HomeMy WebLinkAboutMinutes - 08/31/2017 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Minutes
August 31, 2017
Chairman Strach called the special August 31, 2017 regularly scheduled meeting of the City of
McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the
following: Meyer, Miller, Sobotta, Strach, Thacker, and Walsh. Absent: Doherty. Also in
attendance were: Director of Economic Development Martin, Economic Development Assistant
Wolf and City Attorney Cahill.
Public Hearing: Full Circle Communities, Inc. (Applicant) for Jonco Properties LLC (Owner)
File No. Z-913
3512 W Pearl Street; 3516 W Pearl Street; 3518 W Pearl Street and 1404 N Richmond Road
Zoning Map Amendment from RS-4 and C-4 to RM-2; Variances; and
Preliminary and Final Plat of Subdivision on the Subject Property
Chairman Strach called the Public Hearing to order at 7:40 p.m. regarding File No Z-913, an
application for:
• Zoning Map Amendment from RS-4, High-Density Single-Family Residential and C-4
Downtown Commercial to RM-2 High-Density Multi-Family Residential
• Variance from the minimum required front yard building setback requirement
• Variance from the off-street parking and loading requirements
• Preliminary and Final Subdivision Plat Approval
• Any other variances required to develop the Subject Property in substantial
conformance with the site and landscape plans and building elevations submitted as
part of the zoning petition
on the subject property as submitted by Full Circle Communities, Inc., 310 S Peoria #500,
Chicago, IL 60607.
Chairman Strach stated Notice of the Public Hearing was re-published in the Northwest Herald
on August 16, 2017. Notices were mailed to all abutting property owners of record as required
by ordinance. A Certificate of Publication and Affidavit of Compliance with notice requirements
are on file in the City Clerk’s Office.
In attendance were:
Jordan Bartle, Project Manager, Full Circle Communities, Inc., 310 South Peoria Street #500,
Chicago, IL 60607;
Lindsey Haines, Vice President, Full Circle Communities, Inc., 310 South Peoria Street #500,
Chicago, IL 60607;
Therese Thompson, Vice President, Cordogan Clark & Associates, Inc. (Architects and Engineers)
960 Ridgeway Ave., Aurora, IL 60506;
Eric Huffman and Katie Miglove, Over the Rainbow Association, 2040 Brown Ave., Evanston, IL
60201;
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August 31, 2017 Special Meeting
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Andrea Inouye, Sr. Vice President, Full Circle Communities, Inc., 310 S. Peoria St. #500, Chicago,
IL 60607; and
Andrew Johnson, Civil Engineer, Manhard Consulting, Ltd. 900 Woodlands Pkwy, Vernon Hills IL
60601; and
Laura Franz, TLS Veterans, 5330 W Elm St., McHenry IL,
who were sworn in by Chairman Strach. Ms. Haines provided a summary of the request before
the Commission at this Hearing stating they are very appreciative of the opportunity to be able
to make this request before the commission. Ms. Haines explained the proposal being brought
forth tonight to bring much needed housing to seniors, veterans and persons with disabilities.
Mr. Bartle stated their request is for Pearl Street Commons for 25 units along with TLS Veterans
and Over the Rainbow. Full Circle is acting as the developer with TLS and Over the Rainbow
operating the complex. The plan they are following is one where tenants are partners and help
applicants navigate the VA system, transportation system, etc. Help given is entirely voluntary
and at no extra cost to the tenants. The project will be Green certified through energy star and
will use native landscaping. All building and units will be accessible and fitted with wider
doorways and hallways, grab bars, etc. They also will work with Paralyzed Veterans of America
architects with design. Mr. Bartle further stated the project is fully funded and capital is all
lined up; it is not reliant on state grants. They also have a bank loan and an energy efficiency
housing grant through McHenry County and Citibank. The $7 million project will create 40
temporary construction jobs and develop a long-term piece of vacant land. Full Circle hopes to
close in November, expect approximately 11 months of construction, and are hoping to open in
the Fall of 2018.
Director of Economic Development Martin provided the Commission with the Staff Report
regarding this matter stating many different types of land uses have been proposed on the
subject property in the past and re-stated the applicant’s request.
The subject property has been difficult to find an appropriate land use for a couple reasons
including:
• It’s in an infill property in the midst of an established neighborhood;
• Richmond Road, once a two-lane road-now widened to five lane cross-section;
• The property is surrounded by multiple land uses including commercial and residential;
• Traffic and circulation at Pearl and Richmond is heavy and problematic at times and any
use should not spillover and adversely impact adjacent uses-such as create cut-through
traffic through the existing established residential neighborhood;
• Residential is certainly appropriate however single-family residential at this location is
not the highest and best use;
• Commercial is also appropriate however the intensity of a commercial use must not
adversely impact the surrounding neighborhood to an extent where it becomes more of
a nuisance land use than one of convenience and benefit to the residents;
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August 31, 2017 Special Meeting
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• The property is close to downtown; shopping; located on the Pace Suburban Bus Route;
Veterans Memorial Park and ideally any use should allow these amenities to be benefits.
The ideal use should be one that is transitional in nature and one that incorporates some
features of the surrounding neighborhood but one that includes more modern conveniences;
takes advantage of the location, on the periphery of downtown; access to transit; within
walking distance to parks; shopping and restaurants.
Director Martin stated this is a request presented by Full Circle Communities in collaboration
with Over the Rainbow and TLS Veterans on the Project. They are proposing to build 25
apartment units, one and two bedrooms, of accessible housing coupled with supportive
services targeted to residents with physical and sensory impairments including many Veterans.
Full Circle first presented to the Community Development Committee in 2016 and since then
had several meetings with City Staff and has received full funding for the proposed 25-unit
project. The initial project consisted of 47 dwelling units however Full Circle was unsuccessful
in obtaining funding for this building; therefore the project was scaled down to 25 units using
the same partners and having the same objectives as the initial proposal, simply less units due
to the funding being sought. Full Circle would like to continue to apply for funding and
construct a second building in the future, however at this time this is only conceptual in nature.
The Core-Downtown Sub-Area Plan and Comprehensive Plan as well as the City’s Economic
Development Plan and their correlation to this application were identified. The applicant has
projects similar to this in other locations, their most recent in Richmond, Illinois.
Director Martin stated Staff, Mayor Jett, Alderman Schaefer and others have worked
extensively with Full Circle to address potential concerns of neighbors from past projects and
Full Circle held more than one public open house to discuss and address community concerns.
Initial concerns expressed included: height of the building which is less than 34 feet; forty feet
is permitted in the RM-2 zoning district and typically 35 feet is permitted in single-family
districts. Other concerns included building architecture and proximity to residential and
reduction in property values. Full Circle provided a report which summarizes an analysis
completed and the relationship between their projects and surrounding property values.
Director Martin read from and summarized the staff report and application submitted on the
request, including the petitioner’s proposal to utilize the existing City right-of-way to the north
of the property solely for emergency access. The vacation of the alley would be considered by
the City Council.
Director Martin stated the unique challenges on the subject property in regard to the Zoning
Map Amendment. The City’s Comprehensive Plan designates the site as Medium-Density
Residential and the Core Downtown Sub-Area Plan states the subject property should be
redeveloped as residential. The Sub-Area Plan talks about the property being located in an area
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August 31, 2017 Special Meeting
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of transition due to the fact the planning area which encompasses the subject property does
not have a clearly-defined land use pattern.
The traffic on both Route 31 and Pearl Street is not conducive to allowing additional single-
family residential dwellings. Also, Route 31 has been expanded to a five-lane cross section from
Illinois Route 120 on the south to Washington Street. 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.
Staff supports the rezoning to RM-2 because it’s consistent with the Comprehensive Plan which
designates the site as Medium-Density Residential.
Director Martin explained history on past projects proposed on the site stating the Full Circle
project is an ideal transitional use. It is low impact in terms of traffic; within walking distance to
downtown; provides housing to those who for the most part are unable to work and is in
directly proximity to public transportation.
Director Martin stated Staff supports both variances being requested. Full Circle, through the
development of past projects, has data supporting the fact that a standard parking ratio for
apartments is not needed. All of these units will be accessible units. Most of the residents will
not drive. Parking will be needed for support services and guests. In the RM-2 zoning district,
the front yard building setback required is 30 feet and the corner side yard is 15 feet; however
due to the subdivision of the property, the front yard by zoning definition for the proposed
building is on Pearl Street. Staff believes having the building closer to the road on Pearl Street
makes more sense for a couple of reasons: it provides a more defined streetscape and it’s
farther from the residential to the north.
Director Martin stated in regard to the Preliminary and Final Subdivision Plat, the applicant is
proposing to subdivide the site into two lots. Proposed Lot 2 is the location of the 25-unit
building and proposed Lot 1 would be developed in the future. The primary purpose of the
proposed subdivision is for financing purposes and he noted that if a building is proposed on
Lot 1 in the future the applicant would be required to come back to Planning and Zoning and
City Council because the front yard would be on Pearl Street-currently depicted as 15’ but
should be changed to 30’, and the corner side yard would be off of Richmond Road and be 15’.
As previously stated staff is supporting the vacation of the alley with the conditions that it be
paved as a driveway for the two users, only utilized by Full Circle for emergency access, and
maintained in perpetuity by Full Circle. If the vacation is not approved by City Council Full Circle
is still required to maintain a 15’ landscape buffer to the north and east.
The proposed plat incorporates easements for servicing all three proposed lots with water,
sewer, gas and electric, as well as to accommodate cross access and drainage. There will be no
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August 31, 2017 Special Meeting
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additional direct access to Richmond Road, with the exception of emergency only access to the
subject property and this will be stipulated on the approved plat. Perpetual access easements
for benefitting property owners currently utilizing the alley, as well as maintenance of alley,
shall be reflected on the final plat.
The preliminary and final plats are being combined due to the relative simplicity of the request.
The Subdivision Control and Development Ordinance requirements were discussed. An initial
review of the plats, traffic study and engineering has been completed by the City’s engineer and
the project would proceed to City Council once all engineering comments have been addressed.
Director of Economic Development Martin stated Staff recommends approval of a zoning map
amendment from RS-4 and C-4 to RM-2 for the Subject Property and Staff finds all
requirements in Table 33 of the Zoning Ordinance have been satisfied; and
Approval of Variances for off-street parking and loading from 51 spaces to 33 spaces and a front
yard building setback variance from 30 feet to 15 feet with the following conditions:
• Site is developed in substantial conformance with site and landscape plans and building
elevations as submitted;
• Full Circle work with Pace Suburban Bus in locating a bus transit shelter in the proximity
of Richmond Road and Pearl Street and incorporated modifications to site plan, at a
minimum-including a canopy and outdoor seating area on the west side (front of the
building for residents waiting for a Pace Paratransit bus); A conceptual layout shall be
provided to staff prior to City Council consideration;
• If bus shelter and/or canopy/seating area cannot be accommodated Full Circle shall
submit justification/documentation substantiating why this requirement cannot be met;
And Staff finds that all requirements in Table 32 of the zoning ordinance have been met; and
Approval of the preliminary and final plats of subdivision with the following conditions:
• All recommendations by City engineer to develop property are finalized prior to City
Council consideration;
• If alley is vacated by City Council-Full Circle shall provide a 24’ paved driveway to
residents currently utilizing alley, as well as a perpetual access easement and agree to
maintain the alley in perpetuity (this shall be included on the final plat and recorded
against both properties so any future owner would be aware of these conditions);
• If alley is vacated by City Council it shall only be utilized by Full Circle (subject property)
for emergency access only and this shall also be included on the final plat;
• Final plat shall reflect front yard setback of 30 feet for Lot 1.
• Full Circle shall prepare a plat of vacation to be considered by the City Council and be
responsible for publication of public hearing notice.
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Director Martin read into the public record a letter of support received by Clearbrook (Creating
Opportunities for People with Disabilities), 1835 W. Central Rd., Arlington Heights IL 60005.
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Thacker asked why Full Circle chose this piece of property. Ms. Haines stated
they were excited to find a site so close to downtown with access to transportation and close
integration to the rest of the community for walkable areas, which is typically what they look
for but not always easy to find.
Commissioner Meyer asked what the typical occupancy rate is on Full Circle’s developments
and whether or not they are mainly handicap accessible. Ms. Haines stated they are typically
98% occupied but there is no cookie cutter style. The development in Richmond has 25 units
with housing for seniors and a portion for veterans as well. They have a 32 unit development in
North side of Chicago together with Over the Rainbow which is specifically designed for persons
with disabilities and they are able to implement the research and experience used on the other
Chicago development on this site as well. Commissioner Meyer asked how many applicants, if
any, have been pre-screened for this development. Ms. Haines stated 20 people have asked for
information just from the advertising and newspaper articles that have been published so far.
Commissioner Thacker asked how many of the 25 units would be 1 bedroom and how many
would be 2 bedroom units. Mr. Bartle responded there are plans for (22) 1-bedroom and (3) 2-
bedroom units.
Commissioner Sobotta asked for an explanation as to how this proposed 3-story building in a
residential area, which includes single-family homes, does not alter the character of the
neighborhood. Ms. Haines stated this is considered a transitional area between single-family
homes and the commercial businesses across the street(s). The height they are proposing is
below the height required for a single family home. They are conforming to the buildings being
built below the height requirements of any adjacent zoning districts. Ms. Haines further stated
in regard to the character of the area that this development is also surrounded by a bank,
church and school and it is similar and is contextual given the mixed use in the surrounding
area. Mr. Bartle stated they have design selections and colors that are taken into consideration
based on the surrounding community. Ms. Haines added they believe they are going above the
landscaping requirements by building a fence for added buffer to the residential homes.
Commissioner Miller asked if they foresee any huge obstacles in construction if the project is
approved. Mr. Bartle responded they believe they’ve addressed the obstacles and the zoning
change and building permits are the last hurdles. Commissioner Miller inquired if there have
been any unusual or common difficulties in the construction process in the past projects they
have done. Mr. Bartle stated no, all the projects have basically been on time and mimic the
plans that are and have been presented here and in the initial stages of each project. They
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August 31, 2017 Special Meeting
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have several different guarantees in the process that the development they propose is the
same as the development that is actually built.
Commissioner Thacker commented at the Open House which was held at St. Mary’s Full Circle
indicated the project would not require so many parking spaces because not many of the
tenants drive or even have cars. Ms. Haines stated they find between all their developments
they have 14 spaces for 52 units and only 5-6 spaces are utilized. Their Naples Florida
development has 250 units with approximately 120 parking spaces and only about 58 spaces
are utilized. They look at their portfolio of projects and consult with partners, in this case Over
the Rainbow, and take the numbers on those projects into account when submitting new
proposals.
Chairman Strach opened the floor to questions and comments from the audience at 8:16p.m.
The following were sworn in by Chairman Strach prior to their addressing the Commission:
Laura Franz, representative for TLS Veterans described TLS Veterans mission. She stated they
will become involved in two ways. Veterans will either call them after getting into a
development for further help or ask them for housing and they call Full Circle for them.
Veterans’ services they provide are whole range – food, furniture, veteran peer to peer
support, counseling, transportation etc. with the goal of helping them maintain satisfying
housing.
Tom McCormack, 1111 Pontiac, McHenry stated he is a VFW member who met Mr. Bartle at a
presentation on the project that was held at the McHenry VFW. The Open House was very well
received and many officers and board members are in favor of the project and would like to see
more units and more projects like this supported. Mr. McCormack stated there is a disabled
veteran in the room on a fixed income currently living in a second floor apartment and on
disability who needs better accessible housing. The VFW actively supports the project.
Nancy Henningfield, representing First Midwest Bank, 1308 Richmond Rd., stated the bank
wants to be an active member of the community and due diligence has been done by the City
and they are available and are looking for ways to help and support this project.
Jane Gregory, 3519 N. Richmond Rd., representing Senior Services of McHenry stated Full Circle
helps and works with their organization to help residents preserve their independence by
providing social experiences, promoting their rights and dignity, and protecting their mental
and physical well-being of the community members. Senior Services fully supports this project.
Carol Cooney, 1313 N Richmond Rd., stated her main concern is whether this is for our local
veterans and local persons with disabilities. Ms. Haines responded it is not legal to restrict
residents accepted to a certain municipality but they chose here because they work with many
local organizations and will market locally and take tenant referrals in that way. There are
many in the area that require their type of help. Commissioner Strach stated it is first come-
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first served process. Ms. Haines stated at the Creekview development in Richmond all tenants
are from Richmond and their vicinity or relatives of local residents. Ms. Cooney asked if a bus
shelter is necessary since there is such a large entryway provided on the drawings. Ms. Haines
stated the bus shelter depicted would be for the local Pace line and transportation for tenants
as well as all city residents but the entry vestibule would be for residents only who need other
forms of transportation. Director Martin explained the different bus options and other
transportation options available in the City. Ms. Cooney asked in regard to the alley being used
only for emergencies if there will be curbing added along the north end or landscaping in order
to keep regular usage of it into the property. Director Martin stated it isn’t a public street and
would be used in the same way it is used now, except it will be paved. Mr. Bartle stated the
alley is not being connected to the parking lot. Ms. Cooney asked for an explanation of the
setback variance. Director Martin provided the detailed explanation. Ms. Cooney stated this
plan is for 25 units in Building 1 and asked what the maximum number of units will be once the
second building is done. Mr. Bartle stated the second one will not be any larger so there would
be a maximum of 50 units. Ms. Cooney stated a concern and asked how many parking spots
are allotted altogether. Mr. Bartle stated there will be 50 total parking spots 4 of which are
handicapped parking spots. Director Martin stated the number of handicap accessible spots is
mandated by the Illinois Accessibility Code which is mandated by the number of required
spaces. Ms. Haines stated they may also provide assigned parking if more accessible spots are
required by residents and they are proposing better than a 1:1 proportion on the property. She
further stated they would have to come back for approval on the second building and if there
are issues it could be addressed at that time. Further discussion was held regarding parking
requirements and how they are met.
Sherry Sullivan, 8909 Burton Rd., Wonder Lake stated she went to the Open House with a
special needs son in the hope he may be able to have a place to live on his own. She stated that
while this development does not meet their needs because he needs 24-hour care, she is happy
to support this project having helped a veteran in the area who had to walk everywhere and did
not have an accessible living conditions in the past. He had to move to Mattoon IL because that
was the closest place he could find veterans housing and his health and well-being declined
quickly because that area was not close to town and the amenities he needed. Ms. Sullivan
stated it is important to have this development in the heart of McHenry and for the City to help
and care for our Veterans, show them respect and to have some heart, as The Heart of the Fox,
the city’s motto states, and show our veterans some compassion.
Tim McCann, 3507 Broad St., stated he is an adjacent property owner living north of the subject
property. Mr. McCann stated he thinks it’s a great idea in concept but proposed in the wrong
form. Mr. McCann asked what the top height of the roof line of the building will be, what the
setback is on the craftsman style single family home to the east, and how far the completed
building will be from the residence to the east, stating he opines it will be too close as it is
proposed and will block views from his own property as well as the one from the east.
Architect Thompson stated the top roof line is at 38’ 10” and the setback to the property to the
east is 25’. Mr. McCann asked if there is a density requirement for this RS-4. Director Martin
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stated it is based on the land area per the unit size. Mr. McCann read from the ordinance that
“for a population up to 31 persons per acre” and stated they are taking a 1.4 acre property,
splitting it in half to .7 acres and putting 25 people plus an attendant on the property. Director
Martin stated 31 persons per acre is a general guideline and has many variables further stating
Full Circle meets the RM-2 zoning requirements in the request for this development. There are
different land use impacts for different projects. Director Martin stated Mr. McCann is
referring to a description of the district but Full Circle meets the land area per dwelling unit
outlined in the zoning ordinance.
Mr. McCann asked if RS-4 is a special zoning for a downtown area. Director Martin stated RS-4
zoning is for 5000 sq. ft. city lots. C-4 is the downtown district zoning of which the east half of
this property is, which has no setback requirements. Director Martin further explained FAR
(floor area of the inside of the building to the lot area). Mr. McCann asked why they can’t build
out rather than up to truly fit in the character of the area. Director Martin stated this is a tough
site to redevelop. Director Martin stated it is 38’ to the top of the building and it is not the
standard to measure to the top but rather to measure to the median level. That means in RM-2
a building to the top could go to 45’ by zoning requirements. Mr. Martin also opined building
out is not practical economically and this project in this area provides a need for housing, most
residents don’t drive, it scored very competitively and this is an ideal use. Director Martin
looked at the buildings in the vicinity and there is a house to the north that has a height of 35’
plus right now.
Attorney Mark Saladin, 40 Brink St., Crystal Lake stated he serves as a director on the TLS board.
And they provide many excellent programs in support of veterans. Has seen other proposals on
this site turned down. It is definitely a transitional site. He sees it as more of a commercial
area that would support this type of a project in all due respect to the neighbors. Mr. Saladin
opined the City has to look at needs that go beyond the neighborhood issue and must serve the
needs of the community and supports this request.
Pam Gough, 3615 Freund Ave., directed a question to the engineer stating her neighborhood
gets a lot of drainage water and she wants to know where the water and snow from this
property will enter the City’s drainage system and where it will drain to. Engineer Andrew
Johnson stated the water on the existing site currently drains into four drywells in the asphalt
parking lot but the proposed site will be proposing the site drains to the permeable paver
system and the water will take advantage of the highly infiltratable soils and guarantee the
water will be able to infiltrate. Ms. Gough asked where the water enters the storm sewer
system. Engineer Johnson stated it will not enter the City’s storm water system but instead will
enter directly into the soil. Ms. Gough expressed a need for certification from somebody on
what is being proposed for this. Director Martin stated full engineering must be gone through
in the permit process and they must run full calculations and run a computer model to certify it.
He offered to put Ms. Gough in touch with the City’s engineer as well as Engineer Johnson to
set up a meeting to fully explain things. Commissioner Strach stated Full Circle’s design is using
impervious paving designed to make the water go into the soil as a new technology (not yet
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August 31, 2017 Special Meeting
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used in the City) but must still meet the storm water ordinance. Ms. Gough stated traffic could
impact her neighborhood with cut-throughs, etc. Director Martin stated a traffic study was
done and is included in the submittal. Peak times are looked at as well as level of service (time
sitting at an intersection). Director Martin offered to provide the traffic study to Ms. Gough.
Earl Connor, 3513 Broad St., McHenry stated the height has been addressed but still questions
when two 3-story buildings are there whether the character of the neighborhood will be
compromised. He would like assurance it still can be addressed before a second building is
built. Commissioner Strach responded affirmatively. Ms. Haines stated the project can sustain
itself as one building but there is an immense need for more units. Mr. Connor asked if any
other properties have been considered that may not need variances, etc. Director Martin has
tried getting affordable housing in the city many times and the numbers don’t add up because
they can build cheaper farther from here and get higher rents. Mr. Connor asked why this
particular small 1-acre property was chosen. Ms. Haines stated they do consider all properties
on the table and available but they have to work with cooperative sellers, price has to be right,
soil conditions have to be right and they are on limited timelines due to funding. They did look
at other sites but this site met most of their criteria.
Sue Meyer, 4013 Boone Creek Circle, McHenry, stated she is former Mayor of McHenry and
Special Education teacher for 33 years and is also on the board of the Pioneer Center and Home
of the Sparrow. Mrs. Meyer stated she has been through several processes where agencies
have tried to move services into established residential neighborhoods. She believes this is the
most perfect location for this type of service and development due to proximity to everything in
town and the perfect transition from commercial to residential from Route 120 to Route 31 and
Mr. Colomer has tried to find the best fit for his property which is difficult to develop and he
took the time to seek something that would be best in the city based on past proposals. Mrs.
Meyer stated Mr. Colomer has a right to develop the property and it will not remain vacant
forever. She stated we are the Heart of the Fox, and pride ourselves on our patriotism and the
city and its residents are honored Full Circle selected our city for this development for our most
distinguished citizens.
Sam Tenuto, Pioneer Center, Dayton Street Campus, McHenry stated Pioneer Center does work
with Full Circle and TLS Veterans and Over the Rainbow. He has seen competency, skill, and
diligence tonight and an excellent process in place. There is an opportunity her for the City.
These tenants will participate in the community (businesses, schools, churches, etc.) and give
back to the community. Their help is an underutilized resource. Veterans ask for nothing and
we as a community need to step up and not miss out on an opportunity to help them.
Jeff Knoll, 3505 Broad St. stated he honors veterans and sees the great need for the service but
thinks this project is trying to fit too much into too little space. Mr. Knoll stated he and his
property will be directly affected by this development. He questioned whether all conditions
have been met and asked for a list to review. Director Martin responded that he would be
happy to give Mr. Knoll a copy of the Staff Report which details how all criteria have been met
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and all the criteria is in the ordinance. He further stated that the entire packet is posted online
on the City’s website and available to anyone. Mr. Knoll asked if any property value impact
study has been done. Ms. Haines stated they do look at property value impacts and has
provided it to one of the neighbors who asked. MLS was looked at in their Milwaukee Avenue
project and the average list price within 1/4 mile was about $252,000 before their project was
built. In the study the average price today is $335,000 and this is a testament that the building
did not impact things negatively. Director Martin stated no specific study was done on this site
but vacant land can have an impact because people don’t know what can go there. Mr. Knoll
stated he has gotten conflicting information from realtors. Ms. Haines stated they did look at
assessed values before and after building the properties neighboring other projects and all
increased, none decreased. Mr. Knoll opined there are other favorable places in McHenry with
more green space for this project and further stated he would like to see a parking lot with a
fountain in it on this property as a better use and need downtown. Mr. Knoll asked for a
description of the application process. Ms. Haines described the rigorous tenant selection
process which includes personal interviews, reference and criminal background screenings. Mr.
Knoll asked if preferential treatment can be given to veterans. Ms. Haines responded
affirmatively. Mr. Knoll asked for information regarding proposed rent on units. Mr. Bartle
stated maximum rent is $970 for a 1-bed unit and $1,130 for a 2-bed unit including utilities but
tenants won’t pay more than 30% of their rent because they will pay on sliding scale based on
their income and other resources available to them. Mr. Knoll asked what the floor area ratio
for the building and proposed property is. Architect Thompson stated because the lot is being
subdivided it is 1:1 which is what the requirement is. She stated the gross floor area has been
calculated but she doesn’t have the exact number. Director Martin stated because they are
requesting a different type of zoning they did not calculate it but since the building is 22,000 sq.
ft. and the lot is larger the calculation is probably less than 1:1. Mr. Knoll opined the zoning
board should consider floor area and outside space. Director Martin stated it isn’t being
considered because it is not part of the request. He further stated the floor area being stated is
way below what would be required and could actually be four times what they are proposing.
Discussion and explanation ensued. Commissioner Strach stated the ratio is less than half of
what is required and could be addressed by City Council adding that outdoor space is definitely
available close to the development with Veterans Park close by. Mr. Knoll asked if the Fire
Department looked at the plans for fire access. Director Martin stated the plans meet the
setback and if the project is approved the Fire Department will be consulted when final building
plans are submitted. That is a building issue not a zoning issue. Director Martin further stated
original plans were actually sent to the Fire Department already because the City works closely
with them, but it is not on the agenda for zoning criteria. He stated the building department
inspectors look at the plans from the beginning even before final plans are given. Mr. Knoll
questioned whether public notification requirements were met for this hearing because signs
were put up but then disappeared. Director Martin responded all the requirements were met
and no steps were missed for this hearing including pictures of the signs being posted. Mr. Knoll
questioned the ADA code on handicap spaces and the criteria and requirements were
discussed. Mr. Knoll stated he would like to see a longer 2-story building turned sideways
instead of the proposed plan or a parking lot with a fountain.
Planning and Zoning Commission
August 31, 2017 Special Meeting
Page 12
Commissioner Walsh asked Ms. Haines how many years of experience Full Circle has in these
projects. Ms. Haines stated they have been around since 1999 and built in Naples FL in 2002
but their first housing development specifically for people with disabilities was 2 years ago on
Milwaukee Avenue. Full Circle has taken all other projects strengths and weaknesses and used
them to develop this project.
Veronica Gockenbach, 109 S. Jefferson St., Woodstock, IL stated she works with Thresholds in
Woodstock as a housing specialist. Her work includes finding housing for people with
disabilities and veterans. She was very excited for Full Circles development, Creekview in
Richmond, because she is very aware of the many challenges in finding housing that is
affordable and available for veterans, disabled, low-income, bad credit, etc. She has several
clients who are leasing with Creekview and have seen great progress in their recovery. She is
very impressed with the beauty of the units and how it looks very inviting with no negative
connotations. Ms. Gockenbach stated she is even happier with the prospect of this project
because it is even closer to the heart of services and transportation like Pace. Affordable and
accessible housing is very necessary especially for veterans and based on her prior leasing
experience and on the project proposal she is in extreme support of this development.
Beth Taylor, 1501 N Green St., believes the proposed project is a good fit for the community
adding she has worked in healthcare for more than 30 years and lived on Green Street for 30
years and loves the neighborhood. Her concern is the size of the property and proximity to
adjacent houses and she questioned why they are not building closer to the highway for the
first building which might give breathing space to adjacent properties and opined it would be
better if the project was changed to a two-story building with some space below grade. Ms.
Taylor opined although the top of the proposed building is the same height allowed to houses
the building when done will be much larger than a single family home.
Stephanie Carbone, 600 S. Howard St., Harvard stated she lives in a building run by Over the
Rainbow that is occupied by all mobility-impaired tenants and only about four of the tenants
have cars. She stated on this property there are only 2 handicap parking spaces but it works
because there are so many other parking spaces on the property. This is independent living so
many have helpers to assist them but there are always enough parking spots because the traffic
comes and goes. She stated it is hard to find section 8 housing but accessible housing is not
readily available that’s why she is in Harvard. Her current location is not easily accessible on
Route 173 and Route 14 for wheelchair access so being closer to shopping and the things they
need and being on the Pace line is commendable. Shelters do not work for everyone and if a
parking lot were built on the property she opined you might then find homeless persons
living/sleeping on the property. Ms. Carbone also stated she is very excited to see the
opportunity this project will provide for mobility impaired people like herself as it gives people
needing accessibility a comfortable and affordable housing option.
Chairman Strach closed the public comment portion of the hearing at 9:45 p.m.
Planning and Zoning Commission
August 31, 2017 Special Meeting
Page 13
Director Martin announced the Staff Report and all other information submitted on this request
is available on the City’s website and he would be happy to provide it to anyone who asks.
Ms. Haines thanked everyone who came out to the hearing and thanked the Commission and
the City for their help and cooperation. Full Circle believes the proposal meets the priorities
stated in the planning documents and the great need in the community.
Motion by Walsh, seconded by Meyer, to recommend to the City Council with regard to File No.
Z-913, approval of a zoning map amendment from RS-4 and C-4 to RM-2 for the Subject
Property be granted and Staff finds all requirements in Table 33 of the Zoning Ordinance have
been satisfied.
Voting Aye: Meyer, Miller, Sobotta, Strach, Thacker, and Walsh.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Doherty.
Motion carried 6-0.
Motion by Thacker, seconded by Miller, to recommend to the City Council with regard to File
No. Z-913, approval of Variances for off-street parking and loading from 51 spaces to 33 spaces
and a front yard building setback variance from 30 feet to 15 feet, subject to the following
conditions:
• Site is developed in substantial conformance with site and landscape plans and building
elevations as submitted;
• Full Circle work with Pace Suburban Bus in locating a bus transit shelter in the proximity
of Richmond Road and Pearl Street and incorporated modifications to site plan, at a
minimum-including a canopy and outdoor seating area on the west side (front of the
building for residents waiting for a Pace Paratransit bus); A conceptual layout shall be
provided to staff prior to City Council consideration;
• If bus shelter and/or canopy/seating area cannot be accommodated Full Circle shall
submit justification/documentation substantiating why this requirement cannot be met;
be granted and Staff finds that all requirements in Table 32 of the zoning ordinance have been
met.
Voting Aye: Meyer, Miller, Sobotta, Strach, Thacker, and Walsh.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Doherty.
Motion carried 6-0.
Planning and Zoning Commission
August 31, 2017 Special Meeting
Page 14
Motion by Meyer, seconded by Walsh, to recommend to the City Council with regard to File No.
Z-913, approval of the preliminary and final plats of subdivision subject to the following
conditions be granted:
• All recommendations by City engineer to develop property are finalized prior to City
Council consideration;
• If alley is vacated by City Council-Full Circle shall provide a 24’ paved driveway to
residents currently utilizing alley, as well as a perpetual access easement and agree to
maintain the alley in perpetuity (this shall be included on the final plat and recorded
against both properties so any future owner would be aware of these conditions);
• If alley is vacated by City Council it shall only be utilized by Full Circle (subject property)
for emergency access only and this shall also be included on the final plat;
• Final plat shall reflect front yard setback of 30 feet for Lot 1.
• Full Circle shall prepare a plat of vacation to be considered by the City Council and be
responsible for publication of public hearing notice;
Voting Aye: Meyer, Miller, Sobotta, Strach, Thacker, and Walsh.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Doherty.
Motion carried 6-0.
Chairman Strach closed the Public Hearing regarding File No. Z-913 at 9:50 p.m.
Adjournment
Motion by Miller, seconded by Walsh, to adjourn the special meeting at 9:50 p.m.
Voting Aye: Meyer, Miller, Sobotta, Strach, Thacker, and Walsh
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Doherty.
Motion carried 6-0.
The meeting was adjourned at 8:00 p.m.
Respectfully submitted,
__________________________________________
Dorothy M. Wolf, Economic Development Assistant