -255- The next page is 275