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HomeMy WebLinkAboutPacket - 09/20/2017 - Planning and Zoning CommissionPLANNING AND ZONING COMMISSION MEETING NOTICE DATE: Wednesday September 20, 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. Pledee of Allegiance 3. Roll Call 4. Public Input - (five minutes total on non -agenda items only) S. Consideration of Approval of Meetint; Minutes: August 16, 2017 Regular Meeting and August 31, 2017 Special Meeting 6. Z-915 Public Hearins—Use Variance at the northeast corner of Crystal Lake Road and Mill Street Applicant: Chad and Jennifer Mihevc, 3113 W. Lorient Dr., McHenry, IL 60050 Requested Actions: Assembly use, along with a minor retail operation and any other variances required to operate a teen center/similar use on the Subject Property Location of Subject Property: The subject property is located at 4105 W. Crystal Lake Rd, 7. Review of proposed process of updating Existing and Future Land Use Maps, Comprehensive Plan, Zoning Ordinance and Subdivision Control and Development Ordinance 8. Staff Report: Next Meeting Date October 18, 2017 9. Adjourn The Lity of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in acustomer-oriented, efficient and fiscally responsible manner. City of McHenry Planning and Zoning Commission Minutes August 16, 2017 Vice -Chairman Thacker called the August 16, 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, Sobotta, Thacker, and Walsh. Absent: Strach. Also in attendance were: Director of Economic Development Martin and Economic Development Assistant Wolf. Approval of Minutes Motion by Meyer, seconded by Miller, to approve the June 21, 2017 regular meeting minutes of the Planning and Zoning Commission Meeting as amended: Voting Aye: Meyer, Miller, Thacker, and Walsh. Voting Nay: None. Not Voting: None. Abstaining: Doherty and Sobotta. Absent: Strach. Motion carried 4-0. Public Hearing: Full Circle Communities, Inc. (Applicant) for Jonco Properties LLC (Owner) File No. Z-913 3512 W Pearl Street; 3516 W Pearl Street; 3518 W Pearl Street and 1404 N Richmond Road Zoning Map Amendment from RS-4 and C4 to RM-2; Variances; and Preliminary and Final Plat of Subdivision on the Subject Property Director of Economic Development Martin stated a new Special Meeting on this case is scheduled for Thursday August 31 at 7:30 p.m. due to a publication error for the original Regular Meeting date today. All public notice requirements have been met for the scheduled new Special Meeting date. Public Hearing: Kevin and Barbara Schechtel File No. Z-914 3615 W. Waukegan Road Use Variance from Article IV Residential Districts to allow a two-family dwelling on the Subject Property Vice -Chairman Thacker called the Public Hearing to order at 7:35 p.m. regarding File No Z-914, an application for a use variance from Article IV Residential Districts to allow atwo-family dwelling on the subject property as submitted by Kevin and Barbara Schechtel, 810 Old Oak Circle, Algonquin, IL 60102. Planning and Zoning Commission August 16, 2017 Page 2 Vice -Chairman Thacker stated Notice of the Public Hearing was published in the Northwest Herald on July 31, 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 was Mr. Kevin Schechtel, 810 Old Oak Circle, Algonquin, IL, owner of 3615 W. Waukegan Rd., McHenry, IL, who was sworn in by Vice -Chairman Thacker. Mr. Schechtel provided a summary of the request before the Commission at this Hearing stating they purchased the property 11 years ago as a rental investment property. The lower tenant moved in January 2017 and they did not seek another tenant as they were selling the property and wanted to leave the option of rental open for a new buyer; however upon finding a buyer through the loan process they discovered the 2-unit use (above and below) was non- conforming. They are here to make the use legal as an above and below rental unit. 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. Single-family attached dwellings and townhomes are buildings with more than one dwelling unit separated by a common vertical wall. In accordance with the City's zoning ordinance they are essentially the same with one exception. Single-family attached dwellings are required to be on individual lots (zero lot line/no building setbacks) and townhouses are on one lot. A two-family dwelling is simply one building with two dwelling units and amultiple-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 or 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. 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. Director Martin stated 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, since one of the two units has been vacant for more than 30 consecutive days the non- conforming two -flat cannot be reestablished, second unit occupied, without complying with the zoning ordinance. One way to comply with the zoning ordinance is to obtain a use variance. Approval criteria to be considered when evaluating a request for a use variance were discussed. The RA-1 zoning designation has been utilized in other areas of town but only in what we know as traditional townhome developments: Legend Lakes, Kresswood Trails, and Timber Trails. The Planning and Zoning Commission August 16, 2017 Page 3 proposed use variance will certainly not alter the local character and is consistent with the comprehensive plan. Maintaining the RA-1 zoning and approving a use variance to allow a two-family dwelling makes more sense because it allows these buildings in the older part of town, many constructed in the nineteenth century, to remain and continue to be utilized as they were intended. However under the RA-1 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 3615 Waukegan Road to allow a two-family dwelling and Staff finds all requirements in Table 32(A) of the zoning ordinance have been satisfied. Vice -Chairman Thacker invited questions and/or comments from the Commission. Commissioner Miller stated she will abstain from the vote because she has had a past working relationship with the property owners but will participate in discussion. Vice -Chairman Thacker opened the floor to questions and comments from the audience. Mr. David Scott, 3619 Waukegan Rd., McHenry was sworn in by Vice -Chairman Thacker prior to addressing the Commission. Mr. Scott just wanted to clarify the use would only be two residential units above and below or single family and no other use. Director Martin answered affirmatively. Commissioner Sobotta asked if the use transfers with the property. Director Martin replied affirmatively. He explained it is only nonconforming now because one unit was vacant for more than 30 days. Mr. Schechtel stated there is one water service but two electric services and two separate entrances on the property when asked by Director Martin. Commissioner Thacker asked if this will happen with other properties on the street. Director Martin stated it could happen but it is very difficult to determine just by looking at these homes whether or not they are being used in the same manner so if it comes up it will be in the same way this one did —through the loan process in a property sale. Vice -Chairman Thacker closed the public comment portion of the hearing at 7:50 p.m. Commissioner Meyer asked if one of the units remains unused for more than 30 days again if this use variance would eliminate any problem in the future. Director Martin stated yes, that is the purpose of this petition. Motion by Meyer, seconded by Doherty, to recommend to the City Council with regard to File No. Z-914, approval of an application for a use variance from Article IV. Residential Districts to Planning and Zoning Commission August 16, 2017 Page 4 aHow a two-story dwelling on the subject property be granted and Staff finds all requirements in Table 32(A) of the zoning ordinance have been satisfied. Voting Aye: Doherty, Meyer, SClbotta, Thacker, and Walsh. Voting Nay: None. Not Voting: None. Abstaining: Miller. Absent: Strach. Motion carried 5-0. Vice -Chairman Thacker closed the Public Hearing regarding File No. Z-914 at 7:51 p.m. Staff Report There is a special Planning and Zoning meeting scheduled for Thursday August 31, 2017 at 7:30 pm to consider a petition by Full Circle Communities Inc. for a zoning map amendment, variances, and preliminary and final plat of subdivision for the property located at 3512, 3516, and 2518 W. Pearl Street and 1404 N. Richmond Rd. The next regular Planning and Zoning meeting is scheduled for Wednesday, September 20, 2017. Commissioner Walsh gave a recap of the planning meeting he and Commissioner Strach attended in Lakemoor and thanked Director Martin for informing them of the meeting. Director Martin gave a brief overview of future planning he will work on with the Commission implementing updates to the City's Comprehensive Plan. Adjournment Motion by Miller, seconded by Walsh, to adjourn the meeting at 8:05 p.m. Voting Aye: Doherty, Meyer, Miller, Sobotta, Thacker, and Walsh Voting Nay: one. Not Voting: None, Abstaining: None. Absent: Strach. Motion carried 6-0. The meeting was adjourned at 8:00 p.m. Respectfully submitted, Dorothy M. Wolf, Economic Development Assistant City of McHenry City of McHenry Planning and Zoning Commission Minutes August 31, 2017 Chairman Strach called the special August 31, 2017 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the following: Meyer, Miller, Sobotta, Strach, Thacker, and Walsh. Absent: Doherty. Also in attendance were: Director of Economic Development Martin, Economic Development Assistant Wolf and City Attorney Cahill. Public Hearing: Full Circle Communities, Inc. (Applicant) for Jonco Properties LLC (Owner) File No. Z-913 3512 W Pearl Street; 3516 W Pearl Street; 3518 W Pearl Street and 1404 N Richmond Road Zoning Map Amendment from RS-4 and C-4 to RM-2; Variances; and Preliminary and Final Plat of Subdivision on the Subject Property Chairman Strach called the Public Hearing to order at 7:40 p.m. regarding File No Z-913, an application for: • Zoning Map Amendment from RS-4, High -Density Single -Family Residential and C-4 Downtown Commercial to RM-2 High -Density Multi -Family Residential • Variance from the minimum required front yard building setback requirement • Variance from the off-street parking and loading requirements • Preliminary and Final Subdivision Plat Approval • Any other variances required to develop the Subject Property in substantial conformance with the site and landscape plans and building elevations submitted as part of the zoning petition on the subject property as submitted by Full Circle Communities, Inc., 310 S Peoria #500, Chicago, IL 60607. Chairman Strach stated Notice of the Public Hearing was re -published in the Northwest Herald on August 161 2017. Notices were mailed to all abutting property owners of record as required by ordinance. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. In attendance were: Jordan Bartle, Project Manager, Full Circle Communities, Inc., 310 South Peoria Street #500, Chicago, IL 60607; Lindsey Haines, Vice President, Full Circle Communities, Inc., 310 South Peoria Street #500, Chicago, IL 60607; Therese Thompson, Vice President, Cordogan Clark & Associates, Inc. (Architects and Engineers) 960 Ridgeway Ave., Aurora, IL 60506; Eric Huffman and Katie Miglove, Over the Rainbow Association, 2040 Brown Ave., Evanston, IL 60201; Planning and Zoning Commission August 31, 2017 Special Meeting Page 2 Andrea Inouye, Sr. Vice President, Full Circle Communities, Inc., 310 S. Peoria St. #500, Chicago, IL 60607; and Andrew Johnson, Civil Engineer, Manhard Consulting, Ltd. 900 Woodlands Pkwy, Vernon Hills IL 60601; and Laura Franz, TLS Veterans, 5330 W Elm St., McHenry IL, who were sworn in by Chairman Strach. Ms. Haines provided a summary of the request before the Commission at this Hearing stating they are very appreciative of the opportunity to be able to make this request before the commission. Ms. Haines explained the proposal being brought forth tonight to bring much needed housing to seniors, veterans and persons with disabilities. Mr. Bartle stated their request is for Pearl Street Commons for 25 units along with TLS Veterans and Over the Rainbow. Full Circle is acting as the developer with TLS and Over the Rainbow operating the complex. The plan they are following is one where tenants are partners and help applicants navigate the VA system, transportation system, etc. Help given is entirely voluntary and at no extra cost to the tenants. The project will be Green certified through energy star and will use native landscaping. All building and units will be accessible and fitted with wider doorways and hallways, grab bars, etc. They also will work with Paralyzed Veterans of America architects with design. Mr. Bartle further stated the project is fully funded and capital is all lined up; it is not reliant on state grants. They also have a bank loan and an energy efficiency housing grant through McHenry County and Citibank. The $7 million project will create 40 temporary construction jobs and develop a long-term piece of vacant land. Full Circle hopes to close in November, expect approximately 11 months of construction, and are hoping to open in the Fall of 2018. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating many different types of land uses have been proposed on the subject property in the past and re -stated the applicant's request. The subject property has been difficult to find an appropriate land use for a couple reasons including: • It's in an infill property in the midst of an established neighborhood; • Richmond Road, once a two-lane road now widened to five lane cross section; • The property is surrounded by multiple land uses including commercial and residential; • Traffic and circulation at Pearl and Richmond is heavy and problematic at times and any use should not spillover and adversely impact adjacent uses -such as create cut -through traffic through the existing established residential neighborhood; • Residential is certainly appropriate however single-family residential at this location is not the highest and best use; • Commercial is also appropriate however the intensity of a commercial use must not adversely impact the surrounding neighborhood to an extent where it becomes more of a nuisance land use than one of convenience and benefit to the residents; Planning and Zoning Commission August 31, 2017 Special Meeting Page 3 • The property is close to downtown; shopping; located on the Pace Suburban Bus Route; Veterans Memorial Park and ideally any use should allow these amenities to be benefits. The ideal use should be one that is transitional in nature and one that incorporates some features of the surrounding neighborhood but one that includes more modern conveniences; takes advantage of the location, on the periphery of downtown; access to transit; within walking distance to parks; shopping and restaurants. Director Martin stated this is a request presented by Full Circle Communities in collaboration with Over the Rainbow and TLS Veterans on the Project. They are proposing to build 25 apartment units, one and two bedrooms, of accessible housing coupled with supportive services targeted to residents with physical and sensory impairments including many Veterans. Full Circle first presented to the Community Development Committee in 2016 and since then had several meetings with City Staff and has received full funding for the proposed 25-unit project. The initial project consisted of 47 dwelling units however Full Circle was unsuccessful in obtaining funding for this building; therefore the project was scaled down to 25 units using the same partners and having the same objectives as the initial proposal, simply less units due to the funding being sought. Full Circle would like to continue to apply for funding and construct a second building in the future, however at this time this is only conceptual in nature. The Core -Downtown Sub -Area Plan and Comprehensive Plan as well as the City's Economic Development Plan and their correlation to this application were identified. The applicant has projects similar to this in other locations, their most recent in Richmond, Illinois. Director Martin stated Staff, Mayor Jett, Alderman Schaefer and others have worked extensively with Full Circle to address potential concerns of neighbors from past projects and Full Circle held more than one public open house to discuss and address community concerns. Initial concerns expressed included: height of the building which is less than 34 feet; forty feet is permitted in the RM-2 zoning district and typically 35 feet is permitted in single-family districts. Other concerns included building architecture and proximity to residential and reduction in property values. Full Circle provided a report which summarizes an analysis completed and the relationship between their projects and surrounding property values. Director Martin read from and summarized the staff report and application submitted on the request, including the petitioner's proposal to utilize the existing City right-of-way to the north of the property solely for emergency access. The vacation of the alley would be considered by the City Council. Director Martin stated the unique challenges on the subject property in regard to the Zoning Map Amendment. The City's Comprehensive Plan designates the site as Medium -Density Residential and the Core Downtown Sub -Area Plan states the subject property should be redeveloped as residential. The Sub -Area Plan talks about the property being located in an area Planning and Zoning Commission August 31, 2017 Special Meeting Page 4 of transition due to the fact the planning area which encompasses the subject property does not have a clearly -defined land use pattern. The traffic on both Route 31 and Pearl Street is not conducive to allowing additional single- family residential dwellings. Also, Route 31 has been expanded to a five -lane cross section from Illinois Route 120 on the south to Washington Street. When past projects have been proposed on the subject property, citizen concerns were expressed about negatively impacting the character of the surrounding neighborhood, traffic congestion, safety of Montini school children and other miscellaneous impacts including noise and smell. Staff supports the rezoning to RM-2 because it's consistent with the Comprehensive Plan which designates the site as Medium -Density Residential. Director Martin explained history on past projects proposed on the site stating the Full Circle project is an ideal transitional use. It is low impact in terms of traffic; within walking distance to downtown; provides housing to those who for the most part are unable to work and is in directly proximity to public transportation. Director Martin stated Staff supports both variances being requested. Full Circle, through the development of past projects, has data supporting the fact that a standard parking ratio for apartments is not needed. All of these units will be accessible units. Most of the residents will not drive. Parking will be needed for support services and guests. In the RM-2 zoning district, the front yard building setback required is 30 feet and the corner side yard is 15 feet; however due to the subdivision of the property, the front yard by zoning definition for the proposed building is on Pearl Street. Staff believes having the building closer to the road on Pearl Street makes more sense for a couple of reasons: it provides a more defined streetscape and it's farther from the residential to the north. Director Martin stated in regard to the Preliminary and Final Subdivision Plat, the applicant is proposing to subdivide the site into two lots. Proposed Lot 2 is the location of the 25-unit building and proposed Lot 1 would be developed in the future. The primary purpose of the proposed subdivision is for financing purposes and he noted that if a building is proposed on Lot 1 in the future the applicant would be required to come back to Planning and Zoning and City Council because the front yard would be on Pearl Street -currently depicted as 15' but should be changed to 30', and the corner side yard would be off of Richmond Road and be 15'. As previously stated staff is supporting the vacation of the alley with the conditions that it be paved as a driveway for the two users, only utilized by Full Circle for emergency access, and maintained in perpetuity by Full Circle. If the vacation is not approved by City Council Full Circle is still required to maintain a 15' landscape buffer to the north and east. The proposed plat incorporates easements for servicing all three proposed lots with water, sewer, gas and electric, as well as to accommodate cross access and drainage. There will be no Planning and Zoning Commission August 31, 2017 Special Meeting Page 5 additional direct access to Richmond Road, with the exception of emergency only access to the subject property and this will be stipulated on the approved plat. Perpetual access easements for benefitting property owners currently utilizing the alley, as well as maintenance of alley, shall be reflected on the final plat. The preliminary and final plats are being combined due to the relative simplicity of the request. The Subdivision Control and Development Ordinance requirements were discussed. An initial review of the plats, traffic study and engineering has been completed by the City's engineer and the project would proceed to City Council once all engineering comments have been addressed. Director of Economic Development Martin stated Staff recommends approval of a zoning map amendment from RS-4 and C-4 to RM-2 for the Subject Property and Staff finds all requirements in Table 33 of the Zoning Ordinance have been satisfied; and Approval of Variances for off-street parking and loading from 51 spaces to 33 spaces and a front yard building setback variance from 30 feet to 15 feet with the following conditions: • Site is developed in substantial conformance with site and landscape plans and building elevations as submitted; • Full Circle work with Pace Suburban Bus in locating a bus transit shelter in the proximity of Richmond Road and Pearl Street and incorporated modifications to site plan, at a minimum -including a canopy and outdoor seating area on the west side (front of the building for residents waiting for a Pace Paratransit bus); A conceptual layout shall be provided to staff prior to City Council consideration; • If bus shelter and/or canopy/seating area cannot be accommodated Full Circle shall submit justification/documentation substantiating why this requirement cannot be met; And Staff finds that all requirements in Table 32 of the zoning ordinance have been met; and Approval of the preliminary and final plats of subdivision with the following conditions: • All recommendations by City engineer to develop property are finalized prior to City Council consideration; • If alley is vacated by City Council -Full Circle shall provide a 24' paved driveway to residents currently utilizing alley, as well as a perpetual access easement and agree to maintain the alley in perpetuity (this shall be included on the final plat and recorded against both properties so any future owner would be aware of these conditions); • If alley is vacated by City Council it shall only be utilized by Full Circle (subject property) for emergency access only and this shall also be included on the final plat; • Final plat shall reflect front yard setback of 30 feet for Lot 1. • Full Circle shall prepare a plat of vacation to be considered by the City Council and be responsible for publication of public hearing notice. Planning and Zoning Commission August 31, 2017 Special Meeting Page 6 Director Martin read into the public record a letter of support received by Clearbrook (Creating Opportunities for People with Disabilities), 1835 W. Central Rd., Arlington Heights IL 60005. Chairman Strach invited questions and/or comments from the Commission. Commissioner Thacker asked why Full Circle chose this piece of property. Ms. Haines stated they were excited to find a site so close to downtown with access to transportation and close integration to the rest of the community for walkable areas, which is typically what they look for but not always easy to find. Commissioner Meyer asked what the typical occupancy rate is on Full Circle's developments and whether or not they are mainly handicap accessible. Ms. Haines stated they are typically 98% occupied but there is no cookie cutter style. The development in Richmond has 25 units with housing for seniors and a portion for veterans as well. They have a 32 unit development in North side of Chicago together with Over the Rainbow which is specifically designed for persons with disabilities and they are able to implement the research and experience used on the other Chicago development on this site as well. Commissioner Meyer asked how many applicants, if any, have been pre-screened for this development. Ms. Haines stated 20 people have asked for information just from the advertising and newspaper articles that have been published so far. Commissioner Thacker asked how many of the 25 units would be 1 bedroom and how many would be 2 bedroom units. Mr. Bartle responded there are plans for (22) 1-bedroom and (3) 2- bedroom units. Commissioner Sobotta asked for an explanation as to how this proposed 3-story building in a residential area, which includes single-family homes, does not alter the character of the neighborhood. Ms. Haines stated this is considered a transitional area between single-family homes and the commercial businesses across the street(s). The height they are proposing is below the height required for a single family home. They are conforming to the buildings being built below the height requirements of any adjacent zoning districts. Ms. Haines further stated in regard to the character of the area that this development is also surrounded by a bank, church and school and it is similar and is contextual given the mixed use in the surrounding area. Mr. Bartle stated they have design selections and colors that are taken into consideration based on the surrounding community. Ms. Haines added they believe they are going above the landscaping requirements by building a fence for added buffer to the residential homes. Commissioner Miller asked if they foresee any huge obstacles in construction if the project is approved. Mr. Bartle responded they believe they've addressed the obstacles and the zoning change and building permits are the last hurdles. Commissioner Miller inquired if there have been any unusual or common difficulties in the construction process in the past projects they have done. Mr. Bartle stated no, all the projects have basically been on time and mimic the plans that are and have been presented here and in the initial stages of each project. They Planning and Zoning Commission August 31, 2017 Special Meeting Page 7 have several different guarantees in the process that the development they propose is the same as the development that is actually built. Commissioner Thacker commented at the Open House which was held at at, Marys Full Circle indicated the project would not require so many parking spaces because not many of the tenants drive or even have cars. Ms. Haines stated they find between all their developments they have 14 spaces for 52 units and only 5-6 spaces are utilized. Their Naples Florida development has 250 units with approximately 120 parking spaces and only about 58 spaces are utilized. They look at their portfolio of projects and consult with partners, in this case Over the Rainbow, and take the numbers on those projects into account when submitting new proposals. Chairman Strach opened the floor to questions and comments from the audience at 8:16p.m. The following were sworn in by Chairman Strach prior to their addressing the Commission: Laura Franz, representative for TLS Veterans described TLS Veterans mission. She stated they will become involved in two ways. Veterans will either call them after getting into a development for further help or ask them for housing and they call Full Circle for them. Veterans' services they provide are whole range — food, furniture, veteran peer to peer support, counseling, transportation etc. with the goal of helping them maintain satisfying housing. Tom McCormack, 1111 Pontiac, McHenry stated he is a VFW member who met Mr. Bartle at a presentation on the project that was held at the McHenry VFW. The Open House was very well received and many officers and board members are in favor of the project and would like to see more units and more projects like this supported. Mr. McCormack stated there is a disabled veteran in the room on a fixed income currently living in a second floor apartment and on disability who needs better accessible housing. The VFW actively supports the project. Nancy Henningfield, representing First Midwest Bank, 1308 Richmond Rd., stated the bank wants to be an active member of the community and due diligence has been done by the City and they are available and are looking for ways to help and support this project. Jane Gregory, 3519 N. Richmond Rd., representing Senior Services of McHenry stated Full Circle helps and works with their organization to help residents preserve their independence by providing social experiences, promoting their rights and dignity, and protecting their mental and physical well-being of the community members. Senior Services fully supports this project. Carol Cooney, 1313 N Richmond Rd., stated her main concern is whether this is for our local veterans and local persons with disabilities. Ms. Haines responded it is not legal to restrict residents accepted to a certain municipality but they chose here because they work with many local organizations and will market locally and take tenant referrals in that way. There are many in the area that require their type of help. Commissioner Strach stated it is first come- Planning and Zoning Commission August31, 20175pecial Meeting Page g first served process. Ms. Haines stated at the Creekview development in Richmond all tenants are from Richmond and their vicinity or relatives of local residents. Ms. Cooney asked if a bus shelter is necessary since there is such a large entryway provided on the drawings. Ms. Haines stated the bus shelter depicted would be for the local Pace line and transportation for tenants as well as all city residents but the entry vestibule would be for residents only who need other forms of transportation. Director Martin explained the different bus options and other transportation options available in the City. Ms. Cooney asked in regard to the alley being used only for emergencies if there will be curbing added along the north end or landscaping in order to keep regular usage of it into the property. Director Martin stated it isn't a public street and would be used in the same way it is used now, except it will be paved. Mr. Bartle stated the alley is not being connected to the parking lot. Ms. Cooney asked for an explanation of the setback variance. Director Martin provided the detailed explanation. Ms. Cooney stated this plan is for 25 units in Building 1 and asked what the maximum number of units will be once the second building is done. Mr. Bartle stated the second one will not be any larger so there would be a maximum of 50 units. Ms. Cooney stated a concern and asked how many parking spots are allotted altogether. Mr. Bartle stated there will be 50 total parking spots 4 of which are handicapped parking spots. Director Martin stated the number of handicap accessible spots is mandated by the Illinois Accessibility Code which is mandated by the number of required spaces. Ms. Haines stated they may also provide assigned parking if more accessible spots are required by residents and they are proposing better than a 1:1 proportion on the property. She further stated they would have to come back for approval on the second building and if there are issues it could be addressed at that time. Further discussion was held regarding parking requirements and how they are met. Sherry Sullivan, 8909 Burton Rd., Wonder Lake stated she went to the Open House with a special needs son in the hope he may be able to have a place to live on his own. She stated that while this development does not meet their needs because he needs 24-hour care, she is happy to support this project having helped a veteran in the area who had to walk everywhere and did not have an accessible living conditions in the past. He had to move to Mattoon IL because that was the closest place he could find veterans housing and his health and well-being declined quickly because that area was not close to town and the amenities he needed. Ms. Sullivan stated it is important to have this development in the heart of McHenry and for the City to help and care for our Veterans, show them respect and to have some heart, as The Heart of the Fox, the city's motto states, and show our veterans some compassion. Tim McCann, 3507 Broad St., stated he is an adjacent property owner living north of the subject property. Mr. McCann stated he thinks it's a great idea in concept but proposed in the wrong form. Mr. McCann asked what the top height of the roof line of the building will be, what the setback is on the craftsman style single family home to the east, and how far the completed building will be from the residence to the east, stating he opines it will be too close as it is proposed and will block views from his own property as well as the one from the east. Architect Thompson stated the top roof line is at 38' 10" and the setback to the property to the east is 25'. Mr. McCann asked if there is a density requirement for this RS-4. Director Martin Planning and Zoning Commission August 31, 2017 Special Meeting Page 9 stated it is based on the land area per the unit size. Mr. McCann read from the ordinance that "for a population up to 31 persons per acre" and stated they are taking a 1.4 acre property, splitting it in half to .7 acres and putting 25 people plus an attendant on the property. Director Martin stated 31 persons per acre is a general guideline and has many variables further stating Full Circle meets the RM-2 zoning requirements in the request for this development. There are different land use impacts for different projects. Director Martin stated Mr. McCann is referring to a description of the district but Full Circle meets the land area per dwelling unit outlined in the zoning ordinance. Mr. McCann asked if RS 4 is a special zoning for a downtown area. Director Martin stated RS-4 zoning is for 5000 sq, ft, city lots. C-4 is the downtown district zoning of which the east half of this property is, which has no setback requirements. Director Martin further explained FAR (floor area of the inside of the building to the lot area). Mr. McCann asked why they can't build out rather than up to truly fit in the character of the area. Director Martin stated this is a tough site to redevelop. Director Martin stated it is 38' to the top of the building and it is not the standard to measure to the top but rather to measure to the median level. That means in RM-2 a building to the top could go to 45' by zoning requirements. Mr. Martin also opined building out is not practical economically and this project in this area provides a need for housing, most residents don't drive, it scored very competitively and this is an ideal use. Director Martin looked at the buildings in the vicinity and there is a house to the north that has a height of 35' plus right now. Attorney Mark Saladin, 40 Brink St., Crystal Lake stated he serves as a director on the TLS board. And they provide many excellent programs in support of veterans. Has seen other proposals on this site turned down. It is definitely a transitional site. He sees it as more of a commercial area that would support this type of a project in all due respect to the neighbors. Mr. Saladin opined the City has to look at needs that go beyond the neighborhood issue and must serve the needs of the community and supports this request. Pam Gough, 3615 Freund Ave., directed a question to the engineer stating her neighborhood gets a lot of drainage water and she wants to know where the water and snow from this property will enter the City's drainage system and where it will drain to. Engineer Andrew Johnson stated the water on the existing site currently drains into four drywells in the asphalt parking lot but the proposed site will be proposing the site drains to the permeable paver system and the water will take advantage of the highly infiltratable soils and guarantee the water will be able to infiltrate. Ms. Gough asked where the water enters the storm sewer system. Engineer Johnson stated it will not enter the City's storm water system but instead will enter directly into the soil. Ms. Gough expressed a need for certification from somebody on what is being proposed for this. Director Martin stated full engineering must be gone through in the permit process and they must run full calculations and run a computer model to certify it. He offered to put Ms. Gough in touch with the City's engineer as well as Engineer Johnson to set up a meeting to fully explain things. Commissioner Strach stated Full Circle's design is using impervious paving designed to make the water go into the soil as a new technology (not yet Planning and Zoning Commission August 31, 2017 Special Meeting Page 10 used in the City) but must still meet the storm water ordinance. Ms. Gough stated traffic could impact her neighborhood with cut-throughs, etc. Director Martin stated a traffic study was done and is included in the submittal. Peak times are looked at as well as level of service (time sitting at an intersection). Director Martin offered to provide the traffic study to Ms. Gough. Earl Connor, 3513 Broad St., McHenry stated the height has been addressed but still questions when two 3-story buildings are there whether the character of the neighborhood will be compromised. He would like assurance it still can be addressed before a second building is built. Commissioner Strach responded affirmatively. Ms. Haines stated the project can sustain itself as one building but there is an immense need for more units. Mr. Connor asked if any other properties have been considered that may not need variances, etc. Director Martin has tried getting affordable housing in the city many times and the numbers don't add up because they can build cheaper farther from here and get higher rents. Mr. Connor asked why this particular small 1-acre property was chosen. Ms. Haines stated they do consider all properties on the table and available but they have to work with cooperative sellers, price has to be right, soil conditions have to be right and they are on limited timelines due to funding. They did look at other sites but this site met most of their criteria. Sue Meyer, 4013 Boone Creek Circle, McHenry, stated she is former Mayor of McHenry and Special Education teacher for 33 years and is also on the board of the Pioneer Center and Home of the Sparrow. Mrs. Meyer stated she has been through several processes where agencies have tried to move services into established residential neighborhoods. She believes this is the most perfect location for this type of service and development due to proximity to everything in town and the perfect transition from commercial to residential from Route 120 to Route 31 and Mr. Colomer has tried to find the best fit for his property which is difficult to develop and he took the time to seek something that would be best in the city based on past proposals. Mrs. Meyer stated Mr. Colomer has a right to develop the property and it will not remain vacant forever. She stated we are the Heart of the Fox, and pride ourselves on our patriotism and the city and its residents are honored Full Circle selected our city for this development for our most distinguished citizens. Sam Tenuto, Pioneer Center, Dayton Street Campus, McHenry stated Pioneer Center does work with Full Circle and TLS Veterans and Over the Rainbow. He has seen competency, skill, and diligence tonight and an excellent process in place. There is an opportunity her for the City. These tenants will participate in the community (businesses, schools, churches, etc.) and give back to the community. Their help is an underutilized resource. Veterans ask for nothing and we as a community need to step up and not miss out on an opportunity to help them. Jeff Knoll, 3505 Broad St. stated he honors veterans and sees the great need for the service but thinks this project is trying to fit too much into too little space. Mr. Knoll stated he and his property will be directly affected by this development. He questioned whether all conditions have been met and asked for a list to review. Director Martin responded that he would be happy to give Mr. Knoll a copy of the Staff Report which details how all criteria have been met Planning and Zoning Commission August 31, 2017 Special Meeting Page 11 and all the criteria is in the ordinance. He further stated that the entire packet is posted online on the City's website and available to anyone. Mr. Knoll asked if any property value impact study has been done. Ms. Haines stated they do look at property value impacts and has provided it to one of the neighbors who asked. MILS was looked at in their Milwaukee Avenue project and the average list price within 1/4 mile was about $252,000 before their project was built. In the study the average price today is $335,000 and this is a testament that the building did not impact things negatively. Director Martin stated no specific study was done on this site but vacant land can have an impact because people don't know what can go there. Mr. Knoll stated he has gotten conflicting information from realtors. Ms. Haines stated they did look at assessed values before and after building the properties neighboring other projects and all increased, none decreased. Mr. Knoll opined there are other favorable places in McHenry with more green space for this project and further stated he would like to see a parking lot with a fountain in it on this property as a better use and need downtown. Mr. Knoll asked for a description of the application process. Ms. Haines described the rigorous tenant selection process which includes personal interviews, reference and criminal background screenings. Mr. Knoll asked if preferential treatment can be given to veterans. Ms. Haines responded affirmatively. Mr. Knoll asked for information regarding proposed rent on units. Mr. Bartle stated maximum rent is $970 for a 1-bed unit and $1,130 for a 2-bed unit including utilities but tenants won't pay more than 30% of their rent because they will pay on sliding scale based on their income and other resources available to them. Mr. Knoll asked what the floor area ratio for the building and proposed property is. Architect Thompson stated because the lot is being subdivided it is 1:1 which is what the requirement is. She stated the gross floor area has been calculated but she doesn't have the exact number. Director Martin stated because they are requesting a different type of zoning they did not calculate it but since the building is 22,000 sq. ft. and the lot is larger the calculation is probably less than 1:1. Mr. Knoll opined the zoning board should consider floor area and outside space. Director Martin stated it isn't being considered because it is not part of the request. He further stated the floor area being stated is way below what would be required and could actually be four times what they are proposing. Discussion and explanation ensued. Commissioner Strach stated the ratio is less than half of what is required and could be addressed by City Council adding that outdoor space is definitely available close to the development with Veterans Park close by. Mr. Knoll asked if the Fire Department looked at the plans for fire access. Director Martin stated the plans meet the setback and if the project is approved the Fire Department will be consulted when final building plans are submitted. That is a building issue not a zoning issue. Director Martin further stated original plans were actually sent to the Fire Department already because the City works closely with them, but it is not on the agenda for zoning criteria. He stated the building department inspectors look at the plans from the beginning even before final plans are given. Mr. Knoll questioned whether public notification requirements were met for this hearing because signs were put up but then disappeared. Director Martin responded all the requirements were met and no steps were missed for this hearing including pictures of the signs being posted. Mr. Knoll questioned the ADA code on handicap spaces and the criteria and requirements were discussed. Mr. Knoll stated he would like to see a longer 2-story building turned sideways instead of the proposed plan or a parking lot with a fountain. Planning and Zoning Commission August 31, 2017 Special Meeting Page 12 Commissioner.Walsh asked Ms. Haines now many years of experience Full Circle has in these projects. Ms. Haines stated they have been around since 1999 and built in Naples FL in 2002 but their first housing development specifically for people with disabilities was 2 years ago on Milwaukee Avenue, Full Circle has taken all other projects strengths and weaknesses and used them to develop this project. Veronica Gockenbach, 109 S. Jefferson St., Woodstock, IL stated she works with Thresholds in Woodstock as a housing specialist. Her work includes finding housing for people with disabilities and veterans. She was very excited for Full Circles development, Creekview in Richmond, because she is very aware of the many challenges in finding housing that is affordable and available for veterans, disabled, low-income, bad credit, etc. She has several clients who are leasing with Creekview and have seen great progress in their recovery. She is very impressed with the beauty of the units and how it looks very inviting with no negative connotations. Ms. Gockenbach stated she is even happier with the prospect of this project because it is even closer to the heart of services and transportation like Pace. Affordable and accessible housing is very necessary especially for veterans and based on her prior leasing experience and on the project proposal she is in extreme support of this development. Beth Taylor, 1501 N Green St., believes the proposed project is a good fit for the community adding she has worked in healthcare for more than 30 years and lived on Green Street for 30 years and loves the neighborhood. Her concern is the size of the property and proximity to adjacent houses and she questioned why they are not building closer to the highway for the first building which might give breathing space to adjacent properties and opined it would be better if the project was changed to a two-story building with some space below grade. Ms. Taylor opined although the top of the proposed building is the same height allowed to houses the building when done will be much larger than a single family home. Stephanie Carbone, 600 S. Howard St., Harvard stated she lives in a building run by Over the Rainbow that is occupied by all mobility -impaired tenants and only about our of the tenants have cars. She stated on this property there are only 2 handicap parking spaces but it works because there are so many other parking spaces on the property. This is independent living so many have helpers to assist them but there are always enough parking spots because the traffic comes and goes. She stated it is hard to find section 8 housing but accessible housing is not readily available that's why she is in Harvard. Her current location is not easily accessible on Route 173 and Route 14 for wheelchair access so being closer to shopping and the things they need and being on the Pace line is commendable. Shelters do not work for everyone and if a parking lot were built on the property she opined you might then find homeless persons living/sleeping on the property. Ms. Carbone also stated she is very excited to see the opportunity this project will provide for mobility impaired people like herself as it gives people needing accessibility a comfortable and affordable housing option. Chairman Strach closed the public comment portion of the hearing at 9:45 p.m. Planning and Zoning Commission August 31, 2017 Special Meeting Page 13 Director Martin announced the Staff Report and all other information submitted on this request is available on the City's website and he would be happy to provide it to anyone who asks. Ms. Haines thanked everyone who came out to the hearing and thanked the Commission and the City for their help and cooperation. Full Circle believes the proposal meets the priorities stated in the planning documents and the great need in the community. Motion by Walsh, seconded by Meyer, to recommend to the City Council with regard to File No. Z-913, approval of a zoning map amendment from RS-4 and C-4 to RM-2 for the Subject Property be granted and Staff finds all requirements in Table 33 of the Zoning Ordinance have been satisfied. Voting Aye: Meyer, Miller, Sobotta, Strach, Thacker, and Walsh. Voting Nay: None, Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6-0. Motion by Thacker, seconded by Miller, to recommend to the City Council with regard to File No. Z-913, approval of Variances for off-street parking and loading from 51 spaces to 33 spaces and a front yard building setback variance from 30 feet to 15 feet, subject to the following conditions: • Site is developed in substantial conformance with site and landscape plans and building elevations as submitted; • Full Circle work with Pace Suburban Bus in locating a bus transit shelter in the proximity of Richmond Road and Pearl Street and incorporated modifications to site plan, at a minimum -including a canopy and outdoor seating area on the west side (front of the building for residents waiting for a Pace Paratransit bus); A conceptual layout shall be provided to staff prior to City Council consideration; • If bus shelter and/or canopy/seating area cannot be accommodated Full Circle shall submit justification/documentation substantiating why this requirement cannot be met; be granted and Staff finds that all requirements in Table 32 of the zoning ordinance have been net. Voting Aye: Meyer, Miller, Sobotta, Strach, Thacker, and Walsh. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6-0. Planning and Zoning Commission August 31, 2017 Special Meeting Page 14 Motion by Meyer, seconded by Walsh, to recommend to the City Council with regard to File No. Z-913, approval of the preliminary and final plats of subdivision subject to the following conditions be granted: • All recommendations by City engineer to develop property are finalized prior to City Council consideration; • If alley is vacated by City Council -Full Circle shall provide a 24' paved driveway to residents currently utilizing alley, as well as a perpetual access easement and agree to maintain the alley in perpetuity (this shall be included on the final plat and recorded against both properties so any future owner would be aware of these conditions); • If alley is vacated by City Council it shall only be utilized by Full Circle (subject property) for emergency access only and this shall also be included on the final plat; Final plat shall reflect front yard setback of 30 feet for Lot 1. • Full Circle shall prepare a plat of vacation to be considered by the City Council and be responsible for publication of public hearing notice; Voting Aye: Meyer, Miller, Sobotta, Strach, Thacker, and Walsh. Voting Nay: None. Not Voting: None. Abstaining: None, Absent: Doherty. Motion carried 6-0. Chairman Strach closed the Public Hearing regarding File No. Z-913 at 9:50 p.m. Adjournment Motion by Miller, seconded by Walsh, to adjourn the special meeting at 9:50 p.m. Voting Aye: Meyer, Miller, Sobotta, Strach, Thacker, and Walsh Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6-0. The meeting was adjourned at 8:00 p.m. Respectfully submitted, Dorothy M. Wolf, Economic Development Assistant [Z-915 PLANNING AND ZONING COMMISSION STAFF REPORT: USE VARIANCE TO ALLOW AN ASSEMBLY USE/TEEN CENTER AT 4105 W CRYSTAL LAKE ROAD] Applicant :had and Jennifer Mihevc 3113 W Lorient Drive McHenry, IL 60050 Requested Action Use Variance to allow an assembly use (public/private event/gathering space) along with an approximately 700 square -foot retail operation Site Information Location and Size of Property The property is located at 4105 W Crystal Lake Road on the east side of Crystal Lake Road and north of Mill Street, consisting of approximately 1.35 acres. It includes a parking area. Comprehensive Plan Designation: Commercial Main Street Sub -Area Plan Designation Commercial Existing Zoning and Land Use The subject property is zoned 1-1 Industrial and contains several land uses within the same building which has frontage on West Crystal Lake Road and Mill Street including: an attorney's office, insurance office, and a counseling office. The applicant is proposing to utilize space on two levels of the Historic Flour Mill Building constructed around the turn of the 20th Century. Adjacent Zoning and Land Use North: I-1, Industrial District, Parking Area, Scone Factory (formerly Half-time Pizza); Boncosky Oil and Former Portable Tool Site (vacant for many years and north of Main Street) South: RS-4, Medium -High Density Single -Family Residential (Cooney Heights Subdivision/Prairie Path) East 1-1-Industrial District (Crescent Electric) West: C-5, Highway Commercial District (Orthodontist/Office Bldg; Whispering Oaks Park, Bike Path, Fort McHenry and Hustler) 1 [Z-915 PLANNING AND ZONING COMMISSION STAFF REPORT: USE VARIANCE TO ALLOW AN ASSEMBLY USE/TEEN CENTER AT 4105 W CRYSTAL LAKE ROAD] Background and Description of Request An assembly use is defined as a building, structure, place or parts thereof for groups of people to gather for an event or regularly scheduled program that is educational, cultural, spiritual, social, or recreational in nature. The only exceptions to this definition include: building, tenant space, room or space used for public assembly purposes as defined herein with an occupant load of 25 persons or less and spaces less than 750 square feet in floor area. An assembly use could be a church, an auditorium, a stadium but the commonalities are: people gather for events regularly or somewhat regularly which are educational, spiritual, social, recreational or a combination. Typically, assembly uses are conditional uses in all districts however the subject property is located on Main Street in the Historic Flour Mill Building and zoned 1-1 Industrial -not unlike other properties in the area. While not plaqued, it remains reminiscent of when it was initially constructed circa 1900 when West McHenry or Gagetown was fueled by industry, farming, dairy, lumber and other types of uses one would traditionally see in an older railroad town. Today, however, while still zoned 1-1, the Main Street area is struggling to an extent. Staff Analysis The applicant is proposing a dynamic place for youth to go and receive assistance with academics; different types of interests they may have; health and wellness; participate in social activities; do service projects and much more. I highly encourage you to read the narrative. This is a place, not unlike Garden Quarter Resource Center, geared towards 0 grade through high school and is exactly what I've heard a lot of people asking for -a place for our young people to gather, have fun, do activities, socialize, be supervised and be safe. The applicants have done a great deal of research for well over a year and looked at other locations, such as the one mentioned in Orland Park. [Z-915 PLANNING AND ZONING COMMISSION STAFF REPORT: USE VARIANCE TO ALLOW AN ASSEMBLY USE/TEEN CENTER AT 4105 W CRYSTAL LAKE ROAD] AlaIding or restaurant nnaJing for msnmmt Intpmre ap{,carana• nrn or muscunt Justrial buildings nrnl xlmelscape in this area Extend mad to pA traffic signal acc ICA loan trnRic Alida<Ta<o IklWiden and enhance r Tommy'sRdliing connection he or _I Finland Alain Street Close Borden smith t I:Int street. hr�onrage ntr plot lr=s 'date proprnics don nr cams no to xcommdate n Ian- lines tin Main Stro gee sohesh C contact. chance the strci sc cial &%cIopnrcnl. to tic in with John estel". Maintain historic Mill building as Compiler. r_ Public parking o, cialrollice pmpeny mnilics. \\'ork to relaCale 0Xist- Re -de, -clop to pro, ing name industrial Mw streetscape wi uses to more appropi- buildings fmnling. a le locations in the Jon Stint. harbor cite. Re-decelop,am y fed a tile rear of mixed-uw buildings. - .\ I n n / tale deliveries. t. one _ oppnnuuities for nc Wank clnttly with j.t a�OAw ntcJiun,-Jensit'resi Jcmial Jcrclop txnt. Alnm on dx d<sign of _"' r f, f Iatcml John Street v commuter parking lot. , 7 and create a rww strc (' extending south to 7M :�4�-.i sene the new resido LEGENDo lial desclopment. i. Ra iex-ch`nsitc:for ,nr..u...0 office or-lenainmc tl - -e opponunilics .u.kwnu.,w 15 INA F An important aspect of downtown revitalization is attracting people downtown and keeping them there as long as possible -similar to a shopping center. The proposed use will do that, along 3 [Z-915 PLANNING AND ZONING COMMISSION STAFF REPORT: USE VARIANCE TO ALLOW AN ASSEMBLY USE/TEEN CENTER AT 4105 W CRYSTAL LAKE ROAD] with preserving Me Historic Flour Mill Building as a Commercial/Office Use as stated on the above referenced Main Street Sub -Area Plan adopted by the City Council almost one decade ago. The use will assist in attracting people downtown and at the same time provides a community service. When Garden Quarter Neighborhood Resource Center was located within the Garden Quarter complex there was a direct correlation between its usage, benefit, impact on the community, number of police calls, etc. to the immediate area. However, when they had to relocate to Route 120 the facility is not as accessible because it is not within walking distance to the people it directly serves. Ignite Teen Center is strategically located in the center of town, between East and West Campus, It will draw students who will either walk from East or West Campus or be bused from the high school, Parkland or McHenry Middle School. Some of the students may be student drivers who can be encouraged to use the municipal parking lot west of the train station. The on -site used bookstore will operate from a small area (approximately 700 square feet) and will only draw in a few customers from the community at any one time. The type and amount of traffic and parking resulting from the Center should be typical of the 1-1 and C-5 zoning districts in the Main Street downtown area. This is also an "add value" for other area businesses which may benefit from people who may not otherwise visit downtown McHenry. Main Street, unlike Green Street and Riverside Drive is segregated from the "larger" downtown area, not located in the tax increment financing district, has zoning that is more industrial and land uses and vacancies and as a result is still undergoing a transition. Additionally, the Metra train service will not be expanded at any point in the near future due to funding therefore this use is located where it can be walked, biked or driven to and also in close proximity to Whispering Oaks Park and multiple higher density residential subdivisions including: Cooney Heights, Whispering Oaks, and multiple apartment complexes but also within walking distance of some commercial on Main Street which will benefit this use as well as the others on Main Street, Use Variances are reviewed based on the following criteria in Table 32(A): consistency with comprehensive plan, not altering local character, unique circumstances, reasonable return and practical difficulties and hardship. The applicant has done a good job explaining on Form E the reasons how this use complies with those criteria. Although the building has multiple uses and has great frontage along Crystal Lake Road there is always a vacancy due to the reasons explained on Form E and staff supports the request as presented. 0 [Z-915 PLANNING AND ZONING COMMISSION STAFF REPORT: USE VARIANCE TO ALLOW AN ASSEMBLY USE/TEEN CENTER AT 4105 W CRYSTAL LAKE ROAD] Staff Recommendation Prior to Public Hearing Approval of a Use Variance to allow an assembly use at 4105 W Crystal Lake Road along with an approximately 700 square -foot retail area to offset costs in operating Ignite Teen Center: • All activities shall be conducted indoors unless a temporary use or appropriate approval is sought; • Signage shall comply with Sign Ordinance for assembly and retail use as one (so just one sign as if it were only an assembly use -due to the retail being accessory or subordinate to the retail) unless a variance is sought; • Applicant must comply with all regulations of the McHenry County Health Department as they relate to any kitchen/food prepared (not -for -sale); Staff finds the requirements of Table 32(A) for Use Variances of the zoning ordinance have been met. Attachments • Location Map • Application Packet S Site [Z-915 PLANNING AND ZONING COMMISSION STAFF REPORT: USE VARIANCE TO ALLOW AN ASSEMBLY USE/TEEN CENTER AT 4105 W CRYSTAL LAKE ROAD] tN S' LOCATION MAP: 4105 W CRYSTAL LAKE ROAD AN i. [Z-915 PLANNING AND ZONING COMMISSION STAFF REPORT: USE VARIANCE TO ALLOW AN ASSEMBLY USE/TEEN CENTER AT 4105 W CRYSTAL LAKE ROAD] LOCATION MAP: 4105 CRYSTAL LAKE ROAD Ignite Teen Center Req nest 1•m• Use Variance 4105 West Crystal Lake Road, McHenry, Illinois 60050 llaekground Information Who We Are The Applicants for Use Variance are Chad and Jennifer Mihevc. We, together with a core group of adult volunteers and high school student leaders, want to open Ignite Teen Center (the "Center") at 4105 West Crystal Lake Road in Mcl leery. A teen center constitutes an "Assembly Use" under the City of McHenry "Zoning Code, requiring a Use Variance. The adults that will initially be involved in Ignite Teen Center have many years of experience leading church youth groups, and several are teachers and retired teachers. Ignite Teen Center will be an Illinois nonprofit corporation with 501(c)(3) stahis. All revenue will come From donations and community support. All staff will be unpaid volunteers; no one will receive income from the Center. Our goal is to grow the Center through community financial support and to build a network of high - quality, trained, screened, positive mentors who are willing to invest their time, experience and energy into the youth of our community. We hope that the leaders and citizens of Mellenry will embrace the Center as a valued institution, making a tangible, long-term, positive impact on the lives of youth, adult volunteers and supporters in our community. What is Ignite Teen Center? The purpose of Ignite Teen Center is to provide a safe, positive environment for students 6'" through 12'h grade to explore their interests, discover their potential and develop their life purpose by having adult mentors engage and mentor teens through free, high -quality programs. We will offer free programs and events during afterschool hours and select evenings and weekends. We will design all programs to meet the needs and interests of students in Mcllenry and surrounding comnumitics. We are committed to encouraging and empowering students in a highly -supervised, safe and positive environment. We live in challenging times. It is more difficult than ever to be a teenager, in afast-changing world tilled with mired messages. The early 21" century is a time of constant change and inrmoil1 with Teens +vho must face intense pressures, including increasingly competitive academics, pressures to acquire skills and choose a career that will be viable in a global economy, peer pressures, often toxic social media, poor role models who are hailed as celebrities, the ready availability and prevalence of chugs and alcohol, bullying behaviors, social isolation in a cell phone world, and constant exposure to unhealthy lifestyle choices. Among many other statistics showing the toll these pressures have taken on the younger generation, the National Center for Health Statistics found that between 2007 and 2015 the suicide rate for boys age 15 to 19 increased 31% while the suicide rate for girls in that age group doubled. Many teens feel overwhelmed, lost, lacking in self-esteem and even hopeless. As adults we know the toll this environment is taking, directly and anecdotally. We see statistics on incarceration rates and drug and Page I of alcohol abuse, we witness or read about deviant behaviors and unemployment rates, we recognize un- employability and "perpetual adolescence" due to a lack of job skills and life skills. We watch as a worrisome proportion of the current generation of young people seems to have given up on the American Dream and their purpose in life before they have really begun. [t does not have to be this way. As adults we can and must do something, both at a societal and individual level. Ample research demonstrates the value of mentoring relationships with teenagers. Studies show that mentoring from an effective, authentic, supportive adult mentor helps teens grow intellectually, interpersonally and emotionally. Mentoring, tutoring, life -skill training and coaching teenagers has many benefits for both mentor and mentee, including: better academic performance including higher grades, higher quality class work, higher rate of project completion, and better performance overall, especially in science, communication and interpersonal skills. Fewer unexcused absences in school. Increased high school graduation rate. Lower school dropout rates. Decreased likelihood of initiating drug and alcohol use. Healthier relationships and lifestyle choices. Better attitude about school. I ligher college enrollment rates and higher educational aspirations. Enhanced self-esteem and self-confidence. Improved behavior, both at home and at school. Stronger relationships with parents, teachers and peers. Improved interpersonal skills. Improved social -emotional development. Reduction in bullying (both as a bully and as a victim of bullying). Increased confidence and fewer behavioral problems. Reduction in anxiety and the health problems associated with anxiety. Decreased violent behavior. We have a core group of adult mentors and high school student leaders supporting this program. We will recruit additional mentors in the community who are committed to the goal of empowering and encouraging teenagers in a safe, positive and supportive environment. We hope and believe that leaders in the Mcllenry community will support the Center through donations of time, effort and monetary contributions. Ignite "Peen Center is modeled on The Bridge Teen Center located in Orland Park, Illinois (please visit www.thebridgeteencentcr.or�). "fhe Bridge has made a significant positive impact in Orland Park and surrounding communities in the seven years that it has operated. The Bridge is unique in Illinois in providing the quality and breadth of programs to teens in its suburban community. We have met and had several conversations with Priscilla Steinmetz, the pounder and Executive Director of The Bridge. Mrs. Steinmetz has provided invaluable guidance and insight into how to start, organize, and operate a successfid teen center. The Bridge took on a shape of its own based upon the needs and demands of the Page 2 of 5 Orland Park community. We believe that Ignite will take on its own shape based upon the needs and demands of the McI lenry community. We hope that Ignite Teen Center will, in time, have a similarly large and positive impact within the McHenry community as The Bridge Teen Centcr has had in the Orland Park community. Programs Ignite Tec I Centcr Will Offer Om• programs fit into five general categories: 1. Academic Support — Mentors will help students to maximize their academic potential through homework club and support with specific academic skills and subject -specific assistance. 2. Skills oral Lrierests — Shldents will engage in programs that explore and develop specific interests and skills. Volunteer teachers and mentors will share their experiences and interests by offering engaging, positive, high -quality classes in their areas of expertise. 3. Health oral Wellness —Students will fevro and participate in ways to be physically, emotionally and spiritually healthy individuals in order to maximize their health, wellness and effectiveness as individuals. 4. Social Oppm•hmities —Students will engage in positive, mentor -supervised social activities and events that are designed to build quality relationships. 5. Sec�-ice Projects —Students and mentors will engage together in volunteer community activities as a means to serve, to give back and to learn the value of helping others. Programs will be run by unpaid adult volunteers who have been subject to background checks, screened and interviewed. All programs, adult volunteers and students will be highly supervised. To become a member, students are required to complete a Student Membership Application. Once the form is completed and signed by a parenuguardian and approved by a staff member, students will have access to all free programs. Ignite is a highly supervised environment. Students are required to comply with Ignite's Code of Conduct at all times. Use Vm•immc Applicatimr Selection of 4105 West Crystal T.nke Road We have researched several sites in the City of McHenry and have targeted 4105 West Crystal Lake Road as the best location for the Center. This building is located in the center of town, about half way between East and West campus, and centrally located between Parkland and McHenry Middle School. Therefore the site is within walking distance for high school students. In addition, the bike path is located adjacent to the site and the site contains adequate parking facilities, with the City's municipal lot west of the train station within easy walking distance. The building is in good shape and offers wide open space to conduct our programs. We are confident that the Center will be an asset to the McHenry community and to the downtown area. Rage 3 of 5 Specifications of the Property 4105 West Crystal Lake Road consists of approximately 4,880 square feet of space, comprised of 3,120 on the first floor and 1,760 on the second floor. The property is zoned 1-1. A teen center is an assembly use which requites a use variance under the City of McHenry Zoning Code. It has been vacant for approximately four years except for the north portion of the property being used temporarily as campaign headquarters for State Senator Pamela Althoff. Approximately 45100 square feet of space will be used for tutoring, classes and general meeting space. In addition, the north (approximately) 700 square feet of space in the building will be operated as a used bookstore which will be managed and operated by student volunteers so that they can learn and exercise entrepreneurial skills. The supply of books will be based on donations. All proceeds from sales will be used to offset the expenses of operating the Center. Usc ol'the Property Initially, the Center's operations will consist of the following: 1. Supervised after -school (approximately 2:30 p.nr. through 6:00 p.m.) programming including homework club, mentoring and tutoring, and the eventual addition of subject -specific classes, volunteer opportunities, and other programming. 2, Student -led and operated used bookstore on the premises in order to provide the students with the opportunity to engage in the management and operation of an entrepreneurial venture. Books will be received by donation and sold at a discount from list price, the same as any bookstore. All proceeds will be used to offset the Center's expenses (rent, utilities, etc.). 3. "I he operation of the tiVeekend Meal program dvough the Dishict 15 schools. 4. Occasional evening or weekend classes. Impact of the Center on the Surrounding Area 4105 West Crystal Lake Road is located on the west side of our downtown area. The property is currently zoned 1-1. Property to the north (across Main Street) is zoned C-5. Property to the south (across Mill Sheet) is zoned RS-4. Property to the Bast is zoned I-1. Property to the west (across Crystal Lake Road) is zoned C-5. The operation of the Center should have no adverse impact on surrounding businesses or residents. Programming will be inside the Center and will consist primarily of tutoring and classes. Hours of operation will be primarily between 2:30 and 6:00 p.m., Monday through Friday. The use should have no environmental or outdoor impact other than traffic and parking. I'agc 4 of 5 1'he traffic impact of the Center should be minimal. Most students will either walk or be bused from the schools to the Center. Some of the students will drive and park either on -site or in the municipal parking lot west of the train station. Some traffic impact will occur at the site between 5:00 and 6:00 p.m. when some of the students are being picked up by their parents. The student -run used bookstore is small (approximately 700 square feet) and will not have a high customer/traffic count, and will only operate at times when students are not in school. The parking impact should also be minimal. Currently the site has approximately 23 parking spaces on - site, with room on the north side of the property for additional shaping. Most students will walk or be bused to the Center. Student drivers can park on -site or at the municipal parking lot west of the train station. It is a short walk between the municipal lot and the Property. The student -run used bookstore is small (approximately 700 square feet) and will not require more than a few customer parking spaces at a time, with short (30 minutes or less) visit durations. We believe the Center is an excellent nse for the characteristics of the Main Sheet downtown area and will satisfy a long-term vacancy in a prominent downtown building. The location in the center of downtown, approximately halfway behveen East and West Campus, is ideal for a teen center. Crystal Lake Road is a busy corriclor, but the Center should not have a noticeable detrimental impact on traffic or parking. The uses immediately surrounding the Property include office use west across Crystal Lake Road, vacancy to the north, light industrial use to the east, and residential property across Mill Street to the south. The Center will be a good addition to the character of Main Street/downtown McHenry with minimal detrimental impact to traffic, parking or surrounding properties. Summary We appreciate the time and effort of the City of McHenry staff. In particular, we would like to thank Doug Martin and Dorothy Wolf for their time, help and guidance. We believe that given the opportunity, the Ignite Teen Center, will have a significant, positive, long-term impact through the support of the community. After careful study, 4105 West Crystal Lake Road is the best site for the Center. The operations of the Centel' will have a positive impact on the community with no, or minimal negative impact on, the uses in the surrounding vicinity, or on the parking or traffic situation the Main Street/downtown area. Thank you very much for considering our request. Page 5 of 5 FORM A PUBLIC HEARING APPLICATION Planning and 'Goring Commission City, of McHenry File Number Z-915 333 Souih Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173 l . Name of Applicant Chad and Jennifer Mihevc Address 3113 West Loricnt Drive, McIlem �, IL 60050 2. Name of Property Owner Thomas W. Althoff Trust (If other than Applicant) Address 70 Forest Gate Circle Hinsdale, IL 60523-2129 3. Name of L'ngineer (If represented) Address 4. Name of Attorney (If represented) Address Tel (81513G3-3539 Fax 'fcl Fax Tel Fax Tel Fax 5. Common Address or Location of Property 4105 West Crystal Lalce Road, McHenry, IL 60050 6. Requested Actions) (check all that apply) 7..oning Map Amendment (Rezoning) Conditional Use Permit X Zoning Variance (Use) "Loving Variance -Minor Zoning Text Amendment Other Provide a brief description of the Requested Action(s). Por example, the operation that requires a Conditional Use Permit, the specific Zoning Variance needed, or the new zoning classification that is being requested: Use Variance for an Assembly Use with a small, aum'oximately 700 sgrare-foot retail operation (sec attached narrative for greater explanation). FORMA Page 1 of 3 7. Current Use of Property The space proposed to be utilized is located on two levels approximately is part of a nmlti-unit bailding which consists of approximately 8,000 square feet of which 4,880 will be utilized (1,760 square feet on the bottom floor and/3 120 on the first floor) and located at northeast corner of Crystal Lake Road and Mill Street (former Mill Building) There is an attorney located at 4103 W Crystal Lake Road and Crescent Electric is also located on the subject property to the east of the Mill building at 812 Mill Street There is also a small parking area at the southeast corner of Main Street and Crystal Lake Road A counseling center is located in the Mill bailding as well. 8. Current Zoning Classification of Property, Including Variances or Conditional Uses The Property is carr'ently zoned [-1 Industrial 9. Current Zoning Classification and Land Use of Adjoining Properties North: 1-1 Industrial District, Parking Lot Scone Factory and Boncosky Oil and Vacant -former Portable Tool Site) South: RS-4-Hieh-Density Single -Family Residential (Cooney 1leights) (Bike Path) East: I-1-Industrial District (Crescent Electric) West: C-5 highway Commercial District (Orthodontist/Office Buildin • Whispering Oaks Pa'k Bike Path, Foil Mcl-lenry and Hustler) 10. Required Attachments (check all items submitted) Please refer to the Public (Tearing Requirements Checklist to determine the required attachments. X I . Application Fee (anowrt) 5950 X 2. Narrative Description of Request (15 copies) X 3, FORM A — Public Hearing Application (15 copies) 4. FORM B —Zoning Map Amendment (Rezoning) Application 5. FORM C— Conditional Use Application 6. FORM D—Zoning Variance Application X 7, FORM E — Use Variance Application (15 copies) X 8. Proof of Ownership and/or Written Consent from Property Fo1iM A Owner in the Form of an 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 owner(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 Corporation 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 'Frost If the Applicant or owner is a land trust 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 1 hereby certify that I am aware of all code requirements of the City of McHenry that relate to this property and that the proposed use or development described in this application shall comply with all such codes. 1 hereby request that a public hearing to consider this application be held before the Planning 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 Board of Appeals or City Council. Signature of Applicants) Print Name and Designation of Applicants) Appli ants: let — Chad Mihevc A nA n en J�ifer Mihcs FORM A Property Owner: See crltaehecl email carsen! to Application Page 3 of 3 Chad Mihevc Subject: FW: Planning & Zoning Meeting From: Tod Althoff[_mailto:talthoff(alalthoffind.coMJ Sent: Thursday, August 31, 2017 12:44 PM To: Chad Mihevc Cc: 'Jack Minero' Subject: RE: Planning & Zoning Meeting Chad Mihevc To whom it may concern, As executer of my parents estate, I hereby authorize the application for a conditional use permit for the teen center as proposed by Mr. Mehevc at 4105 W. Crystal Lake Road in McHenry. Sincerely, Tod Althoff executer The Estate of Joan Althoff 1 ORM R File Number Z-915 US) AIvlAilC144 Planning and Zoning Commission City of McHenry 333 South Greeu Street � Mcllenry, IL 60050 � 1'eL• (815) 363-2170 � Fas: (815) 363-2 t 73 "fable 32(A) of the City of McHenry Zoning Ordinance provides that in reconunending approval or conditional approval of a use variance, 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 your re tq lest• 1. Practical Difficulties or Particular I lardshin The strict application of the provisions of the Zoning Ordinance relating to the use of the buildings or structures, or the use of the land, would result in unnecessary and undue hardship upon the applicant, as distinguished fiom a mere inconvenience. The building was designed as an industrial building constructed in about 1900 and currently occupied b,, multiple land uses including an attorney and counseling center, Due to its I-1 Industrial zoning historical use, and its close proximity to the railroad, it is located in an area of transition and is more difficult to fill and retrofit to a more modern use. Many of the surrounding land uses are industrial in nature and/or vacant: Wires, Crescent Electric, former Portable Tool site Dreiskler Motor, etc Therefore fillip a building such as this is somewhat problematic due to its age changes in codes lack of rail and being located in a transitional downtown as opposed to a former older industrial downtown. 2. Reasonable Rehu'n The punpe ty cannot yield a reasonable rc inn if permitted to be used only under the conditions allowed by the Zoning Ordinance for the pertinent zoning district, As previously stated the building wasia(Iv designed as an industrial building and it has taken on many uses over the past 100 plus years constructed in about 1900 and due to its 1-I budustrial coning historical use, and its close proximity to the railroad it is located in an area of transition and is more difficult to till and retrofit to a more modern use. Furthermore due to the lack of pedestrian rail at this time it is more difficult to draw users to the site I lowever, the proposed use will bring people downtown via auto, walking or utilizing the bike path, 3. Unique Circumstance Special circumstances exist that are peculiar to the property for which the use variance is sought which do not apply generally to other properties in the same zoning district. FORM E Page I of 2 ignite Teen Center (the "Center") will draw students who will either walk from East or West Campus or will be bused from the high school Parkland or McHenry Middle School Some of the students may be student drivers who can be encouraged to use the municipal parking lot west of the train station The on - site used bookstore will operate from a small area (approximately 700 square feet) and will only draw in a few customers fiom the community at any one time. The type and amount of traffic and parking resulting from the Center should be typical of the i-1 and C-5 zoning districts in the Main Street downtown area £he site is uniquely rely positioned close to multiple schools, downtown areas, the Prairie Trail, Whispering Oaks Park and port McHenry as well as in close proximity to a major east -west highway corridor (Illinois Route 120 and along Crystal Lake a north -south arterial as well as within walking distance of service uses and restaurants and numerous homes and population density, 4. Not Alter Local Character The granting of the use variance will not alter the essential character of the locality nor substantially impair environmental quality, property values, or public safety or welfare in the vicinity. The Center should have no adverse effects on noise glare odor dust waste disposal blockage of li hg t or air, or other adverse environmental effects which are not characteristic of the 1-1 zoning districts in the Main Street downtown area. Programming such as tutoring and classes will occur indoors and therefore should have no effects on surrounding properties. The Center will not be detrimental to the safety or health of employees, patrons or visitors associated with the use nor the general public in the vicinity, The Center should not have an��portionate impact on existing conunnnity facilities or services beyond the uses currently in the vicinity, and should not generate any disproportionate demand for new services or facilities in a way that would place undue burdens upon existing developments in the area 5. Consistent with Comprehensive Plan The granting of the use variance will be in harmony with the general purpose and intent of the Zoning Ordinance and Comprehensive Plan of the City, as viewed in light of any changes conditions since their adoption. The Center should fit well in the Main Sheet downtown area The surrounding area is commercial and light industi al, With a residential neighborhood to the south The Prairie Path is adjacent to the site and the municipal parking lot West of the train station is within walking distance Students will be supervised at all times while on site. The Center should not have any undue deleterious effect pORM E Page 2 of 2 [PLANNING AND ZONING COMMISSION STAFF REPORT: ESTABLISHING GENERAL OUTLINE FOR REVIEW AND UPDATE OF ZONING MAP, EXISTING AND FUTURE LAND USE MAPS, PLANNING DOCUMENTS AND ORDINANCES] Applicant City of McHenry 333 S Green Street McHenry, IL 60050 Background and Description of Request The City's Comprehensive Plan, Future Land Use Map, Zoning, Subdivision and other ordinances are the tools which provide the policy and regulatory means to make land use, zoning and subdivision decisions which are under the responsibility of the Planning and Zoning Commission. Generally speaking, these documents should be updated or at least reviewed somewhat regularly, depending on a few factors including changes in the economy, transportation, larger physical, natural, geo political climate, demographic and socioeconomic environment. The 2020 Census is right around the corner and will be commencing very shortly therefore, timing is key. The Planning and Zoning Documents can be found using the attached links: http://www.ci. mch enrv. i I. us/index.asp?SEC=838DE739-716F-4CF0-90DF- 1A510601FF12&Type=6 LIST (Planning Documents) http://www.ci. mchen rv. i I. us/i ndex. asp?SEC=AAFOE664-7712-4503-B428- F6B9667C6F2C&Type=B LIST (City Codes and Ordinances) Analysis Although many communities hire consultants or complete these processes at different times, the City of McHenry, due to numerous reasons, has not done a very good job in the past. However due to the importance of these documents and what they are used for and planning the City's future and also regulating, through zoning and subdivision, Mayor Jett, Chairman Strach and I believe it's paramount to undertake this process even if it takes longer and is done incrementally. I think the key word is process. Therefore, I am proposing the following general outline, which will be explained in more detail at the September 20 meeting. Any review of the City's Comprehensive Plan is a public process and requires a public hearing for approval but I believe this should be a requirement for discussion purposes also. That is why this is only on as a discussion item generally, as I did not provide any formal public notice but plan to do so as we move forward. All of the following will be predicated based on time and caseload brought to the Planning and Zoning Commission however, I know it can and will be [PLANNING AND ZONING COMMISSION STAFF REPORT: ESTABLISHING GENERAL OUTLINE FOR REVIEW AND UPDATE OF ZONING MAP, EXISTING AND FUTURE LAND USE MAPS, PLANNING DOCUMENTS AND ORDINANCES] accomplished efficiently and effectively and the City will benefit in the long run. All the reviews listed below will include documentation, whether qualitative, quantitative or both and examples of best practices and applied to local conditions to ensure the best recommendations are provided to the City Council. • Review Existing and Future Land Use Maps and Zoning Map • Update Existing Land Use Map and Zoning Map • Update Future Land Use Map by geographic sections of the City (last updated 2005) • Review Sub-Area/Downtown Plans • Review consistency ordinances/policies (further explanation at the meeting) • Review Text of Comprehensive Plan (last updated 2008) • Add additional provisions which should be included • Review Zoning Ordinance (Some updates done but have to ensure there is no contradictions and new regulations added) • Zoning Ordinance and Subdivision Control and Development Ordinance is the regulatory document by which the Comprehensive Plan (Policy Document, Future Land Uses, etc.) is implemented • Subdivision Control and Development Ordinance should be completely overhauled (last updated 2004-we currently utilize McHenry County Stormwater Ordinance which was recently updated but conflicts with our Subdivision Ordinance). I will most likely request additional assistance from a consulting engineer on this portion of the process. There are many technical standards. It is understood that I will work concurrentlywith other departments throughout the entire process but the Subdivision Ordinance may require additional consulting fees, as will the actual changing/updating of the maps, as they are currently on a geographic information system, which the City does not have the system nor expertise to do at this time. This is quick synapsis of a very complex process which will take time however can be accomplished. We should commence immediately however, and continue working on it as time warrants. I will provide more detail at the meeting but cannot provide a definitive timeline. I can state unequivocally I have access to the tools and resources to complete this with your assistance and although it will be time consuming, it can be accomplished! 2