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HomeMy WebLinkAboutPacket - 01/18/2017 - Planning and Zoning CommissionCommunity and Economic Development 333 S Green Street Second Floor -McHenry Municipal Center McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 ced @ci.mchenry.il.us www.ci.mchenry.il.us PLANNING AND ZONING COMMISSION MEETING NOTICE DATE: Wednesday January 18, 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. Pledae of Allegiance 3. Roll Call 4. Public Input - (five minutes total on non -agenda items only) 5. Consideration of Approval of Meeting Minutes: October 19, 2016 Regular Meeting 6. Consideration of Approval of 2017 Meeting Schedule 7. Z-906 Public Hearing —Conditional Use Permit for an Expanded Site Plan Review in accordance with the Downtown Overlay District to allow a theater, restaurant serving alcohol, outdoor seating and entertainment (indoor and outdoor). Applicant: Boone Creek Crossing LLC, 1400 S. Route 31, McHenry, IL 60050 Requested Actions: Conditional Use Permit for an Expanded Site Plan Review in accordance with the Downtown Overlay District to allow a theater, restaurant serving alcohol, outdoor seating and entertainment (indoor and outdoor) and any other variances required to develop the Subject Property in substantial accordance with the site layout submitted as part of the application packet. Location of Subject Property: The subject property is located immediately north of Boone Lagoon and east of Green Street (former Downtown McHenry Theater Building- 1204-1208 N Green Street), including Walsh Park (1202 N Green Street). 8. Staff Report— Next Meeting Date :February 15, 2017 9. Ad'lourn The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in acustomer-oriented, eJJicient and fiscally responsible manner. City of McHenry Planning and Zoning Commission Minutes October 19, 2016 Chairman Strach called the October 19, 2016 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, Strach, Thacker, and Walsh. Absent: Doherty. Also in attendance were: Director of Economic Development Martin, City Attorney Cahill, and Administrative Assistant Wolf. No one signed into speak during Public Input. Approval of Minutes Motion by Meyer, seconded by Miller, to approve the September 21, 2016 regular meeting minutes of the Planning and Zoning Commission Meeting as presented: Voting Aye: Meyer, Miller, Sobotta, Strach, Thacker and Walsh. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6-0. Public Hearing: Salvatore Burrafato File No. Z-904 1717 Meadow Lane Variances from Article IV Residential Districts and Article X. Accessory Uses Yards and Fences Residential Districts, to allow a reduction in the required side yard building setback along with permitting an accessory structure exceeding 1,000 square feet and any other variances required to effectuate the request. Chairman Strach called the Public Hearing to order at 735regarding File No 7-904, an application for Variances from Article IV Residential Districts and Article X. Accessory Uses Yards and Fences Residential Districts, to allow a reduction in the required side yard building setback along with permitting an accessory structure exceeding 1,000 square feet and any other variances required to effectuate the request at 1717 Meadow Lane as submitted by Salvatore Burrafato for the subject property in McHenry, IL. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on September 29, 2016. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. Planning and Zoning Commission October 19, 2016 Page 2 In attendance was Salvatore and Rachel Burrafato, 1713 Meadow Lane, McHenry, IL 60050, who were sworn in by Chairman Strach. Mr. Burrafato provided a summary of the request before the Commission at this Hearing stating he is building a new garage in the same spot as his old garage but longer and wider. Mr. Burrafato stated it would be very difficult to meet the current requirements with the garage from an access and safety standard. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter -stating the applicant is -seeking -a 3.4-foot-sideyard-building setback varianceand variance to allow an accessory structure exceeding 1,000 s.f. in the required side yard. The proposed detached garage is 48' X 24' or 1,152 square feet and is also within 10 feet of the required rear yard. The required rear yard setback is 12.5' so the length of the proposed garage would need to be reduced to a maximum of 45.5 feet. Director Martin stated the rear yard variance request was not included as part of the public notice, however staff would not support a rear yard variance because the intent of the ordinance is to limit the size of accessory structures based on the rear yard setback so they are compatible and do not physically overwhelm abutting properties. In this instance the proposed structure exceeds 750 square feet, therefore a rear setback of 50% of the required rear yard setback (25 feet) or 12.5' is required. Therefore, the maximum size of the detached garage, without a rear yard building setback variance, could not exceed 1,092 square feet. The applicant has agreed to comply with rear yard setback of 12.5 feet and a maximum size of 1,092 square feet. The applicant razed an existing 360 square -foot detached garage and wanted to utilize the existing slab, which is located in the required side yard. The slab, however, is buckling and cannot practically be utilized. The required side yard is 6 feet and the existing slab is 2.6 feet from the side lot line (to the north) and the applicant wants to maintain this setback due to the narrow width of 9.49' between the house and the northern property line. Practically if the garage is shifted 3.4 feet to the south, due to the limitation of the 9.49 foot width and proximity of the deck, maneuvering vehicles into the garage would be a challenge. The lot in question is 10,800 square feet where the minimum lot size required in that district is 51000 square feet. The lots to the north and south are similar in size and the lot to the west is slightly smaller. The lot to the south has an existing 700 square -foot garage and the lot immediately to the west has a 600 square -foot garage. The lot to the north has an attached garage - photos presented. The garage cannot exceed 45.5 feet X 24 feet or 1,092 square -feet due to the setback required from the rear yard. The applicant needs the additional 92 square feet in size and 3.4 feet in width to deal with the proximity of the house to the northern lot line and comply with the 12.5 foot rear yard setback. The proposed garage will be behind the house to the north, approximately 12 feet in height on either side with a peak roof height of 16.4 feet, which is allowed by ordinance. A revised elevation was presented showing substantial conformance with what the applicant wants to construct. Planning and Zoning Commission October 19, 2016 Page 3 The zoning ordinance limits the size of any accessory structure to no more than 1,uuu square feet. The garage to the south exceeds the height of the house however both the proposed garage; the garage to the south and any garage exceeding 500 square feet must utilize building materials and colors compatible with the principal structure. If required to comply with the 6- foot side yard setback the applicant would not be able to maximize the property due to the width of the lot in relation to the northern property line and the fact the garage is located to the west of the home. Additionally, if the garage is moved further south the existing driveway would most likely have to be expanded. Director of Economic Development Martin stated staff is recommending approval of Variances from Article IV. Residential Districts and Article X. Accessory Uses Yards and Fences Residential District Requirements, to allow a 3.4-foot reduction in the required side yard building setback and an accessory structure exceeding 1,000 square feet. The accessory structure must not exceed 45.5 feet in length and 24 feet in width and 1,092 square feet in total area and must be in substantial conformance with the revised elevation presented at the meeting; however, the walls cannot exceed 12 feet and the peak roof height cannot exceed 16' 4". Staff finds all requirements in Table 32 of the zoning ordinance have been met. Chairman Strach invited questions and/or comments from the Commission. Commissioner Miller asked if a relative lived in the house at 1717 Meadow and Mr. Burrafato stated it was his mother-in-law. Rachel Burrafato stated her mom lives at 1717 Meadow and moved from a 3-story home to here and just requires extra storage from that move. Commissioner Miller asked what type of vehicles will be kept in the garage. Mr. Burrafato stated it will be personal vehicles, not commercial vehicles. He will also try to move things from a storage unit to the garage which will save him time and money. Commissioner Miller asked if there will be windows in the garage in order to be aesthetically pleasing. Mr. Burrafato stated he did not include windows for security purposes. Commissioner Miller asked if any neighbors had issues with the size of the garage. Mr. Burrafato stated he spoke with neighbors and none expressed concern to him. Chairman Strach opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Chairman Strach closed the public comment portion of the hearing at 7:42 p.m. Motion by Meyer, seconded by Walsh, to recommend to the City Council with regard to File No. Z-904, approval of an application for Variances from Article IV. Residential Districts and Article X. Accessory Uses Yards and Fences Residential District Requirements, to allow a 3.4-foot reduction in the required side yard building setback and an accessory structure exceeding 1,000 square feet be granted subject to the following condition: the accessory structure must not exceed 45.5 feet in length and 24 feet in width and 1,092 square feet in total area and must be in substantial conformance with the revised elevation received October 14, 2016; however, the Planning and Zoning Commission October 19, 2016 Page 4 walls cannot exceed 12 feet and the peak roof height cannot exceed 164"; and all requirements in Table 32 of the zoning ordinance have been met. Voting Aye: Miller, Meyer, Sobotta, Strach,' I acker and Walsh. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6-0. Commissioner Miller stated although she voted aye, she still has concerns with the size of the shed being built and the effect on the neighborhood characteristics. Chairman Strach closed the Public Hearing regarding File No. Z-904 at 7:43 p.m. Staff Report The next Planning and Zoning meeting is scheduled for Wednesday, November 16, 2016. Adjournment Motion by Sobotta, seconded by Thacker, to adjourn the meeting at 7:45 p.m. Voting Aye: Miller, Meyer, Sobotta, Strach, Thacker, and Walsh. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6-0. The meeting was adjourned at 7:45 p.m. Respectfully submitted, Dorothy M. Wolf, Administrative Assistant City of McHenry Department of Community & Economic Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 R-17-001 RESOLUTION BE 1T RESOLVED by the Planning and Zoning Commission of the City of McHenry, McHetuy — County, Illinois, that the following scheduleofPlanning and Zoning CommissionMeetings(with starting times set opposite the month) for the period from January 1, 2017 to December 31, 2017 is hereby adopted: 2017 Planning and Zoning Commission Meetings JANUARY - 7:30 P.M. FEBRUARY - 7:30 P.M. MARCH - 7:30 P.M. 18 Wednesday 15 Wednesday 15 Wednesday APRIL - 7:30 P.M. 12 Wednesday JULY - 7:30 P.M. 19 Wednesday OCTOBER - 7:30 P.M. 18 Wednesday MAY - 7:30 P.M. 17 Wednesday AUGUST - 7:30 P.M. 16 Wednesday NOVEMBER - 7:30 P.M. 15 Wednesday PASSED AND APPROVED THIS 18th DAY OF JANUARY, 2017. Voting Aye: Voting Nay: Absent: Not Voting: Abstaining: Signed:/5/s�+� S'�IQCI� Shawn Strach, Chairman NNE - 7:30 P.M. 21 Wednesday SEPTEMBER - 7:30 P.M. 20 Wednesday DECEMBER - 7:30 P.M. 14 Thursday City of McHenry Planning and Zoning Commission The City 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. [PLANNING AND ZONING COMMISSION STAFF REPORT Z-906 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A THEATER, RESTAURANT SERVING ALCOHOL, OUTDOOR SEATING AND ENTERTAINMENT AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL CONFORMANCE WITH THE SITE PLAN Applicant Boone Creek Crossing LLC 1400 S Illinois Route 31 McHenry, IL 60050 Requested Action Conditional Use Permit for an expanded site plan review in accordance with the downtown overlay district to allow a theater, restaurant serving alcohol, outdoor seating and entertainment and any other variances required to develop the subject property in substantial conformance with the site plan Site Information Location and Size of Property The property is located immediately north of Boone Lagoon and east of Green Street (former Downtown McHenry Theater Building-1204-1208 N Green Street) and Walsh Park (1202 N Green Street) Comprehensive Plan Designation: Commercial Core Downtown Sub -Area Plan Designation Mixed -Use Existing Zoning and Land Use The subject property is zoned C 4 Downtown Commercial and contains an approximately 12,280 square -foot building with basement, three commercial units (two vacant) and an existing coffee shop (Hidden Pearl Cafe). Adjacent Zonine and Land Use North: C-4 Downtown Commercial, Tattoo Shop South C-4, River Place Mixed -Use Building East C-4, Single Family Residence West: C-5 Highway Commercial District, Former McHenry Savings Bank Building (Vacant) 1 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-906 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A THEATER, RESTAURANT SERVING ALCOHOL, OUTDOOR SEATING AND ENTERTAINMENT AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL CONFORMANCE WITH THE SITE PLAN Background and Description of Request Boone Creek Crossing LLC has submitted an application to redevelop the former McHenry Theater building including the use of Walsh Park immediately to the south. The requested action is a Conditional Use Permit for an expanded site plan review in accordance with Downtown Overlay District (see attached Downtown Overlay District Ordinance) to allow a movie theater, along with a restaurant, indoor and outdoor entertainment and outdoor seating on Walsh Park as well as the rooftop (similar to Shakou Restaurant in Barrington -see attached photograph). The applicant, City staff and McHenry Riverwalk Foundation have been working contemporaneously on this project for several months. The theater building has been vacant, with the exception of Hidden Pearl Cafe, for several years and fallen into disrepair. The building was foreclosed, reacquired by the lien holder and subsequently sold to a private party at the end of 2016. The applicants have been working with the property owner, who acquired the building for investment purposes, to purchase and redevelop the building and site for aforementioned uses. Staff Analysis Downtown Revitalization has been a priority for the City for numerous years and many actions have been taken to assist with this effort including: establishment of tax increment financing district, completion of Downtown Plan, Overlay District with Design Guidelines, development of Riverwalk in conjunction with McHenry Riverwalk Foundation, redevelopment of former McHenry Hospital site, purchase of Miller Point site, installation of public boat piers, along with wayfinding signage, joint marketing efforts of community events in cooperation with businesses, McHenry Area Chamber, Downtown Business Association, McHenry Outdoor, McHenry Rotary Sunrise and Kiwanis Clubs and Green Street Cruise Nights, etc. All of these efforts contribute to a vibrant downtown, along with attracting new tenants and prospective developers downtown and assisting in bringing residents and visitors and keeping people within the downtown district. Downtown revitalization is an ongoing process which takes continued effort and time and having and sustaining a vibrant downtown is an integral component of any successful community contributing greatly to a high quality of life for residents, businesses and visitors. The redevelopment of the McHenry Theater site and building has been a priority for the City since it closed. The Core Downtown Sub -Area Plan states on page 13 (attached): "it should be stressed that the McHenry Downtown Theater is a staple in the downtown area and is 2 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-906 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A THEATER, RESTAURANT SERVING ALCOHOL, OUTDOOR SEATING AND ENTERTAINMENT AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL CONFORMANCE WITH THE SITE PLAN recommended to stay downtown to allow day and night traffic to utilize downtown and also spur complimentary businesses to the downtown area." The theater serves as an anchor for downtown because it draws people to the downtown and will assist in revitalizing not only Green Street but Main Street and Riverside Drive. Downtown Overlay District (DOD) In 2005 the City Council adopted the Downtown Overlay District. The purpose of an overlay district is to place additional regulations on a specific area, over and above the underlying zoning district. Overlay districts are commonly used as part of preserving, protecting or enhancing certain areas of a city, including: downtowns, historic preservation areas, wetland areas, water recharge zones, scenic viewshed corridors or sign overlay districts. A property owner in a proposed overlay district is required to follow the regulations of the underlying zoning district and the requirements of the overlay district. The DOD the City of McHenry established however seeks to give the property owners additional opportunities to improve their properties or conversely to redevelop their property. The overlay district does include guidelines, requirements, procedures and criteria that are required to be met in order to deviate from the zoning ordinance (see attached Downtown Design Guidelines). It provides flexibility by allowing deviations from the zoning ordinance requirements. For example, the Zoning Ordinance only allows one principal building per zoning lot. The proposed ordinance has a provision for deviating from that requirement provided that there will be no deleterious impacts on adjacent properties and the goals of the Downtown Plan are furthered similar to the approval criteria for conditional use permits. In order to deviate from the Zoning Ordinance, however, properties must provide information on the proposed project, follow certain procedures (See Procedures for Site Development Review) and meet the criteria established in the Criteria for Review section of the DOD Ordinance. There are two processes for review established in the DOD Ordinance, an administrative site plan review and an expanded site plan review. Administrative site plan review includes all applications that comply with the provisions in the zoning ordinance (a normal building permit application); however, the applicant is required to meet the criteria for review in the overlay district ordinance. All applications for expanded site plan review are required to obtain a conditional use permit and follow the conditional use permit process in the City's Zoning Ordinance. Each application is required to be reviewed by the Planning and Zoning Commission for conformance with the purpose and intent, goals, and criteria for review in the DOD Ordinance including the following: 3 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-906 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A THEATER, RESTAURANT SERVING ALCOHOL, OUTDOOR SEATING AND ENTERTAINMENT AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL CONFORMANCE WITH THE SITE PLAN • Conformance with the City of McHenry Downtown Plan. • Conformance with the City of McHenry Downtown Design Guidelines. • Harmony and compatibility of proposed uses with neighboring properties and structures. • Relationship of the proposed activity to the existing site characteristics, e.g.: topography. • Relationship of the proposed activity to existing vehicular and pedestrian circulation. • Adverse impacts on the health, safety and welfare of the general public. • Harmony and compatibility of proposed materials and colors with neighboring properties and structures. • Inclusion of additional improvements intended to further the goals of the Downtown Plan, e.g.: landscaping, decorative lighting, etc. • Relationship to the McHenry Riverwalk (if applicable). • Benefit associated with the development of the property, related to but not limited to the following: i. Economic benefits to the City. ii. Elimination of blighted conditions. iiL Enhancements to city tax base The subject property is zoned C-4 therefore there are no building setback requirements or off- street parking required; however the applicant is proposing the following deviations from other regulations in the zoning ordinance: • Multiple land uses in one building (restaurant and theater); • Outdoor seating and entertainment; • Use of Walsh Park (City -owned property) When the request is presented to the City Council staff will include a redevelopment agreement which will address the use of Walsh Park however, for the purposes of the Planning and Zoning Commission, the use of Walsh Park should be reviewed utilizing the criteria established in the DOD Ordinance. 0 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-906 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A THEATER, RESTAURANT SERVING ALCOHOL, OUTDOOR SEATING AND ENTERTAINMENT AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL CONFORMANCE WITH THE SITE PLAN The applicant submitted a site plan which depicts the boundaries of the existing building and uses within the building as well as what is proposed in Walsh Park however, the applicant may complete a building addition to the northeast part of the building if necessary. It's the applicant's intent to utilize Walsh Park in a similar manner as Buddyz outdoor space to the south of Boone Lagoon, which is primarily a patio area with outdoor seating. The applicant is also investigating additional options which may include: additional landscaping within the park area; a wall mural on the south building fagade; replacing/repairing the existing seawall and potentially installing a floating boardwalk and/or an amphitheater (public pavilion). Due to the proximity of Boone Lagoon and floodplain the applicant will be required to delineate the boundaries of the floodplain and comply with all requirements in the McHenry County Stormwater Ordinance relating to development in the floodplain. The applicant will work with staff moving forward on these issues but the intended use of Walsh Park is primarily as an outdoor venue for the restaurant with occasional outdoor entertainment and to maximize this currently underutilized public space (City Park). The applicant will also be enhancing the west facade of the existing building, utilizing the existing marquee as well as installing other signage which enhances the appearance of the property and accentuates the features of the existing building. The Downtown Design Guidelines address fagade renovations as well as signage. The guidelines encourage maintaining and enhancing original building elements; addressing building deterioration and ensuring signage is appropriate for a downtown setting discouraging the use of box signs, exposed neon, flashing and moving signs. As discussed in previous meetings, although there is no requirement, parking within downtown areas in any community is a challenge however, on Green Street and in the immediate vicinity, there is public off-street parking within walking distance of the site which is underutilized. Attached to the staff report is the parking survey completed by staff depicting parking in the Green Street area. The proposed use is conducive to the neighborhood and a downtown setting and will enhance the downtown. For the Commission's reference I did include a parking map of the Green Street area, which depicts location and number of spaces for on and off-street parking. Staff is also erecting additional parking directional signs within the downtown so the parking which is available is utilized. This includes placing a sign on Green Street directing people to Court Street to use the two municipal lots which contain over 60 parking spaces currently underutilized. 5 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-906 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A THEATER, RESTAURANT SERVING ALCOHOL, OUTDOOR SEATING AND ENTERTAINMENT AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL CONFORMANCE WITH THE SITE PLAN The alley to the north of the building is a private alley which staff has indicated to the applicant should be limited to a non -vehicular access for people to patronize the theater, restaurant or any of the other businesses in the downtown area. This also provides a link between the parking lots on Court Street to Green Street and with Venice Avenue being opened to Riverside Drive people who go to the theater and/or restaurant will be able to park on Court Street and access the traffic signal at Riverside Drive and Illinois Route 120. As previously stated the applicant is required to comply with the approval criteria outlined in the DOD Ordinance. The proposed use is consistent with the City's Core Downtown Sub -Area Plan and goals for downtown revitalization. The applicant will also complete fagade enhancements to the building consistent with the Downtown Design Guidelines including the reuse of the existing marquee. The applicant is also proposing to enhance Walsh Park as part of the project and utilize the existing topography and proximity to the water. Staff believes the use is compatible and complimentary to neighboring properties and will not adversely impact the health or neighboring properties. The building was formerly a theater and very successful. The addition of a restaurant will only enhance and maximize the use of the building and contribute to the vitality of the downtown area. The applicant is proposing landscape improvements to Walsh Park which will complement the existing Riverwalk on the south side of Boone Lagoon. Finally, the proposed uses will be an economic benefit to the City; greatly improve a currently blighted structure; enhance the tax base and provide a much -needed destination which benefits the entire downtown and City as a whole. Staff Recommendation Prior to Public Hearing Approval of a Conditional Use Permit for an expanded site plan review in accordance with the downtown overlay district to allow a theater, restaurant serving alcohol, outdoor seating and entertainment and any other variances required to develop the subject property in substantial conformance with site plan submitted subject to the following conditions: 1. Applicant must comply with all regulations of the McHenry County Health Department; 2. Applicant must enter into a redevelopment agreement with the City to address the use of Walsh Park; 3. A topographical survey of Walsh Park must be completed to delineate the floodplain and applicant shall work with staff to obtain any required approvals, if necessary, from the Federal Emergency Management Agency prior to any site work within Walsh Park; R [PLANNING AND ZONING COMMISSION STAFF REPORT Z-906 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A THEATER, RESTAURANT SERVING ALCOHOL, OUTDOOR SEATING AND ENTERTAINMENT AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL CONFORMANCE WITH THE SITE PLAN 4. The alley to the north of the building shall remain anon -vehicular access for pedestrians only after construction is completed; 5. No outside entertainment is permitted after 10:00 pm Monday through Thursday nights, or after 11:00 pm Friday through Sunday nights; 6. A decorative -style fencing shall be utilized to enclose the proposed outdoor patio, which is transparent, less than 50% opacity and may include: decorative PVC, vinyl, or wrought iron but not include chain link, solid wood or other fencing which is more than 50% opacity (similar to Buddyz on south side of Boone Lagoon); 7. The applicant shall comply with the Downtown Design Guidelines utilizing and enhancing original building elements; 8. In accordance with the Downtown Design Guidelines the use of box signs, exposed neon, flashing and moving signs is prohibited. Staff finds the application is in conformance with the purpose and intent, goals, and criteria for review in the DOD Ordinance. Attachments • Location Map • Photographs of Shakou Restaurant in Barrington • Green Street Area Parking • Page 13 of Core Downtown Sub -Area Plan • Downtown Overlay District Ordinance • Downtown Design Guidelines • Application Packet 7 January 18, 2017 it 3 I �:. t ` 4 /! OL Af�Flp R _a te I N1>RrvE„f03 •i i . oil o rj ZS� to -1 1 f 4-j iJ January 18, 2017 ling ,it .,P • • January 18, 2017 lY8 1' All 'f Fz Of �`"•; in( r. / I {` '•mkt :r s r z 4 t' F ' ! Ly > d: ✓ rk y IN .a �'M a 11 {� F1 OF I+� , OFF s ( LFg tee A Off mar OF �l� IA LL r;a 0 OF off.� - Of IFV IF ri a It ON /of If 3{ . L: M I If �FFFFgI of 40 i z , [PLANNING AND ZONING COMMISSION STAFF REPORT Z-906 CONDITIONAL USE PERMIT FOR AN EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE DOWNTOWN OVERLAY DISTRICT TO ALLOW A THEATER, RESTAURANT SERVING ALCOHOL, OUTDOOR SEATING AND ENTERTAINMENT AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL CONFORMANCE WITH THE SITE PLAN Location # of Spaces Public/Private Waukegan Road (between Villa driveways) 10 Public Waukegan (ill front of Villa) 10 Public Waukegan Road (Adjacent to RW Center) 4 Public Green Street (in front of RW Center) 1 1 Public Green Street (West side of the road) 22 Public Green Street (East side of road) 18 Public Green Street (in front of Old City Hall) 4 Public Green Street (On the bridge) 6 , Public Green Street Lot 52 Public Court Street Lot 36 Public Wahl Appliance Lot 30 Public Rivetivalk Center 30 (5/25) Public/Private Comer Waukegan Rc Green 20 Private (Potential Lease or Shared Use) Old City Hall Lot 15 Private (Potentlnl Lease or Shared Use) Landmark Land Swap Lot 20 Private (Potential Lease or Shared Use) McHenry Savings Bank Back Lot 42 Private (Potentlnl Lease or Shared Ilse) Around McHenry Savings Bank 53 Private Behind Former Computer Store (adjacent to Green Street Parking Lot) 15 Private South of Green St. Caf6 13 Private Green Pea Pod 10 Private Fernande's 7 Private Rear of Chanrber/Trend Cellar/Marita's 19 Private Bambino's Upper Lot 10 Private Behind Movie Theater 35 Private Behind Wrinkled Pages 15 Private TOTAL SPACES 507 208/299 (92 Potential Lease or Shared Use) 11 Landmark School is designated as a future tourism and visitors' bureau (Picture-8). This is an important physical historical structure in the City and will serve as the future gateway and physical link to the City's Historic District and West McHenry. East of Green Street and south of Boone Lagoon is the "Residential" portion of the Riverwalk. This is evident in all of the proposed future residential -land uses irr this corridor. In the future, when the central waste- water treatment plan is abandoned, the wastewater property will be the marquee property of this area. Potential redevelopment of this property should in- clude public and private land use types to draw people to this beautiful peninsula. Picture-8 Like the wastewater treatment plant site the historic Dobyn's property is designated for mixed - uses which include: residential, retail, restaurant and potentially an arts and entertainment center. In addition the historic Dobyn's property will serve as a premier public gathering space. Along with the planned Riverwalk is an area designated for future open space with vari- ous amenities to be located on the point of the property. The areas adjacent to the lagoon serve as the primary residential living areas for future downtown residents. In order to maintain a balance of land uses, a thriving sustainable dormtown needs same non - retail users to generate a working population base within the downtown. The two block area between Riverside Drive and Court Street south of Illinois Route l2o has been designated as professional offices. In addition, the recommendations that Park Street south of Illinois Route 120is vacated and Venice Ave. be extended through to Riverside Drive are included. This al- lows a potential developer to construct a downtown office park of sorts with on -site parking. The ateas directly adjacent to Green Street east and west are designated for local retail and restaurant users. The existing users can be complemented with new us- ers. It should also be stressed that the McHenry Down- town Theater is a staple in the downtown area and is recommended to stay downtown (Picture-9) to allow day and night traffic to utilize downtown and also spur complimentary businesses to the downtown area. Picture-9 Planning area three, located north of Illinois Route r2o, can best be described as an area in transition. A variety of land uses currently exist including: offices, retail, mixed -uses and ser- vice -oriented uses, all interspersed with single-family residential and attached residential. The area north of Illinois Route 120 will most likely not vary much from what it is now to five years r3 5/20/05 F. DOWNTOWN OVERLAY DISTRICT I. PURPOSE AND INTENT The purpose of the Downtown Overlay District (DOD) is to preserve and protect the existing historical character of the downtown area, promote the transformation of the downtown into an even more compact pedestrian, transit -oriented mixed -use area, and promote the downtown area as an economically viable part of the City. The DOD seeks to assist in the growth of existing businesses, enhance the character of their buildings and facades, and provide guidance for those exterior alterations and encourage new infill development. The DOD also seeks to provide a mechanism to complement the development of the City's proposed McHenry Riverwalk. The primary goals of the DOD ordinance are as follows: • Enhance the economic viability of the downtown area and foster reinvestment and economic development; • Promote a pedestrian -oriented 24-hour downtown district; • Encourage, where practical, the adaptive reuse of downtown buildings and structures; • Plan for new commercial, residential and mixed -use infill development that is compatible to the character and function of the downtown; • Encourage the use of appropriate building materials and facades so as to enhance the character and continuity of the downtown areas; • Provide an avenue whereby downtown businesses can benefit and enhance their business from the construction of the McHenry Riverwalk; • Continue to maintain the historical fabric of the downtown area; • Provide a mechanism for additional signage along the McHenry Riverwalk, in the rear of the downtown businesses; • Further the goals of the City of McHenry Downtown Plan and Downtown District Design Guidelines. In order to accomplish these goals, the City recognizes that new development, redevelopment, and building modifications within the boundaries of the DOD is more likely to require renei in strict compliance with Zoning Ordinance requirements. Instead of using the traditional zoning and variance processes to consider this relief, the DOD provides a mechanism, the site plan review process, for allowing flexibility from the Zoning Ordinance requirements. Through the site plan review process, development proposals in the DOD can be reviewed on a more comprehensive level to ensure the goals and objectives of the district are met. 2. OVERLAY BOUNDARIES The DOD boundaries are indicated on the attached map, which shall be made part of this Ordinance by reference. 3. APPLICABILITY The requirements ofthe DOD are applicable to all parcels falling within the established DOD boundaries. -149- 2/09 4. SITE PLAN REVIEW Site plan review shall be applicable to all development, as defined in the Zoning Ordinance, and any other activity requiring a building permit. (a) Administrative Site Plan Review. Administrative site plan review shall be required for all development and other activities requiring a building permit that comply with: 1. The regulations for permitted and conditional uses, bulk requirements such as lot area, width and coverage, required yards, building height, and floor area ratio, as provided in the underlying zoning district in which said property is located; and 2. All otherapplicable requirements of the ZoningOrdinance, including parking, accessoryuse-sand structures,, landscaping,, lighting, signage—etc. (b) Expanded Site Plan Review. Any development and any other activity requiring a builduug permitthat is unable to meet any of the requirements of the underlying zoning district or other applicable requirements of the Zoning Ordinance shall be subject to the expanded site plan review procedures. 5. PROCEDURE FOR ADMINISTRATIVE SITE PLAN REVIEW The procedure for administrative site plan review shall be as follows: (a) Application. Applications for administrative site plan review shall be made on forms provided by the City. (b) Required Submittals. The following information shall be submitted with all applications for administrative site plan review: 1. Narrative description of the proposal describing the request and how it meets the purpose, intent, goals, and Criteria for Review of the DOD. 2. Completed building permit application. 3. Recent plat of survey of the subject property, indicating all existing improvements on the site. 4. Two (2) copies of detailed plans of the proposed construction or activity, sign, awning, etc., including but not limited to site plan, elevations, materials, method of construction and landscaping. 5. Any other information deemed necessary by City Staff to perform a complete analysis of the request in accordance with the DOD requirements. All required information shall be submitted to the Zoning Administrator for processing. The Zoning Administrator, in his/her sole discretion, may waive the submittal of one or more of the required submittals if it is determined that such information is unnecessary or irrelevant to the review. (c) Administrative Review. Each request for administrative site plan review shall be reviewed independently by City Staffbased on conformance with the purpose and intent, goals, and criteria for review of this Chapter. (d) Administrative Decisions, Within twenty-one (21) days after receipt of all required submittals, the Zoning Administrator shall approve, approve with modifications, or deny the request. Approval shall be in the form of issuance ofavalid building permit. Denials will be provided to the applicant in letter form explaining the reasons for denial. (e) Appeals. Any person aggrieved by the decision made by the Zoning Administrator in conjunction with this Section may file an appeal in accordance with the provisions of Chapter XVM of the Zoning Ordinance. 2/09 6. PROCEDURE FOR EXPANDED SITE PLAN REVIEW The procedure for expanded site plan review shall be as follows: (a) Application. Applications for Expanded Site Plan Review shall be made on forms provided by the City. (b) Required Submittals. The fol lowing information shall be submttted with all applications for expanded site plan review: 1. Narrative description of the proposal describing the request and how it meets the purpose, intent, goals, and criteria for review of the DOD, and describing all departures from the underlying -- -- — —zoning requirements. 2. A plot plan/site plan depicting setbacks, the relationship of buildings on the site, parking areas, driveways, walkways, landscaping and lighting. 3. Building plans for all proposed buildings. 4. Exterior elevations with material designations and exterior color descriptions, including fagade improvements. 5. Plans for all signs, their dimensions, size and location on the property. 6. Recent plat of survey of the subject property, indicating all existing improvements on the site. 7. Any other information deemed necessary by City Staff to perform a complete analysis of the request in accordance with the DOD requirements. All required information shall be submitted to the Zoning Administrator for processing. (c) Review. All applications for expanded site plan review shall be required to obtain a conditional use permit and shall follow the conditional use permit process in the City's Zoning Ordinance. Each application shall be reviewed by the Planning and Zoning Commission for conformance with the purpose and intent, goals, and criteria for review of this chapter. The Planning and Zoning Commission may require that additional information be provided by an applicant in orderto perform a complete analysis of the request in accordance with the DOD requirements. (d} Planning and Zoning Commission Recommendation. Within thirty (30) days after the close of the public hearing, a recommendation to approve, approve with conditions, or deny the application shall be rendered by the Planning and Zoning Commission and forwarded to the City Council for final action. (e) City Council Action. The City Council shall take final action on an application for expanded site plan review at a regularly scheduled meeting. The City Council shall not approve any application unless it finds that the criteria for review in this Chapter have been met. The City Council may make its approval subject to any conditions or restrictions it deems necessary to ensure the viability of the development and its compatibility with the downtown. 5/20/05 CRITERIA FOR REVIEW All applications for administrative site plan review and expanded site plan review shall be reviewed for compliance with the following criteria. • Conformance With the City of McHenry Downtown Plan. • Conformance with the City of McHenry Downtown Design Guidelines. • Harmony and compatibility of proposed uses with neighboring properties and structures. • Relationship of the proposed activity to the existing site characteristics, e.g.: topography. • Relationship of the proposed activity to existing vehicular and pedestrian circulation. • Adverse impacts on the health, safety and welfare of the general public. • Harmony and compatibility of proposed materials and colors with neighboring properties and structures. • Inclusion of additional improvements intended to further the goals of the Downtown Plan, e.g.: landscaping, decorative lighting, etc. • Relationship to the McHenry Riverwalk (if applicable). • Benefit associated with the development of the property, related to but not limited to the following: i. Economic benefits to the City. ii. Elimination of blighted conditions. iii. Enhancements to city tax base City of 1�IcHenry Your Resource for: • Facade Renovations •Design Elements •Signs and Awnings • Lighting, Landscaping and Fencing ire This document was created by the City of McHenry Community Development Department. For additional information please call 815.363.21T0 Cover Photos (cloclnvlse.f om top): 3815 N. Main Street, 1323 N. Riverside Drive, 34021V. Elm Sheet, 3939 �V. Main Street Page 3 DOWNTOWN DESIGN GUIDELINES, CITY or AICHENRY Table of Contents Introduction NewConstruction............................................................................................................................................ G; FaFadeRenovations....................................................................................................................................... 9 RearEntrances.............................................................................................................................................10 Windows Doors Awnings 11 Paintand Color..............................................................................................................................................15 Signs...............................................................................................................................................................17 Fencing...........................................................................................................................................................19 Lighting...........................................................................................................................................................20 Landscaping..................................................................................................................................................21 Maintenance..................................................................................................................................................22 Resources.......................................................................................................................................................24 Acknowledgments......................................................................................................................................... 25 M Introduction 14 he City of McHenry is a diverse community that has managed Ito maintain its small town charm despite being located in one of the fastest growing counties in Illinois. With a variety of housing choices, a wide range of employment opportunities, and unpar- alleled access to recreational opportunities, McHenry is an attractive community and a pleasant place to live. A key component of McHenry is its downtown. Stretc River, west to Crystal Lake Road, the downtown is co nomic heart of McHenry. Recognizing its importance, taken steps to maintain and enhance this valuable ass a Tax Increment Financing (TIF) District, adopting a L redevelopment, and preparing plans for a 0.8 mile I the downtown. The information in this booklet is ini ment those actions by providing technical assistan�u builders, and home and business owners as they plan alterations to ex- isting structures and new development in the Downtown. McHenry Area Chamber of Commerce 1267 N. Green Street HIS OYV The traditional commercial storefront is the cornerstone of a City's downtown commercial area. Dating from the 19th and early 20th centuries, these buildings create a strong visual image for the downtown. Unfortu- nately, the appearance of a building is often regarded as secondary to the daily concerns of running a busi- ness. Experience, however, shows that appearance is a factor in a successful downtown. Downtowns under- went significant changes in the 20th Century. Increased reliance on the automobile brought new competition to downtowns in the form of strip centers and shopping malls. Many downtown business owners sought to catch the attention of passing cars by installing shiny new facades and eye-catching signs. The results of these actions were mixed. Too often the very thing that held downtowns together, the visual relationship of the building facades, was destroyed. The buildings, history and setting make a downtown a unique place. It is therefore desirable to acknowledge these resources and take full advantage of them. These Design Guidelines are intended to help property own- ers, business operators, architects, designers, developers and contractors do just that. The following pages are guidelines far new construction and for enhancing the appearance of existing nulla- ings in the Downtown Overlay District. These standards will provide the criteria by which the City Council, Planning and Zoning Commission and Staff will evaluate development plans for consistency with the imple- mentation policies of the City's Downtown Plan and the purposes of the Downtown Overlay District. It is impor- tant to remember, however, that design improvements alone do not develop economic vitality. Sensible busi- ness development, aggressive marketing, and permanent management of the downtown are also necessary. Page 5 DOWNTOWN DESIGN GUIDELINES, CITY OF MCIiENDY New Construction Construction of new buildings on vacant lots in the downtown is encouraged. The design and location of such buildings, however, requires special care. Two types of new construction are discussed: Infill Development, where the -new construction"fills fn" gaps in the existing street facade, and Standard Development, —where new construction is on parcels located in lesser dense areas of the downtown. This section is intended to provide architects, developers and contractors with the basic design elements applicable to new construction, includ- ing scale, proportion, form, and materials. However, other sections of the booklet that address specific items such as doors, windows, awnings, signs, etc., should also be consulted as details of the new building are final- ized. Infill Development The design of a new infill building, especially the front fagade, is critical. The new fagade must look appropri- ate in relation to surrounding buildings, without replicating them. When designing a new infill building, par- ticular attention shall be paid to the following: Building Design The design of a new infill building should be harmonious with its surroundings. Architectural style is not restricted, however, extremes of style, or attempts to recreate a style indigenous to the downtown are discouraged. Infill buildings located along the route of the proposed Riverwalk should be designed to take advantage of the Riverwalk frontage. Butldtng5etback A new infill building should maintain the line of existing storefronts at the sidewalk edge. Creating gaps in the streetscape by setting the building too far back from its neighbors, or by placing off-street parking in front of a building should be avoided (See FSgure 1). If, due to design or construction limitations, a new building cannot be flush with its neighbors, a maximum distance of 5 feet, in front of or behind the exist- ing setbacks of adjacent buildings, may be acceptable. SIDEUALK O PARKING STREET SIDENALK STREET This Not This iYgure 1, Building Setback Page 6 New Construction, cont. ♦ Building Scale and Massing. When designing a new infill building, the scale (height and width) and mass of existing buildings along the street should be respected. o _ _ The average height and width of nearby buildings can be used to determine a general set of propor- tions for an infill structure or the bays of a larger structure. The infill building should fill the entire void, or, if the site is large, the mass of the fagade can be divided into two or more smaller bays to maintain the established rhythm of the block (see Figure 2). o Buildings should meet the ground with a solid base treatment to create a visual transition from the sidewalk to the building wall. Glass treatments that extend to the ground are not recommended NEW FASADE FILLS EXISTING OPENING NEW FASADE DIVIDED INTO A -SIERIES OF BAYS 11 0 :IIQ Fen IM0TH oL--J no.I U L--JL--..J� -J a + + + + + + + + + + + + + + Figure 2, Facade Proportions ♦ Roof Forms The type of roof used for an infill building should be similar to those found on adjacent buildings. In gen- eral, flat roofs are preferred over gable, gambrel, hip, or mansard roofs. A parapet shall be used to con- ceal a flat roof and any roof protrusions, other than the chimney. ♦ Openings Doors and windows on an infill building should be similar in size, proportion and alignment based on the architectural style of the building, and to those on adjacent facades. The rhythm of structural mass to voids (doors, windows, etc.) should related to rhythms established on adjacent buildings (see Figure 3). APPROPRIATE RNVTHN OF NASS TO VOIDS? �L1 I � TTTt�■����7777�� r-ir``````jj{jj{rI ririt it I it IFl rmiIriIrn •, L�1�� ; / LJ L4 LJ L.1 LJ L.1 L1L-!4J I II II I I II 1I I L_--.JL----IL-_-.J Figure 3, Openings Page 7 DOWNTOWN DESIGN GUIDELINES, CITY OF AICHENBY New Construction, collt. Detailing Details from adjacent buildings, such as the masonry work, cornice lines, window shapes and bulkheads should be reflected in the architecture of infill buildings. Building Materials Materials used in the construction of infill buildings should be similar to that used on adjacent buildings. A new building should not stand out from other buildings on the block. Brick and wood are preferred materials. Materials such as aluminum siding, aluminum panels, mirrors or reflective glass, corrugated fiberglass and metal are not considered appropriate. Aluminum, steel, or vinyl cased wood windows may be used, but should have an appropriate finish and color consistent with the overall color scheme. Miscellaneous o Floor Level. The floor level of an infill building should relate to and be consistent with the floor levels of adjacent structures. o Side Elevations. All sides of a building should receive design consideration. Expanses of blank wall should be softened through the use of landscape treatments such as foundation plantings or trellises. o Mechanical Equipment. Mechanical equipment or other utility hardware on the roof, ground or building elevation should be located so as not to be visible from any public ways, customer parking areas or neighboring residential or public uses, whenever possible. Otherwise, such equipment shall be screened from view by materials compatible with the building or with landscaping. o Utilities. Newly installed utility services and service revisions necessitated by new construction shall be underground. Stalldartl Development The design of a new building on a vacant site in a less dense area of the downtown also requires special care to ensure that the integrity and character of the downtown are maintained. Particular attention shall be paid to: Buildinte Design The same building design guidelines for Infill Development are applicable to Standard Development, Architectural style is not restricted, however, extremes of style, or attempts to recreate a style not indige- nous to the downtown are not encouraged. Surrounding areas should be viewed to develop a compati- ble and harmonious building design. The overall development should reflect the character of the site upon which it is located. Factors to consider include the size of the site, topography, maintenance of ex- isting viewsheds, mature tree stands or other vegetation, and the context of nearby structures, With all new development, the pedestrian orientation of the downtown should be considered. Provisions for safe pedestrian movement to, from and within the site should be provided. An attractive slreetscape and areas for parking, with ample landscaping are encouraged. New off-street parking should not be prominent when viewed from main streets — it should occur behind, between or within structures. Park- ing areas should be screened with landscaping, and wrought iron fencing or masonry walls. The main entrance(s) to a building should face the primary street, with secondary entrances as needed from off-street parking areas or secondary street facades. Service entrances, waste receptacles, and loading facilities should be located so as not to be visible trom public streets and parking areas. Monotony of design in multiple building developments should be avoided. Variation of detail, form, and siting should be used to provide visual interest within a development. New Construction, cont. ♦ Building5etback Maintaining the pedestrian orientation of the downtown is critical. A new building should be constructed — as closerothe slreef as possible,, to reflect the setiack of existing adjacent structures. Parking facilities should be placed behind the building. When on a corner lot, the building should be placed as close to the corner as possible (see Figure 4), Parkingn Parking d 4i t — I FIV J. Street Street i7igure 4, Building Setback Building 5ca/e and Massing The facade of a new building shall be in scale and harmonious with existing buildings on the same street. Openings Exterior openings such as doors and windows shall have balanced proportions. ♦ Bu3ldingMalerials Materials used in for new construction should be similar to that used on nearby buildings. Anew build- ing should not stand out from other buildings on the block. Materials of a durable quality, such as brick, ctene and-wood-sr"referred- Thera should he definite -transitions between�hanges-0Lmaterial-and plane while maintaining an overall simple geometry for the building mass. Miscellaneous o Side Elevations. All sides of a building should receive design consideration. Expanses of blank wall should be softened through the use of landscape treatments such as foundation plantings or trellises. o Mechanical Equipment. Mechanical equipment or other utility hardware on the roof, ground or build- ing elevation should be located so as not to be visible from any public ways, customer parking areas or neighboring residential or public uses, whenever possible. Otherwise, such equipment shall be screened from view by materials compatible with the building or with landscaping. o Utilities. Newly installed utility services and service revisions necessitated by new construction shall be underground. DOWNTOWN DESIGN GUIDELINES, CITY OF DICIIENDY Fagaae Renovations The building facades on a street provide the visual image of the downtown. Because they are com- Decorative -posed of similar parts, their appearance should -be Cornice — organized and coordinated. Over the years, how- ever, maintaining this appearance has been a chal- cornice w;naowxooas lenge, Due to technological developments, chang- ing tenants, and different merchandising trends, a Masonrywaa storefront will go through multiple design changes upper ' 1 sverayspaced over time. And the upper fagade, often viewed as Facade „ windows less important, will be ignored or even covered over. Because building appearance is an essential storefront ingredient of a successful downtown, owners are cornice encouraged to restore and maintain their building O' Wansorn facades in their original, intended manner. storefront ` Masonry 1 ■ Pier The fagade of the typical downtown building is I •• � 1, � made up of three parts: the storefront with entrance q ntsptay and display windows, the upper fagade, and the window cornice that caps the building. Within these three parts are the details that give a fagade its character, aatw eaa including the bulkheads, transom, storefront cor- nice, windows, and window hoods (See FYgure 5). 11yure 5, Typical Facade When planning a fagade renovations, consult the following guidelines, as well as the guidelines relating to spe- cific elements found later in this booklet: Original features, historic elements, and examples of craftsmanship shall be retained wherever possible. The removal of distinguishing features or significant architectural details should be avoided. Previously made changes that have achieved architectural or design significance should be retained. Changes that have no historical basis or seek to create an earlier appearance should be avoided. Deteriorated features should be repaired instead of replaced. If replacement is necessary, the new ma- terial should match the original as closely as possible. This shall be determined by physical or pictorial evidence, rather than on speculation or the availability of architectural elements from nearby buildings. ♦ Whenever possible, materials that have been applied to cover over older, traditional fagade elements should be removed to expose windows and other architectural details. ♦ Shutters, if utilized, shall be sized to appear as though they could work. However, shutters were seldom used on 19th and 20th century buildings. ♦ Storm windows should reflect the appearance and detail of the inner window as closely as possible. ♦ Sandblasting, high pressure water, and other abrasive cleaning methods should not be used because they damage the structure. Masonry repair such as tuck pointing should use an approved mortar mix and method. Silicone waterproof coating is not an appropriate treatment. ♦ Signage should fit into the cornice area above storefront transoms. Darker background colors with lighter lettering are recommended, however, strong contrasting colors such as white lettering on a black background, are discouraged. Lettering styles should be simple, not ornate and difficult to read. ♦ Awnings should be of a proportion and color to compliment the existing colors of the building. ♦ Accessibility modifications should be made at side or rear entrances to maintain fagade integrity. Page 10 Rear Entrances An often over -looked element of a downtown building is its rear entrance. This space is usually thought of and used as a service area, and thus has been poorly maintained and unattractive. With the addition of public parking areas behind stores -and -the potential Riverwalk, however, the backs of -buildings will -receive more exposure. A clean, well -maintained rear entrance can be an asset to a downtown building. It can provide di- rect customer access from rear parking areas and improve circulation between the street and rear parking ar- eas. If properly planned and maintained, a rear entrance will welcome customers, not threaten them. When considering a rear entrance to your store, you should first ask, would walk -though tratGc help or hinder my business? Would it be an added convenience to my customers? If the answer is yes, there are several fac- tors you'll need to consider when planning any changes. ♦ The rear entey should not compete with the storefront in terms of importance. Remember the rear en- trance is the secondary means of access and should be have a more functional appearance. However, be sure to follow the conventions you've established on the street fagade side of your building. If you have an already identifiable image, carry it through on the rear fagade. ♦ Consider the neighboring buildings and try to make your rear entrance compatible. You may want to consult neighboring property owners to plan a coordinated approach to rear enhancements. ♦ The design of the rear door should reflect its change in function. Since it will no longer function as only a service door, it should provide a welcom- ing, inviting appearance. The addition of glass windows on rear fagade pro- vides additional merchandise display areas for cus- tomers and passers-by. I ♦ On the interior, display and storage areas may need to be rearranged in order to accommodate the change in pedestrian circulation through the store. ♦ A small sign near the rear door should be included aoneoe to identify the business. _-- ♦ An awning can be added for visual identification and customer convenience. _ ♦ A wall mounted light fixture near the door can pro- yt vide adequate exterior lighting. ♦ Consider adding landscanina at the rear of the building, if possible. Planter boxes with flowers, or potted evergreen or shrubs can add color and bet- ter define the rear entrance. Be sure to maintain these properly. Don't forget that service functions such as trash col- lection, loading/unloading, shipping and storage Figure 6, Enhanced Rear Facade must be accommodated. If possible, work with nearby businesses to provide a single, central location for trash collection. Screening dumpsters with a fence or similar structure can help to prevent clutter. Remember to clear snow from rear entrances. Figure 6 illustrates some of the above -mentioned enhancements that can be made to a rear fagade. DOWNTOWN DESIGN GUIDELINES, CITY OF IILUILLORI Windows Windows play an important visual role in the downtown. Display windows provide merchants with an area to display their wares. The upper story windows establish the pattern that helps to tie together the facades of a block. "Transom windows provide light and ventilation to the inside of the building: Window style and decora- tion has changed through the years (see Figure 7). However, proper care and maintenance of all storefront windows remain keys to an attractive building. Uppex Windows Early to Mid 1800's • Small wind windows -___—`-- • Smell windowpanes _ Md to Late /800's '+( • Window hoods _,_'--��%���,,pp ♦ Two over two windows Late 1800's to Early 1800'a • Windowhoods • Large arched windows 1 =7 Early 1800's to 1830's ♦ rge window openings with multiple units Figure 7, Window Types Display Windows Early to Mid 1800's ♦ Divided display windows ♦ Post and beam frame ♦ Simple decoration Mid to Late 1800's Large display windows Cast iron columns Late 1800's to Early 1900's Thansomwindowa • Recessed entrance Early 18002s to 1830's ♦ Metal windowframes ♦ Stmcturalglass • Recessed entrance ♦ Display Windows. The display window is a crucial element in the success of a downtown business. An attractive, well -planned display can be the difference between someone merely walking by or actually coming-in-to-shop-Mtersetting-up-your-window-display,-be sure-to-viewthe-displayimm-outside; to gain the same perspective as customers and passers-by. Also, be careful with all window signage. While a display window can provide space for an attractive painted sign, you should not cover excessive amounts of any window with signage. ♦ Upper Story Windows. Upper story windows are often neglected, inappropriately replaced, or even boarded up. Not only does this impact the appearance of building, it can change the character of a block. If your building has upper story windows, be sure to set up a regular maintenance schedule. This will help prevent further deterioration. Transom Windows. Transom windows, located at the top of the storefront opening, are a source of natu- ral light and ventilation. For energy conservation, these windows were often covered or removed. Covering or painting over transom windows upsets the design relationship of the fapade and destroys the rhythm of repeating patterns on the street. Uncovering and restoring transom windows is encouraged. Page 12 WMUM) Cont. Window Repair, The most common window problems involve damaged or deteriorated wood, faulty window operation, and broken glass panes (see Figure 8). Many problems can be easily repaired a minimal cost. Fiyure8, WindowComponents Window Replacement. Sometimes re- pairs may be impractical and the only option available is replacement. If you're replacing only one window, find a replacement that matches the existing units. If you cannot find a suitable re- placement, consider having one custom made. Wood is the preferred choice, however if you must use aluminum or vinyl, a darker color is preferred. Do not alter the existing window opening to fit the new windows and do not install win - style of your building (see Figure 9). Deteriorated wood is often found on the sill or bottom of the sash. These parts can be replaced without replacing the whole window. Local building supply stores may have pieces that match the original window. Minor repairs can be made by scraping off old paint, filling cracks with putty or caulk, sanding, priming and applying a fresh coat of paint. • A window that isn't operating like it used to should be ad- dressed. It could be that the window is painted shut. This can be corrected by tapping the sash with a hammer wrapped in cloth. Another problem could be with the win- dow mechanism (sash locks, cords, weights). If this is the case, contact a window dealer who can offer assistance without changing the window. Broken glass panes can be easily fixed by removing all old glass and glazing putty, and installing a new pane using the appropriate glazier's points and putty. • Be sure to check all joints between a window and its ma- sonry opening. If loose or open joints exist, caulk to pre- vent air and water infiltration. O ginal Window I fYyure9, Window Replacements ropriate �mema S[orm Windows. Installing storm windows is a great way to cut down on your energy costs. The downside is that they often look inappropriate on an older building fapade. If possible, consider installing storm windows on the inside so they will not be seen. If they must be installed on the outside, make sure they are the same shape and have the same overall design features as other outside windows. An anodized or baked -on finish is more desirable than plain aluminum. DOWNTOWN DESIGN GUIDELINES, CITY OF DICHENDY Doors Traditionally, downtown buildings had three doors. On the building front, there was a storefront door,_ providing access to the business, and a secondary door, pro- viding access to the upper floors (see Fig- ure 10). The rear door was primarily used as a service door. Storefront Door. Historically, the entry to a store was more than just a door. The design and appearance reflected its commercial impor- tance. The traditional storefront door was substantial, built of wood with a large glass panel. Despite its stately proportion, the door was inviting to a customer. Although traditional storefront doors are rarely found these days, there are several things that can be done to make a front door the special, invit- ing element is should be. Fygure 10, FronfDoors Page 13 o A front door should be compatible with the rest of the storefront and make a significant statement. o To retain a traditional appearance, a wood door with a tall glass panel is most appropriate to main- tain the original character. Try and locate a salvaged older door to repair or use a new door of similar design. o If a traditional appearance is not desired, the design choice should be based on the overall design of the storefront. Many different wood and metal styles are available. If a glass and aluminum door is chosen, consider using a dark, anodized finish rather than a metallic color. o Avoid over -decorating the door. The design should reinforce the character of the building and be inviting for shoppers. ♦ Secondary Door. A secondary door on the front facade provides access to the upper floors and is usually less elaborate in design. When choosing a secondary door, keep in mind that it should be visually un- derstated, fitting in with the overall fagade, but not drawing attention to itself. To maintain a traditional appearance,an-0Id-mood panel-doorismo atapprapriate Rear Doors. A practical style is recommended for a rear door to reflect the unadorned character of the rear fagade. If the back door will be used as a customer entrance, consider the addition of glass to the door to make it more inviting to shoppers and passers-by. A more substantial rear door and entrance is appropriate for businesses along the proposed Riverwalk. It should be substantial enough to attract cus- tomers without overwhelming the rear fagade. Refer also to the Rear Entrances section of these guide- lines awnings Awnings can be both a decorative and functional addi- tion to a storefront. Visually, an awing can add character and interest to -a storefront —Practically,,, an awning pro- vides a sheltered space for customers to view store win- dow displays, and can provide energy saving benefits, r.� especially when used on southern facing windows. r^�y When planning an awning for your building, the follow- ing should be considered: �® ♦ Design. The design of an awning determines how C energy efficient it will be. There are two types of awnings available, operable, and fixed. An oper- able awning can be opened and closed, allowing sun to shine in on cold days, and providing shade on warm sunny days. A fixed awning is primarily decorative. Style. Awnings should be integrated into the de- II II sign of the building fagade, with a simple pitch, and profile that matches the buildings bay struc- Figure 11, Awning Style ture. Awnings along a street should have a consis- tent pattern in size and shape, and not conflict with others. Look at your neighbors' buildings and visualize how adding an awning will affect the character of the streetscape (See Figure 11). Materials. Awnings can be constructed from several different materials, including canvas, vinyl, and aluminum. Whichever material is chosen, make sure it is guaranteed weather -resistant. Fading or bleaching from the sun is also an important consideration. Canvas. Canvas awnings are traditionally popular, but must be weather -treated before installation. Canvas has a lower initial cost, but may require more maintenance than plastic or aluminum Vinyl (Plastic). Vinyl has a more contemporary effect, but can be attractive if done correctly. Vinyl is more flexible and usually requires less maintenance than fabric. Aluminum. Aluminum is another choice but is more residential in character and not appropriate in the downtown area. Mounting. Awnings should be mounted so that the valence is approximately Y feet above the sidewalk. A 12-inch valence flap is usually attached at the awning bar and can serve as a sign Hanel. Tvoically. an awning will project between 4 and 7 feet from the building. An awning can be attached above the dis- playwindows and below the sign panel or cornice. It can also be mounted between the transom and the display windows, which allows light into the store while shading the merchandise and customers. An awning over upper story windows should not cover the piers or the space between the window sills and the storefront cornice. Color. Look at the entire building before deciding on a color for your awning. You'll want a color that enhances the existing features without overwhelming them, For buildings with more detail, a subtle shade should be used. For buildings with minimal architectural detailing, a bright accent color may en- hance the fagade. Pattern is important, too, depending on the image you would like to project. Signs. The valence of an awning has traditionally used for advertising. If you chose to incorporate a sign on an awning, keep the message simple and for identification purposes only. Illumination. Internally illuminated or back -lit awnings are not recommended. Page 16 DOWNTOWN DESIGN GUIDELINES, CITY OF DICHENBY C010r and Paint Choosing the right colo�combinationfora.building canunify the elements. of the facade and relate -the build- ing to others on the block. Again, step outside and look at your building as it relates to others. Make sure the colors you use are in character with the rest of the buildings on the block. Generally, no more than 3 colors are sufficient for a building facade. Paint manufacturers have a large selection of historic colors available and can assist with an appropriate color scheme. Stay away from bold colors that attract undo attention to a property. Background. Muted or natural tones are appropriate fox the Background of the building. The Back- ground consists of the upper wall and the piers on either side of the storefront. This color is often natural brick and requires no painting. In fact, painting of brick surfaces is strongly discouraged. Major Trim. The color of Major Trim elements, such as cornices, window frames, sills and hoods, and the storefront frame, bulkhead and columns should complement the background color. Secondary Trim. Secondary Trim, such as the window sashes, doors, and certain cornice and bulkhead details, should enhance the color scheme established by the Background and Major Trim. A darker shade of the Major Trim is often used to highlight these features. Caution should be exercised to ensure that the facade is not over -decorated. MAJOR TRIM 0 Cornices a^ 4^ 0 Uindou Caps ' 0 Uindou Frames 0 Storefront Columns 0 Bulkheads BACKGROUND 0 Uall Surfaces O Storefront Piers SECONDARY TRIM O Doors 0 Window Sash 0 Storefront Frame O Small Details o Ion cornices, window lJ 11 [� t Q p hoods and bulkheads Different color schemes were popular at various times. In the mid-1800's, soft, neutral tints were common. To- ward the end of the 19th century, darker, richer shades were used. Tastes changed again at the beginning of the 1900's to lighter, calmer colors. If you are thinking about returning your building to its original colors, carefully scrape the paint from a small area. There may be several layers of paint over the original color. Its possible that the original color may have changed over time. For a better idea of the true color, wet the origi- nal surface. The base color will appear more accurately when wet. The sun will play an important role in the colors you select. Before deciding on a color, take a paint chip out- side to see how it looks. Do this at various times of the day, and also on both sunny and cloudy days. Some- times asmall paint chip is not enough to get a good idea of how a color will look. In that case, invest in a quart of the color you choose and apply it to a small area on your building. The effect may be surprising. Page 16 Color and Paint, Cont. Paint Painting your building�an psovidea_dramatic improvementinyouur building's appearance for a relatively low cost. After deciding on the appropriate colors, however, your work has just begun. There are several steps you should follow to ensure your new paint job will be long lasting and successful. Type of Paint. Should you use oil based or latex? Both have their advantages and disadvantages. Oil based paints are generally more durable, and may provide better adherence. Clean up is more difficult. Latex paints are easier to apply and clean up is simple. However, latex paint can be less durable than oil based. Whichever you choose, select a quality paint. Although you'll pay more, a quality paint will last longer than a cheaper paint, will not fade or peel as quickly, and gives better coverage. Different materials, stone, brick, wood, block and metal, require different pafnts and primers. Consult a local paint dealer for assistance in selecting the right type of paint. Paint is available in different finishes, including gloss, semi -gloss and flat. It is important to note that once you use a certain type of paint for your building, you should continue to use the same type paint. Switching back and forth between oil and latex is difficult. General Preparation. There are many things you can do to prep your building for painting. Check the condition of any wood and replace any boards that are rotted. If you are painting a masonry building, check the condition of the mortar and tuck -point where necessary. Review the condition of your windows. Install new glass in all broken windows. Replace damaged putty with a glaz- ing compound and make sure it goes all around the windows. You'll need to wait 2-3 days for the compound to dry before you can paint. ♦ Surface Preparation. Prior to painting, all surfaces should be ade- Wire brushes and scrapers are the best tools to use (see Figure 13). If these do not work, consider a blow torch or electric heat gun. Use caution with these last two devices, with only enough heat to soften the paint so it can be easily pushed away. Consider using a primer for the first coat, especially on older buildings. It Figure 13, Surface Preparation will help the final coat adhere better. ♦ Scheduling. Certain times of the year are better than others for painting. If the weather is favorable, your paint job will go better. DOWNTOWN DESIGN GUIDELINES, CITY OF MCHENRY Signs Signs are a vital part of any downtown. They call attention to your business and help attract shoppers to your store. More importantly, signs help shape the image of the downtown. Flashy, bright colored signs are no doubt attention=getters,-but are they appropriate for your business? Or for -the downtown? When selecting a— new sign for your business, ask the following questions: ♦ What is the Purpose of My Sign? Do you merely want to identify the name of your business? Or should you provide information on the products you sell or services you. offer? Who are you trying to attract? Take some time to consider what you want your sign to do. ♦ What Type of Message Should I Use? Can you convey your message with words? Or will a logo or sym- bol be more recognizable to potential customers? Possibly, a combination of words and symbols is appro- priate. ♦ What Style Sign Should I Use? For most downtown businesses, wall, window or canopy signs are the only types of signs that can be used. For new development or redeveloped sites, a freestanding sign is a possi- bility . If you can use a freestanding sign, consider a monument style sign to maintain the pedestrian scale of the downtown. Taller pole signs are inappropriate and should be avoided. ♦ What Materials Should I Use? There are many types of materials that can be used for a sign. Wood, plas- tic, metal, canvas, stone, brick, paint on glass, and etched or stained glass are some of the materials avail- able. Each have unique qualities that can effectively get across you message and enhance your building fagade. ♦ Where Should I Put My Sign? When consider- ing sign placement, you need to visualize how your sign will appear in relation to the entire facade. A sign should not dominate the ; its shape and proportions should fit the building just as a door or window fits. The most common location for a wall sign is just below the lower cornice. This location compliments the archi- sKoes- e BAKeati tecture of the building and presents a strong image. Other common locations include on the ;Wall �- glass display window and on the awning flap — (see Figure 14). A good resource to consult is a p picture of how your building looked in the past. This may give you ideas about how signs were related to the details of your building. Signs ign should never project above the cornice line or ign be mounted on the roof of a building. Never gcornce ^overuparchitectural-detail . gore 14, Sign Placement If you have a rear entrance, a small wall or window sign can help identity your business to customers using rear parking areas. For rear entrances on businesses with frontage on the proposed Riverwalk, a larger sign may be appropriate. If identifying an upper floor business, a small, subdued building mounted plaque sign next to the entrance is appropriate. A freestanding sign should be located near the entrance to the site. Be careful not to block the view for ve- hicles orpedestrians exiting the site. Should I I/luminate My Sign? Illuminating a sign may be desirable. Individual back -lit letters and signs illuminated by wall -mounted fixtures are appropriate. Illuminated box signs, exposed neon, flashing signs, moving signs and electronic or fixed letter reader boards are not recommended. Signs, Cont. The design of your sign requires significant fore- thought. The color, message, and type of letter- NOTE! sng you choose play an important role in express- - Be sureto consult the City's-Sign Regulations- ing the image and personality of your business. before planning your new sign! As a basic rule of thumb, simple is better than complex when it comes to sign design. ♦ Think about how much your sign will say. Too many words can be hard to absorb, especially in the down- town environment filled with visual images. I{eep your message simple and to the point. ♦ When choosing colors, look at the colors of your building and use them as a guide. A simple color scheme, with no more than three colors, is recommended. Natural, muted tones are better than bold, flashy colors. Adequate visual contrast between the background and wording is recommended. ♦ The type of lettering on your sign can help to express the personality of your business. There are three common styles of lettering, all with numerous variations. Serif face is a historically appropriate style, with variations ranging from simple to fancy. Sans serif lettering provides a more contemporary look, with cleaner, bolder lines. Script lettering is more decorative and provides a more personal style. To better visualize the various styles, look at other signs in the City. Think about how each style expresses the busi- ness or product it advertises. And then, think about the image you would like your sign to project. ♦ Who you chose to fabricate your sign is an important decision. Simple, well made signs are far more ap- pealing than an elaborately decorated sign that has a sloppy appearance. Select a sign maker only after you've viewed samples of their work. ♦ Where existing, illuminated box signs can remain. However, all electrical conduit and boxes should be concealed from view, and the box should be maintained as needed to be unobtrusive, coordinating with the surrounding wall color. Don't overlook the fact that your building presents animage that acts as a sign! Even the best looking, most well made signs will go unnoticed if your building's appearance is lacking. �rrlirnh fi �- r IYgure 75, Sign Examples -- - - - - --- - Page 19 DOWNTOWN DESIGN GUIDELINES, CITY of h1CHENDY I Fencing Fencing will have limited uses in the downtown. Typically, fences are used for one or more of the following purposes: screening, enclosure, separation and decoration (see Figure 16). Screening. For example, a fence can be used to block the views of a trash dumpster, or it can be used to block the views of vehicles in a parking lot from an adjacent single-family home. When screening dump- sters or utility boxes, be sure to check wfth the waste hauler or utility company to make sure they will have access to facilities. Don't provide more screening than necessary. For example, if a dumpster is five (6) feet in height, use no more that a six (6) foot high fence. Also, consider working with your neighbors. One larger trash enclosure is more desirable that several smaller, scattered sites. Wood is an acceptable mate- rial for screening purposes and should be solid and either painted or stained. Masonry walls are preferred for this purpose when nearby buildings are masonry. Enclosure. A fence can provide privacy by enclosing a yard or other private space. Use caution when con- sidering a fence for enclosure purposes. Enclosing an entire yard with solid wood fencing is not consid- ered appropriate in the downtown. If enclosure is absolutely necessary, consider a picket, aluminum or wrought iron fence or a combination masonry wall and fencing. Figure Jti, Fencing ♦ Separation. A fence can separate an outdoor eating area from the public sidewalk, or it can separate ve- hicular areas from pedestrian areas. Low wrought iron fencing and/or masonry walls, in conjunction with landscaping are appropriate. ♦ Decoration. Fencing is often used with landscaping and/or hardscape materials to provide a decorative look to a building site. When considering a fence for your downtown property, first determine what purpose the fence will serve and then, select the appropriate material. Chain link fencing is not considered appropriate in the downtown . Page 20 Lighting Lighting is an important element when considering visibility in the evening hours. Generally, street lighting installed by the City will provide adequate lighting of the overall building and sidewalk. However, there are -times when you may wantto provide additional illumination to your site: Lighting should only be used to illuminate entries, signage, displays, adjacent pedes- trian and parking areas, or to highlight sig- nificant architectural elements (see Figure 17). Use fixtures with a traditional style, or contemporary fixtures that are appropriately scaled . Ground mounted fixtures should be used to illuminate freestanding signs, land- scaping, walkways, parking areas and archi- tectural features. Building mounted fixtures should be used to illuminate entries, wall mounted signs, and walkways adjacent to buildings. Building mounted fixtures should be coordinated in appearance with any free- standing light fixtures. Most manufacturers have coordinating styles and can assist in se- lecting the right fixtures for your building. Fixture colors should be muted and coordi- nate with the overall color scheme of the building. Exposed or painted metal finishes are recommended. To attract attention to your storefront area, there are some traditional methods of lighting you can use: Figure 17, ExteriorLighlingExamples ♦ Well -lit display windows attract attention to items in your window. ♦ Residual light washes the sidewalk and attracts pedestrians. ♦ Light over recessed entry doors can highlight your entrance. ♦ Lighted signs in the window (neon is acceptable) can highlight products and services. Bollard lighting is an appropriate choice to illuminate walkways. The lower height is in keeping with the pe- s �rtl[�downtow�Aimttcer attexmtive-fox-walkways�djacentto a-building�s�he-nsebfwaH mounted fixtures. Parking lot lighting should complement the site by maintaining a similar look to building lighting. Generally the height of parking lot lighting should not exceed 18 feet. Lighting used to highlight ar- chitectural features should be ground mounted and concealed where possible to prevent vandalism. Always use the minimum wattage necessary to meet the purpose of the lighting. Glare and light spread onto adjoining residential properties are prohibited. The followinglightingtypes-Exposedneo on the ildingexterior- are not recommended for use � F/as fight in the downtown: Colored bulbs, e t for t r seasonal displays - Page 21 DOWNTOWN DESIGN GUIDELINES, City of Dlelienry Landscaping The addition of landscaping can help to soften areas in the downtown by adding color and life to an otherwise hard and noisy area. When properly located and maintained, landscape elements can enhance the appear- ance of a site , supply a place of refuge for the public, and provide energy saving benefits. Landscaping con- sists of plant material, such as trees, shrubs and flowers, and hardscape items, such as masonry walls, textured concrete, paver bricks, flagstone, limestone, wood, steel, copper and cast or wrought iron. Although it can be a challenge to find adequate area on your site to incorporate landscaping, there are several options available to consider: Planters/Boxes. Decorative planters and window boxes can highlight and add color to a storefront or rear entrance. The use of flowering annuals or evergreen shrubs is recommended. Planters should be con- structed out of materials consistent with the architectural style of the building. If your planters will be adja- cent to public areas, be sure to keep the style consistent with the style of other public amenities. Do not let planters infringe upon pedestrian access to sidewalks and pathways. Artificial plants are not recom- mended, except for seasonal displays. Foundation Plantings. Adding landscaping along the foun- dation of the building is encouraged. Low growing shrubs, perennials, annuals and groundcover are recommended (see Figure 18). Avoid large expanses of mulch Wall Expanses. Large expanses of blank wall can be bro- ken up with foundation plantings, as earlier described, inter- mediate sized deciduous trees, and man-made elements such as trellises (see Figure 19), Figure 19, Plantings Used to Break Up Blank Wall NOTE: Plants, trees and shrubberies must be regularly main- tained! Ifnot, they could become an eyesore. Figure 18, Founda/ion Plantings Decorative Elements. Decorative elements such as benches, fountains, statuary, brick pavers, stone walls and walkways should be tastefully done and not overdone (see Figure 20). If adja- cent to public areas, keep the style consistent with other public amenities. Appropriate materi- als to consider include, brick, cast or wrought iron, copper, patterned or textured concrete, natural stone or rock, decorative landscape block, steel (anodized, painted or powder coated), and wood. Inappropriate materials are concrete block, galvanized metal, plastic statu- and tires or other rubber material. Figure 20, Decorative Elements Page 22 Maintenance Regular maintenance is the most efficient and economical way to keep your building looking its best. As a general rule, you should treat any historic detail with care. First and foremost, maintain what you have. If nec- essary, repair or replace the detail�uplicatfng or complementing the original. —The following tips will assist you in identifying and addressing potential problems. Masonry Masonry includes both brick and stone. It can be found on buildings of almost any date. Extreme care is re- quired for any masonry repair to prevent an obvious and unsightly patch. ♦ Moisture. Brick and stone are durable but they can deteriorate over time (see Figure 21). Most often, wa- ter infiltration is responsible. Moisture can enter through the top of a wall or where the wall meets the roof. Check your roof, flashing, and wall copings periodically for soundness. Gutters and downspouts should also be inspected periodically for leakage. £figure Zl, Masonry Damage Tuckpointing. The mortar used in older masonry buildings gradually erodes as water runs over the wall surface and with freeze/thaw cy- cles, joints should be inspected periodically for crumbling or missing mortar. If mortar joints have recessed more than 2", they should be repointed with new mortar to prevent water infiltration and ensure the integrity of the wall. New mortar joints should match the original in style, size, composition, and color. It is especially important to repoint with a mortar of the same hardness as the original. The softer historic mortar compresses as the bricks expand in warm weather and flexes as they contract in cold weather. It is by design, the sacrificial element of the wall and gradual erosion is to be expected. Harder modern mortars with a high content of Portland cement will resist the warm weather expansion of the brick, which can cause cracks in the brick surface. In the cold weather, this same inflexibility may cause cracks to open up as the historic bricks contract. ♦ Cleaning. Masonry cleaning can have a huge impact on the appearance of a building. Most historic ma- sonry buildings have never been cleaned and accumulated dirt can obscure the original masonry color. Masonry should always becleanedby the gentlest possible method. In many cases low pressure water washing (no more than 250 psi), together with scrubbing with a natural bristle brush may be sufficient. If paint or heavy grime must be removed, achemical cleaner may be required. There are a variety of chemical cleaners available and a qualified cleaning contractor should be consulted to evaluate your building and recommend a treatment. Whatever treatment is selected, a test patch should first be tried and allowed to weather for a few weeks or months. If the results of the test are satisfactory and no damage is observed, it should be safe to proceed. Remember to protect nearby trees, shrubs, and groundcover when cleaning your building. Chemical cleaners may be hazardous to vegetation. ♦ Sandblasting. Sandblasting is especially harmful to brick surfaces, eroding the hard outer layer to expose a softer, more porous surface that will weather rapidly. You should be aware that sandblasting will disqual- ify a project from consideration when applying for federal tax credits. ♦ Painting. Exposed masonry should never be painted. A previously painted surface can be restored by a chemical paint remover. Only if chemical paint removal proves impractical should previously painted brick or stone be repainted. DOWNTOWN DESIGN GUIDELINES, CITY OF MCHENRY I _ Maintenance, Cont. Storefronts,_coxnices_brackets and -other decorative fapade-elements were often made of wood (see Figure 22). These original exterior woodwork elements should be retained wherever possible. Regular maintenance will prevent dete- rioration. Check periodically for soft, rotted areas, splits, and dampness. Dam- age or decayed sections can usually be repaired by renailing, caulking, and fill- ing. Epoxy pastes and epoxy consolidants can also be very effective in repair- ing even seriously rotted wood. When painting, use an oil -based primer fol- lowed by two coats of oil -based paints. Severely rotted or missing pieces maybe reproduced by a good carpenter or millwork shop. Try to match or at least complement the existing details when replacing woodwork. Figure 22, Wood Metal decorative elements (see Figure 23) were often applied to brick and stone facades. Cast iron was used extensively for storefront columns and window lintels. Stamped or pressed metal was most often used to create decorative metal cornices. This kind of architectural ornamentation became quite popular because intricate detail could be reproduced at a reasonable cost. The signs of metal deterioration are obvious: corrosion, tears, holes and missing pieces. Pressed or stamped metal may be of copper, which re- quires no surface protection, or of sheet iron, usually coated with zinc or lead to retard rusting. A proper coat of paint is essential to prevent rust and corrosion on such metals. Missing parts can be reproduced in fiberglass or aluminum using existing pieces to make a mold. Be sure to communicate to the person fabricating the replacement part the importance of maintaining the intricate decoration of such pieces. Decorative Class Glass decoration is often covered up. Look for it in transoms or behind ply- wood window covers (see Figure 21). Sagging means that the glass and frame will need to be reinforced with a brace. Leaded or stained glass can have problems. The metal between the glass pieces, called the 'came," could be either zinc or lead. Always use the same metal when making re- pairs. Figure 23, Metal i<Ygure 24, Decorative Glass Page 24 Resources There are a multitude of resources available to assist you with the planning of your development or redevelop- ment project. A few are listed below: City ofMcXenry Landmark Commission Greg Lofgren, Chairman 333 S. Green Street McHenry, IL 60050 (818) 363-2170 www.ci.mchenry.il.us McHenry Public Library 809 N. Front Street McHenry, IL 60060 (815) 385-0036 www.mchennEhbrary.org McXenrp County Historical 5ocie[y 6422 Main Street P.O. Box 434 Union, IL 60180 (815) 923-2267 www.mchsonline.org Illinois Main Street Office of Lt. Governor Pat Quinn Thompson Center 100 W. Randolph, Suite 15-200 Chicago, IL 60601 (312) 814-5220 www,state.il.us/Itgov/mainstreet Illinois Historic Preservation ifgency Preservation Services #1 Old State Capitol Plaza Springfield IL 62701-1507 (217) 7854812 www.state.H.us/hua National Trust forXis[oricPreserva[ion 1785 Massachusetts Ave, NW, Washington, DC 20036 (202)588-6219 www.nationaltrust.org and www.mainstreet. lldvisory Council on Historic Preservation 1100 Pennsylvania Avenue NW, Suite 809 Old Post Office Building Washington, DC 20004 (202) 606-8503 www.achn.aov Websiles www.preservationdirectoxy.com www.preserveamerica.gov After you've planned out the details of your project, you're ready to move to the next step —completing the work. If the work is rather simple, you may choose to do it yourself. For the more complicated tasks, it's best to hire a professional. There are many reputable contractors who can complete the job on time and within budget. Unfortunately, there are others out to make a fast buck, resulting in poor quality, or unfinished work. The following tips will help in selecting a reputable contractor: ♦ Get more than one estimate and get them in writing. ♦ Ask the contractor for references and addresses for similar work. Drive by those sites and if possible, con- tact the property owner to discuss their experience with the contractor. ♦ Inspect the contract carefully to make sure it includes the contractor's full name, address and phone num- ber, a description of the work to be performed, starting and completion dates, total costs of work to be per- formed, and a schedule for the down payment, subsequent payments, and final payment. ♦ Never sign a contract with blank spaces or one you do not fully understand. If you are taking out a loan to finance the project, do not sign the contract until your lender approves your loan. ♦ Find out if the contractor has a warranty or guarantee on his or her work. ♦ Make sure the contractor has minimum amounts of insurance for property damage, bodily injury, and im- proper repair. ♦ Get lien waivers. This protects you from claims against you or your property in the event you contractor fails to pay his or her suppliers or sub -contractors. ♦ Don't make final payment until you are satisfied and all subcontractors are paid. DOWNTOWN DESIGN GUIDELINES, CITY OF OICNENDY Acknowledgements These design guidelines have been developed from many sources. Of particular note is the National Trust for Historic Preservation's Main Street program, who's work is a model for all communities looking to maintain and enhance the vitality of their downtown areas. Also, —thanks are extended to the many communities who have drafted and implemented their own design guidelines, many of which were refined and used in the prepara- tion of this document. 6 City of McHenry DOWNTOWN DESIGN GUIDELINES, CITY OF hIGHENAY City of McHenry Community Development Department 333 S. Green St, McHenry, IL 60050 Phone: 815-363-2170 Email: ci.mchenry.il.us :.. LCALM1.1I iz/zs/zo16 To: City of McHenry Planning and Zoning Commission RE: Project Narrative for Z-906 Downtown Theater and Restaurant 1202, 1204, 1206 and 1208 N. Green St. The Project consists of extensive remodeling to the existing three unit structure which previously housed a Theater, a Restaurant, and Retail space. The new concept creates two units facilitating a Movie Theater, and a Restaurant. The Theater lobby will be relocated to the North, and Restaurant with a Bar to the South. The South reconfiguration allows access from the building to a Patio, Park, and Riverwalk. This along with rooftop seating will capture and utilize the natural ambiance of the waterway and enhance the Riverwalk. It is our desire to harmoniously work with the City and Riverwalk committee to utilize and enhance the natural asset of Boone Creek. The end result also aids Down Town revitalization. Outside seating and entertainment on the patio and / or building rooftop are instrumental in providing a unique and highly desired experience when enjoying a refreshing beverage and sit down dinner. This along with occasional entertainment will provide further options to a first run movie and a relaxing stroll down the Riverwalk. The businesses plan to complement each other and the neighborhood. U alb � �■r�■r�■r�■r�■r�■r NIN61, I Ion e ME FORMA File Number Z-906 PUBLIC BEARING APPLICATION Planning and Zoning Commission City of McHenry 333 South Green S[reet McHenry, IL 60050 Tel: (815) 363-2170 a Fax: (815) 363-2173 1. Name of Applicant Boone Creek Crossin LLC Tel 1415-385.4466 Address 1400 S. Rt. 31 Fax 1-815-385-8439 City McHenry State Ii.. Zin 60050 2. Name of Property Owner Fiflh Third Bank (1204-1208 N Green Street)Tel (If other than Applicant) Address 222 S Riverside Plaza City Chicaao, Name of Property Owner Cit of McHer 1202 N Green Street (If other than Applicant) Address 333 S Green Street City McHenry 3. Name of Engineer to represented) Address State_ Zip 4. Name of Attorney (If represented) Address Fax State II, Zip 60606 Tel 815,363,2100 Fax 8154363.2119 State IL Zip 60050 Tel Fax Tel 5. Common Address or Location of Property 1204-1208 N Green Street (Theater sitel and 1202 N Green Street (Walsh Park1 6. Requested Action(s) (check all that apply) Zoning Map Amendment (Rezoning) Zoning Variance —Minor X Conditional Use Permit (Expanded Site Plan Review Downtown Overlay District) _Zoning Text Amendment Zoning Variance Use Variance *Definition of Minor Variance: A variance granted to the fee owner, contract purchaser or option holder of asingle-family detached or attached dwelling, or single-family detached or attached building lot for that dwelling or lot, rvnm t� Page 1 of 3 1 1. 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. Anolicaut or Owner is Corooration or Partnership If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a corporation or partnership, the application shall disclose the name and address of the corporation's officers, directors, and registered agents, or the partnership's general partners and those shareholders or limited partners owning in excess of five percent of the outstanding stock or interest in the corporation or interest shared by the limited partners. Applicant or Owner is a land Trust If the Applicant or owner is a land 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 I 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 Cotmnission, 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. Suture of Applicant(s) Print Name and Designation of Applicants) fl P VIVVI H Page 3 of 3 FORM C File Number Z-906 CONDITIONAL U5E PERMIT Planning and Zoning Commission City of McHenry 333 South Green Street McHenry, II 60050 Tel: (815) 363-2170 Fax: (815) 363-2173 Table 31 of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional approval of a Conditional Use Permit, the Planning and Zoning Commission shall transmit to the City Council written findings that all of the conditions listed below apply to the requested action. Please respond to each of these conditions as it relates to your request I. Traffic Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. The proposed use will not have any adverse impact on traffic than otherwise typical in the zonin dig strict in which it is located. 2. Environmental Nuisance Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district have been appropriately controlled. 3. Neighborhood Character The proposed use will fit harmoniously with the existing natural or man-made character of its surroundings and with permitted uses in the zoning district. The use will not have undue deleterious effect on the environmental quality, property values, or neighborhood character existing in the area or normally associated with permitted uses in the district. The proposed theater and restaurant, with outdoor entertainment and seating will fit harmoniously on the subject property and be compatible with surrounding land uses. Similar uses such as River Place (Buddyz) already exist harmoniously with surrounding land uses and have done so for many years. 4. Public Services and Facilities The proposed use will not require existing community facilities or services to a degree disproportionate to that normally expected of permitted uses in the district, nor generate disproportionate demand for new services or facilities, in such a way as to place undue burdens upon existing development in the area. The proposed theater and restaurant, with outdoor entertainment and seating will not require community facilities or services to a degree disproportionate to that normally expected of permitted uses in the C4 Downtown Commercial District nor general disproportionate demand for new services or facilities in such a way as to place under burdens upon existing development in the area FORM C Page 1 of 2 Written Consent from Property Owner McHenry Zaning file # Z-906 The current property owners of 1204-1208 Green Street, McHenry, IL. 60050, Hainesville Properties, LLC hereby grant written consent to Boone Creek Crossing LLC to request the following Zoning additions to the existing C-4 Downtown Commercial District, 1. Conditional Use Permit for an Expanded Site Plan Review in accordance with the Downtown Overlay District to allow a theater, restaurant serving alcohol, outdoor seating and entertainment (indoor and outdoor). 2. Any other variances required to develop the Subject Property in substantial accordance with the site layout submitted as part of the application packet. The request will be heard at a Public Hearing with The Planning and Zoning Commission, City of McHenry on January 181', 2017 at the McHenry Municipal Center, Signed: Date: Dr. Gurbox Saini, L ' Member \ / ; }� \ � ~ � \ w. !� � \ � 2 k �