Main Street Sub-Area Plan

MAIN STREET SUB-AREA PLAN

City of McHenry

Prepared by: Deputy City Administrator Douglas Martin, AICP City Planner, Kimberly Kolner Joe Napolitano, former Community Development Director

Adopted by the City Council on September 15, 2008 ______

CITY OF McHENRY

ox he F t of t Hear

Mayor Susan E. Low

Aldermen: Ward 1: Vic Santi Ward 2: Andrew Glab Ward 3: Jeffrey Schaefer Ward 4: Steven Murgatroyd Ward 5: Richard Wimmer Ward 6: Robert Peterson Ward 7: Geri Condon City Clerk: Janice Jones Treasurer: David Welter Administrator: Doug Maxeiner

For Additional Information, contact the City Planner or Deputy City Administrator

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City of McHenry Main Street Sub-Area Plan

Table of Contents

Introduction Plan Intent ...... 4 Planning Process ...... 6

Existing Conditions ...... 8

Existing Land Use and Comprehensive Plan Designation ...... 8 Existing Zoning ...... 8 Existing Transportation Improvements ...... 9 Existing Parking ...... 9 Metra Station Commuter Rail Station ...... 11

Plan Guidelines ...... 12

Overall Goal ...... 12 Objectives of the Plan ...... 12 Transportation Objectives ...... 13 Land Use Objectives ...... 13 Transportation Planning ...... 15 Land Use Planning...... 18

Conclusion ...... 19

List of Exhibits and Figure

Exhibit A, Sub-Area Boundary Map ...... 5 Exhibit B, Existing Land Use Map ...... 7 Exhibit C, Current McHenry Train Spur Connection ...... 11 Exhibit D, Public Parking Main Street Sub-Area ...... 10 Exhibit E, Proposed Transportation Improvements ...... 16 Exhibit F, Proposed Land Use Map ...... 20

Figure 1, Main Street Sub-Area Boundary ...... 4

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City of McHenry Main Street Sub-Area Plan

Introduction

Plan Intent In keeping with the City’s Official Comprehensive Plan, the City of McHenry is developing Sub-Area Plans for certain unique areas within our planning jurisdiction. A Sub-Area Plan provides a guiding vision for future development of a specific area or neighborhood within a larger region. This Sub-Area Plan has identified the Main Street area as a unique area in need of more detailed planning study.

Plan Area

Figure 1, Main Street Sub-Area Boundary

The Sub-Area Plan will combine the need for services including retail and public transportation and the desire to preserve the historic character into a mixed-use redevelopment area. This Sub-Area will be established around the existing Metra site. Stretching from the McHenry Public Library on the south up to the industrial area along Borden Street and North Drive to the north; including properties along the east side of Front Street (IL Route 31) over to Crystal Lake Road on the west.

The Main Street Sub-Area is a mix of uses, primarily non-residential. The area has remnants of a typical suburban downtown including a former lumber yard and industrial land uses, along with historic storefronts. It also includes highway-oriented development along Elm Street (IL Route 120). At the heart of the sub-area is the Metra Commuter Rail Station which provides daily train service to downtown Chicago.

This Plan is intended to provide a detailed blueprint for future development in the Main Street Sub-Area. The text will provide the City with the necessary tools to ensure that the area redevelops in accordance with the City’s desired goals and objectives. The result will be a vibrant, thriving area having a mix of desirable uses, ample parking and an aesthetically pleasing, pedestrian-friendly environment.

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City of McHenry Main Street Sub-Area Plan Boundary Map

Clearbrook M il ls t r e a m

North Drive North Drive D r E West Street . lm

St t

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d 31 r 20/

o 1 B s ute Ro IL

Wau kega n Road d Main Street a o R t e e k M a i ll re L t S l tr S a e t e t s y r t Jo C n hn S tree ro t

F t e e tr S

d o L Ja o o mes tw ga Str s n eet re C S tr ee t t e e tr S

th u C o a S t l e li re st t a S

S a t c ) re n a e o r t P t e Meadowlane Center Street M ( Avenue R R P U Kane Avenue IL Route 31

______Exhibit A 5

City of McHenry Main Street Sub-Area Plan

Planning Process In May of 2006, the Community Development Committee started discussing the Main Street Sub-Area. There were several reasons for selecting this area for more detailed study:

1. Existing Underutilized Properties. The Sub-Area includes several intense land uses that at one time flourished because of their proximity to the train tracks. Today, these uses, while still viable, are no longer considered appropriate in a downtown environment. 2. Separation from Riverside Drive and Green Street Downtown Areas. Main Street is physically separated from the two other downtown areas (Riverside Drive and Green Street). A Sub-Area Plan can provide suggestions and the means for providing connectivity between these areas.

The Committee established the boundaries of the Sub-Area, defined the overall goal of the plan and a developed a preliminary list of policies and objectives. Property owners in the Sub-Area were invited to an open house to review the City’s goals for the Plan and to provide input to Staff. From these comments, the Committee and Staff were able to refine the goals and objectives.

Another open house was held for the public to have an additional opportunity to review the complete text and maps of the Main Street Sub-Area Plan. In order to attract as many people as possible to the open house, an ad was placed in the local newspaper and on the City’s website. In addition, a flyer advertising the open house was posted at the McHenry Public Library and draft copies of the plan were left for review at the Municipal Center and McHenry Public Library. Finally, all of the people who attended the first open house were contacted to see if they wanted to return. At that meeting, tentative dates for the rest of the process were given so these people could follow the project to completion.

The Plan was presented to the City Council for direction to go to the Planning and Zoning Commission for a public hearing and subsequent recommendation, after which, the Plan was submitted back to the City Council for final review and approval.

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City of McHenry Main Street Sub-Area Plan Existing Land Use Map

BROOKSIDE TRAIL NORTH DR. WEST AVE.

EL FREUND FIELD M .

ST T

RE S

O B

120 E. RT IL

WHISPERING OAKS PARK W AUK EGA N R D.

E . D RE R T

E MA IN K A T ST L . N L A O T R S F Y M IL R L C

S T . J

LEGEND

CENTER Proposed Main Street STREET PARK Sub-Area Boundary

SF Residential

MF Residential ) A Office R T Commercial E M (

Industrial

Municipal Parking R R C Institutional P U Park LIBRARY IL IL Vacant Train Station MCCD Bike Path

______Exhibit B 7

City of McHenry Main Street Sub-Area Plan

Existing Conditions

Existing Land Uses As previously indicated, the Main Street Sub-Area contains many uses which are very intense and no longer conducive or compatible with a downtown environment, meaning they do not meet certain criteria that would typically be attributed to a downtown business, including: pedestrian-oriented and generating pedestrian (foot) traffic, retail/restaurant, businesses with hours extending beyond the typical nine to five workday, non-automobile reliant, etc .

An intense use is one that may have adverse land use impacts, such as: generating a lot of traffic, noise, unsightly from outside storage, truck traffic, potential environmental hazards, etc. While these uses may be appropriate for any given community to have, they certainly are out-of-place in a downtown setting. These uses may be better suited for an industrial/business park setting. It is not the goal of this plan to relocate any existing non-compatible business currently located within the Main Street sub-area boundaries but to point out the intent of the plan when these businesses either do relocate or close their doors.

Comprehensive Plan Designation Currently, the majority of the properties within the Main Street sub-area are designated commercial and a small portion directly adjacent to the railroad tracks is designated high-density residential. Again, this is in anticipation of redevelopment within this area.

Downtown Plan Designation The Downtown Plan adopted in December of 2002 designates the majority of the properties within the Main Street sub-area for commercial and mixed use development, as well as a small portion for multi-family residential and pubic parking areas. Not all of the Main Street sub-area boundaries are included in the Downtown Plan.

Existing Zoning Classifications within the Main Street Sub-Area Most of the properties located within this sub-area are zoned C-4, Downtown Commercial, with the exception of those on Front Street, south and north of John Street, as well as those west of Crystal Lake Road. These properties are classified as C- 5, Highway Commercial District. In addition, the property west of North Drive is zoned I-1, Industrial, as well as the other properties north and south of Main Street and adjacent to the existing railroad .

Many of the properties are considered non-conforming, meaning that the land use is inconsistent or not compatible with the zoning of the property. Additional regulations are in place to address this type of situation if the property owner wishes to alter or expand the structure and/or lot. Page 2

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City of McHenry Main Street Sub-Area Plan

Existing Transportation Improvements Illinois Route 31 (Front Street) runs north-south and bisects the Main Street Sub-Area. It consists of a three-lane cross section, with on-street parking located on the west side. Main Street itself is a two-lane typical downtown roadway. It should be noted that John Street, directly south of Main Street is a two-lane roadway on the east side of Illi- nois Route 31; however, on the west side, it is not fully improved as a 66’ foot right-of- way and appears to be a driveway when in fact it is a right-of-way 33’ in width. A portion of the right-of-way extending west of Route 31 actually lies underneath the exiting building at the southwest corner of the intersection. When this area is redeveloped this will need to be readdressed in the overall circulation plan for the area.

Most of the buildings in the Main Street Sub-Area directly abut the sidewalk. A wider sidewalk exists on the west side of Route 31. Due to the proximity of the buildings in relation to the street, it is difficult to do any major road improvements in the area. The Route 31 and Illinois Route 120 (Elm Street) intersection, north of the sub-area, was improved 2005. Main Street was repaved as part of the 2008 road program.

Existing Parking On the following page is an aerial depicting all existing on-street and off-street parking within the Main Street Sub-Area, on Main Street and Illinois Route 31. A total of 56 on -street and 38 off-street parking spaces exist within this area. Two Municipal parking lots are located on Main Street, one on the north side and one on the south side of the street.

The City currently sublets to a local restaurant the building which is adjacent to the train station. The Union Pacific Railroad owns the building and vacant lot on the west side of the train tracks. This was acquired for additional commuter parking in the future if service is expanded.

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City of McHenry Main Street Sub-Area Plan Public Parking Map

MA IN ST.

JOH N ST.

SITE 1

L I

On-Street (west side Rt. 31) 12 total On-Street (Main Street west of Rt. 31) 44 Off-Street (Municipal Lots) 38 total spaces Total Public Parking 94 spaces Proposed Parking

______Exhibit D 10

City of McHenry Main Street Sub-Area Plan

The Metra Commuter Rail Station The Metra station is an asset to the area. Currently, McHenry is located at the end of a spur from the mainline tracks and service is limited to three inbound and three out- bound trains each weekday. Lack of available land for train storage is the cause for the limited service. Metra officials have discussed extending the line north to Johnsburg where sufficient property exists for a future station and train storage area. Such an extension could provide opportunities for increased service which would also provide an opportunity for the City of McHenry to use this additional transportation service as a means for attracting residents to the downtown area and revitalizing downtown Main Street.

Exhibit C Current McHenry Train Spur Connection

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City of McHenry Main Street Sub-Area Plan

Plan Guidelines

Overall Goal of the Main Street Sub-Area Plan

The goal of the Main Street Sub-Area Plan is to provide guidelines that will foster redevelopment of the area into a mixed-use and pedestrian-friendly neighborhood, taking advantage of public transportation options, while maintaining the existing historical integrity of the sub-area.

Objectives of the Plan

 Work with owners of existing industrial businesses to see if there is any interest in relocating to an industrial/business park setting;  Work with Union Pacific Railroad and Metra Commuter Rail service to improve the train station and commuter parking lot;  Promote high-density residential development in the area near the Metra station;  Provide pedestrian links from sub-area to existing neighborhoods, the McHenry County Conservation District bike trail, the proposed residential historic district and the Riverwalk, promoting a pedestrian-friendly, mixed-use development environment;  Establish design guidelines for new development and redevelopment;  Examine parking needs for downtown businesses and identify potential locations of additional parking;  Work with the Illinois Department of Transportation (IDOT) to explore streetscape improvements;  Manage/consolidate access points on Illinois Route 31 by encouraging access from adjacent side streets;  Work with the City’s Landmark Commission in preserving the historic character of the existing streetscape along Main Street;  Minimize impacts of existing and new development on older established residential neighborhoods.

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City of McHenry Main Street Sub-Area Plan

Transportation Objectives

 Extend John Street west to terminate at a future public parking lot abutting the railroad tracks. This extension would allow the redevelopment of the north side of John Street for a streetscape similar to that existing on Main Street;  If and when restaurant at the southwest corner of John Street and Front Street ex- pands, relocates and/or redevelops, obtain control of that portion of the John Street right-of-way that is covered by the existing building;  Create a new alley between Main and John Streets, which can provide a convenient access for deliveries to the businesses on Main and John Streets;  Provide new north/south road from west terminus of extended John Street to library property and extend east to Front Street;  Widen existing access adjacent to Walgreens to provide access between Main Street and Elm Street;  Close Borden Street south of Elm Street and use land swap to provide customer parking for Goodyear and public parking for the City;  Extend Crystal Lake Road north, past Elm Street and extend west to existing commercial properties, which will allow customers to turn east onto Elm Street at a signalized intersection;  Expand parking lot on south side of Main Street;  Provide new parking area behind Goodyear;  Additional public parking is intended for customers using the shops and restau- rants on Main Street-not intended for commuter parking.

Land Use Objectives

 Work with library on expansion plans;  New multi-family development proposed north from library to John Street extended;  Larger office or entertainment uses proposed for east side of Front Street, south of John Street;  Consolidate access points along Front Street and Elm Street;  Provide necessary landscaping buffer to residential properties;  Work with Illinois Department of Transportation (IDOT) on any future Illinois Route 31 widening, as it would impact existing businesses;  New mixed-use building facing John Street extended to provide a downtown look similar to Main Street;  Work with Metra on the design of the new commuter parking lot and consider reha- bilitation of existing station;

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City of McHenry Main Street Sub-Area Plan

Land Use Objectives (Cont.)  As existing industrial uses west of the railroad tracks turn over or relocate, development of these sites should be mixed-use with non-residential on first floor and residential on remaining floors, with potent of having underground parking;  Work to consolidate properties on west side of Crystal Lake Road to redevelop into larger, cohesive center;  Maintain and rehabilitate the existing historic building on north Borden Street for restaurant and/or museum use;  Potentially provide incentives to industrial uses on North Drive to clean up sites and approve appearance of buildings;  Work to consolidate properties at the southeast corner of Front Street and Elm Street (Illinois Route 120) to form a larger redevelopment site;  When time becomes appropriate, i.e.: Metra Station expansion, study the feasibility of a tax increment financing (TIF) district in this sub-area.

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City of McHenry Main Street Sub-Area Plan

Transportation Planning The Main Street Sub-Area is bisected by the Union Pacific Railroad Tracks and the McHenry Metra Train Station is located on Main Street along those tracks. When the funds become available by the federal and state governments, Metra is seeking to expand the train service along this train line. The Metra Station is the key transportation planning component around which this sub-area plan is centered. If and when train service is expanded to the City residential growth will spark the downtown Main Street area. Until that time, residential growth in this area will be limited.

The other two major transportation planning factors to consider in the Main Street Sub -Area are Illinois Route 31 (Front Street) and Illinois Route 120 (Elm Street). Both of these are highly traveled state routes which run north-south (Illinois Route 31) and east-west (Illinois Route 120). When considering transportation planning within the sub-area, both roadways will play a major role in making those decisions.

The major focus of transportation planning through the sub-area should be limiting access points on Front Street (Illinois Route 31) and Elm Street (Illinois Route 120). A rear roadway is contemplated off of Front Street to potentially serve a redevelopment of several parcels on Front Street.

Several transportation planning improvements are depicted on Exhibit E. The following improvements are discussed:

 The intersection of Crystal Lake Road and Elm Street should be altered such that Crystal Lake Road is extended to the north and west to provide a rear frontage roadway and access to a signalized intersection for businesses on the north side of Elm Street with direct access to Elm Street. This will reduce the number of curb cuts onto Elm Street and reduce the number of left-hand turns onto Elm Street;  One option to consider is closing the southern extension of Borden Street to free-up that area south of Elm Street for additional parking. If this occurs, the existing connection from Main Street to Elm Street adjacent to Borden should be widened; however, prior to this occurring the following issues shall be considered: impact on adjacent business owners, sight distance at alternative location shall be studied and any other engineering issues shall be looked-at completely prior to any relocation of access occurring;  A north-south roadway, extending from John Street to a point just north of the library property should be constructed. A new redevelopment could be facilitated which would front on extended John Street west of Front Street and along the north -south alleyway. This will further limit access points onto Front Street and serve a future redevelopment of the several adjacent parcels. In addition, when this property redevelops a pedestrian connection should be made to the multi-use/bike path on the west side of the railroad tracks. Although the railroad runs north-south through that area a stub to that point should at least be provided;  A rear alley to facilitate deliveries should be built north of extended John Street;

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City of McHenry Main Street Sub-Area Plan Road Improvements Map

Ill inoi s Ro ute 120

Main St.

. t S

R t a n i o l

r r o F

T J r ohn a St. c

Close Borden St. south of Elm St. and widen existing connection between Main Street and Elm Street New roadway between Main Street and Library Access locations to Front St. from roadway Crystal Lake Road Extension to allow customers to turn east onto Elm St. at signalized intersection New alley behind Main Street to facilitate deliveries.

______Exhibit E 16

City of McHenry Main Street Sub-Area Plan

Transportation Planning (Cont.)  The property at the southeast corner of Waukegan Road and Elm Street should be redeveloped and when this occurs the closure of Waukegan Road onto Front Street should be considered. A cul-de-sac could be built at the end of Waukegan Road.

Specific policies for future road/transportation improvements include:

 The City shall work with the owner of the Jack Frank’s building Midas, Tommy’s Red Hots, Taco Bell and Zion Lutheran Church in seeking a connection behind their lots to the signalized intersection at Elm Street;  The City shall work with residents on Waukegan Road if and when the property at the southeast corner of Elm Street and Front Street redevelops to determine if plac- ing a cul-de-sac at the end of Waukegan is a realistic option;  The City shall work with the property owners off Borden Street south of Elm Street in closing Borden Street and widening the existing adjacent connection from Main Street to Elm Street;  The City shall work with Union Pacific on a potential north-south access from the Mill Street apartments to Main Street so traveling on Crystal Lake Road is not necessary;  The City shall work with Metra on seeking expanded train service.

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City of McHenry Main Street Sub-Area Plan

Land Use Planning The Main Street Sub-Area , previously known as West McHenry, is a very old area with a lot of historical character, and many historic buildings. One of the goals when think- ing about land planning and redevelopment in the sub-area should be preservation of the historical integrity of the area. This would include adhering to strict redevelopment and architectural design standards. The same design guidelines utilized for the downtown overlay district should be applied to the Main Street Sub-Area.

When doing land planning for the sub-area, it is critical to note the existing manmade boundaries. These include the railroad tracks which run north to south as well as Front Street (Illinois Route 31) which also runs north-south and Elm Street (Illinois Route 120) which runs east-west. It is because of these boundaries that many of the land planning decisions for this area were made. North of Route 120 is industrial in nature and south of 120 is mainly primarily commercial; however, west of the railroad tracks and south of 120 is also currently industrial in nature.

There is a definite shift in development patterns with industrial land uses planned to be redeveloped as either commercial, residential or mixed-use. The proposed land use map is attached as Exhibit F. The area along Route 31 should be developed primarily with commercial-uses; however, south of John Street should redevelop as residential and office/entertainment-type uses. Commercial along Route 31 is only viable close the intersection with Route 120 or on Main Street. The area north of Route 120 should redevelop primarily as commercial, with the exception of some industrial which al- ready exists and may be appropriate east of Borden Street and west of North Drive. The area south of Illinois Route 120 and west of the railroad tracks should redevelop in a manner which will facilitate use of the train station, primarily mixed-use development.

Specific policies for future land use improvements include:

 Work closely with Metra on the design of the parking lot as well as the design of a new station;  Work to potentially relocate existing viable industrial uses to more appropriate locations in the City and redevelop with mixed-use buildings in close proximity to the train station;  As property redevelops pedestrian connections to the multi-use (bike path) should be sought in addition to pedestrian connections to the train station;  Maintain historic Mill building as commercial/office property;  Work to consolidate properties at the southwest corner of Crystal Lake Road and Illinois Route 120 into a cohesive commercial redevelopment;  Work to consolidate properties at the southeast corner of Illinois Route 31 (Front Street) and Illinois Route 120 into a cohesive commercial redevelopment;  Work to improve appearance of industrial buildings north of 120 and west of North Drive;

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City of McHenry Main Street Sub-Area Plan

Land Use Planning (Cont.)  Encourage the preservation of existing structures on Main Street and enhance the streetscape to tie in with John Street extended west of Route 31;  Look to create public parking opportunities as depicted on the Proposed Land Use Map;  Limit the number of curb cuts onto Front Street and Elm Street.

Conclusion

This plan is an evolving and dynamic document. It is not regulatory but a policy for future development and transportation improvements that the City Council has adopted for this sub-area. The plan should be revisited as conditions in the area change and as warranted every 5-10 years. The plan provides a roadmap for the future so when this area does redevelop there is a unified approach to its redevelopment. The land use and transportation concepts may change over time as redevelopment occurs in one area but not in another; however, generally the plan provides a snapshot of what this area could look like in the years to come. It may take several years for any of these properties to redevelop but if the Metra Station is expanded this may be accelerated. The plan serves and should be taken as a land use and transportation development policy and be considered only as a guide for the possible future of this area.

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City of McHenry Main Street Sub-Area Plan Proposed Land Use Map

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______Exhibit F 20