City of Highland Park Housing Commission met June 3.
Here is the minutes provided by the commission:
CALL TO ORDER
At 6:34 p.m., Chairman Ross called a meeting via remote access 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. Chairman Ross read an introduction for remote meeting procedures. He asked Staff to call the roll.
ROLL CALL
Commissioners Remotely: Chairman Ross; Commissioners Abreu Adler, Berkun, Bernstein, Paushter, & Tapia
Councilwoman Remotely: Holleman
Student Rep Absent: Hozmann
Staff declared that a quorum was present.
Guests Present Remotely: Andrew Yule, Deirdre Clein/Albion Development Cal Bernstein, Attorney/Samuels & Bernstein
Staff Remotely: Fontane, Later
BUSINESS FROM THE PUBLIC
There was no Business from the Public
APPROVAL OF MINUTES
Regular meeting of the Housing Commission – May 6, 2020
Commissioner Berkun moved to approve, Commissioner Paushter second. On a roll call vote Voting Yea: Chairman Ross; Commissioners Abreu, Adler, Berkun, Bernstein, Paushter, & Tapia Voting Nay: None
Commissioner Ross declared that the motion passed unanimously.
SCHEDULED BUSINESS
1. Items for Omnibus Vote Consideration
• Payment of Invoices
• Ratification of Payments
Senior Planner Later referred to Page 12 and advised a payment was made from Peers to Chicago Title Land Trust Company for $320.00. Chairman Ross reminded that Peers is held in a land trust.
Commissioner Abreu moved to ratify payment of $320.00 to Chicago Title Land Trust Company for Peers Housing Association. Commissioner Pauschter seconded the motion.
On a roll call vote
Voting Yea: Chairman Ross; Commissioners Abreu, Adler, Berkun, Bernstein, Paushter, & Tapia
Voting Nay: None
Commissioner Ross declared that the motion passed unanimously.
2. Peers, Walnut, Ravinia, and Sunset Woods Associations
• Consideration of Management Reports for Peers, Walnut, and Ravinia
o Peers
Commissioner Bernstein asked about a renting expense for $677. Senior Planner Later advised she would review same.
Commissioner Abreu asked about fixed assets line item. Senior Planner Later stated this might have been an elevator charge and will review same.
Chairman Ross inquired if capital requests from reserves have been submitted. Senior Planner Later stated she would ask ERES.
Commissioner Paushter asked about capital expenditures. He referred to Page 27 where there is a $114,000 expense with a budget of zero. Commissioner Pauschter asked what the major expenditure is. Chairman Ross stated it must be the elevator and referred to Page 39. Chairman Ross suggested large capital expenditures be noted in the budget.
Chairman Ross asked about an $8,000 employee expense for maintenance staff. Senior Planner Later referred to Page 113 and explained same. She noted this was categorized in a wrong line item and covered two months of a maintenance-worker fee. This was originally included in the Walnut budget; then was split among the three properties. Chairman Ross stated he would like to see where the weekly cleaning is. He said there was a $13,000 charge that was not budgeted. Commissioner Pauschter suggested this may be the temporary worker; weekend cleaning staff.
Chairman Ross referred to repairs’ payroll (maintenance). He asked where the salary is. Senior Planner Later replied the maintenance worker recently retired. She stated she would obtain information about maintenance payroll and provide this at the next meeting.
o Walnut
Commissioner Bernstein asked about the grant money cited in the report. Senior Planner Later stated this is the HUD grant for the Social Services Coordinator.
• Housing Trust Fund Financials
April HTF financials were not provided this month.
• Sunset Woods’ Financials
Senior Planner Later advised nothing is outstanding.
• Other Association Business
Senior Planner Later advised nothing is outstanding.
OLD BUSINESS
Commissioner Abreu recused himself at 6:54 p.m. due to a conflict with consideration of the Albion project and his work.
• Albion at Elm Inclusionary Housing Plan – Preliminary Approval and Findings of Fact
Director Fontane gave a presentation and explained the following:
o Summary of Consideration
o Distribution of Affordable Units
o Floor Plans were shown
o Departures
▪ By unit Type
▪ Affordability
Director Fontane explained the affordability ratios for the affordable projects that have an affordable housing component. Ross agreed and commented that if you go up to higher counts the average AMI varies and so far, it has not gone above 70%. Director Fontane also noted as numbers go up, they will get closer to 70%. Discussion took place.
o Albion Presentation
Petitioners Andrew Yule, Deirdre Clein, and Cal Bernstein were introduced. Mr. Bernstein thanked everyone and stated the previous night, the Plan and Design Commission voted to recommend this proposal to City Council. He stated the applicant is following the two approval phase process as stated in the Code: tonight’s Preliminary approval and Final Approval at a later date.
Mr. Bernstein stated the affordable units have the same fixtures and access to amenities as the market rate units. He noted 158 parking spaces are available. There will be a surplus of parking. Per a recommendation from the PDC, a second parking space will be made available on a complimentary basis to the affordable renters on an as needed basis.
Councilwoman Holleman arrived at 7:14 p.m.
Ms. Clein presented the following:
o Context Plan
▪ Five-story, 89 units
▪ 158 underground parking stalls
o Affordable Housing Plan
o Exterior Renderings were displayed
o Site Plan
o Floor Plans (ground floor was discussed further)
o Unit Floor Plans
Chairman Ross inquired about the south walkway. Councilwoman Holleman stated this is not in the HC’s purview. Mr. Bernstein shared that the extensive connectivity is for downtown pedestrian traffic.
Discussion took place on affordable units.
Commissioner Adler stated, on the 3d floor, affordable units are clustered and not scattered. He asked that this be reviewed. He further asked if the two 1-bedrooms could be shifted.
Commissioner Paushter concurred these units are clustered unlike on other floors.
Commissioner Tapia stated he does not like the clustering.
Chairman Ross advised this could be stigmatizing. Mr. Yule stated he is not willing to move these units.
Discussion took place on square footage. Mr. Yule stated the code reads a one-bedroom needs to be 750 sq. ft. and he has to meet his financials with the requirements of the Code.
Commissioner Tapia stated the stigma of isolating the affordable units is real, unnecessary, and hurtful.
Chair Ross commented that if the units are stacked could a unit on the fourth floor replace one of the clustered ones on the third floor. Mr. Yule stated he is willing to move an affordable one- bedroom unit so that it is not directly adjacent to another affordable unit. Chairman Ross stated he appreciates this. Mr. Yule stated he would look at moving one unit from the 3d floor to the 4th floor. Everyone concurred.
Chairman Ross raised the income-distribution issue. Director Fontane displayed a code compliant spread sheet and explained the affordable-unit and ratio calculation.
Mr. Bernstein articulated the hardship. He stated all units would be luxury (including upgrades). Amenities at Karger Center are available to all residents. Also, a second parking space has been added. He believes they are meeting the spirit of the code.
Chairman Ross and all Commissioners are fine with the proposed AMI, payment of the fee in lieu, and the revised distribution of units. Chair Ross stated the HC does things for the right reasons and wants it to be memorialized why these departures and exception were approved.
Director Fontane concurred there are two departures and one exception. He referred to Page 74 and explained same.
Chairman Ross noted the unique current circumstances justifies the exception.
Commissioner Berkun asked if the redistribution of affordable units could be highlighted in the motion. Director Fontane and Chairman Ross stated this could be noted in the motion.
Chairman Ross advised the money from the fee in lieu payment could be used for more scattered site affordable units throughout the city.
Director Fontane referred to Page 75 and reminded about the departures (a, b, c standards in the Code). Chair Ross suggested the summary be documented for future commissions. Commissioner Tapia concurred. It was discussed it would be documented in the Findings.
Commissioner Paushter stated the current context and economic conditions are justified (per the Code). He noted the hardship is driven by item b on Page 75. Director Fontane concurred and further discussed the affordability ratio. Chairman Ross stated this is due to the level of finishes, amenities, etc.
Commissioner Adler moved to accept what was discussed and have Staff draft same. Councilman Holleman stated the motion cannot be vague.
Commissioner Bernstein moved to accept the staff-drafted Findings of Fact with the following additions:
1. Albion will redistribute a one-bedroom affordable unit from the 3d floor to 4th floor
2. the HC recognizes the hardship due to excellent design and amenities which far exceed the standard Required.
Discussion took place on rational under today’s environment vs. in the future.
Commissioner Paushter seconded the motion. An amendment was added to #1. above which shall now read:
1. Albion will redistribute a one-bedroom affordable unit from the 3d floor to the 4th floor that will not be in proximity to another affordable unit by at least one unit door away.
Commissioners Bernstein and Paushter accepted the amendment.
On a roll call vote
Voting Yea: Chairman Ross; Commissioners Adler, Berkun, Bernstein, Paushter, & Tapia
Voting Nay: None
Commissioner Ross declared that the motion passed unanimously. Mr. Yule thanked the HC for its guidance.
Chairman Ross asked if there are any public comments. Senior Planner Later advised there were none.
NEW BUSINESS
There was no New Business.
STAFF REPORT
There was no Staff Report. Chairman Ross thanked Senior Planner Later and Director Fontane for their efforts on the Albion proposal.
ADJOURNMENT
Commissioner Bernstein moved to adjourn the meeting at 8:25 p.m. Commissioner Tapia seconded the motion.
On a roll call vote
Voting Yea: Chairman Ross; Commissioners Adler, Berkun, Bernstein, Paushter, & Tapia
Voting Nay: None
Commissioner Ross declared that the motion passed unanimously.
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