HomeMy WebLinkAboutOrdinances - MC-05-877 - 11/21/2005 - Chapter 7 incorporating teardown regsMC-05-877
ORDINANCE NO.
AN ORDINANCE AMENDING CHAPTER 7 OF THE
MCHENRY MUNICIPAL CODE
TO INCLUDE TEARDOWN REGULATIONS IN THE
CITY OF MCHENRY, ILLINOIS
WHEREAS, the Mayor and City Council have determined that it is in the best interest of
the health, safety and general welfare of the citizens of McHenry to enact teardown regulations
in the City.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF MCHENRY, MCHENRY COUNTY, ILLINOIS, AS FOLLOWS:
SECTION 1. That Chapter 7 of the City of McHenry Municipal Code is hereby amended
by adding thereto Article XVII, Special Requirements Applicable to Residential Teardown Sites
and Infill Properties, which language is attached hererto and incorporated herein as Exhibit A.
SECTION 2. All Ordinances or parts thereof in conflict with the terms and provisions
hereof are hereby repealed to the extent of such conflict.
SECTION 3: This Ordinance shall be published in pamphlet form by and under the
authority of the corporate authorities of the City of McHenry, McHenry County, Illinois.
SECTION 4: This Ordinance shall be in full force and effect from and after its passage,
approval, and publication in pamphlet form as provided by law.
PASSED THIS 21ST DAY OF NOVEMBER , 2005
AYES: SANTI, GLAB, MURGATROYD, WIMMER, PETERSON, CONDON
NAYS: SCHAEFER
NONE
ABSTAINED:
ABSENT: NONE
NOT VOTING: NONE
APPROVED THIS 21 ST DAY OF
ATTEST:
CI C RK
NOVEMBER .2005
ex-
/ -MAYOR
2
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ARTICLE XVII. SPECIAL REQUIREMENTS APPLICABLE TO RESIDENTIAL
TEARDOWN SITES AND INFILL PROPERTIES
7-229 Applicability.
All residential teardown sites and infill parcels, as defined herein, shall be subject to the
requirements of this Chapter.
7-230 Definitions.
For the purpose of this section, the following terms shall have the meaning herein
described:
Development Department. Shall mean the Community Development Department of the
City of McHenry.
Infill Parcel: An infill parcel is residentially zoned property that is vacant, underutilized or
contains a building that has been unoccupied for a minimum of 10 years. The parcel's
boundaries shall have remained consistent for a minimum of 10 years.
Teardown Site: A teardown site is a residentially zoned property having an existing older
residence on it, which will be razed and removed from the site so that a new residential
building can be constructed in its place.
7-231 Design guidelines.
The Design Guidelines for Residential Teardowns and Infill Parcels, prepared by the City
of McHenry Community Development Department and bearing a date of August 2005, are hereby
adopted by reference. (jEX(� �jl'I-
7-232 Additional building layout requirements.
In addition to the requirements of other applicable Codes and Ordinances of the City, all
teardown sites and infill parcels shall meet the following requirements:
(a) Lot Coverage. A new residential structure shall not cover more than 40% of the total
lot area upon which said structure is located.
(b) Setback for Garages Facing a Public Street. An attached garage for a principal
building having garage doors facing a public street shall be setback a minimum of five (5)
feet from the main or primary wall of the principal building.
(c) Side Yard Setback. The required side yard setback for a teardown site or infill parcel
shall be equal to the required side yard setback of the district in which said property is
located. Exception: The required side yard setback on a lot having a lot width that exceeds
the average width of all the lots on the same block shall be increased by the same
proportion as lot width.
7-233 Teardown Committee established.
A Teardown Committee, consisting of five (5) members shall be charged with reviewing
the demolition plans, site layout and all building plans for the exterior of a new home on a teardown
site or infill parcel. The Committee shall include: 1) the Alderman then holding office in the Ward
in which the demolition/construction is proposed; 2) the Chairman of the Planning and Zoning
Commission, or his/her designee; 3) the Chariman of the Landmark Commission, or his/her
designee; 4) one (1) Staff member from the Community Development Department; and 5) a
member of the public, appointed by the Mayor with the advice and consent of the City Council.
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7-234 Duties of Teardown Committee.
The Teardown Committee is charged with reviewing the demolition plans, site layout and
building plans for the exterior of a new home on a teardown site or infill parcel. The Committee
shall review said plans for:
(a) Conformance with the requirements of this Section.
(b) Conformance with the Design Guidelines for Residential Teardowns and Infill
Parcels.
(c) Compatibility with the existing characteristics of the site and surrounding area
(d) Compatibility with the architecture style and character of existing buildings along the
same street.
(e) Conformance with the goals and objectives of the Official Comprehensive Plan, the
Downtown Plan and the Historic Preservation Plan of the City.
7-235 Application to appear before Teardown Committee.
Applications to appear before the Teardown Committee shall be on forms provided by the
City. Every application shall include as a miniumum, the items indicated on the application, and a
filing fee of $175.
7-236 Teardown Committee review process.
(a) Submittal, Meeting date. Upon receipt of a completed original application to
appear before the Teardown Committee and six (6) copies, a date shall be established for a
public meeting and the copies of the application shall be forwarded to the members of the
Teardown Committee.
(b) Notice of commencement of demolition or construction. The applicant shall cause
notice of the proposed demolition or construction:
(1) Within seven (7) days after submitting a completed application to appear
before the Teardown Committee, the applicant must provide notice of the pending
demolition or construction, by certified mail, return receipt, to the owner(s) of all
properties directly abutting the site or across a street, alley or other public way. A
list of these property owners shall be submitted with the application, and must be
approved by the City prior to mailing. Current ownership (taxpayer) information
can be obtained at the McHenry County Assessor's Office, 667 Ware Road,
Woodstock, IL 60098, (815) 334-4290. Postal Return Receipts (white mailing
receipts and green return cards) from the certified mailing shall be provided to the
development department within fourteen (14) days after said mailing occurs.
(2) Within seven (7) days after submitting a completed application to appear
before the Teardown Committee, the applicant must post the subject property, in a
prominent place, with a sign announcing such commencement. The size, shape,
color and message of such sign shall be as provided by the development
department. Such sign shall include notice that the rules and regulations applicable
to demolition and construction work are available at the development department.
Such sign shall be maintained on the subject property until all work on the subject
property has been completed and approved, or until removal of the sign is approved
by the Community Development Director.
(3) No demolition or construction on an teardown site or infill parcel shall occur
until sixty (60) days after the notice requirements of this section have been
Draft, 08/10/05
fulfilled, or an application is approved by the Teardown Committee, whichever
occurs last.
(c) Public meeting. The Teardown Committee shall hold a public meeting to consider
the application. No meeting shall be held in the absence of a quorum, which shall consist
of three (3) members of the Committee. During the meeting, an applicant may present
witnesses to speak on behalf of their project and the Committee shall have the right to
question the applicant and any witnesses.
(d) Teardown Committee decisions. The Teardown Committee shall render a decision
on an application, passed by a majority of its members in attendance, at the close of the
public meeting. The Committee shall approve, approve with conditions, or deny an
application based on the criteria herein. The Committee may not defer voting on any
application for more than one meeting unless the applicant agrees to any further
postponment. Applications approved,, approved with conditions, or denied shall be
forwarded to the development department and kept on file.
(e) Resubmission. No application that has been denied by the Teardown Committee
shall be resubmitted within one (1) year of the date of denial, except on the grounds of new
factual evidence or a change in conditions found to be valid by the Teardown Committee.
7-237 Appeals of Teardown Committee decisions. Any applicant aggrieved by a decision of
the Teardown Committee may appeal to the City Council.
(a) Notice of appeal. A notice of appeal shall be filed with the development
department within thirty (30) days of the decision being appealed. The notice shall include
the name, address and telephone number of the person filing the appeal, the address of the
property affected by the decision being appealed, identification of the section of the
ordinance governing the decision being appealed, a statement of the grounds upon which
the appeal is based, the reason given by the Teardown Committee for the decision, a
summary of the factual evidence upon which the appeal is based, and all plans and
specifications of the use affected by the decision being appealed.
(b) Stay of proceedings. The filing of a Notice of Appeal shall stay all proceedings in
furtherance of the action appealed from.
(c) Hearing and action. Upon receipt, the development department shall transmit the
Notice of Appeal and the complete record of the decision to the City Council. The Council
shall fix a reasonable time for a hearing on the appeal and shall give a minimum of ten (10)
days notice to the party filing the Notice.
(d) Approval criteria for appeals. The Council shall reverse the order appealed only if
it finds that the decision appealed: 1) was arbitrary or capricious; or 2) was based on an
erroneous finding of a materal fact; or 3) constituted an abuse of discretion; or 4) was based
on erroneous interpretation of this Section.
7-238 Landmark Commission access to structures for salvage purposes. Prior to the
demolition of any structure on a teardown site or infill parcel, the property owner shall grant to the
City of McHenry Landmark Commission permission to access such structure(s) for the purpose of
salvaging items that may be of historical significance. These items may be placed into a museum
for display purposes or sold to raise funds for preservation activities in the City.
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7-239 Permit time limit. No permit or approval for a teardown site or infill parcel made pursuant
to Chapter 7 of the Municipal Code shall be valid for a period of more than one year after the date
of issuance. The fee for any renewal or re -issuance of any permit or approval shall be the same cost
as the original permit or approval.
7-240 Required plans and specifications for obtaining a building permit. Every building
permit application for a teardown site or infill parcel shall include the following plans and
specifications:
(a) Building plans and specifications.
(1) If the application includes demolition of a principal structure, the application
shall include building plans and specifications, prepared in compliance with the
provisions of this chapter, for any structure to be built on the subject property.
(2) If commencement of construction of such structure is not planned or does not
occur within 30 days after completion of demolition, the application also shall
include a detailed site restoration plan as provided in subsection (b) of this section.
(b) Site restoration plans and specifications. If the application includes demolition of a
principal structure and commencement of construction of a new structure is not planned or
does not occur within 30 days after completion of demolition, the application shall include
a detailed site restoration plan depicting all work required to restore the subject property,
within 30 days after completion of demolition, to a safe, clean condition until construction
of a new structure has commenced, including, without limitation, backfilling of any
excavation, grading, seeding, fencing, stormwater management, etc.
(c) Stormwater management and soil sedimentation and erosion control plans. In
addition to all other City departmental regulations, ordinances, plans and specifications, the
permit application shall include detailed plans and specifications for stormwater
management, soil erosion control and grading on the subject property. Such plans and
specifications shall be on a drawing separate from all other plans and specifications, labeled
as "stormwater management plans" and/or "soil sedimentation and erosion control plans."
Such plans and specifications shall be prepared by a professional engineer, shall be made in
conformance with the requirements of the City's subdivision and engineering guide and
shall include a certification by the applicant, in a form provided by the City, that all
requirements of the City's codes, ordinances and regulations related to stormwater
management, soil erosion control and grading shall be satisfied by the applicant at all times.
Among other details, the required stormwater management plans shall include:
(1) Drainage plans and soil erosion control during demolition, if any.
(2) Stormwater management and soil erosion control during any period of time
between completion of demolition and commencement of construction.
(3) Stormwater management and soil erosion control, commencing with the
preparation for foundation pouring and continuing during the entire new construction
process until final grading of the subject property.
(d) Accessibility, parking and loading plans. The permit application shall include
separate plans and specifications, showing the location of all work affecting, and all
parking and loading activities planned to take place on, public streets, sidewalks and other
rights -of -way. Such plans and specifications shall include, but not be limited to the:
(1) Location of pavement, sidewalks and trees that may be affected by the
proposed work;
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(2) Impact on such pavement, sidewalks and trees;
(3) Proposed location for all parking of contractor and worker vehicles;
(4) Proposed location of any loading or unloading activities, including concrete to
occur within any right-of-way;
(5) Proposed location of the gravel mat required by section 7-243(c);
(6) Proposed fencing or other protective measures; and
(7) Temporary pavement or other temporary accessibility measures.
(e) Materials and spoils storage plans. The permit application shall include plans
depicting the proposed location for storage of materials and spoil on the subject property
that are consistent with City soil and sedimentation and erosion control requirements.
(f) Dust and airborne particle control. The permit application shall include provisions
for controlling dust and other airborne particles from the subject property, including,
without limitation, a source of water and spraying equipment, and any other measures to be
taken to control airborne particles.
7-241 Fencing.
(a) If a permit issued by the City authorizes demolition or construction of a new
structure, then the applicant shall install a six-foot chainlink fence around the perimeter of
the structure under construction, around the perimeter of the entire site, or around the
perimeter of adjacent structures concurrently under construction, and such installation shall
be in a location and manner approved by the development department. The fencing shall be
installed not more than seven days, nor less than four days before the commencement of
any work on the subject property, including mass grading and the installation of site
utilities, pursuant to any permit issued by the City. Such fencing shall remain in place until
a certificate of occupancy is issued for the structure. The location of the perimeter fencing
may be changed during the construction period with the approval of the development
department. "No Trespassing" signs shall be mounted on the fencing in conspicuous
locations around the site.
(b) Any gate in a perimeter fence must be closed at all times, except to allow ingress and
egress to and from the site. Such gate must be locked at all times, other than permitted
hours of construction and at any other time when no work is being performed on the site,
for example Sunday or holidays.
(c) Fencing, as provided in this section, shall also be required around any activity,
whether a building permit is required or not, where construction or landscaping materials
are stored or stockpiled.
(d) In addition to perimeter fencing as required in this section, the permit applicant shall
cause safety fencing to be installed around every tree in the parkway abutting the subject
property. Such tree fencing shall be located, as far as feasible, at the dripline of the tree,
whether on public or private property; provided, however, that this subsection shall not be
construed or applied to authorize placement of tree fencing on private property not owned
by the applicant, unless proper permission for such tree fencing has been secured from the
property owner by the applicant. If placement of tree fencing is not feasible at the dripline
of the tree, then such fencing shall be installed in a location approved by the development
department.
(e) When a violation of this section is observed, the permittee, general contractor or
property owner shall be notified promptly and shall correct the violation within two hours
of receiving notice thereof. If the violation is not corrected, the City shall have the right, but
not the obligation, to correct the violation. The costs and fees associated with such
corrective action shall be charged to the permittee or property owner, and the City may
place a lien on the property to collect such costs. The City shall also have the right to issue
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an immediate stop work order applicable to the site until compliance is achieved and/or the
costs, fees or fines are paid.
7-242 Tree Removal Fee. A fee of $50 per inch caliper shall be paid at the time of permit
issuance, for any tree having a caliper of 10" or more, measured 4" from the ground that is removed
from a teardown or infill site. The fine for removing any tree not specified on an approved permit
shall be $500, plus $250 for every inch caliper.
7-243 Site management standards. The following site management standards shall apply to all
work:
(a) Accessibility, parking and loading. No pavement or sidewalk within any public right-
of-way shall be unavailable for public use at any time, except when such pavement or
sidewalk is removed and replaced. No such pavement or sidewalk that is removed and
replaced shall be out of service for more than three days without the prior approval of the
development department. No parking, loading or storage of demolition debris, spoil or
construction materials shall be permitted within any right-of-way, on any public property or
within ten feet of any right-of-way adjacent to public or private property, unless
specifically approved by the City and shown on approved accessibility plans as required by
section 7-240(d). The City may prohibit parking in any particular location on a public right-
of-way if the City determines that such parking has an adverse impact on neighboring
property or traffic control. All uses of vehicles shall comply with applicable codes related
to parking and time of operation of vehicles.
(b) Particulate control. Airborne particles shall be controlled at the subject property at
all times during work by means of a water truck and spraying equipment or other water
source capable of spraying and thoroughly saturating all portions of the structure and
surrounding property affected by the work. Such spraying shall be undertaken at all times
as necessary to thoroughly control the creation and migration of airborne particles,
including, without limitation, dust, from the subject property.
(c) Gravel mat. When determined by the City engineer to be appropriate and practicable,
the applicant shall cause a gravel mat to be installed on the subject property, of a size and in
a location sufficient to wash down all vehicles used on the subject property and to cause
dirt and mud to be removed from the tires of such vehicles. The gravel mat shall be located
so as not to interfere with any use by the public of public rights -of -way and not to cause
any nuisance or inconvenience to adjacent public or private property.
(d) Sanitation facilities. A portable toilet shall be provided at every site of construction
of a new principal structure, or addition thereto, prior to the commencement of
construction, unless an existing facility is available on the construction site. The proposed
location of any portable toilet shall be depicted on plans submitted at the time of
application for the review and approval of the building department, so that the location
shall have the least possible impact on adjacent properties.
(e) Litter and debris control and cleanup. Litter and debris at the subject property shall
be controlled at all times. The applicant shall designate a person regularly present at the
subject property as having responsibility to assure that no litter or debris leaves the subject
property and that all litter and debris is removed from the subject property before the end of
every day, including weekends, and regardless of whether work was conducted that day on
the subject property. The permit shall specify the location of the dumpster, as approved by
the building department.
(f) Street and sidewalk cleaning. The applicant shall cause all dirt, mud, gravel and other
debris from the subject property or related to any work conducted on the subject property to
be cleaned regularly from all sidewalks and streets adjoining and in the area of the subject
property on every day that construction occurs on such property.
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(g) Entry authorization. No permit issued pursuant to this chapter shall authorize or be
construed to authorize any entry onto property adjoining the subject property or any work
for which entry onto property adjoining the subject property is or may be necessary, unless
a proper right of entry has been secured from the owner of such property.
(h) Stormwater management. Stormwater shall be managed during all phases of
demolition and new construction so as not to impact adjacent properties and/or public
rights -of -way in accordance with the requirements of the subdivision and engineering
guide.
(i) Wastewater discharge. No person shall undertake any work pursuant to a permit
issued under this chapter, from which the discharge of any wastewater will be caused or
associated, without prior approval of the director of public works. It shall be the duty of the
person undertaking any such work to direct all wastewater flow to the particular location
designated by the public works department. No person undertaking such work shall cause
or allow any cement truck wash to be discharged onto any public property or into any
catchbasin or other City sewer facility.
0) Limitations of noise. All work undertaken pursuant to a permit issued under this
chapter shall be subject to the provisions of Chapter 14, Section 14-8, related to limitations
on noise. Further, no person shall operate or cause to be operated any radio, phonograph,
telecommunications device or other such object at such a volume or in any other manner
that would cause a nuisance or disturbance to any person. Every contractor and permittee
shall be responsible for all actions of their employees, agents and subcontractors under this
subsection, and shall be liable for all violations of the provisions of this subsection
committed by such employees, agents or subcontractors.
(k) Permissible hours of construction. All work undertaken pursuant to a permit issued
under this chapter may occur only between the following hours:
1. 7:00 a.m.--8:00 p.m. on weekdays.
2. 8:00 a.m.--4:00 p.m. on Saturdays.
7-244 Commencement of construction or site restoration. Either construction of an approved
new structure shall have commenced, or the subject property shall have been fully restored in
conformance with the approved site restoration plan, if any, or with such other plans as may be
approved by the City, within 30 days after the completion of demolition. Such 30-day period may
be extended by one day for every business day that weather conditions prevent construction or
restoration work on the subject property, as determined by the director of building and zoning.
7-245 Violations; penalties.
(a) Except as otherwise indicated, any person who violates disobeys, omits, neglects or refuses to
comply with or resists the enforcement of any of the provisions of this article shall be fined not less
than $500.00, nor more than $1,000.00. Each day such violation or failure to comply is permitted to
exist after notification thereof shall constitute a separate offense.
(b) No certificate of occupancy shall be issued for any construction undertaken in conjunction
with the provisions of this article until such time that all penalties and fines have been resolved to
the satisfaction of the director of building and zoning.
�xh�hif /
DESIGN GUIDELINES
for RESIDENTIAL
TEARDOWNS and INFILL PARCELS
City of McHenry
August 2005
Page 2
This document was created by the
City of McHenry
Community Development Department.
For additional information
please call
815.363.2170
Page 3
Introduction............................................................................................................................................................4
Definitions.............................................................................................................................................................. 5
DesignGuidelines.................................................................................................................................................
5
SiteConsiderations........................................................................................................................................
5
BuildingScale and Massing...........................................................................................................................
a
BuildingDesign .............................................................................................................................................. 9
Garages...........................................................................................................................................................io
FrontYard Landscaping................................................................................................................................lo
AdministrativeRequirements............................................................................................................................11
Resources............................................................................................................................................................12
Acknowledgments.......................................................................................................................................13
Page 4
he City of McHenry has a rich history of
residential development dating back to the
mid-1800's. It's location, wide range of
employment opportunities, and unparalleled ac-
cess to recreational opportunities make McHenry
a desirable place to live, work and play.
The present city of McHenry was settled in 1836
with the first log cabin built on what was the L.C.
Gates property, just west of the current Riverside
Drive. In 1837, the Village of McHenry was the
first town or village laid out in the newly created
McHenry County and became the County Seat.
McHenry was incorporated as a village in 1872.
Fifty-one years later, in 1923, McHenry was incor-
porated as a City. McHenry flourished as a resort
area because of the Fox River and took the title,
"Gateway to the Chain of Lakes." Its stability is
owed to the farmers who settled here.
Housing opportunities abound in McHenry.
The Counes House, 3813 W. Waukegan Road
This Greek Revival style residence is believed to ham been built
prior to the Gvil War. Count Oscar von Oberstadt lived here with
his family in the 19201 The home was placed on the National
Newer subdivisions are currently being con- Register o f Historic Places in 1982.
structed on vacant farmland and these new homes
offer the space and amenities that today's home buyers seek. However, this can place the City's ex-
isting housing stock at a disadvantage, especially those homes located in the older downtown areas.
As these older homes sell, the new owners may be tempted to renovate, remodel or rebuild. And
while the City can benefit from these changes, it is important to ensure that this redevelopment will
maintain and enhance the qualities that make McHenry a desirable place to live. New construction
must blend with the existing character of the area. It must be compatible with the architectural de-
sign, scale and context of the existing residential properties, which surround it. In order to accom-
plish these goals and take full advantage of the history of the area, City officials believe it is neces-
sary to adopt these guidelines.
These Design Guidelines are intended to serve as a guide for property owners, architects, design-
ers, developers and contractors intending to remove and reconstruct a residential property, or to
develop vacant smaller pieces of property in established areas of the City. There are two types of
sites on which these guidelines will apply. One is a teardown site. Teardown sites currently have a
viable residence on them. However, the residence does not meet the space or amenity needs of the
owner and is to be torn down and replaced with a new home. The second is a vacant or underuti-
lized site. It may have been passed over in the natural course of development or its size or shape
may be a constraint to development. This is a site that may have a building on it, but it has been va-
cant so long that it cannot be repaired, or it may be being used as a parking lot or storage area. For
whatever reasons these parcels are currently underdeveloped, this booklet will assist with redevel-
opment.
Page 5
The following definitions will detail what properties are to be considered teardown sites or infill par-
cels:
Teardown: A teardown property is one that qualifies as an older, existing residence. The ex-
isting residential structure will be razed and removed from the site and a new residential
building will be constructed in its place.
Infill: An infill site is vacant, underutilized or contains a building that has been unoccupied for
an extended amount of time. The parcels boundaries shall have remained consistent for a
minimum of 10 years. An infill site will need to meet as many of the current code require-
ments as possible without making the site unbuildable.
The following pages are design guidelines for teardown sites and infill parcels. These standards will
provide the criteria by which City Boards, Commissions and Staff will evaluate development plans
for consistency with the existing established areas of the City.
Site Considerations
When laying out a new home, the existing characteristics of the site and surrounding area should
be considered. The new home should reflect the character of the site upon which it is located.
Factors to consider include the context of nearby structures, existing mature trees and other
vegetation, and topography.
• &Bt lard $ethacks
In general, the new home should maintain the front building line of existing adjacent homes
(See Figure 1). Even if the dimension for "a" is less than the current required front setback for
new construction, no variance will be needed, because the construction will fall under these
guidelines and existing language in the Zoning Ordinance.
When the front building line of adjacent structures is not the same, an average should be used
(See Figure 2). This new setback dimension will not require a variance because it will fall un-
der these guidelines and existing language in the Zoning Ordinance.
• Side had Sethacks
Where there is a consistent side yard setback established on a block, a new home shall match
the existing setback pattern (see Figure 3). As lot width increases, the side yard setback
should increase proportionally to reduce mass and provide more appropriate separation
from adjacent buildings. For example, if the majority of existing homes are on a 50' wide lot
and a new home is proposed on a 100' wide lot, the required side yard setback should in-
crease by two. (see Figure 4)
Page 6
Site Considerations, Cont.
I I �
mLi
17 — a ..... 71Z a a — —4—
New Structures Should STREET
Maintain the From
Building Line of Existing
Adjacent Homes
Figure 1. From Yard Setback
I I L IqbL
I
a _ b a _ b aNew S
tructures ShouldMaintain the Established STREET
Side Yard Setback of f
Existing Adjacent Homes
Figure 3. Consistent Side Yard Setback
a a+b
New Structures Should be STREET
Setback an Average of the
From Building Lines of
Existing Adjacent Homes
Figure 2. Front Yard Setback
1
L _J7F 2b
a - b 2a a qbpb
As lot width increases, the side
yard setback should increase pro-
portionally to reduce mass and STREET
provide more appropriate separa-
tion from adjacent buildings
Figure 4. Increased Side Yard Set -
When planning the layout of a new home on a teardown site or infill parcel, there are several
factors to consider:
o The topography of the site should be taken into account when planning the layout of a new
home. Design the home to take advantage of existing grade changes for lookout or walk-
out features. The existing grade should not be significantly modified to accommodate a
new home.
Page 7
Site Considerations, Coat.
o Preservation of existing mature trees is strongly encouraged. Normally, a home can be
configured in several different ways. Always choose the configuration that will preserve
trees and have the least impact on the site (see Figure 5). Place windows to take advan-
tage of the view provide by mature trees and vegetation. Also, refer to the requirements
of the City's Tree Preservation ordinance.
o Impervious surface should be kept to a minimum. Remember that the building will not be
the only non -porous surface on the lot. A driveway and pathways are required and decks/
patios and built-in pools are other items that are frequently added in the future.
o Consider all available options for garage and driveway placement. The different types of
garages available to use are discussed later in this document. Again, choose the configu-
ration that will preserve trees and have the least impact on the site.
r _
Poor Site Layout Good Site Layout
Figure S. Building Layout
♦ Utilities
Newly installed utility services and service revisions necessitated by new construction shall
be underground.
1lecdaaind l'�ipmedt
Mechanical equipment or other utility hardware shall be screened from view by materials
compatible with the building or with landscaping.
Page S
gffdinQ Scale and Massing
When designing a home, the scale (height and width) and mass of existing buildings along the
street should be respected. The average height and width of nearby buildings can be used to
determine a general set of proportions for a new residential building (See Figure 6). A new
home need not always be the same height as its neighbors, but is should visually relate to the
established roof line. Details such as sloping roofs, wider horizontal trim, and crafted wood
trim at the end of gables can bring the scale of a new home down. Care should also be taken to
create a residence with similar square footage or appear to have similar square footage to the
existing residences (See Figure 7).
New home using similar pro- Street
portions as existing homes
Figure 6. Building Proportions
Additional square footage
Side entry I behind the structure
garage
t I I
-
I---------L-- — ------- --- "------ ---._.L
I View from street
Figure 7. New Home Having Appearance of Similar Square Footage to Existing Homes
Page 9
Building Design
The design of a new home should be compatible with the style and character of its surround-
ings.
♦ Architectural style is not restricted, however, extremes of style, or attempts to recreate a
style uncharacteristic with the neighborhood are discouraged.
♦ The entry of the home should serve as the focal point. Doors and windows should be simi-
lar in size, proportion and alignment based on the architectural style of the building, and
to those on adjacent homes.
♦ The use of front porches is encouraged. Garage doors facing a street shall be minimized
to the greatest extent possible through the use of increased setbacks or special design
elements.
♦ A variety of roof lines shall be used. In general, gable, gambrel, or hip roofs are pre-
ferred. Flat roofs should be avoided.
♦ Details from adjacent buildings, such as the masonry work, cornice lines, window shapes
and bulkheads should be reflected in the architecture.
♦ Construction materials such as brick, stone, wood siding and shingles are preferred. Ma-
terials 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.
♦ All sides of a home should receive design consideration. Projecting bays, dormers, and
wrap around porches provide good articulation. Expanses of blank wall can also be sof-
tened through the use of landscape treatments such as foundation plantings or trellises.
Figure 8 below illustrates several of the above items.
Brick and
stone
Architectural
details
Rgtne & Building Design
Varied roof
lines
Entry as focal
point
Page 10
Carages
A garage should be incorporated into the overall design of the new home. Garage doors that
take up a large portion of the front fagade should be avoided. There are several garage options
available for new homes, including:
Tandem Garage
Front Loaded Garage
Side Loaded Garage
Detached Garage
Attached Garage to the Rear
Courtyard Style Garage
If a front loaded garage is used, it should be setback farther from the street than the main front
wall, or incorporate design elements to reduce its visual impacts.
Appropriate Garage Design
Figure 9. Garage Examples
Inappropriate Garage Design
Float Yard Landscaping
Good landscaping provides the setting for a home and will help the new building fit into an ex-
isting neighborhood. A variety of plant material should be used when designing the landscap-
ing, including trees, shrubs, groundcover and perennials. Hardscape materials including brick
and stone should be used for driveways, walkways and paths to compliment the exterior of the
building. Decorative fencing can add visual interest for a residence.
without first obtaining a permit.
Page I I
Administration
The City of McHenry has established these guidelines in order to preserve history and guide new
development in residential areas. The following details the procedure new development should take
to properly proceed through the City process.
♦ Contact the City to determine if the property would be subject to these guidelines.
♦ Review these guidelines to determine what the requirements will be to develop the property.
♦ Submit an application package containing,
o Application fee of $175.00
o Teardown or Infill Application
o Proof of Ownership
o Plat of Survey with legal description
o List of Owners of all abutting properties (certified mailed notices will be required to
these property owners)
o Site Plan
o Landscape Plan
o Architectural renderings of the building elevations
Additional information that maybe required could be a; Tree Survey, Traffic Analysis or
School Impact Analysis.
There is a 60-day waiting period to demolish a building. This time period allows City staff to submit
the request to the Teardown Committee for review and action. After the Teardown Committee ap-
proves a request, the required documents can be submitted to the City for issuance of a building
permit.
Prior to the demolition the Landmark Commission shall have an opportunity to access the structure
for salvage items. These items may be placed into a museum for display or sold to raise funds for
preservation activities in the City.
Page 12
There are a multitude of resources available to assist you with the planning of your development or
redevelopment project. A few are listed below:
City of McHenry Landmark Conunission
Greg Lofgren, Chairman
333 S. Green Street
McHenry, IL 60050
(815)363-2170
McHenry Public Library
809 N. Front Street
McHenry, IL 60050
(815) 385-0036-'- -_ _-; -- -, ��'-_-_-
McHenry County Historical Society
6422 Main Street
P.O. Box 434
Union, IL 60180
(815) 923-2267
Illinois Main Street
Office of Lt. Governor Pat Quinn
Thompson Center
100 W. Randolph, Suite 15-200
Chicago, IL 60601
(312) 814-8220 -- --- — - - - = -
Illinois Historic Preservation Agency
Preservation Services
# I Old State Capitol Plaza
Springfield IL 62701-1807
(217) 7854812 ,�,, _�__ -'- -
National Trust for Historic Preservation
1786 Massachusetts Ave, NW,
Washington, DC 20036
(202)688-6219 �,,�_, 4,- , _, _, _ and
,tvr,.,za�_1irsa= u
Advisory Council on Historic Preservation
1100 Pennsylvania Avenue NW, Suite 809
Old Post Office Building
Washington, DC 20004
(202)606-8503--
McHenry County Chamber of Conunerce
1267 North Green Street
McHenry, IL 60050
(816) 385-4300 ir _1
Wibsites
After you've planned out the details of your project, you're ready to move to the next step — com-
pleting the work. If the work is rather simple, you may choose to do it yourself. For the more com-
plicated tasks, it's best to hire a professional. There are many reputable contractors who can com-
plete the job on time and within budget. Unfortunately, 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 pos-
sible, contact 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 number, a description of the work to be performed, starting and completion dates, total
costs of work to be performed, 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 improper 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.
Page 13
These design guidelines have been developed from many sources. Of particular note is the National Trust for Historic Pres-
ervation'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 preparation of this document.
DESIGN GUIDELINES FOR RESIDENTIAL TEARDOWNS AND
RUILL PARCELS, MY OF MCHENRY
City of McHenry
Community Development Department
333 S. Green St.
McHenry, IL 60050
Phone: 815-363-2170
Fax 815-363-2173
Email: ci.mchenry.il.us
City of McHenry