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HomeMy WebLinkAboutPLAN COMMISSION - 11-18-2024 - Affordable Senior Rental HousingElk Grove Village Plan Commission Minutes November 18, 2024 Present: K. Weiner S. Carlson F. Geinosky P. Rettberg G. Schumm J. Morrill R. DeFrenza L. Bacigalupo R. Romanski Staff: M. Jablonski, Deputy Village Manager R. Raphael, Deputy Director of Community Development B. Kozor, Deputy Director of Community Development P. Garcia, Senior Management Analyst, Village Manager's Office Petitioner: R. Koenig, Executive Director, Housing Opportunity Development Corporation J. Clark, Principal, Cordogan, Clark & Associates K. Jung, Architect, Cordogan, Clark & Associates S., Friedland, Attorney, Applegate & Thorne -Thomsen Chairperson Weiner called the meeting to order at 7:00 p.m. Item 1: September 30, 2024 Meeting Minutes Commissioner Geinosky moved to approve the meeting minutes of September 30, 2024. Commissioner Carlson seconded the motion. Upon voting, (Weiner, Carlson, Geinosky, Schumm, Morrill, DeFrenza, Bacigalupo, AYES; Rettberg, Romanski, ABSTAIN), the motion carried 7-0-2. Item 2: PC Docket #24-5: Petition to rezone the property at 750 S. Arlington Heights Road from B-2 General Business to A-2 Multi -Family, with associated variations to allow for affordable senior rental housing. Chairperson Weiner read the legal notice into the record and asked the Petitioner to explain their purpose before the Plan Commission. R. Koenig stated that the Petitioner, Housing Opportunity Development Corporation, is a 501(c)(3) nonprofit organization and has been in existence for 40 years. He stated the Petitioner's mission is to create affordable housing for low- and moderate -income households throughout the suburbs. He explained HODC does this by developing property and making it available at below market rates so people with low to moderate incomes can afford to live in the suburbs. R. Koenig stated the Petitioner has developed over 33 properties in 18 different communities, totaling over 600 apartments in different sizes. He stated the developments include new construction and rehabilitation. He stated HODC has completed developments that serve seniors, people with families, and people with disabilities. R. Koenig stated the Petitioner manages about 450 apartment units at this time. He explained most of the staff with the Petitioner include property managers, maintenance staff, office staff, and service coordinators. He stated that residents of their developments can call the Petitioner for assistance with any issues in their apartment units. R. Koenig stated the Petitioner has extensive experience developing properties that are affordable for low to moderate income households, and extensive experience putting together financing packages and creating long-term successful communities. R. Koenig shared some examples of developments the Petitioner has created in the past in Glenview, Palatine, and Arlington Heights. He stated the developments are designed by the same architect and built by the same contractor. R. Koenig stated 750 S. Arlington Heights Road is currently vacant land owned by the Village of Elk Grove. He explained there are a variety of types of property in the area, including single- family homes, multi -family properties, and commercial properties. R. Koenig stated there would be parking on the south side of the property along the existing retail property to the south. He explained the proposed building is set back as far as possible from the residential properties to the north while still accommodating sufficient parking in the lot along the south and west sides of the property. He stated that there will be a fire lane along the east side of the property. He explained that there will be a right in, right out access point to Arlington Heights Road. R. Koenig explained the garbage area would be located inside on the west side of the building. He stated there would be a fence around the property to shield it from the neighboring properties to the north and the west. R. Koenig stated the building itself would be two stories with 24 one -bedroom apartments and 6 two -bedroom apartments. R. Koenig explained the development would be independent senior housing for people aged 62 and over. He stated that the property is located within walking distance to neighborhood amenities like shopping and dining. R. Koenig stated the building would be built to green certification, using national green building Standards like LEEDS certification standards. He stated the building will be very energy efficient and meet Energy Star standards. R. Koenig explained the building would have an on -site property management office and would be managed by in-house property management staff. He stated there would be a community room in the building for residents to use to congregate and for activities. R. Koenig stated the building would have a laundry room on -site, an elevator, and a fire sprinkler system. R. Koenig explained people need to make less than 60 percent of the area median income to qualify to live in the proposed development. He stated the current qualifying income level is $56,000 per year or lower. He stated the rent would be adjusted to a level that is affordable for that income level. R. Koenig stated some of the benefits of the proposal include down zoning and creating a buffer zone between the commercial property and existing single-family and multi -family homes to the north and the west, respectively. He stated the property, as currently zoned, could be used for a much more active use. He stated the proposed development would create a lower -impact use. He stated the building would be two stories, not much taller than nearby existing homes. R. Koenig explained the Petitioner placed parking along the south side of the proposed development to reduce the impact on neighboring properties to the north, especially to have fewer lights shining on those homes. He added that the air conditioning units were placed on the roof of the building so they are farther away from the existing single-family homes. R. Koenig stated the Petitioner added landscaping such as bushes, trees and a fence to create separation from the nearby homes and add visual appeal to the property. R. Koenig stated the Petitioner is seeking two variations as part of their petition. One is to increase the permitted density from 15 units per acre. He stated the property is just over one acre in size. 3 R. Koenig explained the need and demand for senior housing in Elk Grove Village is great and the Petitioner anticipates a long wait list. He stated the Petitioner anticipates that the units will be mostly occupied by single individuals, but there are two -bedroom units available for couples or others who wish to live together. R. Koenig stated the Petitioner's second requested variation is to reduce the number of parking spaces required from 60 parking spaces to 34 parking spaces for the 30 proposed units. He stated the Petitioner's experience indicates that not all seniors have a vehicle, let alone two vehicles to need the standard 60 parking spaces required for this development. R. Koenig stated less than 75 percent of their residents at other developments have vehicles, which leads the Petitioner to anticipate that 34 parking spaces would be adequate for the 30 proposed apartment units. He stated 6 of those spaces would be for handicap accessible parking. He noted census data indicates 51 percent of seniors in Cook County have vehicles at all. He stated the Petitioner submitted a parking study that shows the demand for their proposed property is estimated to be 24 parking spaces. R. Koenig explained the demand for parking at the Petitioner's comparable developments is low. He stated the car -to -unit rate is between 0.6 and 0.8. He stated the Petitioner's experience with affordable senior housing suggests that 34 parking spaces for 30 units should be sufficient to satisfy the demand. R. Koenig stated the Petitioner's goal for the development is to allow Elk Grove Village seniors to downsize and remain in the community. He stated that the Petitioner finds that seniors want to move out of their existing homes and have a place they can stay in the community that they love. He stated creating housing for those on fixed incomes that want to stay in the community satisfies a need for the community and create a long-term asset. R. Koenig explained the Petitioner is required through its funding sources to maintain the development affordable for a minimum of 30 years but intends to keep the development affordable in perpetuity. He stated the Petitioner intends to continue to own, operate, and manage the property into the future. R. Koenig stated the goal is to offer affordable rent to seniors who otherwise would be priced out as housing costs rise. He stated the Petitioner anticipates average rent for a one -bedroom apartment would be about $800 per month and average rent for a two -bedroom apartment would be about $1,000 per month. He stated there would not be additional subsidies available once people qualify to live in their development. 4 R. Koenig stated an additional goal is to put the property back on the tax rolls. He stated the Village of Elk Grove currently owns the property. He stated that the proposed development would not be real estate tax exempt. Commissioner Romanski asked how many employees would work at the facility full-time and part-time daily. R. Koenig the property manager and maintenance person would share this property and there would not be a full-time person on staff. He explained that the property manager has multiple buildings they manage and would be there multiple times throughout the week and always available by phone and by appointment. He stated a property this size would have someone scheduled to be on -site about two days a week and maintenance staff would be available on -call. He stated janitorial staff would come by typically two or three times a week to make sure the outside is picked up, make sure the hallways are clean, and make sure things are in good condition. Commissioner Romanski asked how tall the fence around the property would be. K. Jung stated the fence would be six feet tall. Commissioner Rettberg asked if parking spaces would be assigned. R. Koenig stated parking spaces would be assigned. He stated there have been prospective tenants that did not choose to move in because parking was not available. Commissioner Rettberg asked if the application for prospective tenants inquires about the number of cars the tenant has. R. Koenig stated that is part of the application process and that the Petitioner makes parking restrictions clear up front and before a lease is signed. Commissioner Rettberg asked if someone would automatically be denied if they have multiple vehicles. R. Koenig stated they would not automatically be denied and they would be treated the same as all other prospective tenants. He stated the Petitioner wants to ensure there would be enough parking for prospective tenants and avoid any parking conflict with existing tenants. Commissioner Rettberg asked if parking is included in the lease. R. Koenig stated parking is not included in the lease and any assigned spaces are included as an addendum. Commissioner Rettberg asked where guests would park. R. Koenig explained that if every unit had one car, it would still leave four additional spaces available for guest parking. Commissioner Rettberg asked if there is alternate street parking available. R. Koenig stated parking is not available on Arlington Heights Road. 5 Chairperson Weiner stated Landmeier Station has 80 units and 80 parking spaces and is affordable housing mostly for seniors. M. Jablonski confirmed the development is 80 units and 80 stalls. Chairperson Weiner commented that the Plan Commission has set precedent for voting in favor of a similar development to the proposed development. Chairperson Weiner asked to confirm if the proposed development has more parking per unit than Landmeier Station. M. Jablonski confirmed that is correct. Chairperson Weiner stated Landmeier Station is also a polling place and thus does have regular activity every couple of years, but it does not seem to have come up as an issue. Commissioner Rettberg asked if there is street parking available for Landmeier Station, Commissioner Carlson stated that there is not street parking available on Landmeier Road. Chairperson Weiner stated street parking is available at Fleetwood Lane and Redwood Avenue, but it is a significant walking distance away. Commissioner Carlson asked if people with an income higher than $56,000 are ineligible. R. Koenig stated the income requirement is a hard limit and depends on the number of tenants applying. Commissioner Carlson asked for the reason behind the age limit of 62. R. Koenig stated Federal Fair Housing laws have two categories for senior housing, which are either that there needs to be a majority of 55 or above or every tenant has to be 62 and above. Commissioner Geinosky stated the site plan lists 23 one -bedroom units and 7 two -bedroom units, but the presentation stated 24 one -bedroom units and 6 two -bedroom units. He asked for clarification on which is the correct amount. R. Koenig stated the correct amount should be 24 one -bedroom units and 6 two -bedroom units. Commissioner Geinosky stated the site plan and summary letter submitted to the Village stated 23 one -bedroom units and 7 two -bedroom units. R. Koenig and M. Jablonski agreed to maintain the proposed property as 23 one -bedroom units and 7 two -bedroom units. Commissioner Geinosky asked who will be responsible for maintaining the landscaping. R. Koenig stated the Petitioner will be responsible for maintaining the property and landscaping. Commissioner Geinosky asked if Village staff reviewed the landscape plan and is satisfied with it. M. Jablonski confirmed Village staff reviewed the landscape plan and that it meets Village requirements. 9 Commissioner Geinosky asked for clarification on where the fence is located. R. Koenig stated the fence will be along the north and west sides of the property. Commissioner Geinosky asked for clarification on how tenants will be able to enter and exit the property. R. Koenig stated there is a fire lane along the east side of the building and demonstrated how tenants could enter and exit the parking lot. Commissioner Geinosky asked if overflow parking would be available in the nearby retail lot. R. Koenig stated it would have to be allowed by the owner of the retail property. Commissioner Geinosky asked what the rent cost will be. R. Koenig stated a one -bedroom unit would be about $800 per month and a two -bedroom would be $1,000 per month. Commissioner Geinosky asked how that cost compares to rent for the Petitioner's other properties. R. Koenig stated the Petitioner's similar housing units have similar units at those same rent levels. Commissioner Geinosky commented he appreciates how the height of the proposed building is comparable to nearby properties and would not stick up significantly. Commissioner Geinosky asked if there is one laundry room for the group of units. R. Koenig stated that is correct and there will be three or four washers and dryers each for the building tenants to share. Commissioner Geinosky asked if pets would be allowed. R. Koenig stated pets would be allowed. Commissioner Geinosky asked if cable TV and internet would be available. R. Koenig stated the building would be cable -ready. Commissioner Geinosky asked what the construction schedule would be. R. Koenig stated the Petitioner will find out about its government financing sometime in the summer of 2025. He stated it will take the Petitioner about 6 months to close on the financing and there is a possibility construction may begin by the end of 2025, but more likely in early 2026. He stated construction would take about a year to complete and the building would be ready to open by early 2027. Commissioner Bacigalupo asked if there will be both garbage and recycling pickup. R. Koenig stated both will be available. 7 Commissioner Bacigalupo asked if the garbage would be on exterior of the west side of the building. R. Koenig stated the garbage collection will be on the interior of the west side of the building. Commissioner Bacigalupo asked how tenants would be able to get to the nearby amenities if the sidewalk on the property does not extend to Arlington Heights Road. J. Clark stated the Petitioner intends to extend the sidewalk to Arlington Heights Road. Commissioner Bacigalupo asked for clarification about the fire lane. R. Koenig stated the paved area to the east would be just for fire truck access. Commissioner Bacigalupo asked what material would be used for the fire lane. R. Koenig stated a pervious material would be used for the fire lane, depending on the Fire Department's approval. Commissioner Bacigalupo asked if there would be a left- and right -turn lane going onto Arlington Heights Road. R. Koenig stated it will be a right -in and right -out. M. Jablonski stated there is an access easement that will allow a left turn to access the site. S. Friedland stated there is a drive aisle on the parcel to the south of the property, which was designated as an access easement for the benefit of this parcel along with Boardwalk Street. He stated vehicles can use the drive aisle and Boardwalk Street to access Arlington Heights Road via left- and right-hand turns. Commissioner Bacigalupo asked if that is an existing easement. M. Jablonski stated it is an existing easement. Commissioner Bacigalupo asked if the cost of rent is subsidized by the government. R. Koenig stated the subsidy the Petitioner will receive is only for the development cost of the property and not for the operation or rental of the property. Commissioner Bacigalupo asked if the cost of rent will be maintained over time. R. Koenig stated the rent cost would be maintained with some minor inflation. Commissioner DeFrenza asked what the property manager will cover. R. Koenig stated the Petitioner covers leasing, upkeep and maintenance of the property, and any repairs necessary to the building and its units. He stated that the Petitioner does sometimes contract with a landscaping company. 8 Commissioner DeFrenza asked what additional cost the tenants would have besides rent. R. Koenig stated that utilities would be included in the $800 or $1,000 monthly rent and tenants would only pay the electric bill separately. Commissioner DeFrenza asked if the building would be internet accessible. R. Koenig stated internet and cable service would be at the discretion and payment of the tenant. Commissioner DeFrenza asked if it is possible for grandchildren or other family members to reside with the tenant. R. Koenig stated that all occupants must be on the lease and they must be 62 or older. He stated the leases are renewed on an annual basis and tenants undergo an extensive qualifying process including credit checks and background checks. He stated that income and occupancies are recertified at the time of lease renewal. Commissioner DeFrenza asked if there is a security deposit. R. Koenig stated there is a security deposit. Commissioner DeFrenza asked if there is transportation available for tenants. R. Koenig stated the development would be independent living, so tenants are responsible for their own transportation. Chairperson Weiner commented that the tenants could use the Elk Grove Township's transportation services or the Pace Dial -A -Ride bus service. Commissioner DeFrenza asked how many handicap parking spaces will be available. R. Koenig stated that there will be six such parking spaces. Commissioner DeFrenza asked how they will be assigned. R. Koenig stated the Petitioner will assign handicap parking spaces to those that need them and can change assignments as needed. M. Jablonski confirmed this meets ADA requirements. Commissioner DeFrenza asked how the Petitioner would handle a situation where a tenant can no longer live on their own. R. Koenig stated the Petitioner has service coordinators to help tenants find services that help them continue to be independent, but if someone needs to terminate their lease early the Petitioner works with the tenant and is reasonable in not making the tenant pay out their lease. Commissioner Morrill asked if the number of handicap accessible parking spaces is sufficient per ADA requirements. Chairperson Weiner stated the spaces meet ADA requirements. Commissioner Morrill asked if the units would be ADA accessible. R. Koenig stated that some of the units would be fully handicap accessible, while all bathrooms in the building would have the grab bars around showers and toilets. Commissioner Morrill asked if the units would come with shower seats. R. Koenig stated the Petitioner would not provide shower seats. Commissioner Morrill asked if the units would be large enough to accommodate wheelchairs. R. Koenig stated the handicap accessible units would be large enough to accommodate wheelchairs. Commissioner Morrill asked if the units would have call buttons. R. Koenig stated the units would not have built-in call buttons and they would have to be individually acquired. Commissioner Schumm asked if tenants would be able to reserve the community room. R. Koenig stated tenants would be able to use the community space for a family get together or similar event. Chairperson Weiner stated that she has no issues with the parking given that this Commission has set precedence and the Petitioner is proposing parking at a larger ratio than the previous similar petition. Commissioner Geinosky asked if the Petitioner agreed to Village staff s recommendation on the fencing type. R. Koenig stated the Petitioner agrees. Commissioner Geinosky asked if the Petitioner agreed to the Fire Department's comment about the fire hydrant. R. Koenig stated the Petitioner agrees and to all of the Village staff comments. Chairperson Weiner opened the hearing for questions and comments from the public. J. Anyfiotis (67 Hastings Avenue) stated that she is the property owner most affected by the proposal. She stated that she was initially told an 8-foot fence but is now being told it will be a 6.5-foot fence. She stated that she has been dealing with clean up and security issues on this property for seven years. She stated people have been throwing garbage over the side of the fence. She stated she is concerned about dog owners leaving refuse behind in the grass space between the public sidewalk and the proposed fire lane. She asked if there will be snowplows going through in the middle of the night. She asked if Tapalpa will be losing parking space. She asked how the Petitioner will control the number of occupants in each unit. M. Jablonski stated she is aware J. Anyfiotis spoke with a Village staff member. She stated the staff member misspoke in saying the fence would be 8 feet and that the fence is actually 6 feet and it was not an intentional misrepresentation. 10 M. Jablonski stated Tapalpa will not be losing anything and that the traffic easement is an existing agreement. J. Anyfiotis clarified that Tapalpa has its patrons park along the north side of its property. M. Jablonski stated that area does not belong to Tapalpa. J. Anyfiotis asked for clarification about the fire lane. M. Jablonski stated that it is just to provide access so a fire truck can pull in there in order to be able to access the back of the building and that no trucks would not be able to drive behind the building. J. Anyfiotis asked for clarification about the patio. M. Jablonski stated the patio would be available for tenants to use as a backyard space. J. Anyfiotis asked she cannot have an 8-foot fence on the property because she is concerned the building would block the sunlight to her garden. She stated she has the only home that is two stories tall, and all the neighboring homes are losing their sunlight and privacy in their backyard. M. Jablonski stated it would be unusual for that fence height but it is something the Plan Commission can consider. Chairperson Weiner stated an 8-foot fence height would likely impede sunlight. J. Anyfiotis stated that her gardening is over once the building is completed. Chairperson Weiner stated that is unlikely due to the way the sun shines in that area and asking for an 8-foot fence would likely make it worse, but the Plan Commission could place it as a condition on their recommendation. J. Anyfiotis stated that she has experienced people throwing garbage over her fence constantly over the last seven years and has repeatedly contacted the Police Department. Chairperson Weiner commented that while the vacant lot might attract more garbage, the proposed property would be well -maintained and would be checked on two to three times a week and would likely result in less trash. J. Anyfiotis stated the garbage issue has gone away since the former building was demolished. Chairperson Weiner stated that the garbage issue would likely not resume because there will be a well -maintained property going in. M. Villano (73 Hastings Avenue) stated he would also like an 8-foot fence to preserve privacy for the neighboring properties. M. Villano stated guest parking for the property would likely impact the neighboring businesses. Chairperson Weinger stated there is no reason to anticipate that those buildings will be affected at all according to the provided studies. 11 M. Villano asked what the construction schedule would be during the day. Chairperson Weiner stated that the permitted construction times per Village code begins at 7 a.m. during the regular workweek. RECOMMENDATION Commissioner Carlson moved to recommend approval of the following: 1. Petition to rezone the property at 750 S Arlington Heights Road from B-2 to A-2 Multi - Family, subject to the following conditions: o The fence must be constructed as a board -on -board fence with steel posts and frame, as depicted in the fencing exhibit; and o A sidewalk must be added to connect the building entrance to the public sidewalk along S Arlington Heights Road. 2. A variation from Table 4-3 and Section 4-2-0 of the Zoning Ordinance to permit a reduction in the required parking stalls from sixty-eight (68) to thirty-four (34), subject to the condition that the use of the site is required to be senior affordable housing. 3. A variation from Section 7-2-H-9 of the Zoning Ordinance to permit an increase in the permitted density from fifteen (15) to twenty-nine (29) units per acre. Commissioner DeFrenza seconded the motion. Upon voting (Weiner, Carlson, Geinosky, Rettberg, Schumm, Morill, DeFrenza, Bacigalupo, Romanski AYES), the motion carried unanimously. Item 3 : Adjournment The hearing concluded at 8:09 p.m. Respectfully submitted, Paola Garcia Senior Management Analyst C: Chairperson and Members of the Plan Commission, Mayor and Board of Trustees, Village Clerk. 12