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Home My WebLink AboutPLAN COMMISSION - 06/07/1995 - NW HOUSING PARTNERSHIP ELK GROVE VILLAGE Plan Commission Minutes June 7, 1995 8:00 p.m. Present F. Geinosky, Chairman C. Henrici J. Meyers D. Paliganoff C. Prochno Absent: P. Ayers P. Feichter R. Guzzardi J. McAllister Staff: S. Niehaus, Administrative Assistant S. Trudan, Plan Reviewer Petitioners: Andy Aulde, Shelter Development Eileen Andrews, North West Housing Partnership Item A: North West Housing Partnership Text Amendment and Special Use Permit Chairman Geinosky read th= legal notice and opened the public hearing at 8:02 p.m. Commissioner Paliganoff moved and Commissioner Prochno seconded the motion to nominate Commissioner Meyers as Acting Secretary. Upon voting the motion carried unanimously. Secretary Meyers swore in the petitioners. Andrews provided the Plan Commission with the history of the North West Housing Partnership (NWHPj and explained how the agency came to seek the senior housing development in Elk Grove. Aulde stated that Shelter Development was a private company that specialized in developing multi-family housing. Aulde stated that Shelter Development owns and manages over 4,500 multi-family housing units nationwide and has concentrated their efforts on senior housing units for the past seven years. Aulde stated that a market: analysis had been performed on the proposed site which revealed that there are approximately 65, 000 households within a 5 mile radius of the site of which 23, 000 were owned by senior citizens (354) . Aulde stated that 5, 000 of the 23, 000 senior citizen owned homes were: occupied by people that fell within the income range required for the proposed development (224) . Aulde stated that the proposed development would be 1 building with 3 stories on a 2.7 acre parcel located at 912 Landmeier Road. The development would include 80 units which range in size from 600 to 700 square feet. Each unit will contain one bedroom. The average price of each unit will range from $430 to $475 per month depending on the size. All units will be marketed towards people over 55 years old with an annual income between $12, 000 and $25,000 dollars. The total cost of the project will be approximately 5.6 million dollars. Parking will be provided at the rate of one space per unit (80 spaces) . in addition, Aulde stated that they will be willing to provide "reserved" parking spaces (9 feet wide) for individuals who are not handicapped but have difficulty walking. This commitment is also noted on the site plan. The building will also have an elevator and each room will be handicapped accessible. Additional amenities which will be provided at the facility include the following: on-site management/social worker, entry security, on-site laundry, community room/library, public rest rooms, emergency pull cords in kitchen/bath, grab bars in bathroom, planned activities, and periodic health and beauty care. Aulde also stated that the entire property would have landscaping and seating on the property which would promote spending time outdoors. Aulde stated that approximately 90 neighboring residents were invited to attend an informational meeting to gauge community support/ opposition. A total of 3 people attended none of which voiced opposition. The property owner for the apartment building next door was also contacted. He voiced no objection. Aulde reviewed the staff comments provided in response to the revised site plan. He stated that all comments would be complied with and sent to staff for final review and approval. Commissioner Henrici questioned the convenience level which residents of the facility would have as far as access to shopping and public facilities. Andrews stated that they were prepared to contact numerous public transportation agencies, including Dial-A-Ride, to arrange for convenient access to shopping and other public facilities. Andrews also stated that doctors and hairdressers would make periodic visits to the facility. Aulde also stated that senior housing facilities traditionally have a good network for ride-sharing/car pooling. commissioner Henrici questioned the exact size of the property. Niehaus stated that he would have staff verify the site plans to confirm that it was 2.7 acres. Commissioner Prochno questioned what would happen if there were not enough parking spaces. Aulde stated that traditionally only 1/2 of their senior tenants owned cars and therefore he did not expect parking to be an issue. Commissioner Paliganoff questioned as to how the project was being financed. Aulde stated that t.ae managing partners of the development would be NWHP and Shelter Development. Some funds would also be received from an equity fund waich would become a limited partner in the development. The majority of funding is being supplied by loans from Cook County and the State of Illinois as well as a private loan. Commissioner Paliganoff stated that he was also concerned about the transportation and accessi:Dility of the residents. Aulde stated that their previous developments have succeeded in large part due to the assistance of the on-site manager who helps to schedule group trips and car pooling similar to a social director. Commissioner Paliganoff questioned the period of the lease and the security deposit. Aulde stated that all leases are 1 year with a standard security deposit. Commissioner Paliganoff questioned as to the possibility of the development failing to lease successfully. Aulde stated that their market study shows that there should be sufficient interest in the area. In addition, Aulde stated that they usually experience a turnover of 10-12 percent a year whereas most complexes have a turnover rate in excess of 30 percent. Chairman Geinosky questioned if there had been much interest to date. Andrews stated that NWHP had received several calls from residents expressing interest in renting units. Chairman Geinosky questioned if Shelter Development was a general partner in the development. Aulde confirmed that Shelter Development would be a general partner. Chairman Geinosky questioned as to the petitioners chances of receiving the required funding. Aulde stated that their chances of receiving funding were good and would be improved if they were able to gain Plan Commission and Village Board approval by early July. Chairman Geinosky questioned the construction time line for the project. Aulde stated that construction would probably begin in early 1996 and last approximately 9 months. Chairman Geinosky questioned if any licensing would be required for the facility. Niehaus sta-=ed that no license would be required since the petitioners were not providing nursing or food services. Commissioner Meyers expressed concern over the fact that there was only 1 elevator for 80 units and asked if the Village had any requirements regulating elevators. Trudan stated that the only elevator requirements the Village had pertained to accessibility not per unit calculations. Aulde added that they had not experienced any problems in buildings with 100 units and only one elevator. Chairman Geinosky opened the meeting to comments from the audience at 8:45 p.m. Angie Foster, 912 Ridge Square, and John Hermanson, 525 Bianco Drive, requested the petitioners to describe the units. Aulde presented them with photos of the units and described the amenities of the facility. Chairman Geinosky questioned if the units were furnished. Aulde stated that they were not. Chairman Geinosky closed the Public Hearing at 8:50 p.m. Commissioner Meyers questioned if Elk Grove Village residents would receive preference in leasing units. Aulde stated that it would be illegal to discriminate in favor of Elk Grove Village residents but they would be targeting Village residents in the senior center, library, etc. No ads would be placed in the major newspapers. Commissioner Henrici moved and Commissioner Meyers seconded the motion to recommend approval of the text amendment to the zoning Ordinance to allow independent senior housing as a special use in an A-2 district as presented by the petitioners. Upon voting, the motion carried unanimously (Geinosky, Henrici, Meyers, Paliganoff, Prochno AYES, Ayers, Feichter, GUzzardi, McAllister ABSENT) . Commissioner Henrici moved and Commissioner Meyers seconded the motion to recommend approval of a Special Use Permit for an independent senior housing facility in an A-2 zoned district subject to the following: that language requiring the petitioners to install additional handicapped/reserved spaces as needed to reasonably accommodate residents be incorporated into the Special Use Permit; and - staff approval of the final engineering plan. Upon voting, the motion carried unanimously. The meeting adjourned at 9:10 p.m. Respectfully Submitted, Scott R. Niehaus Administrative Assistant SRN/el C: Chairman and Members of Plan Commission, President and Board of Trustees, village Clerk, Village Manager, Assistant village Manager, Administrative Assistant, Administrative Intern, Director of Engineering/Community Development, Director of Public Works, Fire Chief, Deputy Fire Chief (2) , Assistant Fire chief, village Attorney, Chairman and Members of ZBR