Master Plan Implementation Strategy

Transcription

1 Q&A FOX BLUFF Master Plan Implementation Strategy South of Allen Road MCCDistrict.org

2 What s happening at Fox Bluff? As part of the Fox Bluff Conservation Area Master Plan Implementation Strategy, the McHenry County Conservation District is considering a lease agreement that would bring a unique type of high-end camping experience to the area of Fox Bluff known as Camp Algonquin. The project would reimagine Camp Algonquin as a modern, outdoor hospitality experience that provides a nature retreat for Midwest adventurers. This will help achieve significant improvements and progress toward the full master plan vision for the site. Lease agreements with private business owners are a common and standard practice. The goal is to provide many ongoing benefits and complementary services that allow the community to connect with nature. What are the benefits? This project has several benefits for the District, the surrounding communities and McHenry County at large. Five key benefits include: 1. Alignment with the District s Mission. The McHenry County Conservation District exists to preserve, restore, and manage natural areas and open spaces for their intrinsic value, and for the benefit of current and future generations. This project aligns with several aspects of our vision: - To provide opportunities for responsible use of the land in concert with natural resources; - Provide quality experiences that promote green, healthy and balanced lifestyles; - Connect children and families to nature; and - Foster public and private partnerships. 2. Restoration of Public Lands with Private Funds. The initial land investment will help strategically achieve intended master plan improvements to Fox Bluff that aren t currently funded. 3. Private Investment for Public Gain. We have a shared vision where public and private access to features are both accommodated harmoniously. It will also create opportunities to stimulate grants and donations to help further fund the development of public areas. 4. Ecological Restoration of the Site. This would be a green investment that reduces the current footprint, fosters natural restoration of the property and utilizes green and salvaged materials. The unique design of spaces will be inspired by nature and openness towards surroundings, creating new and unique ways to connect with nature. 5. Economic value to McHenry County and Communities. This experience will energize local businesses and the public community through partnerships, programming, events and increased ecotourism to McHenry County. What s been done so far? - Fox Bluff Property Acquired (two parcels), 1997 and Master Plan Process and Approval, Master Plan Amendment, June Public Meetings for Luxury Camping Experience, February Due Diligence Phase to Determine Site Feasibility, Completed June 2018

3 How will nature and wildlife be protected? Conserving and restoring our natural resources and wildlife is of the highest priority for the District, at all times for all projects. The private funds raised for this effort will cover all costs necessary for the District to personally oversee and manage the construction, build and ecological restoration of the site. This ensures that the project will follow best practices and guidelines for protecting our nature and wildlife, just as we would with any of our conservation efforts. How will water conservation be addressed? Water conservation methods being explored as part of this project include: - Rain gardens to allow water to seep slowly into the ground, filtering it through the soil and recharging the water table. - Bioswales, which act similarly to rain gardens; usually built adjacent to roads and parking lots. - Level spreaders and filter strips, which convert concentrated water flow into low-velocity sheet flow. This allows the runoff to be dispersed, filtered and absorbed into the native landscape. - Permeable pavement, which allows seepage and therefore decreases stormwater runoff. - Native plants to protect the soil and decrease erosion. How will the historical resources be preserved? Fox Bluff and Camp Algonquin have a rich history that spans over a century. The District is taking several measures to honor the cultural and historical significance of this beautiful site: 1. Midwest Archaeological Research Services has completed a Historic American Buildings Survey (HABS) Record-Level III at Fox Bluff (Formerly Camp Algonquin). This is a collection of documentary measured drawings, photographs, and written historical and architectural information which is then transferred to the Library of Congress for service and preservation. The HABS for Camp Algonquin includes: - Brief context of the outdoor health movement that spurred the development of this facility; - The history of Camp Algonquin; - The appropriate maps and site plans (provided by MCCD); - Images and architectural descriptions and function of each building; and - Historic images if available. 2. Three key historic buildings have been identified to be saved and restored when and if funds become available: - Board of Trade Recreation Hall* - Tribune Dormitory - Pioneer Center Barn * As part of this project, the funds needed to restore and save the Board of Trade Rec Hall will be provided through private funding. Salvaged materials will be utilized where possible throughout the site as reclaimed pieces, fencing or artistic landscape/sculptures.

4 What kind of improvements can be expected? 1. Planned removal of structures that currently provide a safety concern. 2. Ecological restoration of natural areas and the preservation of unique natural resources, including the protection of existing healthy, mature trees. To date, the impervious footprint has been reduced by 90,000 SF. Significant aesthetic improvements including: - Beautiful native landscaping on the front lawns with open spaces and natural features; - Stunning restoration of the historic Board of Trade Recreation Hall building, including new windows, structural repairs, porch improvements and a new entrance; - Modern, attractive luxury camping accommodations that will have minimal visibility from the river, roads or neighboring properties due to natural vegetation and privacy screening; and - Improved entrance and roadways. Outdoor recreational experiences and programming. Unique sleeping accommodations for families, guests, visitors and tourists to connect with nature. How will this help the local economy? Projects like this generate significant economic activity in local communities, support environmental stewardship and promote health and wellness. High-quality outdoor experiences can play a pivotal role in attracting and retaining quality businesses and creating new jobs and opportunities. Operations and capital spending generate positive impacts that ripple through local economies. Other economic benefits from parks and recreation include: - On-site business activity and tourism-related spending when hosting out-of-town visitors; - Increased physical activity through programs that improve the physical and mental health of residents and lowers health care expenses; and - Improvements to a community s quality of life, which creates a virtuous cycle: high quality-of-life locations attract workers, which attract employers, which in turn attract even more investments and jobs. How will this impact the property value of nearby homes? Research proves that property values increase as a result from proximity to well-maintained parks, which in turn enhances local tax revenues. Moreover, local outdoor experiences such as this help shape perceptions of and enhance the quality of life in communities. Will the public be able to access the site? Yes. Fox Bluff Conservation Area expands 279 acres, of which less than 25 acres will be leased for the luxury camping operation on the Southern portion of the property, currently closed to the public. The Northern portion will remain open to the public as it currently stands today. The lease agreement will include common areas that are shared with the public, as well as special privilege areas for paying overnight guests to enjoy and sleep in rental accommodations. We have a shared vision where public and private access to features are both accommodated harmoniously. It will also create new opportunities to stimulate grants and donations to help further fund the development of public areas that are currently closed and unavailable to the public.

5 What kind of programs and activities will be available? Future recreational activities listed in the approved master plan include: - Cross-Country Skiing and Snowshoeing Fishing (Pier, Shoreline and Ponds) Hiking and Jogging Picnicking (Group and Individual) Photography, Painting and Sketching Nature Study (Birding), Appreciation & Contemplation Bicycling and Rollerblading (Marked Paved Trails) Bonfires in controlled, defined sites with council rings - Canoeing, Kayaking, Sailing, Row/Paddle Boating Geo-Caching Hunting Innovative Natural Play Spaces Open-Field Recreation Areas Concerts and Theater Events Rental/Public Assembly Additionally, the luxury camping operation may offer custom programming for outdoor activities and recreational experiences, health and wellness experiences like yoga and meditation, food and beverage experiences, local business partnerships, campfire conversations and/or music, private and corporate events, workshops or classes. What are the luxury camping accommodations? The experience will provide unique year-round and seasonal dwelling options with a range of price points. Three types of dwellings are being considered: 1. Tiny Cabins 2. Luxury Vintage Airstreams 3. Luxury Tents These modern, attractive luxury camping accommodations will have minimal visibility from the river, roads or neighboring properties due to natural vegetation and screening, offering privacy for both guests and neighbors. The average occupancy of a dwelling is two people per unit, while the larger family cabins may hold up to six. The maximum anticipated number of units is approximately 40 or 45. A phased approach may be taken, which would mean less overnight units would be available in the early stages of the business operation.

6 Will noise be a concern? All county and township regulations regarding sound amplification will be enforced, including any specific guidelines specific to river proximity. Quiet hours will be instilled to be respectful of neighbors and wildlife. Operating guidelines and rules for guests regarding noise levels will be enforced by staff. Will there be a marina or changes to the wake guidelines? No. Could there still be a future easement through Fox Bluff by MCDOT? Yes. This project does not impact or change the agreement with MCDOT. What type of standards and guidelines will be followed? The conditional use permit requires that several standards and guidelines are adhered to. These guidelines are in place to protect and ensure the best interest of surrounding neighbors and members of the community as a top priority. These standards include, but are not limited to: - That the site is compatible with the existing or planned future development of the area. - That the establishment, maintenance, or operation are not detrimental to or endanger the public health, safety, morals, comfort or general welfare of the neighboring vicinity. - That the conditional use shall not substantially diminish and impair property value within the neighborhood. - That adequate utilities, access roads, drainage, and other necessary facilities have been or are being provided. - That the conditional use is reasonably in the interest of the public welfare. - That the adequate measures will be taken to provide protection to groundwater recharge and groundwater quality. - That the development occurs in a manner that is harmonious with surrounding properties. What is the process for public input? The Conservation District has a long-standing history of providing safe and relaxing places for residents to enjoy outdoor activities and connect with the natural world. Our success is largely attributed to following a very unique and collaborative planning process, where we utilize our expertise and best practices while thoughtfully considering and addressing requests from the public in the critical early stages of development. Such is the case here as well. Two public presentations were held on February 20th and 22nd, 2018, where public input, questions and comments were gathered. Additionally, our monthly board meetings are open to public attendance and comments. These are held on the third Thursday of each month at Brookdale Administrative Offices, US Highway 14, Woodstock, IL, at 5 p.m. If you have additional comments regarding the proposed project, you may also submit specific written comments by July 13, 2018 and/or schedule an appointment during open office hours at Prairieview Education Center, 2112 Behan Road, Crystal Lake, IL on July 11 from 8 a.m. until 1 p.m. and July 12 from 6 p.m. until 8 p.m. Appointments can be scheduled with Anne Basten, Executive Assistant at , ext You may also reach out with questions to Executive Director, Elizabeth Kessler at EKessler@MCCDistrict.org, or by telephone at , ext 1233.

7 How will sanitary requirements be addressed? Multiple options were investigated for dealing with the wastewater generated from this site during the Due Diligence phase. A connection to the Village of Algonquin was explored, and preliminary soil samples were obtained at four potential septic field sites. Three of the four tested locations contained suitable soils for septic fields. Only one septic field site would be required the proposed project. Further funding and design (including a topographic survey, septic field layout, and additional soil classifications) is required to determine final suitability. What is the estimated capital investment? The anticipated funds needed for improvements to Fox Bluff are estimated at approximately $2-4 million dollars. When and if these funds are successfully raised privately, they will be paid to the District to cover the necessary improvements over the course of development. These improvements include, but are not limited to: - Ecological restoration of designated areas; Renovation to the historic Board of Trade Rec Hall building; Coverage of any staff time or materials to manage the planning and construction of the project; Utility requirements; ADA requirements; and Road and parking improvements. This capital investment cost is specific only to the portion that benefits Fox Bluff and does not include business-related expenses. What is the expected timeline for the project? There are several steps that will determine the overall project timeline, but the anticipated timeline is approximately two years. Before any work can begin, a lease agreement would need to be signed and private funding would need to be secured. If funds are successfully raised, the project would then move into the planning and construction document phase. Once permits are approved, the project can move into the construction phase. Depending on funding, the project may possibly take a phased approach to construction.