McHenry Times

City of Crystal Lake Planning & Zoning Commission met Dec. 9.

Here is the minutes provided by the commission:

The meeting was called to order by Chairman Hayden at 7:30 p.m. On roll call, members Esposito, Goss, Greenman, Philpot, Skluzacek, and Hayden were present. Mr. Jouron was absent.

Elizabeth Maxwell, City Planner, Katie Cowlin, Assistant City Planner, and Lynn Means, traffic consultant with Gewalt Hamilton Associates, were present from Staff.

Mr. Hayden asked those in attendance to rise to say the Pledge of Allegiance. He led those in attendance in the Pledge.

Mr. Hayden stated that this meeting was being televised now, as well as, recorded for future playback on the City’s cable station. He added to please use the sign in sheets in the rear of the Chambers and he will call the names from the list for anyone who wishes to speak.

APPROVE MINUTES OF THE DECEMBER 4, 2019 PLANNING AND ZONING COMMISSION MEETING

Mr. Skluzacek moved to approve the minutes from the December 4, 2019 Planning and Zoning Commission meeting as presented. Mr. Esposito seconded the motion. On roll call, members Esposito, Goss, Greenman, Philpot, and Skluzacek voted aye. Mr. Hayden abstained. Motion passed.

2019-182 CHURCH STREET APARTMENTS – 178 McHenry Ave – PUBLIC MEETING

The petition was continued from the December 4, PZC meeting.

Preliminary and Final Planned Unit Development for 36 apartment units; Comprehensive Land Use Plan Amendment from Urban Residential to High Density Residential; Rezoning from “R-2” Single Family and “R-3A” Two Family to “R-3B” Multi Family Residential; Variations from: A. the maximum permitted density of 9 units/acre to allow 13.8 dwelling units/acre, a variation of 4.8 units/acre; B. The requirement to bury the overhead utility lines along Church Street; and C. The requirement to install parkway trees along Maple and Church Streets.

Mr. Hayden stated the sign has been posted. He said the surrounding property owners were notified and the Certificate of Publication was in the file. Mr. Hayden waived the reading of the legal notice without objection.

Joe Gottemoller, attorney, and George Ieremciuc, petitioner, were present to represent the petition.

Mr. Philpot stated the public notice is for 36 units and he counted 37 units on the plans. Mr. Gottemoller said they published for 36 units and that would be the maximum they would have. He said that the extra unit may be the exercise room.

Mr. Gottemoller showed photos of apartments that the petitioner had completed recently in Crystal Lake that are similar to what is proposed for this site. It was an office building on Coventry just south of Route 14, which was renovated. Mr. Ieremciuc explained the photos. Mr. Gottemoller said they want the residents to understand these will be luxury apartments. They were before the Planning and Zoning Commission, as well as, the City Council recently with the conceptual plan. Their intention is to preserve the historic buildings. There will be new windows, insulation, etc. and the changes will be on the inside of the buildings only. Their intent is to keep the neighborhood the same as it is today. Mr. Gottemoller said there was a traffic study done. One of the suggestions in the study is to remove all of the school related signage. He showed photos of the existing buildings and the layout of the property. All four buildings are included in this request. Mr. Ieremciuc said there will be two apartments in each of the homes, five in the church building, and the remaining units in the school building. He showed the floor plans for each building, as well as, explained where the egress is located. Several of the apartments in the school and church buildings are two stories. He added that the lower area of the school gym will be an exercise room and possibly some storage for the tenants. There will be 36 units total and possibly less depending on needing an electrical room. He is not sure at this time what direction the electrical service will come from.

Mr. Gottemoller said these buildings exist and they do not have the ability to make the apartments larger or smaller. It is hard to rent apartments of 2,000 square feet and it is hard to leave empty space. It is unfortunate that the school was not successful in this location. Mr. Gottemoller said the City’s Comprehensive Land Use Plan also looks at how to preserve areas and buildings. There are other places where they reuse existing buildings and it makes sense. There is ample parking for this development. He said the traffic report shows there will be dramatically fewer traffic trips with apartments than with the school use. They feel this is the best approach and they do not want to change the neighborhood. To change the buildings into something else would have a larger impact on the neighborhood. The density is based on the buildings and the units are based on the window locations. That is the reason for the density. They are not asking for additional buildings and there is enough parking for more units. Mr. Gottemoller added that anyone driving down the street would not see anything different than what has been there, because from the outside it will be the same.

Mr. Gottemoller said the Planned Unit Development gives them flexibility. He said they have no issues with the staff conditions listed in the staff report.

Lynn Means, traffic engineer, said they first looked at available traffic counts from IDOT along local and collector roads. They also used industry standards for the use of the property. When they conducted their review, they had an older site plan showing 40 units. Ms. Means said they estimate the site would generate 20 to 30 trips at peak hours which is one care every two minutes. They also looked at weekends which is 150 trips on a daily basis. Over the course of the street network, that would be one car every 6 to 30 minutes. That will not impact the street network. She said it is unfortunate they do not have actual traffic counts for the church and school so they used the industry standards. They also compared the parking required by City Code to the standard and it is comparable.

Mr. Goss said the peak traffic for the school was at the beginning and end of the day and most of the traffic was on Maple at that time. Ms. Means said the traffic may be on Maple, but may also chose to use another street. Mr. Goss said it is unfortunate we do not have data from when the school was open. Ms. Means said the amount of traffic generated from this use is not significant. Mr. Goss said the most traffic impact will be at Church and McHenry to go south to Route 14. Ms. Means said the most significant amount of traffic will be to the south. She added that they did not take into account the approximately mile walk or bike to the train station. Also, they did not account for the use of public transportation. Ms. Goss said there may be a problem in the evening to turn left onto Church Street. Ms. Means said there is a left turn lane there. Mr. Goss said the City needs to stripe that better.

Mr. Skluzacek said some of the traffic may go east to Pomeroy. Ms. Means said they believe it will be approximately 20% of the traffic.

Mr. Esposito asked if people can park on the street overnight. Mr. Gottemoller said there is nothing posted for no overnight parking. Ms. Means said the “street” parking is on this property. Mr. Gottemoller said the church maintained that parking. There is also a handicapped ramp that will lead to one apartment with the parking space right there.

Mr. Hayden asked if the traffic for this project is less or more intensive than school traffic. Ms. Means said it is less intensive, but more intense on a Saturday.

Mr. Gottemoller said they agree with the staff conditions listed in the staff report.

Robert Frentz, 102 Maple Street, said at the previous meetings they showed four units in the church and now the developer shows five. Mr. Ieremciuc said they are now showing a basement apartment. Mr. Hayden said they published for 36 apartments and that is what they are requesting. Mr. Frentz said there has been a smaller turnover of homes on Maple Street than in most areas. He is a member of the Crystal Lake Historical Society and believe in reuse of buildings especially historic buildings. He also believes in preserving neighborhoods. There is not more than 40 people living in the homes in the 100 block of Maple Street. If there is 1.5 persons in units in this development there would be 49 people and if there are two people in each unit that would be 72 people. This would impact the neighborhood. Mr. Frentz objects to the density. With the previous use, the traffic was concentrated at certain times of the day, whereas with this use there will be continuous ingress and egress onto Maple Street. Mr. Frentz asked if the west side of the school could be landscaped. He would like it to match the neighborhood. There is a proposal for on-street parking with this request. It will change the neighborhood with this density. Mr. Hayden asked what would be more desirable with the entire property. Mr. Frentz said he likes preserving the buildings, but there will be people living there that will have more than one car. He added that single family homes would require a large change. Mr. Gottemoller said the buildings would not remain if there were single family homes on the property. Mr. Philpot asked what the average square footage of the homes on Maple Street is. Mr. Frentz said he believes they are about 1,200 to 1,300 square feet but some are around 2,000. Mr. Philpot said most of the apartments proposed are around 1,600 square feet.

Ginny Boss, 177 Uteg Street, supports Mr. Frentz points.

Kevin Byrnes, 145 Crystal Lake Avenue, said he lives at Crystal lake Avenue and Maple Street. He asked what the proposed rent rate would be. Mr. Ieremciuc said it would be approximately $1,200 to $1,850 to match comparable apartment rates in the area. Mr. Byrnes asked what this will do to his property values. Mr. Gottemoller said vacant buildings have a bigger drag on house values than this use. Mr. Byrnes asked if the petitioner or the City had any comparisons to property value impact or crime statistics from other communities that have such a redevelopment. Mr. Hayden stated they are not licensed real estate agents and he could not comment on that. He added that typically the objector presents data from an agent. Mr. Byrnes said the neighborhood will be directly affected and he is very much against this request. He moved into the neighborhood in 2016 and having this apartment complex will destroy the neighborhood. He added that doing a Google search on the internet shows that True North has several bad reviews. The streets are not structured to handle the additional traffic. He is certain the IDOT traffic numbers did not take into account kids playing in the streets and riding their bikes. Maple Street is a quiet community. This may seem like a great idea to you, but what would you think if this is coming to your neighborhood. Mr. Hayden asked if Mr. Byrnes had any hard facts or if the comments he found on Google are just hearsay. Mr. Byrnes said he did not have anything concrete.

Mike Moreland, 19 Maple Street, said traffic is a concern. There are about 25 to 30 young children running around in yards in the neighborhood. He is concerned not with the number of cars, but the characteristics of the traffic. With the previous use the drivers were invested in the building and area with their children going to the school. No one knows where these people will be coming from to live here. Another issue is density.

There is a major increase in density. He has not heard anything about green space on this property or off- site. Mr. Moreland said Maple Street is short on trees due to the Emerald Ash Borer and he would like the developer to be required to plant them there - all in the public right of way. This request is also making a substantial variation on density. He asked about the life safety inspection. These buildings are over 100 years old. There are a host of things that may have an impact on the density. He suggested they hold off on any approval for density until after the life safety inspection has been conducted and plans reviewed. Mr. Moreland said they could also use a portion of the building for a day care so it is not just apartments. He objects strenuously to the approval of the density. Mr. Moreland suggested the City make the developer give the community something else. Other things can be done here that would have a more positive impact on the community. Mr. Hayden asked staff to explain the process for any development. Ms. Maxwell explained the City’s process for development. Mr. Moreland said he is the Building and Zoning Officer for South Barrington and knows the process.

Anna Marie Gepperth, 162 Maple Street, is oppose to this proposal. She has a small child and there are many kids in the neighborhood and is concerned about traffic. There were peak times for traffic and noise was gone after a certain time with the school and church. She is concerned with the renters. Ms. Gepperth asked how many vacant apartments are there in Crystal Lake. It would be nice to do something with the property and she would prefer single family homes. Apartments are noisy. Ms. Gepperth said she is also concerned with the on-street parking, which did happen when the school was there. She has lived in this neighborhood since 2002. If these were condos, there would be more investment in the neighborhood than renters have.

There was no one else in the public who wished to comment on this request. The public portion was closed at this time.

Mr. Gottemoller said staff has asked for landscaping on Maple Street and they agree. The parking lot has been open for many years. Density is not being given just because, it is to preserve the neighborhood. The “R-3a” district allows duplexes, which would be a different neighborhood. Taking down these buildings and putting in single family homes would drastically change neighborhood and you cannot go back. The traffic report was commissioned by the City and it is between the City and the traffic consultant. It is paid for by the developer, but they have no input in the study. The study is based on what Staff has asked for. Mr. Gottemoller said this property is on McHenry Avenue and Church Street too - not just Maple Street. There are other ways to get in and out of the site. McHenry Avenue has dramatically more traffic than Maple Street. He added that the house sizes on Maple Street are comparable to the size apartments. He does not know where you can find apartments the size of 2,000 square feet in Crystal Lake. The traffic will be in and out of this property just like there would be from single family homes. He said there will be less traffic generated from this use than what was generated previously. There will not be a noticeable traffic increase. Mr. Gottemoller said what this project boils down to is do you want to save the buildings or not. There is no demand for a new school or church. This property has been on the market for a while. There have been many schools and churches that have been converted to apartments. They will be meeting the standards for apartments. They will be spinklered and will meet all current requirements. As for the life safety issues – if more space is needed for certain things, we have to provide it inside the building. They are not asking for additional structures outside. Mr. Gottemoller noted that the City has never and will never forego any life safety requirements. They will eliminate off the street parking if necessary, but that parking has been there for some time. There are only four spaces on Maple Street. There is always a fear of what will be moving into the neighborhood, but with rent as high as $1,800 a month that is not a small amount for rent. In the end he believe these people will be good neighbors. If you can afford $1,800 a month for rent, you can afford to purchase a home.

Mr. Philpot said some apartments shown are as small as 440 square feet. That is very small and he understands they are studio apartments. He thinks the person in a smaller apartment is younger and probably going to college. There is an opportunity here and feels some units could be combined, which would reduce the density. Mr. Philpot said they mentioned about storage. Mr. Ieremciuc said it could be for the tenants’ use. Each unit will have their own storage space. He added that he will combine the two 440 square foot apartments. Mr. Philpot said he is more comfortable with that. Mr. Ieremciuc said there will be an exercise room, and dead space in the lower level of the gym. All units will be built with condo potential. In a few years if the condo market comes back these could go condo. Each unit will have their own water, HVAC, electric, etc. He said there are certain tenants they are marketing to. There is a large market for this type of unit. He typically has 20 applications for each unit and will only select one. Mr. Philpot asked what the smallest unit is. Mr. Ieremciuc said they are 450 square feet. Mr. Philpot said he is very interested in combining some of the smaller units. He is a life-long resident of Crystal Lake and likes the ability to keep the physical building as is. He also likes that the developer is picky about the tenants.

Mr. Greenman asked if the Comprehensive Plan designation and zoning changes go with the property or the development. Ms. Maxwell said it goes with the property. Mr. Greenman thanked the residents for coming to the meeting. The Commissioners are all residents of Crystal Lake and listen to the evidence. As residents, they try to assess what is best for the community, as well as, the neighborhood. The developer has been before the City several times and he appreciates his commitment to the community. The plans presented are always creative. He said this is a very unique site. Regarding the Findings of Fact for a Comprehensive Land Use Plan Amendment as it states in the staff report “As amendments are proposed they are reviewed to ensure a proper balance is maintained and the new designation would fit with the surrounding area.” He does not believe this fits with the area. There are 8 criteria for rezoning and he does not believe they meet: “A. The existing uses and zoning of nearby property”; “D. The relative gain to the public as opposed to the hardship imposed on a petitioning property owner” while he appreciate what they want to do, he only can see a monetary hardship, “E. The suitability of the subject property for its zoned purposes” the petitioner is looking for rezoning and it does not fit in the dynamics of the area, and “G. The Comprehensive Plan designation and the current applicability of that designation” a proposed change to the Comprehensive Plan is also under review with this request. Mr. Greenman continued by reviewing the Preliminary and Final PUD criteria. They do not meet the General Standards “1. The use is necessary and desirable, at the proposed location, to provide a service or facility which will further the public convenience and general welfare” this is not necessary in this location, and “3. The use will comply with the zoning districts regulations” since they are requesting rezoning. Mr. Greenman added the PUD Development standards “1. Implements the vision and land use policies of the Comprehensive Plan” and “5. The density and intensity of a PUD shall be in accordance with the Comprehensive Plan” are not met. The density is 50% higher than allowable. Last comments are heard from the residents that the change of zoning to R-3b will change the character. He appreciates not changing the exterior of building, but he does not feel that should be the only reason to change the zoning and the Comprehensive Plan. Both of those designation changes stay with the property.

Mr. Esposito said he has looked at this and there have been so many infill projects, but this is slightly different. This is a spot zoning. He asked how many duplexes could be put on this property. Mr. Gottemoller said about 16 single family homes and 20 to 30 duplexes and the buildings would be removed. Mr. Esposito said there would be curb and gutter needed, which is not on several streets. Most people will not purchase a new home on McHenry Avenue with driveway going out onto that road. McHenry Avenue is its own little beast. This has been here for over 100 years and the neighborhood was built around it. He struggles with the Maple Street side of the development. Mr. Esposito asked if there will be lighting in the parking lot. Mr. Ieremciuc said there will be. Mr. Esposito asked if there is lighting there now. Mr. Gottemoller said he was not sure. Mr. Esposito said he is concerned with that change. If they could eliminate the entrance to the parking lot on Maple Street and have it access somewhere else he feels it would be better. He does not see anything other than apartments or multifamily for this property. If the property was wiped clean, then something else could be put there. Mr. Esposito said he is struggling with changing the Comprehensive Land Use Plan and rezoning. This would be a spot zoning, but it is McHenry Avenue. He does not see single family homes on this property. He wants to keep the buildings, but knows people’s lives are in their houses next to this property. He also would suggest turning the large basement into a party room for the renters and not into an apartment.

Mr. Skluzacek said he would prefer lower density and adding landscaping. He does like the buildings being kept.

Mr. Goss said he likes reusing these buildings and was looking forward to it. The density is too high. He agrees that some of the Findings of Fact have not been met. He added that snow removal will be a big hassle. Mr. Ieremciuc said they would put the snow on the lot that previously held the playground. Mr. Goss said there will be more dumpsters needed than what the church had and he is also concerned with the parking lot lighting. Street trees and shrubs will be needed to block view of the parking lot. The density is too high for him, but he understands that is needed financially.

Mr. Hayden said their job is to look at the Findings of Fact. He asked if there will be an association. Mr. Ieremciuc said he will take care of all of the maintenance. Mr. Hayden asked if wall dividers be allowed in the units to separate living and sleeping space. Mr. Ieremciuc said he was going to combine the smaller units to create larger ones, but dividers will not be allowed. Mr. Hayden said the plan shows fire escapes. Mr. Gottemoller said even with the building being sprinklered, they will need to provide fire escapes from the second floor. Mr. Hayden said he is trying to get the density down and asked if the density be taken down to 9 units per acre. Mr. Ieremciuc said he cannot do that. Mr. Hayden asked about landscaping. Mr. Ieremciuc said they will eliminate the parking on Maple Street and add landscaping. Mr. Hayden asked about the burial of the overhead utility lines. Mr. Gottemoller said they are asking for that waiver. The number of poles in the area would not change significantly.

Mr. Hayden said Mr. Frentz made a comment to maintain the buildings as they are but is concerned with the number of units. He asked those in attendance if they would be happy if the density is reduced and the buildings remain. The majority of those in attendance raised their hands. Mr. Goss said even if they take the number of units down to 27 the density is still 11. Mr. Gottemoller said the Commission is telling them to remove a building. He said there are other sections of the Comprehensive Plan that this project complied with, including economic development, unique areas, and historic preservation to name a few. Single family homes will create more traffic with nine additional curb cuts on Maple Street. Mr. Hayden said the petitioner is required to have a hardship for the variations. Mr. Ieremciuc said he looked at the property to see what could do to make this work for the City. He hates to see abandoned buildings and wants to make things better and nicer. Mr. Gottemoller said these buildings existed prior to any zoning or Comprehensive Land Use Plan. This was an institutional use and the underlying zoning is residential. They are trying to fit into the existing buildings. He is not sure what a desirable use would be for this property. The next use may not be acceptable. Mr. Greenman said this is very creative and innovative, but does not want the changes. Mr. Ieremciuc said he has received calls from people thanking him for keeping the buildings.

Mr. Esposito said if they turn this down and the developer goes away, building will become more dilapidated and the buildings will be taken down. Mr. Hayden said they are a recommending body. Mr. Goss said the problem is every school and church in Crystal Lake is zoned residential. Mr. Philpot said they gave Hickory Hall approval in the middle of a neighborhood, but there are schools and churches adjacent to it.

Mr. Moreland suggested having a meeting with the neighborhood regarding the density and traffic. He also suggested taking down a building or two and create a pocket park.

Mr. Ieremciuc said it is more expensive to put the apartments into the existing buildings than to take them down and rebuild. Mr. Hayden said they need to base their decision on the plan presented.

Mr. Goss moved to deny the request for Church Street Apartments at 178 McHenry Avenue due to not meeting the Findings of Fact, the density cannot be justified, and the Commission is not willing to change the Comprehensive Land Use Plan. Mr. Greenman seconded the motion. On roll call, members Goss, Greenman, Philpot, and Hayden voted aye to deny. Members Esposito and Skluzacek voted no. Motion to deny passed.

Mr. Goss feels that both houses needs to be taken down. Mr. Greenman said the rezoning and Comprehensive Land Use Plan change is a challenge with historically significant buildings. Mr. Goss said if this was contiguous to the downtown area, the density could be justified.

Mr. Greenman stated the Commission is a recommending body and City Council has a different purview.

REPORT FROM PLANNING

Ms. Maxwell discussed the items that will possibly be on the agenda for the January 15, 2019 meeting. She wished the Commissioners a happy holiday season.

COMMENTS FROM THE COMMISSION

Mr. Hayden asked about for former Crystal Valley RV property on Route 14 taking down the trees on the lot. Ms. Maxwell said when the property is redeveloped the trees will be replaced.

Mr. Esposito asked staff to check into 255 McHenry Avenue. They have a different car for sale almost every day. It is getting to be a used car lot.

Mr. Greenman said when a property is rezoned, that stays with the property not the use. Mr. Esposito said McHenry Avenue has dramatically changed over the years.

There were no other comments from the Commissioners. The meeting was adjourned at 10:15 p.m.

https://ecode360.com/documents/CR2206/public/525152218.pdf