Plat and Subdivision Committee
Regular MeetingArlington Heights, IL · February 8, 2017
Agenda
Village of Arlington Heights
Plat and Subdivision Committee
Community Room, 3rd Floor
Arlington Heights Village Hall
33 S. Arlington Heights Road
Arlington Heights, IL 60005
February 8, 2017
7:00 PM
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES
IV. REPORTS
V. OLD BUSINESS
VI. NEW BUSINESS
A. Hearts Place Apartments - 120-122 E. Boeger Dr. - T1582
Rezoning, PUD for Assisted Housing
VII. OTHER BUSINESS
VIII.ADJOURNMENT
Persons with disabilities requiring auxiliary aids or services, such as an
American Sign Language interpreter or written materials in accessible
formats, should contact David Robb, Disability Services Coordinator, at 33 S.
Arlington Heights Road, Arlington Heights, Illinois 60005, (847)368-5793
(Voice), (847)368-5980 (Fax) or drobb@vah.com.
Item: Hearts Place Apartments - 120-122 E. Boeger Dr. - T1582
Department: Planning & Community Development
Requested Action
1. A rezoning from B-1, Limited Retail Business District and B-2, General
Business District to I, Institutional.
2. A preliminary Planned Unit Development (PUD) to allow the construction of a
two story, 16 unit supportive housing development.
3. An amendment to the Village’s Comprehensive Plan to change the underlying
land use designation from Commercial to Institutional
4. Preliminary Plat of Resubdivision to consolidate the two lots into one lot.
Variations Required
1. A variation from Chapter 28, Section 5.1-8.3, Minimum Area for Zoning
District, to allow a reduction to the minimum district standard size from 2.0 to
0.93 acres.
2. A variation from Chapter 28, Section 5.1-8.1.a., Location, to waive the
requirement that property up to four acres and zoned Institutional shall have
frontage on a street classified at least as a Collector on the Arlington Heights
Thoroughfare Plan.
3. Chapter 28, Section 5.1-8.14, Minimum Distance from Building Wall to Paved
Area, to allow a reduction to the minimum distance from 25 to approximately 16
feet.
4. Other Variations may be necessary as identified when detailed plans are
received.
Recommendation
Although the Staff Development Committee continues to promote and support
affordable housing in the Village, further details from the petitioner are needed
before a formal recommendation can be rendered. The petitioner should address
the following items in their formal application to the Plan Commission.
1. Provide a written justification to support the change in zoning and land use as well
as demonstrate that said use is appropriate and suitable for the site and provides the
type of housing as identified in the 2015-2019 Consolidated Plan.
2. The applicant should provide further details on the target population of “individuals
living with disabilities” to ensure that the proposed development conforms to the
specific populations as identified within the Consolidated Plan.
3. Provide a written justification for each variation based on the following hardship
criteria outlined in the Zoning Ordinance:
The property in question cannot yield a reasonable return if permitted to be
used only under the conditions allowed by the regulations in that zone.
The plight of the owner is due to unique circumstances.
The variation, if granted, will not alter the essential character of the locality.
4. Prior to a public hearing of the Plan Commission, a neighborhood meeting shall be
held to obtain early input from adjacent property owners and residents both within
Arlington Heights and Buffalo Grove.
5 . The development shall be deed restricted so that it remains in perpetuity as an
affordable supportive housing development for those with disabilities. Market rate
units shall not be allowed.
6. Engineering plans, details and storm water detention calculations shall be required
as part of the formal review process.
7. A market assessment shall be required to demonstrate a need for this type and size
development at this location. In addition, a response to the Village’s Affordable Multi-
Family Housing Policy shall be required and shall include an assessment on; i) the
affordability of the proposed development, ii) information concerning the inclusion of
affordable units, and/or iii) other information related to the development’s
responsiveness to the Village’s Affordable Multi-Family Housing Policy.
8. Provide a detailed description on the security measures that will be provided within
the proposed facility.
9. A code compliant tree preservation and landscape plan shall be required.
10. Design Commission review shall be required prior to a formal hearing of the Plan
Commission.
11. A detailed traffic and parking study from a Certified Traffic engineer that assesses
access (location, design, and Level of Service), on-site circulation, trip generation and
distribution, parking, and impacts to public streets shall be required.
12. School, Park, and Library contributions shall be required per Village Code prior to
the issuance of a building permit.
13. These are just preliminary comments only and should not be relied upon as
identification of the only major issues. The Staff Development Committee reserves
the right to change its position on issues upon submittal of a formal application and
detailed review.
ATTACHMENTS:
Description Type
Staff Report Board or Commission Report
VB Minutes 3/7/16 Minutes
Aerial Exhibits
Plat of Survey Exhibits
Project Narrative Correspondence
Conceptual Building Elevations Exhibits
Rendering Exhibits
Site & Floor Plans Exhibits
Preliminary Engineering Exhibits
VILLAGE OF ARLINGTON HEIGHTS Temp File Number: T1582
Project Title: Hearts Place
Address: 120-122 E. Boeger Dr.
PIN: 03-08-100-053, 03-08-100-054
To: Plat and Subdivision Committee
Prepared By: Sam Hubbard
Meeting Date: February 8, 2017
Date prepared: February 3, 2017
Petitioner: Jessica Berzak
UP Development, LLC
Address: 900 W. Jackson Blvd. #2W
Chicago, IL 60607
Existing Zoning: B-1: Limited Retail
Business District, and B-2: General Business
District
SURROUNDING LAND USES
Direction Existing Zoning Existing Use Comprehensive Plan
North B-2 Popeye’s Restaurant with Drive-thru Commercial
South M-1 Multi-story light industrial/office R&D, Mfg., Warehousing
building
East Village of Buffalo Grove – Vacant land at south end of property, animal hospital on north end of property
West B-1 La Joie Day Care Commercial
Requested Action:
1. A rezoning from B-1, Limited Retail Business District and B-2, General Business District to I, Institutional
2. A preliminary Planned Unit Development (PUD) to allow the construction of a two story, 16 unit supportive housing
development.
3. An amendment to the Village’s Comprehensive Plan to change the underlying land use designation from Commercial to
Institutional
4. Preliminary Plat of Resubdivision to consolidate the two lots into one lot.
Variations Required:
1. A variation from Chapter 28, Section 5.1-8.3, Minimum Area for Zoning District, to allow a reduction to the minimum
district standard size from 2.0 to 0.93 acres.
2. A variation from Chapter 28, Section 5.1-8.1.a., Location, to waive the requirement that property up to four acres and
zoned Institutional shall have frontage on a street classified at least as a Collector on the Arlington Heights Thoroughfare
Plan.
3. Chapter 28, Section 5.1-8.14, Minimum Distance from Building Wall to Paved Area, to allow a reduction to the minimum
distance from 25 to approximately 16 feet.
4. Other Variations may be necessary as identified when detailed plans are received.
Page 1 of 5
Project Background:
The subject property consists of lots of record comprising a total of 40,435 square feet (0.93 acres). The east lot, which is currently
vacant, is zoned B-2, General Business District, while the west lot, which has an existing one-story utility building, is zoned B-1,
Limited Retail Business District.
The proposed action, if approved, would allow UP Development (the petitioner) to construct a 16-unit multi-family development that
would provide a home for families living with disabilities that are in need supportive services. All units within the building would be 2-
bedroom. The first floor would contain 7 units, as well as laundry and storage space, a community room, and two offices that can be
used to provide the supportive services to the residents. These services would be provided through a network of community-based
organizations under the coordination of the Housing Opportunity Development Corporation (HODC). The HODC would partner with
local agencies such a Thresholds, WINGS, Catholic Charities, etc. to ensure that the residents have access to the programs and
supportive services that they need to remain independent.
Proposed market rents are contemplated at $1298 per month for each apartment at Heart’s Place. This figure is contingent on the
development receiving an allocation of funds from the state, as well as project based subsidies from other sources. Rental
subsidies would ensure the tenants do not pay more than 30% of their income towards the rent. The maximum tenant contribution
for a 2BR unit is $1,026, however this figure is subject to change as the financing mix changes.
Permanent Supportive Housing (PSH) is a housing model that promotes and integrates independent affordable living with on-site
supportive services for individuals and single parent families with children. Each dwelling unit would be furnished by the developer
and would be fully equipped with bathroom, kitchen, living, and sleeping areas. The support services offered to residents would be
in areas such as case management, life & parenting skills, and employment support to assist residents in becoming self-sustaining
and contributing members of the community.
Prior History
In 2010, the petitioner, who was associated with Daveri Development Group at that time, applied for approval of PSH project on the
subject property, albeit at a different size and density (project was proposed as a 3-story building with 30 units). Multiple Variations
were required for this project, including the following:
1. A variation from Chapter 28, Section 5.1-8.3, Minimum Area for Zoning District, to allow a reduction to the minimum district
standard size from 2.0 to 0.93 acres.
2. A variation from Chapter 28, Section 5.1-8.1.a., Location, to waive the requirement that property up to four acres and zoned
Institutional shall have frontage on a street classified at least as a Collector on the Arlington Heights Thoroughfare Plan.
3. A variation from Chapter 28, Section 5.1-8.4, Minimum Lot Size to allow a reduction to the minimum lot size from 73,800 to
40,451 square feet (or an increase in the number of dwelling units from 16 to 30 units)
4. A variation from Chapter 28, Section 5.1-8.10c. to allow a 10% reduction to the minimum unit size from 550 to 495 square feet
for the Efficiency units, and from 650 to 585 square feet for the 1-Bedroom units.
5. A variation from Chapter 28, Section 5.1-8.14, Minimum Distance from Building Wall to Paved Area, to allow a reduction to the
minimum distance from 30 to 3 feet
6. A variation from Chapter 28, Section 11.4, Schedule of Required Parking, to allow a reduction to the minimum number of
parking stalls from 62 to 24 spaces (15-spaces + 9 landbanked spaces)
The Village Board did not approve the application from 2010, primarily due to concerns over the number and significance of the
requested Variations.
Variations #1 and #2 as identified above are still required for the present application, however, the need for Variations #3 and #4
have been eliminated. The Variation as identified in #5 is still required, although to a lesser degree than previously proposed. At this
point it is not certain if a parking Variation is required (see Parking section below).
Early Review
On March 17, 2016, the petitioner appeared before the Village Board for an Early Review. Minutes from this meeting are attached.
Village of Arlington Heights Consolidated Plan
The Village of Arlington Heights Consolidated Plan is a comprehensive five year planning document that identifies the overall
housing and community development needs of the Village, outlines available programs and resources, and establishes a strategy
Page 2 of 5
for prioritizing and addressing housing needs and economic opportunities for low and moderate income people within the
community. The Consolidated Plan and Annual Action Plan constitutes the Village of Arlington Heights’ application for Federal
Community Development Block Grant (CDBG) funding for housing and community development programs through the US
Department of Housing and Urban Development (HUD).
The 2015-2019 Consolidated Plan identified as a high priority a need for special housing options for persons that are non-
homeless, including housing for individuals with mental disabilities, physical disabilities, developmental disabilities, and victims of
domestic violence (among others). Specifically, the plans states that the Village “seeks to provide transitional and permanent
housing with supportive services, or supportive services alone, to enable persons with special needs who are not currently
homeless but require housing assistance to live healthily and as independently as possible in the community”.
As previously mentioned, Hearts Place is a PSH development for individuals living with disabilities. The Village’s Consolidated Plan
however focuses special housing for those with mental disabilities, physical disabilities, developmental disabilities, and victims of
domestic violence (among others). As part of the formal Plan Commission application, the applicant should provide further details
on the target population of “individuals living with disabilities” to ensure that the proposed development conforms to the specific
populations as identified within the Consolidated Plan.
Zoning and Comprehensive Plan
Based on the information provided, Staff has determined that the land use is most consistent with a Care Facility, Intermediate,
which according to Chapter 28, Section 3.2-41 of the Village of Arlington Heights Municipal Code is defined as: “A facility which
provides, on a regular basis, health-related care and services to individuals who do not require the degree of care and treatment
which a hospital or skilled nursing facility is designated to provide, but who, because of their mental or physical condition, require
care and services which can be made available to them only through institutional facilities such as these”. According to the
Permitted Use Table outlined in the Village’s Zoning Ordinance, a Care Facility, Intermediate is a permitted use in the I, Institutional
District.
To proceed forward, the Plan Commission must review and the Village Board must approve three primary zoning actions. The first
action is a rezoning from B-1 and B-2 to I, Institutional. The second action is an amendment to the Village’s Comprehensive Plan to
change the underlying land use designation from Commercial to Institutional. The last action is a Planned Unit Development, which
is required for any development in the I, Institutional District. Several variations from the zoning code have also been identified and
will be discussed throughout this report. For each variation, UP Development must provide a written justification based on the
following hardship criteria:
The property in question cannot yield a reasonable return if per mitted to be used only under the conditions allowed
by the regulations in that zone.
The plight of the owner is due to unique circumstances.
The variation, if granted, will not alter the essential character of the locality.
Site Plan
Staff has performed a preliminary review of the conceptual site plan provided by the applicant. The proposed development appears
to conform to most bulk and setback requirements, however, a final evaluation can only be performed when detailed plans are
submitted. There was one site related Variation is identified below, as well as additional landscape and utility issues.
Setbacks
The proposed building conforms to the required setbacks within the I District. However, the I, Institutional district requires a
minimum separation of 25 feet between the proposed building and any paved surface. Pursuant to the site plan, the building at its
closest point is approximately 16 feet from the new parking lot that is located to the east of the building. As a result, the following
variation has been identified:
A variation from Chapter 28, Section 5.1-8.14, Minimum Distance from Building Wall to Paved Area, to allow a
reduction to the minimum distance from 25 to 16 feet
As with the other variations that have been identified in this report, the Petitioner will need to provide a written justification prior to
Staff rendering a final recommendation.
Page 3 of 5
Landscape & Tree Preservation Issues
Staff notes that there are a number of trees around the perimeter of the site. As such the petitioner will need to provide a tree
preservation plan that identifies all of the existing trees that have a trunk caliper size that is three inches or greater. This plan must
identify each tree by common and botanical name, size, condition (good, fair, poor), disposition (preserve, relocate, remove), and
replacement value. In addition, a landscape plan will be required and needs to focus on perimeter landscaping and transitional
screening in order to enhance and screen the development from the surrounding properties. Furthermore, the outdoor
common/recreational areas need to incorporate a mixture of different plant material in order to create visual interest.
Utilities and On-Site Detention
The Public Works Department has identified a need to loop the existing water main on Boeger Drive to the east to Old Arlington
Heights Road. This loop would allow for the existing main to provide adequate fire protection for the proposed development.
Additionally, during the previous proposal, staff identified an existing 8-inch private sanitary sewer that services the adjacent
property to the north (Popeye’s Restaurant) and bi-sects the subject site. The previous development was asked to relocate the
aforementioned sewer elsewhere on site and situate it within a private utility easement, and staff expects the current proposal will
also need to relocate this sanitary sewer. In addition, on-site detention shall be required. The exact size and location will need to be
further evaluated once detailed engineering plans and detention calculations are provided as part of the formal review process.
Building Related Issues
Design Commission review and approval shall be required prior to a formal hearing of the Plan Commission. In addition, the
proposed structure must incorporate the principals outlined in the Village’s Design Guidelines, which include: the use of durable
quality materials such as face brick, the limited use of dryvit or light gauge materials, and the use of architectural details to provide a
visual interest. The building must be fully sprinklered and constructed of non-combustible materials. Lastly, as part of the building
permit review process; the Petitioner will need to pay all applicable school, park, and library contributions.
Traffic and Parking
According to Chapter 28, Section 6.12, Traffic Engineering Approval, any PUD that requires Plan Commission review is required to
provide a traffic and parking study from a Certified Traffic Engineer. This study needs to assess access (location, design, and
Level of Service), on-site circulation, trip generation and distribution, parking, and impacts to public streets.
The proposed development is indicating that a total of 33 parking spaces will be provided (25 parking spaces + 8 land-banked
parking spaces). With respect to parking, Village Code requires two parking stalls for each dwelling unit, regardless of the number
of bedrooms. As a result, the proposed 16 unit development would require a total of 32 parking stalls for residents, guests and
employees. Additionally, the two office spaces within the development will require parking at 1 space per 300 square feet of floor
area. The exact size of the office units has not been provided, therefore, if the total size of the office units are 450 square feet or
less, only one parking space will be required (for a total of 33 on-site parking spaces required). If the office units are greater than
450 square feet in total floor area, two parking spaces would be required, which would bring the total amount of on-site parking to
34 spaces, and the development would then require a one-space parking Variation or an additional on-site parking space can be
added.
Staff notes that multi-family dwellings are required to provide one loading berth at 10’ x 35’ in size if the overall square footage of
the development is greater than 10,000 square feet. One of the documents submitted by the applicant indicates that the size of the
building will be 10,218 sq. ft., which would require the provision of a loading berth. The proposed site plan does not show a loading
berth and further clarification on the building size is needed. If the loading berth is required and not provided, then a Variation must
be requested.
RECOMMENDATION
Although the Staff Development Committee continues to promote and support affordable housing in the Village, further details from
the petitioner are needed before a formal recommendation can be rendered. The petitioner should address the following items in
their formal application to the Plan Commission.
1. Provide a written justification to support the change in zoning and land use as well as demonstrate that said use is appropriate
and suitable for the site and provides the type of housing as identified in the 2015-2019 Consolidated Plan.
2. The applicant should provide further details on the target population of “individuals living with disabilities” to ensure that the
proposed development conforms to the specific populations as identified within the Consolidated Plan.
3. Provide a written justification for each variation based on the following hardship criteria outlined in the Zoning Ordinance:
Page 4 of 5
The property in question cannot yield a reasonable return if per mitted to be used only under the conditions
allowed by the regulations in that zone.
The plight of the owner is due to unique circumstances.
The variation, if granted, will not alter the essential character of the locality.
4. Prior to a public hearing of the Plan Commission, a neighborhood meeting shall be held to obtain early input from
adjacent property owners and residents both within Arlington Heights and Buffalo Grove.
5. The e development shall be deed restricted so that it remains in perpetuity as an affordable supportive housing
development for those with disabilities. Market rate units shall not be allowed.
6. Engineering plans, details and storm water detention calculations shall be required as part of the formal review process.
7. A market assessment shall be required to demonstrate a need for this type and size development at this location. In addition, a
response to the Village’s Affordable Multi-Family Housing Policy shall be required and shall include an assessment on; i) the
affordability of the proposed development, ii) information concerning the inclusion of affordable units, and/or iii) other
information related to the development’s responsiveness to the Village’s Affordable Multi-Family Housing Policy
8. Provide a detailed description on the security measures that will be provided within the proposed facility.
9. A code compliant tree preservation and landscape plan shall be required
10. Design Commission review shall be required prior to a formal hearing of the Plan Commission.
11. A detailed traffic and parking study from a Certified Traffic engineer that assesses access (location, design, and Level of
Service), on-site circulation, trip generation and distribution, parking, and impacts to public streets shall be required.
12. School, Park, and Library contributions shall be required per Village Code prior to the issuance of a building permit.
13. These are just preliminary comments only and should not be relied upon as identification of the only major issues. The Staff
Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed
review.
________________________________________ February 3, 2017
Bill Enright, Deputy Director of Planning and Community Development
Cc: Randy Recklaus, Village Manager
All Department Heads
Temp File 1582
Page 5 of 5
XVI. REPORT OF THE VILLAGE MANAGER
A. Heart' s Place - 120- 122 E. Boeger Dr. – Early Review
Mr. Recklaus said UP Development is seeking Early Review for a 16 unit development
for people living with disabilities. The site is the previously considered for Boeger Place
which was denied in 2010. Early Review does not commit the Village to approving or
denying a development proposal; it is simply an opportunity for a developer to obtain a
degree of preliminary feedback from the Board.
Trustee Tinaglia recused himself as the petitioner is a client of his on another project.
He left the meeting at this time.
Mr. Perkins said the proposal comes with two variation requests, one to rezone the
property to Institutional, the other to amend the Comprehensive Plan. Staff has
identified two variations: 1) The minimum lot size. 2) Institutional Districts less than four
acres must be located on a collector street and Boeger is a local street. Staff
recommends a neighborhood meeting early in the process to inform neighbors of their
proposal.
President Hayes asked for the rationale for the Code to require four acres for
Institutional properties. Mr. Perkins said he did not know. Typically a minimum district
size is to avoid spot zoning. It is a little unusual that the property has to be on a collector
street. The four acre requirement is per Village Code.
Michael Ezgur, attorney for the project, said this is a less dense project than the one
previously presented with 16 residential units and 33 parking spaces. It is designed to
meet or exceed the Village' s affordable housing guidelines. Heart's Place provides
permanent supportive housing for people with a variety of disabilities. Wings, Kenneth
Young Center and Alexian Brothers are partners for the Development. The developer
acknowledges a zoning change is required and that during the plan development
process, variations would need to be discussed. They agree with Staff' s analysis to
date.
President Hayes said that the proposal targets people living with disabilities. He asked
what kind of disabilities will be the target market.
Mr. Ezgar said the target residents are victims of domestic violence, also people with
mental disabilities that the Kenneth Young Center addresses. Jessica Berzac of UP
Development said there is a key difference than the previous proposal. The State' s
policy is different now and projects like these are required to be disability neutral.
However, if there is an onsite provider, then those clients are given preference. By
partnering with Wings, victims of domestic violence would be placed at the top of the
eligibility pool. Other potential residents could include those with medical disabilities like
heart failure or diabetes. President Hayes asked for clarification that people who are
subject to domestic violence are considered disabled. Ms. Berzac said yes, they are.
The selections are made via a process which includes input from County, State,
Property Manager and Service Provider representatives. Wings and The Kenneth
Young Center will be the onsite providers.\
President Hayes said he is happy to see this project is much different in terms of density
with fewer variations. He said it is something the Board can at least explore.
Trustee Rosenberg asked for clarification between on site and off site staffing. Ms.
Berzac said there will be a property manager and social service providers on site with at
least 2- 3 people on site each day. As the residents must be able to live independently
to qualify for this housing, the clients don' t need 24 hour monitoring. Trustee Rosenberg
asked if security is an issue for these clients. Ms. Berzac said the service provider
would address security. All of the units have 2 bedrooms. The lease holder must be
disabled to qualify. If there are two applicants who both qualify, then they could live
together if they request it. Residents would not be placed together.
Trustee Rosenberg asked if there were water detention issues. Mr. Perkins said water
detention would be evaluated in preliminary plans and on site detention would need to
be accommodated. This proposal has more green space that what was presented
before. Water will most likely be detained in the green areas. Staff will also evaluate
land banked parking and is already suggesting the gazebo be moved in the event that
the land bank parking becomes necessary.
Trustee Blackwood asked how residents will access transportation as there is no bus
service on Arlington Heights Road. Ms. Berzac said Pace offers van pooling, dial- a-
ride is used by many disabled people and case managers do a fair amount of driving.
Residents will get around as they do where they currently live. Trustee Blackwood
asked if there was a security a risk because the residents are victims of domestic
violence. Ms. Berzac said she didn' t have those kinds of details now; the service
provider would address this issue moving forward.
Trustee Sidor asked if the building would have security. Ms. Berzac said yes, there
would be security cameras and key fobs. There would not necessarily be a security
person on staff, but that is yet to be determined. Trustee Sidor said he was glad to see
the project again and would like to see it go through the process.\
Trustee Labedz said she is glad this is coming forward as she supported Boeger Place
while on the Plan Commission. She said the need is great. She asked if this was a
transitional program. Ms. Berzac said no. Trustee LaBedz asked if every apartment was
fully handicapped accessible. Ms. Berzac said 20% are fully accessible, the others are
fully adaptable. Trustee Labedz asked if this project was designed for families. Mr.
Berzac said yes, that is the intent.
Trustee Scaletta said he was supportive overall but wanted to understand how the
balance of people in the building will work out. Ms. Berzac said there are other
properties which have a mix of different kinds of disabled residents. The populations of
these developments have shared obstacles in society and often work together despite
their differing disabilities. Case managers will be able to work with those with
impairments as well as those with domestic violence histories.
Trustee Scaletta asked if a child has a disability, will the parent be able to live with them.
Ms. Berzac said the lease holder has to have a disability, so an adult child with a
disability cannot have parent live with them unless parent also qualifies. Two people per
bedroom are the maximum allowed. There are also limits on number of people in a unit
based on sex of children. Boy and girl children may not share a bedroom.
Trustee Scaletta asked how the building would be conducive to the current Code. Mr.
Perkins said other than Institutional Zoning, staff would have to look at the land area in
regards to density. The parking is okay. The building could be a typical apartment
building. Mr. Perkins said UP is requesting the following variations: 1) less than required
minimum district size for an Institutional District 2 acres are required and they have . 9
acres. 2) The location of Institutional District is on less than four acres and should be on
a collector street, this is a local street. They also need two zoning changes: 1) From B-
1/ B- 2 to Institutional. 2) Amend the Comprehensive Plan which calls for this property to
be commercial. Mr. Perkins said the detailed plans might bring other variations. Trustee
Scaletta said this is significantly better than what was proposed before when the unit
sizes were smaller than the Code required. The square footage for each unit is now
between 800 square ft. to 1200 square ft. when previously the units were from 495
square ft. to 585 square ft. Trustee Sidor asked if a child is the victim of domestic
violence, can the mother and child live here. Ms. Berzac said she did not know and
would investigate.
President Hayes said this is Early Review and no indicator of how the Board will vote if
the project goes through the process. Ms. Berzac asked for feedback on how to make
the process go more smoothly. President Hayes said this was a good start. He was
pleased to hear the decrease in the amount of units, the increase in the size of the units
and the decrease in the number of variations. He also appreciated the support services
provided to the residents.
Trustee Rosenberg suggested that UP have a neighborhood meeting to make sure the
neighbors understand the differences between this proposal and the previous one. He
recommended they reach out to the different groups who were engaged before.
120-122 Boeger Dr - Aerial
February 3, 2017 1:2,257
0 0.0175 0.035 0.07 mi
0 0.03 0.06 0.12 km
Village of Arlington Heights GIS
Copyright 2013
Plan
Commission
Village
of
Arlington
Heights
33
S.
Arlington
Heights
Road
Arlington
Heights,
IL
60005
Re:
PUD
proposal
for
Heart’s
Place
–
120
E
Boeger
Dr
&
5
W
Dundee
Rd
January
10,
2017
Dear
Members
of
the
Plan
Commission,
Please
accept
the
enclosed
materials
as
our
submittal
for
a
PUD
proposal
for
the
Heart’s
Place
development,
to
be
located
on
the
adjoining
lots
at
120
E
Boeger
Dr
(PIN
030810054)
and
5
W
Dundee
Rd
(PIN
0308100053).
Heart’s
Place
will
be
a
16-‐unit,
Permanent
Supportive
Housing
apartment
building
for
people
living
with
disabilities
and
in
need
of
supportive
services,
developed
using
funds
from
the
Illinois
Housing
Development
Authority.
As
you
know,
the
Village
Board
denied
the
requested
variances
for
an
earlier
version
of
this
project
in
2010.
We
have
since
redesigned
the
proposal
to
be
more
in
keeping
with
the
Village’s
goals,
reducing
its
size
and
updating
key
features.
Thank
you
for
this
opportunity
to
bring
much-‐needed
affordable
and
supportive
housing
to
Arlington
Heights.
We
look
forward
to
receiving
your
comments
and
answering
any
questions
that
may
be
pending
about
the
project.
Sincerely,
Jessica
H.
Berzac
Vice
President
UP
Development,
LLC
Heart’s
Place
–
Arlington
Heights,
IL
Heart's
Place
will
be
a
new
construction
apartment
building
at
120
&
122
E.
Boeger
Drive
in
Arlington
Heights,
IL.
This
is
the
same
site
as
the
previously
IHDA-‐approved
Boeger
Place
(2010
LIHTC
Award),
which
was
denied
by
the
Village
Board
due
to
requested
variances,
specifically
for
parking
reductions
and
increased
density.
Now
re-‐designed
as
a
small,
family
permanent
supportive
housing
development,
Heart's
Place
will
be
a
16-‐unit
apartment
building
targeted
towards
people
living
with
disabilities
and
needing
access
to
services.
The
first
floor
will
be
a
mixture
of
ancillary
residential
spaces
including
offices,
laundry
and
a
community
room.
The
unit
mix
will
include
2
bedroom
apartments
of
various
sizes
and
targeted
to
different
referral
lists,
all
qualified
as
supportive
households.
The
Project
site
has
been
vacant
for
many
years,
is
located
in
a
well-‐established
mixed-‐use
area
and
is
conveniently
located
near
many
public
and
private
amenities.
The
surrounding
area
incorporates
multi-‐family
developments,
commercial
uses,
recreational
areas
and
public
schools
along
West
Dundee
Road,
a
major
roadway
in
the
area.
Additional
amenities
within
walking
distance
include
retail
stores,
restaurants,
a
bank,
and
a
pharmacy,
in
addition
to
parks,
schools,
and
healthcare
facilities.
Arlington
Heights
offers
many
opportunities
for
employment
in
multiple
sectors
likely
to
have
wages
consistent
with
affordable
housing,
such
as
retail,
service,
manufacturing,
and
hospitality.
Heart’s
Place
residents
will
have
access
to
a
full
spectrum
of
supportive
services,
including
case
management,
life
&
parenting
skills,
and
employment
support,
that
are
individually
tailored
to
their
needs
and
designed
to
encourage
independent
living.
Services
will
be
offered
through
a
network
of
community-‐based
service
providers
under
the
coordination
of
the
Housing
Opportunity
Development
Corporation
(“HODC”).
HODC
has
many
years
of
experience
partnering
with
supportive
services
agencies
throughout
the
north
and
northwest
suburbs
including
Thresholds,
WINGS,
Catholic
Charities,
CEDA
Northwest,
Center
of
Concern,
Journeys,
Kenneth
Young
Center,
Alexian
Brothers,
TLS
for
Veterans,
Access
Living
and
others.
HODC
has
a
reciprocal
relationship
with
many
of
these
agencies
for
tenant
referrals
and
the
provision
of
on-‐site
services
for
residents
at
its
residential
developments,
which
ensures
that
residents
have
access
to
the
programs
and
services
they
need
to
remain
independent.
This
project
is
a
strong
candidate
for
IHDA’s
new
Permanent
Supportive
Housing
Development
Program,
a
new
program
created
to
fund
small
supportive
housing
projects
that
are
not
a
good
fit
for
Tax
Credit
funding.
This
new
program
recognizes
the
realities
and
needs
of
communities
such
as
Arlington
Heights,
where
there
is
a
serious
deficit
of
supportive
housing
but
the
development
size
is
limited
by
the
largely
built-‐out
nature
of
the
community.
Heart’s
Place
was
thus
carefully
re-‐designed
to
meet
the
state’s
requirements,
the
goals
of
the
Arlington
Heights
community,
and
the
needs
of
the
vulnerable
populations
it
will
serve.
ERIKSSON
ENGINEERING
PAVING & SURFACE ASSOCIATES, LTD.
LEGEND LEGEND 145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
Professional Design Firm
2 STORY RESIDENTIAL BUILDING
License No. 184-003220
Expires: 04/30/2017
HEART'S PLACE
SURVEY PROVIDED BY:
PROJECT BENCHMARKS
&
Reserved for Seal:
GENERAL NOTES
Expiration Date:
No. Date Description
C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2016
Design By: Date:
Approved By: Project No.
Sheet Title:
PRELIMINARY
ENGINEERING
PLAN
Sheet No:
CX001