No preview available
HomeMy WebLinkAboutPacket - 02/08/2016 - Community Development CommitteeCommunity Development Committee McHenry Municipal Center 333 S Green Street McHenry, IL 60050 February 8, 2016, 7:00 PM AGENDA 1. 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 noti 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. Presentation of Conceptual Development Proposal for Pearl Street Apartments 4. Review of 2016 Community Development Committee meeting dates and goals 5. Motion to adjourn the meeting. The City of McHenry is dedicated to providing its citizei:s, businesses, and visitors with the highest quality of programs and services in acustomer-oriented, efficient, and fiscally responsible manner. Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us COMMITTEE SUPPLEMENT TO: Chairperson Condon Community Development Committee Members FOR: February 8, 2016 Regular City Council Meeting FROM: Douglas Martin, Director of Economic Development RE: Conceptual Development Proposal Pearl Street Apartments (northeast corner of Pearl Street and Richmond Road) 1. Location Map 2. Special Community Development Committee Meeting Minutes dated April 30, 2013 3. City Council Meeting Minutes dated August 19, 2013 4. Application Packet BACKGROUND: Many different types of land uses have been proposed on the subject property, northeast corner of Richmond Road and Pearl Street, in the past. In 2005 Advance Auto Parts proposed an approximately 6,900 square -foot freestanding building, and in 2006 a strip mall consisting of 14,000 square feet, anchored by Cardinal Fitness was proposed. Advance Auto Parts received a negative recommendation from the Planning and Zoning Commission and did not proceed to the City Council. The proposed strip mall received a positive recommendation from the Planning and Zoning Commission but was not approved by the City Council. The most recent request was for a Thorntons fueling station in 2013 however the project was withdrawn. In addition to the aforementioned proposals multi -family developments were also considered at the subject property but did not come to fruition, primarily due to costs/funding required for the projects. Attached is a proposed development consisting of: a three-story affordable apartment complex including a total of 47 dwelling units (12 two -bedroom and 35nne-bedroom units) which would be dedicated to individuals with mobility and sensory impairments and some of the units will be specifically targeted to veterans. The applicant is applying for federal tax credit equity, as its primary financing source. The project is being proposed by Full Circle Communities, in partnership with Over the Rainbow and Transitional Living Services (TLS Veterans). 1 Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us Over the Rainbow Association, http://otrassn.or�/, based in Evanston, IL states the following as their mission: "We are dedicated to increasing the quality of life for people with physical disabilities through the creation of affordable, barrier free housing solutions that encourage independence." TLS, based in the City of McHenry includes the following statement on their website: "TLS Veterans, (legally known as Transitional Living Services) was founded in 1996 and since 2001 has owned and operated New Horizons, a center in Hebron, Illinois, for homeless veterans who want a chance to rebuild their lives. Veterans from WWII, the Korean War, the Vietnam War, Operation Desert Storm and OEF101Fhave participated in our services and have gone on to find employment, reconnect with their communities and rejoin their families." The Committee may recall Banner Apartments presented a conceptual development plan for the southeast corner of Illinois Route 120 and Crystal Lake Road (former Portable Tool site). The project was considered at the November 21, 2006 Community Development Committee Meeting. It was similar to the current proposal in that the proposed housing was going to be affordable with a percentage reserved for people with special needs. Major concerns expressed at that time by the Committee regarding the redevelopment included: appearance of facade on first floor, providing additional landscaping and open space, high density, height and mass of the building along Crystal Lake Road and configuration of the proposed buildings on the site. This project did not move forward following the initial Community Development Committee Meeting. Subsequently Banner presented another project to the Committee on April 30, 2013 (minutes attached) which consisted of the following: 7.75-acre site with frontage along Bull Valley Road and Ridgeview Drive; two 24-dwelling unit buildings and one 22-unit building. The buildings were three stories, and consisted of a total of 70 dwelling units are proposed: 22-one bedroom units, 124wo bedroom units and 3&three bedroom units. This project, similar to the one being proposed was relying on tax credit equity from the Illinois Department of Housing Authority (IDHA) as its primary source of financing. The project although well received by the Committee never proceeded because Banner was not awarded tax credit financing from IDHA. The Committee may recall TLS applied to do a project at the southeast corner of Ridge Road and Illinois Route 120 however they were stymied by regulatory/funding challenges due to utilizing well and septic (as opposed to sewer and water) and the project has not proceeded. This project was exclusively dedicated as housing for veterans. On August 19, 2013, the City Council approved a use variance to allow construction of three eight -unit apartment buildings and variance to allow multiple principal buildings on one zoning lot. Some concerns pertaining to the project expressed during the approval process were regarding proximity to public transportation and the fact the project was so far from any shopping, etc. �a Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us ANALYSIS: Obtaining tax credit financing for these types of projects is extremely difficult and the process is lengthy and very competitive. Each project submitted is reviewed and scored on a specific set of rubrics, which incorporate various categories including: proximity to shopping, restaurants, public transportation, civic/assembly uses, open space, walkability score, etc. The City's Comprehensive Plan designates the site asmedium-density residential (4 to 9 units per acre), and the Core Downtown Sub -Area Plan, adopted by the City Council on August 31, 2009, states the subject property should be redeveloped as residential. The Sub -Area Plan talks about the property being located in an area of transition due to the fact the planning area which encompasses the subject property does not have a clearly -defined land use pattern. A variety of land uses currently exist. When past projects have been proposed on the subject property citizen concerns were expressed about negatively impacting the character of the surrounding neighborhood, traffic congestion, safety of Montini school children and other miscellaneous impacts including noise and smell have been expressed by residents in the area. The proposed apartment land use is located in close proximity to downtown shopping and restaurants; public transportation; assembly uses; public gathering places (Veterans Memorial Park) and scores very high in terms of many of the rubrics set forth by IDHA. The project will provide affordable housing for people who need it the most and many of the residents will not drive therefore there will not be a large amount of traffic generated to and from the site. There is often a stigma attached to the term affordable housing but it should be noted affordable housing is relative and specc to a particular geographic area, i.e. what is considered affordable in McHenry may be considered market -rate in other communities and vice versa. Affordable housing is calculated utilizing a percentage (typically 60% or 80%) of Area Median Income or "AMI." The subject property includes 1.42 acres and while the gross density is very high the project is not a "typical" apartment development. It is more "institutional" in nature in that residents are provided on -going services and as previously stated many will not drive so it is not comparable to many other apartment projects in the City, such as: Fawn Ridge, Hillcrest, Garden Quarter, Southgate, etc. It is comparable however to Heritage Woods, Fox Point and McHenry Villa, although it is not intended exclusively for seniors however there may be seniors living at the facility. In order to proceed with their funding application to IDHA the developer needs a general consensus and recommendation from the Committee as outlined below. This recommendation does not denote final approval of the site plan, building elevations or zoning, which will require application to the Planning and Zoning Commission and ultimate approval bythe City Council. The 3 Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us applicant is seeking comments pertaining to the land use at this location; as well as general comments, questions and/or concerns about the preliminary site plan and building elevation and any other questions or concerns the Committee may have. If the Committee Concurs with the proposed land use, density and general conceptual proposal presented its recommended, the Committee motion to move the project forward to proceed to the Planning and Zoning Commission for a public hearing followed by consideration and ultimate approval by the City Council. 0 Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us LOCATION MAP f�'� 5 Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us SPECIAL COMMUNITY DEVELOPMENT COMMITTEE MEETING Tuesday, April 30, 2013 Aldermen's Conference Room, In Attendance: Committee Members: Chairman Alderman Condon, Alderman Peterson and Alderman Santi. Absent: None. Also in Attendance: Deputy City Administrator Martin and City Clerk Jones. Also in attendance: Charles "Chip" Eldredge III, Banner Apartments, LLC Chris Hooker, Banner Apartments, LLC Chairman Alderman Condon called the meeting to order at 7:02 pm Public Input Session No one signed in for Public Input Session. Discussion Regarding Conceptual Plan Review of Proposed McHenry Family Apartment Complex Deputy City Administrator Martin explained that Staff has met with representatives of Banner Apartments, LLC regarding a conceptual plan for McHenry Family Apartments. Discussed was a development, which includes three affordable multi -family apartment buildings. Banner Apartments would be applying to the Illinois Housing Authority for tax credits to complete the project. Fifty-six of the dwelling units (80% of the development) would be rented to persons earning 60% of the average median income ("AMI") and 14 of the dwelling units (20% of the development) would be supportive housing. Deputy City Administrator Martin noted that the AM[ for the City of McHenry is approximately $65,000. Persons living in supportive housing units would receive assistance and services most likely from the Pioneer Center, Banner Apartments intends to collaborate with the Pioneer Center to supply these supporting housing services. Deputy City Administrator Martin reiterated that Banner Apartments presented a concept development for the southeast corner of Illinois Route 120 and Crystal Lake Road (formerly Portable Tool). The project was considered at a Community Development meeting held on November 21, 2006. That project was similar to the current proposal, in that the housing to be provided was going to be affordable, with a percentage reserved for people with special needs. Major concern expressed at that time regarding the redevelopment included: Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us • Appearance of facade on first floor; • Providing additional landscaping and open space; • High density, height and mass of the building along Crystal Lake Road; and • Configuration of the proposed buildings on the site. This project did not move forward following the initial Community Development Committee meeting. The current subject property is located immediately west of the Colonial Funeral Home. The property is zoned I-1 Industrial and designated Medium -Density Residential (4-9 dwelling units/gross acre) in the Comprehensive Plan. To the north of the site is vacant land, to the south is Centegra Hospital and Inland Business Park, to the east are miscellaneous industrial uses and to the west is Colonial Funeral Home. The property consists of approximately 7.75 acres with frontage along Bull Valley Road and Ridgeview Drive. Proposed are two 24-dwelling unit buildings and one 22-unit building. The buildings are three stories, a total of 70 dwelling units are proposed: • 22-one bedroom units; • 12Awo bedroom units; and • 364hree bedroom units. The proposed apartment land use is located in close proximity to large employment centers including: • Centegra Hospital; • Inland Business park; • Tonyan Industrial Park; and • McHenry Corporate Center. The project is intended to provide housing for manufacturing workers and others who are unable to afford to purchase a home or rent at market rate. Typically, a higher density land use of this type is ideally situated on or close to a major arterial roadway, in proximity of transit and within a short driving distance of retail ad major centers of employment. Deputy City Administrator Martin stated that preliminary Staff analysis includes: • Exterior appearance of the residential buildings should be architecturally pleasing; • The subject property would need to be rezoned to accommodate the apartment land use; • Buildings are required to consist of 70% brick/masonry; • Right-of-way dedication of approximately 10' along Bull Valley Road should be required; 7 Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us • Look into primary access drive and offset with the northern access drivewayto the funeral home; • Provide pedestrian connection to future commercial development; • Consideration should be given for additional playground/recreational equipment; • Work with Police Department on Crime Free Multi -Housing Program; • Research groundwater levels (may be higher in this area); • Verify sewer line location (looks like it runs within the property boundaries north -south); • Water line runs along east side of Ridgeview Drive; • Will need to plan for stormwater detention; • Multiple buildings on one lot will need to be addressed through zoning or subdivision; • Consider reorienting buildings to courtyard -style layout, with large common open space and parking behind buildings; • Consider relating parking behind the southernmost building; • Bike path construction along Ridgeview Drive frontage; and • Integrated Design District ("IDD") zoning may be appropriate for this site. The applicant is seeking general comments and input from the Committee regarding the apartment land use at this location, as well as the Committee's opinion regarding the general site layout and proposed density. Mr. Chris Hooker provided the Committee with a development overview, which included the preliminary site plan, development program and amenities. He explained the tax credit development process, timelines and requirements. Funding for the $18.9 million project would consist of $13.7 million in Tax Credit Equity, a $2.3 million loan, an approximate $400,000 DCEO Grant and $400,000 DDF. Mr. Hooker indicated Banner Apartments appreciation to the Committee for scheduling a special meeting, due to time constraints imposed by the tax credit development criteria. He stated that Banner Apartments is a fully integrated real estate operating company based in Northbrook, Illinois that focuses on the acquisition, management and development of multi -family properties in select Midwest and Sun Belt markets. Founded in 1980, Banner has acquired and operated 40 multi -family properties totaling over 8,300 units. The current portfolio consists of over 8,500 units, valued at approximately $500 million. Banner Apartments, LLC has rehabbed over 70% of its portfolio, with total construction costs of approximately $50 million, using tax credits, tax-exempt bonds and other financing mechanisms available from HUD and state HFAs. Alderman Peterson opined he is pleased the project is collaborating with Pioneer Center, who is known throughout the community as a good neighbor. Chairman Alderman Condon stated that as 8 Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us a council member she wants to be certain that Pioneer Center is taking care oftheir due diligence. Alderman Santi inquired about whether Banner Apartments, LLC has an agreement with Pioneer Center. Mr. Hooker assured the Committee that a Memo of Understanding is to be drawn up between the two parties. Responding to Alderman Santi's concerns regarding security at the facility, Mr. Hooker stated that Banner Apartments supports the Crime Free Multi -Housing Program. Responding to an inquiry from the Committee, Mr. Hooker indicated that Banner Apartments provides management on site. Chairman Alderman Condon stated she is comfortable with the location proposed by applicant and inquired about the applicants' feelings regarding Staffs preliminary analysis. Mr. Hooker stated he is an engineer, by training, and is familiar with the requirements proposed by Staff. He is comfortable with the preliminary analysis and recommendations by Staff. Deputy City Administration Martin stated that if the project has the support of the Committee the next step is the Planning and Zoning Commission. Mr. Hooker indicated prior to proceeding further with the project, he would like to be confident that he has a recommendation from the Community Development Committee. Chairman Alderman Condon stressed that the Community Development Committee consists of only three of the seven Aldermen. Chairman Alderman Condon requested that everyone keep in mind that the project is in the very preliminary stages, however; she opined there is a need forthis type of housing in the County and she is willing to support a recommendation for the project to move forward. Alderman Santi stated he is comfortable with the project. Motion by Santi, seconded by Peterson recommending that the project proceed and move forward with a presentation to the Planning and Zoning Commission Ave: Condon, Santi, Peterson Nay: None. Absent: None. Motion carried. Chairman Alderman Condon stated that the next regular Community Development Committee G� Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us meeting is scheduled on Tuesday, May 14, 2013 at 7:30 pm in the Alderman Conference Room. Adjournment Motion by Santi, seconded by Peterson to adjourn the meeting at 8:15 p.m. Aye: Nay: Absent Motion carried. Condon, Santi, Peterson None. None. Respectfully submitted, Geri Condon, Chairman Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us CITY COUNCIL MINUTES REGULAR MEETING August 19 2013 VARIANCE TO ALLOW CONSTRUCTION OF THREE, EIGHT -UNIT APARTMENT BUILDINGS, VARIANCE TO ALLOW MULTIPLE PRINCIPAL BUILDINGS ON ONE ZONING LOT; AND ANY OTHER VARIANCE REQUIRED TO CONSTRUCT PROJECT IN SUBSTANTIAL CONFORMANCE TO CITY CODES FOR TRANSITIONAL LIVING SERVICES PERMANENT AFFORDABLE HOUSING FOR VETERANS AT THE SOUTHEAST CORNER OF RIDGE ROAD AND ILLINOIS ROUTE 120 Assistant City Administrator Martin informed Council thatTransitional LivingServices (TLS) is seeking to develop the property at the southeast corner of Ridge Road and Illinois Route 120 with permanent affordable housing for veterans. Assistant City Administrator Martin reiterated to Council that the property was annexed to the City of McHenry on July 1, 2013. The property is currently zoned E-Estate District. TLS is proposing to raze the two existing homes, garage and shed on the site and proposed site improvements to include 24 efficiency dwelling units in 3 (eight -unit, two story apartment -style) buildings. There would be surface parking and storage for maintenance equipment. No garages are proposed. Two of the buildings would have first floor additions, one of which would be used as an Ace by TLS and the other for lawn and snow removal equipment. City water and sewer are not available, or in close proximity to the site. Well and septic are required. The only access to the site is from Ridge Road; on -site detention would be provided. A use variance is required to allow the multi -family housing use on the property. Staff has determined the proposed development clearly supports affordable housing policy goals and the major need for the community to provide affordable housing for veterans. Staff believes a condition should be included in the proposed ordinance stating the project would remain affordable housing for veterans in perpetuity or the property owner would be required to return to the City and have the ordinance amended. Deputy City Administrator Martin stated the Planning and Zoning Commission unanimously recommended approval, by a vote of (6-0) for a use variance to allow the development of three eight -unit apartment buildings and a variance to allow multiple principal buildings on one zoning lot on the property located at 2004 and 2008 Ridge Road, the southeast corner of Ridge Road and Illinois Route 120, as presented by applicant, Transitional Living Services, Inc., with the condition that the property is developed in substantial conformance with the site plan prepared by Eriksson Engineering Associates, LTD, dated June 26, 2013, as well as the building elevations and floor 11 Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us prepared by DDCA Architects dated June 20, 2013. Alderman Condon opined that while the location presents some challenges, she believes they can be worked out with the proper expertise. She stated there is a need for this type of facility in the community. The strong support indicated by the veterans' organizations is apparent. Alderman Condon stated she is comfortable with the project. Responding to an inquiry from Alderman Santi regarding handicap accessibility, Mark Saladin, attorneyforTLS and Board Member, and Allen Belcher, TLS Executive Director, indicated that half of the units would be handicap accessible. Alderman Glab opined he does not feel the site can be developed properly consideringthe obstacles faced. He noted that he supports the theory and the idea, but not this particular proposal. Alderman Schaefer stated he concurs that the property presents a problem but wants to see if the project can succeed. Alderman Blake concurred with Alderman Schaefer. He opined that affordable housing for veterans is worth the risk. Alderman Wimmer stated this type of housing is needed in the community. Alderman Peterson stated that as long as all necessary standards are complied with and met, with oversight from the proper authorities, he sees no problem with the project. Mayor Low opined that everything said is valid and cautioned TLS to analyze the issues carefully. She stated she believes this to be a good venue for the project. Lori Lowe, Reverend of St. Paul's Episcopal Church, addressed Council. Reverend Lowe informed Council that former parishioner, Ms. Betty Jane Alderson had established the Ostand Acres Trust, originally indicating the property would be used for the benefit of St. Paul's Episcopal Parish, Reverend Lowe stated that St. Paul's teamed with TLS eighteen months ago on this project. In response to Alderman Glab voicing continued concerns regarding the difficulties of developing the site, Alderman Condon stated that while she is cognizant of the obstacles facing the development she suggests leaving the engineering issues to the engineers. To Alderman Santi's inquiry regardingthe next steps forthe project, Mr. Saladin responded as follows: Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.ci.mchenry.il.us • Producing additional funding for the project; o He noted that a financial institution is already on board for the project; and, • Finalizing plans for permits with the County of McHenry. Alderman Glab outlined some projects that he felt would be more appropriate forthe site, currently zoned E-1, Estate. He stated he could not let the fact that this particular development is for veterans cloud his judgment. He reiterated that he feels the project belongs closer to the downtown area to facilitate convenient access. Alderman Schaefer inquired about whether the development would accommodate families. Mr. Saladin stated the structure of the development would limit the number of persons that could reside at the facility. Responding to an inquiry from Council, Director of Public Works Schmitt informed Council the closest hook-up for municipal water and sewer would be at Ringwood Road and Illinois Route 120. Motion by Condon, seconded by Wimmer, approving the use variance to allow construction of three eight -unit apartment buildings and a variance to allow multiple principal buildings on one zoning lot on the property located at the southeast corner of Ridge Road and Illinois Route 120, with the condition that the property is developed in substantial conformance with the site plan prepared by Eriksson Engineering Associates, LTD, dated June 26, 2013, as well as the building elevations and floor prepared by DDCA Architects dated June 20, 2013. Voting Aye: Santi, Schaefer, Blake, Wimmer, Peterson, Condon. Voting Nay: Glab. Absent: None. Motion carried. 13 �mmuniti s Douglas P. Martin Director of Economic Development City of McHenry 333 S Green Street McHenry, IL 60050 Community Development Committee: Full Circle Communities is please to present our proposed project, The Pearl Street Apartments. Pearl Street will create 47 units of universally designed service -rich housing at the corner of Richmond Road and Pearl Street. All of the units will include design features enabling tenants with mobility impairments to live independently and for seniors to age in place. Full Circle is anon -profit owner, developer, and manager. Our mission is to expand access to quality affordable housing through preservation and development, thoughtful design, and the provision of significant and targeted supportive services to our residents and the surrounding communities. To that end, we use 75% of all project economics to fund resident services on -site. We currently own over 700 units in Illinois and Florida with local experience in McHenry County. We currently manage Towerview Apartments in McHenry and are slated to begin construction on a senior project called Creekview in Richmond next month. Nearly 24,000 persons with disabilities live in McHenry County according to the Census, and over 2,200 of them call the City of McHenry home (8.35% of the population). Affordable, accessible housing in McHenry is scarce. Pearl Street will be designed with the needs and challenges of this population in mind by incorporating smart design and on -site case management. Units will have kitchens designed for wheelchair access and roll in showers. Our main service provider partner is the Over the Rainbow Association, a non-profit dedicated to housing and services for persons with disabilities. Also locally experienced, OTR operates the Northern Point Apartments in Harvard. We will also target units to local veterans, working with TLS Veterans, a service provider partner on our Creekview project. The building will be four stories of masonry and fiber cement panels, incorporating on -site community areas and recreation space. The $10MM project, will consist of 35 one- and 12 two -bedroom units, all adaptable or accessible for persons with disabilities. The project will be Enterprise Green Communities and Energy Star Certified. If financing for the project is approved, construction could begin in Spring of 2017 and complete in Winter/Spring of 2018. This type of housing is not a new venture for Full Circle. Our Milwaukee Avenue Apartments project in Chicago was designed and built under the same principles and partnerships. Services on -site will include case management, coordination of medical care, therapist visits, transportation coordination, and resident activities. Our team is excited for the potential to bring sorely needed accessible housing to a community rich in amenities. The location will provide residents easy access to transit, shopping, and recreation. It will also revitalize vacant land, add to the downtown consumer base, generate property tax revenue, and create jobs. The project is projected to create 80 temporary construction jobs and three permanent jobs. Please see the attached site plan, elevation, and handout for more information. Sincerely, Lindsey�s Project Manager 3�0 south peoria .street -suite 500 i chicaga, it 6Qb07 ! 847.849.5300 • www.fecammunities.c�rg housing is the faundatian FULLCIRCLE .* communities PEARL STREET APARTMENTS RICMOND ROAD AND PEARL STREET Pearl Street will provide quality housing and supportive services geared towards individuals with mobility and sensory impairments, proximate to the amenities of downtown McHenry. A portion of the units will be targeted to veterans. The project will revitalize vacant land, add to the consumer base, and increase property tax revenue. HIGHLIGHTS • 47 units of service rich housing • 12 two bedroom, 35 one bedroom units • Expected construction start Spring 2017 • Experienced Illinois -based non-profit developer, manager, and owner • Accessible, universally designed units • Green certified, energy efficient building • Commitment of approximately $850,000 to service provision over first 15 years • On -site amenities: community room, fitness center, library and computer lab, and, property management office • On -site services: medical screenings, therapist visits, transportation services, case management, health and fitness resources, community activities • On -site case manager/community service coordinator • Creation of 8o temporary construction jobs and 3 permanent jobs Over The Rainbow ASSOCIATION A. � � /0 A � A ■ � ,\\ LLI_ 10 _ ) Z � z ° �O ONOAHg|g � / CD y / 2- \ \ \ \ \ � � B �/ � �_ E E o o � b � N p 0 IC. � LL 0 ICF. Fes- l M w IL N W ~ ~ ~ b Z 9P O Z J J } Z W U H w w r w a 0 z 0 U J � LLM J � � o LL U Z O F- J • W :'qv . r a t 7 44 It, l , VA dolt A 0 7414 .41 P 0 V i 'r- 4M I ,, `. Wit. Apr 51 Ar Its It 06 IL I�III„� IIIII t It, t It It .�re' • �� a yK i c r ••. _p ti,- �, ,. ' _ . ova LP d PP`P It WIP r _ • _ e"i00 09 It Otto ;: y •, 5 4` In' order*tcacilit.ate our mission, Full Circle Communities Conimits� �o of the cash flow and developer fe If o,m a •�_ , _ property"to provide targeted services t t Property,�'a` i. ;t �, l O 4j OURVISION..............................................1 OUR PROPERTIES.............................2-7 OURTEAM............................................8-9 OUR CORE VAC OURBOARD......................................10-11 COMING SOONMEN .............................12-13 Housing is the foundation; to health, financial stability, educational achievement, and overall quality of life. Housing can be affordable, safe, decent and available to all in need. Our work should be reflective of and responsive to each community. © Our reputation is our most valuable asset, and is defined by our residents, our peers, our partners and the communities we serve. �d 1 "l real/y thinly this is a wonderful place to live...l'm sure that 9561 of us could not afford to go rent a place." —Twenty-year Goodiette Arms resident LIP bpiF ' 'I ; . to IF 0 OP �` '�'` ate' ti J ; f....•�,,;'• � . At 14 d k"AO 46 If wo list F to It or it No ar, It 719 It n ' f', , JL•,motto ,..t IF F Got tit 1MA 1 Y pp lot tv It i `AIIL.;to � 7 i 11 r . J 0#0 ILI Am I r!/ , Alto � � r �r �r y , lk ON LI r � •.� L-t MI VIP at If A : '�` •'�� . 'ALL `.' _ Year Built/Acquired: 1974/2002 Number of Units: 250 Category: Preservation and Rehabilitation/Senior Development Background: In 2002, Full Circle acquired and preserved the only age -restricted affordable housing development in Collier County and in Naples, which is the in the top ten cities in the United States in per capita income. Development Amenities: • Lush, garden -like setting ® Accessible walking trails • Multiple community rooms • All-inclusive rents Resident Services: On -site case management Van and transportation services daily Weekly housekeeping Health and wellness programs ® On -site physical therapy Meals program Social activites Financing Sources: HUD 236 Program 501c3 Bonds Permanent Loan Funding Partners: • US Dept. of Housing and Urban Development © Collier County PNC Bank Since 2002, Full Circle has committed $1.3MM in service dollars for the residents of Goodlette Arms. FULL CIRCLE COMMUNITIES VILLAGEBROOK APARTMENTS • vis East St. Charles Road •Carol Stream, IL AU�'UMN RIDGE APARTMENTS ®President Street Carol Stre�rnr�9 0� Year Built/Acquired: 1977/2005 Number of Units: 189/210 Category: Preservation and Rehabilitation/Family Development Background: Full Circle acquired Villagebrook Apartments and Autumn Ridge in 2005, and immediately began a multi -million dollar rehab and significant resident service programming. Development Amenities: • Courtyard setting • Walk-in closets • Owner -paid heat • Clubhouse and community room Resident Services: ° On -site case management ° After school and summer day programs ° Educational programming Older Adult activities Financing Sources: HUD 236 Program Bonds Low Income Housing Tax Credits AHP Grant Funding Partners: • US Dept. of Housing and Urban Development • IL Finance Authority • IL Housing Development Authority • Hunt Capital • Federal Home Loan Bank Service Partners: Outreach Community Services Full Circle and Outreach have worked together to impact the lives of more than 300 children and families, and have dedicated more than $7,000,000 for services for their residents. I r Year Built: 2015 Number of Units: 32 Category: New Construction/ Permanent Supportive Housing Development Background: In 2012, Full Circle embarked on a new strategy; building new supportive housing in partnership with local service providers. Our first endeavor, Milwaukee Avenue Apartments, is designed with the needs of sensory and physically impaired families in mind. Development Amenities: ® On -site management and case management • Computer room and library • Community room • Accessible garden Resident Services: ° Case management Translation Financial counseling Disability advocacy Funding Partners: Illinois Housing Development Authority City of Chicago State of Illinois Department of Commerce and Economic Opportunity Chicago Housing Authority National Equity Fund Bank of America Financing Services: Low Income Housing Tax Credits Build Illinois Bonds Tax Increment Financing Energy Efficiency Grants Conventional Debt Private Equity T/ 1� PPRAPE' CEMENT CLADDING iC104 WINDOWS JO4 FiOCQ •13r-d NUI,I :FRONT TECNRAL iTONE ROCK •O'4' Service Partners: a Over the Rainbow ® Northwest Side Housing Center ® Center for Changing Lives Full Circle brought together more than a dozen community partners to provide services and resident referrals for these much -needed units in a rapidly gentrifying neighborhood. FULL CIRCLE COMMUNITIES STAFF t David Gottlieb is Executive Director of Full Circle Communes, Inc., a philanthropic nonprofit acquirer and manager of affordable housing. As executive director of Full Circle, David has overseen the acquisition and rehab of 399 units of affordable multi -family housing in the metro Chicago area and 250 units of affordable senior housing in Naples, Florida, as well as the provision of supportive services to the residents of those properties. Prior to co-founding Full Circle, David was a senior vice president with Banner Apartments, a developer and manager of multi -family housing. JOSHUA WILMOTH is the Vice President of Full Circle Communities, Inc. He Joined Full Circle in 2008 to supervise the management of existing developments and to establish new construction activities. Joshua began his real estate career in Los Angeles, California in 1999, and has subsequently been involved in all aspects of affordable rental housing development and management, from acquisition and initial underwriting to property operations and compliance. Joshua also serves as a board member of the Illinois Housing Council and lives in Chicago with his wife Jane and their adopted daughter, Ella. CORINA PITSENBARGER is Full Circle's Area Manager. In this capacity, she maintains a close working relationship with each property to ensure that they are performing optimally. She is a certified occupancy specialist, tax credit specialist and a site -based budget specialist. In addition, she works in conjunction with outside agencies to develop the social, educational and recreational programs targeted for residents at each property. L.ARK LINDSEY HAINES is a Project Manager at FUII Circle Communes, Inc. Lindsey works with service providers and community partners to generate new development opportunities, and is responsible for taking current developments from inception to lease -up. Prior to joining Full Circle, Lindsey worked with several non-profit organizations on housing and community development issues. She completed her Masters of Urban Planning and Policy from the University of Illinois at Chicago and holds a Bachelors degree from Illinois Wesleyan University. She lives in Chicago and serves as a young professional board member of All Chicago: Making Homelessness History and sits on the Belmont-Cragin Quality of Life Plan Housing Committee, CARL KUNDA, Assistant Project Manager, has a background in community development finance, community and economic development, policy research, and financial analysis. His experience includes program evaluation and impact assessment, spatial and econometric analysis, and development finance. Prior to joining Full Circle Communities, Carl was an Associate at S.B. Friedman Development Advisors in Chicago, focusing on the firm's national New Market Tax Credit (NMTC) consulting practice for cities, non -profits, financial institutions and developers. Prior to that, Carl was the Impact Assessment Research Analyst at The Reinvestment Fund (TRF), a community development financial institution (CDFI) based in Philadelphia. At TRF, he assisted in management and expansion efforts, and in tracking the outcomes and evaluating the impacts of TRF's community development activities. JORDAN BARTLE is a Project Assistant at Full Circle Communities, Inc., working to advance current deals and assist in the identification of new opportunities. Prior to his position at Full Circle, he worked at Lake County managing a variety of HUD housing and community development grants. He completed his Masters of Urban Planning and Policy from the University of Illinois at Chicago, focusing on housing and community development and holds a Bachelor's degree from Illinois Wesleyan University. Jordan lives in Chicago and likes adventures. Full Circle's staff is comprised of dedicated, thoughtful individuals with more than 70 years of combined experience in all aspects of affordable housing and finance. FULL CIRCLE COMMUNITIES BOARD OF DIRECTORS f Pamela Daniels-Halisi, Board President, is a Managing Director of Community Development Lending at Harris BMO Harris Bank. She is passionate about encouraging investment in older urban neighborhoods and increasing affordable housing opportunities throughout the community. Prior to her current position, she held leadership positions at the PrivateBank, Bank of America and LaSalle Bank, N.A. She serves on the board of directors of Full Circle Communities, Leap Learning Systems, BPI and Chicago Low Income Housing Trust Fund. Stan Stevens is an attorney specializing in real estate and corporate matters. Over the course of his 35-year career, he has represented real estate lenders, developers and investors. He was affiliated with Chicago -based Rudnick and Wolfe (now DLA Piper) for twelve years, first as an associate then a partner in their real estate practice group. Mr. Stevens worked with affiliates of Equity Group Investments for 17 years, including as Chief Legal Counsel and Executive Vice -President of Equity Office Properties Trust, a New York Stock Exchange listed real estate investment trust from the time of its inception in 1997 to its sale in 2007 to Blackstone. During the time Mr. Stevens was affiliated with Equity Office Properties Trust, it was the largest owner of U.S. office properties. Andrea Traudt Inouye, Director, is Executive Director for the Illinois Housing Council, a non-profit organization dedicated to advocacy surrounding affordable housing in Illinois. With a Master's Degree in urban planning and policy from the University of Illinois at Chicago, Ms. Traudt's development resume includes new construction multi -family, single-family and multifamily rehab. She has worked closely with the Chicago Department of Community Development, Department of Buildings, Zoning and Law and has successfully sought financing for development from a number of federal, state, and private sources. Elizabeth Benito, Director, Elizabeth (Betsy) Benito is a leader and problem solver with 13 years of experience in homeless and housing policy. As the Director of the Illinois Program at CSH, Ms. Benito oversees all of CSH's training, lending, technical assistance, and systems change work throughout the state. She is responsible for setting the direction and annual goals for the Illinois Program, and fundraising to cover the Program's local costs. She also directly provides training, technical support, and advisement to numerous supportive housing providers and public funding agencies. Shelly Tucciarelli has over 20 years of experience in management, training, administration and development of affordable housing and community development. Shelly is a Native American tribal member of the Oneida Nation of Wisconsin, and owns Turtle Clan Development Services. Shelly provides real estate development services and affordable housing consulting services. TCDS focuses on professional services to increase the supply and quality of housing and economic development in Indian Country nationwide. Charles D. Johnson served as former Director of the Illinois Department on Aging, and as the Governor's and the Illinois General Assembly's ambassador to nearly two million seniors in Illinois. He was appointed to this position by Governor Rod R. Blagojevich in 2003 and was responsible for statewide programs that ensured older people lived independently and with dignity in their own homes and communities until his retirement in 2012. Under his leadership, the agency implemented and expanded community -based services that promote independent living, including transportation assistance, home delivered meals, support for caregivers, and community care programs. David Gottlieb is Executive Director of Full Circle Communities, Inc., a philanthropic nonprofit acquirer and manager of affordable housing. As executive director of Full Circle, David has overseen the acquisition and rehab of 399 units of affordable multi -family housing in the metro Chicago area and 250 units of affordable senior housing in Naples, Florida, as well as the provision of supportive services to the residents of those properties. Prior to co-founding Full Circle, David was a senior vice president with Banner Apartments, a developer and manager of multi -family housing. Milton Pinsky, Member/Associate Director, is the Associate Director of Full Circle Communities, Inc., and has been Chief Executive Officer of Banner Property Management, Inc., and Banner Realty since 1989. He orchestrated Banner's acquisition and financing of 1,990 apartments financed with tax-exempt bonds and low income housing tax credits, and 549 apartments set aside for project - based Section 8, and has considerable experience in the acquisition, management and financing of subsidized housing. Martin Pinsky, Director/Member, has been the Chief Financial Officer of Banner Property Management, Inc., and Banner Realty LLC since 1989. He has been involved with Banner's acquisition and financing of 1,990 apartments financed with tax-exempt bonds and low income housing tax credits, and 549 apartments set aside for project -based Section 8. Martin is a Certified Public Accountant who received a Bachelor of Arts degree in finance from the University of Illinois in 1983. The board of directors of Full Circle Communities, Inc., comprises individuals with more than a century of combined experience in real estate development, fair housing, and nonprofit management. FULL CIRCLE COMMUNITIES COMING SOON: THE ARBOR All LINDALE TRAIL • 1220 Blairs Ferry Road • Marion, Iowa Number of Units: 70 Development Amenities: Category: New Construction/ Senior Development Background: To be completed in 2016, the Arbor will provide sorely needed affordable housing for seniors 55 and older in Marion, Iowa. Supportive services on site will be geared towards healthy living and will be provided in concert with several local service providers. ° On -site management and case management Computer room, library, and media room Community room Fitness Center Resident Services: Case management ° Benefit coordination Healthy living programming Financing Sources: • Low Income Housing Tax Credits • HOME Loan ® Permanent Loan • Tax Increment Financing ® Workforce Housing Tax Credits • Owner Equity Funding Partners: • Iowa Finance Authority • The National Equity Fund • Horizon Bank • City of Marion • Iowa Economic Development Authority COMING SOON: CREEKVIEW APARTMENTS a 5615 Liberty Street ®Richmond, Illinois Number of Units: 25 Category: New Construction/ Senior Development Background: To be completed in 2016, Creekview will provide service rich senior housing in downtown historic Richmond. Located on the Prairie Trail and overlooking the Nippersink Creek, the project includes on -site amenities and senior services geared towards healthy living. Development Amenities: ° On -site management and case management Computer room and library Community room ° Connection to walking trail Resident Services: ° Case management Benefit coordination Financial counseling Healthy living programming Financing Sources: ° Low Income Housing Tax Credits • Community Development Block Grant • Energy Efficiency Grant • AHP Grant • Permanent Loan Funding Partners: • Illinois Housing Development Authority • TBID Equity (?) • McHenry County • IL Dept. of Commerce and Economic Opportunity • Federal Home Loan Bank of Chicago • IFF • McHenry County Housing Authority COMING SOON: BRAINARD PARK APARTMENTS • 89th and Loomis • Chicago, Illinois Number of Units: 36 Category: New Construction/ Supportive Development Background: Working in partnership with Christian Community Health Center, a federally qualified health center, this project is six years in the making. The amenity rich location near the Brainerd Park library and Metra station will provide integrated supportive family housing, with a portion of the units set aside for families transitioning from CCHC's existing supportive housing program and health center clients. Development Amenities: On -site property and case management Community room Computer lab and library Outdoor recreation and community garden Resident Services: Case Management Primary care and mental health Family targeted social and recreational services Job training and placement Firuancing Sources: Low Income Housing Tax Credits ® City of Chicago loan ® Energy Efficiency Grant • AHP Grant Funding Partners: • City of Chicago • Equity TBD • IL Dept. of Commerce and Economic Opportunity Federal Home Loan Bank Chicago Housing Authority 1 aw + :.. ylot communities 301 S. Peoria, Suite 500 v Chicago, IL 60607 847.849.5300 fccommunities.org housing is the foundation 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: February 8, 2016 TO: Community Development Committee FROM: Ross Polerecky, Director of Community Development RE: Discussion Regarding Community Development Committee Meeting Schedule and Proposed Goals for 2016 As the new Director for Community Development this meeting will be used to establish the meeting schedule and the goals for 2016. There was a change in the meeting dates from the November 30, 2015 meeting with a June meeting being added; the schedule below reflects those changes. Meeting Schedule: The following is a schedule of the remainder meeting dates for 2016 Monday, May 9tn Monday, June 13tn Monday, August 29th Monday, October 10th Goals/ Topics to be addressed: The following goals for 2016 have been identified, each with a coordinating meeting month. These goals consist of items identified at the November 2015 meeting and also goals identified through discussion with the Community Development staff since being appointed as the Director. 2 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 1. Zoning Ordinance Amendments Pertaining to and Accessory Structures and Driveways (May)The accessory structure and driveway amendments were a goal of 2015 that did not get addressed. The discussion on accessory structures will focus on type (sheds, detached garages, greenhouses, etc.) size, number allowed, and placement within a lot. The driveway amendments focus on when the need for a driveway is considered as it pertains to sheds and detached garages. Currently there is no requirement for a driveway when a detached garage is built on a property. 2. Municipal Code Amendments to Taxi Ordinance (Continued) —Staff would recommend a continued review and discussion of the taxi ordinance to ensure that it is meeting the goals of the municipality. 3. Review of Administrative Adjudication. (August) A follow-up of the review and items discussed in the November 2015 meeting. A continued discussion at each meeting with a complete review and write-up supplied at the August meeting. 4. Review of the sound and li�htin� ordinance. (June) Staff has recognized some areas of concern with the sound and lighting ordinances. In both cases there are some discrepancies in how and where readings for sound and light are taken for compliance. A discussion on sound and light as it pertains to park events such as Fiesta Days and Blues Brews and BBQ is also recommended. An entire review of both ordinances will help clear up confusion. 5. Recognition Program for Property Owners as it pertains to improvements, etc. (August) —This topic along with a list of examples will be discussed at the August meeting. 6. Review of Teardown Ordinance (October) —The City's teardown ordinance was adopted in 2005 and was utilized for the first time in 2013. There are aspects of the ordinance which staff found somewhat confusing and, other provisions, such as for granting variances, which are not included in the ordinance. Staff would like to revisit this ordinance to determine if updates/ changes are warranted. 7. Review of %n discussed in the November 30tn over the weekends enforcements it- Au ust The topic of weekend enforcement was meeting, a review of possible tactics to address code 3 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 8. Continued Discussion on Code Compliance/Rental activities (Quarterly) — A quarterly report will be supplied to the committee relating to code enforcement and voluntary rental registration. 9. Provide Feedback on Development Proposals, (As Needed) — No new conceptual development plans were presented for feedback during 2015. In summary, the items and goals listed above have been identified and prioritized as staff seems fit. These items and goals can certainly be rearranged in order to best fit the concerns of the committee. In brief the accessory structure ordinances along with the related driveway ordinances was chosen to be addressed at the May meeting in order to clear some ongoing confusion prior to the 2016 building season. The teardown review was chosen to be discussed at a later meeting due to the amount of research and effort that must be put into reviewing and making changes to the current ordinance. The committee may choose to rearrange goals as seen fit, also staff is open to any other recommended goals identified by the committee. 0