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HomeMy WebLinkAboutPacket - 11/15/2017 - Planning and Zoning CommissionPLANNING AND ZONING COMMISSION MEETING NOTICE DATE: Wednesday November 15, 2017 TIME: 7:30 p.m. PLACE: McHenry Municipal Center (City Council Chambers - South Court Entrance) 333 South Green Street, McHenry, IL 60050 AGENDA 1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. Public Input - (five minutes total on non -agenda items only) S. Consideration of Approval of Meeting Minutes: October 18, 2017 Regular Meeting 6. Z-917 Public Hearing —Conditional Use Permit at 4564 Bull Valley Road Applicant and Property Owner: Brian Blanchard, 6008 Tomlinson Dr., McHenry, IL 60050 Requested Actions: Conditional Use Permit for outside storage of recreational vehicles and boats in conjunction with a contractor s office on the Subject Property Location of Subiect Property: The subject property is located at 4564 Bull Valley Road, 7. Z-918 Public Hearing— Conditional Use Permit at 1306 Green Street Applicant: Wayne Jett, 7016 Liam Lane, McHenry, IL 60050 Property Owner: EUB, LLC c/o Steven S. Spinell, 116 W. Illinois St. 7"' Floor, Chicago, IL 60654 Requested Actions: Conditional Use Permit to allow an expanded site plan review in the Downtown Overlay District to allow two principal land uses in one building and to allow a contractor's office and any other variances required to effectuate the aforementioned request on the Subject Property in accordance with the application packet submitted as part of this public hearing request. Location of Subiect Property: The subject property is located at 1306 Green Street. The City of McHenry is dedicated to providing the citizens, husinesses and visitors of McHenry with the highest quality of programs and services in acustomer-oriented, efficient and fiscally responsible manner. 8. Consideration of a Consistency Policy regarding the City Comprehensive Plan 9. Staff Report: Next Meeting Date December 14, 2017 10. Adjourn The City of McHenry is dedicated to providiny the citizens, businesses and visitors of McHenry with the hiyhest quality of proyrams and services in acustomer-oriented, efficient and fiscally responsible manner. City of McHenry Planning and Zoning Commission Minutes October 18, 2017 Chairman Strach called the October 18, 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: Doherty, Meyer, Miller, Walsh, Strach, and Thacker. Absent: Sobotta. Also in attendance were: Director of Economic Development Martin, City Attorney Chrzanowski, and Economic Development Assistant Wolf. Approval of Minutes Motion by Miller, seconded by Thacker, to approve the September 20, 2017 regular meeting minutes of the Planning and Zoning Commission Meeting as presented: Voting Aye: Doherty, Miller, Meyer, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: Walsh. Absent: Sobotta. Motion carried 5-0. Public Hearing: Casey and Danuta Piskor File No. Z-916 3806 Waukegan Road Use Variance from Article IV. Residential Districts to allow a two-family dwelling at 3806 Waukegan Road Chairman Strach called the Public Hearing to order at 7:30 p.m. regarding File No Z-916, an application for a use variance from Article IV. Residential Districts to allow a two-family dwelling at 3806 Waukegan Road as submitted by Casey and Danuta Piskor, 3250 N Pulaski Road, Apt. 204, Chicago, IL 60641. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on October 2, 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 Casey Piskor, 3250 N Pulaski Rd., Apt. #304, Chicago, IL 60641 and John Purda, 5011 E Lakeshore Dr., Wonder Lake, IL who were sworn in by Chairman Strach. Mr. Piskor provided a summary of the request before the Commission at this Hearing stating he is requesting the variance to allow his home to be sold and used in the same manner it has been used since he purchased it as a two-family dwelling. Planning and Zoning Commission October 18, 2017 Page 2 Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating the subject property is zoned RA-1 Attached Residential which permits single-family attached dwellings and townhouses however it does not allow two-family dwellings. A two-family dwelling is simply one building with two dwelling units and a multiple - family dwelling is a building with three or more dwelling units and these can be on one lot and only located in the RM zoning districts whereas the RA-1 District solely permits single-family attached and townhouses (in groupings of six for fewer dwelling units). The subject property is atwo-flat-with a unit on the first floor and a unit on the second floor. Each unit has a separate entrance and share a common driveway and one garage. The entrance to the first floor unit on the south side of the home, and the entrance to the second floor unit is on the east side of the home. In order to comply with the zoning ordinance the applicant is requesting a use variance to allow a two-family dwelling which is exactly what exists on the site now. The applicant is required to obtain a use variance to make the subject property comply with the City's zoning ordinance (become legal) whereas it is currently non -conforming because the use, while it exists is not permitted in the zoning district. Additionally, the owner purposely left both units vacant, to restore and fix, for more than 30 consecutive days, thus the non- conforming two -flat cannot be reestablished, without complying with the zoning ordinance. Approval criteria to be considered when evaluating a request for a use variance were presented. Maintaining the RA-1 zoning and approving a use variance to allow a two-family dwelling makes sense because it allows these buildings, in the older part of town to remain, many constructed in the nineteenth century and continue to be utilized as they were intended. However under the RA4 zoning the building cannot be utilized for more than two dwelling units but could be used as a single-family dwelling so there is some flexibility to this regard. Director of Economic Development Martin stated staff recommends approval of a Use Variance at 3806 Waukegan Road to allow a two-family dwelling be granted and all requirements in Table 32(A) of the zoning ordinance have been satisfied. Chairman Strach invited questions and/or comments from the Commission. Commissioner Thacker stated this is pretty much the same as a recent request they had and he sees no issues. Chairman Strach opened the floor to questions and comments from the audience. Jin Youn McNamara and Tom McNamara, 3804 Waukegan Rd., McHenry were sworn in by Chairman Strach prior to addressing the Commission. Ms. McNamara stated her concern is the owner was renting the property at one time and 14-15 people were in the building at one time between the two units. When they had visitors it was very crowded and many cars. She stated the most previous tenants were good, clean and peaceful peoples as neighbors but some Planning and Zoning Commission October 18, 2017 Page 3 tenants earlier were not very good people. She and her husband would rather see it kept as a single-family home. She explained she was not even sure that Mr. Piskor was aware of the previous issues with tenants because she and the other neighbors never informed him of the issues and they had no issue with Mr. Piskor because he maintained the property very well and tried hard to pick good tenants. They love living in McHenry and want to remain as peaceful residents. Mr. Thomas McNamara commented that his house next door is a single-family home purchased in 1982 and looks exactly the same as the subject house and he opined the subject house was modified at some point to make it a two-family dwelling. Director Martin explained the code enforcement and zoning regulations in the City as well as the newer rental registration program. Director Martin also explained the building code dictates the number of people allowed in a dwelling unit. He further stated the same issues could happen whether it was one unit or two but would need to be addressed with the police or the building department as a code enforcement issue. If a two-family dwelling is approved the owner would have to follow regulations for that type of unit. Commissioner Strach clarified there are several other homes on the street that have the same zoning and may come before the commission in the future. He also clarified when Mr. Piskor purchased the home in 1994 it was already a two-family dwelling. Commissioner Meyer asked if the 30-day vacancy non -conformity issue could be amended. Director Martin said it could be amended to 60-days or some other time period and that will be addressed by the Plan Commission when updating city plans and maps. Chairman Strach closed the public comment portion of the hearing at 8:00 p.m. Commissioner Miller stated she is happy these types of issues are being addressed and brought to the City's attention. Motion by Meyer, seconded by Walsh, to recommend to the City Council with regard to File No. Z-916, approval of an application for a use Variance to allow a two-family dwelling at 3806 Waukegan Road be granted, and Staff finds all requirements in Table 32(A) of the zoning ordinance have been satisfied. Voting Aye: Doherty, Miller, Meyer, Walsh, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Sobotta. Motion carried 6-0. Chairman Strach closed the Public Hearing regarding File No. Z-915 at Planning and Zoning Commission October 18, 2017 Page 4 Review of updates to Existing Land Use and Zoning Maps and Statutory Regulations pertaining to Planning and Zoning Commission Responsibilities The following items were discussed: Discuss Planning and Zoning Commission General Statutory Responsibilities Director of Economic Development Martin stated this discussion is an overview of the statutory responsibilities of the Planning and Zoning Commission as they relate to: Comprehensive Planning, Zoning; Subdivision; Extraterritorial Planning Jurisdiction; purpose of boundary agreements and the current boundary agreements the City of McHenry has in place; provide a brief overview of concurrency and consistency polices and also discuss major land use and transportation changes since last update of 2005 Future Land Use Map and 2008 Update of Comprehensive Plan and Development Polices Update and also begin a preliminary discussion on a public input strategy. Provide overview of major land use and transportation changes since 2005 Future Land Use Map Update and 2008 Comprehensive Plan and Development Policies Update, Director Martin stated the Commission needs to look at what has changed since the plans and maps were looked at last time. He opined the best way to proceed is to look at the Comprehensive Plan presented and determine if it is still current and realistic when making changes and updating the maps. Commissioner Meyer asked if copies of boundary agreements would be provided to which Director Martin answered affirmatively. Review Existing and Future Land Use Maps and Relationship to Zoning Map and Comprehensive Plan and Zoning and Subdivision Ordinances Director Martin explained the core downtown sub -area map and a blank map were presented to update factually the current land use map for existing conditions. The future land use map is a policy document that explains what we want to see in the future on each property. The zoning map is the regulatory version of the future land use map as well as the zoning ordinance and the subdivision ordinance; these two combined are a unified development ordinance. Further explanation was given. Commissioner Thacker inquired how school district properties are identified on the maps. It was suggested they be designated as school property rather than institutional. Discuss concurrency and consistency policies Director Martin stated concurrency addresses items such as when building a subdivision, making sure the improvements are done — is the infrastructure there, is sewer there, etc, to service the properties. It may address dates being suggested for when final improvements need to be completed, which at the present time has been an issue in some developments. This could be done in the form of an agreement and working with the developers so there is follow-through on the developments so we don't have to recall bonds. Consistency is making sure the land use plan, comprehensive plan and subdivision control ordinance are all consistent. • Discuss developing policy for consistency for City of McHenry Planning and Zoning commission October 18, 2017 Page 5 Making sure a policy is in place to amend the maps when changes are made in the future is pertinent and will be something for the commission to contribute to. Provide overview of City of McHenry's existing boundary agreements and their purpose Director Martin stated there are presently 5 boundary agreements which are usually in effect for 20 years. Those agreements actually expire in 2019-2023 having been entered into 20 years ago. Director Martin gave an explanation of the reason behind boundary agreements and asked the commission to help draw the boundary lines for the new/renewed agreements and determine future zoning needs in this area. Discussion ensued. Commissioner Miller noticed Wonder Lake and Lakemoor are not on the list of boundary agreements. Director Martin stated he would like to see agreements with them but the length of time it takes depends on how agreeable the municipalities working relationship is. Discussion ensued and Director Martin stated any new agreements do not have to be for 20 years but new term lengths can be determined by the commission. Discuss Public Input Strategy Each part of process using different strategies - newsletters, social media, surveys, random sampling — post it notes on a computer program —focus groups, off=site meetings (i.e. at library) being as inclusive as possible including those without computer access if necessary. Director Martin stated the January agenda should include focus of time on the maps and policy decisions done in November and December. Commissioner Strach stated everything in place should be dictating the decisions made but are not being done that way now. Director Martin stated the intent is to continue working on providing a good base to work off of. RECOMMENDATION • Direct Staff to Ensure Existing Land Use Map is accurate and have HR Green Update and include overlay of existing transportation (vehicular and non -vehicular) plans and current boundary agreements with citations about their expiration dates (December meeting) Direct Staff to Establish Consistency Policy for presentation to Planning and Zoning Commission (November meeting) All Commissioners are inngreement with this proposed timeline and City Council will be updated on the progress. Staff Report The next Planning and Zoning meeting is scheduled for Wednesday, November 15, 2017. There are two cases expected on that agenda. Planning and Zoning Commission October 18, 2017 Page 6 Adjournment Motion by Thacker, seconded by Doherty, to adjourn the meeting at 8:30 p.m. Voting Aye: Doherty, Miller, Meyer, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None, Abstaining: None. Absent: Walsh. Motion carried 6-0. The meeting was adjourned at 8:45 p.m. Respectfully submitted, Dorothy M. Wolf, Economic Development Assistant [PLANNING AND ZONING COMMISSION STAFF REPORT Z-917 CONDITIONAL USE PERMIT TO ALLOW OUTSIDE STORAGE OF RECREATIONAL VEHICLES AND BOATS, IN CONJUNCTION WITH A CONTRACTOR'S OFFICE AT 4564 BULL VALLEY ROAD) Applicant Brian Blanchard 6008 Tomlinson Dr, McHenry, IL 60050 Requested Action Conditional use permit to allow outside storage of recreational vehicles and boats in conjunction with a contractor's office at 4564 Bull Valley Road Site Information Location and Size of Property The subject property is located north of Bull Valley Road, approximately .37 miles west of the intersection of Bull Valley Rd. and Illinois Route 31 and consists of approximately 5.14 acres, with an approximately 3,360 square -foot existing building on the property, constructed in 1975. Comprehensive Plan Designation Commercial and Medium -Density Residential Existing Zonine and Land Use The subject property is currently zoned 1-1, Industrial District and contains an approximately 3,360 square -foot pole type building Adjacent Zoning and Land Use North: I-1 Industrial, Vacant South: H-C Health Care District, Vacant/Centegra and 1-1-Site with East: 1-1, Vacant West: 1-1, Vacant Background and Description of Request In 2002, the City Council unanimously approved a request for a conditional use permit to allow outside storage of vehicles and trailers, as well as a variance to the minimum lot width required in the 1-1 zoning district for the property located at 4172 Bull Valley Road, immediately to the east of the subject property. In September 2008, Cornerstone requested an expansion to the existing conditional use permit to include 4564 Bull Valley Road, subject property, and permission to allow arecycling/handling center with outside storage of recycling materials contained in bins or box containers. The City Council approved the request (6-1) to allow the expansion of the existing conditional use permit and approval for a recycling center including outside storage of bin containers and roll -off boxes for a five-year term. Since that time, Cornerstone Material has vacated the site. The [PLANNING AND ZONING COMMISSION STAFF REPORT Z-917 CONDITIONAL USE PERMIT TO ALLOW OUTSIDE STORAGE OF RECREATIONAL VEHICLES AND BOATS, IN CONJUNCTION WITH A CONTRACTOR'S OFFICE AT 4564 BULL VALLEY ROAD] conditional use permit approved in 2008 has automatically expired due to inactivity; however, the lot width variance is not automatically revoked and remains with the property. The current applicant is requesting a conditional use permit to allow outside storage of boats and recreational vehicles in conjunction with a contractor's office at 4564 Bull Valley Road. The applicant has been utilizing the property primarily for his personal use and would like to begin advertising for a business, which includes the outside storage of boats and recreational vehicles at the northern portion of the site, due to the demand for this type of use. Staff Analysis In accordance with the zoning ordinance, a conditional use permit is required for outside storage associated with any permitted or conditional use allowed in the 1-1 Industrial zoning district. In this case, the applicant is proposing an office and outdoor storage of boats and recreational vehicles. The proposed location of the outdoor storage is far from view of Bull Valley Road and is unlikely to detract from the surrounding area. All of the surrounding properties are zoned industrial with the exception of Centegra Hospital south of Bull Valley Road. In 2002 and 2008 a conditional use permit approved for Cornerstone Material Recovery was approved with seven and five-year time limitations respectively. While Cornerstone substantially cleaned -up the property, the property has since become a dumping ground. The applicant has done quite a bit to clean up the site since purchasing it. Staff is aware there are long-range plans for this general area included in the comprehensive plan, which go beyond the scope of this proposal. With the hospital being across the road and vacant land to the north, west, and east, there are many development and redevelopment alternatives possible in the future. The time limitation placed on the conditional use permit, for Cornerstone Material Recovery, was in anticipation of redevelopment of this property along with the surrounding properties potentially for commercial and/or residential uses. This has not come to fruition as of yet. Staff is not proposing a time limitation associated with the approval of the applicant's request. Economic conditions remain uncertain and staff believes a time constraint would be unfair and the property may remain vacant indefinitely. The applicant has a viable business and when the property does redevelop in the future, market forces will dictate whether the applicant remains on the subject property or decides to relocate. Staff believes the proposed use will provide benefits to the City including: • An additional viable business locating in the City of McHenry; [PLANNING AND ZONING COMMISSION STAFF REPORT Z-917 CONDITIONAL USE PERMIT TO ALLOW OUTSIDE STORAGE OF RECREATIONAL VEHICLES AND BOATS, IN CONJUNCTION WITH A CONTRACTOR'S OFFICE AT 4564 BULL VALLEY ROAD] • McHenry is a recreational community and the need for the outside storage of boats and recreational vehicles, in an appropriate, accessible location is definitely desirable; • Cleaning and removal of trash and debris on subject property, as well as ongoing maintenance; • Potential increase in assessed valuation, along with surrounding properties, which may at some point encourage developers to assess development/redevelopment options; Unless a new business locates on the subject property staff believes the area will remain stagnant and an eyesore. The applicant owns a significant piece of property and in the future, this could play a key role in redevelopment of this area due to the isolated location of the site and the greater portion of the property is not visible to the public. Future roadway improvements are planned along Bull Valley Road west of Illinois Route 31 at some point in the future, including consolidation of access points and roadway widening, which will alter the dynamics of the area. At that time, it may be more plausible for new development/redevelopment to occur. Staff does not believe that this area will necessarily remain industrial in nature but at the same time does not want to prevent a viable business from locating there. Staff Recommendation Prior to Public Hearing Staff recommends approval of a conditional use permit to allow the outdoor storage of recreational vehicles and boats on the subject property, in conjunction with a contractor's office subject to the following conditions: 1. The property shall be cleared of all debris, including any inoperable vehicles, trailers, etc, and anything unrelated to the request being considered; 2. The property keeps a neat and orderly appearance; 3. Applicant work with City Staff in locating signage for business off of Bull Valley Road, not impeding access or site lines to other businesses, customers or vehicles traversing the roadway; 4. Provide minimal security lighting/cameras on -site. Staff believes that with the conditions imposed all criteria in table 31 of the zoning ordinance have been met. Attachments • Location Map • Application Packet [PLANNING AND ZONING COMMISSION STAFF REPORT Z-918 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A CONTRACTOR'S OFFICE, WITH STORAGE ON -SITE AND TWO PRINCIPAL USES ON ONE ZONING LOT AND ANY OTHER VARIANCES TO ALLOW THE PROPERTY TO BE DEVELOPED IN SUBSTANTIAL CONFORMANCE WITH THE PUBLIC HEARING APPLICATION SUBMITTED FOR THE SUBJECT PROPERTY LOCATED AT 1306 N GREEN STREET Applicant Wayne Jett 7016 Liam Lane McHenry, IL 60050 Requested Action Conditional Use Permit for an expanded site plan review in accordance with the downtown overlay district to allow a contractor's office, with storage on -site and two principal uses on one zoning lot and any other variances to allow the property to be developed in SUBSTANTIAL conformance with the public hearing application submitted for the subject property located at 1306 N Green Street Site Information Location and Size of Property The property is located north of Elm Street and east of Green Street (former Fox Valley Sash and Door and old McHenry Post Office Building) and consists of approximately .40 acres Comprehensive Plan Designation: Commercial Core Downtown Sub -Area Plan Desienation Restaurant/Retail Existing Zoning and Land Use The subject property is zoned C-4 Downtown Commercial and contains an approximately 6,488 square -foot building constructed circa 1962. Adjacent Zoning and Land Use North: C-4 Downtown Commercial, Chain O' Lakes Brewing, Cloud 9, Retail/Service Uses/Illinois Bell South C-4, Office/Retail Building, Miller Monument, Green Street Park East C-4, Illinois Bell, Masonic Temple, Massage/Wellness Clinic West: C-4, Vacant Building (former First Midwest Bank), Financial Office 1 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-918 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A CONTRACTOR'S OFFICE, WITH STORAGE ON -SITE AND TWO PRINCIPAL USES ON ONE ZONING LOT AND ANY OTHER VARIANCES TO ALLOW THE PROPERTY TO BE DEVELOPED IN SUBSTANTIAL CONFORMANCE WITH THE PUBLIC HEARING APPLICATION SUBMITTED FOR THE SUBJECT PROPERTY LOCATED AT 1306 N GREEN STREET Background and Description of Request Wayne Jett has submitted an application to redevelop the former Fox Valley Sash and Door (old Post Office building) into two principal uses, Jett's Heating and Air and Sideline Marketing. The requested action is a Conditional Use Permit for an expanded site plan review in accordance with Downtown Overlay District (see attached Downtown Overlay District Ordinance) because the property is zoned C-4 and a contractor's office is a permitted use in a C-5 district and the zoning ordinance only permits one principal use/zoning lot. The applicant is proposing two. The building in question has been vacant and property in receivership for more than a year. it is a difficult property to fill due to the fact any use, such as a restaurant or assembly -type use -would require the installation of a sprinkler system which is very costly. The parking lot has been in disrepair and patched but needs additional work. The surrounding retaining wall, which is not actually part of the subject property, is compromised and needs to be repaired as well and the property is in the heart of downtown McHenry. It lies on the path of many parade routes and has a very visible and prominent street presence as depicted below and unlike many downtown buildings has onsite parking immediately to the north of the building. 1306 N Green Street Staff Analysis Downtown Revitalization has been a priority for the City for numerous years and many actions have been taken to assist with this effort including: establishment of tax increment financing [PLANNING AND ZONING COMMISSION STAFF REPORT Z-918 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A CONTRACTOR'S OFFICE, WITH STORAGE ON -SITE AND TWO PRINCIPAL USES ON ONE ZONING LOT AND ANY OTHER VARIANCES TO ALLOW THE PROPERTY TO BE DEVELOPED IN SUBSTANTIAL CONFORMANCE WITH THE PUBLIC HEARING APPLICATION SUBMITTED FOR THE SUBJECT PROPERTY LOCATED AT 1306 N GREEN STREET district, completion of Downtown Plan, Overlay District with Design Guidelines, development of Riverwalk in conjunction with McHenry Riverwalk Foundation, redevelopment of former McHenry Hospital site, purchase of Miller Point site, installation of public boat piers, along with wayfinding signage, joint marketing efforts of community events in cooperation with businesses, McHenry Area Chamber, Downtown Business Association, McHenry Outdoor, McHenry Rotary Sunrise and Kiwanis Clubs and Green Street Cruise Nights, etc. All of these efforts contribute to a vibrant downtown, along with attracting new tenants and prospective developers downtown and assisting in bringing residents and visitors and keeping people within the downtown district. Downtown revitalization is an ongoing process, which takes continued effort and time and having and sustaining a vibrant downtown is an integral component of any successful community contributing greatly to a high quality of life for residents, businesses and visitors. 3 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-918 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A CONTRACTOR'S OFFICE, WITH STORAGE OWSITE AND TWO PRINCIPAL USES ON ONE ZONING LOT AND ANY OTHER VARIANCES TO ALLOW THE PROPERTY TO BE DEVELOPED IN SUBSTANTIAL CONFORMANCE WITH THE PUBLIC HEARING APPLICATION SUBMITTED FOR THE SUBJECT PROPERTY LOCATED AT 1306 N GREEN STREET This particular site is challenging due to the square footage and the uses, which would require the building to have sprinklers installed. The interior of the building is in decent condition and the applicant is proposing to relocate his HVAC business from Prairie Grove to McHenry and run an office/dispatch center out of the building, along with his marketing business (Sideline Marketing). Most of the applicant's employees take their vehicles home at night, although parking of work -related vehicles is permitted on -site. The applicant's vehicles consist mainly of sprinter -type vans and pick-up/smaller trucks. There are few deliveries which occur which would not block any traffic on Green Street. Additionally the applicant is proposing to repair the parking lot, work with the neighbor to have the retaining wall repaired and clean-up the weeds, landscaping on -site and provide a much cleaner look to the site. The proposal will provide multiple benefits to the City: • Anew business; • Places more people in the downtown area; • Fills a vacant building which is extremely difficult to fill; • Cleans -up an eyesore in a prominent downtown location; • Will draw some walk-in traffic and additional activity in the downtown area; • Will attract additional investment to the downtown area; Downtown Overlav District (DOD) In 2005, the City Council adopted the Downtown Overlay District. The purpose of an overlay district is to place additional regulations on a specific area, over and above the underlying zoning district. Overlay districts are commonly used as part of preserving, protecting or enhancing certain areas of a city, including downtowns, historic preservation areas, wetland areas, water recharge zones, scenic viewshed corridors or sign overlay districts. A property owner in a proposed overlay district is required to follow the regulations of the underlying zoning district and the requirements of the overlay district. The DOD the City of McHenry established however seeks to give the property owners additional opportunities to improve their properties or conversely to redevelop their property. The overlay district does include guidelines, requirements, procedures and criteria that are required to be met in order to deviate from the zoning ordinance (see attached Downtown Design Guidelines). It provides flexibility by allowing deviations from the zoning ordinance requirements. For example, the Zoning Ordinance only allows one principal building per zoning lot. The proposed (PLANNING AND ZONING COMMISSION STAFF REPORT Z-918 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A CONTRACTOR'S OFFICE, WITH STORAGE ON -SITE AND TWO PRINCIPAL USES ON ONE ZONING LOT AND ANY OTHER VARIANCES TO ALLOW THE PROPERTY TO BE DEVELOPED IN SUBSTANTIAL CONFORMANCE WITH THE PUBLIC HEARING APPLICATION SUBMITTED FOR THE SUBJECT PROPERTY LOCATED AT 1306 N GREEN STREET ordinance has a provision for deviating from that requirement provided there will be no deleterious impacts on adjacent properties and the goals of the Downtown Plan are furthered similar to the approval criteria for conditional use permits. In order to deviate from the Zoning Ordinance, however, properties must provide information on the proposed project, follow certain procedures (See Procedures for Site Development Review) and meet the criteria established in the Criteria for Review section of the DOD Ordinance. There are two processes for review established in the DOD Ordinance, an administrative site plan review and an expanded site plan review. Administrative site plan review includes all applications that comply with the provisions in the zoning ordinance (a normal building permit application); however, the applicant is required to meet the criteria for review in the overlay district ordinance. All applications for expanded site plan review are required to obtain a conditional use permit and follow the conditional use permit process in the City's Zoning Ordinance. Each application is required to be reviewed by the Planning and Zoning Commission for conformance with the purpose and intent, goals, and criteria for review in the DOD Ordinance including the following: • Conformance with the City of McHenry Downtown Plan. • Conformance with the City of McHenry Downtown Design Guidelines. • Harmony and compatibility of proposed uses with neighboring properties and structures. • Relationship of the proposed activity to the existing site characteristics, e.g.: topography. e Relationship of the proposed activity to existing vehicular and pedestrian circulation. • Adverse impacts on the health, safety and welfare of the general public. • Harmony and compatibility of proposed materials and colors with neighboring properties and structures. • Inclusion of additional improvements intended to further the goals of the Downtown Plan, e.g.: landscaping, decorative lighting, etc. • Relationship to the McHenry Riverwalk (if applicable). • Benefit associated with the development of the property, related to but not limited to the following: I. Economic benefits to the City. 5 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-918 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A CONTRACTOR'S OFFICE, WITH STORAGE ON -SITE AND TWO PRINCIPAL USES ON ONE ZONING LOT AND ANY OTHER VARIANCES TO ALLOW THE PROPERTY TO BE DEVELOPED IN SUBSTANTIAL CONFORMANCE WITH THE PUBLIC HEARING APPLICATION SUBMITTED FOR THE SUBJECT PROPERTY LOCATED AT 1306 N GREEN STREET ii. Elimination of blighted conditions. I. Enhancements to city tax base The subject property is zoned C-4 therefore there are no building setback requirements or off- street parking required; however the applicant is proposing the following deviations from other regulations in the zoning ordinance: Multiple land uses in one building (Sideline Marketing and Jett's Hearing and Air); Contractor's Office with Storage; As previously stated the applicant is required to comply with the approval criteria outlined in the DOD Ordinance. The proposed use is consistent with the City's Core Downtown Sub -Area Plan and goals for downtown revitalization. The applicant will also complete fagade enhancements to the building consistent with the Downtown Design Guidelines. Staff believes the use is compatible and complimentary to neighboring properties and will not adversely impact the health or neighboring properties. The building was formerly a non -retail business and formerly the McHenry Post Office. The applicant is proposing improvements to the parking area adjacent to the building and working with the neighbor to repair the retaining wall. Finally, the proposed uses will be an economic benefit to the City; greatly improve a currently blighted structure; enhance the tax base and provide a much -needed destination which benefits the entire downtown and City as a whole. Staff Recommendation Prior to Public Hearing Approval of a Conditional Use Permit for an expanded site plan review in accordance with the downtown overlay district to allow a contractor's office, with storage on -site and two principal uses on one zoning lot and any other variances to allow the property to be developed in substantial conformance with the public hearing application submitted for the subject property located at 1306 N Green Street subject to the following conditions: 1. The applicant shall comply with the Downtown Design Guidelines utilizing and enhancing original building elements on the exterior as well as parking area; 2. In accordance with the Downtown Design Guidelines the use of box signs, exposed neon, flashing and moving signs is prohibited; 3. There shall be no loading/unloading on the public right-of-way. [PLANNING AND ZONING COMMISSION STAFF REPORT Z-918 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A CONTRACTOR'S OFFICE, WITH STORAGE ON -SITE AND TWO PRINCIPAL USES ON ONE ZONING LOT AND ANY OTHER VARIANCES TO ALLOW THE PROPERTY TO BE DEVELOPED IN SUBSTANTIAL CONFORMANCE WITH THE PUBLIC HEARING APPLICATION SUBMITTED FOR THE SUBJECT PROPERTY LOCATED AT 1306 N GREEN STREET Staff finds the application is in conformance with the purpose and intent, goals, and criteria for review in the DOD Ordinance. Attachments • Location Map • Downtown Overlay District Ordinance • Downtown Design Guidelines • Application Packet 7 5/20/05 F. DOWNTOWN OVE RLAY DISTRICT I. PURPOSE AND INTENT The purpose of the Downtown Overlay District (DOD) is to preserve and protect the existing historical character of the downtown area, promote the transformation of the downtown into an even more compact pedestrian, transit -oriented mixed -use area, and promote the downtown area as an economically viable part of the City. The DOD seeks to assist in the growth of existing businesses, enhance the character of their buildings and facades, and provide guidance for those exterior alterations and encourage new infill development. The DOD also seeks to provide a mechanism to complement the development of the City's proposed McHenry Riverwalk. The primary goals of the DOD ordinance are as follows: • Enhance the economic viability of the downtown area and foster reinvestrnent and economic development; • Promote a pedestrian -oriented 24-hour downtown district; • Encourage, where practical, the adaptive reuse of downtown buildings and structures; • Plan for new commercial, residential and mixed -use infill development that is compatible to the character and function of the downtown; • Encourage the use of appropriate building materials and facades so as to enhance the character and continuity of the downtown areas; • Provide an avenue whereby downtown businesses can benefit and enhance their business from the construction of the McHenry Riverwalk; • Continue to maintain the historical fabric of the downtown area; • Provide a mechanism for additional signage along the McHenry Riverwalk, in the rear of the downtown businesses; • Further the goals of the City of McHenry Downtown Plan and Downtown District Design Guidelines. In order to accomplish these goals, the Cityrecognizes that newdevelopment, redevelopment, and building modifications within the boundaries ofthe DOD is more likely to require relieffroin strict compliance with Zoning Ordinance requirements. Instead of using the traditional zoning and variance processes to consider this relief, the DOD provides a mechanism, the site plan review process, for allowing flexibility from the ZoningOrdinancerequirements. Through the site plan review process, development proposals in the DOD can be reviewed on a more comprehensive level to ensure the goals and objectives of the district are met. 2. OVERLAY BOUNDARIES The DOD boundaries are indicated on the attached map, which shall be made part of this Ordinance by reference. 3. APPLICABILITY The requirements ofthe DOD are applicable to all parcels falling within the established DOD boundaries. -149- 2/09 4. SITE PLAN REVIEW Site plan review shall be applicable to all development, as defined in the Zoning Ordinance, and any other activity requiring a building permit. (a) Administrative Site Plan Review. Administrative site plan review shall be required for all development and other activities requiring a building permit that comply with: 1. The regulations for permitted and conditional uses, bulk requirements such as lot area, width and coverage, required yards, building height, and floor area ratio, as provided in the underlying zoning district in which said property is located; and 2. All other applicable requirements of the Zoning Ordinance, including parking, accessory uses and structures, landscaping, lighting, signage, etc. (b) Expanded Site Plan Review. Any development and arty other activity requiring a building pennitthat is unable to meet any of the requirements of the underlying zoning district or other applicable requirements of the Zoning Ordinance shall be subject to the expanded site plan review procedures. 5. PROCEDURE FOR ADMINISTRATIVE SITE PLAN REVIEW The procedure for administrative site plan review shall be as follows: (a) Application. Applications for adminishrative site plan review shall be made on forms provided by the City. (b) Required Submittals. The following information shall be submitted with all applications for administrative site plan review: 1. Narrative description ofthe proposal describing the request and how it meets the purpose, intent, goals, and Criteria for Review of the DOD. 2. Completed building permit application. 3. Recent plat of survey of the subject property, indicating all existing improvements on the site. 4. Two (2) copies of detailed plans of the proposed construction or activity, sign, awning, etc., including but not limited to site plan, elevations, materials, method of construction and landscaping. 5. Any other information deemed necessary by City Staff to perform a complete analysis of the request in accordance with the DOD requirements. All required information shall be submitted to the Zoning Administrator for processing. The Zoning Administrator, in his/her sole discretion, may waive the submittal of one or more of the required submittals if it is determined that such information is unnecessary or irrelevant to the review. (c) Administrative Review. Each request for administrative site plan review shall be reviewed independently by City Staff based on conformance with the purpose and intent, goals, and criteria for review of this Chapter. (d) Administrative Decisions. Within twenty-one (21) days after receipt of all required submittals, the Zoning Administrator shall approve, approve with modifications, or deny the request. Approval shall be in the form of issuance of a valid building permit. Denials will be provided to the applicant in letter form explaining the reasons for denial. (e) Appeals. Any person aggrieved by the decision made bythe Zoning Administrator in conjunction with this Section may file an appeal in accordance with the provisions of Chapter XVIII of the Zoning Ordinance. -150- 2/09 6. PROCEDURE FOR EXPANDED SITE PLAN REVIEW The procedure for expanded site plan review shall be as follows: (a) Ap lication, Applications for Expanded Site Plan Review shall be made on forms provided by the City. (b) Required Submittals. The following information shall be submitted with all applications for expanded site plan review: l . Narrative description of the proposal describing the request and how it meets the purpose, intent, goals, and criteria for review of the DOD, and describing all departures from the underlying zoning requirements. 2. A plot plan/site plan depicting setbacks, the relationship of buildings on the site, parking areas, driveways, walkways, landscaping and lighting. 3. Building plans for all proposed buildings. 4. Exterior elevations with material designations and exterior color descriptions, including facade improvements. 5. Plans for all signs, their dimensions, size and location on the property. 6. Recent plat of survey of the subject property, indicating all existing improvements on the site. 7. Any other information deemed necessary by City Staff to perform a complete analysis of the request in accordance with the DOD requirements. All required information shall be submitted to the Zoning Administrator for processing. (c) Review. All applications for expanded site plan review shall be required to obtain a conditional use permit and shall follow the conditional use permit process in the City's Zoning Ordinance. Each application shall be reviewed by the Planning and Zoning Commission for conformance with the purpose and intent, goals, and criteria for review of this chapter. The Planning and Zoning Commission may require that additional information be provided by an applicant in order to perform a complete analysis of the request in accordance with the DOD requirements. (d) Planning and Zoning Commission Recommendation. Within thirty (30) days after the close of the public hearing, a recommendation to approve, approve with conditions, or deny the application shall be rendered by the Planning and Zoning Commission and forwarded to the City Council for final action. (e) Ciry Council Action. The City Council shall take final action on an application for expanded site plan review at a regularly scheduled meeting. The City Council shall not approve any application unless it finds that the criteria for review in this Chapter have been met. The City Council may make its approval subject to any conditions or restrictions it deems necessary to ensure the viability of the development and its compatibility with the downtown. 5/20/05 CRITERIA FOR RIEVIEW All applications for administrative site plan review and expanded site plan review shall be reviewed for compliance with the following criteria. • Conformance with the City of McHenry Downtown Plan. • Conformance with the City of McHenry Downtown Design Guidelines. • Harmony and compatibility of proposed uses with neighboring properties and structures. • Relationship of the proposed activity to the existing site characteristics, e.g.: topography. • Relationship of the proposed activity to existing vehicular and pedestrian circulation. • Adverse impacts on the health, safety and welfare of the general public. • Harmony and compatibility of proposed materials and colors with neighboring properties and structures. • Inclusion of additional improvements intended to further the goals of the Downtown Plan, e.g.: landscaping, decorative lighting, etc. • Relationship to the McHenry Riverwalk (if applicable). • Benefit associated with the development of the property, related to but not limited to the following: i. Economic benefits to the City. iL Elimination of blighted conditions. iii. Enhancements to city tax base Your Resource ior: •New Construction • Fagade Renovations •Design Elements •Signs and Awnings • Lighting, Landscaping and Fencing This document was created by the City of McHenry Community Development Department. For additional information please call 815.353.21T0 Corer Plio(os (cloc/nrrse from top): 3815 \V. Main Street, 1323 N. Riverside Drive, 3402 \V. Elm Street, 3939 N. Main Street We of Contents Introduction New Construction 5 FagadeRenovations....................................................................................................................................... 9 RearEntrances............................................................................................................................................610 Windows........................................................................................................................................................11 Doors...............................................................................................................................................................12 Awnings.........................................................................................................................................................114 Paintand Color.............................................................................................................................................115 Signs...............................................................................................................................................................17 Fencing...........................................................................................................................................................19 Lighting...........................................................................................................................................................20 Landscaping..................................................................................................................................................21 Maintenance..................................................................................................................................................22 Resources............................................................................. ...............................................I.I.I...I.I.I.I..I.........24 Acknowledgments......................................................................................................................................... 25 Introduction he City of McHenry is a diverse community that has managed to maintain its small town charm despite being located in one of the fastest growing counties in Illinois. With a variety of housing choices, a wide range of employment opportunities, and unpar- alleled access to recreational opportunities, McHenry is an attractive community and a pleasant place to live. A key component of McHenry is its downtown. Stretching from the Fox River, west to Crystal Lake Road, the downtown is considered the eco- nomic heart of McHenry. Recognizing its importance, City Leaders have taken steps to maintain and enhance this valuable asset by establishing a Tax Increment Financing (TIF) District, adopting a Downtown Plan for redevelopment, and preparing plans for a 0.8 mile Riverwaik through the downtown. The information in this booklet is intended to supple- ment those actions by providing technical assistance for architects, builders, and home and business owners as they plan alterations to ex- isting structures and new development in the Downtown. McHenry Area Chamber of Commerce 128Z N. Green Street }11Sfel'y The traditional commercial storefront is the cornerstone of a City's downtown commercial area. Dating from the 19th and early 20th centuries, these buildings create a strong visual image for the downtown. Unfortu- nately, the appearance of a building is often regarded as secondary to the daily concerns of running a busi- ness. Experience, however, shows that appearance is a factor in a successful downtown. Downtowns under- went significant changes in the 20th Century. Increased reliance on the automobile brought new competition to downtowns in the form of strip centers and shopping malls. Many downtown business owners sought to catch the attention of passing cars by installing shiny new facades and eye-catching signs. The results of these actions were mixed. Too often the very thing that held downtowns together, the visual relationship of the building facades, was destroyed. The buildings, history and setting make a downtown a unique place. It is therefore desirable to acknowledge these resources and take full advantage of them. These Design Guidelines are intended to help property own- ers, business operators, architects, designers, developers and contractors do just that. Design Guidelines The following pages are guidelines for new construction and for enhancing the appearance of existing build- ings in the Downtown Overlay District. These standards will provide the criteria by which the City Council, Planning and Zoning Commission and Staff will evaluate development plans for consistency with the imple- mentation policies of the City's Downtown Plan and the purposes of the Downtown Overlay District. It is impor- tant to remember, however, that design improvements alone do not develop economic vitality. Sensible busi- ness development, aggressive marketing, and permanent management of the downtown are also necessary. New Construction Construction of new buildings on vacant lots in the downtown is encouraged. The design and location of such buildings, however, requires special care. Two types of new construction are discussed: Infill Development, where the new construction 'fills -in" gaps in the existing street fagade, and Standard Development, where new construction is on parcels located in lesser dense areas of the downtown. This section is intended to provide architects, developers and contractors with the basic design elements applicable to new construction, includ- ing scale, proportion, form, and materials. However, other sections of the booklet that address specific items such as doors, windows, awnings, signs, etc., should also be consulted as details of the new building are final- ized. Infill Development The design of a new infill building, especially the front fagade, is critical. The new fagade must look appropri- ate in relation to surrounding buildings, without replicating them. When designing a new infill building, par- ticular attention shall be paid to the following: Building Design The design of a new infill building should be harmonious with its surroundings. Architectural style is not restricted, however, extremes of style, or attempts to recreate a style indigenous to the downtown are discouraged. Infill buildings located along the route of the proposed Rfverwalk should be designed to take advantage of the Riverwalk frontage. Building Setback A new infill building should maintain the line of existing storefronts at the sidewalk edge. Creating gaps in the streetscape by setting the building too far back from its neighbors, or by placing off-street parking in front of a building should be avoided (See f5gure 1). If, due to design or construction limitations, a new building cannot be flush with its neighbors, a maximum distance of 5 feet, in front of or behind the exist- ing setbacks of adjacent buildings, may be acceptable. Its SIDEWALK O PARKING STREET SIDEWALK STREET This FYgure 1, Building Setback Not This New Construction, Cont. Building Scale and Massing. When designing a new infill building, the scale (height and width) and mass of existing buildings along the street should be respected. o The average height and width of nearby buildings can be used to determine a general set of propor- tions for an infill structure or the bays of a larger structure. The infill building should fill the entire void, or, if the site is large, the mass of the fayade can be divided into two or more smaller bays to maintain the established rhythm of the block (see Figure 2). o Buildings should meet the ground with a solid base treatment to create a visual transition from the sidewalk to the building wall. Glass treatments that extend to the ground are not recommended NEU FASADE FILLS EXISTING OPENING NEW FASADE DIVIDED INTO A SERIES OF BAYS F g g oho IlIIg'�;; ; ::®g::IMM Miff Figure Z, Facade Proportions Root Forms The type of roof used for an infill building should be similar to those found on adjacent buildings. In gen- eral, flat roofs are preferred over gable, gambrel, hip, or mansard roofs. A parapet shall be used to con- ceal a flat roof and any roof protrusions, other than the chimney. Openings Doors and windows on an infill building should be similar in size, proportion and alignment based on the architectural style of the building, and to those on adjacent facades. The rhythm of structural mass to voids (doors, windows, etc.) should related to rhythms established on adjacent buildings (see Figure 3). 191191 • 1�1 L11�1 • Figure 3, Openings APPROPRIATE ftHYTHN OF NASSF T I if 11 1 Lirl iiii l LJ L.a L! "J LJ LI J�J l.J I 11 11 I I 11 i� 1 New Construction, Cont. Defai/ing Details from adjacent buildings, such as the masonry work, cornice lines, window shapes and bulkheads should be reflected in the architecture of infill buildings. Building Materials Materials used in the construction of infill buildings should be similar to that used on adjacent buildings. A new building should not stand out from other buildings on the block. Brick and wood are preferred materials. Materials such as aluminum siding, aluminum panels, mirrors or reflective glass, corrugated fiberglass and metal are not considered appropriate. Aluminum, steel, or vinyl cased wood windows may be used, but should have an appropriate finish and color consistent with the overall color scheme. Miscellaneous o Floor Level. The floor level of an infill building should relate to and be consistent with the floor levels of adjacent structures. o Side Elevations. All sides of a building should receive design consideration. Expanses of blank wall should be softened through the use of landscape treatments such as foundation plantings or trellises. o Mechanical Equipment. Mechanical equipment or other utility hardware on the roof, ground or building elevation should be located so as not to be visible from any public ways, customer parking areas or neighboring residential or public uses, whenever possible. Otherwise, such equipment shall be screened from view by materials compatible with the building or with landscaping. o Utilities. Newly installed utility services and service revisions necessitated by new construction shall be underground. Standard Development The design of a new building on a vacant site in a less dense area of the downtown also requires special care to ensure that the integrity and character of the downtown are maintained. Particular attention shall be paid to: Buildinte Design The same building design guidelines fox Infill Development are applicable to Standard Development, Architectural style is not restricted, however, extremes of style, or attempts to recreate a style not indige- nous to the downtown are not encouraged. Surrounding areas should be viewed to develop a compati- ble and harmonious building design. The overall development should reflect the character of the site upon which it is located. Factors to consider include the size of the site, topography, maintenance of ex- isting viewsheds, mature tree stands or other vegetation, and the context of nearby structures. With all new development, the pedestrian orientation of the downtown should be considered. Provisions for safe pedestrian movement to, from and within the site should be provided. An attractive slreetscape and areas for parking, with ample landscaping are encouraged. New off-street parking should not be prominent when viewed from main streets — it should occur behind, between or within structures. Park- ing areas should be screened with landscaping, and wrought iron fencing or masonry walls. The main entrance(s) to a building should face the primary street, with secondary entrances as needed from off-street parking areas or secondary street facades. Service entrances, waste receptacles, and loading facilities should be located so as not to be visible from public streets and parking areas. Monotony of design in multiple building developments should be avoided. Variation of detail, form, and siting should be used to provide visual interest within a development. New CORMUCtiOn, Cont. Building Setback Maintaining the pedestrian orientation of the downtown is critical. A new building should be constructed as close to the street as possible, to reflect the setback of existing adjacent structures. Parking facilities should be placed behind the building. When on a corner lot, the building should be placed as close to the corner as possible (see Figure 4). Pa�ktngY �� Parking �� Il t l fz IC bb Street Street Figure 4, Building Setback ♦ Building Scale and Massing The fapade of a new building shall be in scale and harmonious with existing buildings on the same street. ♦ Openings Exterior openings such as doors and windows shall have balanced proportions. ♦ Building Materials Materials used in for new construction should be similar to that used on nearby buildings. Anew build- ing should not stand out from other buildings on the block. Materials of a durable quality, such as brick, stone and wood are preferred. There should be definite transitions between changes of material and plane while maintaining an overall simple geometry for the building mass. ♦ Miscellaneous o Side Elevations. All sides of a building should receive design consideration. Expanses of blank wall should be softened through the use of landscape treatments such as foundation plantings or trellises. o Mechanical Equipment. Mechanical equipment or other utility hardware on the roof, ground or build- ing elevation should be located so as not to be visible from any public ways, customer parking areas or neighboring residential or public uses, whenever possible. Otherwise, such equipment shall be screened from view by materials compatible with the building or with landscaping. o Utilities. Newly installed utility services and service revisions necessitated by new construction shall be underground. Facade Renovations The building facades on a street provide the visual image of the downtown. Because they are com- posed of similar parts, their appearance should be organized and coordinated. Over the years, how- ever, maintaining this appearance has been a chal- lenge. Due to technological developments, chang- ing tenants, and different merchandising trends, a storefront will go through multiple design changes over time. And the upper fagade, often viewed as less important, will be ignored or even covered over. Because building appearance is an essential ingredient of a successful downtown, owners are encouraged to restore and maintain their building facades in their original, intended manner. The fagade of the typical downtown building is made up of three parts: the storefront with entrance and display windows, the upper fagade, and the cornice that caps the building. Within these three parts are the details that give a fagade its character, including the bulkheads, transom, storefront cor- nice, windows, and window hoods (See Figure S). figure 5, Typical Facade When planning a fagade renovations, consult the following guidelines, as well as the guidelines relating to spe- cific elements found later in this booklet: ♦ Original features, historic elements, and examples of craftsmanship shall be retained wherever possible. The removal of distinguishing features or significant architectural details should be avoided. Previously made changes that have achieved architectural or design significance should be retained. ♦ Changes that have no historical basis or seek to create an earlier appearance should be avoided. ♦ Deteriorated features should be repaired instead of replaced. If replacement is necessary, the new ma- terial should match the original as closely as possible. This shall be determined by physical or pictorial evidence, rather than on speculation or the availability of architectural elements from nearby buildings. ♦ Whenever possible, materials that have been applied to cover over older, traditional fagade elements should be removed to expose windows and other architectural details. ♦ Shutters, if utilized, shall be sized to appear as though they could work. However, shutters were seldom used on 19th and 20th century buildings. ♦ Storm windows should reflect the appearance and detail of the inner window as closely as possible. ♦ Sandblasting, high pressure water, and other abrasive cleaning methods should not be used because they damage the structure. Masonry repair such as tuck pointing should use an approved mortar mix and method. Silicone waterproof coating is not an appropriate treatment. ♦ Signage should fit into the cornice area above storefront transoms. Darker background colors with lighter lettering are recommended, however, strong contrasting colors such as white lettering on a black background, are discouraged. Lettering styles should be simple, not ornate and difficult to read. ♦ Awnings should be of a proportion and color to compliment the existing colors of the building. ♦ Accessibility modifications should be made at side or rear entrances to maintain fagade integrity. Rear Entrances An often over -looked element of a downtown building is its rear entrance. This space is usually thought of and used as a service area, and thus has been poorly maintained and unattractive. With the addition of public parking areas behind stores and the potential Riverwalk, however, the backs of buildings will receive more exposure. A clean, well -maintained rear entrance can be an asset to a downtown building. It can provide di- rect customer access from rear parking areas and improve circulation between the street and rear parking ar- eas. If properly planned and maintained, a rear entrance will welcome customers, not threaten them. When considering a rear entrance to your store, you should first ask, would walk -though traffic help or hinder my business? Would it be an added convenience to my customers? If the answer is yes, there are several fac- tors you'll need to consider when planning any changes. ♦ The rear entry should not compete with the storefront in terms of importance. Remember the rear en- trance is the secondary means of access and should be have a more functional appearance. However, be sure to follow the conventions you've established on the street facade side of your building. If you have an already identifiable image, carry it through on the rear facade. e Consider the neighboring buildings and try to make your rear entrance compatible. You may want to consult neighboring properly owners to plan a coordinated approach to rear enhancements. ♦ The design of the rear door should reflect its change in function. Since it will no longer function as only a service door, it should provide a welcom- ing, inviting appearance. ♦ The addition of glass windows on rear facade pro- vides additional merchandise display areas for cus- tomers and passers-by. ♦ On the interior, display and storage areas may need to be rearranged in order to accommodate the change in pedestrian circulation through the store. ♦ A small sign near the rear door should be included to identify the business. ♦ An awning can, be added for visual identification and customer convenience. o A wall mounted light fixturenearthe door can pro- vide adequate exterior lighting. ♦ Consider adding landscaping at the rear of the building, if possible. Planter boxes with flowers, or potted evergreen or shrubs can add color and bet- ter define the rear entrance. Be sure to maintain these properly. ♦ Don't forget that service functions such as trash col- lection, loading/unloading, shipping and storage must be accommodated. Figure 6, Enhanced Rear Facade ♦ If possible, work with nearby businesses to provide a single, central location for trash collection. Screening dumpsters with a fence or similar structure can help to prevent clutter. ♦ Remember to clear snow from rear entrances. Figure 6 illustrates some of the above -mentioned enhancements that can be made to a rear facade. Windows play an important visual role in the downtown. Display windows provide merchants with an area to display their wares. The upper story windows establish the pattern that helps to tie together the facades of a block. Transom windows provide light and ventilation to the inside of the building. Window style and decora- tion has changed through the years (see Figure 7). However, proper care and maintenance of all storefront windows remain keys to an attractive building. Upper Windows Display Windows . Early fo Mid 1800's Early to Mid 1800's ��� e ♦ Divided display windows ♦ Lintels overv+indovrs : ♦ Post and beam frame -___—"_ ♦ Small window panes ❑ a ♦ Simple decoration _ _ Mid to Late 1800's Mid to Late 1800's f �� ♦ Window hoods — ♦ Large st iron columsplay ns windows ♦ Ttvo over two windows ♦ Cast iron columns � IIA Late 1800's to Early 1900's Late 1800's to Early 1900's .♦ Transom windows ■ ♦ Windowhoods ♦ Recessed entrance ♦ Large arched windows Early 1900's to 1930's Early 1900's to 1930's ♦ Metal window frames ♦ Large window openings with ♦ Structural glass multiple units ♦ Recessed entrance Figure 7, Window Types Display Windows. The display window is a crucial element in the success of a downtown business. An attractive, well -planned display can be the difference between someone merely walking by or actually coming in to shop. After setting up your window display, be sure to view the display from outside, to gain the same perspective as customers and passers-by. Also, be careful with all window signage. While a display window can provide space for an attractive painted sign, you should not cover excessive amounts of any window with signage. Upper Story Windows. Upper story windows are often neglected, inappropriately replaced, or even boarded up. Not only does this impact the appearance of building, it can change the character of a block. If your building has upper story windows, be sure to set up a regular maintenance schedule. This will help prevent further deterioration. Transom Windows. Transom windows, located at the top of the storefront opening, are a source of natu- ral light and ventilation. For energy conservation, these windows were often covered or removed. Covering or painting over transom windows upsets the design relationship of the fagade and destroys the rhythm of repeating patterns on the street. Uncovering and restoring transom windows is encouraged. Windows, cont. Window Repair. The most common window problems involve damaged or deteriorated wood, faulty window operation, and broken glass panes (see Figure 8). Many problems can be easily repaired a minimal cost. Figure 8, Window Components Window Replacement. Sometimes re- pairs may be impractical and the only option available is replacement. If you're replacing only one window, find a replacement that matches the existing units. If you cannot find a suitable re- placement, consider having one custom made. Wood is the preferred choice, however if you must use aluminum or vinyl, a darker color is preferred. Do not alter the existing window opening to fit the new windows and do not install win- dows that are not in keeping with the style of your building (see Figure 9). Deteriorated wood is often found on the sill or bottom of the sash. These parts can be replaced without replacing the whole window. Local building supply stores may have pieces that match the original window. Minor repairs can be made by scraping off old paint, filling cracks with putty or caulk, sanding, priming and applying a fresh coat of paint. A window that isn't operating like it used to should be ad- dressed. It could be that the window is painted shut. This can be corrected by tapping the sash with a hammer wrapped in cloth. Another problem could be with the win- dow mechanism (sash locks, cords, weights). If this is the case, contact a window dealer who can offer assistance without changing the window. Broken glass panes can be easily fixed by removing all old glass and glazing putty, and installing a new pane using the appropriate glazier's points and putty. Be sure to check all joints between a window and its ma- sonry opening. If loose or open joints exist, caulk to pre- vent air and water infiltration. Figure 9, Window Replacements Storm Windows. Installing storm windows is a great way to cut down on your energy costs. The downside is that they often look inappropriate on an older building fapade. If possible, consider installing storm windows on the inside so they will not be seen. If they must be installed on the outside, make sure they are the same shape and have the same overall design features as other outside windows. An anodized or baked -on finish is more desirable than plain aluminum. Doors Traditionally, downtown buildings had three doors. On the building front, there was a storefront door, providing access to the business, and a secondary door, pro- viding access to the upper floors (see Fig- ure 10). The rear door was primarily used as a service door. Storefront Door. Historically, the entry to a store was more than just a door. The design and appearance reflected its commercial impor- tance. The traditional storefront door was substantial, built of wood with a large glass panel. Despite its stately proportion, the door was inviting to a customer. Although traditional storefront doors are rarely found these days, there are several things that can be done to make a front door the special, invit- ing element is should be. Figure I0, Front Doors o A front door should be compatible with the rest of the storefront and make a significant statement. o To retain a traditional appearance, a wood door with a tall glass panel is most appropriate to main- tain the original character. Try and locate a salvaged older door to repair or use a new door of similar design. a If a traditional appearance is not desired, the design choice should be based on the overall design of the storefront. Many different wood and metal styles are available. If a glass and aluminum door is chosen, consider using a dark, anodized finish rather than a metallic color. o Avoid over -decorating the door. The design should reinforce the character of the building and be inviting for shoppers. Secondary Door. A secondary door on the front fapade provides access to the upper floors and is usually less elaborate in design. When choosing a secondary door, keep in mind that it should be visually un- derstated, fitting in with the overall fapade, but not drawing attention to itself. To maintain a traditional appearance, an old wood panel door is most appropriate. Rear Doors. A practical style is recommended for a rear door to reflect the unadorned character of the rear fapade. If the back door will be used as a customer entrance, consider the addition of glass to the door to make it more inviting to shoppers and passers-by. A more substantial rear door and entrance is appropriate for businesses along the proposed Riverwalk. It should be substantial enough to attract cus- tomers without overwhelming the rear fapade. Refer also to the Rear Entrances section of these guide- lines fi nings Awnings can be both a decorative and functional addi- tion to a storefront. Visually, an awing can add character and interest to a storefront. Practically, an awning pro- vides a sheltered space for customers to view store win- dow displays, and can provide energy saving benefits, especially when used on southern facing windows. When planning an awning for your building, the follow- ing should be considered: Design. The design of an awning determines how energy efficient it will be. There are two types of awnings available, operable, and fixed. An oper- able awning can be opened and closed, allowing sun to shine in on cold days, and providing shade on warm sunny days. A fixed awning is primarily decorative. Style. Awnings should be integrated into the de- II II sign of the building fagade, with a simple pitch, and profile that matches the buildings bay struc- 17gure 11, Awning Style lure. Awnings along a street should have a consis- tent pattern in size and shape, and not conflict with others. Look at your neighbors' buildings and visualize how adding an awning will affect the character of the streetscape (See Figure 11). Materials. Awnings can be constructed from several different materials, including canvas, vinyl, and aluminum. Whichever material is chosen, make sure it is guaranteed weather -resistant. Fading or bleaching from the sun is also an important consideration. o Canvas. Canvas awnings are traditionally popular, but must be weather -treated before installation. Canvas has a lower initial cost, but may require more maintenance than plastic or aluminum o Vinyl (Plastic). Vinyl has a more contemporary effect, but can be attractive if done correctly. Vinyl is more flexible and usually requires less maintenance than fabric. o Aluminum. Aluminum is another choice but is more residential in character and not appropriate in the downtown area. ♦ Mounting. Awnings should be mounted so that the valence is approximately 7 feet above the sidewalk. A 12-inch valence flap is usually attached at the awning bar and can serve as a sign panel. Typically, an awning will project between 4 and 7 feet from the building. An awning can be attached above the dis- play windows and below the sign panel or cornice. It can also be mounted between the transom and the display windows, which allows light into the store while shading the merchandise and customers. An awning over upper story windows should not cover the piers or the space between the window sills and the storefront cornice. ♦ Color. Look at the entire building before deciding on a color for your awning. You'll want a color that enhances the existing features without overwhelming them. For buildings with more detail, a subtle shade should be used. For buildings with minimal architectural detailing, a bright accent color may en- hance the fagade. Pattern is important, too, depending on the image you would like to project. ♦ Signs. The valence of an awning has traditionally used for advertising. If you chose to incorporate a sign on an awning, keep the message simple and for identification purposes only. ♦ Illumination. Internally illuminated or back -lit awnings are not recommended. Color and Paint Choosing the right color combination for a building can unify the elements of the fagade and relate the build- ing to others on the block. Again, step outside and look at your building as it relates to others. Make sure the colors you use are in character with the rest of the buildings on the block. Generally, no more than 3 colors are sufficient for a building facade. Paint manufacturers have a large selection of historic colors available and can assist with an appropriate color scheme. Stay away from bold colors that attract undo attention to a property. Backaround. Muted or natural tones are appropriate for the Background of the building. The Back- ground consists of the upper wall and the piers on either side of the storefront. This color is often natural brick and requires no painting. In fact, painting of brick surfaces is strongly discouraged. Major Trim. The color of Major Trim elements, such as cornices, window frames, sills and hoods, and the storefront frame, bulkhead and columns should complement the background color. Secondary Trim. Secondary Trim, such as the window sashes, doors, and certain cornice and bulkhead details, should enhance the color scheme established by the Background and Major Trim. A darker shade of the Major Trim is often used to highlight these features. Caution should be exercised to ensure that the fagade is not over -decorated. MAJOR TRIM 0 Cornices Ga lFt� 0 Uindou Caps 0 Window Frames 0 Storefront Columns 0 Bulkheads BACKGROUND 0 Nall Surfaces 0 Storefront Piers SECONDARY TRIM O Dora 0 Window Sash 0 Storefront Frame O Small Details o p� , u ndom p p hoodscand bulkheads Figure 12, Building Color Ditferent color schemes were popular at various times. In the mid-1800's, soft, neutral tints were common. To- ward the end of the 19th century, darker, richer shades were used. Tastes changed again at the beginning of the 1900's to lighter, calmer colors. If you are thinking about returning your building to its original colors, carefully scrape the paint from a small area. There may be several layers of paint over the original color. Its possible that the original color may have changed over time. For a better idea of the true color, wet the origi- nal surface. The base color will appear more accurately when wet. The sun will play an important role in the colors you select. Before deciding on a color, take a paint chip out- side to see how it looks. Do this at various times of the day, and also on both sunny and cloudy days. Some- times a small paint chip is not enough to get a good idea of how a color will look. In that case, invest in a quart of the color you choose and apply it to a small area on your building. The effect may be surprising. Color and Paint, cont. Paint Painting your building can provide a dramatic improvement in your building's appearance for a relatively low cost. After deciding on the appropriate colors, however, your work has just begun. There are several steps you should follow to ensure your new paint job will be long lasting and successful. Type of Paint. Should you use oil based or latex? Both have their advantages and disadvantages. Oil based paints are generally more durable, and may provide better adherence. Clean up is more difficult. Latex paints are easier to apply and clean up is simple. However, latex paint can be less durable than oil based. Whichever you choose, select a quality paint. Although you'll pay more, a quality paint will last longer than a cheaper paint, will not fade or peel as quickly, and gives better coverage. Different materials, stone, brick, wood, block and metal, require different paints and primers. Consult a local paint dealer for assistance in selecting the right type of paint. Paint is available in different finishes, including gloss, semi -gloss and flat. It is important to note that once you use a certain type of paint for your building, you should continue to use the same type pafnt. Switching back and forth between oil and latex is difficult. General Preparation. There are many things you can do to prep your building for painting. Check the condition of any wood and replace any boards that are rotted. If you are painting a masonry building, check the condition of the mortar and tuck -point where necessary. Review the condition of your windows. Install new glass in all broken windows. Replace damaged putty with a glaz- ing compound and make sure it goes all around the windows. You'll need to wait 2-3 days for the compound to dry before you can paint. Surface Preparation. Prior to painting, all surfaces should be ade- quately prepared. All loose or peeling paint must be removed. Wire brushes and scrapers are the best tools to use (see Figure 13). If these do not work, consider a blow torch or electric heat gun. Use caution with these last two devices, with only enough heat to soften the paint so it can be easily pushed away. Consider using a primer for the first coat, especially on older buildings. It will help the final coat adhere better. Figure I3, Surface Preparation Scheduling. Certain limes of the year are better than others for painting. If the weather is favorable, your paint job will go better. Signs Signs are a vital part of any downtown. They call attention to your business and help attract shoppers to your store. More importantly, signs help shape the image of the downtown. Flashy, bright colored signs are no doubt attention -getters, but are they appropriate for your business? Or for the downtown? When selecting a new sign for your business, ask the following questions: s What is the Purpose of My Sign? Do you merely want to identify the name of your business? Or should you provide information on the products you sell or services you offer? Who are you trying to attract? Take some time to consider what you want your sign to do. ♦ What Type of Message Should I Use? Can you convey your message with words? Or will a logo or sym- bol be more recognizable to potential customers? Possibly, a combination of words and symbols is appro- priate. ♦ What Style Sign Should I Use? For most downtown businesses, wall, window or canopy signs are the only types of signs that can be used. For new development or redeveloped sites, a freestanding sign is a possi- bility . If you can use a freestanding sign, consider a monument style sign to maintain the pedestrian scale of the downtown. Taller pole signs are inappropriate and should be avoided. ♦ What Materials Should I Use? There are many types of materials that can be used for a sign. Wood, plas- tic, metal, canvas, stone, brick, paint on glass, and etched or stained glass are some of the materials avail- able. Each have unique qualities that can effectively get across you message and enhance your building fagade. ♦ Where Should I Put My Sign? When consider- ing sign placement, you need to visualize how your sign will appear in relation to the entire fagade. A sign should not dominate the fagade; its shape and proportions should fit the building just as a door or window fits. The most common location for a wall sign is just below the lower cornice. This location compliments the archi- tecture of the building and presents a strong image. Other common locations include on the glass display window and on the awning flap (see Figure 14). A good resource to consult is a picture of how your building looked in the past. This may give you ideas about how signs were related to the details of your building. Signs should never project above the cornice line or be mounted on the roof of a building. Never cover up architectural details. �—Awning Sign Window Sign — WaIISign on Cornice £figure 14, Sign Placement If you have a rear entrance, a small wall or window sign can help identify your business to customers using rear parking areas. For rear entrances on businesses with frontage on the proposed Riverwalk, a larger sign may be appropriate. If identifying an upper floor business, a small, subdued building mounted plaque sign next to the entrance is appropriate. A freestanding sign should be located near the entrance to the site. Be careful not to block the view for ve- hicles or pedestrians exiting the site. ♦ Should Illluminate My Sign? Illuminating a sign may be desirable. Individual back -lit letters and signs illuminateA by wall -mounted fixtures are appropriate. Illuminated box signs, exposed neon, flashing signs, moving signs and electronic or fixed letter reader boards are not recommended. Signs, Cont. The design of your sign requires significant fore- — thought. The color, message, and type of letter- NOTE! ing you choose play an important role in express- Be sure to consult the City's Sign Regulations ing the image and personality of your business. before planning your new sign! As a basic rule of thumb, simple is better than — complex when it comes to sign design. e Think about how much your sign will say. Too many words can be hard to absorb, especially in the down- town environment filled with visual images. Keep your message simple and to the point. s When choosing colors, look at the colors of your building and use them as a guide. A simple color scheme, with no more than three colors, is recommended. Natural, muted tones are better than bold, flashy colors. Adequate visual contrast between the background and wording is recommended. e The type of lettering on your sign can help to express the personality of your business. There are three common styles of lettering, all with numerous variations. Serif face is a historically appropriate style, with variations ranging from simple to fancy. Sans serif lettering provides a more contemporary look, with cleaner, bolder lines. Script lettering is more decorative and provides a more personal style. To better visualize the various styles, look at other signs in the City. Think about how each style expresses the busi- ness or product it advertises. And then, think about the image you would like your sign to project. ♦ Who you chose to fabricate your sign is an important decision. Simple, well made signs are far more ap- pealing than an elaborately decorated sign that has a sloppy appearance. Select a sign maker only after you've viewed samples of their work. ♦ Where existing, illuminated box signs can remain. However, all electrical conduit and boxes should be concealed from view, and the box should be maintained as needed to be unobtrusive, coordinating with the surrounding wall color. Don't overlook the tact that your building presents an image that acts as a sign! Even the best looking, most well made signs will go unnoticed if your building's appearance is lacking. Figure l5, Sign Examples Fencing Fencing will have limited uses in the downtown. Typically, fences are used for one or more of the following purposes: screening, enclosure, separation and decoration (see Figure 16), Screening. For example, a fence can be used to block the views of a trash dumpster, or it can be used to block the views of vehicles in a parking lot from an adjacent single-family home. When screening dump- sters or utility boxes, be sure to check with the waste hauler or utility company to make sure they will have access to facilities. Don't provide more screening than necessary. For example, if a dumpster is five (5) feet in height, use no more that a six (6) foot high fence. Also, consider working with your neighbors. One larger trash enclosure is more desirable that several smaller, scattered sites. Wood is an acceptable mate- rial for screening purposes and should be solid and either painted or stained. Masonry walls are preferred for this purpose when nearby buildings are masonry. Enclosure. A fence can provide privacy by enclosing a yard or other private space. Use caution when con- sidering a fence for enclosure purposes. Enclosing an entire yard with solid wood fencing is not consid- ered appropriate in the downtown. If enclosure is absolutely necessary, consider a picket, aluminum or wrought iron fence or a combination masonry wall and fencing. Figure 16, Fencing e Separation. A fence can separate an outdoor eating area from the public sidewalk, or it can separate ve- hicular areas from pedestrian areas. Low wrought iron fencing and/or masonry walls, in conjunction with landscaping are appropriate. e Decoration. Fencing is often used with landscaping and/or hardscape materials to provide a decorative look to a building site. When considering a fence for your downtown property, first determine what purpose the fence will serve and then, select the appropriate material. Chain link fencing 4s not considered appropriate 4n the downtown . bighting Lighting is an important element when considering visibility in the evening hours. Generally, street lighting installed by the City will provide adequate lighting of the overall building and sidewalk. However, there are times when you may want to provide additional illumination to your site. Lighting should only be used to illuminate entries, signage, displays, adjacent pedes- trian and parking areas, or to highlight sig- nificant architectural elements (see Figure 17). Use fixtures with a traditional style, or contemporary fixtures that are appropriately scaled . Ground mounted fixtures should be used to illuminate freestanding signs, land- scaping, walkways, parking areas and archi- tectural features. Building mounted fixtures should be used to illuminate entries, wall mounted signs, and walkways adjacent to buildings. Building mounted fixtures should be coordinated in appearance with any free- standing light fixtures. Most manufacturers have coordinating styles and can assist in se- lecting the right fixtures for your building. Fixture colors should be muted and coordi- nate with the overall color scheme of the building. Exposed or painted metal finishes are recommended. To attract attention to your storefront area, there are some traditional methods of lighting you can use: £figure I7, Exterior Lighting Examples ♦ Well -lit display windows attract attention to items in your window. ♦ Residual light washes the sidewalk and attracts pedestrians. ♦ Light over recessed entry doors can highlight your entrance. ♦ Lighted signs in the window (neon is acceptable) can highlight products and services. Bollard lighting is an appropriate choice to illuminate walkways. The lower height is in keeping with the pe- destrian scale of the downtown. Another alternative for walkways adjacent to a building is the use of wall mounted fixtures. Parking lot lighting should complement the site by maintaining a similar look to building lighting. Generally the height of parking lot lighting should not exceed 18 feet. Lighting used to highlight ar- chitectural features should be ground mounted and concealed where possible to prevent vandalism. Always use the minimum wattage necessary to meet the purpose of the lighting. Glare and light spread onto adjoining residential properties are prohibited. OF IF Ir IPM Landscaping The addition of landscaping can help to soften areas in the downtown by adding color and life to an otherwise hard and noisy area. When properly located and maintained, landscape elements can enhance the appear- ance of a site, supply a place of refuge for the public, and provide energy saving benefits. Landscaping con- sists of plant material, such as trees, shrubs and flowers, and hardscape items, such as masonry walls, textured concrete, paver bricks, flagstone, limestone, wood, steel, copper and cast or wrought iron. Although it can be a challenge to find adequate area on your site to incorporate landscaping, there are several options available to consider: Planters/Boxes. Decorative planters and window boxes can highlight and add color to a storefront or rear entrance. The use of flowering annuals or evergreen shrubs is recommended. Planters should be con- structed out of materials consistent with the architectural style of the building. If your planters will be adja- cent to public areas, be sure to keep the style consistent with the style of other public amenities. Do not let planters infringe upon pedestrian access to sidewalks and pathways. Artificial plants are not recom- mended, except for seasonal displays. Foundation Plantings. Adding landscaping along the foun- dation of the building is encouraged. Low growing shrubs, perennials, annuals and groundcover are recommended (see S Figure 18). Avoid large expanses of mulch Wall Expanses. Large expanses of blank wall can be bro- ken up with foundation plantings, as earlier described, inter- mediate sized deciduous trees, and man-made elements such x` as trellises (see Figure 19). _ Figure 19, Plantings Used to Break Up Blank Wall NOTE: Plants, trees and slnnbberies rmist be regularly suain- tained? If not, they could become an eyesore. Figure 18, Foundation Plantings Decorative Elements. Decorative elements such as benches, fountains, statuary, brick pavers, stone walls and walkways should be tastefully done and not overdone (see Figure 20). If adja- cent to public areas, keep the style consistent with other public amenities. Appropriate materi- als to consider include, brick, cast or wrought iron, copper, patterned or textured concrete, natural stone or rock, decorative landscape block, steel (anodized, painted or powder coated), and wood. Inappropriate materials are concrete block, galvanized metal, plastic statu- ary, railroad ties, exposed or unpainted steel, and tires or other rubber material. Figure 20, Decorative Elements Maintenance Regular maintenance is the most efficient and economical way to keep your building looking its best. As a general rule, you should treat any historic detail with care. First and foremost, maintain what you have. If nec- essary, repair or replace the detail, duplicating or complementing the original. The following tips will assist you in identifying and addressing potential problems. Masonry Masonry includes both brick and stone. It can be found on buildings of almost any date. Extreme care is re- quired for any masonry repair to prevent an obvious and unsightly patch. ♦ Moisture. Brick and stone are durable but they can deteriorate over time (see Figure 21). Most often, wa- ter infiltration is responsible. Moisture can enter through the top of a wall or where the wall meets the roof. Check your roof, flashing, and wall copings periodically for soundness. Gutters and downspouts should also be inspected periodically for leakage. iYgure 21, Masonry Damage Tucicpointing. The mortar used in older masonry buildings gradually erodes as water runs over the wall surface and with freeze/thaw cy- cles. Joints should be inspected periodically for crumbling or missing mortar. If mortar joints have recessed more than 2", they should be repointed with new mortar to prevent water infiltration and ensure the integrity of the wall. New mortar joints should match the original in style, size, composition, and color. It is especially important to repoint with a mortar of the same hardness as the original. The softer historic mortar compresses as the bricks expand in warm weather and flexes as they contract in cold weather. It is by design, the sacrificial element of the wall and gradual erosion is to be expected. Harder modern mortars with a high content of Portland cement will resist the warm weather expansion of the brick, which can cause cracks in the brick surface. In the cold weather, this same inflexibility may cause cracks to open up as the historic bricks contract. Cleaning. Masonry cleaning can have a huge impact on the appearance of a building. Most historic ma- sonry buildings have never been cleaned and accumulated dirt can obscure the original masonry color. Masonry should always be cleaned by the gentlest possible method. In many cases low pressure water washing (no more than 250 psi), together with scrubbing with a natural bristle brush may be sufficient. If paint or heavy grime must be removed, a chemical cleaner may be required. There are a variety of chemical cleaners available and a qualified cleaning contractor should be consulted to evaluate your building and recommend a treatment. Whatever treatment is selected, a test patch should first be tried and allowed to weather for a few weeks or months. If the results of the test are satisfactory and no damage is observed, it should be safe to proceed. Remember to protect nearby trees, shrubs, and groundcover when cleaning your building. Chemical cleaners may be hazardous to vegetation. Sandblasting. Sandblasting is especially harmful to brick surfaces, eroding the hard outer layer to expose a softer, more porous surface that will weather rapidly. You should be aware that sandblasting will disqual- ify a project from consideration when applying for federal tax credits. Painting. Exposed masonry should never be painted. A previously painted surface can be restored by a chemical paint remover. Only if chemical paint removal proves impractical should previously painted brick or stone be repainted. Maintenance, cont. Storefronts, cornices brackets and other decorative fagade elements were often made of wood (see Figure 22). These original exterior woodwork elements should be retained wherever possible. Regular maintenance will prevent dete- rioration. Check periodically for soft, rotted areas, splits, and dampness. Dam- age or decayed sections can usually be repaired by renailing, caulking, and fill- ing. Epoxy pastes and epoxy consolidants can also be very effective in repair- ing even seriously rotted wood. When painting, use an oil -based primer fol- lowed by two coats of oil -based paints. Severely rotted or missing pieces may be reproduced by a good carpenter or millwork shop. Try to match or at least complement the existing details when replacing woodwork, Figure 22, Wood Metal Metal decorative elements (see Figure 23) were often applied to brick and stone facades. Cast iron was used extensively for storefront columns and window lintels. Stamped or pressed metal was most often used to create decorative metal cornices. This kind of architectural ornamentation became quite popular because intricate detail could be reproduced at a reasonable cost. The signs of metal deterioration are obvious: corrosion, tears, holes and missing pieces. Pressed or stamped metal may be of copper, which re- quires no surface protection, or of sheet iron, usually coated with zinc or lead to retard rusting. A proper coat of paint is essential to prevent rust and corrosion on such metals. Missing parts can be reproduced in fiberglass or aluminum using existing pieces to make a mold. Be sure to communicate to the person fabricating the replacement part the importance of maintaining the intricate decoration of such pieces. Decorative Glass Beveled, stained, leaded and etched glass are all forms of decorative glass. Glass decoration is often covered up. Look for it in transoms or behind ply- wood window covers (see Figure 21). Sagging means that the glass and frame will need to be reinforced with a brace. Leaded or stained glass can have problems. The metal between the glass pieces, called the "came," could be either zinc or lead. Always use the same metal when making re- pairs. Figure 23, Metal iYgure 24, Decorative Glass Resources There are a multitude of resources available to assist you with the planning of your development or redevelop- ment project. A few are listed below: City ofMcHenry Landmark Commission Greg Lofgren, Chairman 333 S. Green Street McHenry, IL 60050 (815) 363-2170 www.ci.mchenryJl.us McHenryPublicLibrary 809 N. Front Street McHenry, IL 60050 (815) 385-0036 www.mchenrylibrary.ora McHenry County Historical Society 6422 Main Street P.O. Box 434 Union, IL 60180 (815) 923-2267 www.mchsonline.org Illinois Main Street Office of Lt. Governor Pat Quinn Thompson Center 100 W. Randolph, Suite 15-200 Chicago, IL 60601 (312) 814-5220 www.state.it.us/Itaov/mainstreet 7/linois Historic Preservation.4gency Preservation Services # 1 Old State Capitol Plaza Springfield IL 62701-1507 (217) 785-4812 www.state.il.us/hoa Nafiona/ Trus[ for Historic Preservation 1785 Massachusetts Ave, NW, Washington, DC 20036 (202)588-6219 www.nationaltrust ora and www.mainstreet.ora Advisory Council on Historic Preservation 1100 Pennsylvania Avenue NW, Suite 809 Old Post Office Building Washington, DC 20004 (202) 606-8803 www.acho.aov Websites wwnv.nreservationdirecfory com www.nreserveamerica clov After you've planned out the details of your project, you're ready to move to the next step —completing the work. If the work is rather simple, you may choose to do it yourself. For the more complicated tasks, it's best to hire a professional. There are many reputable contractors who can complete the job on time and within budget. Unfortunately, there are others out to make a fast buck, resulting in poor quality, or unfinished work. The following tips will help in selecting a reputable contractor: ♦ Get more than one estimate and get them in writing. ♦ Ask the contractor for references and addresses for similar work. Drive by those sites and if possible, con- tact the property owner to discuss their experience with the contractor. ♦ Inspect the contract carefully to make sure it includes the contractor's full name, address and phone num- ber, a description of the work to be performed, starting and completion dates, total costs of work to be per- formed, and a schedule for the down payment, subsequent payments, and final payment. ♦ Never sign a contract with blank spaces or one you do not fully understand. If you are taking out a loan to finance the project, do not sign the contract until your lender approves your loan. ♦ Find out if the contractor has a warranty or guarantee on his or her work. e Make sure the contractor has minimum amounts of insurance for property damage, bodily injury, and im- proper repair. ♦ Get lien waivers. This protects you from claims against you or your property in the event you contractor fails to pay his or her suppliers or sub -contractors. ♦ Don't make final payment until you are satisfied and all subcontractors are paid. Acknowledgements These design guidelines have been developed from many sources. Of particular note is the National Trust for Historic Preservation's Main Street program, who's work is a model for all communities looking to maintain and enhance the vitality of their downtown areas. Also, thanks are extended to the many communities who have drafted and implemented their own design guidelines, many of which were refined and used in the prepara- tion of this document. i1167, i7re City of McHenry DOWNTOWN DESIGN GUIDELINES, CITY OF 1VICHENAY Cily of McHenry Community Development Department 333 S. Green St. McHenry, IL 60050 Phone:818-363-2170 Fax:816-363-2173 Email: ci.mchenry.il.us AFFIDAVIT OF AUTHORITY FILE N0. Z-918 Re# The Wayne Jett Petition Foi• Conditional Use Permit for the Property .Commonly KnoSvir as I306 North Green Street; McHenry, Illinois The undersigned, STEVEN S. SPINELL, makes this' Affidavit as Receiver appointed by the Court for the property commonly known as 1306 North Green Street, MCIJemy, Illinois. The mrdersigned has been appointed by the Court to be Receiver. 2. The undersigned has entered into a Purchase d S of Selling the Subject Property to Wayne Jett, anale Agreement foi' the purpose 3. That as the Court Appointed Receiver. the undersigned has the authority and the obligation to cooperate with the Purchaser and the City of McHenry with respect to any reasonable zoning application filed by the Purchaser Wayne Jett, subject to Court approval of fire Purchase and Sale Agreement, 4, Tlzat Wayne Jeit has tine authority from the undersigned as Com•t Appointed Receiver to make the zoning application -for a Conditional Use Permit and any variations that may be required regarding the property described above. Signed tl}is 2$ ` day of �Cfo{rzr 20I7. S. Receiver SUBSCRI$ED �iND SWORN TO before ANN MARIE KIENER methiS a�u` day of x ,2017, L - fflt2L f IllinoisaCo Jk_pires '�I� 1�- -��Lk- Ndt 'y Public 4a27-2664-6465, v. 1 FORM A PUBLIC HE' ARING APPLICATION Planning and Zoning Commission City of McHenry File Number. Z-918 333 South Green Street McHe�uy, IL 60050 Tel: (815) 363-2170 o Fax: (815) 363-2173 1. Name of Applicant Wayne Jett Tel 815-529-3447 Address 7016 Liam Lane, McHenry, Ill nois 60050 815-459-4777 2. Name of Property Owner ELJB, LLC Tel (If other than Applicant) c/o Steven S. Spinell, Court Appointed Receiver• Address 116 W.Illinois St. 7thFloor, Chicago IL 60654 Fax 312464-8801 3. Name of Engineer Tel (If represented) Address Fax 4. Name of Attorney Thomas C. Zanck (If represented) Address 40 Brink St., Crystal Lake, IL 60014 Tel 815-459-8800 Fax 815-459-8429 5. Commmr Address or Location of Property 1306 N. Greeri St., McHenry, II, 6. Requested Actions) (check all that apply) Zoning Map Amendment (Rezoning) _Zoning Variance - Mhror R Conditional Use Permit _ Zoning Text Amendment X Zoning Variance Other Provide a brief description of the Requested Action(s). For example, the operation that requires a Conditional Use Permit, the specific Zoning Variance needed, or the new zoning classiftcation that is requested: The Applicant is a contract purchaser of the Subject Property and wishes to have a contractor's office with storage on site and location for his sideline sports business. Applicant is seeking a Conditional Use Permit to allow two principal uses at a single address and a contractor's office in the building. FORM A Pagel of 3 7. Current Use of Property Vacant Building 8. Current Zoning Classification of Properly, Including Variances or Conditional Uses C-4 9. Current Zoning Classification and Land Use of Adjoining Properties North: C-4 South: C-4 East: C-4 West: C-4 10. Required Attachments (check all items submitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. X 1. Application Fee (amount) $ 950.00 _2. Narrative Description of Request X 3. FORM A —Public Hearing Application 4. FORM B — Zoning Map Amendment (Rezoning) Application X 5. FORM C — Conditional Use Application _6. FORM D — Zoning Variance Application _7. FORME —Use Variance Application X 8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit _9. Plat of Survey with Legal Description X 10. List of Owners of all Adjoining Properties %11. Public Hearing Notice X 12. Sign (Provided by the City, to be posted by the Applicant) X 13. Site Plan _14. Landscape Plan _15. Architectural Rendering of Building Elevations 16. Performance Standards Certification _17. Traffic Analysis 18, School Impact Analysis FORMA Page 2 of 3 11. Disclosure of Interest The party signing the application shall be considered the Applicant. The Applicant must be the owner or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject property or his or her agent or nominee. Applicant is Not Owner If the Applicant is not the owner of record of the subject property, the application shall disclose the legal capacity of the Applicant and the full name, address, and telephone number of the ownes(s). In addition, an affidavit of the owners(s) shall be filed with the application stating that the Applicant has the authority from the owners(s) to make the application. Applicant or Owner is Coporation or Partnership If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a corporation or partnership, the application shall disclose the name and address of the corporation's officers, directors, and registered agents, or the partnership's general partners and those shareholders or limited partners owning in excess of five percent of the outstanding stock or interest in the corporation or interest shared by the limited partners. Applicant or Owner is a land Trust If the Applicant or owner is a land bust or other trust or trustee thereof, the full name, address, telephone number, and extent of interest of each beneficiary shall be disclosed in the application. 12. Certification I hereby certify that I atn aware of all code requirements of the City of McHenry that relate to thus property and that the proposed use or development described in this application shall comply with all such codes. I hereby request that a public hearing to consider this application be held before the Platming and Zoning Commission, and thereafter that a recommendation be forwarded to the City Council for the adoption of an ordinance(s) granting the requested action(s), including any modifications to this application or conditions of approval recommended by the Zoning Boatel of Appeals or City Council. Sienature ofApplicant(s) Print Name and Designation of Applicants) wavy IET r vxrvi tL Page 3 of 3 FORM C File Number Z-918 CONDITIONAL uaE PERMIT Planning and Zoning Commission City of McHenry 333 South Green Street McHenry, IL 60050 ICE (815) 363-2170 n Fax: (815) 363-2173 Table 31 of the City of McHenry Zon ng Ordinance provides that in recommending approval or conditional approval of a Conditional Use Permit, the Planning and Zoning Commission shall transmit to the City Council written findings that all of the conditions listed below apply to the requested action. Please respond to each of these conditions as it relates to our re uest I. Traffic Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. The Subject Property has direct access to Green Street which can accommodate the minimal activity which will take place on site. 2. Environmental Nuisance Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district have been appropriately controlled. Other than occasional deliveries and occasional parking all activities will be undertaken under roof. 3. Neighborhood Character The proposed use will fit harmoniously with the existing natural or man-made character of its surroundings and with permitted uses in the zoning district. The use will not have undue deleterious effect on the environmental quality, property values, or neighborhood character existing in the area or normally associated with permitted uses in the district. In light of the current C-4 zoning, the activities which the Applicant is planning will be in harmony with permitted activities under C-4. FORM C Page 1 of 4. Public Set -vices and Facilities The proposed use will not require existing community facilities or services to a degree disproportionate to that normally expected of permitted uses in the district, nor generate disproportionate demand for new services or facilities, in such a way as to place undue burdens upon existing development in the area. All of the needs of the Applicant are already in place at this facility. 5. Public Safety and Health The proposed use will not be detrimental to the safety or health of the employees, patrons, or visitors associated with the use nor of the general public in the vicinity. These offices will accommodate personnel and supplies which would not be unlike other users in the general vicinity. The proposed use will blend in with the neighborhood in general and bring some traffic to the area which may be of assistance to the retail merchants in Downtown McHenry, 6, Other Factors The proposed use is in harmony with all other elements of compatibility pertinent to the Conditional Use and its particular location. FORM C Page 2 of 2 Narrative Description File No, Z-918 Petitioner: Wayne Jett Property Reference: P.I.N. Commonly Known As: 1306 N. Green St., McHenry, IL Proposed Uses: The Applicant seeks to open his contractor's office at this location along with his Sideline Marketing Business which will result in two uses at one location. Therefore the Applicant seeks approval for: a. Two uses at this location and bI Approval of each use in a C-4 Downtown Overlay District. Irr support of this request the Applicant states as follows: 2. Existing Site Conditions and Proposed Site Modifications: Signage will be consistent with Downtown Design Guidelines, which are attached to Overlay District. Lot will be lit, wall fixed, property cleaned -up, maintained, landscaped, and lot restiped. In light of visibility issues buildurg is not conducive to retail; will be occupied; vans and taffc are limited; use consistent with Criteria in Downtown Overlay District. Sideline marketing will draw storage traffic. Site is destination oriented; adds more employees and business to Downtown. New use will place people right in middle of downtown, which helps other businesses. Property is within walking distance of shops, restaurants, etc. It provides a new business and service to McHenry. Building is difficult to fill due to size and limited in uses due to sprinkling requirements. Most employees will take work vehicles home and there will be no loading/unloading on Green Street. Property has been an eyesore, vacant, in receivership and in disrepair for more than a year. Former use was Fox Valley Sash and Door, again, not your typical Downtown business. Building has on -site parking and is along City parade routes, downtown events therefore filling it is a major priority. Retaining wall, which is a safety hazard, and although not property owner's responsibility will be fixed by a cooperative neighbor. Applicant urges your support oftbis Petition. ReSpectfirlty submitted, ZANCK, N, WR TT & S LADIN, P.C. -Gf� By: Thomas C. Zanck T 821-3808-5714, v. 1 On Behalf of Petitioner, Wayne Jett 4 AFFIDAVIT OF COMPLIANCE WITH PUBLIC NOTICE REQUIREMENTS FILE Z-918 (TO EE COMPLETED AFTER ALL PUELIC11 RING REQUIREIYIENT,SARE FULFILLED) The undersigned, being first duly sworn, on oath deposes and states that all public notice requirements provided in the City of McHemy Zoning Ordinance have been mef in connection with the current application before the City of McHemy. Filed by: Wayne Jett 7016 Liam Lane McHemy, If, 60050 For approval of: Conditional Use Permit X /uru- W neJ t Subscribed and sworn to before meththis 30 � day of y 2017, Notary P� lie 4819-14 OFFICIAL SEAL THOMAS C ZANCK NOTARY PUBLIC, STATE OF ILLINOIS My Commission Expires Sep 11, 2019 n r"Eucrrvv tcr,llullcl~;Ni�N'15 Page 1 [PLANNING AND STAFF REPORT: CONSISTENCY POLICY Applicant City of McHenry 333 S Green Street McHenry, IL 60050 ZONING COMMISSION ESTABLISHING POLICY FOR OBJECTIVES FOR MEETING • Discuss developing policy for consistency for City of McHenry ANALYSIS Following is a proposed Consistency Policy for the Planning and Zoning Commission's consideration as part of the Comprehensive Plan, Mapping and Ordinance Update Process, Consistency Policy Zoning map amendments shall be made in accordance with and consistent with a comprehensive plan. When adopting or rejecting any zoning map amendment, the Planning and Zoning Commission shall recommend and the City Council shall also approve a statement describing whether its action is consistent with an adopted comprehensive plan and any other officially adopted plan or document that is applicable, and explain why it considers the action taken to be reasonable and in the public interest. Plan consistency statements can also emphasize the substance of what relevant planning documents say and display, as well as with any other officially adopted plan that is applicable. These references encourage the Planning and Zoning Commission and City Council to consider whether specific legislative zoning decisions are compatible with other written community planning policies that may come from a variety of sources. It shall be the policy of this Commission to recommend to the City Council an amendment to the approved Future Land Use Map, if any recommendation for a zoning map amendment is recommended by the Commission which is not consistent with said map and accompanying Consistency Statement." RECOMMENDATION • Discussion and recommended adoption of Consistency Policy for presentation to City Council as part of Comprehensive Plan, Mapping and Ordinance Update Process