City of Highland Park Housing Commission met Dec. 5.
Here is the minutes provided by the commission:
CALL TO ORDER
At 6:30 p.m., Vice Chair Arnold called the regular meeting of the Highland Park Housing Commission, Peers
Housing Association, Ravinia Housing Association, Walnut Housing Association, and the Sunset Woods
Association to order. Each of the Commissioners also serves as Directors of each of the Housing Associations. Vice Chair Arnold asked Staff to call the roll.
ROLL CALL
Commissioners Present: Vice Chair Arnold, Commissioners Abreu, Adler, Berkun, Bernstein, & Saret
Commissioners Absent: Chairman Ross
Councilwoman Present: Holleman
Student Rep Present: Goldin
Staff declared that a quorum was present.
Staff Present: Later
Guests Present: Mark Muller, Fulton Developers
Andrew Yule, Albion
Cal Bernstein/Samuels & Bernstein
Keith Jacobs, The Jacobs Companies
Robert Wasserman, The Jacobs Companies
Joey Caras, Albion
Also Present: Cerabona
BUSINESS FROM THE PUBLIC
There was no Business from the Public.
APPROVAL OF MINUTES
Regular meeting of the Housing Commission – November 7, 2018
Commissioner Adler moved to approve the November 7, 2018 meeting minutes. Commissioner Abreu seconded the motion.
On a roll call vote:
Voting Yea: Vice Chair Arnold, Commissioners Abreu, Adler, Berkun, & Bernstein
Voting Nay: None
Abstain: Saret
Vice Chair Arnold declared that the motion passed unanimously.
Closed Session meeting of the Housing Commission – November 7, 2018
Commissioner Abreu moved to approve the November 7, 2018, meeting minutes. Commissioner Adler seconded the motion.
On a roll call vote:
Voting Yea: Vice Chair Arnold, Commissioners Abreu, Adler, Berkun, & Bernstein Voting Nay: None
Abstain: Saret
Vice Chair Arnold declared that the motion passed unanimously.
SCHEDULED BUSINESS
1. Items for Omnibus Vote Consideration • Payment of Invoices
o CCDS $41,960.00
Senior Planner Later advised there is one invoice for Peers’ window project. She stated all of the remaining work would be completed before the last check is issued. Commissioner Adler asked when they are wrapping up. Senior Planner Later replied -- by month end. Vice Chair Arnold asked if the work is able to be completed in this weather. Senior Planner Later advised they have completed all of the residential units.
Commissioner Bernstein moved to approve this payment and it be issued upon completion of the work. Commissioner Berkun seconded the motion.
On a roll call vote:
Voting Yea: Vice Chair Arnold, Commissioners Abreu, Adler, Berkun, Bernstein, & Saret Voting Nay: None
Vice Chair Arnold declared that the motion passed unanimously. • Ratification of Payments
Senior Planner Later advised nothing is outstanding.
2. 815 Laurel Amendment
Senior Planner Later advised this project was initially approved in 2014. The number of total units in Phase II will be reduced to 20 units and will be condominiums now rather than rental. This is a minor amendment to the PUD. The Housing Commission is requested to review and make a recommendation.
Petitioner Mark Muller, Fulton Developers, advised it was decided to have less units as the condo units will be larger. Revised configurations were shared - there are no studios or 3-bedrooms.
Commissioner Abreu asked if the City was aware of this change. Senior Planner Later advised the applicant had advised the City of this possible change earlier.
Commissioner Saret asked how the affordable units will be priced. Mr. Muller stated he will abide by the City’s provisions.
Commissioner Abreu moved to recommend approval to City Council of the change to 3 affordable units from 4 affordable units and rental to condo. Commissioner Adler seconded the motion.
On a roll call vote:
Voting Yea: Vice Chair Arnold, Commissioners Abreu, Adler, Berkun, Bernstein, & Saret Voting Nay: None
Vice Chair Arnold declared that the motion passed unanimously.
3. Albion at Highland Park – Preliminary Approval Senior Planner Later briefly reviewed the proposal.
Petitioner Andrew Yule, Albion, advised the details of their Affordable Housing component are just beginning. He discussed the 5 points noted on the memo – unit count, unit sizes, unit AMI breakout, marketing plan, and inclusionary-unit location.
17 affordable units on site
Request to buy out 12 units
Will be compliant with items 2-5
3 unit plans will be shared via PPT (Evanston models)
Would like more time regarding code issues
Will be compliant with Marketing Plan
Wish to talk through inclusionary program
Senior Planner Later advised that the proposed Marketing Plan is different from the City program policies. She noted a waitlist is maintained by CPAH for all Highland Park inclusionary units. Income eligibility comes into play, etc. It was stated the process is outlined on the Inclusionary Plan.
Ms. Later advised the applicant could conduct other background checks and may refuse tenants based on those results.
Senior Planner Later explained the rents, with the AMI percentage average. Discussion took place regarding various scenarios. She stated having all units at the AMI average for a specific tier is the easiest way to maintain compliance.
Approved January 9, 2019
Mr. Yule explained incidental expenses for tenant (utilities, etc.). Senior Planner Later referred him to the City’s web site regarding allowances. He asked what else should be included in the Marketing Plan. Senior Planner Later stated – the pricing of all units.
Senior Planner Later conveyed this would be a long-term partnership.
Mr. Yule asked if CPAH conducts renewals. Senior Planner Later advised – yes. AMI was further discussed.
Vice Chair Arnold asked and Mr. Yule responded that his company is funding this project. NO HUD or IHDA funds will be used. She stated inclusionary units should be distributed (not clustered, etc.).
Mr. Bernstein stated this is a new opportunity for Highland Park for all tenants due to the level of amenities and services provided.
Mr. Yule advised, for Affordable Units:
Unit finishes will be the same or similar in quality as the market rate units
Full amenities will be available to all residents
o Indoor parking o Outdoor pool o Grill areas
o Bocce ball
o Concierge
o Trash chutes
o Elevator building
o Package handling
o Dog-walking services o Etc.
Units are $350,000+ to construct
Pricing is estimated to be:
o Studio market rent at $1,500
o 1-bedroom at $2,200-$2,300
o 2-bedroom at $2,800-$4,000
Mr. Yule asked how HUD income levels per year has increased in the past 3 years. Senior Planner Later responded that HUD’s web site has annual income levels; she will forward the links to him.
In summary, Mr. Yule stated he is asking for relief in reducing the 2-bedroom AMI requirements. He noted the value becomes greatly reduced at the lower AMI levels. Mr. Bernstein stated they are asking for a continuance for unit AMI breakout discussion. Senior Planner Later advised the inclusionary units are for workforce development housing.
Student Representative Goldin departed at 7:10 p.m.
Commissioner Saret asked if CPAH has a monitored demand. Senior Planner Later stated 1-bedrooms are quick to rent, 2-bedrooms are a little more difficult. Mr. Yule stated millennials and empty nesters are a target market. Vice Chair Arnold asked if a market study was conducted regarding the target tenant. Mr. Yule advised there was, and he can share the results. She suggested they also speak with CPAH staff. Mr. Yule stated trends show that tenants stay longer than what’s predicted. He shared that after speaking with CPAH staff, the mix of units may be revised. Ms. Later said she would facilitate a meeting between Albion, herself, and CPAH. Mr. Yule said he has an inclusionary housing staff person and she would attend the meeting. Ms. Later said she would follow up with Mr. Yule and his staff person on available dates.
Commissioner Adler asked about a timeframe. Mr. Yule stated permits should be obtained in March, 2019. Opening is slated for Q3, 2019.
Vice Chair Arnold reminded of updated accessibility codes; showers, grab bars were discussed. Type A&B units were referenced.
Mr. Yule showed a brief PowerPoint presentation showing 3 unit types that are currently at Sherman & Lake in Evanston:
Studio 450 sq. ft.
1-bedroom 750 sq. ft. (1 bath)
2-bedroom 975-1,200 sq. ft. (2 baths)
Amenities were discussed – gas ranges, dishwashers, walk-in closet, individual heating and air- conditioning controls; some units may have balconies. Renderings were displayed. Mr. Yule noted these floor plans would be used in Highland Park.
Senior Planner Later asked what a conversion is vs. a studio. Mr. Yule advised a fake wall could be made to hide the bedroom in a conversion.
Vice Chair Arnold asked that Petitioner return with revisions at the next, January 9, 2019, HC meeting. Mr. Yule concurred. He advised he has an inclusionary housing planner on site. Mr. Bernstein stated the PDC voted 7-0 last night, and this project would be presented to City Council in January for preliminary approval. Senior Planner Later reiterated she is available as a resource for questions and can arrange a meeting with CPAH staff.
4. Peers, Walnut, Ravinia, and Sunset Woods Associations
• Consideration of Management Reports for Peers, Walnut, and Ravinia
Senior Planner Later referenced Evergreen’s memo. She stated the Peers’ project is winding down. There is just one unit where the window still needs replacing due to illness of the tenant. Senior Planner Later shared this was a good partnership with the contractor (CCDS).
• Housing Trust Fund Financials
Senior Planner Later advised nothing is outstanding.
• Sunset Woods’ Financials
Senior Planner Later advised nothing is outstanding.
• Other Association Business
Commissioner Bernstein asked if there is any update from Corporation Counsel Passman. Senior Planner Later advised he is reviewing; nothing to report at this time.
EXECUTIVE SESSION
There was no Executive Session.
OTHER BUSINESS
Commissioner Berkun shared his concerns regarding the proposed project and marketing plan. Councilwoman Holleman stated the Petitioner has been working with neighbors, etc. She believes they wanted to create a dialogue with members of the HC. She and Senior Planner Later explained how Petitioner has met with Staff, has had to reduce footprint, etc. Senior Planner Later reminded that Petitioner would continue to work with the HC regarding inclusionary units over the long run and that they wanted to introduce themselves to the HC.
Commissioner Saret raised the issue of parking. Senior Planner Later said that will be part of their plans review.
Councilwoman Holleman explained why the Petitioner is requesting variances. She stated interest rates could escalate; Petitioner could pull out. Councilwoman Holleman is interested in what CPAH staff has to say.
Commissioner Adler asked if tenants would pay association fees. Some Commissioners replied these are rental units. Taxes were briefly discussed.
ADJOURNMENT
Commissioner Bernstein moved to adjourn the meeting at 7:58 p.m. Commissioner Saret seconded the motion.
On a roll call vote
Voting Yea: Vice Chair Arnold, Commissioners Abreu, Adler, Berkun, Bernstein, & Saret Voting
Nay: None
Vice Chair Arnold declared that the motion passed unanimously.
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