Council approves zoning change for 33-unit PUD at 3510 West Elm Street
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Summary
The McHenry City Council voted to approve a planned unit development (PUD) zoning change and final plan for a 33-unit multifamily project at 3510 West Elm Street after staff explained the plan and the applicant said it may seek tax-increment assistance.
The McHenry City Council on a unanimous vote approved a final plan and zoning change to a planned unit development for a 33-unit apartment building at 3510 West Elm Street.
City staff described the vote as a final zoning approval of a PUD for the site. Ross, a staff member, told the council, “You're approving or not approving a PUD for the site, which is the the final zoning approval.” That explanation framed the council’s action as a change in zoning to allow the proposed apartment development.
The matter mattered to council members because the PUD converts the parcel to multifamily residential zoning. Ross said the project will be apartments within the footprint of the building and confirmed the zoning classification would be RM 2 once the PUD is approved. The council clarified that this vote was for the final zoning and plan, not a separate financial commitment.
Developer representative Itamar Desha said the applicant will later request tax-increment financing: “We will come and ask for what we, what the taxes the tax increment can provide to the project.” Council members asked whether any city-funded subsidy would be required; Desha said the request would be limited to what tax increment could provide and would not be “from the city to bring from another bucket”.
Council questions also clarified parcel boundaries: the council confirmed the nearby gas station parcel is a separate lot and is not included in this PUD; staff noted discussions with a separate party about that parcel but nothing final was before the council. Council members also pressed staff and the applicant about parking, site layout and the difference between a conceptual approval and the final plan the council was voting on.
Motion and vote: Alderman Doherty moved to approve the PUD and final plan; Alderman Miller seconded. The clerk called the roll and the motion carried with a majority of aldermen voting yes; Alderman Glab recorded a no vote on the record.
Next steps: The approved zoning change allows the applicant to pursue final building and financing steps. The applicant indicated it will return to request any tax-increment funding; no such funding was approved as part of the zoning vote.
The council’s materials noted the project as a final plan approval to convert the site to a multifamily PUD; specific building permits and any future financing requests will return to staff and the council as required.
