City of Highland Park Housing Commission met Nov. 2.
Here are the minutes provided by the commission:
CALL TO ORDER
At 6:30 p.m., Chairperson Berkun called an on-site 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.
ROLL CALL
Commissioners Present: Chairperson Berkun; Commissioners Bernstein, Dennison, Fernandez Sykes, Gonzalez, & Valbrun
Commissioners Absent: Commissioner Paushter
Councilmember Absent: Blumberg
Student Council Absent: Chase
Staff declared that a quorum was present.
Staff Present: Later, Akash, & Coleman
Guests Present: Irina Leykin/ERES
Rob Anthony/CPAH
Mark Muller & Kyle Fell/Fulton Developers
Senior Planner Akash announced that Zoom will not be an option for attendance at HC meetings anymore.
BUSINESS FROM THE PUBLIC
There was no Business from the Public.
APPROVAL OF MINUTES
Special Meeting of the Housing Commission – October 19, 2022
On Page 6, Commissioner Dennison cited he should be noted as Acting Chair or Commissioner in the September 7, 2022 minutes.
Commissioner Fernandez Sykes moved to approve the October 19, 2022, special meeting minutes with corrections. Commissioner Gonzalez seconded the motion.
On a roll call vote:
Voting Yea: Commissioners Bernstein, Dennison, Fernandez Sykes, Gonzalez, & Valbrun
Voting Nay: None
Abstain: Chairperson Berkun
Chairperson Berkun declared that the motion passed unanimously.
SCHEDULED BUSINESS
1. Items for Omnibus Vote Consideration
• Payment of Invoices
• Ratification of Payments
Senior Planner Akash advised there is nothing outstanding.
2. Peers, Ravinia, Walnut, Sunset Woods Associations, & Housing Trust Fund
• Consideration of ERES Management Report and Financials
Commissioner Dennison referred to Page 8 and asked about proposed budget changes. Ms. Leykin stated Peers and Ravinia budgets were approved. It is too soon to offer projections.
It was discussed capital projects should be added especially for Ravinia. Ms. Leykin shared that no projects should be added until 2027; there is not enough money in the budget.
Commissioner Gonzalez referred to Pages 17 and 23 regarding Peers and Ravinia’s office salaries (actual and budget), social services, etc. Ms. Leykin said while transitioning, there were three staff members. Two people only were budgeted. With this manager and assistant, this is less than budgeted; it will level out. A social workers is only at Peers. She expounded on Workmen’s Comp, Employee Benefits (based on choice).
Peers
At Peers, a roof is needed. Regarding snow removal, this contract was signed and budgeted. Regarding Comcast, this contract is still being reviewed.
Commissioner Dennison inquired about IDHA implications. Ms. Leykin said current contributions are $1,800 monthly. She noted IDHA keeps the loan. Deputy Director Later added IDHA needs to be apprised and give approval. If this was increased to $2,000 monthly, there would be ample funds in the reserves in 2027.
Chairperson Berkun:
∙ asked about amounts in 2027. Ms. Leykin will provide same.
∙ said $200 per month sounds very small. Ms. Leykin shared it is per unit (68 units). Deputy Director Later reminded these are the changes the HC made.
OLD BUSINESS
1. Budget Update for Peers and Ravinia
Commissioner Dennison moved to approve the requested budget changes for Peers and Ravinia with ERES. Commissioner Fernandez Sykes seconded the motion.
On a roll call vote:
Voting Yea: Chairperson Berkun; Commissioners Bernstein, Dennison, Fernandez Sykes, Gonzalez, & Valbrun
Voting Nay: None
Chairperson Berkun declared that the motion passed unanimously.
2. Capital Needs for Peers and Ravinia
Ms. Leykin said this must be voted on.
Commissioner Dennison asked if this information could be shared next month. Ms. Leykin concurred. Deputy Director Later referred to Page 10 and read same.
2. Peers, Ravinia, Walnut, Sunset Woods Associations, & Housing Trust Fund
• Sunset Woods Financials
Senior Planner Akash said this would be ready for the next meeting.
Commissioner Bernstein asked about union benefits and which employees are union. Ms. Leykin replied maintenance and the janitor which is split between two properties.
∙ Housing Trust Fund (HTF) Financials
Commissioner Bernstein referred to Page 28 and mentioned a transfer of $246,000. Deputy Director Later stated this was when the land at Walnut Place was sold and put in a general fund as well as the one unit of revenue from 1974 Green Bay Road.
Commissioner Gonzalez asked:
∙ if all the money from payments-in-lieu are invested. Deputy Director Later said it goes into the HTF.
∙ what would the money be used for. Deputy Director Later reminded there’s a $1 million grant for townhomes and CPAH as well as the Scattered Site program which will be budgeted. She referred to Page 29 and expounded and referenced Page 28 regarding revenue and expenditures.
• Other Association Business
Senior Planner Later advised there is no Other Association Business.
1. Budget Update for Peers and Ravinia
Ms. Leykin will provide information at the next HC meeting.
2. Capital Needs for Peers and Ravinia
Deputy Director Later met with Evergreen staff and brokers for the insurance. She noted, for Ravinia, there was a concern about flooding. Grading work should be done. Also the car accident was a claim. For Peers, there is nothing left to do with the building structure. Water damage claims were human error. Regarding pull cords, there are other options (lifelines, bracelets, etc.). If the pull cords are listed as an amenity, HUD will have to be notified of changes. Regarding automatic door closures, some were removed and are now being re-added by year-end. More information on pull cords will be provided at the next meeting.
Chairperson Berkun asked about the function of the pull cords. Deputy Director Later noted when it is pulled, a light goes on outside the resident’s door in the hallway. This is not monitored and assistance is not guaranteed. They could be disconnected. An affidavit is signed by each resident at move-in.
Commissioner Bernstein asked if the insurance rate would be adjusted. Deputy Director Later replied not really and explained same. The buildings can be made attractive to the insurance companies.
Commissioner Dennison noted the selected insurance company didn’t ask about pull cords. Deputy Director Later concurred.
Commissioner Dennison said there was a review of capital regarding Ravinia. Deputy Director Later explained that the insurance company will do an inspection of the building and create a list of capital needs. There are replacement reserves that HUD could use since Ravinia is not being refinanced. A list is being assembled along with Evergreen’s list and five-year plan. This would be available next year.
NEW BUSINESS
1. Consideration of Preliminary Inclusionary Housing Application for 650 Walnut Street, The Wolbright – Fulton Developers
Senior Planner Akash offered a presentation:
∙ Property location
o Four-story, 24-unit multifamily residential development
o Two and three bedrooms
o Three inclusionary units
∙ Neighborhood
o Aerial plan was shown
∙ Property location
o Common space
o Outdoor decks
∙ Elevations were shown (staggered, balconies, etc.)
∙ Floor plans
∙ Inclusionary units
o 1st floor – one inclusionary unit
o 2nd floor – two inclusionary units
∙ Affordable housing calculator
∙ Payment-in-lieu
o $50,000 is a public benefit
o $100,000 is acceptable by-right
∙ Floor-area analysis
∙ Two and three-bedroom distribution analysis (least deviation)
∙ AMI affordability of units
∙ Departures from code requirements – meets code except for location though are centrally located
∙ Summary
Deputy Director Later said this is a Preliminary Approval with Draft Findings of Fact. This will go the Plan and Design Review Commission as well as City Council (who receives one recommendation). This will return to the HC for Final Approval.
Mr. Mark Muller, Fulton Developers, reminded they were here in April, 2022. They made adjustments based on HC recommendations. He provided history on his company and highlighted their other properties in Highland Park. A presentation was given on The Wolbright:
∙ Four stories, three affordable units
∙ Balconies, outdoor covered space
∙ Underground heated parking garage
∙ Elevations were shown
∙ Landscape plan (74 trees, etc.)
∙ Calculation of affordable units (three units on site and $100,000 payment-in-lieu)
∙ Some Fulton Developer properties were illustrated and explained with those affordable units o Laurel Court
o Park Sheridan
o One Highland Park
∙ Floor plans (larger square footages for affordable units)
∙ Previous comments and results
o Powder rooms were added
o Den was added
∙ Amenities were described
∙ Public benefits
o $50,000 to HTF
Deputy Director Later noted storage units and two parking spaces are provided.
Commissioner Bernstein asked where the elevator is. Mr. Muller advised it’s next to the stairwell behind the kitchen.
Chairperson Berkun thanked petitioner for incorporating the HC’s comments. He and Commissioner Dennison stated this is an excellent job.
Commissioner Dennison asked if it can actually be sold as a three-bedroom unit (due to the den). Deputy Director Later said they look at bathrooms, closets. The tenant could turn it into a three-bedroom if desired.
Mr. Rob Anthony said CPAH would not market that as a three-bedroom. Typically, there has to be a window and a closet. He shared there is higher demand for three-bedrooms. Chairperson Berkun asked and Deputy Director Later advised, by code, this can be used as a three-bedroom.
Commissioner Bernstein:
∙ stated there are four houses that will be demolished due to this project. She asked how that would be handled. Mr. Muller said the residents are on a month-to-month lease. They will provide these residents with proper notice and assistance. Deputy Director Later noted they could be added to the Peers’ waitlist.
∙ said it’s a great example of a luxury property next to an affordable unit
Commissioner Gonzalez:
∙ likes the project. He is worried about the four houses and families who will be displaced.
∙ asked, in two of the units, if there could be more room for the family rather than a patio. Mr. Muller shared they provided outdoor space just like the market-rate units. The space to the left of the living room could be enclosed. They prefer not to change the exterior terraces. This is extra space. Mr. Fell advised these units have 25-30% more square footage than what’s required; flexible space is figured in. There is storage in the basement too. Families are increasing outdoor space even in the winter; outdoor living space.
Deputy Director Later noted, as part of the inclusionary housing code, the amenities are to be reflected just as in the market-rate units. Senior Planner Akash stated, with the elevation created, a lot of thought was given. From a total perspective, balconies are equal per unit.
Commissioner Fernandez Sykes asked how it would look if one wanted to convert to a three-bedroom. Mr. Muller said they would take space from the kitchen and the closet. Mr. Fell replied another bedroom could be created on the other side of the terrace.
Chairperson Berkun asked if they are treading on the Plan and Design Review Commission. Deputy Director Later said not really as the HC has to consider this.
Commissioner Gonzalez asked if appliances would be the same as well as insulation, electric, etc. Mr. Muller stressed there is no difference between the market-rate and affordable units.
Commissioner Dennison asked how the HC could help the residents who will be displaced. Deputy Director Later will review and perhaps contact Lake County, etc.
Commissioner Valbrun asked if the developers could do something for these families – perhaps offer $1,000 for moving costs. Mr. Muller shared they haven’t in the past. They will assist in relocating with referrals; they understand the hardship.
Commissioner Dennison moved to approve the Preliminary Approval for 650 Walnut Street, The Wolbright, with the condition there is a full affordable three-bedroom unit. Commissioner Gonzalez seconded the motion.
On a roll call vote
Voting Yea: Chairperson Berkun; Commissioners Bernstein, Dennison, Fernandez Sykes, Gonzalez, & Valbrun
Voting Nay: None
Chairperson Berkun declared that the motion passed unanimously.
Commissioner Dennison moved to approve the Findings of Fact for recommending Preliminary Approval for 650 Walnut Street, The Wolbright. Commissioner Fernandez Sykes seconded the motion.
On a roll call vote
Voting Yea: Chairperson Berkun; Commissioners Bernstein, Dennison, Fernandez Sykes, Gonzalez, & Valbrun
Voting Nay: None
Chairperson Berkun declared that the motion passed unanimously.
2. Consideration and Approval of CPAH Operating Grant Request and Status Report – Q2 2022 Commissioner Dennison appreciates the detail of those moving in. Commissioner Gonzalez said that would be very helpful.
Commissioner Bernstein asked if the house on Ridgeway was sold. Senior Planner Akash said it is available for $205,000.
Commissioner Fernandez Sykes moved to approve the CPAH Operating Grant Request and Status Report for Q2 2022. Commissioner Gonzalez seconded the motion.
On a roll call vote
Voting Yea: Chairperson Berkun; Commissioners Bernstein, Dennison, Fernandez Sykes, Gonzalez, & Valbrun
Voting Nay: None
Chairperson Berkun declared that the motion passed unanimously.
3. Consideration and Approval of CPAH Operating Grant Request and Status Report – Q3 2022 Commissioner Fernandez Sykes moved to approve the CPAH Operating Grant Request and Status Report for Q3 2022. Commissioner Gonzalez seconded the motion.
On a roll call vote
Voting Yea: Chairperson Berkun; Commissioners Bernstein, Dennison, Fernandez Sykes, Gonzalez, & Valbrun
Voting Nay: None
Chairperson Berkun declared that the motion passed unanimously.
STAFF REPORT
1. CPAH Updates
Deputy Director Later noted the drawdowns.
Mr. Anthony said they are making progress on the eight-townhome development slated to break ground in the spring.
2. Agenda Items
Senior Planner Akash:
∙ advised the payment-in-lieu topic will be going to City Council
∙ noted they are removing the text in Chapter 33 regarding Walnut Place with Corporation Council’s assistance
ADJOURNMENT
Commissioner Dennison moved to adjourn the meeting at 8:06 p.m. Commissioner Bernstein seconded the motion.
On a roll call vote
Voting Yea: Chairperson Berkun; Commissioners Bernstein, Dennison, Fernandez Sykes, Gonzalez, & Valbrun
Voting Nay: None
Chairperson Berkun declared that the motion passed unanimously.
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