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Home My WebLink AboutPacket - 7/15/2024 - Committee of the WholeSuzanne Ostrovsky, City Administrator McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2100 Fax: (815) 363-2119 The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in a customer-oriented, efficient and fiscally responsible manner. MEMORANDUM DATE: July 15, 2024 TO: Mayor & City Council FROM: Suzanne Ostrovsky, City Administrator RE: Committee of the Whole Discussion ATT: Presentation Regarding Downtown Development The City Council has been in discussions with Shodeen Development regarding potential redevelopments of specific areas of downtown McHenry. Representatives from Shodeen will be in attendance to present their concept plans for the “Green & Elm” area along Green Street, as well as the “Riviera” area, which includes the City’s decommissioned wastewater treatment plant site along the Fox River. DOWNTOWN DEVELOPMENT PROPOSAL: SHODEEN DEVELOPMENT City Council Committee of the Whole Discussion July 15, 2024 TONIGHT’S AGENDA Plans are conceptual –City Council will have the opportunity to provide direction Feedback requested regarding appearance,height, setbacks, density Staff Overview and History AREA #1: “Green and Elm” Development Concept - Shodeen City Council Discussion Public Comment City Council Feedback & Direction AREA #2: “Riviera” Development Concept - Shodeen City Council Discussion Public Comment City Council Feedback & Direction Area #1: “Green & Elm” -Savings Bank & Parking (City-owned) -Carpet Store (City-owned) -Funeral Home (City-owned) -Green Street Café (City under assignable contract to purchase) -Green Peapod (Shodeen in negotiation to relocate) Area #2: “Riviera” -Former Wastewater Treatment Plant Site (City- owned) -Carey Electric & Carey Multifamily (City under assignable contract to purchase) -D’s Marine (City in negotiation) “Standstill” agreement between City of McHenry and Shodeen Development approved 2023; expires March 2025 1 Building Architecture -Variety of style -Change in roof lines -Change in materials -Building articulation -Variety of colors Building Architecture -Change in roof lines -Change in materials -Building articulation -Variety of colors Legend ' The Reserve at Hudson Cross Building Architecture -Change in roof lines -Change in materials -Building articulation -Variety of colors Building Architecture -Variety of style -Change in roof lines -Change in materials -Building articulation -Variety of colors In foreground all Shodeen buildings Building Architecture -Style -Change in roof lines -Change in materials -Building articulation -Variety of colors Building Architecture -Variety of style -Change in roof lines -Change in materials -Building articulation -Variety of colors Q & A Architecture Materials Colors Uses PROPOSED PROGRAM SOUTH BUILDING 4 ST. RES. 2 ST. GAR. NW BUILDING 4 ST. RES. 1 ST. GAR. NE BUILDING 3 ST. RES. 1 ST. GAR. TOTAL UNITS 138 132 33 303 RETAIL 8,000 0 0 8,000 GARAGE PARKING 214 126 35 375 GRADE PARKING 18 4 25 47 TOTAL PARKING 232 130 60 422 PROPOSED PROGRAM PARKING REQUIRED (1.25/U + 4/1,000 SF RETAIL) 205 165 41 411 PARKING REQUIRED GREEN & ELM SITE OFF-SITE (EAST OF GREEN TOTAL REPLACE EXISTING (80% FACTOR)159 50 209 PROPOSED PROGRAM 411 0 411 TOTAL PARKING REQUIRED 620 PARKING PROPOSED 422 150 572 LOWER GARAGE & RETAIL LEVEL EL. +/-743 OUTLINE OF BUILDING ABOVE GARAGE CITY WATER-FRONT IMPROVEMENTS & WALKWAY ELM STR E E T GR E E N S T R E E T LO W E R G A R A G E LO W E R G A R A G E UNEXCAVATED CO M M . 3,0 0 0 S F OUTDOOR DINING W A L K W A Y BRID G E E RESIDENTIAL ENTRY GARAGE ENTRY CO M M E R C I A L (SE E U P P E R G A R . ) RESIDENTS’ ELEVATOR PUBLIC ELEVATOR E EE COMM. TRASH T GREEN & ELM SITE STUDY 22 MARCH 27, 2024 MCHENRY MASTER DEVELOPMENT | SHODEEN INC., DEVELOPER | SHEEHAN NAGLE HARTRAY ARCHITECTS, A WOOLPERT COMPANY | 1 ,,,,. ............. .. ,' ............ .. , -, I I / /" I I ' ' , , , , I ,.. , ' , , I I I I , , I I , ' , , , , , ' I'./ , , , I I ~~ : , , , ' ' ' , ' , , ' ' , ' ' , , , ' ' I .. , I I , ' ' ' ~ ' ........ I ................ :, ............ ,, J -~ / ( • i y:-.· -1/. I .\.. ' "~-----., . Y--.__ ___ '-,, --.~ / ~~ \._ -0--<>,--:::_., '··,>·-' ). ----' , 'j) I~/ I~ . .-:, \_ .. A .~ I '-r, ) -I \.__./ ' UPPER GARAGE, RETAIL & RESIDENTIAL LEVEL EL. +/-754 COURTYA R D ELM STR E E T GR E E N S T R E E T UP P E R G A R A G E OUTDOOR DINING CAFE SEATING L L WATER S T R E E T WATER S T R E E T RESIDENTIAL ENTRY GARAGE ENTRY CO M M . 5,0 0 0 S F OP E N T O C O M M . BEL O W OPEN T O R A M P E E EE E p a r k i n g par k i n g parkin g parkin g parkin g par k i n g par k i n g GREEN & ELM SITE STUDY 22 MARCH 27, 2024 PROPOSED PROGRAM SOUTH BUILDING 4 ST. RES. 2 ST. GAR. NW BUILDING 4 ST. RES. 1 ST. GAR. NE BUILDING 3 ST. RES. 1 ST. GAR. TOTAL UNITS 138 132 33 303 RETAIL 8,000 0 0 8,000 GARAGE PARKING 214 126 35 375 GRADE PARKING 18 4 25 47 TOTAL PARKING 232 130 60 422 PROPOSED PROGRAM PARKING REQUIRED (1.25/U + 4/1,000 SF RETAIL) 205 165 41 411 PARKING REQUIRED GREEN & ELM SITE OFF-SITE (EAST OF GREEN TOTAL REPLACE EXISTING (80% FACTOR)159 50 209 PROPOSED PROGRAM 411 0 411 TOTAL PARKING REQUIRED 620 PARKING PROPOSED 422 150 572 MCHENRY MASTER DEVELOPMENT | SHODEEN INC., DEVELOPER | SHEEHAN NAGLE HARTRAY ARCHITECTS, A WOOLPERT COMPANY | 2 -, ( .. ' --'-- 'y:--A -,,. '1 ( I • / '-' '"----\~?~<>- / \::~;:1\ __ ·..,,,,.~,><..::--, _____ ' , I I , -----'\___ 1 • \·v ,_ ,, ,,--~ RESIDENTIAL LEVEL EL. +/-764+ CO U R T Y A R D COURTYA R D AM E N I T Y S P A C E 5 U N I T S / F L R ON F L O O R S A B O V E 5 U N I T S / F L R O N 5 U N I T S / F L R O N FLO O R S A B O V E FLO O R S A B O V E OP E N T O C O M M . B E L O W P O T E N T I A L P O T E N T I A L A M E N I T Y S P A C E A M E N I T Y S P A C E GREEN & ELM SITE STUDY 22 MARCH 27, 2024 PROPOSED PROGRAM SOUTH BUILDING 4 ST. RES. 2 ST. GAR. NW BUILDING 4 ST. RES. 1 ST. GAR. NE BUILDING 3 ST. RES. 1 ST. GAR. TOTAL UNITS 138 132 33 303 RETAIL 8,000 0 0 8,000 GARAGE PARKING 214 126 35 375 GRADE PARKING 18 4 25 47 TOTAL PARKING 232 130 60 422 PROPOSED PROGRAM PARKING REQUIRED (1.25/U + 4/1,000 SF RETAIL) 205 165 41 411 PARKING REQUIRED GREEN & ELM SITE OFF-SITE (EAST OF GREEN TOTAL REPLACE EXISTING (80% FACTOR)159 50 209 PROPOSED PROGRAM 411 0 411 TOTAL PARKING REQUIRED 620 PARKING PROPOSED 422 150 572 RESIDENTIAL ENTRY GARAGE ENTRY L MCHENRY MASTER DEVELOPMENT | SHODEEN INC., DEVELOPER | SHEEHAN NAGLE HARTRAY ARCHITECTS, A WOOLPERT COMPANY | 3 80% shared/vacancy 329 80% shared/vacancy 329 80% shared/vacancy 538 PARKING -Are we to replace some percentage of the existing parking? -Are we to use a shared/vacant parking ratio -How does the replacement parking cost get paid for GREEN & ELM SITE STUDY 22 MARCH 27, 2024 PROPOSED SOUTH PROGRAM BUI LDING 4 ST. RES . 2 ST. GAR . UN ITS 138 RETAIL 8,000 GARAGE PARKING 214 GRADE 18 PARKI NG TOTAL 232 PARKI NG PROPOSE D PROGRAM PARK I NG REQU IRED 205 (1.25/U +- 4/1,000 SF RETA IL) PARKIING GREEN & REQU IRED ELM SI TIE REP LACE EXISTIING 159 (80 % FACTOR ) PROPOSE D PROGRAM 4111 TOTAL PAR KING REQU IRE D 422 NW NE TOTAL BU ILDING BU IILD ING 4 ST. RES . 3 ST. RES. 1 ST. GAR . 1 ST. GAR. 132 33 303 0 0 8,000 126 35 375 4 25 47 130 60 422 165 41 4!11 OFF-SITE TOTAL (EAST OF GREEN 50 209 0 411 620 150 572 Investment Breakdown Green and Elm Q and A Green and Elm PARKING -Are we to replace some percentage of the existing parking? -Are we to use a shared/vacant parking ratio -How does the replacement parking cost get paid for SITE DATA-SITE PLAN 12 DATE: JUNE 1 9 , 2024 LD C DESCR I PTION WESTSIDE: RESIDENTIAL BUILDING A (3 FLOORS RESI DENTIAL OVER 1 FLOORS G ARAGE) RESIDENTIAL BUILDING B (3 FLOORS RESIDENTIAL OV ER 1 FLOORS GARAGE) RESIDENTIAL BUILDING C (4 FLOORS RESIDENTIAL OVER 1 FLOORS GARAGE) SUBTOTALS E AST SIDE: RESIDENTIAL BUILDING 0 (3 FLOORS RESIDENTIAL OVER 1 FLOORS GARAGE) HOTEL• BUILDING E (5 H OTEL FLOORS -1 30 B OUTIQU E ROOMS) 5 F L OORS OF H O TEL OVER LOWER LEV EL GARAGE 1 ST F L OOR = ENTRY F OYE R , B AR, KITCHEN , OFFICE , BANQUET ROOM , 10 B OUTIQU E ROOMS 4 FLOORS= 30 BOUTIQUE ROOMS PER FLOOR RESIDENTIAL BUILDING F (4 FLOORS RESI DENTIAL OVER 2 FLOORS GARAGE) (GARAGE PARKING LEV EL 1 ) (GARAGE P ARKIN G LEVEL 2 ) GARAGE PARKING H OTEL GUEST P ARKI NG · LEVEL 1 H O TEL E M P LOY EE P ARKING · LEV E L 1 B ANQ U ET PARKING MARINA (42 ADJACEI N T SLIPS-SOUT H ) LEV EL 1 MARINA (30 A DJ ACEI N T SLIPS-NO RTH) LEV EL 1 MARINA N EW S L I P S LEV EL 1 SUBTOTALS GRAND TOTAL 1 0 % SHARED P ARKING REDUCTION 5 % VACANCY P A R KING REDUCTION REVISED PARKI NG GRAND TOTAL UNITS / A C RES/DENSITY T OT A L T O T A L SITE U NIT S ACRlii:S Clii:NSITY 45 51 188 284 4.78 59.414 36 130 176 342 7 .6 45 626 12 .38 50.565 P ARKI N G ANALYSI S P KY REQU I RED PROVI DED PARKIN G T OT A L RATI O PARKING GAR.A.GI.: SURl"'ACI.: PARK I N G 1.25 56 45 11 56 1 .25 64 5 1 13 64 1 .25 235 190 53 243 355 286 77 363 1 .25 45 40 0 40 1.25 220 98 98 122 122 1 /ROOM 130 1 30 0 130 1 /EMPL. 10 10 0 10 1.0 42 42 0 42 1.0 30 30 0 30 1.0 36 4 0 4 513 476 0 476 868 762 77 839 87 43 738 839 Investment Breakdown Riviera Q and A Riviera