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Home My WebLink AboutMinutes - 4/30/2013 - Community Development Committee SPECIAL COMMUNITY DEVELOPMENT COMMITTEE MEETING � Tuesday,April 30, 2013 Aldermen's Conference Room, 7:00 p.m. In Attendance: Committee Members: Chairman Alderman Condon, Alderman Peterson ;�nd Alderman Santi. Absent: None. Also in Attendance: Deputy City Administr;itor Martin and City Clerk Jones. Also in att�ndance: Charles "Chip"Eldredge III, Banner Apartments, LLC Chris Hooker, Banner Apartments, LLC Chairman.Alderman Condon called the meeting to order at 7:02 pm Public Input Session No one signed in for Public Input Session. Discussion Re�arding Conceptual Plan Review of Proposed McHenry Familv Apartment Comnlex Deputy City Administrator Martin explained that Staff has met with representatives of Banner Apartments, LLC regarding a conceptual plan for McHenry Family Apartments. Discussed was a development, which includes three affordable multi-family apartment buildings. Banner Apartments would be applying to the Illinois Housing Authority for tax credits to complete the project. Fifty-six of the dwelling units (80% of the development) would be rented to persons earning 60% of the average median income ("AMI") and 14 of the dwelling `' units (20% of the development) would be supportive housing. Deputy City Administrator Martin noted that the AMI for the City of McHenry is approximately$65,000. Persons living in supportive housing units would receive assistance and services most likely from the Pioneer Center. Banner Apartments intends to collaborate with the Pioneer Center to supply these supporting housing services. Deputy City Administrator Martin reiterated that Banner Apartments presented a concept development for the southeast corner of Illinois Route 120 and Crystal Lake Road (formerly Portable Tool). The project was considered at a Community Development meeting held on November 21, 2006. That project was similar to the current proposal, in that the housing to be provided was going to be affordable, with a percentage reserved for people with special needs. Major concern expressed at that time regarding the redevelopment included: • Appearance of fa�ade on first floor; • Providing additional landscaping and open space; • High density,height and mass of the building along Crystal Lake Road; and • Configuration of the proposed buildings on the site. This project did not move forward following the initial Community Development Committee meeting. The current subject property is located immediately west of the Colonial Funeral Home. The property is zoned I-1 Industrial and designated Medium-Density Residential (4-9 dwelling `' units/gross acre) in the Comprehensive Plan. To the north of the site is vacant land, to the Community Development Committee Meeting Apri130, 2013 Page 2 � south is Centegra Hospital and Inland Business Park, to the east are miscellaneous industrial uses and t�� the west is Colonial Funeral Home. The property consists of approximately 7.75 acres with frontage along Bull Valley Road and Ridgeview Drive. Proposed are two 24- dwelling unit buildings and one 22-unit building. The buildings are three stories, a total of 70 dwelling units are proposed: • 22-one bedroom units; • 12-two bedroom units; and • 36-three bedroom units. The proposed apartment land use is located in close proximity to large employment centers including: • Centegra Hospital; � Inland Business park; • Tonyan Industrial Park; and • McHenry Corporate Center. The project is intended to provide housing for manufacturing workers and others who are unable to afford to purchase a home or rent at market rate. Typically, a higher density land use of this type is ideally situated on or close to a major arterial roadway, in proximity of transit and within a short driving distance of retail ad major centers of employment. �. Deputy City Administrator Martin stated that preliminary Staff analysis includes: • Exterior appearance of the residential buildings should be architecturally pleasing; • The subject property would need to be rezoned to accommodate the apartment land use; • Buildings are required to consist of 70%brick/masonry; • Right-of-way dedication of approximately 10' along Bull Valley Road should be required; • Look into primary access drive and offset with the northern access driveway to the funeral home; • Provide pedestrian connection to future commercial development; • Consideration should be given for additional playground/recreational equipment; • Work with Police Department on Crime Free Multi-Housing Program; • Research groundwater levels (may be higher in this area); • Verify sewer line location (looks like it runs within the property boundaries north- south); • Water line runs along east side of Ridgeview Drive; • Will need to plan for stormwater detention; • Multiple buildings on one lot will need to be addressed through zoning or subdivision; • Consider reorienting buildings to courtyard-style layout, with large common open space and parking behind buildings; • Consider relating parking behind the southernmost building; � � Bike path construction along Ridgeview Drive frontage; and • Integrated Design District("IDD")zoning may be appropriate for this site. Community Development Committee Meeting Apri130, 2013 Page 3 � The applicant is seeking general comments and input from the Committee regarding the apartment :and use at this location, as well as the Committee's opinion regarding the general site layout and proposed density. Mr. Chris }�ooker provided the Committee with a development overview, which included the preliminar}� site plan, development program and amenities. He explained the tax credit development process, timelines and requirements. Funding for the $18.9 million project would consist of $13.7 million in Tax Credit Equity, a $2.3 million loan, an approximate $400,000 DCEO Grant and $400,000 DDF. Mr. Hooker indicated Banner Apartments appreciation to the Committee for scheduling a special meeting, due to time constraints imposed by the tax credit development criteria. He stated that Banner Apartments is a fully integrated real estate operating company based in Northbrook, Illinois that focuses on the acquisition, management and development of multi- family properties in select Midwest and Sun Belt markets. Founded in 1980, Banner has acquired and operated 40 multi-family properties totaling over 8,300 units. The current portfolio consists of over 8,500 units, valued at approximately $500 million. Banner Apartments, LLC has rehabbed over 70% of its portfolio, with total construction costs of approximately $50 million, using tax credits, tax-exempt bonds and other financing mechanisms available from HUD and state HFAs. � Alderman Peterson opined he is pleased the project is collaborating with Pioneer Center, who is known throughout the community as a good neighbor. Chairman Alderman Condon stated that as a council member she wants to be certain that Pioneer Center is taking care of their due diligence. Alderman Santi inquired about whether Banner Apartments, LLC has an agreement with Pioneer Center. Mr. Hooker assured the Committee that a Memo of Understanding is to be drawn up between the two parties. Responding to Alderman Santi's concerns regarding security at the facility, Mr. Hooker stated that Banner Apartments supports the Crime Free Multi-Housing Program. Responding to an inquiry from the Committee, Mr. Hooker indicated that Banner Aparhnents provides management on site. Chairman Alderman Condon stated she is comfortable with the location proposed by applicant and inquired about the applicants' feelings regarding Staff's preliminary analysis. Mr. Hooker stated he is an engineer, by training, and is familiar with the requirements proposed by Staff. He is comfortable with the preliminary analysis and recommendations by Staff. � Deputy City Administration Martin stated that if the project has the support of the Committee the next step is the Planning and Zoning Commission. Mr. Hooker indicated prior to Community Development Committee Meeting Apri130, 2013 Page 4 � proceeding further with the project, he would like to be confident that he has a recommen�iation from the Community Development Committee. Chairman Alderman Condon stressed that the Community Development Committee consists of only three of the seven Aldermen. Chairman Alderman Condon requested that everyone keep in mind that the project is in the very preliminary stages, however; she opined there is a need for th is type of housing in the County and she is willing to support a recommendation for the project to move forward. Alderman Santi stated he is comfortable with the project. Motion by Santi, seconded by Peterson recommending that the project proceed and move forward with a presentation to the Planning and Zoning Commission Aye: Condon, Santi, Peterson Nay: None. Absent: None. Motion carried. Chairman Alderman Condon stated that the next regular Community Development Committee meeting is scheduled on Tuesday, May 14, 2013 at 7:30 pm in the Alderman Conference Room. � Adiournment Motion by Santi, seconded by Peterson to adjourn the meeting at 8:15 p.m. Aye: Condon, Santi, Peterson Nay: None. Absent: None. Motion carried. Respectfully submitted, �� Geri Condon, Chairman �